Document:

<PAGE>

                                                                    Exhibit 10.4

                                                                 Execution Draft

                              AMENDED AND RESTATED
                                 LEASE AGREEMENT

                               DATED MAY 23, 2003

                                     Between

   U.S. BANK NATIONAL ASSOCIATION, not in its individual capacity, but solely
      as successor Owner Trustee to State Street Bank and Trust Company of
     Connecticut, National Association, under the Amended and Restated Trust
 Agreement (1997-D) dated as of May 23, 2003 and PATRICK E. THEBADO, not in his
individual capacity, but solely as successor Co-Trustee to Dori Anne Seakas, as
   successor Co-Trustee to Traci Hopkins, under the Amended and Restated Trust
             Agreement (1997-D) dated as of May 23, 2003, as Lessor,

                                       and

                              BANK OF AMERICA, N.A.
                                    as Lessee

                         Office Buildings Located in the
                           Southeastern United States

TO THE EXTENT THAT THIS AMENDED AND RESTATED LEASE AGREEMENT CONSTITUTES CHATTEL
PAPER (AS SUCH TERM IS DEFINED IN THE UNIFORM COMMERCIAL CODE AS IN EFFECT IN
ANY APPLICABLE JURISDICTION), NO SECURITY INTEREST IN THIS AMENDED AND RESTATED
LEASE AGREEMENT MAY BE CREATED THROUGH THE TRANSFER OR POSSESSION OF ANY
COUNTERPART OTHER THAN ORIGINAL COUNTERPART NO. 1 THAT CONTAINS THE RECEIPT
THEREFOR EXECUTED BY WELLS FARGO BANK NORTHWEST, NATIONAL ASSOCIATION, AS
INDENTURE TRUSTEE, ON OR FOLLOWING THE SIGNATURE PAGE THEREOF.

<PAGE>

                                    CONTENTS

<TABLE>
<CAPTION>
Section                                                                                              Page
<S>   <C>                                                                                             <C>
1.    DEFINITIONS......................................................................................1
2.    LEASE OF THE PROPERTIES; RESTATEMENT.............................................................1
      2.1      Ownership and Lease.....................................................................1
      2.2      Demise and Lease........................................................................2
      2.3      Restatement.............................................................................2
3.    RENT; FMV LEASE..................................................................................2
      3.1      Basic Rent; FMV Lease...................................................................2
      3.2      Supplemental Rent.......................................................................4
      3.3      Method of Payment.......................................................................4
      3.4      Late Payment............................................................................5
      3.5      Net Lease; No Setoff; Etc...............................................................5
      3.6      Limitations on Rent.....................................................................6
4.    RECOMPUTATIONS...................................................................................7
      4.1      Adjustments.............................................................................7
      4.2      Methodology for Adjustments.............................................................7
      4.3      Supplements.............................................................................7
5.    RENEWAL OPTIONS..................................................................................7
      5.1      Renewal Options.........................................................................7
      5.2      Lease Provisions Applicable.............................................................9
6.    EARLY TERMINATION;...............................................................................9
      6.1      Early Termination Options...............................................................9
      6.2      Obsolescence Termination...............................................................13
      6.3      Effect of Termination..................................................................14
      6.4      Adjustment of Termination Percentages..................................................14
      6.5      Demising Work..........................................................................15
      6.6      Sublessee Options......................................................................16
7.    CONDITION AND USE OF PROPERTIES.................................................................17
      7.1      Waivers................................................................................17
8.    LIENS; TAXES....................................................................................18
      8.1      Liens..................................................................................18
      8.2      Taxes..................................................................................19
9.    MAINTENANCE AND REPAIR; ALTERATIONS, MODIFICATIONS AND ADDITIONS................................20
      9.1      Maintenance and Repair.................................................................20
      9.2      Alterations............................................................................21
      9.3      Title to Alterations...................................................................24
      9.4      Permitted Contests.....................................................................24
      9.5      Environmental Compliance...............................................................25
10.   USE AND LOCATION................................................................................25
      10.1     Location...............................................................................25
      10.2     Use....................................................................................26
11.   INSURANCE.......................................................................................26
      11.1     Coverage...............................................................................26
      11.2     Policy Provisions......................................................................27
      11.3     Evidence of Insurance..................................................................29
</TABLE>

                                        i

<PAGE>

<TABLE>
<S>   <C>                                                                                             <C>
12.   RETURN OF LEASED PROPERTY.......................................................................29
13.   ASSIGNMENT......................................................................................30
14.   LOSS, DESTRUCTION, CONDEMNATION OR DAMAGE.......................................................30
      14.1     Payment of Stipulated Loss Value on an Event of Loss...................................30
      14.2     Application of Payments When Lease Continues...........................................32
      14.3     Payment of Stipulated Loss Value on an Event of Taking.................................32
      14.4     Application of Certain Payments Not Relating to an Event of Taking.....................33
      14.5     Other Dispositions.....................................................................34
      14.6     Negotiations...........................................................................34
      14.7     No Rent Abatement......................................................................34
      14.8     Investment.............................................................................34
15.   INTEREST CONVEYED TO LESSEE.....................................................................34
16.   SUBLEASE........................................................................................35
      16.1     Sublease Requirements..................................................................35
      16.2     Assignment of Subleases................................................................38
      16.3     Sublessor Improvements.................................................................38
17.   INSPECTION, REPORTS AND NOTICES.................................................................39
      17.1     Inspection.............................................................................39
      17.2     Reports................................................................................39
      17.3     Notices from Governmental Authorities..................................................39
18.   LEASE EVENTS OF DEFAULT.........................................................................39
19.   ENFORCEMENT.....................................................................................41
      19.1     Remedies...............................................................................41
      19.2     Survival of the Lessee's Obligations...................................................43
      19.3     Remedies Cumulative; No Waiver; Consents...............................................44
20.   RIGHT TO PERFORM FOR THE LESSEE.................................................................44
21.   MISCELLANEOUS...................................................................................44
      21.1     Binding Effect; Successors and Assigns; Survival.......................................44
      21.2     Quiet Enjoyment........................................................................45
      21.3     Notices................................................................................45
      21.4     Severability...........................................................................45
      21.5     Amendment; Complete Agreements.........................................................45
      21.6     Headings...............................................................................46
      21.7     Counterparts...........................................................................46
      21.8     Governing Law..........................................................................46
      21.9     Apportionments.........................................................................46
      21.10    Discharge of the Lessee's Obligations by its Sublessees................................46
      21.11    Nature of Lessor's Obligations.........................................................46
      21.12    Estoppel Certificates..................................................................47
      21.13    Granting of Easements..................................................................47
      21.14    No Joint Venture.......................................................................48
      21.15    No Accord and Satisfaction.............................................................48
      21.16    No Merger..............................................................................48
      21.17    Investment of Funds....................................................................48
      21.18    True Lease.............................................................................49
</TABLE>

                                       ii

<PAGE>

Appendix A     Definitions

Exhibit A      Form of FMV Lease
Exhibit B      Form of Sublease
Exhibit C      Form of Bank Branch Lease
Exhibit D      Form of Subordination, Non-Disturbance And Attornment Agreement
Exhibit E      Form of AFR Sublease
Exhibit F      Form of Partial Occupancy Lease
Schedule 1     Stipulated Loss Value
Schedule 2     Section 9.2(d) Dates
Schedule 3     Land and Improvement Description and Lessor's Cost
Schedule 4     Basic Rent

                                       iii

<PAGE>

AMENDED AND RESTATED LEASE AGREEMENT (this Lease) dated as of May 23, 2003

BETWEEN:

(1)  U.S. BANK NATIONAL ASSOCIATION, not in its individual capacity, but solely
     as successor Owner Trustee (the Owner Trustee) to State Street Bank and
     Trust Company of Connecticut, National Association, under the Amended and
     Restated Trust Agreement (1997-D) dated as of May 23, 2003 (the Trust
     Agreement (1997-D)) and PATRICK E. THEBADO, not in his individual capacity,
     but solely as successor Co-Trustee (the Co-Trustee) to Dori Anne Seakas, as
     successor Co-Trustee to Traci Hopkins, under the Trust Agreement (1997-D)
     (the Owner Trustee as the lessor of the Lessor Properties in states other
     than the Co-Trustee States and the Co-Trustee as the lessor of the Lessor
     Properties in the Co-Trustee States separately or together, as applicable,
     the Lessor); and

(2)  BANK OF AMERICA, N.A., a national banking association, as the lessee (the
     Lessee).

WHEREAS

(A)  the Lessee (as successor to Nationsbank, N.A.) was a party to each of (i)
     that certain Lease Agreement (1997-C) dated as of June 4, 1997 (Lease C)
     with State Street Bank and Trust Company of Connecticut, National
     Association, as owner trustee under the Trust Agreement (1997-C) dated as
     of June 4, 1997 (the Trust Agreement (1997-C)), and Traci Hopkins, as
     co-trustee under Trust Agreement (1997-C) (together the C Lessor) and (ii)
     that certain Lease Agreement (1997-D) dated as of June 4, 1997 (Lease D)
     with Lessor;

(B)  the Owner Trustee in its capacity as owner trustee under Trust Agreement
     (1997-D) has acquired (i) all interest of the C Lessor in the Properties
     and in Lease C; and (ii) all interest of each of REMAN 1997-C, Inc. and
     REMAN 1997-D, Inc. in the Properties; and

(C)  the Lessor and the Lessee wish to amend and restate both of Lease C and
     Lease D in this Lease.

In consideration of the mutual agreements herein contained and other good and
valuable consideration, receipt of which is hereby acknowledged, the parties
hereto, intending to be legally bound, hereby agree as follows:

1.   DEFINITIONS

     The capitalized terms used herein and not otherwise defined shall have the
     meanings assigned thereto in Appendix A hereto for all purposes hereof.

2.   LEASE OF THE PROPERTIES; RESTATEMENT

2.1  Ownership and Lease

     The parties acknowledge that this Lease constitutes a lease of, and creates
     in the Lessee as described in Section 2.2 a leasehold estate in and to the
     Properties.

<PAGE>

2.2  Demise and Lease

     Since the Original Closing Date the Lessor and its predecessors in interest
     have demised and leased, and on the Closing Date, the Lessor shall continue
     to demise and lease, all of its right, title and interest in and to the
     Properties listed in Schedule 3 hereto to the Lessee, and since the
     Original Closing Date the Lessee has rented and leased, and on the Closing
     Date the Lessee shall continue to rent and lease, the respective Properties
     from the Lessor, for the Basic Term and, subject to the exercise by the
     Lessee of its renewal options as provided in and in accordance with Article
     5 hereof, for the Renewal Terms, unless earlier terminated in accordance
     with the provisions of this Lease. The Lessee may from time to time own or
     hold under lease from Persons other than the Lessor, furniture, trade
     fixtures, equipment and other personalty located on or about the Properties
     that are not subject to this Lease. The Lessor shall from time to time,
     upon the reasonable request of the Lessee, at the Lessee's expense,
     promptly acknowledge in writing to the Lessee or other Persons that the
     Lessor does not own or have any other right or interest in or to such
     furniture, trade fixtures, personalty and equipment. The demise and lease
     of the Properties pursuant to this Article 2 shall include any additional
     right, title or interest in the Properties which may at any time be
     acquired by the Lessor.

2.3  Restatement

     The Original Leases are hereby amended and restated by this Lease without
     any interruption and with all rights and obligations accruing prior to the
     date hereof continuing after the date hereof under this Lease.

3.   RENT; FMV LEASE

3.1  Basic Rent; FMV Lease

(a)  Lessee shall pay to Lessor Basic Rent for the Properties subject to this
     Lease equal to the sum of the Scheduled Basic Rent and the Additional Basic
     Rent. Scheduled Basic Rent shall equal on each Rent Payment Date during the
     Basic Term the amounts for the periods shown in Schedule 4 hereto (which
     amounts shall be subject to adjustment pursuant to Article 4 hereof). If
     for any reason a Property is terminated from this Lease pursuant to a
     Terminating Event, Scheduled Basic Rent on and after the date of such
     termination shall be (x) the Scheduled Basic Rent as in effect just prior
     to such termination less an amount calculated by multiplying (y) such
     Scheduled Basic Rent by a fraction (z) the numerator of which is the
     Lessor's Cost of such Property and the denominator of which is Assumed
     Lessor's Cost.

(b)  The Scheduled Basic Rent amounts set forth on Schedule 4 hereto have been
     computed based on the assumption, inter alia, that the Lessee will elect to
     terminate this Lease (or exercise its option to sublease pursuant to
     Section 6.1(f)) with respect to certain Properties at the earliest dates
     and in the highest percentages permitted in accordance with Section 6.1(a)
     hereof. Should the Lessee not so elect, or elect to terminate this Lease
     (or exercise its option to sublease pursuant to Section 6.1(f)) with
     respect to some Properties but less than the maximum percentages set forth
     in such Section 6.1(a) on an Anniversary, then Basic Rent payable on each
     Rent Payment Date (which for this purpose means every date shown on
     Schedule 4 hereto after such Anniversary and for such period of time as
     there remain more Properties subject to this Lease (and not subject to a
     sublease pursuant to Section 6.1(f)) than the Lessee is permitted to
     terminate pursuant to Section 6.1(a)), including the Basic Rent due on the
     Rent Payment Date on which such Property is terminated, shall be increased
     by one twelfth of the Average Annual Rent Factor multiplied by

                                        2

<PAGE>

     the cumulative amount of Lessor's Cost of the Properties (or portion
     thereof) permitted by Section 6.1(a) of this Lease to be terminated (or so
     subleased) under this Lease as of such Rent Payment Date, but not then so
     terminated (or so subleased) (such increase being referred to as Additional
     Basic Rent).

(c)  In the event Lessee is permitted under Section 6.1(a) of this Lease to
     terminate this Lease as to one or more Properties, but Lessee has not
     elected to do so, Lessee may, subject to the terms of Section 3.1(d), by
     notice to Lessor at least 180 days prior to any Anniversary, terminate such
     Property or Properties from this Lease (any Properties so terminated, the
     FMV Properties), in which event, effective as of such Anniversary, (i) the
     FMV Properties will be terminated from this Lease, (ii) a Termination
     Transferee, and Lessee shall enter into a FMV Lease with respect to such
     FMV Properties or, subject to Section 3.1(f), portions thereof, and (iii)
     the Basic Rent for each such FMV Property (or portion thereof) shall (from
     and after such Anniversary during the remainder of the Basic Term and any
     Renewal Term under the applicable FMV Lease) be equal to the Fair Market
     Rental Value of such FMV Property (or portion thereof). Such notice may be
     revoked by the Lessee for any reason up to 60 days prior to such
     Anniversary. Each FMV Lease shall be for a term selected by the Lessee
     which is not less than five, nor more than ten years, and at the end of
     such term may be terminated or renewed with rent calculations as described
     above in this paragraph. FMV Properties shall be considered to have been
     terminated from this Lease for purposes of determining whether or not the
     Total Joint Maximum Cumulative Percentages set forth in Section 6.1(a) have
     been exceeded and for purposes of Section 3.1(a) and (b), it being
     understood that Properties with respect to which a termination notice has
     been so revoked shall not be considered to have been so terminated from
     this Lease for such purposes. For the avoidance of doubt, the Basic Rent
     amounts payable on any Rent Payment Date shall not be reduced in connection
     with or as a result of any termination of one or more FMV Properties from
     this Lease. At any time between 360 days and 180 days before an Anniversary
     the Lessee may initiate the Appraisal Procedure to determine the Fair
     Market Rental Value for one or more Properties (or any portion thereof) to
     assist the Lessee in determining whether to enter into a FMV Lease with
     respect thereto and the Lessor and the Owner Participant shall cooperate
     with such request.

(d)  If this Lease is terminated as to a Property pursuant to Section 3.1(c) at
     a time when the Security Documents are in effect and at a time when such
     Property shall be released from the Lien of the Security Documents in
     accordance with Section 11.01 of the Indenture or with the written consent
     of the Indenture Trustee, upon such termination, such Property shall be
     transferred by the Lessor to a Termination Transferee, in all cases at the
     cost and expense of the Owner Participant (but with Transfer and similar
     taxes being apportioned between Owner Participant and Lessee if the
     transfer is to the Recourse Guarantor or an Affiliate of the Recourse
     Guarantor with Lessee paying such portion of the Transfer and similar taxes
     as are determined by multiplying such taxes by a fraction, the numberator
     of which is the Lessor's Cost of the portion of the FMV Property subject to
     the FMV Lease and the denominator of which is the total Lessor's Cost of
     the FMV Property). When an FMV Property is terminated from this Lease, so
     long as no Special Default or Lease Event of Default is continuing at the
     time of such termination, it shall become subject to a FMV Lease between a
     Termination Transferee and the Lessee. The Lessee and, as a condition to
     such transfer, such Termination Transferee shall execute and deliver,
     subject to satisfaction of the conditions set forth in paragraph (e) below,
     an FMV Lease for each such FMV Property (or, subject to Section 3.1(f), a
     portion thereof selected by the Lessee) prior to the commencement of the
     FMV Lease Term.

                                        3

<PAGE>

(e)  As a condition to a Termination Transferee entering into an FMV Lease, the
     Lessee shall deliver to such Termination Transferee (i) an opinion of an
     in-house counsel to Lessee regarding such FMV Lease of the same scope as
     that delivered on the Original Closing Date and (ii) an Officer's
     Certificate that no Lease Event of Default or Special Default is
     continuing.

(f)  A portion of any Property (as opposed to such Property in its entirety) can
     only be included as a FMV Property if (i) such portion consists of one or
     more entire floors of the relevant Property and does not include any
     partial floors and (ii) the Security Documents are no longer in effect or
     the relevant Property shall from and after the date of the proposed FMV
     Lease be released from the Lien of the Security Documents in accordance
     with Section 11.01 of the Indenture or with the written consent of the
     Indenture Trustee.

(g)  In the event that a FMV Lease with respect to a portion of a Property can
     not be entered into as a result of the failure of the conditions set forth
     in Section 3.1(f)(ii) to be satisfied, this Lease will not be terminated
     with respect to such Property pursuant to Section 3.1(c) and the Lessee
     shall have the option to sublease the portion of such Property which the
     Lessee did not wish to lease pursuant to the proposed FMV Lease, to a
     Termination Transferee selected by the Lessor (which must either be the
     Recourse Guarantor or an entity guaranteed by the Recourse Guarantor) and
     the Lessor shall permit such sublease pursuant to an AFR Sublease. Any
     portion of a Property subleased to a Termination Transferee pursuant to an
     AFR Sublease shall be considered to have been terminated from this Lease
     for purposes of determining whether or not the Total Joint Maximum
     Cumulative Percentages in Section 6.1(a) have been exceeded and for
     purposes of Section 3.1(a) and (b).

3.2  Supplemental Rent

     The Lessee shall pay to the Lessor, or to whomever shall be entitled
     thereto as expressly provided herein or in any other Operative Document to
     which the Lessee is a party, any and all Supplemental Rent promptly as the
     same shall become due and payable and in the event of any failure on the
     part of the Lessee timely to pay any Supplemental Rent (taking into account
     any applicable notice and cure period requirements), the Lessor shall have
     all of the same rights, powers and remedies as are provided for herein or
     by law or in equity or otherwise in the case of nonpayment of Basic Rent.
     All Supplemental Rent to be paid pursuant to this Section 3.2 shall be
     payable in the type of funds and in the manner set forth in Section 3.3. As
     further Supplemental Rent, Lessee shall pay the Redemption Premium arising
     as the result of the prepayment of any Secured Note pursuant to clauses
     (b), (c), (d) or (f) of Section 2.04 of the Indenture, if any, when due and
     payable under the Security Documents.

3.3  Method of Payment

     Basic Rent and Supplemental Rent (to the extent payable to the Lessor)
     shall be paid to the Lessor at the place in the United States specified by
     the Lessor. Payments to the Lessor shall be made to Lessor's Account at US
     Bank, NA; ABA #: 091-000-022; A/C #: 173103321092; f/c: US Bank A/C #
     MAN4462; Ref: Nationsbank 1997 Series, which location may be changed from
     time to time by at least ten (10) Business Days' prior written notice from
     the Lessor; provided, that (x) until the Lien of the Security Documents has
     been discharged in accordance with Section 11.01 of the Indenture or the
     terms of the Maryland Security Documents, as applicable, except as provided
     in the following clause (y), all Rent shall be payable directly to the
     Indenture Trustee at such account in the United States as specified in
     writing by the Indenture Trustee pursuant to the terms of the Indenture and
     (y) Excepted Payments shall be payable directly to the Person entitled

                                        4

<PAGE>

     thereto. Each payment of Rent shall be made by the Lessee in funds
     consisting of lawful currency of the United States of America which shall
     be immediately available prior to 11:00 a.m. New York City time on the
     scheduled date when such payment shall be due, unless such scheduled date
     shall not be a Business Day, in which case such payment shall be made on
     the next succeeding Business Day, with the same force and effect as though
     made on such scheduled date and (provided such payment is made on such next
     succeeding Business Day) no interest shall accrue on the amount of such
     payment from and after such scheduled date to the time of such payment on
     such next succeeding Business Day.

3.4  Late Payment

     If any Rent shall not be paid when due, the Lessee shall pay to the Lessor
     (or, in the case of Supplemental Rent, to whomever shall be entitled
     thereto) as Supplemental Rent, interest (to the maximum extent permitted by
     law) on such overdue amount from and including the due date thereof to but
     excluding the Business Day of payment thereof (unless such payment shall be
     made after 11:00 a.m. New York City time, on such date of payment, in which
     case such date of payment shall be included) at the Overdue Rate. If any
     Rent shall be paid on the date when due, but after 11:00 a.m. New York City
     time, interest shall be payable as aforesaid for one day.

3.5  Net Lease; No Setoff; Etc.

     This Lease is a net lease and, notwithstanding any other provision of this
     Lease or any other Operative Document, it is intended that Basic Rent and
     Supplemental Rent and any other amounts payable hereunder shall be paid
     without, and the rights of the Lessor in and to all such amounts shall not
     be subject to, counterclaim, setoff, deduction or defense and without
     abatement, suspension, deferment, diminution or reduction, and the Lessee's
     obligation to pay all such amounts, throughout the Basic Term and all
     applicable Renewal Terms, is absolute and unconditional. Except to the
     extent otherwise expressly specified in Article IX of the Participation
     Agreement or in Sections 4.1, 19.1(c), 19.1(d), 19.1(e) or 19.1(f) or
     Article 6 or 14 of this Lease, the obligations and liabilities of the
     Lessee hereunder shall in no way be released, discharged or otherwise
     affected for any reason, including without limitation: (a) any defect in
     the condition, merchantability, design, quality or fitness for use of the
     Properties or any part thereof or any failure of the Properties to comply
     with plans and specifications, or the failure of the Properties or any part
     thereof or the plans and specifications to comply with all Applicable Laws
     and Regulations, including any inability to occupy or use the Properties or
     any part thereof by reason of such noncompliance; (b) any damage to,
     removal, abandonment, salvage, loss, scrapping or destruction of or any
     requisition or taking of the Properties or any part thereof or any
     environmental conditions on the Properties including the presence of
     Hazardous Materials at, on or under the Properties or any part thereof or
     any property in the vicinity of the Properties; (c) any restriction,
     prevention or curtailment of or interference with any use of the Properties
     or any part thereof including eviction; (d) any defect in title to or
     rights to the Properties or any part thereof or any Lien on such title or
     rights or on the Properties or any part thereof; (e) any change, waiver,
     extension, indulgence or other action or omission or breach in respect of
     any obligation or liability of or by the Lessor, the Owner Participant, the
     Indenture Trustee or any other Person; (f) any bankruptcy, insolvency,
     reorganization, composition, adjustment, dissolution, liquidation or other
     like proceedings relating to the Lessee, the Lessor, the Owner Participant,
     the Indenture Trustee or any other Person, or any action taken with respect
     to this Lease by any trustee or receiver of the Lessee, the Lessor, the
     Owner Participant, the Indenture Trustee or any other Person, or by any
     court, in any such proceeding; (g) any claim that the Lessee has or might
     have against any Person, including without limitation the Lessor, the Owner
     Participant, any vendor,

                                        5

<PAGE>

     manufacturer, contractor of or for any Improvement or the Indenture
     Trustee; (h) any failure on the part of the Lessor to perform or comply
     with any of the terms of this Lease, any other Operative Document or of any
     other agreement whether or not related to the Overall Transaction; (i) any
     invalidity or unenforceability or disaffirmance of this Lease against or by
     the Lessee or any provision hereof or any of the other Operative Documents
     or any provision of any thereof; (j) the impossibility of performance by
     any one or more of the Lessee, the Lessor, the Owner Participant, or any
     other Person; (k) any action by any court, administrative agency or other
     Governmental Authority; (l) any claim by any Person based upon a failure to
     record this Lease (or any memorandum or short form agreement with respect
     to this Lease) or the Indenture or to file precautionary financing
     statements with respect to the Lease in the State of Maryland, including
     any termination or attempted termination of the Lessee's rights to
     possession of any or all of the Properties located in such state in
     connection with the assertion of such claim; or (m) any other occurrence
     whatsoever, whether similar or dissimilar to the foregoing, whether or not
     the Lessee shall have notice or knowledge of any of the foregoing. Except
     as specifically set forth in Article 6 or 14 of this Lease or Article IX of
     the Participation Agreement, this Lease shall be noncancelable by the
     Lessee for any reason whatsoever and, except as expressly provided in
     Section 4.1 or Article 6 or 14 of this Lease or Article IX of the
     Participation Agreement, the Lessee, to the extent permitted by Applicable
     Laws and Regulations, waives all rights now or hereinafter conferred by
     Applicable Laws and Regulations or otherwise to quit, terminate or
     surrender this Lease, or to any diminution, abatement or reduction of Rent
     payable by the Lessee hereunder. If for any reason whatsoever this Lease
     shall be terminated in whole or in part by operation of law or otherwise
     except as expressly provided in Section 19.1(a), 19.1(c), 19.1(d), 19.1(e),
     19.1(f) or Article 6 or 14 of this Lease or Article IX of the Participation
     Agreement, the Lessee shall, unless prohibited by Applicable Laws and
     Regulations, nonetheless pay to the Indenture Trustee (if the Security
     Documents are still in effect or, if not, to the Lessor) (or, in the case
     of Supplemental Rent, to whomever shall be entitled thereto) an amount
     equal to each Rent payment at the time and in the manner that such payment
     would have become due and payable under the terms of this Lease if it had
     not been terminated in whole or in part, and in such case, so long as such
     payments are made and no Lease Event of Default shall have occurred and be
     continuing, the Lessor will deem this Lease to have remained in effect.

3.6  Limitations on Rent

     Notwithstanding anything in this Lease to the contrary, (a) at each time
     when Stipulated Loss Value is payable by the Lessee pursuant to this Lease,
     the sum of the following amounts shall be at least sufficient to pay in
     full the aggregate unpaid principal amount then due on the Outstanding
     Notes plus accrued interest and Redemption Premium (arising as the result
     of the prepayment of any Secured Note pursuant to clauses (b), (c), (d) or
     (f) of Section 2.04 of the Indenture), if any, due thereon at such time:
     (i) Stipulated Loss Value payable under this Lease at such time, (ii) all
     Basic Rent accrued and payable under this Lease at such time, and (iii) all
     other amounts unconditionally payable by the Lessee under this Lease in
     connection with such payment of Stipulated Loss Value on or prior to the
     date for payment thereof; and (b) at each time when Basic Rent shall be
     payable by the Lessee pursuant to this Lease, the amount of Basic Rent
     payable on each Rent Payment Date shall be equal to or greater than the
     aggregate amount of principal and accrued interest which becomes due and
     payable on the Notes on such Rent Payment Date; provided that payments due
     from the Lessee shall not be increased by reason of this Section 3.6 as a
     result of a Lessor Lien, or as a result of any amendment or supplement to
     the Operative Documents to which the Lessee did not consent.

                                        6

<PAGE>

3.7  Florida Sales Tax on Rent.

     Simultaneously with each payment of Rent due hereunder with respect to any
     Property located in the State of Florida, Lessee shall pay to Lessor all
     applicable Florida sales tax and any local surtaxes due on such Rent
     payment, provided that so long as there shall be in effect with respect to
     any such Property a certificate of direct payment authority issued to
     Lessee by the Florida Department of Revenue, Lessee shall instead
     self-accrue and remit all such sales tax and local surtaxes due on Rent
     payments with respect to such Property directly to the Florida Department
     of Revenue and shall simultaneously deliver to Lessor copies of all
     documentation delivered to the Florida Department of Revenue with respect
     to each such payment. In the event of any non-payment of the taxes required
     to be paid under this Section 3.7, Lessor shall have all the rights and
     remedies provided for herein or at law in the case of non-payment of Rent.

4.   RECOMPUTATIONS

4.1  Adjustments

     The Basic Rent amounts and Stipulated Loss Values are subject to adjustment
     in accordance with Section 4.2 in the event of any issuance of Additional
     Notes pursuant to Section 11.1(b) of the Participation Agreement.

4.2  Methodology for Adjustments

     In the event Additional Notes are issued pursuant to Section 11.1 of the
     Participation Agreement, (a) the Basic Rent scheduled to be due after such
     issuance shall increase by the amount of the scheduled debt service due
     under such Additional Notes and (b) Stipulated Loss Values shall increase
     on each Stipulated Loss Value Date after such issuance by the amount of
     principal scheduled to be outstanding and the amount of interest scheduled
     to be accrued on such Additional Notes on such Stipulated Loss Value Date
     after taking into account any Basic Rent due on such Stipulated Loss Value
     Date.

4.3  Supplements

     The Lessor and the Lessee shall execute and deliver a supplement to this
     Lease and, if necessary, the Lessor shall execute and deliver a supplement
     to the Indenture and the Maryland Security Documents, if applicable, to
     reflect each such adjustment, provided that each such adjustment shall be
     effective for all purposes of this Lease regardless of whether either such
     supplement is actually executed and delivered.

5.   RENEWAL OPTIONS

5.1  Renewal Options

     So long as no Special Default or Lease Event of Default shall have occurred
     and be continuing at the time(s) the Lessee elects in writing to exercise
     its renewal option(s) hereunder and at the commencement of the applicable
     Renewal Term, the Lessor hereby grants to the Lessee an option to renew
     this Lease for one or more Properties which remain subject to this Lease at
     the time of notice and at the time of renewal (a) subject to the succeeding
     paragraph of this Section 5.1, for up to three successive terms of five
     years each during which Basic Rent shall be equal to the Fixed Rate Renewal
     Rent (each such renewal term being referred to hereinafter as a Fixed Rate

                                        7

<PAGE>

     Renewal Term) or (b) at the expiration of the Fixed Rate Renewal Terms and
     any Fair Market Value Renewal Term for a term selected by the Lessee during
     which Basic Rent shall be equal to the Fair Market Rental Value of the
     Property or Properties which the Lessee elects to be renewed (each such
     renewal term being referred to hereinafter as a Fair Market Value Renewal
     Term; each of the Fixed Rate Renewal Terms and each of the Fair Market
     Value Renewal Terms are referred to hereinafter as Renewal Terms); provided
     that the Fair Market Value Renewal Terms shall be not less than five, nor
     more than ten years and shall not exceed the useful life of the
     Improvements constituting part of the Properties being renewed as
     determined by the Appraisal Procedure at the time of the renewal.

     Notwithstanding the foregoing, Lessee may renew the Properties located at
     (i) 225 North Calvert Street, Baltimore, (ii) 340 Columbia Pike, Arlington,
     (iii) 1111 East Main Street, Richmond, (iv) 830 Central Avenue, St.
     Petersburg, (v) 12125 Veirs Mill Road, Silver Springs, (vi) 2059 Northlake
     Parkway, Tucker, (vii) One Commercial Place, Norfolk and (viii) Two
     Commercial Place, Norfolk (Properties described in clauses (i)-(iv), the
     One Year Properties; Properties described in clause (v) the Four Year
     Properties; and all such Properties, the Wintergreen Properties) for only
     two Fixed Rate Renewal Terms of five years each. If the Lessee desires to
     renew any One Year Property or any Wintergreen Property described in
     clauses (vi)-(viii) at the end of the second Fixed Rate Renewal Term, it
     may either (a) exercise its renewal option (as described in the prior
     paragraph) for a Fair Market Renewal Term (except that, in the case of a
     One Year Property, the Basic Rent during the first year of such Renewal
     Term shall be the Fixed Rate Renewal Rent with respect to such Property and
     during the remaining years of such Renewal Term shall be the Fair Market
     Rental Value as determined prior to the commencement of such Renewal Term)
     or (b) elect (in its renewal notice) to have such One Year Property or such
     Wintergreen Property, as applicable, appraised by an Appraiser to make the
     determinations referred to below as to its then expected remaining useful
     life and expected residual value. Following such appraisal the Lessee may
     renew this Lease for a five year Renewal Term for such One Year Property or
     such Wintergreen Property, as applicable. The Basic Rent during such
     Renewal Term shall be the Fixed Rate Renewal Rent for the Maximum Term, and
     for the balance of such Renewal Term shall be the Fair Market Rental Value
     of such One Year Property or such Wintergreen Property, as applicable, as
     determined prior to the commencement of such Renewal Term. Maximum Term for
     each of the One Year Properties and for each of the Wintergreen Properties
     described in clauses (vi)-(viii) means the lesser of five years and the
     period ending on the date as of which such Appraiser determines that (A)
     the sum of the Basic Term, the Fixed Rate Renewal Terms and such Maximum
     Term does not exceed eighty percent of such Property's remaining economic
     useful life as of the Original Closing Date, and (B) the expected residual
     value of such One Year Property or such Wintergreen Property at the end of
     the Maximum Term is not less than 20 percent of the Lessor's Cost for such
     One Year Property or such Wintergreen Property, determined without regard
     to the effects of inflation or deflation from the Original Closing Date. If
     the Lessee desires to renew any Four Year Property at the end of the second
     Fixed Rate Renewal Term, it may exercise its renewal option (as described
     in the prior paragraph) for a Renewal Term of five years during which the
     Basic Rent for the first four years of the Renewal Term shall be the Fixed
     Rate Renewal Rent and for the last year of the Renewal Term shall be the
     Fair Market Rental Value for such period, determined at the time of the
     renewal. At the end of any such third Renewal Term with respect to any
     Wintergreen Property the Lessee may exercise Fair Market Renewal Terms as
     described in the prior paragraph.

     If the Lessor and the Lessee cannot agree on the amount of the Fair Market
     Rental Value, such Fair Market Rental Value shall be determined by the
     Appraisal Procedure. The first Renewal Term for a Property shall commence
     at the expiration of the Basic Term and each other Renewal

                                        8

<PAGE>

     Term for such Property to commence at the expiration of the preceding
     Renewal Term; provided, however, that in order to exercise such option to
     renew this Lease for any Renewal Term, the Lessee shall give the Lessor
     written notice of its election to renew at least 360 days prior to the
     expiration of the Basic Term or the Renewal Term then in effect, as the
     case may be, provided that such notice may be revoked by the Lessee for any
     reason so long as the Lessor has no less than 270 days' irrevocable notice
     of such revocation prior to the commencement of the new Renewal Term. The
     Lessee shall have no right to extend the Lease Term except as provided in
     this Article 5. During the Renewal Terms, Basic Rent for the Properties
     shall be payable to the Lessor by the Lessee semiannually, in advance, on
     the Rent Payment Dates.

5.2  Lease Provisions Applicable

     All the provisions of this Lease shall be applicable during each Renewal
     Term, except (a) the amount of each installment of Basic Rent which shall
     be determined as provided in Section 5.1 hereof and (b) the Stipulated Loss
     Values for the Properties shall for all Renewal Terms be equal to the
     Stipulated Loss Value for such Properties on the last day of the Basic
     Term.

6.   EARLY TERMINATION;

6.1  Early Termination Options

(a)  The Lessee, for any reason, in its sole discretion, on an Anniversary, or
     annually thereafter on any anniversary of an Anniversary, provided that at
     least 360 days' prior written notice is provided to the Lessor (provided
     that such notice may be revoked by the Lessee for any reason prior to the
     date which is 270 days before the relevant Anniversary or anniversary or as
     permitted pursuant to Section 6.1(d)) may terminate this Lease in
     accordance with this Section 6.1 as to any entire Property or Properties,
     in each case, only if such Property or Properties are not subject to an
     Event of Loss or Event of Taking or any event which with the giving of
     notice or the lapse of time or both would constitute an Event of Loss or
     Event of Taking. Except as otherwise provided herein, if the Lessee so
     elects to terminate this Lease, the Lessee shall vacate such Property
     (unless it becomes subject to a Partial Occupancy Lease or a FMV Lease) on
     or before the Anniversary or anniversary on which this Lease shall
     terminate with respect thereto and return such Property to Lessor in
     accordance with Article 12 of this Lease. In the case of a termination
     relating to one or more of the Bank Branch Properties, if the Lessee so
     elects in the termination notice, the bank lobby space located in some or
     all of the Bank Branch Property or Bank Branch Properties to be terminated
     will then become subject to a Bank Branch Lease. The sum of (i) the
     Lessor's Cost for such Property or Properties to be terminated pursuant to
     this Section 6.1(a) (and for the portion of any Property or Properties to
     be subleased pursuant to an AFR Sublease), plus (ii) the Lessor's Cost for
     any other Property or Properties previously so terminated pursuant to this
     Section 6.1(a) (and any portion of any Property or Properties previously
     subleased pursuant to an AFR Sublease and for any FMV Property or FMV
     Properties terminated pursuant to Section 3.1(c)), plus (iii) $12,996,720
     (which amount represents four percent (4%) of Total Original Lessor's Cost
     which will not be terminated pursuant to this Section 6.1(a) but was
     terminated pursuant to the Original Leases prior to the date hereof, less
     (iv) the Lessor's Cost for any portion of any Property or Properties leased
     to the Lessee pursuant to a Partial Occupancy Lease (but only for so long
     as such portion remains subject to a Partial Occupancy Lease), expressed as
     a percentage of Total Original Lessor's Cost, may not exceed the
     percentages of Total Original Lessor's Cost set forth in the table below,
     except as set forth in the next paragraph and except to the extent
     attributable to less than a single floor of a Property which is to be
     leased pursuant to a Partial Occupancy Lease or subleased pursuant to an
     AFR Sublease.

                                        9

<PAGE>

     Consequently, and in all events (except to the extent attributable to less
     than a single floor of a Property), Properties representing a combined 46%
     of Total Original Lessor's Cost may not be terminated pursuant to the
     Original Leases or pursuant to this Section 6.1(a) (excluding any portion
     of any Property leased to the Lessee pursuant to a Partial Occupancy Lease,
     so long as such portion remains subject to a Partial Occupancy Lease). Any
     termination of Properties pursuant to this Section 6.1(a) shall not result
     in a reduction of Basic Rent. The percentages referenced above are as
     follows:

                        Total Joint
                     Maximum Cumulative
      Anniversary       Percentages
     -------------   ------------------
     June 10, 2004           21%
     June 10, 2009           38%
     June 10, 2015           54%

(b)  In addition to the termination option in paragraph (a) above (and subject
     to the terms thereof with respect to notice and that no Event of Loss or
     Event of Taking or event which with the passage of time or giving of notice
     would constitute an Event of Loss or Event of Taking, is then continuing),
     the Lessee (if the Lessee has not terminated the maximum Lessor's Cost
     pursuant to Section 6.1(a)) may, for any reason, in its sole discretion, in
     the same notice as referenced in Section 6.1(a), on each Anniversary, or
     annually thereafter on any anniversary of an Anniversary, terminate one
     entire Property (the Carryover Property) from this Lease if the sum of the
     Lessor's Cost of the Carryover Property plus the Lessor's Cost of
     Properties (excluding any portion of a Property leased to Lessee pursuant
     to a Partial Occupancy Lease, so long as such portion remains subject to a
     Partial Occupancy Lease) previously terminated pursuant to Section 6.1(a),
     plus the Lessor's Cost of any portion of a Property subleased pursuant to
     an AFR Sublease, plus the Lessor's Cost of any FMV Properties previously
     terminated pursuant to Section 3.1(c), exceeds (such excess being referred
     to as the Cost Excess) the Total Joint Maximum Cumulative Percentage of
     Lessor's Cost which can otherwise be terminated pursuant to Section 6.1(a),
     but will not exceed such Total Joint Maximum Cumulative Percentage on the
     next Anniversary (it being agreed that the maximum terminations pursuant to
     Sections 6.1(a) and (b) hereof is 54% of Total Original Lessor's Cost). No
     termination of Properties pursuant to this Section 6.1(b) shall result in a
     reduction of Basic Rent. No more than one Carryover Property may be
     terminated pursuant to this paragraph (b) on an Anniversary or during the
     period until the next Anniversary. In the termination notice the Lessee may
     elect to enter into a Bank Branch Lease in the Carryover Property if it is
     also a Bank Branch Property.

     On the date a Carryover Property is terminated from this Lease, Lessee
     shall vacate such Property on or before such date and the related Property
     shall be returned to the Lessor pursuant to Article 12 of this Lease. There
     shall be no reduction in Basic Rent as a result of such termination and the
     Lessee shall continue to pay Basic Rent to the Lessor until the next
     Anniversary as if the maximum (but no more than the maximum) terminations
     had occurred pursuant to Section 6.1(a); provided that if such Carryover
     Property will be subject to a Bank Branch Lease during such period, the
     rent which would otherwise be due under such Bank Branch Lease during such
     period will be reduced by an amount equal to the Bank Branch Lease rent
     multiplied by a fraction, the numerator of which is the Cost Excess and the
     denominator of which is the Lessor's Cost of such Carryover Property. The
     Lessor's Cost of a Carryover Property so terminated shall reduce the
     percentage of Lessor's Cost of Properties which the Lessee can terminate
     pursuant to Section

                                       10

<PAGE>

     6.1(a) on or after the next Anniversary to the extent of the Cost Excess.
     After a Carryover Property is so terminated, the Lessee shall continue to
     pay Basic Rent (as provided in the second sentence of this paragraph) but
     otherwise have no other obligations under this Lease (except for accrued
     obligations), any indemnities (except to the extent indemnities would
     otherwise survive a Lease termination) or otherwise with respect to the
     Carryover Property.

(c)  Upon a Bank Branch Property being terminated from this Lease pursuant to
     Section 6.1(a) or (b) and the Lessee having elected to enter into a Bank
     Branch Lease for the first floor space within such Bank Branch Property or,
     in the case of the Bank Branch Property located at 1111 East Main Street,
     Richmond, for the "A" level or plaza level space or, in the case of the
     Bank Branch Property located at 100 S. Charles Street, Baltimore, for the
     first or second level retail space, then being used by the Lessee as a
     retail bank or to support the operation of a retail bank, the Lessee and
     Termination Transferee (if any) shall, so long as no Special Default or
     Lease Event of Default has occurred and is continuing, enter into a Bank
     Branch Lease prior to such termination. Notwithstanding the foregoing, in
     the case of a termination of a Bank Branch Property pursuant to Section 6.2
     where the Lessor does not retain such Bank Branch Property, Lessor shall
     execute the Bank Branch Lease prior to such termination and assign to the
     purchaser under Section 6.2 the Lessor's rights and obligations under such
     Bank Branch Lease, which Bank Branch Lease shall specify (i) that after
     such assignment Lessor shall have no liability or obligations as a result
     of such Bank Branch Lease and (ii) that if such purchaser does not purchase
     as contemplated by Section 6.2, such Bank Branch Lease shall be deemed
     terminated in all respects. The rent under each Bank Branch Lease shall be
     the lower of (x) the Average Annual Rent Factor multiplied by the Lessor's
     Cost of such bank space (which Lessor's Cost of such bank space shall be
     determined by allocating the Lessor's Cost of the related Property pro rata
     based on Square Feet) and (y) the Fair Market Value Rent (taking into
     account the other terms of the Bank Branch Lease) of such bank space. The
     initial term of each Bank Branch Lease shall be as selected by the Lessee,
     but shall not be less than three or more than ten years.

(d)  The Lessee shall have the right, subject to Section 6.1(e), to make the
     termination of any Property pursuant to Section 6.1(a) subject to the
     condition that the following events must occur prior to or simultaneously
     with such termination: (i) the Security Documents shall cease to be in
     effect or the relevant Property shall from and after the next Anniversary
     be released from the Lien of the Security Documents and (ii) a Termination
     Transferee shall have entered into a Partial Occupancy Lease with the
     Lessee with respect to any portion of such Property identified by the
     Lessee in the notice referred to in Section 6.1(e)(i) as being subject to
     the proposed Partial Occupancy Lease.

(e)  The Lessee shall only be entitled to exercise its right to make its
     termination option with respect to any Property under Section 6.1(a)
     conditional pursuant to Section 6.1(d) if: (i) the Lessee shall notify the
     Lessor in writing between 540 and 270 days prior to an Anniversary that it
     intends to keep possession of a portion of such Property, which notice
     shall identify the portion of any Property which is to be subject to a
     Partial Occupancy Lease either by reference to the portion of such Property
     which the Lessee intends to retain possession of or by reference to the
     portion of such Property which the Lessee intends to vacate, (ii) the
     portion of such Property which is to be subject to a Partial Occupancy
     Lease shall consist of one or more entire floors of each relevant Property
     and does not include any partial floors, (iii) the Lessee shall pay for all
     reasonable costs of completing necessary Demising Work in such Property in
     accordance with Section 6.5, (iv) if the Termination Transferee to whom the
     Property subject to a Partial Occupancy Lease is transferred is the Owner
     Participant or an Affiliate of the Owner Participant, the Lessee shall pay
     such portion of the Transfer and similar taxes as are determined by

                                       11

<PAGE>

     multiplying such taxes by a fraction, the numerator of which is the
     Lessor's Cost of the portion of the Property subject to the Partial
     Occupancy Lease and the denominator of which is the total Lessor's Cost for
     the Property, and (v) after giving effect to all terminations then
     requested by the Lessee on such Anniversary, the Lessee would have
     terminated this Lease with respect to at least the Total Joint Maximum
     Cumulative Percentage of Total Original Lessor's Cost permitted for such
     Anniversary in Section 6.1(a), and provided that any portion of a Property
     leased to the Lessee pursuant to a Partial Occupancy Lease shall (so long
     as such portion remains subject to a Partial Occupancy Lease) be deemed to
     still be subject to this Lease for purposes of determining whether or not
     the Total Joint Maximum Cumulative Percentages in Section 6.1(a) have been
     exceeded and for purposes of Section 3.1(a) and (b). The Lessor and the
     Owner Participant shall be obligated to notify the Lessee and the Indenture
     Trustee within 60 days after receipt of the notice described in Section
     6.1(e)(i) whether or not the Lessor and the Owner Participant expect to be
     able to satisfy the conditions set forth in Section 6.1(d). The Lessor or
     the Owner Participant will promptly notify the Lessee and the Indenture
     Trustee if, at any time after the Lessor or the Owner Participant notified
     the Lessee and the Indenture Trustee pursuant to the preceding sentence
     that the Lessor and the Owner Participant expect to be able to satisfy the
     conditions set forth in Section 6.1(d), it becomes likely that the Lessor
     or the Owner Participant will not be able to satisfy such conditions.

(f)  In the event that the termination of any Property can not be completed as a
     result of the failure of the conditions set forth in Section 6.1(d) to be
     satisfied, the Lessee shall have the option to sublease the portion of such
     Property which was not identified by the Lessee as being subject to the
     proposed Partial Occupancy Lease in the notice referred to in Section
     6.1(e)(i), to a Termination Transferee selected by the Lessor (which must
     either be the Recourse Guarantor or an entity guaranteed by the Recourse
     Guarantor pursuant to a guaranty in form and substance reasonably
     acceptable to the Lessee) and the Lessor shall permit such sublease
     pursuant to an AFR Sublease. Any portion of a Property subleased to a
     Termination Transferee pursuant to an AFR Sublease shall be considered
     terminated from this Lease for purposes of determining whether or not the
     Total Joint Maximum Cumulative Percentages in Section 6.1(a) have been
     exceeded and for purposes of Section 3.1(a) and (b). If at any time any
     Property subject to an AFR Sublease is released from the Lien of the
     Security Documents, the relevant Termination Transferee and the Lessee
     shall promptly enter into a Partial Occupancy Lease relating to the portion
     of such Property that was not subject to an AFR Sublease and, upon
     execution of such Partial Occupancy Lease, (i) such AFR Sublease shall
     automatically terminate and (ii) this Lease shall automatically terminate
     with respect to such Property. If the Termination Transferee to whom the
     Property subject to a Partial Occupancy Lease is transferred is the
     Recourse Guarantor or an Affiliate of the Recourse Guarantor, the Lessee
     shall pay such portion of the Transer and similar taxes as are determined
     by multiplying such taxes by a fraction, the numerator of which is the
     Lessor's Cost of the portion of the Property subject to the Partial
     Occupancy Lease and the denominator of which is the total Lessor's Cost for
     the Property.

(g)  For purposes of Section 6.1(a), the Lessor's Cost for any portion of any
     Property shall be determined by multiplying the Lessor's Cost for such
     Property in its entirety by a fraction, the numerator of which is the
     number of Square Feet included in such portion and the denominator of which
     is the total Square Feet of such Property.

(h)  If at any time after the Lessee notifies the Lessor of its desire to
     terminate the Lease with respect to a Property pursuant to Section 3.1(c)
     or 6.1(a) and to enter into a FMV Lease or a Partial Occupancy Lease, as
     applicable, with respect to a portion of such Property, the Lessor and
     Owner Participant will use all reasonable efforts to cause such Property to
     be released from the

                                       12

<PAGE>

     Lien of the Security Documents (it being understood that a Property can not
     be released from the Lien of the Security Document unless either the
     conditions of Section 11.01 of the Indenture are satisfied or the Indenture
     Trustee has consented in writing to such release). If the Lessee has
     requested that this Lease be so terminated with respect to more than one
     Property pursuant to Section 3.1(c) or 6.1(a) and the Lessor and Owner
     Participant determine that they will be unable to cause all such Properties
     to be released from the Lien of the Security Documents, so that it will be
     necessary for one or more of such Properties to remain subject to the Lease
     and become subject to an AFR Sublease, the Lessor and Owner Participant
     shall use all reasonable efforts to cause the Property to be terminated
     from the Lease which minimizes the amount of Square Feet which will be
     subject to an AFR Sublease.

6.2  Obsolescence Termination

     In addition to the termination rights granted in Section 6.1 above, so long
     as no Special Default or Lease Event of Default has occurred and is
     continuing, the Lessee may, if it determines (as evidenced by a certificate
     of a Responsible Officer of the Lessee) one or more Properties is obsolete,
     surplus or uneconomic for its needs, on not less than 180 days' prior
     written notice to the Lessor (a Notice of Termination), terminate this
     Lease as to any such Property or Properties on a Rent Payment Date after
     December 10, 2004 (the Termination Date). The Notice of Termination may be
     revoked by the Lessee for any reason up to 30 days prior to the Termination
     Date (unless Lessor has previously given the notice contemplated in the
     next paragraph). Upon such termination election, the Lessee shall use all
     reasonable efforts to sell the Properties (subject to any Bank Branch
     Leases for such Properties, if any, which the Lessee elects in such Notice
     of Termination for any Bank Branch Properties being so terminated, and
     subject to any Senior Subleases) for cash to the highest bidder unrelated
     to the Lessee on such Termination Date. Lessor and Owner Participant may,
     but shall have no obligation to, attempt to locate a purchaser for such
     Property or Properties, provided that such attempts do not interfere with
     the Lessee's attempts to locate such a purchaser. In the event such a buyer
     is found, the Lessee shall vacate such Properties (except for any bank
     lobby space subject to such a Bank Branch Lease) and the sale shall occur
     on the Termination Date and, subject to the last sentence in this
     paragraph, net sales proceeds shall be paid to the Lessor. If the net sales
     proceeds received by the Lessor are less than the Stipulated Loss Value of
     such Properties on the Termination Date the Lessee shall pay to the Lessor
     on such Termination Date such shortfall and all other amounts then due,
     including any Supplemental Rent and Redemption Premium, if any, then due.
     If no such buyer is found by such Termination Date, the Lessee may elect to
     either continue this Lease without any such termination (provided, however,
     the Lessee may not withdraw (pursuant to this sentence or the first
     sentence of this paragraph) more than 5 termination notices in the
     aggregate and not more than one in any 18-month period, in each case for
     this Lease and any FMV Lease) or vacate such Property or Properties (it
     being understood that sublessees under Senior Subleases, and the Lessee as
     lessee under any such Bank Branch Lease, need not vacate) and pay to the
     Lessor the Stipulated Loss Value, the Redemption Premium and any other
     amounts then due for such Properties on such Termination Date and continue
     to attempt to find such a buyer. When such a buyer is ultimately found, the
     net proceeds of such sale shall be remitted to the Lessee up to an amount
     equal to and in reimbursement of the Lessee's payment of Stipulated Loss
     Value, the Redemption Premium and any other amounts then due and any excess
     shall be paid as provided in the next sentence. If the Lessee arranges for
     such a sale and has paid all Supplemental Rent and Redemption Premium, if
     any, then due and the net proceeds are in excess of Stipulated Loss Value,
     such excess proceeds shall be applied to reimburse the Lessee for the
     reasonable costs incurred in connection with such sale and the balance
     shall be paid to the Lessor.

                                       13

<PAGE>

     Upon Lessee's payment of all amounts due under this Section 6.2, and the
     assumption by the purchaser of any Bank Branch Leases in the terminated
     Property(ies), Lessor shall, at Lessee's expense, execute such deeds and
     other instruments of transfer as Lessee may reasonably request to
     effectuate the transfer to such purchaser, which transfer shall be without
     recourse or warranty, except as to the absence of Lessor's Liens.

     In the event the Lessee elects to terminate this Lease with respect to a
     Property or Properties as provided in this Section 6.2, the Lessor may
     elect to retain such Properties (by notice given to Lessee no later than 60
     days after Lessor receives the Notice of Termination) and thereby relieve
     the Lessee from any obligation to pay Stipulated Loss Value (but the Lessee
     shall nonetheless pay any Redemption Premium, if any, and Supplemental Rent
     then due), provided that no such election shall be made unless the Lessor
     shall have deposited funds with the Indenture Trustee sufficient to pay the
     Allocable Portion of the Notes in full on the Termination Date. This Lease
     will so terminate with respect to such Property or Properties whether or
     not such Allocable Portion is so paid. Upon such termination the Lessor
     will transfer such Property or Properties to such other Person as it shall
     determine, but at the sole cost and expense of the Owner Participant,
     including as to transfer taxes.

6.3  Effect of Termination

     Upon compliance by the Lessee with the provisions of Section 6.2 with
     respect to termination of one or more Properties, the obligation of the
     Lessee to pay Basic Rent for the terminated Properties for any period after
     the Termination Date shall cease. Upon compliance by Lessee with the
     provisions of Section 6.1 or 6.2 with respect to termination of one or more
     Properties, the Lease Term shall end for such Properties and the
     obligations of the Lessee hereunder with respect to such Properties (other
     than any such obligations expressly surviving termination of this Lease)
     shall terminate as of the date of termination. In the event, for any
     reason, the purchaser fails to purchase a Property on the Termination Date,
     this Lease shall continue as to such Property, and the Lessee shall pay any
     costs incurred by Lessor, Owner Participant, the Pass Through Trustee or
     Indenture Trustee in connection therewith unless such failure resulted from
     a breach by a party of its obligations under the Operative Documents, in
     which case the Lessee shall not pay such party's costs.

6.4  Adjustment of Termination Percentages

     The Total Joint Maximum Cumulative Percentages set forth in Section 6.1(a)
     shall not be reduced upon the termination of this Lease as to a Property
     unless such termination is pursuant to Section 6.2, 14.1 or 14.3 hereof or
     Section 9.1 of the Participation Agreement only in the case where the
     Lessee elects to purchase the Property or Section 9.3 of the Participation
     Agreement (a Terminating Event), in which case each Total Joint Maximum
     Cumulative Percentage in Section 6.1(a) for an Anniversary that has not yet
     occurred shall equal:

     EP+((PA-EP) X (1-(TP/((1-CT)-EP))))

     EP = the Total Joint Maximum Cumulative Percentage for the Anniversary that
     has most recently occurred or, if no Anniversary has previously occurred,
     0.04;

     PA = the Total Joint Maximum Cumulative Percentage being adjusted;

                                       14

<PAGE>

     TP = the percentage of Total Original Lessor's Cost represented by the
     Property being terminated;

     CT = the percentage of Total Original Lessor's Cost represented by the
     cumulative Properties previously terminated from the Lease pursuant to a
     Terminating Event, without regard of the Terminating Event giving rise to
     the current Section 6.4 adjustment.

     Each variable should be expressed as a decimal when calculating the Total
     Joint Maximum Cumulative Percentage and converted to a percentage after the
     calculation.

     For example, if during the fourth and eighth years of the Original Leases,
     Properties representing 40% and 10%, respectively, of total Lessor's Cost
     for all Properties originally subject to the Original Leases were
     terminated from the Original Leases (or this Lease, as the case may be)
     pursuant to a Terminating Event, the Total Joint Maximum Cumulative
     Percentage table of Section 6.1(a) would become as follows:

                              4th Year                   8th Year
                        Total Joint Maximum         Total Joint Maximum
      Anniversary    Cumulative Percentages/1/   Cumulative Percentages/1/
     -------------   -------------------------   -------------------------
     June 10, 2004            13.9167%                    13.9167%

     June 10, 2009            23.8333%                    21.6814%

     June 10, 2015            33.1667%                    28.9895%

6.5  Demising Work

     Any Demising Work required to be performed by Lessee: shall, in each
     instance, be completed as follows:

(a)  Lessee shall prepare and submit to Owner Participant for Owner
     Participant's approval a preliminary space plan (the Preliminary Space
     Plan) in connection with the proposed separation of the Leased Premises
     from the Surrendered Premises. Owner Participant's approval shall not be
     unreasonably withheld or delayed and shall be given or withheld, or Owner
     Participant shall advise Lessee whether Owner Participant requires
     additional information in order to evaluate Lessee's request, within ten
     (10) days following Lessee's delivery to Owner Participant of the
     Preliminary Space Plan. If Owner Participant objects to the Preliminary
     Space Plan (or any revision thereof), Lessee shall deliver a revised
     Preliminary Space Plan to Owner Participant and the procedure will be
     repeated, if necessary, until a final space plan is approved. The final
     approved space plan is hereinafter referred to as the Final Space Plan.
     Owner Participant and Lessee shall work with one another reasonably and in
     good faith to resolve any differences concerning the Preliminary Space Plan
     and the Final Space Plan (or the Preliminary Drawings or Final Drawings
     hereafter referenced in Section 6.5(b)).

(b)  From the Final Space Plan, Lessee shall prepare and submit to Owner
     Participant for Owner Participant's approval (which approval shall not be
     unreasonably withheld or delayed, and which shall be given or withheld, or
     Owner Participant shall advise Lessee whether Owner Participant requires
     additional information in order to evaluate Lessee's request, within ten
     (10)

----------
/1/  Total Joint Maximum Cumulative percentages of lessor's Cost for all
     Properties orginally subject to the Lease.

                                       15

<PAGE>

     days) following Lessee's delivery to Owner Participant of, one-eighth inch
     (1/8") architectural, mechanical, electrical, lighting, plumbing and (if
     reasonably requested by Owner Participant) floor load working drawings
     together with specifications necessary to complete all of the proposed
     improvements shown on the Final Space Plan (collectively, the Preliminary
     Drawings). If Owner Participant objects to the Preliminary Drawings (or any
     revision thereof), Lessee shall deliver revised Preliminary Drawings to
     Owner Participant and the procedure will be repeated, if necessary, until
     final drawings are approved. The final approved drawings are hereinafter
     referred to as the Final Drawings.

(c)  Lessee will cause the Demising Work to be constructed in substantial
     accordance with the Final Drawings. Owner Participant and the Lessor shall
     be deemed to have waived Lessee's performance of any Demising Work not
     shown on the Final Drawings except to the extent required to satisfy
     Applicable Laws. Owner Participant 's review of Space Plans and Drawings
     under Sections 6.5(a) and (b) is for Owner Participant's purposes only, and
     not a representation or warranty that the work to be performed pursuant
     thereto meets all Applicable Laws.

(d)  In connection with the Demising Work, Lessee shall file all drawings, plans
     and specifications, pay all fees and obtain all permits and applications
     from any authorities having jurisdiction and perform all Demising Work in
     compliance the requirements of such permits and applications; and Lessee
     shall promptly obtain, if required, a permanent certificate of occupancy
     and all other approvals required of Lessee to use and occupy the Leased
     Premises.

(e)  Lessee shall have the right to select the general contractor and
     subcontractors for the Demising Work, provided that Lessee shall not use a
     contractor or subcontractor as to which Owner Participant shall reasonably
     object within ten (10) days following Lessee's notice to Owner Participant
     of the identity of such contractor(s) and subcontractor(s) as Lessee has
     selected.

(f)  The parties shall cooperate with each other in good faith and coordinate
     the scheduling of the Demising Work in an effort to complete the same in a
     timely manner. Owner Participant, Lessor and Lessee shall be commercially
     reasonable in agreeing to non-material reconfigurations of the boundaries
     of the Leased Premises to facilitate Lessee's construction of demising
     walls for the Leased Premises.

(g)  All of the Demising Work shall be done in conformity with Applicable Laws
     and at Lessee's expense, including, without limitation, building permit
     fees, other fees, architectural and engineering expenses and other expenses
     relating thereto. Lessee may request Owner Participant's review of
     Preliminary Space Plans or Preliminary Drawings before Lessee's
     notification to Owner Participant or Lessor of Lessee's election to remove
     Surrendered Premises from the Leased Premises to facilitate Lessee's
     understanding of the potential approximate costs associated therewith.

6.6  Sublessee Options

     If at the time this Lease is to be terminated with respect to any Property
     pursuant to Section 3.1 or Section 6.1 or at the time any portion of any
     Property is to be subleased pursuant to an AFR Sublease, a sublessee of any
     portion of such Property has the option to sublease from the Lessee
     additional space in such Property at a fair market value rent (including by
     way of any right of first refusal or similar right), the Lessor and Owner
     Participant agree, and will cause any relevant Termination Transferee to
     agree, to honor the terms of such option as if it was an option granted

                                       16

<PAGE>

     to such permitted sublessee by the Lessor, Owner Participant or relevant
     Termination Transferee, as the case may be.

7.   CONDITION AND USE OF PROPERTIES

7.1  Waivers

     The Properties are demised and let by the Lessor "AS IS" in their present
     condition, subject to (a) the rights of any parties in possession thereof,
     (b) the state of the title thereto existing at the time the Lessor acquired
     title to such Properties, (c) any state of facts which an accurate survey
     or physical inspection might show (including the surveys delivered on the
     Closing Date), (d) all Applicable Laws and Regulations, (e) any violations
     of Applicable Laws and Regulations which may exist at the commencement of
     the Lease Term and (f) the presence or potential presence of any Hazardous
     Material at, on or under any Properties or any property in the vicinity of
     the Properties. The Lessee has examined the Properties and has found the
     same to be satisfactory for all purposes of this Lease (without waiving any
     rights Lessee may have against any contractor, subcontractor or supplier).
     NONE OF THE LESSOR (EITHER IN ITS INDIVIDUAL OR TRUST CAPACITIES), THE
     OWNER PARTICIPANT, THE INDENTURE TRUSTEE OR THE PASS THROUGH TRUSTEE
     (EITHER IN ITS INDIVIDUAL OR TRUST CAPACITIES) HAS MADE OR SHALL BE DEEMED
     TO HAVE MADE ANY REPRESENTATION OR WARRANTY, EXPRESS OR IMPLIED, WHATSOEVER
     OR SHALL BE DEEMED TO HAVE ANY LIABILITY WHATSOEVER AS TO THE VALUE,
     HABITABILITY, MERCHANTABILITY, COMPLIANCE WITH THE PLANS AND
     SPECIFICATIONS, CONDITION, DESIGN, OPERATION, OR FITNESS FOR USE OF THE
     PROPERTIES (OR ANY PART THEREOF), OR ANY OTHER REPRESENTATION OR WARRANTY
     WHATSOEVER, EXPRESS OR IMPLIED, WITH RESPECT TO THE PROPERTIES (OR ANY PART
     THEREOF) AND NONE OF THE LESSOR (EITHER IN ITS INDIVIDUAL OR TRUST
     CAPACITIES), THE OWNER PARTICIPANT, THE INDENTURE TRUSTEE OR THE PASS
     THROUGH TRUSTEE (EITHER IN ITS INDIVIDUAL OR TRUST CAPACITIES) SHALL BE
     LIABLE FOR ANY LATENT, HIDDEN, OR PATENT DEFECT THEREIN OR FOR THE FAILURE
     OF THE PROPERTIES TO BE CONSTRUCTED IN ACCORDANCE WITH THE PLANS AND
     SPECIFICATIONS, THE COMPLIANCE OF ITS PLANS AND SPECIFICATIONS WITH
     APPLICABLE LAWS AND REGULATIONS OR THE FAILURE OF THE PROPERTIES, OR ANY
     PART THEREOF, OTHERWISE TO COMPLY WITH ANY APPLICABLE LAWS AND REGULATIONS
     except that the Lessor hereby represents, warrants and covenants that the
     Properties are and shall be free of Lessor Liens. It is agreed that the
     Lessee is fully familiar with the Properties, has been afforded full
     opportunity to inspect the Properties, is satisfied with the results of its
     inspections of the Properties for all purposes of this Lease (without
     waiving any rights Lessee may have against any contractor, subcontractor or
     supplier) and is entering into this Lease solely on the basis of the
     results of its own inspections and all risks incident to the matters
     discussed in the preceding sentence, as between the Lessor, the Owner
     Participant, the Indenture Trustee or the Pass Through Trustee, on the one
     hand, and the Lessee, on the other, are to be borne by the Lessee. The
     provisions of this Article 7 have been negotiated, and, except to the
     extent otherwise expressly stated, the foregoing provisions are intended to
     be a complete exclusion and negation of any representations or warranties
     by the Lessor, the Owner Participant, the Indenture Trustee or the Pass
     Through Trustee, express or implied, with respect to the Properties, that
     may arise pursuant to any law now or hereafter in effect, or otherwise.

                                       17

<PAGE>

8.   LIENS; TAXES

8.1  Liens

     The Lessee shall not directly or indirectly create, incur, assume or suffer
     to exist any Lien on or with respect to the Properties, this Lease or the
     leasehold estate created hereby, any Basic Rent or Supplemental Rent, title
     thereto or any interest therein, or the rentals payable with respect to any
     subletting of the Properties, including all Liens which arise out of the
     possession, use, occupancy, construction, repair or rebuilding of the
     Properties or by reason of labor or materials furnished or claimed to have
     been furnished to the Lessee, or any of its contractors or agents or by
     reason of the financing of any personalty or equipment purchased or leased
     by the Lessee (from other than the Lessor, the Owner Participant or any
     Termination Transferee) or Alterations constructed by the Lessee and not
     financed by the Lessor, except in all cases Permitted Liens. The Lessee
     shall promptly, but not later than thirty (30) days after notice thereof,
     at its own expense, take such action as may be necessary duly to discharge
     or eliminate or bond in a manner reasonably satisfactory to the Lessor any
     such Lien (other than Permitted Liens) if the same shall arise at any time;
     provided, however, that the Lessee shall not be required to so discharge or
     bond any such Lien while the same is being contested in good faith by
     appropriate proceedings diligently prosecuted so long as such proceedings
     shall not involve any material danger of the sale, forfeiture or loss of,
     and shall not interfere with the use or disposition of, any part of the
     Properties or title thereto or any interest therein or the payment of Rent.

     Nothing contained in this Lease shall be construed as constituting the
     consent or request of the Lessor, express or implied, to or for the
     performance by any contractor, laborer, materialman, or vendor of any labor
     or services or for the furnishing of any materials for any construction,
     alteration, addition, repair or demolition of or to the Properties or any
     part thereof, which would result in any liability of the Lessor for payment
     therefor. Notice is hereby given that the Lessor will not be liable for any
     labor, services or materials furnished or to be furnished to the Lessee, or
     to anyone holding an interest in the Properties or any part thereof through
     or under the Lessee, and that no mechanic's or other Liens for any such
     labor, services or materials shall attach to or affect the interest of the
     Lessor in and to the Properties.

     With respect to any Property located in the State of Florida, Lessor hereby
     NOTIFIES ALL MECHANICS, MATERIALMEN AND OTHER LIENORS THAT PURSUANT TO
     FLORIDA STATUTES (S) 713.10, ANY LIENS UNDER FLORIDA STATUTES CH. 713 SHALL
     EXTEND TO, AND ONLY TO, THE RIGHT, TITLE AND INTEREST OF THE PERSON WHO
     CONTRACTS FOR THE IMPROVEMENT IN QUESTION AND THAT NEITHER THE INTEREST OF
     LESSOR NOR ANY SUPERIOR INTEREST IN SUCH PROPERTY OR IN ANY OTHER PORTIONS
     OF THE BUILDING AND LAND OF WHICH THE PROPERTY IS A PART SHALL BE SUBJECT
     TO LIENS FOR ANY IMPROVEMENTS, SERVICES OR MATERIALS MADE BY, CONTRACTED
     FOR OR OTHERWISE AUTHORIZED BY LESSEE OR BY ANY EMPLOYEE, CONTRACTOR OR
     AGENT OF LESSEE. Lessee agrees that prior to contracting for any
     improvements, services or materials to be made in or delivered to any
     Property located in the State of Florida, Lessee shall notify the
     contractor of the foregoing provisions. Lessee further agrees that upon
     request of Lessor, Lessee shall execute a notice which sets forth the
     foregoing provisions, which notice may be recorded by Lessor in the public
     records of the county where the applicable Property is located.

                                       18

<PAGE>

8.2  Taxes

(a)  Subject to the provisions hereof relating to contests, Lessee shall pay and
     discharge, before any interest or penalties are due thereon, all of the
     following taxes, charges, assessments, levies and other items
     (collectively, "tax" or "taxes"), even if unforeseen or extraordinary,
     which are imposed or assessed during the Lease Term, regardless of whether
     payment thereof is due prior to, during or after the Lease Term: all taxes
     of every kind and nature (including, without limitation, real, ad valorem,
     personal property, and sales and use tax), on or with respect to the
     Properties (including, without limitation, any taxes assessed against
     Lessor's fee estate in the Land or Improvements or against any real
     property other than the Properties which is included within the tax parcel
     which includes the Properties), the Basic Rent and Additional Basic Rent
     (including, without limitation, ad valorem taxes) payable hereunder, this
     Lease or the leasehold estate created hereby; all charges and/or
     assessments for any easement or agreement maintained for the benefit of the
     Properties; and all general and special assessments, levies, water and
     sewer assessments and other utility charges, use charges, impact fees and
     rents and all other public charges and/or taxes whether of a like or
     different nature. Lessor and Owner Participant shall promptly deliver to
     Lessee any bill or invoice Lessor or Owner Participant receives with
     respect to any tax; provided, that the Lessor's and Owner Participant's
     failure to deliver any such bill or invoice shall not limit Lessee's
     obligation to pay such tax. Lessor and Owner Participant agree to cooperate
     with Lessee to enable Lessee to receive tax bills directly from the
     respective taxing authorities. Nothing herein shall obligate Lessee to pay,
     and the term "taxes" shall exclude, federal, state or local (i) franchise,
     capital stock or similar taxes, if any, of Lessor or Owner Participant,
     (ii) income, excess profits or other taxes, if any, of Lessor or Owner
     Participant, determined on the basis of or measured by Lessor's or Owner
     Participant's net income, (iii) any estate, inheritance, succession, gift,
     capital levy or similar taxes of Lessor or Owner Participant, (iv) taxes
     imposed upon Lessor or Owner Participant under Section 59A of the Internal
     Revenue Code of 1986, as amended, or any similar state, local, foreign or
     successor provision, (v) any amounts paid by Lessor or Owner Participant
     pursuant to the Federal Insurance Contribution Act (commonly referred to as
     FICA), the Federal Unemployment Tax Act (commonly referred to as FUTA), or
     any analogous state unemployment tax act, or any other payroll related
     taxes, including, but not limited to, any required withholdings relating to
     wages, (vi) except as provided in Section 6 and Section 14 herein, any
     taxes in connection with the transfer or other disposition of any interest,
     other than Lessee's (or any person claiming under Lessee), in the
     Properties or this Lease, to any person or entity, including, but not
     limited to, any transfer, capital gains, sales, gross receipts, value
     added, income, stamp, real property gains or withholding tax, and (vii) any
     interest, penalties, professional fees or other charges relating to any
     item listed in clauses (i) through (vi) above; provided, further, that
     Lessee is not responsible for making any additional payments in excess of
     amounts which would have otherwise been due, as tax or otherwise, but for a
     withholding requirement which relates to the particular payment and such
     withholding is in respect to or in lieu of a tax which Lessee is not
     obligated to pay; and provided, further, that if at any time during the
     Lease Term, the method of taxation shall be such that there shall be
     assessed, levied, charged or imposed on Lessor a tax upon the value of the
     Properties or any present or future Improvement or Improvements on the
     Properties, including any tax which uses rents received from Lessee as a
     means to derive value of the property subject to such tax, then all such
     levies and taxes or the part thereof so measured or based shall be payable
     by Lessee, but only to the extent that such levies or taxes would be
     payable if the Properties were the only property of Lessor and/or Owner
     Participant, and Lessee shall pay and discharge the same as herein
     provided. In the event that any assessment against the Properties is
     payable in installments, Lessee may pay such assessment in installments;
     and in such event, Lessee shall be liable only for those

                                       19

<PAGE>

     installments which become due and payable prior to or during the Lease
     Term, or which are appropriately allocated to the Lease Term even if due
     and payable after the Lease Term. Lessee shall deliver, or cause to be
     delivered, to Lessor, Owner Participant and Indenture Trustee, promptly
     upon Lessor's, Owner Participant's or Indenture Trustee's written request,
     evidence satisfactory to Lessor, Owner Participant and Indenture Trustee
     that the taxes required to be paid pursuant to this Section 8.2 have been
     so paid and are not then delinquent.

(b)  Lessee, at its own cost and expense, may contest (including seeking an
     abatement or reduction of) any taxes agreed to be paid hereunder; provided,
     that (i) Lessee first shall satisfy any Applicable Laws, including, if
     required, that the taxes be paid in full before being contested or, if not
     required to be paid in full, such contest shall suspend the collection of
     such taxes, (ii) no Lease Event of Default has occurred and is continuing
     and no Lease Event of Default shall occur as a result of such contest and
     (iii) failing to pay such taxes will not subject Lessor, Owner Participant
     or Indenture Trustee to criminal or civil penalties or fines or to
     prosecution for a crime, or result in the sale, forfeiture, termination,
     cancellation or loss of any portion of the Properties or any interest
     therein, any Basic Rent or any Additional Basic Rent. Lessee agrees that
     each such contest shall be promptly and diligently prosecuted to a final
     conclusion. Lessee shall pay and shall indemnify, defend and hold Lessor,
     Owner Participant and Indenture Trustee and all other Indemnitees harmless
     against any and all losses, judgments, decrees and costs (including,
     without limitation, all reasonable attorneys' fees and expenses) in
     connection with any such contest and shall promptly, after the final
     determination of such contest, fully pay and discharge the amounts which
     shall be levied, assessed, charged or imposed or be determined to be
     payable therein or in connection therewith, together with all penalties,
     fines, interest, costs and expenses thereof or in connection therewith, and
     perform all acts the performance of which shall be ordered or decreed as a
     result thereof. At Lessee's sole cost, Lessor and Owner Participant shall
     assist Lessee as reasonably necessary with respect to any such contest,
     including joining in and signing applications or pleadings. Any rebate
     applicable to any portion of the Lease Term shall belong to Lessee. If at
     the time of any such contest a Lease Event of Default has occurred and is
     continuing, then Lessee shall post a bond or other security with and
     acceptable to Lessor and Indenture Trustee in their discretion in an amount
     equal to one hundred twenty-five percent (125%) of the amount being
     contested.

(c)  In the event that Lessee shall be required pursuant to this Section 8.2 to
     pay, discharge or provide indemnity for, or make any other payment with
     respect to, any tax for which Lessee would not be obligated pursuant to
     Section 8.2(b) of the Participation Agreement, Owner Participant shall, on
     demand, reimburse and indemnify Lessee for any amount so paid or incurred
     by Lessee.

9.   MAINTENANCE AND REPAIR; ALTERATIONS, MODIFICATIONS AND ADDITIONS

9.1  Maintenance and Repair

     The Lessee, at its own expense, shall at all times (unless subject to an
     Event of Loss or an Event of Taking) (a) maintain the Properties in good
     order, repair and condition, ordinary wear and tear excepted, and to no
     less a standard than Lessee utilizes for other comparable properties owned
     or leased by it, (b) except to the extent Section 9.4 shall apply, maintain
     the Properties, and make all necessary repairs and Alterations to maintain
     the Properties, in accordance with all Applicable Laws and Regulations, and
     (c) comply with the standards imposed by any insurance policies required to
     be maintained hereunder which are in effect at any time with respect to the
     Properties or any part thereof, and shall take the preceding actions
     whether interior or exterior, structural or

                                       20

<PAGE>

     nonstructural, ordinary or extraordinary and foreseen or unforeseen whether
     or not such expenditures would constitute capital expenditures under GAAP
     if made by the owner of such property. The Lessee waives any right that it
     may now have or hereafter acquire to require the Lessor to (i) maintain,
     repair, replace, alter, remove or rebuild all or any part of the Properties
     or (ii) make repairs and Alterations (whether or not at the expense of the
     Lessor) pursuant to any Applicable Laws and Regulations or otherwise. The
     Lessee, at its own cost and expense, shall promptly replace or cause to be
     replaced all parts of the Improvements which may from time to time fail to
     function properly or become worn out, lost, stolen, destroyed, seized or
     confiscated, subject to a Condemnation, damaged beyond repair or
     permanently rendered unfit for use for any reason whatsoever; provided,
     however, that the Lessee shall not be obligated to replace any part if (a)
     such part has become unnecessary or obsolete and its replacement is not
     necessary or customary for the proper functioning of the Improvements and
     (b) the failure to replace such part will not reduce (other than to a de
     minimis extent) the remaining useful life, fair market value or residual
     value of the Improvements, in each case assuming that the Improvements are
     then being operated and maintained in accordance with this Article 9. In
     addition, the Lessee may, at its own cost and expense, remove in the
     ordinary course of maintenance, service, repair, overhaul or testing, any
     such parts, whether or not functioning properly, worn out, destroyed,
     seized, confiscated, damaged beyond repair or permanently rendered unfit
     for use, provided that the Lessee will, at its own cost and expense,
     replace such parts as promptly as practicable and in accordance with the
     standards set forth in this Section 9.1. All replacement parts (hereinafter
     referred to as Replacement Parts) shall be free and clear of all Liens
     (except for Permitted Liens and except in the case of replacement parts
     temporarily installed on an emergency basis) and shall be in as good
     operating condition as, and shall have a value, useful life and utility at
     least equal to, the parts replaced, assuming such replaced parts were in
     the condition and repair required to be maintained by the terms hereof.
     Immediately upon any Replacement Part becoming incorporated or installed in
     or attached to any part of the Improvements as above provided, without
     further act (subject only to Permitted Liens and except in the case of
     replacement property temporarily installed on an emergency basis), (i)
     legal title to such Replacement Part shall there upon vest in the Lessor
     and shall become subject to this Lease, (ii) such Replacement Part shall be
     deemed part of the Improvements for all purposes hereof to the same extent
     as the parts originally incorporated or installed in or attached to the
     Improvements, and (iii) title to the replaced part shall thereupon vest in
     the Lessee free and clear of all rights of the Lessor, and shall no longer
     be deemed part of the Improvements.

9.2  Alterations

(a)  (i)  The Lessee may, without the consent of the Lessor, and without
          complying with the requirements of paragraph (b) of this Section 9.2,
          at the Lessee's own cost and expense, make Alterations to any
          Properties, so long as such Alterations (i) do not reduce the value,
          residual value and remaining useful life of such Property except to a
          de minimis extent (which for this purpose only shall mean a decrease
          in current market value or future residual value as of the applicable
          date for such Property shown on Schedule 3 of less than the lesser of
          $500,000 or 1% (in the aggregate for purposes of this Lease) of the
          then Fair Market Sales Value of such Property or a decrease of less
          than 2% in remaining useful life), (ii) do not cause such Property to
          become "limited use" property as defined in Rev. Proc. 2001-28, as
          amended, and (iii) do not change the use of such Property to a use
          other than a Permitted Use.

                                       21

<PAGE>

     (ii) The Lessee will give the Lessor advance written notice of any
          structural changes to a Property if the cost thereof is expected to
          exceed the lesser of $1,000,000 and 10% (in the aggregate for purposes
          of this Lease) of the Lessor's Cost of such Property.

     (iii) So long as no Special Default or Lease Event of Default has occurred
          and is continuing, the Lessee may remove any Severable Alteration not
          required by this Lease or Applicable Laws and Regulations at any time
          during or upon expiration of the Lease Term; provided, that the
          Lessee, at its cost and expense, shall restore the affected Properties
          to substantially the same condition as existed prior to any such
          Alteration.

     (iv) If the Lessee shall make or cause to be made any Alterations, it shall
          do so in a good, substantial and workmanlike manner and in compliance
          with all Applicable Laws and Regulations and free of all Liens other
          than Permitted Liens. Whenever the Lessee is required to perform any
          Alterations upon the Properties, the Lessee shall promptly commence
          the Alterations and, once commenced, diligently and continually pursue
          the completion of such Alterations within a reasonable time. If any
          Alterations are made following a Casualty, a Condemnation or an Event
          of Loss where this Lease continues, any Net Proceeds shall be
          disbursed pursuant to Section 14.2.

(b)  Notwithstanding the foregoing, the Lessee may decide in its sole discretion
     to construct additions which may be substantial (the Additions) to a
     Property which Additions will remain owned by the Lessee or its designees
     so long as (i) such Additions do not reduce the current market value of
     such Property, future residual value for such Property or remaining useful
     life of such Property; provided that in the case of a Property located in
     (A) College Park, Georgia, (B) Triad Center, Greensboro, North Carolina,
     and (C) 8011 Villa Park, Richmond, Virginia (the Improved Properties), such
     Additions may reduce, but by no more than a de minimis amount (which for
     these purposes shall not exceed the lesser of $1,000,000 and 10% (in the
     aggregate for purposes of this Lease) of the Lessor's Cost of such Improved
     Property), the value or residual value of such Improved Property, (ii) the
     cross-easements referenced in the penultimate sentence of this paragraph
     are permitted by Applicable Laws and Regulations, (iii) such Property has
     available to it the number of parking spaces equal to the greater of (x)
     those required by Applicable Laws and Regulations and (y) those that
     maintain the same ratio of Square Feet in such Property to parking spaces
     available to such Property after such Additions as existed before such
     Addition, (iv) there are no unindemnified tax consequences to the Owner
     Participant, (v) no Special Default or Lease Event of Default is continuing
     when construction of such Addition is commenced and (vi) the Lessee shall
     comply with Section 9.2(a)(iv). Notwithstanding the foregoing, no such
     Additions shall be constructed if such construction or any related events
     may result in material adverse tax consequences to the Owner Participant
     (regardless of whether the Owner Participant is indemnified for such
     adverse consequences) unless (A) the Lessee satisfies the Rating Test and
     (B) Owner Participant receives an opinion from counsel selected by the
     Lessee and reasonably acceptable to the Owner Participant, that there is at
     least "more likely than not" authority for the federal income tax position
     which the Lessee requests the Owner Participant to assume. Subject to the
     foregoing, Lessor agrees, at the Lessee's expense, to enter into
     appropriate cross-easements with respect to any such Addition and its
     related Improvements so that both properties can be effectively and
     efficiently utilized; provided, however, that any Addition constructed by
     Lessee pursuant to this paragraph (b) shall contain heating, ventilating,
     cooling and life safety facilities and equipment separate and distinct from
     the Improvements, and shall not interfere with or overburden any sewer,
     water, natural gas, electric, telephone and other utilities serving the
     Improvements. The use and operation of such Addition shall not unreasonably
     interfere with the use and operation of the Property (except to the extent
     the

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<PAGE>

     Improvements and the Addition share equipment, facilities and parking areas
     pursuant to appropriate cross-easements) and shall not materially increase
     the cost of the use and operation of the Improvements.

(c)  If the Lessee is prevented from constructing an Addition or Alteration to a
     Property as a result of the operation of Section 9.2(d)(z) or the proviso
     which follows Section 9.2(d)(z), the Lessee may exercise its rights set
     forth in clause (iii) of the first sentence of Section 9.3 of the
     Participation Agreement if within 90 days after the Lessee has Actual
     Knowledge that it has been so prevented it sends written notice to the
     Lessor, the Owner Participant and the Indenture Trustee exercising such
     right and specifying the date of purchase pursuant to such clause (iii);
     provided however, that the Lessee may not purchase such Property under such
     clause (iii) if (1) within 15 days of the date of Lessee's written notice
     of such exercise the Indenture Trustee and the Lessor each waive the
     requirements set forth in Section 9.2(d)(z) and the proviso that follows
     Section 9.2(d)(z) and, as a result, permit the Alteration or Addition to be
     constructed on such Property or (2) within 15 days of the date of Lessee's
     written notice of such exercise, the Lessor or Owner Participant elects to
     prepay the Allocable Portion of the Notes relating to such Property (and
     pay any related Redemption Premium pursuant to the Indenture it being
     agreed that such Redemption Premium shall be paid by the Lessee on the date
     specified in such election by the Lessee for the purchase of such
     Property), whereupon the Lessee may proceed to construct such Alteration or
     Addition, and such Property shall remain subject to this Lease and the
     Security Documents; provided that the Owner Participant or the Lessor may
     not so elect unless the Lessor or the Owner Participant shall have
     deposited with the Indenture Trustee funds sufficient to pay such Allocable
     Portion of the Notes and Redemption Premium in full on such date. There
     shall be no reduction of Basic Rent as a result of the prepayment
     contemplated in clause (2) of the immediately preceding proviso.

(d)  In the event an Addition or an Alteration would result in a decrease in
     value and/or residual value of a Property such that they would not be
     permitted pursuant to Section 9.2(a) or (b), the Lessee may nonetheless
     make such Addition or Alteration if (x) the other requirements of such
     Section 9.2(a) or (b) are satisfied, (y) the Lessee pays to the Lessor the
     present value of the amount of such diminution in residual value,
     discounted at 10.769% per annum, but grossed up so that the Owner
     Participant is whole on an After-Tax Basis and (z) the loan to value ratio
     for such Property does not increase above 90% when such Alteration or
     Addition is completed as determined before construction of such Addition or
     Alteration has commenced by comparing the Allocable Portion of the Notes
     for such Property to the expected Fair Market Sales Value of such Property
     after such Addition or Alteration, as determined by the Appraisal
     Procedure; provided that if at the time of the commencement of such
     Appraisal Procedure the Lessee making such Addition or Alteration does not
     satisfy the Rating Test then, if Notes are outstanding, no Addition or
     Alteration which decreases the value and/or residual value of a Property
     may be made; provided further that the preceding clause (z) and the
     preceding proviso shall only apply so long as the Notes originally issued
     under the Indenture remain outstanding and shall not apply during any
     period during which the maturity of such Notes has been extended for any
     reason. For the purpose of calculating the residual value pursuant to
     clause (x) above, each Property will be assumed to be terminated from this
     Lease on the date set forth in Schedule 2 or, if such calculation is being
     made following such date, on the next Anniversary on which such Property
     could be so terminated. The Lessee may not make such Additions or
     Alterations with respect to a Property if the aggregate payments made and
     to be made pursuant to this paragraph (before gross-up) will exceed 25% of
     the Lessor's Cost of such Property (as inflated in the same proportion that
     by CPI has increased from the month of June, 1997 to the most recent date
     prior to such payment as of which CPI has been published).

                                       23

<PAGE>

(e)  The Lessee shall make such Alterations to the Properties as may be required
     from time to time (i) to comply with all Applicable Laws and Regulations
     (subject to the contest rights set forth in Section 9.4) and with Section
     9.1 and (ii) following a Casualty, Condemnation or Event of Loss (in any
     instance where the provisions of Section 14.1(ii) shall apply), to restore
     the Improvements to their respective condition prior to a Casualty or
     Condemnation, and will maintain such Alterations as provided in Section 9.1
     hereof; provided that in the case of a Condemnation, the Lessee's
     obligation will be to restore the Improvements to such condition as close
     as possible under the circumstances to the condition prior to such
     Condemnation.

9.3  Title to Alterations

     Title to all Alterations shall without further act vest in the Lessor and
     shall be deemed to constitute a part of the related Property and be subject
     to this Lease in the following cases:

     (a)  such Alteration shall be in replacement of or in substitution for a
          portion of the Improvements;

     (b)  such Alteration shall be required to be made pursuant to the terms of
          Sections 9.1 or 9.2(e) hereof;

     (c)  such Alteration shall be Nonseverable;

     (d)  such Alteration shall be financed by or through the Lessor in
          accordance with Article XI of the Participation Agreement or
          otherwise; or

     (e)  such Alteration shall be Severable and is not removed by the Lessee
          upon the end of the Lease Term for the related Property.

     The Lessee shall, at the Lessor's request, execute and deliver any deeds or
     assignments reasonably necessary to evidence the vesting of such title in
     and to such Alterations in the Lessor. If such Alteration is not within any
     of the categories set forth in clauses (a) through (e) of this Section 9.3,
     then title to such Alteration shall vest in the Lessee or its designee.

9.4  Permitted Contests

     If, to the extent and for so long as (a) a test, challenge, appeal or
     proceeding for review of any Applicable Laws and Regulations relating to
     the use, operation or maintenance of the Properties or any Alterations to
     the Properties shall be prosecuted diligently and in good faith by the
     Lessee or (b) compliance with any Applicable Laws and Regulations shall
     have been excused or exempted by a valid nonconforming use permit, waiver,
     extension or forbearance, the Lessee shall not be required to comply with
     such Applicable Laws and Regulations as provided in this Article 9 or
     elsewhere in this Lease but only if and so long as no Special Default or
     Lease Event of Default shall have occurred and be continuing and such test,
     challenge, appeal, proceeding or noncompliance shall not involve (i) a
     material risk of foreclosure, sale, forfeiture or loss of any part of the
     Properties, (ii) a material risk of extending the ultimate imposition of
     such Applicable Laws and Regulations beyond the expiration of the related
     Property's Basic Term or then current Renewal Term, as the case may be,
     (iii) any risk of any criminal liability being imposed on the Lessor, the
     Owner Participant, the Indenture Trustee or the Pass Through Trustee, (iv)
     a material risk of any governmental or judicial action which might
     adversely affect the Lien of the Security Documents, or Lessor's ownership
     interests in the Properties or the value or utility of the

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<PAGE>

     Properties unless stayed during the pendency of any such test, challenge,
     appeal, proceeding or noncompliance, or (v) any material risk of material
     loss of enjoyment of, or material interference with, the use, possession or
     disposition of the Properties. Notwithstanding the foregoing, the
     Properties must be in compliance with Applicable Laws and Regulations at
     the time of any return of such Property to Lessor pursuant to Article 12
     hereof.

     The Lessor will not be required to join in any proceedings pursuant to this
     Section 9.4 unless a provision of any Applicable Laws and Regulations
     requires, or in the good faith opinion of the Lessee, it is helpful to the
     Lessee that such proceedings be brought by or in the name of Lessor. In any
     such event, the Lessor will join in the proceedings or permit them to be
     brought in its name if the Lessee pays all related reasonable expenses.
     Lessor, at the cost and expense of Lessee, shall use reasonable good faith
     efforts to cooperate with Lessee in any such contest.

9.5  Environmental Compliance

     Lessee shall:

     (a)  maintain the Properties in compliance with all applicable
          Environmental Laws;

     (b)  not cause or permit the manufacture, use, generation, transportation,
          treatment, storage, Release, or handling of any Hazardous Material at
          the Properties in violation of Environmental Law;

     (c)  cause its sublessees and/or its or their respective agents, employees,
          contractors and invitees to comply with all applicable Environmental
          Laws with respect to the Properties;

     (d)  within ten (10) Business Days of learning of any Environmental Claim
          in connection with the Properties, notify the Lessor in writing
          thereof and provide the Lessor any reasonably requested documents
          related thereto; and

     (e)  upon the Lessor's request, promptly provide or otherwise make
          available to the Lessor any records concerning the Properties which
          are required to be maintained under any Environmental Law and which
          the Lessee then possesses or can reasonably obtain.

10.  USE AND LOCATION

10.1 Location

     The Lessee shall not remove, or permit to be removed, the Improvements or
     any part thereof from the Properties without the prior written consent of
     the Lessor, except that, subject to Article 12 hereof, the Lessee or any
     other Person may remove (a) in accordance with the provisions of Section
     9.3, any Alteration with respect to which title has passed to or remained
     with the Lessee pursuant to such Section 9.3, (b) any Improvements if title
     to such Improvements shall have passed to the Lessee, (c) any part of the
     Improvements on a temporary basis for the purpose of repair or maintenance
     thereof, (d) any part of the Improvement which has been replaced by another
     part which has become subject to this Lease and the Lien of the Security
     Documents or (e) any part of the Improvement which has become obsolete to
     the Lessee, whereupon such obsolete part shall cease to be subject to this
     Lease and the Lien of the Security Documents; provided that in the case of
     this clause (e) (i) the aggregate value of all such removed parts not given
     to Lessor shall not exceed $5,000,000 (in the aggregate for purposes of
     this Lease, (ii) the

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<PAGE>

     Lessee will cause such removal to be performed diligently, in good faith
     and in a good and workmanlike manner and in compliance with all Applicable
     Laws and Regulations, and will promptly and fully repair all damage to the
     Properties caused by such removal and (iii) the Lessee shall have made such
     Alterations or adjustments to the Properties as are necessary to assure
     that the functions served by any such removed parts shall continue to be
     provided by other parts of the Properties.

10.2 Use

     The Lessee may use and occupy the Properties for any Permitted Uses.
     Permitted Uses shall mean any lawful purposes except that no use may be
     made (whether by the Lessee or any assignee or sublessee of the Lessee or
     otherwise) which: (a) is a public or private nuisance or which violates any
     Applicable Laws and Regulations upon or in any Property or any portion
     thereof, (b) would void any certificate of occupancy required for a
     Property, (c) involves the mining or removal of any oil, gas or minerals,
     (d) results in any violation of any Environmental Law that results in any
     Environmental Claims from which any material Environmental Damages become
     due and owing, or otherwise in any manner involves any Release of Hazardous
     Materials into the environment except in compliance with all applicable
     Environmental Laws and Governmental Actions issued pursuant to
     Environmental Laws or that makes it impossible to obtain, or results in the
     cancellation of or breach of any representation or restriction under the
     policies of insurance required by Articles 11 hereof; (e) is selling,
     renting or exhibiting pornographic material or other sexually explicit
     material (except as part of a magazine store customary for office
     buildings); or (f) is a massage parlor. Without limiting the foregoing,
     Lessee shall not permit the handling, processing, storage or disposal of
     Hazardous Materials on or at the Properties except to the extent incidental
     to or required for the conduct of a Permitted Use or a permitted
     Alteration, and then only in compliance with all applicable Environmental
     Laws.

11.  INSURANCE

11.1 Coverage

     Subject to the Lessee's rights of self-insurance set forth in this Section
     11.1, the Lessee shall maintain:

     (a)  standard all-risk property insurance covering the Improvements in an
          amount at least equal to the replacement cost of the Improvements, but
          not less than the outstanding principal balance of the Notes;

     (b)  "boiler and machinery" insurance with respect to damage (not insured
          against pursuant to Section 11.1(a) hereof) to the boilers, pressure
          vessels or similar apparatus located on the Properties for risks
          normally insured against under boiler and machinery policies;

     (c)  commercial general liability insurance including broad form
          contractual liability coverage with minimum combined single limits of
          $2,000,000 (except when the Security Documents shall no longer be in
          effect said limit shall be $1,000,000) for injury to or death of one
          or more Persons or damage to or destruction of property in any one
          occurrence;

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<PAGE>

     (d)  umbrella/excess liability insurance over the insurance required by
          subsection (c) with combined minimum coverage of $5,000,000 written on
          an occurrence form coverage basis;

     (e)  statutory workers' compensation insurance or qualified self-insurance;

     (f)  flood insurance with respect to those portions of the Properties that
          are located in areas identified by the Federal Emergency Management
          Agency as having special hazards; and

     (g)  builder's risk coverage during construction.

     The insurance required to be maintained pursuant to this Lease shall be no
     less favorable than that maintained on the Lessee's other properties and
     shall be written by companies of reputable standing.

     Any of the foregoing insurance coverages may be carried as a part of
     blanket policies, provided that (i) upon the Lessor's request, the insurer
     under such blanket policy(ies) shall certify to the Lessor and the
     Indenture Trustee any sublimits applicable to the Properties, which amounts
     shall not be less than those required by this Section 11.1; (ii) any such
     policy(ies) shall otherwise comply with the requirements of this Article
     11; and (iii) the protection afforded, except for the exhaustion of
     aggregate limits, under any such policy(ies) shall be no less than that
     which would have been afforded under a separate policy or policies relating
     only to the Properties.

     Notwithstanding the preceding provisions of this Section 11.1, the Lessee
     shall be entitled to self-insure and/or have deductibles against all risks
     described in Section 11.1(a)-(g) so long as the Lessee satisfies the Rating
     Test. In the event the Lessee fails in part or whole to carry insurance
     which complies with the requirements of this Article 11, if the Lessee is
     then entitled to self-insure the Lessee will not be deemed to be in breach
     of this Lease, but will be deemed to self-insure to the extent of such
     noncompliance. If the Lessee does not satisfy the Rating Test, then the
     amount of permitted self insurance and/or deductibles with respect to the
     Lessee shall not exceed $5,000,000 in the aggregate for the lines of
     insurance specified in Sections 11.1(a), (b), (f) and (g) and $5,000,000 in
     the aggregate for the lines of insurance specified in Sections 11.1(c), (d)
     and (e). To the extent the Lessee is not permitted to self-insure under the
     terms hereof, each insurer must have a claims paying ability rating of "A"
     or better from Duff & Phelps and "A" or better from Moody's, or if an
     insurer is not rated by Duff & Phelps or Moody's, it has an equivalent
     rating from at least one other nationally recognized statistical agency. In
     the event the Lessee does not satisfy the Rating Test (with the definition
     thereof modified to change the "BBB" referenced therein to "BBB-" and the
     "Baa2" referenced therein to "Baa3"), then the Lessee's maximum deductibles
     shall be the lesser of that described in the second preceding sentence or
     the standard deductible for comparable buildings in the same region as
     certified in writing by a national insurance broker or agency. The two
     preceding sentences shall be void and of no effect after the Security
     Documents are no longer in effect. The Lessor and the Owner Participant
     shall be entitled to maintain insurance coverage with respect to the
     Properties, provided that such insurance shall not increase the cost to the
     Lessee of carrying, or interfere with the ability of the Lessee to carry,
     insurance with respect to the Properties.

11.2 Policy Provisions

     Any insurance policy required to be maintained by the Lessee pursuant to
     Section 11.1 shall:

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<PAGE>

     (a)  specify the Lessee as the insured and the Lessor (in both its
          individual and trust capacities), the Owner Participant, the
          Co-Trustee, the Pass Through Trustee (in both its individual and trust
          capacities) and the Indenture Trustee (in both its individual and
          trust capacities) as additional insureds as to all such insurances
          (except the insurance described in Section 11.1(e));

     (b)  provide, in the case of insurance carried pursuant to Section 11.1(a)
          and (b), that all insurance proceeds in respect of any loss or
          occurrence (i) shall be adjusted with the Lessee, unless and only for
          so long as a Special Default or a Lease Event of Default shall be
          continuing, in which case such proceeds shall be adjusted solely with
          the Lessor and (ii) shall be payable (x) if no Special Default or
          Lease Event of Default is continuing, to the Lessee in accordance with
          Section 14.2, and (y) in all other circumstances unless and until the
          Indenture shall have been satisfied and discharged in accordance with
          Section 11.01 thereof, to the Indenture Trustee and thereafter, to the
          Lessor;

     (c)  provide that in respect of the interests of the Lessor, the
          Co-Trustee, the Owner Participant, the Pass Through Trustee and the
          Indenture Trustee, such policies shall not be invalidated by any
          action or inaction of the Lessee or any other Person (other than the
          Person making the claim thereunder) and shall insure the Lessor, the
          Co-Trustee, the Owner Participant, the Pass Through Trustee and the
          Indenture Trustee regardless of, and any claims for losses shall be
          payable notwithstanding:

          (i)  any act of negligence, including any breach of any condition or
               warranty in any policy of insurance, of the Lessee or any other
               Person (other than the Person making the claim thereunder);

          (ii) the occupation or use of the Properties for purposes more
               hazardous than permitted by the terms of the policies;

          (iii) any foreclosure or other proceeding or notice of sale relating
               to any of the Properties; and

          (iv) any change in the title to or ownership of any of the Properties
               after the Lessee and its insurance underwriter has notice of such
               change in title or ownership;

     (d)  provide that such insurance shall be primary insurance and that the
          insurers under such insurance policies shall be liable under such
          policies without right of contribution from any other insurance
          coverage effected by or on behalf of the Lessor, the Owner
          Participant, the Pass Through Trustee or the Indenture Trustee under
          any other insurance policies covering a loss that is also covered
          under the insurance policies maintained by the Lessee pursuant to this
          Article 11 and shall expressly provide that all provisions thereof,
          except the limits of liability (which shall be applicable to all
          insureds as a group) and liability for premiums (which shall be solely
          a liability of the Lessee), shall operate in the same manner as if
          there were a separate policy covering each insured;

     (e)  provide that any cancellation (except at the request of the Lessee)
          thereof shall not be effective as to the Lessee, the Lessor, the Owner
          Participant, the Pass Through Trustee and the Indenture Trustee until
          at least 30 days after receipt by the Lessee, the Lessor, the Pass
          Through Trustee and the Indenture Trustee of written notice thereof;

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<PAGE>

     (f)  waive any right of subrogation of the insurers against the Lessor, the
          Owner Participant, the Pass Through Trustee and the Indenture Trustee,
          and waive any right of the insurers to any setoff or counterclaim or
          any other deduction, whether by attachment or otherwise, in respect of
          any liability of the Lessor, the Owner Participant, the Pass Through
          Trustee and the Indenture Trustee; and

     (g)  provide that the whole or any part of the right, title and interest of
          the Lessor therein may be assigned to the Indenture Trustee.

11.3 Evidence of Insurance

     If the Lessee fails to satisfy the Rating Test at any time during the Lease
     Term, then the Lessee shall promptly (and in any event within 30 days)
     deliver to the Lessor, the Pass Through Trustee and the Indenture Trustee
     evidence of all insurance coverages as required by this Article 11 and
     annually thereafter until such time as the Lessee satisfies the Rating
     Test, the Lessee shall deliver to the Lessor, the Owner Participant, the
     Pass Through Trustee and the Indenture Trustee certificates of insurance
     evidencing the provisions described in Section 11.2(a) through (g) executed
     by the insurer or its duly authorized agent and stating that in the opinion
     of such issuer or its agent that such insurance complies with the
     provisions of this Article 11, and if the signer of such certificate is
     unwilling to make such statement on a full recourse basis, such certificate
     shall be accompanied by an Officer's Certificate of the Lessee which also
     certifies as to such matters.

12.  RETURN OF LEASED PROPERTY

     With the exception of any Properties which have been transferred, or leased
     under a FMV Lease or a Partial Occupancy Lease, to the Lessee pursuant to
     Article 3, 6, 14 or 19 of this Lease or Article IX of the Participation
     Agreement, the Lessee shall, on the expiration or earlier termination of
     this Lease with respect to a Property, and at its own expense, return such
     Property to the Lessor by surrendering the same into the possession of the
     Lessor free and clear of all Liens other than (i) Lessor Liens,
     Remainderman Liens, and Indenture Trustee Liens, (ii) Liens described in
     clauses (a), (f) or (g) (to the extent expressly permitted to survive
     termination of this Lease), of the definition of Permitted Liens except
     that solely for purposes of this sentence, clause (f)(z) of the definition
     of Permitted Liens shall be deemed to read: "(z) singly or in the aggregate
     do not (i) reduce, other than to a de minimis extent, the Fair Market Sales
     Value of the applicable Property, (ii) materially interfere with or result
     in a detriment to the conduct of the Lessee's business on the Properties
     pursuant to the Lease, (iii) impair, other than to a de minimis extent, the
     usefulness of the applicable Property or (iv) impair the Lessor's interest
     or the Owner Participant's interest or the Indenture Trustee's Lien on any
     portion of the Estate" and (iii) inchoate Liens for taxes which are not yet
     due, and in the condition required by this Lease (as modified by
     Alterations permitted by this Lease), ordinary wear and tear excepted;
     provided that any Improvements removed from the Properties pursuant to
     Section 10.1(c) shall have been returned to and reinstalled on such
     Properties. When the proposed parking facility (Parcel 2) located in St.
     Petersburg, Florida is returned to Lessor, it shall be free of asbestos and
     the office building, drive-through facilities, freestanding automated
     teller machines, and cash vault portion of such parking facility shall have
     been razed and all debris removed.

     Each Property when returned shall either be in "core and shell" condition
     or shall be in a condition such that such Property can be put to the same
     general use as such Property was used on the Closing Date (it being
     understood that a Property which is an office building may have retail
     space customary for the location of such Property) or, at the Lessee's
     election, if a Property

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<PAGE>

     is not then in either of such conditions, the Lessee may instead pay the
     Lessor in cash the reasonable cost of converting such Property to be in
     either such conditions, as the Lessee may elect (which payment shall
     include any expected loss of revenue to the Lessor during the time of
     conversion). If such cost cannot be agreed by the Lessor and the Lessee it
     shall be determined by the Appraisal Procedure.

     If the Lessee desires to remove any Severable Alteration from a Property
     during the 360 days prior to the return of such Property to Lessor (unless
     such return is a result of a Lease Event of Default, Event of Taking or
     Event of Loss), title to which is vested in Lessee pursuant to Section 9.3
     hereof, the Lessee shall give Lessor at least 90 days prior written notice
     and Lessor shall have the right to purchase any such Severable Alteration
     for its Fair Market Sales Value. Any such Alteration or other property of
     the Lessee which is not removed prior to the time of return shall, at
     Lessor's option, be removed by the Lessee at the Lessee's expense or become
     the property of Lessor and title thereto shall vest in Lessor.

13.  ASSIGNMENT

     The Lessee may (at the Lessee's expense) assign all of its right, title or
     interest in, to or under this Lease as to one or more Properties provided
     no Lease Event of Default or Special Default is then continuing. An
     assignment of the Lessee's rights under this Lease as to less than all of
     the Properties shall be effectuated by the execution by Lessor and the
     Lessee of an amendment of this Lease removing such Properties from the
     terms hereof and the execution and delivery of a separate lease of the
     Properties which are the subject of Lessee's assignment, which lease shall
     be on the same terms and conditions as this Lease except that Basic Rent
     and Stipulated Loss Values shall relate only to the Properties which are
     the subject of such assignment. In connection with any such assignment, the
     parties will negotiate such amendments to the Operative Documents as are
     necessary to effectuate the foregoing and the Lessee shall pay all parties'
     costs and expenses (including reasonable attorneys fees and expenses) in
     connection therewith. In the event of an assignment of all of the Lessee's
     rights under this Lease, the new lessee shall assume all of the Lessee's
     obligations hereunder. Notwithstanding any assignment by the Lessee, all
     obligations of the Lessee shall continue in full effect as obligations of a
     principal and not of a guarantor or surety, as though no assignment had
     been made. The Lessee will notify the Lessor and the Indenture Trustee of
     any such assignment and will provide the Lessor and the Indenture Trustee
     with a copy of such assignment at the Lessor's request.

14.  LOSS, DESTRUCTION, CONDEMNATION OR DAMAGE

14.1 Payment of Stipulated Loss Value on an Event of Loss

     If an Event of Loss shall occur with respect to a Property, the Lessee
     shall give the Lessor and the Indenture Trustee prompt written notice of
     such occurrence and the date thereof and the Lessee may elect one of the
     following options (it being agreed that (x) if the Lessee shall not have
     made the offer referred to in the following clause (i) within 60 days of
     the occurrence of the Event of Loss, the Lessee shall be deemed to have
     elected the option set forth in the following clause (ii) and (y) if it is
     impossible to restore, repair, replace or rebuild such Property, the Lessee
     must elect the following clause (i)):

          (i)  offer to purchase such Property from the Lessor on a Stipulated
               Loss Value Date not less than 90 or more than 270 days after the
               date such offer is made at a purchase price equal to the sum of
               (A) Stipulated Loss Value of such Property

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<PAGE>

               determined as of such Stipulated Loss Value Date, plus (B) all
               Supplemental Rent due and owing on such Stipulated Loss Value
               Date (including, without limitation, any transfer taxes and other
               expenses associated with such transfer which are indemnifiable
               under Article VIII of the Participation Agreement) plus (C) all
               Basic Rent due and owing on Rent Payment Dates on or prior to
               such Stipulated Loss Value Date (but not Basic Rent payable in
               advance on such Stipulated Loss Value Date), in which case the
               Lessor shall have 60 days from the date of receipt of the
               Lessee's offer to decide whether or not to accept such offer; or

          (ii) promptly, and in any event within 90 days of the occurrence of
               such Event of Loss, begin the process of restoring, repairing,
               replacing or rebuilding the Improvements which were damaged as a
               result of such Event of Loss and diligently pursue such
               rebuilding and repair so as to restore the affected Property or
               Properties to at least the value, residual value and useful life
               thereof immediately prior to the occurrence of such Event of Loss
               assuming such Property was in the condition required by this
               Lease. If the Lessee and the Lessor cannot agree as to such
               value, such value will be determined by the Appraisal Procedure.
               The Casualty Restoration Costs shall be paid first out of the
               Lessee's own funds to the extent the Casualty Restoration Costs
               exceed the Net Casualty Proceeds actually received and then out
               of the Net Casualty Proceeds.

     If the Lessee makes an offer to purchase a Property pursuant to Section
     14.1(i) and the Lessor accepts such offer or fails to respond to such offer
     within the 90-day period referenced in Section 14.1(i), the Lessee shall
     pay the purchase price specified in Section 14.1(i) to the Lessor on such
     Stipulated Loss Value Date; provided that any Net Casualty Proceeds then
     held by the Lessor or the Indenture Trustee shall be credited against such
     purchase price and any Net Casualty Proceeds remaining or collected after
     payment in full of all such amounts payable pursuant to Section 14.1(i)
     shall be paid to or retained by the Lessee. Upon payment in full of all
     amounts payable pursuant to Section 14.1(i), (w) subject to Section 11.01
     of the Indenture, such Property shall be released from the Lien of the
     Security Documents, (x) the Lease Term shall end with respect to such
     Property, (y) the obligations of the Lessee hereunder with respect to such
     Property (other than any obligations expressed herein as surviving
     termination of this Lease) shall terminate as of the date of such payment
     and (z) the Lessor shall transfer to the Lessee, or if the Lessee shall so
     designate, to the property damage insurer, without recourse or warranty but
     free and clear of Lessor Liens, all right, title and interest of the Lessor
     in, to and under such Property including all related Net Proceeds not
     otherwise retained by the Lessee or credited against the purchase price as
     provided above.

     In the event that the Lessor rejects the offer of the Lessee (which the
     Lessor may do only if it has deposited funds sufficient to pay all amounts
     due and owing on the Notes as of such Stipulated Loss Value Date), to
     purchase such Property as provided in clause (i) of this Section 14.1 at
     the purchase price stated therein, the following amount shall be paid to or
     retained (in the case of the proceeds of insurance) by the Lessor: the sum
     of (A) all insurance proceeds payable under the policy or policies of
     insurance required by this Lease, plus (B) an amount equal to the
     deductible under such policy or policies, plus (C) any amounts the Lessee
     has chosen to self-insure up to Stipulated Loss Value of such Property (the
     amounts described in clauses (A), (B) and (C) being collectively referred
     to as the Insurance Proceeds) plus (D) all Supplemental Rent then due, plus
     (E) accrued but unpaid Basic Rent due as of such date (but not Basic Rent
     payable in advance on

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<PAGE>

     the Stipulated Loss Value Date). Upon payment in full of such amount (1)
     the Lease Term shall end, and (2) the obligations of the Lessee hereunder
     (other than any obligations expressed herein as surviving termination of
     this Lease) with respect to the Property or Properties suffering such Event
     of Loss shall terminate as of the date of such payment. If the Lessor
     elects to reject the offer of the Lessee hereunder to purchase such
     Property pursuant to this Section 14.1, such notice of rejection shall be
     deemed effective only if it is countersigned by the Indenture Trustee if
     the Lien of the Security Documents is then in effect.

     If the Lessee elects Section 14.1(ii) with respect to a Property, the
     Lessee may request that the Owner Participant obtain (at the Lessee's
     expense) an opinion from counsel reasonably selected by Owner Participant
     to determine whether such election shall result in any amounts becoming due
     under the Tax Indemnification Agreement. The Owner Participant shall obtain
     such opinion within 30 days of such request. If (x) such opinion concludes
     that it is more likely than not that an amount in excess of $200,000 shall
     be so due or (y) Owner Participant does not obtain any such opinion within
     such 30 day period, the Lessee may, within 20 days of receipt of such
     opinion or of the end of such 30 days period, whichever is earlier, elect
     to offer to purchase such Property by payment of the amounts described in
     Section 14.1(i), whereupon the Lessor and the Lessee shall proceed as if
     the offer contemplated by Section 14.1(i) had been made.

14.2 Application of Payments When Lease Continues

     Payments (except for payments under insurance policies maintained other
     than pursuant to Article 11 of this Lease) received at any time by the
     Lessor, the Indenture Trustee or the Lessee from any Governmental Authority
     or other Person with respect to any Condemnation or Casualty to a Property
     or any part thereof or with respect to an Event of Loss not resulting in a
     termination of this Lease, shall (except to the extent Section 14.5
     applies) be paid to the Indenture Trustee and then immediately to the
     Lessee, to be applied, as necessary, for the repair or restoration of such
     Property and Improvements and any excess remaining thereafter shall, in the
     case of a Casualty or Event of Loss not resulting in a termination of this
     Lease, be retained by the Lessee, and, in the case of a Condemnation, to
     the extent the Lessee cannot rebuild and restore the affected Property to
     its value, residual value and useful life as existed immediately prior to
     such Condemnation, excess amounts shall be for the account of the Lessee
     and the Lessor, as their interests may appear. All such repair and
     restoration shall be effected by the Lessee in compliance with the
     requirements of Section 9.1 and Section 9.2.

     The Lessee shall maintain records for three years setting forth information
     relating to the receipt and application of payments in accordance with this
     Section 14.2. Such records shall be kept on file by the Lessee at its
     offices and shall be made available to the Lessor and the Indenture Trustee
     upon request.

     From and after a Condemnation, Casualty or Event of Loss and during or
     prior to any period of repair or rebuilding pursuant to this Article 14,
     this Lease will remain in full force and effect and Rent shall continue to
     accrue and be payable without abatement or reduction.

14.3 Payment of Stipulated Loss Value on an Event of Taking

     If an Event of Taking shall occur with respect to a Property, the Lessee
     shall give the Lessor, the Owner Participant, the Pass Through Trustee and
     the Indenture Trustee prompt written notice of such occurrence and the date
     thereof, and the Lessee shall offer to purchase the affected Property from
     the Lessor on a Stipulated Loss Value Date not less than 90 or more than
     270 days after the

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<PAGE>

     Event of Taking at a purchase price equal to the sum of (A) Stipulated Loss
     Value with respect to such Property determined as of such Stipulated Loss
     Value Date, plus (B) all Supplemental Rent due and owing on such Stipulated
     Loss Value Date (including, without limitation, any transfer taxes and
     other expenses associated with such transfer which are indemnifiable under
     Article VIII of the Participation Agreement), plus (C) all Basic Rent due
     and owing with respect to Rent Payment Dates on or prior to such Stipulated
     Loss Value Date (but not Basic Rent payable in advance on the Stipulated
     Loss Value Date). If the Lessor accepts such offer, or fails to respond to
     such offer within 90 days of its receipt of such notice, the Lessee shall
     pay the purchase price set forth in the preceding sentence on such
     Stipulated Loss Value Date, provided that the Net Condemnation Proceeds
     then held by the Lessor or the Indenture Trustee will first be allocated
     among the Lessee and Lessor as their interests appear and, second, the
     amounts allocated to the Lessee and the Lessor shall be applied in
     reduction of the Lessee's obligation to pay the purchase price for such
     Property, if not already paid by the Lessee, and the balance, if any, of
     the Net Condemnation Proceeds received or remaining thereafter shall be
     divided between the Lessor and the Lessee as their interests appear, or if
     the purchase price for such Property has already been paid by the Lessee,
     the Net Condemnation Proceeds shall be divided between the Lessor and the
     Lessee as their interests appear. If the Lessor rejects such offer within
     such 90-day period, the Net Condemnation Proceeds will first be allocated
     among the Lessee and the Lessor as their interests appear and, second, the
     amounts allocated to the Lessee and the Lessor shall be paid over to, and
     retained by, the Lessor up to said Stipulated Loss Value and any excess Net
     Condemnation Proceeds shall be divided between the Lessor and the Lessee as
     their interests may appear; provided that if the parties cannot agree upon
     such allocation of the excess Net Condemnation Proceeds, the Lessor and the
     Lessee agree to submit the matter to a mutually agreed upon method of
     arbitration. The Lessee may file a separate claim for its own losses (such
     as loss of fixtures, equipment and alterations owned by it) and moving and
     relocation expenses so long as such claim does not reduce the amount
     payable to the Lessor on account of its interest in the Properties. Upon
     distribution of the Net Condemnation Proceeds as provided in this Section
     14.3, in respect of amounts due under this Section 14.3, and payment of the
     sum of (A) all Supplemental Rent then due, plus (B) all Basic Rent-due on
     such date (but not Basic Rent payable in advance on the relevant Stipulated
     Loss Value Date), (1) the Lease Term shall end for such Property, (2) the
     obligations of the Lessee hereunder (other than any obligations expressed
     herein as surviving termination of this Lease) shall terminate with respect
     to the affected Property as of the date of such payment and (3) in the case
     of the purchase of the affected Property by the Lessee as provided in this
     Section 14.3, the Lessor shall transfer to the Lessee, or if the Lessee
     shall so designate, the condemning authority, without recourse or warranty
     but free and clear of Lessor Liens all right, title and interest of the
     Lessor in, to and under the affected Property shall be released from the
     Lien of the Security Documents, subject to Section 11.01 of the Indenture.
     If the Lessor elects to reject the offer of the Lessee hereunder to
     purchase such Property pursuant to this Section 14.3, it must prepay the
     Allocable Portion of the Notes with respect to such Property and the notice
     of rejection shall be deemed effective only if it is countersigned by the
     Indenture Trustee. Upon all payments due under this Section 14.3, with
     respect to a Property, (1) the Lease Term will end for such Property, and
     (2) the obligations of the Lessee hereunder (other than any obligations
     expressed herein as surviving termination of this Lease) with respect to
     such Property shall terminate.

14.4 Application of Certain Payments Not Relating to an Event of Taking

     In case of a Condemnation, this Lease shall remain in full force and
     effect, without any abatement or reduction of Basic Rent, and the Net
     Condemnation Proceeds shall, unless a Special Default or a Lease Event of
     Default has occurred and is continuing, be paid as set forth in Section
     14.2,

                                       33

<PAGE>

     except that any portion of the Net Condemnation Proceeds that was awarded
     with respect to the time period after the expiration or termination of the
     Lease Term shall be paid to the Lessor.

14.5 Other Dispositions

     Notwithstanding the foregoing provisions of this Article 14, so long as a
     Special Default or a Lease Event of Default shall have occurred and be
     continuing, any amount that would otherwise be payable to or for the
     account of, or that would otherwise be retained by, the Lessee pursuant to
     this Article 14 shall be paid to the Indenture Trustee (or to the Lessor
     after the Security Documents shall have been satisfied and discharged) as
     security for the obligations of the Lessee under this Lease and, at such
     time thereafter as no Special Default or Lease Event of Default shall be
     continuing, such amount shall be paid promptly to the Lessee.

14.6 Negotiations

     In the event any part of the Properties becomes subject to Condemnation or
     Event of Taking proceedings, the Lessee shall give notice thereof to the
     Lessor, the Pass Through Trustee and the Indenture Trustee promptly after
     the Lessee has knowledge thereof and shall control the negotiations with
     the relevant Governmental Authority unless a Lease Event of Default shall
     be continuing, in which case the Lessor shall control such negotiations;
     provided that in any event the Lessor and the Owner Participant may
     participate at the Lessee's expense in such negotiations, and no settlement
     will be made without Lessor's and Owner Participant's prior consent, not to
     be unreasonably withheld. The Lessee shall give to the Lessor, the Owner
     Participant, the Pass Through Trustee and the Indenture Trustee such
     information, and copies of such documents, which relate to such
     proceedings, or which relate to the settlement of amounts due under
     insurance policies required by Article 11, and are in the possession of the
     Lessee, as are reasonably requested by the Lessor, the Owner Participant,
     the Pass Through Trustee or the Indenture Trustee.

14.7 No Rent Abatement

     Rent shall not abate hereunder by reason of any Casualty, Event of Loss or
     Condemnation when this Lease does not terminate pursuant to the terms
     hereof, and the Lessee shall continue to perform and fulfill all of the
     Lessee's obligations, covenants and agreements hereunder notwithstanding
     such Casualty, Event of Loss or Condemnation.

14.8 Investment

     The Lessor agrees that, in accordance with Section 10.09 of the Indenture,
     to the extent the Lessor can control how any funds held by the Indenture
     Trustee pursuant to this Article 14 are invested, the Lessor shall follow
     the instructions of the Lessee with respect to the nature and timing of
     such investments unless a Special Default or a Lease Event of Default has
     occurred and is continuing.

15.  INTEREST CONVEYED TO LESSEE

     This Lease is an agreement of lease and the Lessor does not convey to the
     Lessee any right, title or interest in or to the Properties except as a
     lessee.

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<PAGE>

16.  SUBLEASE

16.1 Sublease Requirements

     The Lessee may sublease the Properties or any part thereof to any Person,
     on such terms and conditions as the Lessee may desire in its sole
     discretion, without the consent of the Lessor; provided, however, that (i)
     any such sublease shall not release the Lessee from any of its obligations
     or liabilities under this Lease of any nature whatsoever; (ii) any such
     sublease shall be expressly subject and subordinate to this Lease and the
     Lien of the Security Documents; (iii) no such sublease may be entered into
     if a Lease Event of Default or a Special Default has occurred and is
     continuing; (iv) any sublessee shall not be bankrupt at the inception of
     the sublease and shall be permitted to use the Properties only for the
     purposes permitted under this Lease; (v) any such sublease shall not
     increase the Lessor's, the Owner Participant's, the Indenture Trustee's or
     the Pass Through Trustee's exposure to the risk of Environmental Claims
     being made against it; and (vi) any such sublease of a Property or any
     portion thereof shall be for a term that does not extend beyond the Lease
     Term with respect to such Property (including any then exercised Renewal
     Terms). Notwithstanding the foregoing, any Existing Subleases shall not be
     subject and subordinate to this Lease or the Lien of the Security Documents
     and may, to the extent permitted under such Existing Sublease on the date
     of this Lease, extend beyond the Lease Term with respect to the related
     Property.

     Notwithstanding clauses (ii) and (vi) of the immediately preceding
     paragraph, the Lessee may enter into subleases which extend beyond the
     Lease Term (including any then exercised Renewal Term), provided that the
     following criteria are met at the inception of such sublease (the
     NonDisturbance Criteria):

          (i)  each such sublease agreement shall be in substantially the form
               of Exhibit B to this Lease; provided, however, that Lessor agrees
               to approve such reasonable variations in the form of such
               sublease agreement as are requested by Lessee on a case-by-case
               basis in order to facilitate specific subleases which otherwise
               satisfy the Non-Disturbance Criteria;

          (ii) the net effective rent, taking into account all economic terms,
               must be at least equal to the Fair Market Rental Value for
               comparable space in comparable buildings for a like term with a
               tenant of comparable financial creditworthiness;

          (iii)for subleases in excess of 20,000 Square Feet, the sublessee
               thereunder must provide evidence reasonably satisfactory to the
               Lessor that such sublessee has reasonably foreseeable financial
               ability to perform its obligations under the sublease;

          (iv) for subleases with Affiliates of the Lessee, the Lessor must
               consent, which consent will not be unreasonably withheld, or at
               the option of the Lessee, a third party independent appraiser
               acceptable to Lessee and Lessor must opine that the rents of the
               sublease comply with (ii) above;

          (v)  [reserved];

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<PAGE>

          (vi) the basic term of the sublease must not extend beyond 10 years,
               and any renewal terms must be at Fair Market Rental Value and
               must not extend, collectively, beyond an additional five years;

          (vii)basic and renewal rents under the sublease must be adjusted for
               CPI increases, or for a fixed increase of at least 2% per year,
               every five years, and basic rents of the sublease must not
               decrease;

          (viii) the present value of all rent concessions (including free rent,
               rent credits, rental abatements, tenant improvement allowances,
               moving allowances, space assumption or similar concessions or any
               other related transaction) during the basic term of the sublease
               must not exceed 20% of the present value (calculated using a
               discount rate equal to the Interest Rate, as adjusted for monthly
               compounding) of the scheduled basic rent payable during the basic
               term of the sublease;

          (ix) the sublease must include provisions that obligate the sublessee
               to pay its prorata share of operating expenses of the Property in
               accordance with relevant market practice at the time;

          (x)  sublease tenant improvements must not require extraordinary
               removal or modification to render the space usable by subsequent
               tenants;

          (xi) the sublessee's share of reserved parking spaces related to such
               Property, if any, must be no more than the sublessee's share of
               Square Feet in such Property; and

          (xii)the sublease must be subject to common area agreements governing
               parking and maintenance of parking areas.

     In the event that the Lessor and the Lessee cannot agree on whether any
     element of the Non-Disturbance Criteria has been satisfied, an independent
     third party agreed upon by the Lessor and the Lessee shall conclusively
     determine such issue. If such a third party is not agreed upon by both
     parties within 10 days of request therefor by either party, then either
     party may apply to the American Arbitration Association to appoint such a
     third party.

     If, in connection with any sublease, the Lessee requests that the Lessor
     confirm its agreement that the Non-Disturbance Criteria have been met, the
     Lessor shall respond in writing to any such request within 10 Business Days
     of receipt of such request. Such request, when made, shall be accompanied
     by copies of materials relevant to the determination that the
     Non-Disturbance Criteria have been met. If the Lessor does not respond to
     the Lessee's request in writing, either confirming that the Non-disturbance
     Criteria have been satisfied, or as described in the next sentence, by the
     end of such 10-Business-Day period, the Lessor shall be deemed to have
     confirmed that the Non-Disturbance Criteria have been met for all purposes
     under this Lease. If the Lessor expresses to the Lessee in writing within
     the relevant response period that, in the Lessor's opinion, one or more of
     the Non-disturbance Criteria have not been met, the Lessor must specify in
     such writing the reasons underlying such a conclusion in reasonable detail.

     If the Non-Disturbance Criteria are met, the Lessor and the Indenture
     Trustee irrevocably agree that, subject to the terms of the Subordination
     and Non-disturbance Agreement relating to such Senior Sublease, if any,
     notwithstanding the exercise by the Lessor and the Indenture Trustee of

                                       36

<PAGE>

     any rights under Article 19 (including but not limited to proceedings for
     eviction, termination or other enforcement action) or any termination of
     this Lease prior to the expiration of the Lease Term or any then exercised
     Renewal Term, the possession and other rights of the sublessee under such
     Senior Sublease shall not be disturbed or affected by the Lessor or the
     Indenture Trustee so long as no default by the sublessee exists under the
     terms of such Senior Sublease (after notice and an opportunity to cure, if
     any, as provided in the Senior Sublease). In the event of termination of
     this Lease as to any Property, all sublessees in such Property under Senior
     Subleases shall (unless such a default by such sublessee exists) continue
     as direct lessees from the Lessor, upon and subject to the terms and
     conditions of the Senior Sublease and such sublessees will attorn to the
     Lessor. Lessor shall deliver to the Lessee, for the benefit of the
     applicable sublessee under the Senior Sublease, within ten (10) Business
     Days after the Lessee's request, a confirmation of such attornment in favor
     of the Lessor, by executing a Subordination and Non-disturbance Agreement.

     When an Event of Default is continuing, the rights of the Lessor to
     determine whether Non-Disturbance Criteria have been satisfied, and to
     waive portions of such Non-Disturbance Criteria, shall be exercisable by,
     or subject to the approval of, the Indenture Trustee (or its agent), but
     otherwise such rights shall not be exercisable by or subject to the consent
     or approval of the Indenture Trustee (or its agent). The Indenture Trustee
     shall join in executing each Subordination and Nondisturbance Agreement
     whenever the Lessor does, upon request of Lessor, unless an Event of
     Default is then continuing.

     No sublease of a Property shall release the Lessee from any liability or
     from the performance of any of the Lessee's duties and obligations under
     this Lease and the other Operative Documents to which the Lessee is a
     party. If this Lease is terminated as to a certain Property, the Lessee
     shall not be liable to the Lessor for any obligations or responsibilities
     of any sublessees remaining in such Property, except to the extent such
     obligations arise from or relate solely to the sublessees' possession of
     such Property prior to the termination of this Lease with respect to such
     Property.

     The Lessee shall be entitled to retain any or all rent or other amounts
     paid under any sublease of the Properties during the Lease Term; provided
     that so long as a Lease Event of Default is continuing, the Lessee shall,
     if the Lessor so requests, direct sublessees to pay all rent or other
     amounts due under their subleases to the Lessor or as it may direct.

     In the event the Lessee exercises its rights under Section 6.1 hereof to
     terminate the Lease with respect to a Property, on the date on which
     Lessee's election to terminate becomes irrevocable, Lessor shall have the
     right, either itself or by agents engaged by Lessor (which engagement may
     occur by an assumption by Lessor of Lessee's leasing agency agreements, if
     any) to market any unleased space in such Property.

     Lessee shall not amend any Senior Sublease without the written consent of
     Lessor, Owner Participant and Indenture Trustee if such amendment results
     in a breach of any of the conditions listed in clauses (i)-(xii) above.
     Subject to the immediately preceding sentence, the Lessor shall, at
     Lessee's request, approve any amendment, modification, assignment,
     subletting, extension, renewal or prepayment of any sublease (with respect
     to which a Subordination and Non-disturbance Agreement is in effect) if the
     effect thereof does not result in a breach of any of the conditions listed
     in clauses (i)-(xii) above or any other provision of the Operative
     Documents to which the Lessee is a party.

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<PAGE>

16.2 Assignment of Subleases

(a)  Existing Subleases are hereby assigned by Lessor to Lessee for the Lease
     Term, and the Lessee assumes and agrees to perform each and every
     obligation of the landlord with respect to the Existing Subleases affecting
     the Properties, whether such obligations accrued prior to the Basic Term
     Commencement Date or accrue during the period from and after the Basic Term
     Commencement Date to the date such Existing Subleases are absolutely
     reassigned to Lessor as provided in Section 16.2(c) hereof.

(b)  The Lessee hereby collaterally reassigns to Lessor, as security for the
     performance of the Lessee's obligations hereunder, all of the Lessee's
     right, title and interest in and to (1) each Existing Sublease and (2) each
     and every sublease that the Lessee has entered into or may enter into with
     respect to any Property from time to time after the Original Closing Date
     and (3) any and all proceeds of any of the above, whether presently owned
     or hereinafter acquired and any future rights, benefits and claims arising
     therefrom (hereinafter clauses (1)-(3) collectively called the Assigned
     Subleases).

(c)  Upon the expiration of the Lease Term as to a Property, the Assigned
     Subleases in such Property shall automatically and without further action
     of the Lessor or the Lessee be reassigned to Lessor, in all cases free and
     clear of all Liens except Lessor Liens and Indenture Trustee Liens. Upon
     Lessor's request, Lessee shall execute an assignment of leases in form and
     substance reasonably satisfactory to Lessor confirming the foregoing.

(d)  The Lessee further acknowledges that the Lessor shall be further assigning
     the rights granted pursuant to this Section 16.2 to the Indenture Trustee
     under the Indenture.

(e)  Notwithstanding the assignment of rights and security interest granted in
     this Section 16.2, the Lessor agrees that, so long as no Lease Event of
     Default or Default under paragraph (e) of Article 18 is continuing, Lessee
     shall have the right to all rent, income and other sums becoming due and
     payable under the Assigned Subleases and the Lessor (and anyone claiming
     through the Lessor) shall not communicate or otherwise deal with (unless
     Lessee shall have given irrevocable notice of its right to terminate this
     Lease with respect to the applicable Property), or collect any rent from,
     any sublessee, or approach any sublessee for any acknowledgment of the
     assignment set forth in this Section 16.2 or receive any such
     acknowledgment.

(f)  Regardless of whether a Lease Event of Default or a Default under paragraph
     (e) of Article 18 is continuing, so long as the assignment made hereunder
     remains effective, the Lessor may exercise any inspection rights that the
     Lessee may have under a sublease.

16.3 Sublessor Improvements

     The Lessor agrees that for each Approved Sublease it shall reimburse the
     Lessee for the unamortized balance (computed without interest on a straight
     line basis over the basic term of such Approved Sublease, excluding
     renewals) of tenant improvement expenditures made by the Lessee in
     connection with such Approved Sublease; such balance to be calculated and
     reimbursed as of the date on which the Lessee surrenders possession to the
     Lessor of the Property which just before such surrender was subject to such
     Approved Sublease, whether such surrender occurs at the expiration or
     earlier termination of this Lease as it relates to such Property.

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<PAGE>

17.  INSPECTION, REPORTS AND NOTICES

17.1 Inspection

     Upon five days' prior notice (three days' prior notice if the Properties
     subject to the inspection (or any portion thereof) are being terminated
     from this Lease) to the Lessee, or in the case of emergency or while a
     Lease Event of Default is continuing upon reasonable notice, the Indenture
     Trustee, the Pass Through Trustee, the Lessor, the Owner Participant and
     their authorized representatives (the Inspecting Parties) may inspect, at
     their own expense and risk, the Properties other than any areas where
     proprietary information of the Lessee or any sublessee is retained in the
     ordinary course of business, but only in a manner so as to not unreasonably
     interfere with the Lessee's or any other occupant's business operations on
     the Properties and, if required by the Lessee, only when accompanied by a
     designated representative of the Lessee. The Inspecting Parties shall have
     no right to inspect the books, records or financial information of the
     Lessee (other than the books, records or financial information relating
     directly and primarily to the Properties, but only after material related
     to matters other than the Properties shall have been redacted from such
     documents). None of the Inspecting Parties shall have any duty to make any
     such inspection or inquiry and none of the Inspecting Parties shall incur
     any liability or obligation by reason of not making any such inspection or
     inquiry. None of the Inspecting Parties shall incur any liability or
     obligation by reason of making any such inspection or inquiry except for
     such Inspecting Party's gross negligence or willful misconduct.

17.2 Reports

     To the extent permissible, the Lessee shall prepare and file in a timely
     fashion, or, where the Lessor or the Owner Participant shall be required to
     file, the Lessee shall prepare and deliver to the Lessor or the Owner
     Participant, as applicable, within a reasonable time prior to the date for
     filing, any reports with respect to the condition or operation of the
     Properties that shall be required to be filed with any Governmental
     Authority.

17.3 Notices from Governmental Authorities

     The Lessor and the Owner Participant shall promptly provide the Lessee with
     copies of any communications received by the Lessor and the Owner
     Participant from any Governmental Authority relating to the Properties.

18.  LEASE EVENTS OF DEFAULT

     The following events shall constitute Lease Events of Default (whether any
     such event shall be voluntary or involuntary or come about or be effected
     by operation of law or pursuant to or in compliance with any judgment,
     decree or order of any court or any order, rule or regulation of any
     administrative or governmental body):

     (a)  the Lessee shall fail to make any payment of Basic Rent, Redemption
          Premium (arising as the result of the prepayment of any Secured Note
          pursuant to clauses (b), (c), (d) or (f) of Section 2.04 of the
          Indenture) or Stipulated Loss Value and such failure shall continue
          for five days after the date such payment was due;

     (b)  the Lessee shall fail to make any payment of any other Supplemental
          Rent not specifically set forth in paragraph (a) of this Article 18 or
          any other amount payable

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<PAGE>

          hereunder and such failure shall continue for a period of 30 days
          after notice of such failure to Lessee from the Lessor or the
          Indenture Trustee;

     (c)  the Lessee shall fail to maintain insurance in the amounts required by
          Section 11.1 or 11.2 hereof; provided, however, that if such failure
          is the result of the Lessee not obtaining the insurance required
          immediately following its downgrading below the Rating Test, such
          failure shall not constitute a Lease Event of Default unless such
          failure shall continue for 20 days;

     (d)  the Lessee shall fail to timely perform or observe any covenant,
          condition or agreement (not included in paragraph (a), (b) or (c) of
          this Article 18) to be performed or observed by it hereunder or under
          any other Operative Document to which the Lessee is a party (other
          than the Tax Indemnification Agreement) and such failure shall
          continue for a period of 30 days after Lessee receives written notice
          thereof from the Lessor or the Indenture Trustee; provided that the
          continuation of such failure shall not constitute a Lease Event of
          Default if (i) such failure is not reasonably curable within 30 days;
          (ii) the Lessee is diligently pursuing the cure of such default; (iii)
          such failure does not impair in any material respect the Lessor's
          ownership interest in the Properties or impair the Lien of the
          Security Documents; and (iv) such cure is completed within 270 days of
          Lessee's receipt of written notice of the default or by the end of the
          Lease Term, if earlier;

     (e)  the filing by the Lessee of any petition for dissolution or
          liquidation, conservatorship or receivership of the Lessee, or the
          commencement by the Lessee of any case under any applicable
          bankruptcy, insolvency or other similar law now or hereafter in
          effect, or the Lessee shall have consented to the entry of an order
          for relief under any such law, or the failure of the Lessee generally
          to pay its debts as such debts become due, or the failure by the
          Lessee promptly to satisfy or discharge any execution, garnishment or
          attachment of such consequence as will impair its ability to carry out
          its obligations under this Lease, or the appointment of or taking
          possession by a receiver, custodian or trustee (or other similar
          official) for the Lessee or any substantial part of its property, or a
          general assignment by the Lessee for the benefit of its creditors, or
          the entry by the Lessee into an agreement of composition with its
          creditors, or the Lessee shall have taken any corporate action in
          furtherance of any of the foregoing; or the filing against the Lessee
          of a petition in bankruptcy, insolvency or other similar law which
          results in an order for relief being entered or, notwithstanding that
          an order for relief has not been entered, the petition is not
          dismissed within 90 days of the date of the filing of the petition, or
          the filing under any law relating to bankruptcy, insolvency or relief
          of debtors of any petition against the Lessee for reorganization,
          conservatorship or receivership, composition, extension or arrangement
          with creditors which either (i) results in a finding or adjudication
          of insolvency of the Lessee or (ii) is not dismissed within 90 days of
          the date of the filing of such petition (the term dissolution or
          liquidation of the Lessee, as used in this paragraph (e), shall not be
          construed to include the cessation of the corporate existence of the
          Lessee resulting either from a merger or consolidation of the Lessee
          into or with another corporation or a dissolution or liquidation of
          the Lessee following a transfer of all or substantially all of its
          assets as an entirety, if the conditions permitting such actions
          contained in Section 5.1 of the Participation Agreement are
          satisfied); or

     (f)  any representation or warranty by the Lessee in any Operative Document
          to which the Lesee is a party (other than the Tax Indemnification
          Agreement) or in any certificate or document delivered to the Lessor
          or the Indenture Trustee pursuant to any Operative

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<PAGE>

          Document to which the Lessee is a party (other than the Tax
          Indemnification Agreement) shall have been materially incorrect when
          made and shall remain incorrect for 30 days after the Lessee's receipt
          of written notice thereof from the Lessor or the Indenture Trustee
          unless (i) such breach is curable and the Lessee is diligently
          attempting to cure such misrepresentation and (ii) such cure is
          completed within 270 days of receipt of such notice or the end of the
          Lease Term, if earlier;

19.  ENFORCEMENT

19.1 Remedies

     Upon the occurrence of any Lease Event of Default and at any time
     thereafter so long as the same shall be continuing, the Lessor may, at its
     option, by notice to the Lessee and the Indenture Trustee declare this
     Lease to be in default, and at any time thereafter so long as a Lease Event
     of Default is continuing the Lessor may exercise one or more of the
     following rights and remedies as the Lessor in its sole discretion shall
     determine:

     (a)  the Lessor may, by notice to the Lessee, terminate this Lease as to
          some or all of the Properties as of the date specified in such notice;
          however, (A) no reletting, reentry or taking of possession of the
          Properties by the Lessor will be construed as an election on the
          Lessor's part to terminate this Lease unless a written notice of such
          intention is given to the Lessee, (B) notwithstanding any reletting,
          reentry or taking of possession, the Lessor may at any time thereafter
          elect to terminate this Lease for a continuing Lease Event of Default,
          and (C) no act or thing done by the Lessor or any of its agents,
          representatives or employees and no agreement accepting a surrender of
          the Properties shall be valid unless the same be made in writing and
          executed by the Lessor;

     (b)  the Lessor may (i) demand that the Lessee, and the Lessee shall upon
          the demand of the Lessor, return the Properties promptly to the Lessor
          in the manner and condition required by, and otherwise in accordance
          with all of the provisions of, Articles 9 and 12 hereof as if the
          Properties were being returned at the end of the Lease Term, and the
          Lessor shall not be liable for the reimbursement of the Lessee for any
          costs and expenses incurred by the Lessee in connection therewith and
          (ii) without prejudice to any other remedy which the Lessor may have
          for possession of the Properties, enter upon the Properties and take
          immediate possession of the Properties (to the exclusion of the
          Lessee) and expel or remove the Lessee and any other Person who may be
          occupying the Properties (except any sublessee under Senior Subleases
          subject to an applicable Subordination and Non-Disturbance Agreement),
          by summary proceedings or otherwise, all without liability to the
          Lessee for or by reason of such entry or taking of possession, whether
          for the restoration of damage to property caused by such taking or
          otherwise and, in addition to Lessor's other damages, the Lessee shall
          be responsible for the reasonably necessary costs and expenses of
          reletting, including brokers' fees, marketing costs, legal fees and
          the costs of any repairs made by Lessor. The provisions of this
          Section 19.1(b) shall operate as a notice to quit and shall be deemed
          to satisfy any other requirement or provisions of Applicable Laws and
          Regulations which may require the Lessor to provide a notice to quit
          or of the Lessor's intention to reenter the Properties and any such
          requirements or provisions are hereby waived by the Lessee;

     (c)  the Lessor may sell all or any part of the Properties at public or
          private sale, as the Lessor may determine, free and clear of any
          rights of the Lessee and without any duty to account

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<PAGE>

          to the Lessee with respect to such action or inaction or any proceeds
          with respect thereto (except to the extent required by paragraph (f)
          below if the Lessor shall elect to exercise its rights thereunder) in
          which event the Lessee's obligation to pay Basic Rent hereunder for
          periods commencing after the date of such sale shall be terminated or
          proportionately reduced, as the case may be (except to the extent that
          Basic Rent is to be included in computations under paragraph (e) or
          (f) below if the Lessor shall elect to exercise its rights
          thereunder);

     (d)  to the extent permitted by Applicable Laws and Regulations, the Lessor
          may hold, keep idle or lease to others all or any part of the
          Properties as the Lessor in its sole discretion may determine, free
          and clear of any rights of the Lessee and without any duty to account
          to the Lessee with respect to such action or inaction or for any
          proceeds with respect to such action or inaction, except that the
          Lessee's obligation to pay Basic Rent from and after the occurrence of
          a Lease Event of Default shall be reduced by the net proceeds, if any,
          received by the Lessor from leasing the Properties previously leased
          to the Lessee to any Person other than the Lessee for the same periods
          or any portion thereof;

     (e)  the Lessor may, whether or not the Lessor shall have exercised or
          shall thereafter at any time exercise any of its rights under
          paragraph (b), (c) or (d) of this Article 19 with respect to one or
          more Properties, demand, by written notice to the Lessee, and specify
          a Stipulated Loss Value Date (the Final Payment Date) not earlier than
          25 days after the date of such notice, that the Lessee pays to the
          Lessor, on the Final Payment Date, as liquidated damages for loss of a
          bargain and not as a penalty (the parties agreeing that the Lessor's
          actual damages would be difficult to predict, but the aforementioned
          liquidated damages represent a reasonable approximation of such
          amount) (in lieu of Basic Rent due after the Final Payment Date), an
          amount equal to the sum of (A) all Supplemental Rent then due and
          owing plus all accrued Basic Rent unpaid as of the Final Payment Date
          other than, in the case where the Lessee pays all or any portion of
          Stipulated Loss Value to the Lessor pursuant to clauses (i), (ii) or
          (iii) below, the Basic Rent installment due and payable in advance on
          such Stipulated Loss Value Date, plus (B) whichever of the following
          amounts the Lessor, in its sole discretion, shall specify in such
          notice (together with interest on such amount at the Overdue Rate from
          the Final Payment Date specified in such notice to the date of actual
          payment):

          (i)  if a Property has not been sold, an amount equal to the excess,
               if any, of the Stipulated Loss Value of such Property, computed
               as of the Final Payment Date, over the Fair Market Sales Value of
               such Property as of the Final Payment Date (such Fair Market
               Sales Value to be determined by mutual agreement of the Lessor
               and the Lessee or if they cannot agree within 10 days after such
               notice by the Appraisal Procedure);

          (ii) an amount equal to the excess, if any, of the Stipulated Loss
               Value of a Property computed as of the Final Payment Date over
               the present value of the Fair Market Rental Value of such
               Property for the balance of the useful life of such Property
               discounted at the Interest Rate (as adjusted for monthly
               compounding) (such Fair Market Rental Value to be determined by
               mutual agreement of the Lessor and the Lessee or if they cannot
               agree within 10 days of such notice by the Appraisal Procedure);
               or

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<PAGE>

          (iii)the Stipulated Loss Value of a Property computed as of the Final
               Payment Date and upon payment of such amount, and the amount of
               any unpaid Rent referred to in Section 19.2, the Lessor shall
               convey to the Lessee all of the Lessor's right, title and
               interest in and to such Property without recourse or warranty,
               but free and clear of Lessor's Liens;

     (f)  if the Lessor shall have sold a Property pursuant to paragraph (c)
          above, the Lessor, in lieu of exercising its rights under paragraph
          (e) above, may, if it shall so elect, demand that the Lessee pay to
          the Lessor, and the Lessee shall pay to the Lessor, on the date of
          such sale, as liquidated damages for loss of a bargain and not as a
          penalty (the parties agreeing that the Lessor's actual damages would
          be difficult to predict, but the aforementioned liquidated damages
          represent a reasonable approximation of such amount) (in lieu of Basic
          Rent due for periods commencing on or after the Stipulated Loss Value
          Date coinciding with such date of sale (or, if the sale date is not a
          Stipulated Loss Value Date, the Stipulated Loss Value Date next
          preceding the date of such sale)), an amount equal to the sum of (1)
          all accrued and unpaid Basic Rent as of such Stipulated Loss Value
          Date other than, in the case where the Lessee pays all or any portion
          of Stipulated Loss Value on such Stipulated Loss Value Date, the Basic
          Rent installment due and payable in advance on such Stipulated Loss
          Value Date, plus (2) the amount of any excess of the Stipulated Loss
          Value of such Property, computed as of such Stipulated Loss Value
          Date, over the net proceeds of such sale, together with interest at
          the Interest Rate on such excess from such Stipulated Loss Value Date
          to the date of sale, plus (3) all Supplemental Rent then due and owing
          under this Lease, plus (4) interest at the Overdue Rate on all of the
          foregoing amounts from the date of such sale until the date of
          payment;

     (g)  the Lessor may exercise any other right or remedy that may be
          available to it under Applicable Laws and Regulations or in equity, or
          proceed by appropriate court action (legal or equitable) to enforce
          the terms hereof or to recover damages for the breach hereof. Separate
          suits may be brought to collect any such damages for any period of
          this Lease, and such suits shall not in any manner prejudice the
          Lessor's right to collect any such damages for any subsequent period
          of this Lease, or the Lessor may defer any such suit until after the
          expiration of the Basic Term or the then current Renewal Term, in
          which event such suit shall be deemed not to have accrued until the
          expiration of the Basic Term, or the then current Renewal Term; or

     (h)  the Lessor may retain and apply against the Lessor's damages, all sums
          which the Lessor would, absent such Lease Event of Default, be
          required to pay to, or turn over to, the Lessee pursuant to the terms
          of this Lease, including, without limitation, any sums which the
          Lessor may be required to pay to the Lessee under Section 14.5.

19.2 Survival of the Lessee's Obligations

     No termination of this Lease, in whole or in part, or repossession of any
     of the Properties or exercise of any remedy under Section 19.1 shall,
     except as specifically provided therein, relieve the Lessee of any of its
     liabilities and obligations hereunder. In addition, except as specifically
     provided therein, the Lessee shall be liable, except as otherwise provided
     above, for any and all unpaid Rent due hereunder before, after or during
     the exercise of any of the foregoing remedies, including all reasonable
     legal fees and other costs and expenses incurred by the Lessor, the Pass
     Through Trustee and the Indenture Trustee by reason of the occurrence of
     any Lease Event of Default or the exercise of the Lessor's remedies with
     respect thereto, and including all costs and

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<PAGE>

     expenses incurred in connection with the return of the Properties in the
     manner and condition required by, and otherwise in accordance with the
     provisions of, Articles 9 and 12 hereof as if such Properties were being
     returned at the end of the Lease Term. At any sale of the Properties or any
     part thereof or any other rights pursuant to Section 19.1, the Lessor, the
     Owner Participant or the Indenture Trustee may bid for and purchase such
     Properties.

19.3 Remedies Cumulative; No Waiver; Consents

     To the extent permitted by, and subject to the mandatory requirements of,
     Applicable Laws and Regulations, each and every right, power and remedy
     herein specifically given to the Lessor or otherwise in this Lease shall be
     cumulative and shall be in addition to every other right, power and remedy
     herein specifically given or now or hereafter existing at law, in equity or
     by statute, and each and every right, power and remedy whether specifically
     herein given or otherwise existing may be exercised from time to time and
     as often and in such order as may be deemed expedient by the Lessor, and
     the exercise or the beginning of the exercise of any power or remedy shall
     not be construed to be a waiver of the right to exercise at the same time
     or thereafter any right, power or remedy. No delay or omission by the
     Lessor in the exercise of any right, power or remedy or in the pursuit of
     any remedy shall impair any such right, power or remedy or be construed to
     be a waiver of any default on the part of the Lessee or to be an
     acquiescence therein. The Lessor's consent to any request made by the
     Lessee shall not be deemed to constitute or preclude the necessity for
     obtaining the Lessor's consent, in the future, to all similar requests. No
     express or implied waiver by the Lessor of any Lease Event of Default shall
     in any way be, or be construed to be, a waiver of any future or subsequent
     Lease Event of Default.

20.  RIGHT TO PERFORM FOR THE LESSEE

     If the Lessee shall fail to perform or comply with any of its agreements
     contained herein or in any other Operative Document to which the Lessee is
     a party, the Lessor may, on five Business Days' (one Business Day's in the
     case of an emergency) prior notice to the Lessee, but only if the Lessee is
     not diligently attempting to cure such failure, perform or comply with such
     agreement, and the Lessor shall not thereby be deemed to have waived any
     default caused by such failure, and the amount of such payment and the
     amount of the expenses of the Lessor (including reasonable attorney's fees
     and expenses) incurred in connection with such payment or the performance
     of or compliance with such agreement, as the case may be, together with
     interest thereon at the Overdue Rate, shall be deemed Supplemental Rent,
     payable by the Lessee to the Lessor upon demand. The provisions set forth
     in the preceding sentence shall not be construed as extending or modifying
     the cure periods otherwise provided under Article 18 with respect to Lease
     Events of Default.

21.  MISCELLANEOUS

21.1 Binding Effect; Successors and Assigns; Survival

     The terms and provisions of this Lease, and the respective rights and
     obligations hereunder of the Lessor and the Lessee, shall be binding upon
     their respective successors, legal representatives and assigns, and inure
     to the benefit of their respective permitted successors and assigns, and
     the express rights hereunder of the Indenture Trustee and the Pass Through
     Trustee shall inure (subject to such conditions as are contained herein) to
     the benefit of their respective permitted successors and assigns. The
     obligations of the Lessee (a) under Section 3.2 and (b) with respect to any
     Property or Properties terminated from this Lease, where such obligations
     referenced in

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<PAGE>

     clause (a) or (b) were accrued prior to the effectiveness of such
     termination, shall survive the termination of this Lease.

21.2 Quiet Enjoyment

     The Lessor covenants that it will not interfere in the Lessee's, and any
     permitted sublessee's, respective peaceful and quiet enjoyment of the
     Properties hereunder during the Lease Term, so long as no Lease Event of
     Default has occurred and is continuing, but subject in all cases to Section
     16.1; provided that the Lessor shall have no responsibility for the actions
     of the Indenture Trustee, the Pass Through Trustee or any Person claiming
     by, through or under either thereof or for any defects in or exceptions to
     title to the Properties other than those which are attributable to Lessor's
     Liens.

21.3 Notices

     Unless otherwise specifically provided herein, all notices, consents,
     demands, directions, approvals, instructions, requests and other
     communications required or permitted by the terms hereof to be given to any
     Person shall be given as provided in Section 12.3 of the Participation
     Agreement.

21.4 Severability

     Any provision of this Lease that shall be prohibited or unenforceable in
     any jurisdiction shall, as to such jurisdiction, be ineffective to the
     extent of such prohibition or unenforceability without invalidating the
     remaining provisions hereof and any such prohibition or unenforceability in
     any jurisdiction shall not invalidate or render unenforceable such
     provision in any other jurisdiction, and the Lessee shall remain liable to
     perform its obligations hereunder except to the extent of such
     unenforceability. To the extent permitted by Applicable Laws and
     Regulations, the Lessee hereby waives any provision of law that renders any
     provision hereof prohibited or unenforceable in any respect.

21.5 Amendment; Complete Agreements

     Neither this Lease nor any of the terms hereof may be terminated, amended,
     supplemented, waived or modified orally, but only by an instrument in
     writing signed by the party against which the enforcement of the
     termination, amendment, supplement, waiver or modification shall be sought.
     This Lease, together with the other Operative Documents, is intended by the
     parties as a final expression of their lease agreement and as a complete
     and exclusive statement of the terms thereof, all negotiations,
     considerations and representations between the parties having been
     incorporated herein and therein. No course of prior dealings between the
     parties or their officers, employees, agents or Affiliates shall be
     relevant or admissible to supplement, explain, or vary any of the terms of
     this Lease or any other Operative Document. Acceptance of, or acquiescence
     in, a course of performance rendered under this or any prior agreement
     between the parties or their Affiliates shall not be relevant or admissible
     to determine the meaning of any of the terms of this Lease or any other
     Operative Document. No representations, undertakings, or agreements have
     been made or relied upon in the making of this Lease other than those
     specifically set forth in the Operative Documents.

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<PAGE>

21.6 Headings

     The Table of Contents and headings of the various Articles and Sections of
     this Lease are for convenience of reference only and shall not modify,
     define or limit any of the terms or provisions hereof.

21.7 Counterparts

     This Lease may be executed by the parties hereto in separate counterparts,
     each of which when so executed and delivered shall be an original, but all
     such counterparts shall together constitute but one and the same
     instrument.

21.8 Governing Law

     This Lease shall in all respects be governed by, and construed in
     accordance with, the laws of the State of New York applicable to agreements
     made and to be performed entirely within such State, including all matters
     of construction, validity and performance, except laws governing conflicts
     of law, provided that to the extent the law of the jurisdiction where a
     Property is located requires that the laws of such jurisdiction apply to
     any aspect of this Lease, then to that extent such laws of such
     jurisdiction will so apply to such Property.

21.9 Apportionments

     Upon any termination of this Lease as to a Property, (a) there shall be
     apportioned, as of the date of such termination all items of income and
     expense, including but not limited to, all rents (including water or sewer
     rents), real estate taxes, assessments, insurance or other charges payable
     with respect to such Property; (b) the Lessee shall transfer to Lessor all
     security deposits (whether cash or other form of security) from any
     sublessee under Assigned Subleases, including Senior Subleases, (c) all
     contracts pertaining to the operation of such Property shall, at Lessor's
     option as to each such contract if it is assignable, be assigned to Lessor
     and assumed by Lessor or its designee, (d) Lessee shall undertake such
     other actions as are necessary or appropriate in connection with the
     termination of this Lease and the transfer of possession of the Property to
     Lessor, (e) the Lessee shall deliver to Lessor or its designee at least one
     complete set of as-built plans for the Improvements in Lessee's or its
     managing agent's possession and (f) the Lessee shall deliver to Lessor
     copies or originals of all books and records in Lessee's or its managing
     agent's possession pertaining to the operation of the Property.

21.10 Discharge of the Lessee's Obligations by its Sublessees

     The Lessor agrees that performance by any sublessee of the Lessee's
     obligations hereunder shall constitute performance by the Lessee of such
     obligations to the same extent and with the same effect hereunder as if
     such obligations were performed by the Lessee.

21.11 Nature of Lessor's Obligations

     Trust Company and the Co-Trustee are each parties to this Agreement solely
     in their respective capacities as trustee under the Trust Agreement
     (1997-D) and not in their individual capacities (except as expressly stated
     therein) and in no case shall Owner Participant, Trust Company or
     Co-Trustee (or any entity acting as successor trustee under the Trust
     Agreement (1997-D)) be personally liable for or on account of any of the
     statements, representations, warranties, covenants

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<PAGE>

     or obligations stated to be those of Lessor hereunder, all such liability,
     if any, being expressly waived by the parties hereto and any Person
     claiming by, through, or under any such party; provided, however, that
     Trust Company (or any such successor trustee) shall be personally liable
     hereunder for its own gross negligence or willful misconduct and for its
     breach of its covenants, representations and warranties contained herein,
     to the extent covenanted or made in its individual capacity.

21.12 Estoppel Certificates

     Each party hereto agrees that at any time and from time to time during the
     Lease Term, it will promptly, but in no event later than thirty (30) days
     after request by the other party hereto, execute, acknowledge and deliver
     to such other party or to any prospective purchaser (if such prospective
     purchaser has signed a purchase agreement, commitment or letter of intent
     to purchase the Properties or any part thereof), assignee or mortgagee or
     third party designated by such other party, a certificate stating (a) that
     this Lease is unmodified and in full force and effect (or if there have
     been modifications, that this Lease is in full force and effect as
     modified, and identifying the modification agreements); (b) the date to
     which Basic Rent has been paid; (c) whether or not there is any existing
     default by the Lessee in the payment of Basic Rent or any other sum of
     money hereunder, and whether or not, to the knowledge of the signer, there
     is any other existing default by either party with respect to which a
     notice of default has been served, and, if there is any such default,
     specifying the nature and extent thereof; (d) whether or not, to the
     knowledge of the signer, there are any setoffs, defenses or counterclaims
     against enforcement of the obligations to be performed hereunder existing
     in favor of the party executing such certificate and (e) other items that
     may be reasonably requested; provided that no such certificate may be
     requested unless the requesting party has a good faith reason for such
     request.

21.13 Granting of Easements

     If no Lease Event of Default has occurred and is continuing, the Lessor
     will join with the Lessee from time to time at the request of the Lessee
     (at the Lessee's sole cost and expense) to (a) subject to the terms of
     Sections 14.3 and 14.6, sell, assign, convey or otherwise transfer an
     interest in the Properties to any Person legally empowered to take such
     interest under the power of eminent domain, (b) grant easements, licenses,
     rights of way and other rights and privileges in the nature of easements,
     (c) release existing easements and appurtenances affecting the Properties,
     (d) subject to the terms of Sections 14.3 and 14.6, dedicate or transfer
     unimproved portions of the Properties for road, highway or other public
     purposes, (e) execute petitions to have the Properties annexed to any
     municipal corporation or utility district, (f) execute amendments to any
     covenants and restrictions affecting the Properties and (g) execute and
     deliver any instrument, in form and substance reasonably acceptable to the
     Lessor, necessary or appropriate to make or confirm such grants or releases
     to any Person, with or without consideration, but in all cases only if (1)
     the Lessor and the Indenture Trustee shall have received, together with the
     request from the Lessee to make such grant or release, (x) an Officer's
     Certificate of the Lessee stating that such grant or release does not
     interfere with the continued use of the Properties pursuant to this Lease
     and does not reduce the Fair Market Sales Value of the Properties except to
     a de minimis extent, and (y) an Officer's Certificate of the Lessee stating
     the consideration, if any, and that such consideration being paid for said
     sale, grant, easement, license, release, right of way, petition, amendment
     or other such instruments described in this paragraph, is in the opinion of
     the Lessee fair and adequate (such consideration, to the extent in the form
     of cash and/or tangible property, to be shared by the Lessor and the Lessee
     in proportion to their respective interests in the affected Properties) and
     (z) a duly authorized and binding undertaking of the Lessee, in form and

                                       47

<PAGE>

     substance reasonably satisfactory to the Lessor, to remain obligated under
     this Lease as though such easement, license, right-of-way or other right or
     privilege has not been granted or released, and to perform all obligations
     of the Lessor, grantor or party effecting the release or granting such
     easement or other interest under such instrument of grant or release during
     the Lease Term and (2) the statements in the certificates described in the
     preceding clauses (x) and (y) are accurate. Notwithstanding the foregoing,
     the Lessor shall not be required to grant to any Person an easement
     allowing access to and/or through any portion of the Properties the term of
     which exceeds the Lease Term; provided that this sentence shall not be
     construed to limit the rights of the Lessee to remove Severable
     Improvements and Alterations within a reasonable time beyond the Lease Term
     as provided in Article 12.

21.14 No Joint Venture

     Any intention to create a joint venture or partnership relation between the
     Lessor and the Lessee, is hereby expressly disclaimed.

21.15 No Accord and Satisfaction

     The acceptance by the Lessor of any sums from the Lessee (whether as Basic
     Rent or otherwise) in amounts which are less than the amounts due and
     payable by the Lessee hereunder is not intended, nor shall be construed, to
     constitute an accord and satisfaction of any dispute between the Lessor and
     the Lessee regarding sums due and payable by the Lessee hereunder, unless
     the Lessor specifically deems it as such in writing.

21.16 No Merger

     In no event shall the leasehold interest, estate or right of the Lessee
     hereunder, or of the Holder of any Notes secured by a security interest in
     this Lease, merge with any interests, estates or rights of the Lessor in or
     to the Properties, it being understood that such lease hold interest,
     estate and right of the Lessee hereunder, and of the Holder of any Notes
     secured by a security interest in this Lease, shall each be deemed to be
     separate and distinct from the Lessor's interests, estates and rights in or
     to the Properties, notwithstanding that any such interests, estates or
     rights shall at any time or times be held by or vested in the same Person;
     provided, however, that if all of such interests, estates or rights at any
     time shall be held by or vested in one Person, such Person may at its
     option effect a merger of such interests by written instrument clearly and
     specifically evidencing such intention.

21.17 Investment of Funds

     Any moneys held by the Lessor or the Indenture Trustee as security
     hereunder (to the extent not applied against the Lessee's obligations under
     the Operative Documents to which the Lessee is a party) at a time when a
     Lease Event of Default or Special Default exists shall, until paid to the
     Lessee or so applied, be invested by the Lessor in Permitted Investments,
     at the Lessee's risk and expense. All such amounts, including any gain
     (including interest received) realized as a result of any such investment
     (net of any fees, Taxes, commissions and other expenses, if any, incurred
     in connection with such investment) shall be reinvested, applied or paid
     over to the Lessee, at its direction, upon the Lessee's cure of its Lease
     Event of Default or Special Default.

                                       48

<PAGE>

21.18 True Lease

     This Lease is intended as, and shall constitute, an agreement of lease, and
     nothing herein shall be construed as conveying to the Lessee any right,
     title or interest in or to the Properties, except as a lessee.

21.19 Radon Disclosure

     Lessee is hereby advised that radon is a naturally occurring radioactive
     gas that, when it has accumulated in a building in sufficient quantities,
     may present health risks to persons who are exposed to it over time. Levels
     of radon that exceed federal and state guidelines have been found in
     buildings in Florida. Additional information regarding radon and radon
     testing may be obtained from your county public health unit. The foregoing
     disclosure is provided to comply with Florida law, is for informational
     purposes only and does not create any contingency or any representation,
     warranty or obligation of Lessor.

                                       49

<PAGE>

IN WITNESS WHEREOF, the undersigned have each caused this Lease Agreement to be
duly executed and delivered and their corporate seals to be hereunto affixed and
attested by their respective officers thereunto duly authorized as of the day
and year first above written.

SIGNED, SEALED AND
DELIVERED IN THE PRESENCE OF:

                                        U.S. BANK NATIONAL ASSOCIATION, not in
                                        its individual capacity, but solely as
                                        successor Owner Trustee to State Street
                                        Bank and Trust Company of Connecticut,
                                        National Association, under the Amended
                                        and Restated Trust Agreement (1997-D)
                                        dated as of May 23, 2003, as Lessor in
                                        states other than the Co-Trustee States
                                        and with the Co-Trustee, as applicable
                                        in the Co-Trustee States, as Lessor

                                        By:
-------------------------------------       ------------------------------------
Name:                                   Name:
                                        Title:

-------------------------------------
Name:

                                        PATRICK E. THEBADO, not in his
                                        individual capacity, but solely as
                                        successor Co-Trustee to Dori Anne
                                        Seakas, as successor Co-Trustee to Traci
                                        Hopkins, under the Amended and Restated
                                        Trust Agreement (1997-D) dated as of May
                                        23, 2003, with the Owner Trustee as
                                        applicable in the Co-Trustee States, as
                                        Lessor

                                        By:
-------------------------------------       ------------------------------------
Name:                                   Name:
                                        Title:

-------------------------------------
Name:

                                        BANK OF AMERICA, N.A.
                                        as Lessee

                                        By:
-------------------------------------       ------------------------------------
Name:                                   Name: Michael F. Hord
                                        Title: Associate General Counsel

-------------------------------------
Name:

                                       50

<PAGE>

* Receipt of this original Counterpart No. 1 of the foregoing Lease Agreement is
hereby acknowledged on      day of May, 2003.
                       ----

                                        WELLS FARGO BANK NORTHWEST,
                                        NATIONAL ASSOCIATION
                                        as Indenture Trustee

                                        By:
-------------------------------------       ------------------------------------
Name:                                   Name:
                                        Title:

-------------------------------------
Name:

*    This language contained in
     original Counterpart No. 1 only

                                       51

<PAGE>

                                    EXHIBIT A

                                FORM OF FMV LEASE

            [Form to be agreed to between the Lessor and the Lessee]

                                       52

<PAGE>

                                    EXHIBIT B

                                FORM OF SUBLEASE

                                       53

<PAGE>

                                    EXHIBIT C

                            FORM OF BANK BRANCH LEASE

                                       54

<PAGE>

                                    EXHIBIT D

                   FORM OF SUBORDINATION, NON-DISTURBANCE AND
                              ATTORNMENT AGREEMENT

                                       55

<PAGE>

                                    EXHIBIT E

                              FORM OF AFR SUBLEASE

            [Form to be agreed to between the Lessor and the Lessee]

                                       56

<PAGE>

                                    EXHIBIT F

                         FORM OF PARTIAL OCCUPANCY LEASE

            [Form to be agreed to between the Lessor and the Lessee]

                                       57

<PAGE>

                                   SCHEDULE 1

                                    [TO COME]

                                       58

<PAGE>

                          SCHEDULE 2

                                             Assumed
Property                                Termination Date
--------                                ----------------

Baltimore, MD - Calvert St.              June 10, 2004

Arlington, VA                            June 10, 2004

Columbia, SC                             June 10, 2004

Silver Spring, MD                        June 10, 2004

College Park (Southside), GA             June 10, 2004

Washington, DC                           June 10, 2004

St. Petersburg, FL                       June 10, 2004

Tucker (Northeast), GA                   June 10, 2009

Greensboro, NC                           June 10, 2009

Baltimore, MD - Charles St.              June 10, 2015

Richmond, VA - Villa Park                June 10, 2022

Norfolk, VA - Two Commercial             June 10, 2022

Richmond, VA - Bank of America Center    June 10, 2022

Norfolk, VA - Bank of America Center     June 10, 2022

                                       59

<PAGE>

                                   SCHEDULE 3

I.   Address:   Washington Office
                730 15th Street
                Washington, DC

     Land Description:   See Attached Appendix IA.

     List of Personal Property Subject to Lease (if any):   See Attached
                                                            Appendix IB.

     Lessor's Cost:   $15,590,499.

     Square Feet:   110,841

                                       60

<PAGE>

II.  Address:   St. Petersburg Operations Center
                830 Central Avenue
                St. Petersburg, FL

     Land Description:   See Attached Appendix IIA.

     List of Personal Property Subject to Lease (if any):   See Attached
                                                            Appendix IIB.

     Lessor's Cost:   $4,296,770.

     Square Feet:   83,108

                                       61

<PAGE>

IV.  Address:   Southside Center
                6000 Feldwood Road
                College Park, GA

     Land Description:   See Attached Appendix IVA.

     List of Personal Property Subject to Lease (if any):   See Attached
                                                            Appendix IVB.

     Lessor's Cost:   $14,798,688.

     Square Feet:   233,644

                                       62

<PAGE>

V.   Address:   Northeast Center
                2059 Northlake Parkway
                Tucker, GA

     Land Description:   See Attached Appendix VA.

     List of Personal Property Subject to Lease (if any):   See Attached
                                                            Appendix VB.

     Lessor's Cost:   $21,593,123.

     Square Feet:   248,024

                                       63

<PAGE>

VI.  Address:   Calvert Center
                225 North Calvert Street
                Baltimore, MD

     Land Description:   See Attached Appendix VIA.

     List of Personal Property Subject to Lease (if any):   See Attached
                                                            Appendix VIB.

     Lessor's Cost:   $10,396,422.

     Square Feet:   381,422

                                       64

<PAGE>

VII. Address:   Charles Street
                100 South Charles Street
                Baltimore, MD

     Land Description:   See Attached Appendix VIIA.

     List of Personal Property Subject to Lease (if any):   See Attached
                                                            Appendix VIIB.

     Lessor's Cost:   $45,788,074.

     Square Feet:   473,324

                                       65

<PAGE>

VIII. Address:  Veirs Mill
                12125 Veirs Mill Road
                Silver Spring, MD

     Land Description:   See Attached Appendix VIIIA.

     List of Personal Property Subject to Lease (if any):   See Attached
                                                            Appendix VIIIB.

     Lessor's Cost:   $1,598,688.

     Square Feet:   27,557

                                       66

<PAGE>

IX.  Address:   Triad Center
                4161 Piedmont Avenue
                Greensboro, NC

     Land Description:   See Attached Appendix IXA.

     List of Personal Property Subject to Lease (if any):   See Attached
                                                            Appendix IXB.

     Lessor's Cost:   $28,496,363.

     Square Feet:   359,652

                                       67

<PAGE>

X.   Address:   Columbia Control Center
                295 Greystone Boulevard
                Columbia, SC

     Land Description:   See Attached Appendix XA.

     List of Personal Property Subject to Lease (if any):   See Attached
                                                            Appendix XB.

     Lessor's Cost:   $6,198,807.

     Square Feet:   71,962

                                       68

<PAGE>

XI.  Address:   Arlington Main
                3401 Columbia Pike
                Arlington, VA

     Land Description:   See Attached Appendix XIA.

     List of Personal Property Subject to Lease (if any):   See Attached
                                                            Appendix XIB.

     Lessor's Cost:   $1,598,589.

     Square Feet:   25,624

                                       69

<PAGE>

XII. Address:   Building                 Garage

                Bank of America Center   Parking Garage
                One Commercial Place     One Commercial Place
                Norfolk, VA              Norfolk, VA

     Land Description:   See Attached Appendix XIIA.

     List of Personal Property Subject to Lease (if any):   See Attached
                                                            Appendix XIIB.

     Lessor's Cost:   $21,289,525.

     Square Feet:   339,904

                                       70

<PAGE>

XIII. Address:  Building                          Garage

                Bank of America Center Richmond   Shockoe Parking Garage
                1111 East Main Street             12th and Canal Street
                Richmond, VA                      Richmond, VA

     Land Description:   See Attached Appendix XIIIA.

     List of Personal Property Subject to Lease (if any):   See Attached
                                                            Appendix XIIIB.

     Lessor's Cost:   $50,592,725.

     Square Feet:   540,765

                                       71

<PAGE>

XIV. Address:   Two Commercial Place
                Two Commercial Place
                Norfolk, VA

     Land Description:   See Attached Appendix XIVA.

     List of Personal Property Subject to Lease (if any):   See Attached
                                                            Appendix XIVB.

     Lessor's Cost:   $19,692,844.

     Square Feet:   290,596

                                       72

<PAGE>

XV.  Address:   Villa Park
                8011 Villa Park
                Richmond, VA

     Land Description:   See Attached Appendix XVA.

     List of Personal Property Subject to Lease (if any):   See Attached
                                                            Appendix XVB.

     Lessor's Cost:   $68,095,628.

     Square Feet:   83,108

                                       73

<PAGE>

                                   Schedule 4
                            Basic Rent Payment Dates

         Rent Payment Date                  Basic Rent
         -----------------                  ----------

           June 10, 2003                       $0.00
           July 10, 2003                       $0.00
          August 10, 2003                      $0.00
        September 10, 2003                     $0.00
         October 10, 2003                      $0.00
         November 10, 2003                     $0.00
         December 10, 2003                     $0.00
         January 10, 2004                 $40,387,500.00
         February 10, 2004                     $0.00
          March 10, 2004                       $0.00
          April 10, 2004                       $0.00
           May 10, 2004                        $0.00
           June 10, 2004                       $0.00
           July 10, 2004                       $0.00
          August 10, 2004                      $0.00
        September 10, 2004                     $0.00
         October 10, 2004                      $0.00
         November 10, 2004                     $0.00
         December 10, 2004                     $0.00
         January 10, 2005                 $40,387,500.00
         February 10, 2005                     $0.00
          March 10, 2005                       $0.00
          April 10, 2005                       $0.00
           May 10, 2005                        $0.00
           June 10, 2005                       $0.00
           July 10, 2005                       $0.00
          August 10, 2005                      $0.00
        September 10, 2005                     $0.00
         October 10, 2005                      $0.00
         November 10, 2005                     $0.00
         December 10, 2005                     $0.00
         January 10, 2006                 $40,387,500.00
         February 10, 2006                     $0.00
          March 10, 2006                       $0.00
          April 10, 2006                       $0.00
           May 10, 2006                        $0.00
           June 10, 2006                       $0.00
           July 10, 2006                       $0.00
          August 10, 2006                      $0.00
        September 10, 2006                     $0.00
         October 10, 2006                      $0.00
         November 10, 2006                     $0.00
         December 10, 2006                     $0.00
         January 10, 2007                 $40,387,500.00
         February 10, 2007                     $0.00
          March 10, 2007                       $0.00
          April 10, 2007                       $0.00
           May 10, 2007                        $0.00
           June 10, 2007                       $0.00
           July 10, 2007                       $0.00
          August 10, 2007                      $0.00
        September 10, 2007                     $0.00
         October 10, 2007                      $0.00
         November 10, 2007                     $0.00
         December 10, 2007                     $0.00
         January 10, 2008                 $40,387,500.00
         February 10, 2008                     $0.00
          March 10, 2008                       $0.00
          April 10, 2008                       $0.00
           May 10, 2008                        $0.00
           June 10, 2008                       $0.00
           July 10, 2008                       $0.00
          August 10, 2008                      $0.00
        September 10, 2008                     $0.00
         October 10, 2008                      $0.00
         November 10, 2008                     $0.00
         December 10, 2008                     $0.00
         January 10, 2009                 $40,387,500.00
         February 10, 2009                     $0.00
          March 10, 2009                       $0.00
          April 10, 2009                       $0.00
           May 10, 2009                        $0.00
           June 10, 2009                       $0.00
           July 10, 2009                       $0.00
          August 10, 2009                      $0.00
        September 10, 2009                     $0.00
         October 10, 2009                      $0.00
         November 10, 2009                     $0.00
         December 10, 2009                     $0.00
         January 10, 2010                 $40,387,500.00
         February 10, 2010                     $0.00
          March 10, 2010                       $0.00
          April 10, 2010                       $0.00
           May 10, 2010                        $0.00
           June 10, 2010                       $0.00
           July 10, 2010                       $0.00
          August 10, 2010                      $0.00
        September 10, 2010                     $0.00
         October 10, 2010                      $0.00
         November 10, 2010                     $0.00
         December 10, 2010                     $0.00
         January 10, 2011                  $2,982,601.03
         February 10, 2011                     $0.00
          March 10, 2011                       $0.00
          April 10, 2011                       $0.00

                                       74

<PAGE>
         Rent Payment Date                  Basic Rent
         -----------------                  ----------

           May 10, 2011                        $0.00
           June 10, 2011                       $0.00
           July 10, 2011                       $0.00
          August 10, 2011                      $0.00
        September 10, 2011                     $0.00
         October 10, 2011                      $0.00
         November 10, 2011                     $0.00
         December 10, 2011                     $0.00
         January 10, 2012                      $0.00
         February 10, 2012                     $0.00
          March 10, 2012                       $0.00
          April 10, 2012                       $0.00
           May 10, 2012                        $0.00
           June 10, 2012                       $0.00
           July 10, 2012                       $0.00
          August 10, 2012                      $0.00
        September 10, 2012                     $0.00
         October 10, 2012                      $0.00
         November 10, 2012                     $0.00
         December 10, 2012                     $0.00
         January 10, 2013                      $0.00
         February 10, 2013                     $0.00
          March 10, 2013                       $0.00
          April 10, 2013                       $0.00
           May 10, 2013                        $0.00
           June 10, 2013                       $0.00
           July 10, 2013                       $0.00
          August 10, 2013                      $0.00
        September 10, 2013                     $0.00
         October 10, 2013                      $0.00
         November 10, 2013                     $0.00
         December 10, 2013                     $0.00
         January 10, 2014                      $0.00
         February 10, 2014                     $0.00
          March 10, 2014                       $0.00
          April 10, 2014                       $0.00
           May 10, 2014                        $0.00
           June 10, 2014                       $0.00
           July 10, 2014                       $0.00
          August 10, 2014                      $0.00
        September 10, 2014                     $0.00
         October 10, 2014                      $0.00
         November 10, 2014                     $0.00
         December 10, 2014                     $0.00
         January 10, 2015                      $0.00
         February 10, 2015                     $0.00
          March 10, 2015                       $0.00
          April 10, 2015                       $0.00
           May 10, 2015                        $0.00
           June 10, 2015                       $0.00
           July 10, 2015                       $0.00
          August 10, 2015                      $0.00
        September 10, 2015                     $0.00
         October 10, 2015                      $0.00
         November 10, 2015                     $0.00
         December 10, 2015                     $0.00
         January 10, 2016                      $0.00
         February 10, 2016                     $0.00
          March 10, 2016                       $0.00
          April 10, 2016                       $0.00
           May 10, 2016                        $0.00
           June 10, 2016                       $0.00
           July 10, 2016                       $0.00
          August 10, 2016                      $0.00
        September 10, 2016                     $0.00
         October 10, 2016                      $0.00
         November 10, 2016                     $0.00
         December 10, 2016                     $0.00
         January 10, 2017                      $0.00
         February 10, 2017                     $0.00
          March 10, 2017                       $0.00
          April 10, 2017                       $0.00
           May 10, 2017                        $0.00
           June 10, 2017                       $0.00
           July 10, 2017                       $0.00
          August 10, 2017                      $0.00
        September 10, 2017                     $0.00
         October 10, 2017                      $0.00
         November 10, 2017                     $0.00
         December 10, 2017                     $0.00
         January 10, 2018                      $0.00
         February 10, 2018                     $0.00
          March 10, 2018                       $0.00
          April 10, 2018                       $0.00
           May 10, 2018                        $0.00
           June 10, 2018                       $0.00
           July 10, 2018                       $0.00
          August 10, 2018                      $0.00
        September 10, 2018                     $0.00
         October 10, 2018                      $0.00
         November 10, 2018                     $0.00
         December 10, 2018                     $0.00
         January 10, 2019                      $0.00
         February 10, 2019                     $0.00
          March 10, 2019                       $0.00
          April 10, 2019                       $0.00
           May 10, 2019                        $0.00
           June 10, 2019                       $0.00
           July 10, 2019                       $0.00
          August 10, 2019                      $0.00
        September 10, 2019                     $0.00
         October 10, 2019                      $0.00
         November 10, 2019                     $0.00
         December 10, 2019                     $0.00
         January 10, 2020                      $0.00
         February 10, 2020                     $0.00
          March 10, 2020                       $0.00
          April 10, 2020                       $0.00
           May 10, 2020                        $0.00
           June 10, 2020                       $0.00
           July 10, 2020                       $0.00
          August 10, 2020                      $0.00
        September 10, 2020                     $0.00
         October 10, 2020                      $0.00
         November 10, 2020                     $0.00
         December 10, 2020                     $0.00
         January 10, 2021                      $0.00
         February 10, 2021                     $0.00
          March 10, 2021                       $0.00
          April 10, 2021                       $0.00
           May 10, 2021                        $0.00
           June 10, 2021                       $0.00
           July 10, 2021                       $0.00
          August 10, 2021                      $0.00
        September 10, 2021                     $0.00
         October 10, 2021                      $0.00
         November 10, 2021                     $0.00
         December 10, 2021                     $0.00
         January 10, 2022                      $0.00
         February 10, 2022                     $0.00
          March 10, 2022                       $0.00
          April 10, 2022                       $0.00
           May 10, 2022                        $0.00

                                       75

<PAGE>

                                                                    Appendix A
                                                                  (to Indenture)

                                   DEFINITIONS

         In each Operative Document, unless the context otherwise requires:

                   (a) any term defined below by reference to another instrument
         or document shall continue to have the meaning ascribed thereto whether
         or not such other instrument or document remains in effect;

                   (b) words importing the singular include the plural and vice
         versa;

                   (c) words importing a gender include any gender;

                   (d) a reference to a part, clause, party, section, article,
         exhibit or schedule is a reference to a part and clause of, and a
         party, section, article, exhibit and schedule to, such Operative
         Document;

                   (e) a reference to any statute, regulation, proclamation,
         ordinance or law includes all statutes, regulations, proclamations,
         ordinances or laws varying, amending, consolidating or replacing them,
         and a reference to a statute includes all regulations, proclamations
         and ordinances issued or otherwise applicable under that statute;

                   (f) a reference to a document includes an amendment or
         supplement to, or replacement or novation of, that document;

                   (g) a reference to a party to a document includes that
         party's successors and permitted assigns; and

                   (h) "hereof," "herewith," "hereunder," "hereby" and similar
         terms refer to the document in which they appear as a whole, unless the
         context or specific wording provides or requires otherwise.

         "Actual Knowledge" shall mean, (i) as it applies to the Lessor, the
Recourse Guarantor, the Pass Through Trustee or the Indenture Trustee, actual
knowledge of, including any written notices received by, an officer of the
Lessor, the Recourse Guarantor, the Pass Through Trustee or the Indenture
Trustee, as the case may be and (ii) as it applies to the Lessee or the Owner
Participant, actual knowledge of, including any written notices received by, the
President, any Vice President, the Treasurer or the Secretary or any other
officer thereof; provided that any party shall be deemed to have "actual
knowledge" of any matter as to which such Person has been given notice by any
party to any Operative Document in accordance with the terms thereof.

         "Addition" has the meaning specified in Section 9.2(b) of the Lease.

         "Additional Basic Rent" has the meaning specified in Section 3.1(b) of
the Lease.

<PAGE>

         "Additional Notes" has the meaning specified in Section 11.1(b) of the
Participation Agreement.

         "Address" shall mean:

                   (a) with respect to the Lessor, c/o U.S. Bank National
         Association, 225 Asylum Street, 23rd Floor, EX-CT-SS, Hartford,
         Connecticut 06103, Attention: Corporate Trust Department, with a copy
         to c/o U.S. Bank National Association, EX-MA-FED, One Federal Street,
         3rd Floor, Boston, Massachusetts 02110, Attention: Patrick E. Thebado;

                   (b) with respect to Lessee, Bank of America, N.A.,
         TransAmerica Building, 525 North Tryon, 3rd Floor, Charlotte, North
         Carolina 28255, Attention: Real Estate Services; and, with copies to
         Bank of America, N.A., 901 Main Street, 68th Floor, Dallas, Texas
         75202, Attention: Michael F. Hord;

                   (c) with respect to the Indenture Trustee and Pass Through
         Trustee, 299 South Main Street, Salt Lake City Utah 84111, Attention:
         Corporate Trust Department, Bank of America, N.A. 2003-A, with copies
         to M. John Ashton, Ray, Quinney & Nebeker, 79 South Main Street, Suite
         500, Salt Lake City, Utah 84111;

                   (d) with respect to the Owner Participant, First States
         Investors 3500, LLC, 1725 The Fairway, Jenkintown, Pennsylvania 19046;

                   (e) with respect to the Owner Trustee or the Co-Trustee, c/o
         Lessor at its Address;

                   (f) with respect to the Recourse Guarantor, c/o Owner
         Participant at its Address; and

                   (g) with respect to the Residual Value Insurer, 177 Broad
         Street, Ninth Floor, Stamford, Connecticut 06901.

         "Affiliate" of any Person shall mean any other Person directly or
indirectly controlling, controlled by or under common control with, such Person.
For purposes of this definition, the term "control" (including the correlative
meanings of the terms "controlling," "controlled by" and "under common control
with"), as used with respect to any Person, shall mean the possession, directly
or indirectly, of the power to direct or cause the direction of the management
policies of such Person, whether through the ownership of voting securities or
by contract or otherwise, provided (but without limiting the foregoing) that no
pledge of voting securities of any Person without the current right to exercise
voting rights with respect thereto shall by itself be deemed to constitute
control over such Person.

         "AFR Sublease" shall mean any sublease entered into pursuant to Section
6.1(f) of the Lease.

                                      -2-

<PAGE>

         "After-Tax Basis" shall mean, with respect to any payment received or
accrued by any Person, the amount sufficient to hold such Person and any
Affiliate thereof harmless from all Taxes actually required to be paid with
respect to the receipt or accrual of such payment and such amount, including
interest and penalties in connection therewith, and after taking into account
any deductions to which such Person and any Affiliate thereof is entitled as a
result of the payment of such Taxes or the event or circumstance giving rise to
such payment; provided that for purposes of this definition, it shall be assumed
that the Owner Participant is subject to United States federal income tax at the
highest marginal corporate income tax rate then in effect and to state and local
income taxes at the actual composite state and local income tax rate applicable
for the relevant tax year to the Owner Participant (as certified by the Owner
Participant).

         "Allocable Portion" of the Notes as of any date with respect to a
Property subject to the Lease shall mean a fraction of the principal amount of
the Notes, the numerator of which is the Lessor's Cost of such Property and the
denominator of which is the Assumed Lessor's Cost.

         "Alterations" shall mean, with respect to any Property, alterations,
improvements, modifications and additions to such Property.

         "Anniversary" shall mean June 10, 2004, June 10, 2009 or June 10, 2015,
which are, respectively, the seventh, twelfth and eighteenth anniversaries of
the Original Closing Date.

         "Applicable Laws and Regulations" or "Applicable Laws" shall mean all
existing and future applicable laws, rules, regulations, statutes, treaties,
codes, ordinances (including with respect to zoning), Governmental Actions,
permits, certificates, orders and licenses of and interpretations by any
Governmental Authorities, and applicable judgments, decrees, injunctions, writs,
orders or like action of any court, arbitrator or other administrative, judicial
or quasi-judicial tribunal or agency of competent jurisdiction (including those
pertaining to health, safety or the environment and those pertaining to the
construction, use or occupancy of the Properties) and any restrictive covenant
or deed restriction or easement of record affecting the Properties, including
without limitation Environmental Laws.

         "Appraisal" shall mean the appraisal delivered pursuant to Section
3.1(n) of the Participation Agreement.

         "Appraisal Procedure" shall mean the procedure described in this
definition for establishing the value, period, amount or other matter the
subject of an appraisal. If either of the two parties involved shall determine
that a value, period, amount or other matter to be determined under the Lease or
any other Operative Document cannot timely be established by agreement, such
party shall appoint an MAI appraiser and give written notice thereof to the
other party, which shall appoint an MAI appraiser within 10 days after receipt
of such notice. If such other party does not appoint an MAI appraiser within
such 10-day period, the determination of the first MAI appraiser made within 30
days after the failure to appoint a second MAI appraiser shall be conclusive and
binding on the two parties involved. If within 30 days after appointment of the
second of the two MAI appraisers, such MAI appraisers are unable to agree upon
the value, period, amount or other matter in question, they jointly shall
appoint a third appraiser within 10 days thereafter, or, if they do not do so,
either party may request the American

                                       -3-

<PAGE>

Arbitration Association, or any organization successor thereto, to appoint the
third appraiser from a panel of MAI appraisers with at least five years'
experience in the valuation of properties similar to the Property in the state
where the relevant Property is located, or if such MAI appraiser is a nationally
recognized appraisal firm, with at least five years experience appraising
properties similar to such Property in the general vicinity where the relevant
Property is located. The decision of the third MAI appraiser shall be given
within 30 days after his appointment. The value, period, amount or other matter
to be determined shall be the average of the two closest appraised values,
periods, amounts or determinations, as the case may be, and shall be conclusive
and binding on the parties, provided that if the highest appraisal and the
lowest appraisal are equidistant from the third appraisal, the third appraisal
shall be binding on the parties. Each MAI appraiser appointed as herein provided
shall be sworn fairly and impartially to perform its duties. Each party shall
pay the fees and expenses of the MAI appraiser selected by it and the
obligations to pay the fees and expenses of the third MAI appraiser incurred in
connection with any Appraisal Procedure shall be divided equally between the two
parties, provided, however, that the fees and expenses of all such MAI
appraisers incurred in connection with an Appraisal Procedure relating to an
exercise of remedies under the Lease shall be borne exclusively by the Lessee;
provided further however, that if any value or amount to be determined requires
establishing a discount rate, investment rate, yield rate or other financial
concept (a "Financial Rate"), such rate shall be determined by a financial
intermediary or investment banker knowledgeable in such investments. In each
case where a Financial Rate is required, the term appraiser used in this
definition used herein shall mean "appraiser and financial intermediary". The
appraiser shall determine the value, period, amount or other matter and the
financial intermediary shall determine the Financial Rate. The two
determinations shall be combined in the normal fashion for such investments to
determine the value, period, amount or determination.

         "Appraiser" means the Person preparing the Appraisal.

         "Approved Sublease" shall mean any sublease entered into by the Lessee
with respect to any Property or portion thereof if either (i) such sublease
satisfies the Non-Disturbance Criteria or (ii) the rent under the sublease, the
tenant improvement allowances thereunder and the other material economic and
non-economic terms of such sublease were approved in writing by the Lessor; it
being understood that it shall be in the Lessor's sole discretion as to whether
it shall approve the material terms of any sublease.

         "Assigned Subleases" shall have the meaning set forth in Section
16.2(b) of the Lease.

         "Assignments of Warranties" shall mean the Assignments of Warranties
dated as of June 4, 1997 by EBC Associates or Nations Bank Corporation in favor
of Lessor.

         "Assumed Lessor's Cost" shall, in connection with a Terminating Event,
mean the Lessor's Cost of all Properties which are subject to the Lease at the
moment immediately preceding such Terminating Event assuming the maximum amount
of Lessor's Cost of Properties had been terminated from the Lease pursuant to
Section 6.1 thereof.

         "Average Annual Rent Factor" shall mean 8.56077454%.

                                       -4-

<PAGE>

         "Bank Branch Lease" shall mean a lease substantially in the form of
Exhibit C to the Lease between the Lessee and Lessor or the Termination
Transferee, if applicable, and entered into pursuant to Section 6.1(c) of the
Lease.

         "Bank Branch Properties" shall mean the Properties located at 830
Central Avenue, St. Petersburg, FL, Nations Bank Center, 111 E. Main Street,
Richmond, VA, Viers Mill, Silver Springs, MD, One Commercial Place, Norfolk, VA,
Arlington Main, Arlington, VA, 100 S. Charles Street, Baltimore, MD and 730 15th
Street, Washington, D.C.

         "Bankruptcy Code" shall mean Title 11 of the United States Code,
entitled "Bankruptcy," as amended from time to time.

         "Basic Rent" shall mean, for the Basic Term, the rent payable pursuant
to Section 3.1 of the Lease and, for any Renewal Term, the rent payable pursuant
to Article V of the Lease.

         "Basic Term" with respect to a Property shall mean with respect to the
Lease (a) the period commencing on the Original Closing Date and ending on the
Basic Term Expiration Date or (b) such shorter period as may result from earlier
termination of the Lease with respect to such Property as provided in the Lease.

         "Basic Term Commencement Date" shall mean with respect to the Lease,
the Original Closing Date.

         "Basic Term Expiration Date" shall mean with respect to the Lease, June
10, 2022.

         "Beneficial Interest" shall have the meaning set forth in Section 7.4
of the Participation Agreement.

         "Beneficial Owner" means the owner of a Beneficial Interest.

         "Board of Directors", with respect to a corporation, means either the
Board of Directors or any duly authorized committee of that Board which pursuant
to the by-laws of such corporation has the same authority as that Board as to
the matter at issue.

         "Business Day" shall mean any day other than a Saturday, Sunday or
other day on which banks are required to be closed in New York, New York,
Charlotte, North Carolina, Salt Lake City, Utah or Chicago, Illinois.

         "Call Report" shall have the meaning set forth in Section 5.3(b) of the
Participation Agreement.

         "Carryover Property" shall have the meaning set forth in Section 6.1(b)
of the Lease.

         "Casualty" shall mean an event of damage or casualty relating to all or
part of a Property which does not constitute an Event of Loss of such Property.

                                       -5-

<PAGE>

         "Casualty Restoration Costs" shall mean the cost of rebuilding,
replacing, repairing and/or restoring the Improvements following the occurrence
of a Casualty or an Event of Loss.

         "Certificate" shall mean a Pass Through Certificate.

         "Certificate Owner" or "Certificate holder" shall mean a beneficial
owner of a Certificate.

         "Certificate Purchase Agreement" shall mean that certain Certificate
Purchase Agreement dated as of May 23, 2003 by and between the Pass Through
Trust and the Purchasers thereto.

         "Claims" shall mean liabilities, obligations, damages, losses, demands,
penalties, fines, claims, actions, suits, judgments, settlements, utility
charges, costs, expenses and disbursements (including, without limitation,
reasonable legal fees and expenses and costs of investigation) of any kind and
nature whatsoever, including without limitation any Environmental Claims.

         "Closing" shall mean the transactions that shall occur on the Closing
Date pursuant to the Operative Documents.

         "Closing Date" shall mean May 23, 2003.

         "Code" shall mean the Internal Revenue Code of 1986, as amended and in
effect on the Closing Date.

         "Common Areas" shall mean, with respect to any Property, the areas,
facilities and systems, including without limitation, risers, telephone and
electric closets, intended to be for the common use of the tenants of such
Property.

         "Competitor" shall mean any national banking association, state banking
corporation, savings and loan association, credit union, or any other financial
institution with a state or national banking charter receiving deposits or
making loans to the general public.

         "Condemnation" shall mean any condemnation, requisition or other taking
or sale of the use, occupancy or title to one or more Properties or any part
thereof in, by or on account of any actual or threatened eminent domain
proceeding or other action by any Governmental Authority or other Person under
the power of eminent domain or any transfer in lieu of or in anticipation
thereof, which in any case does not constitute an Event of Taking. A
Condemnation shall be deemed to have "occurred" on the earliest of the dates
that use, occupancy or title is taken.

         "Cost Excess" shall have the meaning set forth in Section 6.1(b) of the
Lease.

         "Co-Trustee" shall mean Patrick E. Thebado, whose business address is
c/o U.S. Bank National Association, at its Address, not individually, but solely
as co-trustee, appointed by the Owner Trustee pursuant to Section 9.2 of the
Trust Agreement to serve as trustee of the Properties in each of the Co-Trustee
States solely for the purpose of acquiring, holding,

                                       -6-

<PAGE>

transferring, mortgaging and otherwise granting security interests with respect
thereto and owning such Properties to the extent of the rights, powers, duties
and obligations conferred on the Co-Trustee pursuant to the Trust Agreement and
all successor co-trustees as may be appointed in accordance with Section 9.2 of
the Trust Agreement.

         "Co-Trustee States" shall mean Virginia, North Carolina, South
Carolina, Georgia and Florida.

         "CPI" shall mean the United States Department of Labor, Bureau of Labor
Statistics, Consumer Price Index, All Urban Consumers-South. The CPI for any
year shall be that published in December for that year.

         "Debt Documents" shall mean each of the Security Documents, the Pass
Through Trust Agreement and the Pass Through Certificates.

         "Debt Parties" shall mean each of the Certificate holders, the
Indenture Trustee, the Pass Through Trustee, the Estate and the Deed of Trust
State Trustees.

         "Deed of Trust State Trustee" shall have the meaning given such term in
the Indenture and shall also include the Trustee under the Maryland Security
Documents.

         "Default" means any event, condition or failure which, with notice or
lapse of time or both, would become an Event of Default.

         "Demising Work" shall mean the construction by Lessee, as a result of
the creation of Surrendered Premises, of (i) all walls and other work required
to demise, separate and secure the Leased Premises from any portion of the
Improvements that is not included within the Leased Premises, (ii) all work, if
and to the extent required as a result of such demise for (a) the creation of
multi-tenant access to Common Areas, facilities and systems necessary for the
use of the Surrendered Premises, including, without limitation, multi-tenant
access to the mechanical, electrical, plumbing and other utility facilities and
systems serving the Surrendered Premises or (b) at Lessee's sole opinion, in
lieu of creating multi-tenant access to existing Common Areas, facilities or
systems, Lessee may construct replacements for Common Areas, facilities or
systems necessary for the use of the Surrendered Premises and (iii) to provide
proper and lawful means of ingress and egress to the Surrendered Premises.
Notwithstanding the foregoing, Lessee will not be obligated to (i) make any
alterations or improvements to demise the Leased Premises on floors of any
Improvements that are and shall continue to be leased by Lessee as full floors,
(ii) make any alterations or improvements to floors that do not contain any
Leased Premises or (iii) bring the Projects into compliance with building codes
or other Applicable Laws, except to the extent required by Governmental
Authority as being necessary to perform the Demising Work. All Demising Work
shall be performed in conformity with the requirements of Section 6.5 of the
Lease.

         "Disposition" shall have the meaning set forth in Section 8.2(b)(iii)
of the Participation Agreement.

                                       -7-

<PAGE>

         "Duff & Phelps"  shall mean Duff & Phelps  Credit Rating Co., and any
successor  that issues  nationally  accepted  securities ratings.

         "Environmental Claim" shall mean any investigation, notice, demand,
allegation, action, suit, injunction, judgment, order, consent decree, penalty,
fine, lien (or other restriction on transferability of the Properties),
proceeding, or claim (whether administrative, judicial, or private in nature)
arising (a) pursuant to or in connection with any Release or actual or alleged
violation of any Environmental Law, or (b) in connection with any Hazardous
Material, from any abatement, removal, remedial, corrective, or other response
action in connection with a Hazardous Material or arising under any
Environmental Law, or any actual or alleged damage, injury, threat, or harm to
health, safety, natural resources, or the environment.

         "Environmental Damages" shall mean any and all losses, liabilities,
judgments, decrees, fines, penalties, damages, obligations, expenses, amounts
paid in settlement and investigation and costs and charges of any kind,
including but not limited to, attorney's and investigation fees, relating in any
way whatsoever to, or arising, either directly or indirectly, from (a) any
Release or threat of Release of any Hazardous Material or the presence of any
Hazardous Materials in the soil or groundwater at the Properties, regardless of
when or how discovered; (b) the violation of any Environmental Law at the
Properties; or (c) any Environmental Claim in connection with the Properties,
unless such Release or threat of Release, violation of Environmental Law, or
Environmental Claim arises from a Hazardous Material present solely as a result
of the gross negligence or willful misconduct of the Lessor.

         "Environmental Law" shall mean (a) any federal, state or local law or
regulation in force prior to and during the Lease Term or any FMV Lease Term (or
in force after the Lease or the relevant FMV Lease is in effect but applicable
to the Lessee's conduct during the Lease Term or the related FMV Lease Term)
relating to the handling, use, control, management, treatment, storage,
disposal, Release or threat of Release of any Hazardous Material, including
without limitation, the federal Comprehensive Environmental Response,
Compensation, and Liability Act ("CERCLA"), 42 U.S.C. ss.ss. 9601 et seq., the
federal Resource Conservation and Recovery Act ("RCRA"), 42 U.S.C. ss.ss. 6901
et seq., the federal Water Pollution Control Act ("CWA"), 33 U.S.C. ss.ss. 1251
et seq., the federal Clean Air Act ("CAA"), 42 U.S.C. ss.ss. 7401 et seq., the
Toxic Substances Control Act ("TSCA"), 7 U.S.C. ss.ss. 136 et seq., the Safe
Drinking Water Act ("SDWA"), 42 U.S.C. ss.ss. 300f et seq., the Occupation
Safety and Health Act of 1970 (the "OSH Act"), 29 U.S.C. ss.ss. 651 et seq., all
regulations promulgated thereunder and any similar state or local laws, rules or
regulations, and (b) any and all requirements arising under applicable present
and future federal, state or local laws, statutes, common law, rules,
ordinances, codes, orders, licenses, permits, approvals, plans, authorizations,
concessions, or the like, and all applicable judicial, administrative, and
regulatory decrees, judgments, and orders in force prior to and during the Lean
Term or any FMV Lease Term (or in force after the Lease or the relevant FMV
Lease is in effect but applicable to the Lessee's conduct during the Lease Term
or the related FMV Lease Term) relating to the protection of human health or the
environment, including without limitation: (i) any and all requirements
pertaining to reporting, licensing, authorizing, approving, permitting,
investigating, and remediating emissions, discharges, releases, or threat of
releases of any Hazardous Material into the indoor or outdoor air, surface
water, groundwater, or land, or otherwise into the environment, or relating to
the manufacture, operation, processing,

                                       -8-

<PAGE>

distribution, use, treatment, storage, disposal, transport, handling or
management of any Hazardous Material; and (ii) any and all requirements
pertaining to the protection of the health and safety of employees or the public
and/or the environment.

         "Environmental Permits" means any and all permits, licenses,
authorizations, certificates and approvals of any Governmental Authority
relating to or required by any Environmental Laws.

         "ERISA" shall mean the Employee Retirement Income Security Act of 1974,
as amended and as the same may be further amended, or any comparable successor
federal statute.

         "Estate" shall have the meaning stated in Section 1.01 of the
Indenture.

         "Event of Default" shall mean an Indenture Event of Default as
specified in Section 7.01 of the Indenture.

         "Event of Loss" shall mean the actual or constructive loss of all or
substantially all of one or more Improvements or damage thereto which causes
such Improvements to be irreparably damaged or uneconomical to repair in the
opinion of a Responsible Officer of the Lessee.

         "Event of Taking" shall mean, with respect to any Property, (i) title
to such Property shall have been taken by any Governmental Authority, (ii) use
of such Property shall have been taken by any Governmental Authority, and such
taking shall continue for a period in excess of the lesser of one year and the
remaining Lease Term and (iii) occupancy or use of such Property shall have been
prohibited for a continuous period in excess of the lesser of one year and the
remaining Lease Term, as a result of any rule, regulation, order, or other
action of any Governmental Authority.

         "Excepted Payments" shall mean and include payments with respect to (i)
any indemnity (whether or not Rent) which is payable directly to the Lessor, the
Trust Company, the Co-Trustee, the Owner Participant or any of their Affiliates,
including, without limitation, amounts payable under Article VIII of the
Participation Agreement or the Tax Indemnification Agreement, (ii) any amounts
of Supplemental Rent payable to the Lessor, the Owner Participant or any of
their Affiliates pursuant to Section 3.4 of the Lease, with respect to any late
payment of any amount which is otherwise an Excepted Payment, (iii)(A) insurance
proceeds, if any, payable to the Lessor or the Owner Participant under insurance
maintained pursuant to the last sentence of Section 11.1 of the Lease by the
Lessor or the Owner Participant with respect to the Properties, or (B) proceeds
of public liability or property damage insurance maintained under Sections
11.1(c) or 11.1(d) of the Lease for the benefit of the Lessor or the Owner
Participant or payments with respect to self insurance or policy deductibles in
lieu thereof, (iv) payments owed to Lessor under Section 9.2(d) of the Lease,
(v) any amount payable to the Lessor or the Owner Participant, as the case may
be, by any transferee permitted under Article VII of the Participation Agreement
as the purchase price of any property being transferred in accordance with the
terms thereof, (vi) any amount payable to the Owner Participant or the Owner
Trustee in connection with an equity financing of any Alterations in accordance
with Section 11.1(a) of the Participation Agreement and (vii) all rent and other
amounts payable under any FMV Lease.

                                       -9-

<PAGE>

         "Excepted Rights" shall mean (a) all rights with respect to Excepted
Payments of the Person entitled thereto; (b) all rights and privileges expressly
reserved to the Owner Trustee and the Owner Participant exclusively or jointly
with the Indenture Trustee pursuant to Sections 18.01-18.05 of the Indenture for
the periods specified in the Indenture; (c) as and to the extent provided for in
the Operative Documents, the right of the Owner Trustee or the Owner
Participant, but not to the exclusion of the Indenture Trustee, the Pass Through
Trustee or any other Person, (i) to receive information which the Lessee is
required to give or furnish to the Owner Trustee or the Owner Participant
pursuant to any Operative Document and (ii) to inspect the Properties and all
records relating thereto; (d) the right of the Owner Trustee, subject to Article
4 of the Lease, to adjust Basic Rent and Stipulated Loss Value as provided in
Article 4 of the Lease; (e) all rights of the Owner Trustee (in its individual
capacity) or the Owner Participant under Article VIII of the Participation
Agreement and the right to demand, collect, sue for otherwise obtain all
payments of an indemnity under the Tax Indemnification Agreement or under
Article VIII of the Participation Agreement; (f) so long as no Event of Default
shall have occurred and be continuing, as and to the extent provided for in the
Operative Documents, all rights of the Owner Trustee or the Owner Participant,
together with the Indenture Trustee, to enter into, execute and deliver
amendments, modifications, waivers or consents in respect of any provision of
the Lease; (g) all rights of the Owner Trustee or the Owner Participant,
respectively, on account of any Excepted Payments; provided that the Owner
Trustee and the Owner Participant shall not have any remedy or right with
respect to such failure to pay by the Lessee except independent suit against the
Lessee for payment only; and provided, further, such failure to pay shall not
preclude the Indenture Trustee from declaring the Lease to be in default
pursuant to Article 19 thereof or to exercise remedies subsequent thereto, in
each case in connection with any other Event of Default not related to any
Excepted Payment or Excepted Right; (h) so long as no Event of Default shall
have occurred and be continuing, the Owner Trustee shall have the right, but not
to the exclusion of the Indenture Trustee, except as specifically provided for
herein or in the Indenture to exercise the rights, elections and options of the
Owner Trustee under (but not the right to receive any payment by the Lessee
pursuant to) (i) Articles 6 and 14 of the Lease relating to early termination of
the Lease and (ii) the giving of notice to the Lessee of nonpayment of Rent, any
failure to perform any covenant or observe any terms of any Operative Document
or any misrepresentation pursuant to Article 18 of the Lease; (i) so long as no
Event of Default shall have occurred and be continuing, the Owner Trustee shall
have the right, to the exclusion of the Indenture Trustee, to exercise the
rights, elections and options of the Owner Trustee under (but not the right to
receive any payment by the Lessee pursuant to) (i) Article 5 of the Lease
relating to any renewal of the Lease Term by the Lessee, (ii) Article 12 of the
Lease relating to the return of the Properties (other than the surrender of a
Property in connection with a Lease Event of Default), and (iii) subject to the
Indenture, Articles 6 and 14 of the Lease and Section 9.3 of the Participation
Agreement relating to the making and evaluation of bids relating to the
Properties and the right of the Owner Trustee to retain such Properties and to
prepay the Allocable Portion of the Notes in connection therewith; (j) the right
of the Owner Trustee, but not to the exclusion of the Indenture Trustee or the
Pass Through Trustee, to seek specific performance of the covenants of the
Lessee under the Lease relating to the use, protection, insurance and
maintenance of the Properties (but excluding any right to declare the Lease to
be in default and to enforce any remedies under Article 19 thereof) and to
maintain separate insurance with respect to the Properties pursuant to Article
11 of the Lease; (k) so long as no Event of Default shall have occurred and be
continuing, the Owner Trustee shall have, to the exclusion of

                                      -10-

<PAGE>

the Indenture Trustee, the right to determine whether the Non-Disturbance
Criteria have been satisfied and/or waive portions thereof in connection with
any Senior Sublease requested pursuant to Section 16.1 of the Lease, and (l) all
rights in, to and under any FMV Lease.

         "Excess Amounts" shall have the meaning set forth in Section 6.22 of
the Participation Agreement.

         "Existing Subleases" shall mean the leases listed on Exhibit A to the
Participation Agreement.

         "Fair Market Rental Value" with respect to the Properties (or a portion
thereof) shall mean the fair market rental value that would be obtained in an
arm's-length transaction for cash between an informed and willing lessee (other
than a lessee in possession) and an informed and willing lessor, neither of whom
(i) is under any compulsion to lease such Properties or (ii) is an Affiliate of
the Lessor, the Owner Participant or the Lessee. Such fair market rental value
shall be calculated assuming that (a) such Properties are in the condition and
state of repair required under the Lease and (b) the Lessee is in compliance
with the requirements of the Operative Documents to which it is a party;
provided, however, that such assumptions shall not be made in connection with
any determination of Fair Market Rental Value under Article 19 of the Lease. If
the applicable parties are unable to agree upon Fair Market Rental Value, it
shall be determined by the Appraisal Procedure.

         "Fair Market Sales Value" with respect to the Properties (or a portion
thereof) shall mean the fair market sales value that would be obtained in an
arm's-length transaction between an informed and willing buyer (other than a
buyer in possession) and an informed and willing seller, neither of whom (i) is
under any compulsion to buy or sell or (ii) is an Affiliate of the Lessor, the
Owner Participant or the Lessee. The fair market sales value shall be determined
on the assumptions that: (a) such Properties are in at least the condition and
state of repair required under the Lease or the relevant FMV Leases; (b) Lessee
is in compliance with the requirements of the Operative Documents to which it is
a party and (c) for purposes of Section 9.3 of the Participation Agreement only,
such Properties are subject to the Lease or the FMV Leases; provided, however,
that assumptions (a) and (b) shall not be made in connection with any
determination of Fair Market Sales Value under Article 19 of the Lease or the
FMV Leases. If the applicable parties are unable to agree upon Fair Market Sales
Value, it shall be determined by the Appraisal Procedure.

         "Fair Market Value Renewal Term" shall have the meaning given such term
in Section 5.1 of the Lease or the FMV Leases, as applicable.

         "Federal Funds Rate" shall mean, for any day, the rate set forth in the
weekly statistical release designated as H.15(519), or any successor
publication, published by the Board of Governors of the Federal Reserve System
(including any such successor, "H.15(519)") for that day opposite the caption
"Federal Funds (Effective)". If on any relevant day such rate is not yet
published in H.15(519), the rate for that day will be the rate set forth in the
daily statistical release designated as the Composite 3:30 P.M. Quotations for
U.S. Government Securities, or any successor publication, published by the
Federal Reserve Bank of New York (including any

                                      -11-

<PAGE>

such successor, the "Composite 3:30 P.M. Quotations") for that day under the
caption "Federal Funds Effective Rate". If on any relevant day the appropriate
rate for such day is not yet published in either H.15(519) or the Composite 3:30
P.M. Quotations, the rate for such day will be the arithmetic mean of the rates
for the last transaction in overnight Federal funds arranged prior to 9:00 am.,
New York time, on that day by each of three leading broken of Federal funds
transactions in New York City, selected by the Lessee.

         "Filing" shall have the meaning set forth in Section 8.2(f) of the
Participation Agreement.

         "Final Payment Date" shall have the meaning set forth in Section
19.1(e) of the Lease.

         "Fixed Rate Renewal Rent" shall mean the amount which is the lesser of
(i) the product of the Average Annual Rent Factor times the aggregate Lessor's
Cost of all Properties to be made subject to a Fixed Rate Renewal Term and (ii)
the Fair Market Rental Value for such Properties under the terms of the Lease.

         "Fixed Rate Renewal Term" shall have the meaning given such term in
Section 5.1 of the Lease.

         "FMV Lease" shall mean a lease substantially in the form of Exhibit A
to the Lease.

         "FMV Lease Term" as to a Property shall mean the term of an FMV Lease
with respect to such Property.

         "FMV Properties" shall have the meaning specified in Section 3.1(c) of
the Lease.

         "Four Year Properties" shall have the meaning set forth in Section 5.1
of the Lease.

         "GAAP" shall mean generally accepted accounting principles in the
United States as in effect from time to time consistently applied.

         "Governmental Action" shall mean all permits, authorizations,
registrations, consents, approvals, waivers, exceptions, variances, orders,
judgments, decrees, licenses, exemptions, publications, filings, notices to and
declarations of or with, or required by, any Governmental Authority, or required
by any Applicable Laws and Regulations, and shall include, without limitation,
all citings, environmental and operating permits and licenses that are required
for the use, occupancy, zoning and operation of the Properties.

         "Governmental Authority" shall mean any federal, state, county,
municipal or other governmental or regulatory authority, agency, board, body,
commission, instrumentality, court or quasi-governmental authority.

         "Guarantor Merger" shall have the meaning set forth in Section 6.29 of
the Participation Agreement.

                                      -12-

<PAGE>

         "Guarantor Transfer" shall have the meaning set forth in Section 6.29
of the Participation Agreement.

         "Hazardous Material" shall mean any substance or material: (a) the
presence of which requires investigation or remediation under any Environmental
Law; (b) which is or becomes regulated prior to and during the Lease Term (or in
force after the Lease is in effect but applicable to the Lessee's conduct during
the Lease Term) by any Governmental Authority, including without limitation, any
substance or waste material which is defined or listed as a "hazardous waste,"
"extremely hazardous waste," "restricted hazardous waste," "industrial waste,"
"hazardous substance," "solid waste," "hazardous material," "pollutant" or
"contaminant" under any Environmental Law; (c) which contains gasoline, diesel
fuel or other petroleum hydrocarbons or a petroleum derivative; (d) which
contains polychlorinated biphenyls ("PCBs"), asbestos or urea formaldehyde; or
(e) which is explosive, corrosive, flammable, infectious, radioactive, toxic,
carcinogenic, mutagenic or otherwise hazardous.

         "Holders" shall have the meaning set forth in Section 1.01 of the
Indenture.

         "Improved Properties" shall have the meaning given such term in Section
9.2(b) of the Lease.

         "Improvement" shall mean each of, and "Improvements" shall mean all of
the buildings and related improvements, and fixtures attached to or located on
the Land and listed on Schedule 3 to the Lease, and all substitutions and
replacements thereof and all personal property listed on Schedule 3 to the
Lease, but excluding all personal property (other than the personal property
listed on Schedule 3 to the Lease, and including all substitutions and
replacements thereof, which shall be deemed part of the Improvements) and trade
fixtures (together such excluded personal property and trade fixtures are
referred to as, "Lessee's Business Equipment").

         "Improvements Cost" for a Property means the amount specified in
Schedule 3 to the Lease.

         "Indemnitee" shall mean the Lessor (in its individual capacity and as
trustee), the Owner Participant, the Pass Through Trustee (in its individual
capacity and as trustee), the Indenture Trustee (in its individual capacity and
as trustee), the Co-Trustee (in his individual capacity and as trustee), each of
the Deed of Trust State Trustees (in his individual capacity and as trustee),
the Certificateholders, any additional, separate or co-trustee appointed in
accordance with the terms of the Indenture or the Trust Agreement, the Pass
Through Trust, the Trust Estate and the Estate and the respective successors,
assigns, servants, employees, officers, directors, shareholders, Affiliates,
partners and agents of any thereof.

         "Indemnitee Group" with respect to an Indemnitee shall mean any
Affiliate, agent, director, successor, transferee, predecessor, servant,
shareholder, partner, member, agent, officer and employee of such Indemnitee and
(i) in the case of any Holder of a Note shall also include the Indenture Trustee
(to the extent that the Indenture Trustee is acting in accordance with the
direction of such Holder) and its Indemnitee Group, (ii) in the case of any
holder of a Pass Through Certificate shall also include the Indenture Trustee
and the Pass Through Trustee (to the

                                      -13-

<PAGE>

extent the Pass Through Trustee or the Indenture Trustee, respectively, is
acting in accordance with the direction of such holder), and its Indemnitee
Group and (iii) in the case of the Owner Participant shall also include the
Lessor (to the extent the Lessor is acting in accordance with the express
instructions of the Owner Participant).

         "Indenture" or "Trust Indenture" shall mean the Indenture, Mortgage,
Deed of Trust, Deed to Secure Debt, Assignment of Leases and Rents, Security
Agreement and Financing Statement (2003-A) dated as of May 23, 2003 among the
Lessor, the Deed of Trust State Trustees named therein and the Indenture
Trustee; provided that for all purposes of the Lease, the Participation
Agreement, the Subordination and Nondisturbance Agreements and any Partial
Occupancy Lease, FMV Lease, AFR Sublease and Bank Branch Lease, this defined
term shall only refer to such document as originally executed and as amended
with the written consent of Lessee.

         "Indenture Trustee" shall mean Wells Fargo Bank Northwest, National
Association, a national banking association, as indenture trustee under the
Indenture, and each successor indenture trustee and co-indenture trustee
thereunder.

         "Indenture Trustee's Liens" shall mean Liens against the Estate that
result from acts of, or any failure to act by, or as a result of Claims against,
the Indenture Trustee, in its individual and/or fiduciary capacity, unrelated to
the transactions contemplated by the Operative Documents or that result from a
violation or are in breach of any covenant or agreement of the Indenture
Trustee, in its individual and/or fiduciary capacity, set forth in any of the
Operative Documents, unless such action or failure to act is consented to by the
Lessee or is a result of the occurrence or continuance of an Event of Default.

         "Indenture Trustee's Office" shall mean the office of the Indenture
Trustee located at MAC: U1228-120, 229 South Main Street, Salt Lake City, Utah
84111, Attention: Corporate Trust Department, AFR Lease-Backed CTL, Series
2003-A or such other office as may be designated by the Indenture Trustee to the
Lessor, the Lessee and each holder of a Property.

         "Inspecting Parties" shall have the meaning specified in Section 17.1
of the Lease or the FMV Leases, as applicable.

         "Institutional Investor" shall mean a corporate finance company, a
securities company, a bank, trust company or savings and loan association, an
insurance company, a collective investment fund, a mutual fund, an investment
company, an endowment, a foundation, an educational institution or a real estate
investment trust or any other Person, in each case organized under the laws of
the United States or any state or political subdivision thereof which is
generally recognized in the financing or real estate field as an institutional
investor and which owns real property which is net leased to major United States
corporations, but only if such entity is directly or indirectly wholly owned by
an entity whose consolidated total assets (not including the Properties or the
Operative Documents) is in excess of $300,000,000.

         "Insurance Proceeds" has the meaning specified in Section 14.1 of the
Lease.

                                      -14-

<PAGE>

         "Interest Payment Date" shall mean each January 10 commencing January
10, 2004.

         "Interest Rate" shall mean the rate of interest specified in the Notes
(other than the Overdue Rate).

         "Land" shall mean the land described in Schedule 3 to the Lease and all
easements and rights appurtenant thereto.

         "Lease" shall mean the Amended and Restated Lease Agreement dated as of
May 23, 2003 between the Lessor and the Lessee.

         "Lease C" shall have the meaning set forth in recitals to the Lease.

         "Lease D" shall have the meaning set forth in recitals to the Lease.

         "Lease Default" shall mean any event, condition or failure which, with
notice or lapse of time or both, would become a Lease Event of Default.

         "Lease  Event of Default"  shall mean any event or  condition
designated  as a "Lease  Event of Default" in Article 18 of the Lease.

         "Lease Term" with respect to a Property shall mean (a) the full term of
the Lease, including the Basic Term and any Renewal Terms as to which the Lessee
exercises a renewal option pursuant to Section 5.1 of the Lease or (b) such
shorter period as may result from earlier termination of the Lease with respect
to such Property as provided in the Lease.

         "Leased Premises" shall mean, with respect to any Property, the portion
of such Property which is leased to the Lessee pursuant to the Lease.

         "Lender Tax Indemnitee" shall have the meaning given such term in
Section 8.2(b)(vi) of the Participation Agreement.

         "Lessee" shall mean Bank of America, N.A., its permitted successors
and assigns.

         "Lessee's Actual Knowledge" shall mean the actual knowledge of
Robert M. Patterson, Michael F. Hord or Chuck Dunn.

         "Lessee-Controlled Contest" shall have the meaning set forth in Section
8.2(e) of the Participation Agreement.

         "Lessor" shall mean the Owner Trustee with respect to the Properties
not in the Co-Trustee States and the Co-Trustee with respect to the Properties
in the Co-Trustee States solely for the purpose of acquiring, holding,
transferring, mortgaging and otherwise granting security interests with respect
thereto and owning such Properties to the extent of the rights, power, duties
and obligations conferred on the Co-Trustee pursuant to the Trust Agreement.

                                      -15-

<PAGE>

         "Lessor Liens" shall mean Liens on or against the Properties, the
Estate, the Operative Documents, or any payment of Rent arising as a result of
(i) Claims against or affecting the Lessor, the Trust Company, the Owner
Participant or the Recourse Guarantor or any Affiliate of any of them in each
case not related to the transactions contemplated by the Operative Documents;
(ii) any act or omission of the Lessor, the Trust Company, the Owner Participant
or the Recourse Guarantor or any Affiliate of any of them that is not related to
the transactions contemplated by the Operative Documents or that is in breach of
any covenant or agreement of the Lessor, the Trust Company, the Owner
Participant or the Recourse Guarantor set forth in any of the Operative
Documents, (iii) Taxes imposed upon the Lessor, the Trust Company, the Owner
Participant or the Recourse Guarantor or any Affiliate of any of them that are
not required to be indemnified against by the Lessee pursuant to the
Participation Agreement and which are not the obligations of any other party to
the Operative Documents and (iv) Remainderman Liens.

         "Lessor's Cost" as to a Property shall be the amount so designated on
Schedule 3 to the Lease, as modified (if applicable) pursuant to Section 6.1(g)
of the Lease.

         "Lien" shall mean any lien, mortgage, deed of trust, security title,
encumbrance, pledge, charge, lease, easement, servitude, right of others or
security interest of any kind, including any thereof arising under any
conditional sale or other title retention agreement.

         "Loss" shall have the meaning specified in the Tax Indemnification
Agreement.

         "MAI" shall mean a certified member of the American Institute of Real
Estate Appraisers or successor organization, who shall have at least five years'
experience in appraising commercial properties in the area in which the Property
to be appraised is located.

         "Majority in Interest of Note Holders" shall have the meaning specified
in Section 1.01 of the Indenture for the term "Majority in Interest of Secured
Note Holders".

         "Maryland Short Form Agreement" shall mean the Short Form Agreement to
be filed in Maryland relating to the Properties located there.

         "Maryland Security Documents" shall have the meaning specified in
Section 1.01 of the Indenture; provided that for all purposes of the Lease, the
Participation Agreement, the Subordination and Nondisturbance Agreements and any
Partial Occupancy Lease, FMV Lease, AFR Sublease and Bank Branch Lease, this
defined term shall only refer to such document as originally executed and as
amended with the written consent of Lessee.

         "Maximum Loan to Collateral Value Ratio" shall mean, for any period
specified below, the ratio set forth below opposite such period:

                                      -16-

<PAGE>

                                 PERIOD                       RATIO

From the date hereof through January 31, 2005                 0.75 to 1
From February 1, 2005 through January 31, 2009                0.65 to 1

and thereafter                                                0.45 to 1

         "Maximum Term" has the meaning specified in Section 5.1 of the Lease.

         "Moody's" shall mean Moody's Investors Service, Inc., and any successor
that issues nationally accepted securities ratings.

         "NAIC" shall mean the National Association of Insurance Commissioners.

         "Net Casualty Proceeds" shall mean the compensation and/or insurance
payments net of the expenses of collecting such amounts received by the
Indenture Trustee, the Lessor or the Lessee in connection with an Event of Loss
or a Casualty.

         "Net Condemnation Proceeds" shall mean any award or compensation net of
the expenses of collecting such amounts received by the Owner Participant, the
Indenture Trustee, the Lessor or the Lessee in connection with an Event of
Taking or a Condemnation.

         "Net Proceeds" shall mean Net Casualty Proceeds and Net Condemnation
Proceeds.

          "Non-Consolidation Opinion" shall have the meaning set forth in
Section 3.1(j) of the Participation Agreement.

         "Non-Disturbance Criteria" shall have the meaning given such term in
Section 16.1 of the Lease or the FMV Leases, as applicable.

         "Nonseverable" shall describe an Alteration or part of an Alteration
which cannot be readily removed from a Property without causing material damage
to such Property.

         "Note" shall have the meaning given such term in Section 1.01 of the
Indenture; provided that for all purposes of the Lease, the Participation
Agreement, the Subordination and Nondisturbance Agreements and any Partial
Occupancy Lease, FMV Lease, AFR Sublease and Bank Branch Lease, this defined
term shall only refer to such document as originally executed and as amended
with the written consent of Lessee.

         "Notice of Termination" shall have the meaning specified in Article 6
of the Lease or the Partial Occupancy Leases, as applicable.

         "OCC" shall have the meaning set forth in Section 5.3(b) of the
Participation Agreement.

         "Offered Asset" shall have the meaning set forth in Section 9.1 of the
Participation Agreement.

                                      -17-

<PAGE>

         "Offeree" shall have the meaning set forth in Section 9.1 of the
Participation Agreement.

         "Offeror" shall have the meaning set forth in Section 9.1 of the
Participation Agreement.

         "Officer's Certificate" of a Person means a certificate signed by a
Responsible Officer of such Person or, if such Person is an individual, signed
by such individual.

         "One Year Properties" shall have the meaning set forth in Section 5.1
of the Lease.

         "Operative Documents" shall mean the Lease, the Participation
Agreement, the Short Form Agreement, the Notes, the Pass Through Certificates,
the Indenture, the Maryland Security Documents, the Pass Through Trust
Agreement, the Tax Indemnification Agreement, the Maryland Short Form Agreement,
the Assignments of Warranties, the Trust Agreement, the Residual Value Insurance
policy and the Recourse Guaranty.

         "Original Closing Date" shall mean June 10, 1997.

         "Original Leases" shall mean Lease C and Lease D.

         "Outstanding" when used with respect to the Notes, means as of the date
of determination, all Notes theretofore issued and delivered under the
Indenture, except:

                   (i) Notes theretofore canceled by the Indenture Trustee or
delivered to the Indenture Trustee for cancellation;

                  (ii) Notes or portions thereof for whose payment or redemption
         money in the necessary amount is on deposit with the Indenture Trustee,
         provided that such Notes are to be redeemed and notice of such
         redemption has been duly given and not revoked or otherwise withdrawn
         pursuant to the Indenture; and

                 (iii) Notes paid in full, or in exchange for which, or in lieu
         of which, other Notes have been authenticated and delivered pursuant to
         the Indenture.

         "Overall Transaction" means all the transactions and activities
referred to in or contemplated by the Operative Documents.

         "Overdue Rate" shall mean the lesser of (a) the highest interest rate
permitted by Applicable Law and (b) an interest rate per annum (calculated on
the basis of a 360-day year and twelve 30-day months) equal to the Interest Rate
plus 2%.

         "Owner Participant" shall mean First States Investors 3500, LLC, a
Delaware limited liability company.

         "Owner Trustee" shall mean U.S. Bank National Association, a national
banking association, not in its individual capacity, except as expressly stated
in the Operative Documents, but solely as Owner Trustee under the Trust
Agreement, as successor to State Street Bank and

                                      -18-

<PAGE>

Trust Company of Connecticut, National Association, and the Co-Trustee,
appointed by the Owner Trustee pursuant to Section 9.2 of the Trust Agreement to
serve as trustee of the Lessor Properties in each of the Co-Trustee States
solely for the purpose of acquiring, holding, transferring, mortgaging and
otherwise granting security interests with respect thereto and owning such
Properties to the extent of the rights, powers, duties and obligations conferred
on the Co-Trustee pursuant to the Trust Agreement and any successor Owner
Trustee appointed pursuant to Section 9.1 of the Trust Agreement.

         "Partial Occupancy Lease" means any lease entered into pursuant to
Section 6.1(d)(ii) of the Lease.

         "Participants" shall mean the Owner Participant, the Holders, the
Purchasers and the Pass Through Trustee.

         "Participation Agreement" shall mean the Participation Agreement
(2003-A) dated as of May 23, 2003 among the Lessor, the Lessee, the Indenture
Trustee, the Pass Through Trustee, the Owner Participant and the Recourse
Guarantor.

         "Pass Through Certificate" shall mean any Pass Through Certificate
issued pursuant to the Pass Through Trust Agreement; provided that for all
purposes of the Lease, the Participation Agreement, the Subordination and
Nondisturbance Agreements and any Partial Occupancy Lease, FMV Lease, AFR
Sublease and Bank Branch Lease, this defined term shall only refer to such
document as originally executed and as amended with the written consent of
Lessee.

         "Pass Through Trust" shall mean the Pass Through Trust created pursuant
to the Pass Through Trust Agreement.

         "Pass Through Trust Agreement" shall mean the Pass Through Trust
Agreement dated as of May 23, 2003 between the Lessor and the Pass Through
Trustee; provided that for all purposes of the Lease, the Participation
Agreement, the Subordination and Nondisturbance Agreements and any Partial
Occupancy Lease, FMV Lease, AFR Sublease and Bank Branch Lease, this defined
term shall only refer to such document as originally executed and as amended
with the written consent of Lessee.

         "Pass Through Trustee" shall mean Wells Fargo Bank Northwest, National
Association, a national banking association, in its capacity as trustee under
the Pass Through Trust Agreement, and such other person that may from time to
time be acting as successor trustee under any such Pass Through Trust Agreement.

         "Permitted Investments" shall mean (i) obligations of the United States
of America, or fully guaranteed as to interest and principal by the United
States of America, maturing in not more than six months from the date such
investment is made, (ii) certificates of deposit having a final maturity of not
more than 30 days after the date of issuance thereof of any commercial bank
incorporated under the laws of the United States of America or any state thereof
or the District of Columbia which bank is a member of the Federal Reserve System
and has a combined capital and surplus of not less than $300,000,000 and with a
senior unsecured debt credit rating of at

                                      -19-

<PAGE>

least Aaa by Moody's and AAA by Duff & Phelps, (iii) commercial paper, rated P-1
(or better) by Moody's and D-l+ (or better) by Duff & Phelps, having a remaining
term until maturity of not more than 90 days from the date such investment is
made and (iv) investments in shares of a money market fund or investment fund
the assets of which consist only of the types of investments described in (i)
above and which fund is rated at least AAA by Duff & Phelps and Aaa by Moody's.

         "Permitted Liens" shall mean (a) the respective rights and interests of
the parties under the Operative Documents, (b) Lessor Liens and Indenture
Trustee Liens, (c) Liens for Taxes either not yet delinquent or being contested
in good faith and by appropriate proceedings, so long as such proceedings shall
not involve any material danger of the sale, forfeiture or loss of any part of
the Properties, title thereto or any interest therein, and shall not interfere
with the use or disposition of the Properties or the payment of Rent, (d)
materialmen's, mechanics', workers', repairmen's, employees' or other like Liens
for amounts either not yet delinquent or being contested diligently and in good
faith and by appropriate proceedings so long as such proceedings shall not
involve any material danger of the sale, forfeiture or loss of any part of the
Properties, title thereto or any interest therein and shall not interfere with
the use or disposition of the Properties or the payment of Rent, (e) Liens
arising out of judgments or awards with respect to which at the time an appeal
or proceeding for review is being prosecuted diligently and in good faith or
which have been bonded or for the payment of which adequate reserves shall have
been provided, (f) easements, rights of way, reservations, servitude and rights
of others against the Properties which (x) are listed on Schedule B of the Title
Policies or in the deeds with respect to the Properties delivered in connection
with the closing which occurred on the Original Closing Date, (y) are granted
pursuant to Section 21.12 of the Lease, or (z) singly or in the aggregate do not
(i) materially reduce the Fair Market Sales Value of the Properties, (ii)
materially interfere with or result in a detriment to the conduct of the
Lessee's business on the Properties pursuant to the Lease, (iii) materially
impair the usefulness of the Properties or (iv) impair the Lessor's or the Owner
Participant's interest or the Indenture Trustee's Lien on any portion of the
Estate and (g) assignments, leases and subleases expressly permitted by the
Operative Documents.

         "Permitted Use" shall have the meaning given such term in Section 10.2
of the Lease.

         "Person" shall mean individual, corporation, partnership, joint
venture, limited liability company, association, joint-stock company, trust,
nonincorporated organization or government or any agency or political
subdivision thereof.

         "Placement Agent" shall mean Banc of America Securities, LLC.

         "Principal Indemnitee" shall mean Lessor, the Trust Company, the Owner
Participant, Indenture Trustee, Pass Through Trustee or any Certificateholder.

         "Property" shall mean each of and "Properties" shall mean all of the
Improvements and related Land.

         "Property"  shall mean each of and  "Properties"  shall mean all of the
Improvements  and the Land noted on Schedule 3 to the Lease.

                                      -20-

<PAGE>

         "Purchasers" shall mean the purchasers of the Pass Through Certificates
pursuant to the Certificate Purchase Agreement.

         "Rating Test" as of any date means that the Lessee's long-term senior
unsecured debt obligations are rated at least BBB (or its equivalent) by Duff &
Phelps and Baa2 (or its equivalent) by Moody's at that date; provided that if
the Lessee is rated by only one of Duff & Phelps or Moody's, such obligations
shall have such rating from Duff & Phelps or Moody's, as the case may be, and a
comparable rating from one of Fitch Investors Service, S&P or another nationally
recognized rating agency.

         "Record Date" shall have the meaning set forth in Section 1.01 of the
Indenture.

         "Recourse Guarantor" shall mean any Person providing a Recourse
Guaranty.

         "Recourse Guaranty" shall mean the Guaranty relating to the Lessor's
obligations dated as of the Closing Date issued by the Recourse Guarantor in
favor of the Indenture Trustee and any other Guaranty issued in favor of the
Indenture Trustee pursuant to Section 7.4 of the Participation Agreement.

         "Redemption Premium" shall have the meaning set forth in Section 1.01
of the Indenture.

         "Refinancing" has the meaning set forth in Section 10.2 of the
Participation Agreement.

         "Regulated Activity" shall mean the Release, generation, treatment,
storage, recycling, transportation or disposal of Hazardous Material to the
extent such activities are regulated by any Governmental Authority.

         "Regulations" shall mean the income tax regulations promulgated from
time to time under and pursuant to the Code.

         "Release" shall mean any spilling, leaking, seeping, pumping, pouring,
emitting, emptying, discharging, injecting, escaping, leaching, dumping, or
disposing into, upon or under any land, water or air, or otherwise into the
indoor or outdoor environment as further defined under applicable Environmental
Law.

         "Remainderman Liens" shall mean any Lien on or against the Properties,
the Operative Documents, or any part thereof arising as a result of (i) Claims
against or affecting the Remainderman or any Affiliate of the Remainderman in
each case not related to the transactions contemplated by the Operative
Documents; (ii) any act or omission of the Remainderman or any Affiliate of the
Remainderman that is not related to the transactions contemplated by the
Operative Documents or that is in breach of any covenant or agreement of the
Remainderman set forth in any of the Operative Documents; and (iii) Taxes
imposed upon the Remainderman or any Affiliate of the Remainderman that are not
required to be indemnified against by the Lessee pursuant to the Participation
Agreement and which are not the obligations of any other party to the Operative
Documents. For purposes of this definition, "Remainderman" shall mean each of

                                      -21-

<PAGE>

REMAN 1997-C, Inc., a New Jersey corporation and REMAN 1997-D,
Inc., a New Jersey corporation.

         "Renewal Term" shall have the meaning specified in Section 5.1 of the
Lease.

         "Rent" shall mean Basic Rent and Supplemental Rent, collectively.

         "Rent Payment Dates" shall mean each date set forth on Schedule 4 to
the Lease on which Basic Rent is due; and, in the event there are one or more
Renewal Terms, the first day of such Renewal Term, and each six-month
anniversary thereof through and including six months before the last day of the
last Renewal Term.

         "Replacement Parts" shall have the meaning set forth in Section 9.1 of
the Lease.

         "Requirement" shall having the meaning set forth in Section 8.2(b)(xiv)
of the Participation Agreement.

         "Residual Value Insurance" shall mean that certain residual value
insurance policy, in form and substance satisfactory to the Pass Through Trustee
and the Indenture Trustee, issued by the Residual Value Insurer which insures,
subject to the terms stated in such policy, the amount scheduled to be due on
the Notes at maturity.

         "Residual Value Insurer" shall mean R.V.I. America Insurance Company.

         "Responsible Officer" shall mean the Chairman or Vice Chairman of the
Board of Directors, the Chairman or Vice Chairman of the Executive Committee of
the Board of Directors, the President, any Vice President (whether or not
designated by a number or a word or words added before or after the title "Vice
President", including any Assistant Vice President), the Secretary, any
Assistant Secretary, the Treasurer, any Assistant Treasurer (or any Person with
a title comparable to the foregoing).

         "S&P" shall mean Standard & Poor's Rating Group, a division of
McGraw-Hill, Inc., and any successor that issues nationally accepted securities
ratings.

         "Sale" shall having the meaning set forth in Section 7.4 of the
Participation Agreement.

         "Scheduled Basic Rent" has the meaning set forth in Section 3.1(a) of
the Lease.

         "SEC" shall mean the United States Securities and Exchange Commission.

         "Securities Act" shall mean the Securities Act of 1933, as amended.

         "Securities Exchange Act" shall mean the Securities Exchange Act of
1934, as amended.

         "Security Documents" shall mean the Indenture, the Maryland Security
Documents and the Notes.

                                      -22-

<PAGE>

         "Senior Subleases" shall mean the Existing Subleases, subleases which
satisfied at their inception the Non-Disturbance Criteria, subleases identified
on Exhibit C to the Participation Agreement and other subleases as to which the
Lessor has executed a Subordination and Nondisturbance Agreement.

         "Severable" shall mean all Alterations that are not Nonseverable.

         "Short Form Agreement" shall mean the agreement entered into dated as
of May 23, 2003 among the Lessee, the Lessor, the Indenture Trustee, the Pass
Through Trustee, the Owner Participant and the Recourse Guarantor that provides
notice of the provisions contained in Article IX of the Participation Agreement
and the Lease or the FMV Leases, as applicable, and which will be recorded in
the appropriate land records offices in certain of the jurisdictions where be
Properties are located.

         "Special Default" shall mean a Lease Default under Sections 18(a), (b),
(c) or (e) of the Lease.

         "Square Feet" shall mean the number of square feet of rentable area in
the Properties. Rentable area shall be defined as and measured and determined in
accordance with the most recent definitions and conversion formulas developed by
the Building Owners and Managers Association (BOMA) International in effect as
of the Closing Date. The Square Feet of an entire Property shall be deemed for
all purposes the amount set forth therefor in Schedule 3 to the Lease.

         "State" shall mean any State or Commonwealth of the United States and
the District of Columbia.

         "Stipulated Loss Value" as of any Stipulated Loss Value Date during the
Basic Term shall mean the amount calculated with respect to any Property by
multiplying the percentage set forth opposite such date in Schedule 1 to the
Lease by the Lessor's Cost for such Property, and, as of any date during the
Renewal Term, shall mean the amount determined in accordance with Article V of
the Lease.

         "Stipulated Loss Value Date" shall mean each date shown on Schedule 1
to the Lease and, during a Renewal Term, each Rent Payment Date.

         "Subordination and Non-disturbance Agreement" shall mean an agreement
substantially in the form of Exhibit D to the Lease entered into by Lessor,
Indenture Trustee and a sublessee of part or all of a Property or a
subordination, non-disturbance and attornement agreement entered into prior to
the Closing Date with respect to the subleases identified on Exhibit C to the
Participation Agreement.

         "Subsidiary" shall mean, for any Person, any corporation, partnership,
limited liability company or other entity of which at least a majority of the
securities or other ownership interest having by the terms thereof ordinary
voting power to elect a majority of the board of directors or other persons
performing similar functions of such corporation, partnership or other entity

                                      -23-

<PAGE>

(irrespective of whether or not at the time securities or other ownership
interest of any other class or classes of such corporation, partnership or other
entity shall have or might have voting power by reason of the happening of any
contingency) is at the time directly or indirectly owned or controlled by such
Person or one or more subsidiaries of such Person or by such Person and one or
more subsidiaries of such Person. "Wholly-Owned Subsidiary" of any Person shall
mean any corporation of which all of the outstanding shares of capital stock
having such ordinary voting power (except for directors' qualifying shares) are
so owned or controlled. Unless the context otherwise requires, "Subsidiary"
shall mean a Subsidiary of the Lessee.

         "Successor Lessor" shall have the meaning set forth in Section 12.12(c)
of the Participation Agreement

         "Supplemental Rent" shall mean any and all amounts, liabilities and
obligations other than Basic Rent which the Lessee assumes or agrees or is
otherwise obligated to pay under the Lease or any other Operative Document to
which Lessee is a party (whether or not designated as Supplemental Rent) to the
Lessor or any other party, including, without limitation, Stipulated Loss Value,
Fair Market Rental Value and Fair Market Sales Value payments, Redemption
Premium and indemnities and damages for breach of any covenants,
representations, warranties or agreements.

         "Surrendered Premises" means with respect to any Property, all portions
of such Property which are either (a) terminated from the Lease pursuant to
Sections 3.1(c) or 6.1(a) thereof and not leased to the Lessee pursuant to a FMV
Lease or a Partial Occupancy Lease or (b) subject to an AFR Sublease.

         "Tax Assumptions" shall have the meaning set forth in the Tax
Indemnification Agreement.

         "Tax Indemnification Agreement" shall mean the Tax Indemnification
Agreement dated as of May 23, 2003 between the Owner Participant and the Lessee.

         "Tax Indemnitee" shall have the meaning set forth in Section 8.2(i) of
the Participation Agreement.

         "Taxes" shall mean any and all present or future liabilities, losses,
expenses and costs of any land whatsoever that are fees (including without
limitation, license fees, documentation fees and registration fees), taxes
(including without limitation, income, gross or net income, gross or net
receipts, sales, use, value added, franchise, business, transfer, capital
property (tangible and intangible), municipal assessments, excise and stamp
taxes), levies, imposts, duties, charges, assessments or withholdings, together
with any penalties, fines or interest thereon or addition thereto (any of the
foregoing being referred to herein individually as a "Tax"), imposed by any
foreign or any United States Federal, state or local taxing authority.

         "Terminating Event" shall have the meaning specified in Section 6.4 of
the Lease.

         "Termination Date" shall have the meaning specified in Article 6 of the
Lease.

                                      -24-

<PAGE>

         "Termination Transferee" with respect to any Property terminated from
the Lease, shall mean the Recourse Guarantor or an Affiliate of the Recourse
Guarantor.

         "Title Insurance Company" shall mean Chicago Title Insurance Company.

         "Title Policies" shall mean the title insurance policies issued
pursuant to Section 3.1(p) of the Participation Agreement.

         "Total Joint Maximum Cumulative  Percentage" means as of any
Anniversary,  the percentage identified in Section 6.1 (a) of the Lease.

         "Total Original Lessor's Cost" shall mean $323,023,465.00.

         "Transaction Costs" shall mean the following reasonable fees, expenses,
disbursements and costs incurred in connection with the preparation, execution
and delivery of the Operative Documents and the consummation of the Overall
Transaction: (i) the fees and expenses of (w) the Owner Trustee, the Pass
Through Trustee and the Indenture Trustee and any of their respective
co-trustees, (x) the Appraiser, (y) the independent experts retained in
connection with performing a phase I environmental survey and engineering study
of the Properties and any other work done pursuant to Section 3.1(r) of the
Participation Agreement, and (z) the independent surveyors; (ii) the fees and
out-of-pocket expenses of the Placement Agent; (iii) the cost of the Title
Policies and the Residual Value Insurance; (iv) transfer and recording taxes and
costs; and (v) the out-of-pocket expenses of the Lessee, Lessor and the Owner
Participant and the fees and expenses of outside legal counsel of the Lessee,
Lessor, the Owner Participant, the Placement Agent, the Pass Through Trustee and
the Indenture Trustee, in all cases as capped or fixed by agreement with the
Owner Participant.

         "Transaction Fee" shall have the meaning set forth in Section 7.4 of
the Participation Agreement.

         "Transfer" shall having the meaning set forth in Section 7.4 of the
Participation Agreement.

         "Transferee" shall having the meaning set forth in Section 7.4 of the
Participation Agreement.

         "Transferor" shall having the meaning set forth in Section 7.4 of the
Participation Agreement.

         "Trust" shall mean the trust created by the Trust Agreement.

         "Trust Agreement" shall mean the Amended and Restated Trust Agreement
(1997-D) dated as of May 23, 2003 between Owner Participant as trustor and Owner
Trustee as trustee.

         "Trust Company" shall mean U.S. Bank National Association, a national
banking association.

                                      -25-

<PAGE>

         "Trust Estate" shall have the meaning given such term in the Trust
Agreement.

         "Trust Indenture Act" shall mean the Trust Indenture Act of 1939, as
amended.

         "UCC" shall mean the Uniform Commercial Code as in effect in any
applicable jurisdiction.

         "Wintergreen Properties" shall have the meaning set forth in Section
5.1 of the Lease.

                                      -26-<PAGE>
                                                                   Exhibit 10.37

                       GERMAN AMERICAN CAPITAL CORPORATION
                           60 Wall Street, 10th Floor
                            New York, New York 10005

                                Engagement Letter

May 30, 2003

First States Group, L.P.
1725 The Fairway
Jenkintown, Pennsylvania  19046
Attention:  Edward J. Matey Jr.

Dear Mr. Matey:

This letter confirms First States Group, L.P.'s ("FSG") engagement of German
American Capital Corporation ("GACC") as principal to structure a two-stage
mortgage loan financing ("Financing") for FSG's acquisition of approximately 159
properties from Bank of America, N.A. ("BofA"), with approximately 150 of such
properties (the "BofA Properties") being subject to the Financing. The Financing
will be funded by GACC or its affiliate or designee (collectively, "Lender").
FSG is the operating partnership of American Financial Realty Trust ("AFRT"), a
Maryland real estate investment trust.

The Financing will be structured as a bridge loan (the "Bridge") with a
permanent refinancing (the "Refinancing") as more particularly set forth in the
conditional commitment that is being issued by GACC and accepted by FSG
simultaneously with the execution of this engagement letter (the "Conditional
Commitment"). FSG acknowledges and agrees that this engagement letter is not a
commitment to lend and that GACC's sole commitment to lend is set forth in, and
subject to the terms and conditions of, the Conditional Commitment. Without in
any way limiting GACC's or FSG's respective obligations hereunder, FSG and GACC
agree that they will work together in good faith and consider alternative
refinancing structures that may be different than the Refinancing described in
the Conditional Commitment (including the possibility of structuring all or a
portion of the alternative refinancing as a 20-year fixed rate transaction),
provided that FSG and AFRT acknowledge that GACC is not at this time making any
commitment to lend with respect to any such alternative structure.

In consideration for GACC's agreement to structure the Bridge and the
Refinancing, FSG and AFRT shall pay to GACC a structuring fee in the amount of
$2,200,000 (the "Structuring Fee"), which shall, subject to the provisions of
the following paragraph, be fully earned by GACC on the date hereof. FSG shall
pay GACC (i) a $500,000 portion of the Structuring Fee (the "Initial Structuring
Fee") on the date hereof and (ii) the $1,700,000 balance of the Structuring Fee
upon the earlier to occur of (1) June 30, 2003 or, if FSG's closing date for its
acquisition of the BofA Properties is extended, July 31, 2003 (such date, as
extended, the "Outside Bridge Closing Date" and (2) the closing of

<PAGE>

First States Group, L.P.
Page 2
May 30, 2003

the Bridge. Other than the Structuring Fee, no advisory or commitment fees shall
be earned by GACC, or paid by FSG or AFRT, in connection with the closing and
funding of the Refinancing. If subsequent to the closing of the Bridge GACC is
prepared to close the Refinancing pursuant to the Conditional Commitment on the
terms and conditions therein but FSG fails to consummate the Refinancing with
GACC (such circumstances, the "Exit Fee Conditions"), then FSG and AFRT shall
pay to GACC an exit fee in the amount of $6,600,000 (the "Exit Fee") on the
earlier of (i) December 31, 2003 (the "Bridge Maturity Date") and (ii) the
repayment of the Bridge other than in connection with the closing of the
Refinancing (or other financing provided by GACC).

However, if either (i) FSG does not acquire the BofA Properties or (ii) GACC
notifies FSG that it is unwilling to close the Bridge due to a material adverse
change or the failure of a condition to funding the Bridge (which condition is
beyond the control of FSG to satisfy) as provided in the Conditional Commitment,
GACC shall promptly refund to FSG the amount of the Initial Structuring Fee and
the Expense Deposit (defined below) previously paid to GACC, minus the
reasonable out-of-pocket expenses actually incurred by GACC, and GACC shall have
no right to receive the unpaid portion of the Structuring Fee or the Exit Fee.
Except as otherwise provided in the immediately preceding sentence, GACC shall
have the right to retain the Initial Structuring Fee and to be paid the balance
of the Structuring Fee, and if the Exit Fee Conditions occur, the Exit Fee.

All reasonable out-of-pocket expenses actually incurred by Lender in connection
with this engagement and the Financing shall be paid by FSG and AFRT, regardless
of whether the Bridge or the Refinancing closes. These out-of-pocket expenses
shall include, but not be limited to, Lender's due diligence, consultant fees,
accounting fees, legal fees, appraisals, environmental reports, engineering
reports and all other reasonable out-of-pocket third party expenses related to
the closing of the Financing, together with rating agency and NAIC charges and
fees and the premiums for any required residual value insurance and/or bond
lease insurance.

Prior to the date hereof, FSG paid to GACC an expense deposit equal to $100,000
and promptly upon the execution of this engagement letter, FSG shall pay to
Lender an additional expense deposit equal to $800,000 (together, the "Initial
Expense Deposit") to be applied to Lender's aforesaid out-of-pocket costs. If
prior to the closing of the Bridge or the Refinancing the actual out-of-pocket
costs incurred by Lender exceed the Initial Expense Deposit, FSG will make
additional expense deposits to Lender (such additional expense deposits,
together with the Initial Expense Deposit, the "Expense Deposit"). The Expense
Deposit shall be non-refundable (except that any unused portion of the Expense
Deposit shall either be applied by Lender against the Structuring Fee or, if no
further Structuring Fee is due Lender, refunded to FSG).

FSG and AFRT certify that, except for (i) a Credit Agreement dated as of April
30, 2003, among First States Investors BAI, LLC (an indirect subsidiary of
AFRT), BofA and certain other parties establishing a credit facility in the
initial aggregate amount of $100 million and (ii) that certain conditional
commitment for interim warehouse financing

<PAGE>

First States Group, L.P.
May 30, 2003
Page 3

from Deutsche Bank Securities Inc., on behalf of its affiliate, Deutsche Bank
AG, Cayman Islands Branch in the maximum amount of $300 million, (i) neither
AFRT, FSG, nor their respective affiliates has entered into any other engagement
letter, term sheet, application, letter of intent or similar arrangement with
respect to the acquisition of the BofA Properties, (ii) this engagement letter
is the sole engagement letter, term sheet, letter of intent, application or
similar arrangement for financing that AFRT, FSG, or its respective affiliates
will execute or enter into with respect to FSG's acquisition or financing of the
BofA Properties at any time from the date hereof until the Outside Bridge
Closing Date(the "Exclusive Period"), and (iii) neither AFRT, FSG, nor its
respective affiliates will negotiate or deal with any other person or entity to
obtain financing with respect to the acquisition of the BofA Properties during
the Exclusive Period.

Lender acknowledges and agrees that, in connection with AFRT's contemplated
initial public offering, AFRT shall publicly disclose this engagement letter,
and the terms and conditions hereof, by describing same in AFRT's Form S-11
Registration Statement filed with the Securities and Exchange Commission. AFRT
and FSG each agrees to indemnify and hold harmless Lender and its respective
officers, directors, employees, affiliates, advisors, agents, and controlling
persons (collectively, the "Indemnified Parties") from and against any and all
losses, claims damages, and liabilities to which any such person may become
subject arising out of or in connection with this engagement letter, the
Conditional Commitment, the Bridge, the Refinancing, the use of any proceeds of
the Financing or any related transaction or any claim, litigation, investigation
or proceeding relating to any of the foregoing, regardless of whether any of
such Indemnified Parties is a party thereto, and to reimburse each of such
Indemnified Parties upon demand for any legal or other expenses incurred in
connection with investigating or defending any of the foregoing, provided that
the foregoing indemnity will not, as to any Indemnified Party, apply to losses,
claims, damages, liabilities or related expenses to the extent they have
resulted from the willful misconduct or gross negligence of Lender or any other
Indemnified Party. This engagement letter shall be governed by the laws of the
State of New York, without regard to choice of law rules.

                            [REMAINDER OF PAGE BLANK]

<PAGE>

First States Group, L.P.
Page 4
May 30, 2003

If the foregoing is acceptable, please countersign this letter in the space set
forth below to confirm your agreement to the terms of this engagement letter and
return the countersigned letter to us, together with the $500,000 Initial
Structuring Fee and the $800,000 balance of the Initial Expense Deposit, by 5:00
p.m., May 30, 2003. We look forward to working with you in completing the
Financing.

Very truly yours,

GERMAN AMERICAN CAPITAL CORPORATION,
a Maryland corporation

By: ________________________________
Name:
Title:

By: ________________________________
Name:
Title:

ACKNOWLEDGED, ACCEPTED
AND AGREED TO:

FIRST STATES GROUP, L.P.

By:      FIRST STATES GROUP, LLC

By:_________________________________
Name:     Edward J. Matey Jr.
Title:    Senior Vice President

AMERICAN FINANCIAL REALTY TRUST

By:_________________________________
Name:     Edward J. Matey Jr.
Title:    Senior Vice President

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