Document:

COMMERCIAL PURCHASE AND SALE AGREEMENT

                          Date: December 16, 2004

1.PURCHASE AND SALE.  The undersigned buyer ("Buyer") agrees to buy and
  the undersigned seller ("Seller") agrees to sell all that tract or parcel
  of  land with such improvements as are located thereon, described as
  follows: All that tract of land lying and being in Land Lot 755/796 of the
  1st District, 2nd Section of Fulton County, Georgia, and being  known as
  Address 5970 North Point Parkway City Alpharetta, Georgia Zip Code 30022,
  according to the present system of numbering in and around this area, being
  more particularly described as Lot __________, Block ___________, Unit
  ____________,  Phase/ Section 3 of North Point Commons  Development/
  Subdivision, as recorded in Plat Book 26591, Page 161, Fulton County,
  Georgia, records together with all fixtures, landscaping, improvements, and
  appurtenances (all being hereinafter collectively referred to as the
  "Property"), as more particularly described in Exhibit "A", or if no
  Exhibit "A" is attached as is recorded with the Clerk of the Superior Court
  of the county in which the Property is located and is made a part of this
   Agreement by reference.

2.PURCHASE PRICE.  The total purchase price for the property shall  be
  Two Million Eight Hundred Fifty Thousand and 00/100 U.S. Dollars  ($
  2,850,000.00) ("Purchase Price"), and subject to all prorations  and
  adjustments shall be paid by Buyer at the Closing by cash, wire transfer of
  immediately available funds, cashier's check or certified check.

3.EARNEST MONEY.  Buyer has deposited the sum of $ 50,000.00 [X] Check/
  [ ] Cash with Seller's Title Company, First American Title Insurance
  Company.  This sum ("Earnest Money") has been received by the Holder and is
  to be applied as part of the Purchase Price at Closing.  The Earnest Money
  shall be deposited in holder's escrow account within five banking days from
  the Binding Agreement Date.  The escrow account may be interest-bearing
  (with Holder retaining any interest there from).  In the event any Earnest
  Money check is not honored, for any reason, by the financial institution
  upon which it is drawn, Holder shall promptly notify Buyer and Seller.
  Buyer shall have three banking days after notices to deliver good funds to
  Holder.  In the event Buyer does not timely deliver good funds to Holder,
  this Agreement shall automatically terminate and Holder shall notify the
  parties of the same.  Holder shall disburse Earnest Money only as follows;
  (a) at Closing; (b) upon a subsequent written agreement between Buyer and
  Seller; or (c) as set forth below in the event of a dispute regarding
  Earnest Money.  No party shall seek damages from Holder, nor shall Holder
  be liable for any such damages, for any matter arising out of or related to
  the performance of Holder's duties hereunder.

       DISPUTES REGARDING EARNEST MONEY. In the event Buyer or Seller
       notifies Holder of a dispute regarding the disposition of Earnest
       Money that holder cannot resolve, Holder shall settle the dispute
       as follows: [Select Section A or B below.  The Section not selected
       is not a part of this agreement.]

       [X]    A.    REASONABLE INTERPRETATION BY HOLDER.  Holder shall have
               the  right disburse all or any portion of the Earnest  Money
               upon  a  reasonable interpretation of this Agreement by  the
               Holder.   Prior  to disbursing Earnest Money pursuant  to  a
               reasonable  interpretation of this agreement,  holder  shall
               give all parties fifteen days notice,   stating to whom  the
               disbursement will be made.  Any party may object in  writing
               to  the disbursement, provided the objection is received  by
               Holder  prior  to the end of the fifteen-day notice  period.
               All  objections   not  raised in a timely  manner  shall  be
               waived.   In  the event a timely objection is  made,  Holder
               shall  consider   the  objection  and  shall  do  any  or  a
               combination of the following: (i) hold the Earnest Money for
               a  reasonable   period  of  time to  give  the  parties  the
               opportunity  to  resolve  the  dispute;  (ii)  disburse  the
               Earnest  Money  and  so notify all parties;  and/  or  (iii)
               interplead  the  Earnest Money into  a  court  of  competent
               jurisdiction.   Holder   shall be  reimbursed  for  and  may
               deduct  from any funds interpleaded its costs and  expenses,
               including  reasonable attorney's fees.  The prevailing party
               in the interpleader action shall be entitled to collect form
               the other party the costs and expenses reimbursed to Holder,
               and  upon  payment of such funds into the  court   registry,
               Holder  shall  be  released from all  further  liability  in
               connection with the funds delivered.

              B.         ARBITRATION.  Buyer  and  Seller  agree  that  nay
               earnest  money  dispute shall be settled by  arbitration  in
               accordance  with  the  rules of the  Commercial  Arbitration
               Rules  of  the American Arbitration Association.  Buyer  and
               Seller              agree             to              engage
               ______________________________________ or another arbitrator
               mutually agreeable to the parties ("Arbitrator"), to  settle
               the  Earnest  Money  dispute.  The award of  the  Arbitrator
               shall  be  final and binding upon the parties,  hereto,  and
               holder  shall  promptly  disburse   the  Earnest  Money   in
               accordance  with  said  award.   The  costs  of   any   such
               arbitration shall be equally shared between Buyer and Seller
               and shall be promptly paid to the Arbitrator.

               /s/ JH                             /s/ RPJ
               Buyer's Initials                        Seller's Initials

4.INSPECTION.  Prior to closing, Buyer and Buyer's agents shall have the
  right to enter upon the Property at Buyer's expense and at reasonable times
  to inspect, survey, examine, and test the Property as Buyer may deem
  necessary as part of Buyer's acquisition of the Property. Buyer shall
  indemnify and hold Seller and all Brokers harmless from and against any and
  all claims, injuries, and damages to persons and/ or property arising out
  of or related to the exercise of Buyer's rights hereunder.  Buyer shall
  have until January 23, 2005 from the Binding Agreement Date ("Due Diligence
  Period") to evaluate the Property, the feasibility of the transaction, the
  availability and cost of financing, and any other matter of concern to the
  Buyer.  During the Due Diligence Period, Buyer shall have the right to
  terminate this Agreement upon notice to Seller if Buyer determines based on
  an evaluation of the above that it is not desirable to proceed with the
  transaction.  In such event, Holder shall promptly refund Buyer's Earnest
  Money in accordance with the Earnest Money paragraph above.  Within 5 days
  from the Binding Agreement Date, Seller shall deliver to Buyer, copies of
  the  materials  concerning the Property referenced  in  Exhibit  "B"
  (collectively referred to as "Due Diligence Materials"), which materials
  shall be promptly returned to Seller if this Agreement does not close for
  any  reason.  If Buyer fails to timely notify Seller that it is  not
  proceeding with the transaction, Buyer shall waive its rights to terminate
  this Agreement pursuant to this paragraph.

5.TITLE.
 A.WARRANTIES OF SELLER.  Seller warrants that at Closing, Seller shall
   convey good and marketable, fee simple title to the Property Buyer, subject
   only to the following exceptions ("Permitted Exceptions")

   (1)  Liens for ad valorem taxes not yet due and payable

   (2)  Those exceptions to which Buyer does not object or which Buyer waives
in accordance with the Title Objections paragraph below.  "Good and
Marketable, fee simple title" with respect to the Property shall be such
title: (a) as is classified as "marketable" under the Title Standards of
the State Bar of Georgia; and 9b) as is acceptable to and insurable bay a
title insurance company doing business in Georgia ("Title Company"), at
standard rates on an American Land Title Association Owner's Policy ("Title
Policy").

B.TITLE OBJECTIONS. Buyer shall have 30 days from the Binding Agreement
  date in which to furnish Seller with a written statement of any title
  objections, UCC-1 or UCC-2 Financing Statements, and encroachments, and
  other facts affecting the marketability of the Property as revealed by a
  current title examination and survey.  Seller shall have 14 days from the
  receipt of such objections (the "Title Cure Period") to cure all valid
  title objections.  Seller shall satisfy any existing liens or monetary
  encumbrances identified by Buyer as Title Objections which may be satisfied
  by the payment of a sum certain prior to Closing.  Except for Seller's
  obligations in the preceding sentence, if Seller fails to cure any other
  valid title objections of Buyer within the Title Cure Period (and fails to
  provide Buyer with evidence of Seller's cure satisfactory to Buyer and to
  the Title Company), then within five days of the expiration of the Title
  Cure Period, Buyer may as Buyer's sole remedies: (1) rescind  the
  transaction contemplated hereby, in which case Buyer shall be entitled to
  the return of Buyer's Earnest Money; (2) waive any such objections and
  elect to close the transaction contemplated hereby irrespective of such
  title objections and without reduction of the Purchase Price; or (3) extend
  the Closing Date for a period of up to fifteen days to allow Seller further
  time to cure such valid title objections.  Failure to act in a timely
  manner under this paragraph shall constitute a waiver of Buyer's rights
  hereunder.  Buyer shall have the right to re-examine title prior to Closing
  and notify Seller at Closing of any title objections which appear of record
  after the date of Buyer's initial title examination and before Closing.

  6.  CLOSING.
       A.     CLOSING   DATE.   This  transaction  shall   be   consummated
       ("Closing") at the office of First American Title Insurance Company
       on or before March 1, 2004, or at such  other  time and place as the
       parties may agree upon in writing(the "Closing Date").

       B.    POSSESSION.  Seller shall deliver possession and occupancy  of
       the Property to Buyer at Closing, subject only to the rights of
       tenants  in  possession  and  the   Permitted  Exceptions.

 7.   SELLER'S  OBLIGATIONS AT CLOSING.  At Closing, Seller  shall  deliver
       to  Buyer: (a) a Closing Statement; (b) Limited Warranty  Deed;  (c)
       FIRPTA  Affidavit (indicating that Seller is not a "foreign  person"
       or  "foreign corporation" as that term is defined in Section 1445(f)
       of  the Internal Revenue Code of 1986); (d) an Affidavit of Seller's
       Residence  Regarding  Georgia  Withholding  Tax  establishing   that
       Seller  is  exempt from the requirements of O.C.G.A.  48-7-128,  the
       Georgia   Withholding   Statute  (or  Affidavit  of  Exemption,   or
       Affidavit  of  Seller's Gain, if withholding  is  required),  (e)  a
       transfer tax declaration form  properly signed and executed  by  the
       Seller;  and (f) all documents which Seller must execute  under  the
       terms  of this  Agreement to cause the Title Coma pay to deliver  to
       Buyer  the  Title  Policy  including, without  limitation,  a  title
       affidavit  from   Seller to Buyer and to the Title  Company  in  the
       form   customarily   used   in  Georgia   commercial   real   estate
       transactions so as  to enable the Title Company to issue  Buyer  the
       Title  Policy with all standard exceptions deleted and subject  only
       to  the   Permitted Exceptions and evidence reasonably  satisfactory
       to  Title  Company  of  its due and proper authority  and  power  to
       perform  its  obligations  hereunder.   In  addition,  Seller  shall
       deliver  to  Buyer  at  Closing all documents/  items  indicated  in
       Exhibit  "C", if any (all documents to be delivered by Seller  under
       this   paragraph,  including  all  documents/  items  indicated   in
       Exhibit  "C"  are  collectively referred  to  as  "Seller's  Closing
       Documents").

               /s/ JH                             /s/ RPJ
           Buyer's Initials                   Seller's Initials

8.CONDITIONS TO CLOSING.
      A.    CONDITIONS IN FAVOR OF BUYER.  The obligation of Buyer to
consummate the transaction contemplated herein is conditioned  upon  the
following  conditions precedent as of the Closing Date;

        (1)  All representations and warranties of Seller made herein
        shall remain true and correct;
        (2)  Seller shall have performed all of the covenants undertaken
        by Seller in this Agreement to be performed by Seller at or prior
        to closing;
        (3)  Seller shall have delivered to the Buyer properly executed
        originals of Seller's Closing Documents;
        (4)  There  shall have been no material adverse change in  the
        physical  condition of the Property, except as  otherwise
        provided for in the agreement;
        (5)  The  issuance at Closing of the Title Policy  (or  marked
        binder),   with  all  standard  exceptions  deleted   and
        subject only to the permitted exceptions.

     B.CONDITIONS  IN  FAVOR  OF  SELLER.  The obligation  of  Seller  to
consummate  the  transaction contemplated herein  is  conditioned
upon the following conditions precedent as of the Closing Date;

             (1)  All representations and warranties of Buyer made herein
             shall remain true and correct;
             (2)   Buyer shall have performed all of the covenants
             undertaken by Buyer in this Agreement to be  performed
             by Buyer at or prior to Closing; and
             (3)  Buyer shall have: (a) delivered to the Seller properly
             executed originals of the transfer tax declaration  form,
             title policy documents, closing statement, and any other
             documents identified on Exhibit "C" that require Buyer's
             signature; and (b) paid the Purchase Price, plus or minus
             prorations and  adjustments, to Seller.

  9. COSTS.
       A.    SELLER'  COSTS.  Seller shall pay the cost  of  recording  any
       title curative document, including without limitation,
       satisfactions of deeds to secure debt, quitclaim  deeds  and
       financing statement terminations; all transfer
       taxes;  all  deed  recording  fees;  the  fees  of  Seller's
       counsel.
       B.    BUYER'S COSTS. Buyer shall pay the cost of Buyer's counsel and
       consultants; any costs in connection with Buyer's
       inspection  of  the Property and any costs  associated  with
       obtaining financing for the acquisition of the Property
       (including any intangibles tax, all deed recording fees, and
       the cost of recording Buyer's loan documents).
       C.   ADDITIONAL COSTS.  In addition to the costs identified above, the
       following costs shall be paid by the parties hereto as indicated below:

          ITEM TO BE PAID           PAID BY SELLER           PAID BY BUYER

          Survey                        [ ]                        [X]

          Title Examination             [ ]                        [X]

          Premium for Owner's
           Title Insurance Policy       [ ]                        [X]

          Other:                        [ ]                        [X]

  10.          TAXES AND PRORATIONS. Real estate taxes on the Property  for
  the  calendar year in which the Closing takes place shall be prorated  as
  of  12:01  am  on  the Closing Date.  Seller shall be  responsible  (even
  after  Closing)  for paying all taxes (including previous  reassessments)
  on  the  Property for the time period during which the Seller  owned  the
  Property.  In addition, the following items shall also be prorated as  of
  12:01 am on the Closing Date [Select only those items that apply t   this
  transaction; the items not selected shall not apply to this Agreement.]

            [X]  Utilities
            [X]  Rents
            [ ]  Service Contracts
            [ ]  Leasing Commissions
            [ ]  Tenant Improvement Costs
            [X]  Other: Dues  and Assessments

               /s/ JH                             /s/ RPJ
           Buyer's Initials                   Seller's Initials

  11.         REPRESENTATIONS AND WARRANTIES.
       A.    Seller's  Representations and Warranties. As  of  the  Binding
       Agreement   Date   and   the   Closing  Date,   Seller   makes   the
       representations  and warranties to Buyer, if any,  as  indicated  on
       Exhibit "D"
       B.    Buyer's  Representations and Warranties.  As  of  the  Binding
       Agreement  Date and the Closing Date, Buyer represents and  warrants
       to  Seller that Buyer has the right, power, and authority  to  enter
       into  this  Agreement and to consummate the transaction contemplated
       by  the  terms  and conditions of this Agreement;  and  the  persons
       executing   this  Agreement on behalf of Buyer have  been  duly  and
       validly  authorized by Buyer to execute and deliver  this  Agreement
       and  shall  have the right, power, and authority to enter into  this
       Agreement and bind Buyer.

  12.         AGENCY AND BROKERAGE.
       A.   AGENCY.
         (1)  In this Agreement, the term "Broker" shall mean a licensed
         Georgia Real Estate Broker or brokerage firm and where the context
         would indicate the broker's affiliated licensees. No Broker in this
         transaction shall owe any duty to Buyer or Seller greater than what
         is set forth in their brokerage engagements and the Brokerage
         Relationships in Real Estate Transactions Act, O.C.G.A.
         10-6A-1 et .seq.;

         (2)  Seller and Buyer acknowledge that if they are not represented
         by a Broker they are each solely responsible for their own interests,
         and that Broker's role is limited to performing ministerial acts for
         either party;

         (3)  The Broker, if any, working with the Seller is identified
         on the signature page as the "Listing Broker"; and said Broker is
         [X], OR, is not [  ] representing  the  Seller;

         (4)  The  Broker, if any, working with the Buyer is identified
         on the signature page as the "Selling Broker",
         said  Broker  is[X], OR, is not [   ]  representing  the Buyer;

         (5)  If  Buyer  and Seller are both being represented  by  the
         same  Broker, a relationship of either designated  agency
         [  ] OR, dual agency [  ] shall exist.

            (a)  Dual Agency Disclosure.  [Applicable only if dual agency
                 has been selected above].  Seller and Buyer are aware that
                 Broker is acting as a dual agent in this transaction and
                 consent to the same.  Seller and Buyer have been advised
                 that:
                    1- In serving as a dual agent the Broker is representing
                    tow clients whose interests are or at times could be
                    different or even adverse.
                    2-  The Broker will disclose all adverse, material facts,
                    relevant to the transaction and actually known to the dual
                    agent to all parties in the transaction except information
                    made confidential by request or instructions from another
                    client which is not otherwise required to be disclosed by
                    law.
                    3- The Buyer and Seller do not have to consent to dual
                    agency; and
                    4- The consent of Buyer and Seller to dual agency has been
                    given voluntarily and the parties have read and understood
                    their brokerage engagement agreements;
                    5- Notwithstanding any provision to the contrary contained
                    herein, Seller and Buyer each hereby direct Broker, if
                    acting as a dual agent, to keep confidential and not
                    reveal to the other party any information which could
                    materially and adversely affect their negotiating
                    position.
           (b)  Designated Agency Assignment. [Applicable only if the
                designated agency has been selected above.]
                The            broker           has            assigned
                ________________________________  to  work  exclusively
                with   Buyer   as   Buyer's   Designated   Agent    and
                ________________________________  to  work  exclusively
                with   Seller  as  Seller's  Designated  Agent.    Each
                Designated Agent shall exclusively represent the  party
                to  whom they have been assigned as a client and  shall
                not  represent in this transaction the client  assigned
                to the other Designated Agent.
           (c)  Material Relationship Disclosure.  [Required with dual
                agency]  The Broker and/ or affiliated licensees have
                no material relationship with either client except as
                follows: __________________________________.  A
                material relationship means one actually known of a
                personal, familial or  business nature between the
                Broker and affiliate licensees and a client which
                would impair their ability to exercise fair judgment
                relative to   another client.

       B.    BROKERAGE.   The  Broker(s) identified herein  have  performed
       valuable  brokerage  services  and are  to  be   paid  a  commission
       pursuant  to  a separate agreement or agreements.  Unless  otherwise
       provided  for  herein, the Listing    Broker will be  paid  will  be
       paid  a  commission  by  the Seller, and  the  Selling  Broker  will
       receive  a portion, of the Listing  Broker's commission pursuant  to
       a   cooperative  brokerage  agreement.   The  closing  attorney   is
       directed to pay the  commission of the Broker(s) at closing  out  of
       the proceeds of the sale.  If the sale proceeds are insufficient  to
       pay  the   full commission, the party owing the commission will  pay
       any  shortfall at closing. If more than one Broker is  involved   in
       the  transaction,  the  closing attorney is  directed  to  pay  each
       Broker  their respective portion of said commission.  In  the  event
       the  sale  is  not  closed because of the Buyer's and/  or  Seller's
       failure  or refusal to perform any of their obligations herein,  the
       non-performing  party shall immediately pay the Broker(s)  the  full
       commission  the Broker(s)  would have received had the sale  closed,
       and   the   Selling  Broker  and  Listing  Broker  may  jointly   or
       independently  pursue the non-performing party for their portion  of
       the  commission.   Seller  and Buyer hereby represent  and  warrant,
       each   to  the  other,  that  no  party  other  than  the  Broker(s)
       identified herein are entitled , as a result of the actions  of  the
       Seller or Buyer, as the case may be, to a real estate commission  or
       other  fee  resulting from the execution of this  Agreement  or  the
       transaction contemplated hereby.  Seller and Buyer hereby  agree  to
       indemnify,  defend and hold  each other harmless  from  and  against
       any  and  all  costs,  damages, and expenses  (including  attorney's
       fees)  resulting  directly or indirectly from any such claim arising
       out  of the actions or contact with Seller or Buyer, as the case may
       be.    Broker(s) hereby agree to execute and deliver  at  Closing  a
       release  and waiver of lien in a form approved by the Title Company.
       This paragraph shall survive at Closing.

               /s/ JH                             /s/ RPJ
          Buyer's Initials                   Seller's Initials

  13.          DISCLAIMER. Buyer and Seller acknowledge that they have  not
  relied  upon  any advice, representations or statements of   Brokers  and
  waive  and  shall  not  assert any claims against Brokers  involving  the
  same.   Buyer and Seller agree that  Brokers shall not be responsible  to
  advise  Buyer and Seller on any matter including but not limited  to  the
  following: any   matter which could have been revealed through a  survey,
  title  search  or  inspection  of  the Property;  the  condition  of  the
  Property,  any  portion thereof, or any item therein;  building  products
  and  construction techniques; the necessity or cost of   any  repairs  to
  the  Property;  hazardous or toxic materials or substances;  termites  or
  other  wood destroying organisms; the  tax or legal consequences of  this
  transaction;  the  availability  and  cost  of  utilities  or   community
  amenities;   the   appraised    future  value  of   the   Property;   any
  condition(s)  existing off the Property which may  affect  the  Property;
  the  terms,  conditions and availability of financing; and the  uses  and
  zoning  of the Property whether permitted or proposed.  Buyer and  Seller
  acknowledge  that  Brokers  are not experts with  respect  to  the  above
  matters, and that, if any of these matters or any other  matters  are  of
  concern  to  them,  they should seek independent expert  advice  relative
  thereto.   Buyer  further acknowledges that in every  neighborhood  there
  are  conditions  which  different buyers may find  objectionable.   Buyer
  shall   therefore  be   responsible  to  become  fully  acquainted   with
  neighborhood  and  other  off  site conditions  which  could  affect  the
  Property.

  14.        DESTRUCTION OF PROPERTY PRIOR TO CLOSING. If the  property  is
  destroyed  or  substantially destroyed prior to  Closing,  Seller   shall
  give  Buyer  prompt  notice  thereof,  which  notice  shall  include  the
  Seller's reasonable estimate of: (1) the cost to restore  and repair  the
  damage;  (2) the amount of insurance proceeds, if any, available for  the
  same;  and  (3)  whether the damage will be repaired  prior  to  Closing.
  Upon  notice  to Seller, Buyer may terminate this agreement within  seven
  days  of  receiving  such notice from Seller.  If Buyer does not  attempt
  to  terminate  this agreement, Buyer shall have deemed to  have  accepted
  the  Property  with  the  damage and shall receive  at  Closing  (1)  any
  insurance  proceeds which have been paid to Seller, but   not  yet  spent
  to  repair  the  damage, and (2) an assignment of  all  unpaid  insurance
  proceeds to the claim.

  15.       OTHER PROVISIONS.
       A.Exhibits,  Binding  Effect,  Entire  Agreement,  Modification  and
          Assignment.  All exhibits attached hereto are hereby incorporated
          herein.   This  agreement shall be for the  benefit  of,  and  be
          binding upon, the parties hereto, their heirs, successors,  legal
          representatives   and   permitted   assigns.    This    Agreement
          constitutes the sole and entire agreement between parties  hereto
          and  no  modification or assignment of this  agreement  shall  be
          binding  unless  signed  by all parties to  this  Agreement.   No
          representation,  promise,  or inducement  not  included  in  this
          Agreement  shall be binding upon any party hereto.  Any  assignee
          shall fulfill all the terms and conditions of this Agreement.
       B.     SURVIVAL  OF AGREEMENT.  All conditions and stipulations  not
          fulfilled at time of Closing shall survive the Closing until such
          time   as   the   conditions  or  stipulations   are   fulfilled.
          Notwithstanding above, the representations and warranties made in
          Exhibit  "D" shall survive the Closing for a period of  365  days
          from the Date of Closing.
       C.   GOVERNING  LAW.   This  agreement may  be  signed  in  multiple
          counterparts, is intended as a contract for the purchase and sale
          of  real property and shall be interpreted in accordance with the
          laws of the State of GEORGIA.
       D.    TIME OF ESSENCE.  Time is of the essence in this Agreement.
       E.     TERMINOLOGY AND INTERPRETATION.  As the context  may  require
          in  this  Agreement: (1) the singular shall mean the  plural  and
          vice  versa,  and  (2) all pronouns shall mean  and  include  the
          person,  entity, firm or corporation to which they  relate.  This
          agreement shall not be construed more strictly against one  party
          than against the other, it being acknowledged by the parties that
          each  has contributed substationally to the preparation  of  this
          Agreement.
       F.    RESPONSIBILITY TO COOPERATE. All Parties agree to timely  take
          such   actions  and  produce,  execute,  and/  or  deliver   such
          information and documentation as is reasonably necessary to carry
          out the responsibilities and obligations of this Agreement.
       G.    COUNTERPARTS.  This Agreement may be executed in tow  or  more
          counterparts, each of which shall be deemed an  original, but all
          such counterparts constitute one Agreement.
       H.      NOTICES.  Except as otherwise provided herein, all  notices,
          including  offers,  counteroffers, acceptances,  amendments   and
          demands,  required or permitted hereunder shall  be  in  writing,
          signed  by the party giving the notice and delivered either:  (1)
          in  person,  (2) by overnight delivery service, prepaid,  (3)  by
          facsimile transmission (FAX) (provided that the  original of  the
          notice  shall be promptly sent thereafter if so requested by  the
          party  receiving the same), or (4) by the  United  States  Postal
          Service, postage prepaid, registered or certified return  receipt
          requested.  The parties agree that  a faxed signature of a  party
          constitutes  and  original  signature binding  upon  that  party.
          Notice  shall  be deemed to  have been given as of the  date  and
          time  it is actually received.  Notwithstanding the above, notice
          by  FAX  shall be  deemed to have been given as of the  date  and
          time  it  was transmitted if the sending FAX produces  a  written
          confirmation  with the date, time and telephone number  to  which
          the   notice   was  sent.   Receipt  of  notice  by  the   Broker
          representing a party as a client shall be deemed to be notice  to
          that party for all purposes herein, except in  transactions where
          the  Broker  is  practicing designated  agency,  in  which  case,
          receipt  of notice by the designated  agent representing a  party
          as  a  client shall be required to constitute notice.  All notice
          requirements referenced herein
              shall be strictly construed.

               /s/ JH                             /s/ RPJ
          Buyer's Initials                    Seller's Initials

          Buyer's Address:                       Seller's Address:

Action Outdoor Advertising Inc          AEI Income & Growth Fund 23 LLC
and/ or assigns 3512 Old Milton Parkway AEI Real Estate Fund XVIII
Alpharetta, Georgia, 30005              Limited Partnership
                                        AEI Net Lease Income & Growth Fund
                                        XIX Limited    Partnership
                                        AEI Private Net Lease Millennium
                                        Fund Limited Partnership
                                        Attn:  Debra Jochum
                                        30 East Seventh Street, Suite 1300
                                        St. Paul, MN  55101

PHONE: (678) 624-9275                  PHONE: (651) 227-7333
FAX:  (678) 624-9276                   FAX:   (651) 227-7705

       I.      REMEDIES.   In the event of a breach of this Agreement,  the
       non-breaching party may pursue all remedies available at  law or  in
       equity   except   where  the  parties  have  agreed  to   arbitrate.
       Notwithstanding the above, if Buyer breaches Buyer's obligations  or
       warranties  herein Seller shall request that Holder pay the  Earnest
       Money  to  Seller,  which, shall  constitute liquidated  damages  in
       full  settlement  for all claims by Seller. Such liquidated  damages
       are  agreed to by the parties not to be a penalty and to be  a  good
       faith  estimate  of  Seller's  actual  damages,  which  damages  are
       difficult to ascertain.

  16.         TIME LIMIT OF OFFER: This Instrument shall be open for
  acceptance until 1:00 o'clock p.m. on the 24th day of December  2004.

  17.          EXHIBITS  AND AGENDA.  All exhibits and/or addenda  attached
  hereto,  listed  below, or referenced herein are made a  part  of    this
  Agreement.  If any such exhibit or addendum conflicts with any  preceding
  paragraph, said exhibit or addendum shall
                control:
       EXHIBIT "A":        LEGAL DESCRIPTION
       EXHIBIT "B":        DUE DILIGENCE MATERIALS
       EXHIBIT "C":        ADDITION TO SELLER'S CLOSING DOCUMENTS
       EXHIBIT "D":        SELLER'S WARRANTIES AND REPRESENTATIONS

  18.        Special Stipulations:  The following Special Stipulations, if
  conflicting with any Exhibit or proceeding paragraph, shall
  control.

  1.   Purchaser may accomplish and IRC section 1031 tax deferred exchange of
     real  property  and Seller agrees to cooperate with Purchaser,  at  no
     additional cost or expense to Seller.

  2.    Principles of Purchaser are licensed real estate brokers with Metro
     Brokers Inc. and provide this notice as required by law.

  3.   Seller agrees to pay a sales commission equal to 4% of the first 2.4
     Million Dollars (Two Million Four Hundred Thousand U.S.) and 10% of the
     remainder of the sales price split equally between Pinnacle Partners, LLC
     and the Shumacher Group, LLC.

Pinnacle Partners LLC                   /s/ Lawrence T Mccurdy
Selling Broker   MLS Office Code            Buyer's Signature

                                             Lawrence T McCurdy
By:/s/ Jack Hartampf                      Print or Type Buyer's Name:

Harold V Shumack
Print or Type Name:                       Buyer's Signature
Business phone: 404 240 0040
Fax404 266 9271
                                          Print or Type Name:
/s/ Harold V Shumack
Listing Broker     MLS Office Code

                                        AEI Income & Growth Fund 23 LLC
                                        By: AEI Fund Management XVIII,
                                        Inc., its managing member

                                        By:/s/ Robert P Johnson
                                               Robert P. Johnson, President

               /s/ JH                             /s/ RPJ
          Buyer's Initials                    Seller's Initials

                                        AEI Real Estate Fund XVIII Limited
                                        Partnership
                                        By: AEI Fund Management XVIII,
                                        Inc., its corporate general
                                        partner

                                        By:/s/ Robert P Johnson
                                               Robert P. Johnson, President

                                        AEI Net Lease Income & Growth Fund
                                        XIX Limited Partnership
                                        By: AEI Fund Management XIX, Inc.,
                                        its corporate general partner

                                        By:/s/ Robert P Johnson
                                               Robert P. Johnson, President

                                        AEI Private Net Lease
                                        Millennium Fund Limited Partnership
                                        By: AEI Fund Management
                                        XVIII, Inc., its corporate general
                                        partner

                                        By: /s/ Robert P Johnson
                                                Robert P. Johnson, President

Acceptance Date
The above proposition is hereby accepted, 11:00 o'clock a.m on 30th day of
December 2004.

Binding Agreement Date
This instrument shall become a binding agreement on the date ("Binding
Agreement Date") when notice of the acceptance of this Agreement has been
received by offeror.  The offeror shall promptly notify offeree when
acceptance has been received.

               /s/ JH                             /s/ RPJ
          Buyer's Initials                     Seller's Initials

                              EXHIBIT "A" TO
                  COMMERICAL PURCHASE AND SALE AGREEMENT

                             LEGAL DESCRIPTION

All  that tract or parcel of land lying and being located Land Lot 796, 1st
District, 2nd Section, City of Alpharetta, Fulton County Georgia and  being
more particularly described as follows:

Beginning at a point at the Southwest end of a miter at the intersection of
the East right of way (R/W) line of Haynes Bridge Road (R/W varies) and the
Southeast R/W line North Point Parkway (130' R/W); thence along said  miter
North  33 degrees 26' 45" East, a distance of 58.73 feet to a point on  the
Southeast R/W line of North Point Parkway; thence following said  R/W  line
North  84 degrees 09' 13" East, a distance of 90.00 feet to a point; thence
152.49  feet along a curve to the left, said curve having a chord of  North
78 degrees 33' 41" East 152.25 feet and a radius of 781.20 feet to a point;
thence 213.48 feet along a curve to the left, said curve having a chord  of
North 65 degrees 08' 26" East 212.82 feet and a radius of 781.20 feet to  a
1/2"  rebar  set  and the TRUE POINT OF BEGINNING; thence continuing  along
said  R/W  line 26.70 feet along a curve to the left, said curve  having  a
chord of North 56 degrees 19' 58" East 26.70 feet and a radius of 781.20 to
a point; thence North 55 degrees 21' 13" East, a distance of 320.00 feet to
a  point; thence 14.34 feet along a curve to the right, said curve having a
chord  of  North 55 degrees 59' 04" East 14.34 feet and a radius of  651.20
feet  to 1/2" rebar set at the Northwest end of a miter at the intersection
of  said  R/W line and the Northwest R/W line of Georgia Lane (R/W varies);
thence along said miter South 57 degrees 34; 15" East, a distance of 103.63
feet  to a 1/2" rebar set on the Northwest R/W line of Georgia Lane; thence
following said R/W line South 20 degrees 00' 59" East, a distance of  51.07
feet  to a point; thence 268.67 feet along a curve to the right, said curve
having a chord of South 15 degrees 04' 23" West 263.88 feet and a radius of
409.50 feet to a point; thence South 34 degrees 52' 09" West, a distance of
175.47  feet to a concrete nail sat; thence leaving said R/W line North  55
degrees 07' 51" West, a distance of 77.67 feet to a 1/2" rebar set;  thence
Noth  36 degrees 20' 19" West, a distance of 292.87 feet to the TRUE  POINT
OF BEGINNING.  Said tract contains 2.593 acres or 112,962 square feet.

               /s/ JH                             /s/ RPJ
          Buyer's Initials                    Seller's InitialsASSIGNMENT AND ASSUMPTION OF LEASE

      THIS ASSIGNMENT AND ASSUMPTION OF LEASE (this "Assignment")
made  this  14th day of January, 2005, by and between LMB  AUBURN
HILLS  I,  LLC,  an Ohio limited liability company  ("Assignor"),
having an address of 2631 Erie Avenue, Suite 21, Cincinnati, Ohio
45208,  and  AEI INCOME & GROWTH FUND XXI LIMITED PARTNERSHIP,  a
Minnesota  limited partnership, and AEI INCOME & GROWTH  FUND  25
LLC,  a  Delaware limited liability company (as tenants-in-common
together  collectively  referred to as,  "Assignee"),  having  an
address  of 1300 Wells Fargo Place, 30 Seventh Street  East,  St.
Paul, Minnesota 55101.

                      W I T N E S S E T H:

      WHEREAS,  Assignor  is the owner of certain  real  property
located  at  3960  Baldwin Road, Auburn  Hills,  Oakland  County,
Michigan  (the  "Property") as further  described  on  Exhibit  A
attached hereto and made a part hereof;

      WHEREAS,  Assignor  has  leased the  Property  to  Sterling
Jewelers  Inc., a Delaware corporation ("Sterling"), pursuant  to
that  certain  Lease Agreement dated April 28, 1999  (hereinafter
referred to as, the "Lease"); and

      WHEREAS,  Assignor desires to assign its right,  title  and
interest  in  and  to the Lease to AEI Income & Growth  Fund  XXI
Limited Partnership, an undivided forty percent (40%) interest as
a  tenant  in  common; and AEI Income & Growth Fund  25  LLC,  an
undivided sixty percent (60%) interest as a tenant in common, and
Assignee  desires to assume Assignor's right, title and  interest
in and to the Lease;

      NOW,  THEREFORE, in consideration of the mutual  agreements
hereinafter set forth, and other good and valuable consideration,
the receipt and sufficiency of which are acknowledged by each  of
the  parties  hereto, Assignor and Assignee do  hereby  agree  as
follows:

      1.    Assignment.  Assignor hereby gives, grants, bargains,
sells,  conveys,  transfers  and sets  over  unto  Assignee,  its
successors  and assigns, as of the date first above written  (the
"Effective Date"), all of Assignor's right, title and interest in
and to the Lease.

      2.    Acceptance  of  Assignment and Assumption.   Assignee
hereby  accepts the foregoing assignment, and hereby assumes  and
agrees  to  be bound by and perform all of Assignor's obligations
and  liabilities to be performed and/or occurring under the Lease
on  or  after  the Effective Date, including, without limitation,
the  obligations for return of security deposits as  provided  in
the Lease and/or required by law, and any and all obligations for
any  and  all  leasing commissions, brokerage  fees  and  similar
payments  which become due and payable after the Effective  Date,
including,  without limitation, any and all leasing  commissions,
brokerage fees and similar payments which become due and  payable
in  connection with the exercise of any option or right under the
Lease.

      3.    Indemnification.   (a)  Assignor  hereby  indemnifies
Assignee,  and  agrees to defend and hold harmless Assignee  from
and  against  any  and all liability, loss, damage  and  expense,
including  without limitation reasonable attorneys'  fees,  which
Assignee  may  or shall incur under the Lease by  reason  of  any
failure  or alleged failure of Assignor to have complied with  or
to  have performed, before the Effective Date, the obligations of
the  landlord  thereunder which were to be performed  before  the
Effective Date.

           (b)   Assignee hereby indemnifies Assignor, and agrees
to defend and hold harmless Assignor from and against any and all
liability, loss, damage and expense, including without limitation
reasonable  attorneys' fees, which Assignor may  or  shall  incur
under  the  Lease by reason of any failure or alleged failure  of
Assignee  to  comply with or perform, on or after  the  Effective
Date, all the obligations of the landlord thereunder which are to
be performed on or after the Effective Date.

     4.   Successors and Assigns.  The terms and conditions of this
Agreement shall be binding upon and shall inure to the benefit of
the parties hereto and their respective successors and assigns.

     5.   Retained Rights.  Assignee hereby agrees that Assignor may,
at  Assignor's election and expense, proceed at law or equity  to
collect  any delinquent rents accruing under the Lease  prior  to
the  Effective Date.  Assignor hereby agrees that Assignee  shall
have no obligation to collect any rent due prior to the Effective
Date  under  the  Lease; provided, however,  that  in  the  event
Assignee  is  paid  rent from a tenant that has  delinquent  rent
accruing  prior  to the Effective Date, and such  payment  is  in
excess  of current rent due and payable under the Lease  and  any
collection costs incurred by Assignee to collect such rents, then
Assignee agrees to pay such excess amount to Assignor as soon  as
reasonably practicable after the date of receipt by Assignee.

     6.   Counterparts.  This Agreement may be executed in several
counterparts, each of which shall be deemed an original, and  all
of which together shall constitute one and the same instrument.

[The  remainder of this page has been intentionally  left  blank.
Signature              pages             to              follow.]
      IN  WITNESS  WHEREOF, the parties hereto have  caused  this
instrument  to  be duly executed on the day and  year  first  set
forth above.

ASSIGNOR:                LMB AUBURN HILLS I, LLC,
                         an Ohio limited liability company

                         By:  /s/ Lloyd Bernstein
                         Name:    Lloyd Bernstein
                         Title:   Sole Member & President

STATE OF OHIO            )
                         ) ss.
COUNTY OF HAMILTON       )

      The  foregoing was acknowledged before me this 7th  day  of
January,  2005, by Lloyd Bernstein, the Sole Member and President
of  LMB  Auburn Hills I, LLC, an Ohio limited liability  company,
for himself and for LMB Auburn Hills I, LLC.

      IN WITNESS WHEREOF, I have hereunto set my hand and affixed
my  official seal in the County and State of aforesaid,  the  day
and year last above-written.

                              /s/ Thomas Jay Sherman
                                    Notary Public

[notary seal]

ASSIGNEE:                     AEI INCOME & GROWTH FUND XXI
                              LIMITED PARTNERHSIP,
                              a Minnesota limited partnership

                              By:  AEI FUND MANAGEMENT XXI, INC.,
                                   a Minnesota corporation, its
                                   General Partner

                              By:  /s/ Robert P Johnson
                              Name:    Robert P Johnson
                              Title:   President

                              AEI INCOME & GROWTH FUND 25 LLC,
                              a Delaware limited liability
                              company

                              By:  AEI FUND MANAGEMENT XXI, INC.,
                                   a Minnesota corporation, its
                                   Managing Member

                              By:  /s/ Robert P Johnson
                              Name:    Robert P Johnson
                              Title:   President

STATE OF MINNESOTA  )
                    ) ss.
COUNTY OF RAMSEY    )

      The  foregoing was acknowledged before me this 14th day  of
January  2005,  by  Robert P. Johnson, in  his  capacity  as  the
President   of  AEI  Fund  Management  XXI,  Inc.,  a   Minnesota
corporation, the general partner of AEI INCOME & GROWTH FUND  XXI
LIMITED   PARTNERSHIP,  a  Minnesota  limited  partnership,   who
acknowledged the execution of the foregoing instrument to be  the
voluntary  act and deed of said corporation by authority  of  its
board of directors on behalf of the corporation.

      IN  TESTIMOMNY  WHEREOF, I have hereunto set  my  hand  and
affixed  my official seal in the County and State aforesaid,  the
day and year first above written.

                         /s/ Jennifer L Schreiner
                               Notary Public

[notary seal]

STATE OF MINNESOTA  )
                    ) ss.
COUNTY OF RAMSEY    )

      The  foregoing was acknowledged before me this 14th day  of
January,  2005,  by  Robert P. Johnson, in his  capacity  as  the
President   of  AEI  Fund  Management  XXI,  Inc.,  a   Minnesota
corporation, the Managing Member of AEI INCOME & GROWTH  FUND  25
LLC,  a Delaware limited liability company, who acknowledged  the
execution of the foregoing instrument to be the voluntary act and
deed of said corporation.

      IN  TESTIMOMNY  WHEREOF, I have hereunto set  my  hand  and
affixed  my official seal in the County and State aforesaid,  the
day and year first above written.

                         /s/ Jennifer L Schreiner
                             Notary Public
My Commission Expires:
1/31/05                           [notary seal]

                            EXHIBIT A

Real  property in County of Oakland, State of Michigan, described
as follows:

Parcel 1:

A  part of the Northwest 1/4 of Section 5, town 3 north, range 10
east, City of Auburn Hills, Oakland County, Michigan, being  more
particularly described as: Commencing at the West 1/4  corner  of
said  Section  5; thence North 85 degrees 35 minutes  59  seconds
East, 1317.14 feet along the East-West 1/4 line of Section  5  to
the Northwest corner of Lake Angelus Subdivision, as recorded  in
Liber  48, page 10 of Plats, Oakland County Records; thence North
85  degrees  40  minutes 31 seconds East, 106.07 feet  along  the
North  line  of  said Lake Angelus Subdivision and following  the
East-West 1/4 line to a point on the East line of Baldwin Road as
widened;  thence  North 02 degrees 16 minutes  14  seconds  West,
1038.22  feet  along  said East line to the point  of  beginning;
thence  continuing  along  said East line  North  02  degrees  16
minutes  14 seconds West 145.35 feet; thence North 87 degrees  43
minutes 46 seconds East, 227.50 feet; thence South 02 degrees  16
minutes 14 seconds East, 151.95 feet; thence South 87 degrees  43
minutes 46 seconds West 205.50 feet; thence along a curve to  the
right  23.29  feet,  said curve having a radius  of  40.00  feet,
central  angle  of 33 degrees 22 minutes 01 seconds  and  a  long
chord  bearing  of North 75 degrees 35 minutes 13  seconds  West,
22.97 feet to the point of beginning,

Parcel 2:

Including  the benefit of the easements set forth in  the  Master
Declaration  of  Easements  and Restrictions  recorded  in  Liber
17340,  page 136, Oakland County Records, as modified by (i)  the
First Amendment recorded in Liber 18559, page 572, Oakland County
Records,  and (ii) the Second Amendment recorded in Liber  19342,
page 502, Oakland County Records.

Parcel 3:

Also,  together  with an easement for ingress and egress  (shared
drive)  as  disclosed in Warranty Deed recorded in  Liber  20572,
page 717, Oakland County Records.

APN:  14-05-176-009

                                 LEASE AGREEMENT

     This Lease Agreement is made and entered into as of the 29th day of
April, 1999, by and between LMB Auburn Hills I, LLC, ("Landlord"), whose
address  for  the purpose of this lease is 2631 Erie Avenue,  Suite  21,
Cincinnati,  Ohio  45208,  and  Sterling  Jewelers  Inc.  ("Tenant"),  a
Delaware corporation, whose address for the purpose of this Lease is 375
Ghent Road, Akron, Ohio 44333.

                                    RECITALS

     A.    Landlord is the owner of or has the right to acquire  certain
premises  pursuant  to that certain Purchase and Sale Agreement  between
Landlord  and  Taubman  Auburn Hills Associates Limited  Partnership,  a
Delaware  limited partnership ("Taubman") located in the City of  Auburn
Hills, State of Michigan consisting of approximately 35,000 square  feet
and more particularly described in Exhibit A hereto ("Premises").

     B.    Tenant  desires to have Landlord construct  on  the  Premises
according to ; Tenant's specifications and in accordance with  plans  to
be  agreed to between Tenant and Landlord ("Approved Plans"), a building
of approximately 5,800 square feet ("Building").

     C.    Landlord  has agreed to pay for construction of the  Premises
and  Building, including any enhancements of change orders requested  by
Tenant to the Approved Plans and tenant improvements within the Premises
and  Building  according to the Approved Plans (the  Building  and  such
tenant  improvements being hereafter collectively  referred  to  as  the
"Improvements") in the sum of the Allowance.

     D.    Tenant desires to have Landlord cause the construction of the
Improvements  and  make payment for such construction  only  up  to  the
amount of the Allowance.

     E.    Tenant  hereby acknowledges that it assumes  all  risks  with
respect to the correctness and adequacy for its need of the construction
and Improvements based on the Approved Plans.

     F.    The  Tenant recognizes that this Lease is intended  to  be  a
triple  net lease and .agrees to assume not only the obligations as  set
forth  in the Lease Agreement, but all obligations with respect  to  the
operation, maintenance, reconstruction and payment of any and  all  sums
necessary to satisfy those conditions and any other conditions that  may
be imposed by any governmental agency, except to the extent set forth in
this Lease.

                                   WITNESSETH

     In  consideration  of  the mutual covenants herein  contained,  the
parties hereto hereby agree as follows:

     1.    PREMISES. Landlord does hereby demise and lease unto  Tenant,
and  Tenant does lease and take from Landlord the Premises, the Building
and  the Improvements.  Landlord and Tenant hereby acknowledge and agree
that  all  rentals payable by Tenant under this Lease are not calculated
on the basis of the square footage of the Premises or Building or number
of  parking spaces on the Premises, and amounts payable by Tenant  under
the  Lease shall not be adjusted regardless of any deviations in  actual
square  footage of the Premises or Building or number of parking  spaces
from the amounts set forth above.  Landlord shall, at its sole cost  and
expense and out of its own funds which are not included in Exhibit B and
which  shall not be subject to recoupment under Section 5B or  otherwise
(hereinafter  referred  to  as  Non-Allowance  Dollars"),  obtain   from
Taubman, for the benefit of Tenant, a license for ingress and egress  to
Ring  Road, and shall construct, at its sole cost and expense with  Non-
Allowance  Dollars, a temporary access road across adjacent property  to
the  east  of  the  Premises (" Adjacent Property"),  such  license  and
temporary  road  to be continuing until such time as a permanent  cross-
access   to  Ring  Road,  across  the  Adjacent  Property  ,  has   been
constructed.

     2.    COMMENCEMENT OF TERM. The term of this Lease  (the  "Term  ")
shall  commence  on  the date (the "Commencement  Date")  which  is  the
earlier  to  occur  of  (a)  the date of Tenant's  opening  of  Tenant's
business from the Premises to the public, or (b) ninety (90) days  after
Landlord's delivery of the Building to Tenant. The Commencement Date  is
contingent  upon  Landlord's attainment of any and all approvals,  other
than governmental approvals, which may be required pursuant to any third
party  agreement as to which Landlord is bound as a result of Landlord's
ownership of the Premises. Landlord shall deliver the Premises no  later
than  November  1,  1999.  If Landlord cannot deliver  the  Premises  by
November 1, 1999 (which date shall be extended on a day-for-day basis to
the  extent  of  any  delays  in  delivery  resulting  solely  from  the
occurrence  of  any  "Force Majeure Events," as  defined  herein  below,
and/or resulting from the acts or omissions of Tenant and/or any of  its
employees,  agents, representatives and/or contractors), and Tenant  has
not  opened for business from the Premises, Tenant may cancel this Lease
on  sixty  (60) days written notice to Landlord, provided that  if  such
delivery  occurs  within such sixty (60) day .period,  such  termination
shall  be  nullified and this Lease shall continue  in  full  force  and
effect.

     3.   TERM

          A.   INITIAL TERM. The initial Term of this Lease shall commence
on the Commencement Date and shall end at 11:59 p.m. on the last day of the
calendar month, which includes the twentieth (20th) anniversary of the
Commencement Date.

          B.  OPTION TO RENEW. Provided Tenant is not in default in  the
performance  of any of the material terms, covenants and  conditions  of
this Lease, Tenant shall have the option to renew this Lease for two (2)
successive  five (5) year periods (collectively, the "Option Terms"  and
individually an "Option Term") commencing on the day following  the  end
of  the  then applicable Term, upon all the applicable terms,  covenants
and  conditions set forth herein, except that monthly Base Rent  payable
during  each Option Term shall be ninety percent (90%) of the then  fair
market  monthly  rental value of the Premises as of the commencement  of
such  Option  Term, provided that in no event shall  the  Base  Rent  be
adjusted as of the commencement of an Option Term to an amount less than
the  Base Rent in effect immediately prior to such Option Term. The fair
market  rental  value  of  the Premises shall be  determined  by  mutual
consent  of the Tenant and Landlord, provided, however, that  if  Tenant
and Landlord fail to mutually agree upon the fair market rental value of
the  Premises, at or prior to nine months before the commencement of the
Option  Period,  then Tenant and Landlord shall each  select  an  M.A.I.
Appraiser,  and  the  two  appraisers  shall  mutually  select  a  third
appraiser, each to make an independent determination of the fair  market
retail  value  of the Premises, utilizing the then current rental  rates
for  similar  properties within a five (5) mile radius  of  the  subject
property , and each to submit such determinations to Tenant and Landlord
no later than six months prior to commencement of the Option Period. The
fair  market rental value shall be the average of the amounts  submitted
by  each of the three (3) M.A.I. Appraisers, and such rate shall be  the
new  base rental rate for the Option Period. Costs and expenses  of  the
three  appraisers shall be divided and paid equally as between  Landlord
and Tenant. Within ten (10) days after receipt of the fair market rental
value,  Tenant  may elect to terminate its exercise  of  the  option  to
extend  by  giving written notice to Landlord. The option to  renew  the
Term  pursuant hereto shall be conditioned upon Tenant's giving Landlord
written notice of its election to renew not less than one (1) year prior
to  the  expiration of the then applicable Term. Should Tenant  fail  to
exercise  the  option to renew the Term hereof as hereinabove  provided,
Tenant  shall have no right thereafter to renew the Term of this  Lease.
References  in this Lease to tile "Term " shall be deemed  to  mean  the
initial  Term  of  this  Lease  as extended  by  the  Option  Terms,  as
applicable.

     4.   RENT

          A.   BASE RENT. Tenant agrees to pay to Landlord at the office
     of Landlord or at such other place as may be designated by Landlord
     for  each  month  of the Term, monthly base rent ("Base  Rent")  as
     follows:

     Years                  Monthly Amount                Annual Amount

     1-5                      $19,416.67                    $233,000,00
     6-10                     $21,358.33                    $256,300.00
     11-15                    $23,494.17                    $281,930.00
     16-20                    $25,843.58                    $310,123.00

Said  Base Rent shall be payable monthly in advance on the first day  of
each  calendar month without prior notice, demand, offset, abatement  or
deduction,  except  as  specifically provided to the  contrary  in  this
Lease.  Tenant shall pay prorated daily Base Rent for any portion  of  a
month if the Commencement Date begins after the first day of the month.

          B.    LATE FEE.  If Tenant fails to pay when the same  is  due
any Base Rent or Additional Rent, the unpaid amounts shall bear interest
at the "Interest Rate" (as hereinafter defined) from the date the unpaid
amount  was  initially due, to and including the  date  of  payment.  In
addition,  Tenant acknowledges that the late payment of any  installment
of  Base  Rent  or Additional Rent will cause Landlord to incur  certain
costs and expenses, the exact amount of which are extremely difficult or
impractical  to  fix.  These  costs and expenses  may  include,  without
limitation,  administrative  and collection  costs  and  processing  and
accounting  expenses. Accordingly, if any installment of  Base  Rent  or
Additional Rent is not received by Landlord from Tenant within ten  (10)
days  after  notice  of  nonpayment, Tenant  shall  immediately  pay  to
Landlord a late charge (the "Late Charge") equal to three percent (3%  )
of  the  delinquent  amount. Landlord and Tenant agree  that  this  late
charge  represents  a  reasonable estimate of  the  costs  and  expenses
Landlord  will incur and is fair compensation to Landlord for  its  loss
suffered  by  reason of late payment by Tenant. Upon accrual,  all  such
late charges shall be deemed Additional Rent. As used in this Lease, the
"Interest Rate" shall mean the lesser of (i) the rate per annum equal to
the  prime  rate of interest published in the Wall Street  Journal  from
time  to  time as the base rate of corporate loans at large U .S.  money
center banks, plus two percent (2% ), or (ii) the maximum lawful rate.

          B.   ADDITIONAL RENT. Except as specifically provided to the
contrary in this Lease, any sums of money or charges to be paid by the
Tenant pursuant to the provisions of any other sections of this Lease
other than Base Rent shall be deemed to be" Additional Rent" whether or
not so designated pursuant to this Lease and shall be payable without
offset, abatement or deduction, except as specifically provided in this
Lease. Tenant's obligation for payment of "Taxes" pursuant to Paragraph
7 below, "Landlord's Insurance Costs" pursuant  to Paragraph 8 below,
and "Landlord's Common Costs" pursuant to Paragraph 10B below are
collectively referred to herein as "Tenant's Recurring Additional Rent".
Tenant shall pay to Landlord or to applicable third party , as the case
may be, Tenant's Recurring Additional Rent within ten (10) days after
receipt of notice from Landlord or the applicable third party delivered
to Tenant stating the amounts to be paid, together with a copy of the
applicable invoice and/or statement requiring said payment to be made.
Evidence of said payment shall be delivered by Tenant to Landlord at
the same time said payment is made by Tenant.

     5    COSTS OF CONSTRUCTION.

          A.  ALLOWANCE Landlord shall pay for the construction  of  the
Premises and Improvements in the aggregate amount ("Allowance"), without
regard to specific line items of the Budget attached hereto as Exhibit B
("Budget").  Those line items on the Budget identified as  "Hard  Costs"
shall  be  constructed  pursuant to one or more  construction  contracts
entered  into  between Landlord and its subcontractors. A copy  of  each
such  contract shall be provided to Tenant. Tenant shall have the  right
to  approve all such contracts, which approval shall not be unreasonably
withheld. Tenant's approval or disapproval, as the case may be, shall be
delivered  to  Landlord within ten (10) days after  receipt.  Landlord's
obligations with respect to the access road as provided in Section 1 and
Utilities  as  provided in Section 9 shall be paid for by  Landlord  and
shall not count towards the Allowance.

          B. EXPENSES IN EXCESS OF ALLOWANCE. To the extent landlord has
complied  with the notification provisions of this paragraph  B,  Tenant
shall pay all expenses (except those expenses that are to be paid for by
Landlord  out  of  Non-  Allowance  Dollars)  incurred  by  Landlord  in
connection  with  the construction of the Premises and Improvements,  if
any, which are in excess of the Allowance.

               (1)  Tenant shall be obligated to pay any excess expenses
identified on the Budget as "Hard Costs," only if Landlord has, not less
than  two  (2)  working days prior to incurring such  expense,  notified
Tenant in writing ("Change Notice") of the reason for such increase  and
Tenant has failed to object as hereafter provided.

                    (a) If within two (2) business days after receipt of
a  Change Notice Tenant gives to Landlord written notice of an objection
to the increase referred to in the Change Notice ("Disapproval Notice"),
Tenant and Landlord shall within forty-eight (48) hours thereafter  meet
and  confer,  whether  by telephone or in person,  for  the  purpose  of
resolving Tenant's disapproval. In the event Tenant and Landlord are not
able  to  agree to the increase contained in the Change Notice, Landlord
shall then have the option to either (i) not incur the expense set forth
in the Change Notice, or (ii) incur the expense and submit the matter to
arbitration in accordance with paragraph D of this Section 5.

                    (b)  The notification provisions and Tenant's  right
to  object  to an increase shall not apply to any unanticipated  expense
contemplated and governed by the terms of any Construction  Contract  or
any  change  order which is less than Five Hundred Dollars ($500.00)  in
amount  and  which,  in  the reasonable judgment of  Landlord,  must  be
approved in the field, without sufficient time to give advance notice to
Tenant, to avoid undue delays in construction or cost increases.

               (2)  Tenant shall not be responsible for any expenses  in
excess of the Allowance which result from Landlord's failure to exercise
such  diligence in connection with the construction of the  Premises  as
would  be  usually and customarily exercised by a real estate  developer
performing  services  similar to those provided by Landlord  under  this
Lease Agreement.

               (3)   In  the  event  any  Lender providing  construction
financing  to  Landlord  in  connection with  the  construction  of  the
Premises  and  Improvements  ("Lender") shall  give  written  notice  to
Landlord  that the Lender anticipates the total cost of construction  of
the  Premises and Improvements will exceed the Allowance and that, as  a
condition  of further funding of the construction, certain expenses  set
forth  on  the  Budget must be paid for in full or in part by  Landlord,
such  payment shall be deemed an expense in excess of the Allowance  and
Tenant shall be obligated to pay such amount.

               (4)   Any  excess expenses for which Tenant is  obligated
under  this Section 5B shall be paid by Tenant to Landlord within thirty
(30)  calendar days after receipt by Tenant from Landlord of an  invoice
therefore.  The  invoice  for any excess payment  required  pursuant  to
Section 5B(1) above shall be accompanied by a copy of each Change Notice
to  which  such  payment  applies. The invoice for  any  excess  payment
required  by Section 5B(3) above shall be accompanied by a copy  of  the
written demand from the Lender .

          C.     ALLOWANCE  IN  EXCESS  OF  ACTUAL  EXPENSES.       Upon
completion  of  the  construction  of  the  Premises  and  Improvements,
Landlord shall as soon as reasonably practicable determine the costs and
expenses  actually incurred by Landlord for construction of the Premises
and  Improvements ("Final Costs"). Landlord shall provide  to  Tenant  a
copy  of  its  determination of Final Costs, in the Same format  as  the
Budget,  and  shall  make available for Tenant's review,  all  invoices,
receipts,  bids,  orders, and other documentation evidencing  the  Final
Costs.  If  the Final Costs are less than the Allowance, Landlord  shall
pay  the difference to Tenant on the later to occur of: (i) fifteen (15)
..days  after funding of permanent financing for the construction of  the
Premises   and  Improvements,  or  (ii)  thirty  (30)  days  after   the
Commencement  Date. Provided, however, that if payment is  not  made  by
Landlord within thirty (30) days of the Commencement Date, said  payment
shall  thereafter accrue interest for the benefit of Tenant at the then-
existing "Prime Rate" published by the Wall Street Journal.

          D.     DISPUTES.       Landlord  and  Tenant  agree  that  all
disputes  arising  out  of this Section 5 shall be  decided  by  binding
arbitration  in  accordance with the Construction  Industry  Arbitration
Rules  of  the  American  Arbitration Association,  unless  the  parties
mutually agree otherwise. Notice of the demand for arbitration shall  be
filed  in  writing  with  the other party to this  Lease  and  with  the
American  Arbitration Association and may be made at any time by  either
party but not sooner

than  ten  (10)  calendar days after the party electing arbitration  has
given  to  the  other party written notice setting forth the  amount  of
payment  acceptable  to  such noticing party ("Settlement  Offer").  The
award  rendered  by  the arbitrator or arbitrators shall  be  final  and
judgment may be entered upon it in accordance with applicable law in any
court  having  jurisdiction thereof. The prevailing party  in  any  such
arbitration  preceding shall be the party whose last written  Settlement
Offer  given  prior to commencement of the arbitration  proceeding,  was
closest  to the actual award. The prevailing party shall be entitled  to
recover  from  the  other all costs of arbitration, including  attorneys
fees.

     6.   TENANT CONSTRUCTION AND ALTERATIONS.

          A.    ALTERATIONS. Tenant, at Tenant's sole cost and  expense,
during  the Term of this Lease, may make such nonstructural alterations,
improvements  and  or  additions (collectively,  "Alterations")  to  the
interior  of  the Premises it deems appropriate, provided that  (i)  the
structural  integrity of the Premises or Building shall not be  affected
or diminished; (ii) the value of the Premises or Building is not thereby
diminished; (iii) the exterior appearance (including the store front) of
the  Premises and Building is not thereby materially altered or changed;
and  (iv) such Alterations are in compliance with Applicable Law. In all
other  instances except as provided hereinbelow in Paragraph 6B,  Tenant
shall  secure  prior  written approval and consent  of  Landlord  before
making any Alterations, which consent shall not be unreasonably withheld
by  Landlord.  At  the time Landlord's approval of  any  Alterations  is
sought,  Tenant  shall submit to Landlord plans and  specifications  for
such  work,  together with a statement of the estimated  costs  of  such
work.  All such Alterations shall be completed in a good and workmanlike
manner, diligently prosecuted to completion, with first-class materials,
in  accordance with all applicable federal, state and local laws, rules,
regulations,  codes,  ordinances and other  requirements  (collectively,
"Applicable  Laws"),  including,  without  limitation,  Applicable  Laws
respecting  access  and use by disabled persons. Tenant  shall  make  no
Alterations  whatsoever  to the exterior of  the  Building  or  exterior
portions  of the Premises without the prior written consent of Landlord,
which  consent  shall not be unreasonably withheld. Upon termination  of
this  Lease, any Alterations made by Tenant shall remain a part  of  the
Premises  and  be surrendered therewith. Notwithstanding  whether  prior
written  approval  is  required  from  Landlord  with  regard   to   any
modifications  that are to be made, Tenant shall provide notice  of  the
nature of any and all material modifications or alterations made to  the
Premises or Tenant Improvements located thereon.

          B.    INITIAL  TENANT  IMPROVEMENTS. Upon  the  date  Landlord
notifies Tenant of Landlord's delivery of possession of the Building  to
Tenant,  Tenant  may  to the extent not already completed  by  Landlord,
undertake the Improvements to the Premises which are required  to  adapt
it to Tenant's use. Provided however, that such Improvements shall be in
accordance with the Approved Plans and shall be in compliance with  such
Applicable Laws. Any and all change orders, which involve appearance  or
structural  changes from the Approved Plans, shall require the  approval
of Landlord, which shall not be unreasonably withheld. If said approval,
or  disapproval which specifies the items and reasons for which Landlord
is  objecting,  is not received by Tenant within five (5) business  days
after  receipt  of  said changes by the Landlord, Tenant  may  deem  the
changes  approved and proceed. Tenant shall be responsible for obtaining
any  and  all permits required for the commencement of such construction
and  occupancy of the areas upon completion thereof. Tenant agrees  that
any  and all construction will be done in a good and workmanlike manner,
diligently  prosecuted  to  completion,  and  in  accordance  with   all
Applicable  Laws and the approved plans therefor. During the  course  of
construction  of  the  Tenant Improvements and any subsequent  permitted
Alterations  pursuant to Paragraph 6A above, Tenant  or  its  contractor
shall  maintain  in  effect a policy of "builder's all  risk"  insurance
covering  such work, in such form and amounts, and such other insurance,
as  may be reasonably required by Landlord. Following completion of  the
Tenant Improvements and any subsequent permitted Alterations pursuant to
Paragraph  6A  above, Tenant shall (i) record a notice of completion  in
accordance  with  Applicable Laws, if applicable, and  (ii)  deliver  to
Landlord a set of ''as built" plans and specifications for the Premises.
Except  for  the negligent acts of Landlord, Tenant agrees to indemnify,
defend  and  hold Landlord harmless from and against any  loss,  damage,
claim,  liability or expense (including, without limitation,  attorneys'
fees and expenses) whatsoever in connection with the performance of such
Tenant  Improvements or Alterations construction work  and  if  Landlord
shall  be named as a party of any litigation brought as a result of  any
acts or omissions of Tenant relating to said construction, Tenant agrees
to  likewise indemnify, defend and hold harmless Landlord in such action
and  reimburse Landlord for all costs and expenses, including reasonable
attorneys'  fees  and  expenses,  incurred  by  Landlord  in  connection
therewith.

          C.   LANDLORD'S INDEMNITY AND WARRANT. Landlord represents and
warrants  that  to Landlord's actual knowledge as of the  date  of  this
Lease,  the  Premises  does not contain any "Hazardous  Substances"  (as
hereinafter  defined)  at such levels as would interfere  with  Tenant's
operation of its business from the Premises for its intended use  or  as
would constitute a violation of Applicable Laws.

     7    TAXES AND ASSESSMENTS. Tenant shall pay prior to delinquency and
show evidence of said payment, in accordance with Paragraph 4C above, and
this Paragraph 7, any "Taxes and Assessments" (as hereinafter defined)
accruing during the Term hereof with respect to the Premises (which for
purposes of this Paragraph 7 shall be deemed to include the land of the
Premises and  the improvements located upon such land, including, without
limitation,  the Building). Any Taxes and Assessments payable for the
partial tax years of the first and last Lease Years of the Term shall be
prorated based on the ratio that the total number of days in such Lease
Year bears to the total number of days in the tax year. As used herein,
the term "Lease Year" shall be defined as each twelve (12) month period
commencing on the

Commencement Date and each anniversary of the Commencement Date,  except
that the last Lease Year shall end on the last day of the calendar month
which includes the twentieth (20th) anniversary of the Commencement Date
or  the  last  day of the calendar month of any option period  which  is
exercised  by the Tenant in accordance with the terms of this Lease.  As
used  herein, the term "Taxes and Assessments" shall include all general
and/or  special  real  property and improvement  taxes,  any  for-in  of
assessment, reassessment, special assessment, license fee, license  tax,
business  license  tax, commercial-rental tax, in-lieu  tax,  possessory
interest  tax, levy , charge, penalty or similar imposition whatever  or
at  all imposed by any authority having the power to tax, including  any
city , county, state or federal government, or any school, street, storm-
drain,   sidewalk,  community-facility  ,  park-and-ride,  agricultural,
lighting, drainage and other improvement or special assessment  district
thereof,  or  any  agency or public body, upon or against  the  Premises
and/or  any  legal  or equitable interest of Landlord in  the  Premises,
including  but  not  limited  to  the  following:  (a)  any  assessment,
reassessment,  tax,  fee,  levy  or  charge  in  addition  to,   or   in
substitution, partially or totally of, any assessment, tax, fee, levy or
charge  previously included within the definition of real property  tax,
it  being  acknowledged by Tenant and Landlord that assessments,  taxes,
fees,  levies  and charges may be imposed by governmental  agencies  for
such services as fire protection, street, sidewalk and road maintenance,
refuse  removal  and for other governmental services  formerly  provided
without  charge to property owners or occupants (it being the  intention
of  Tenant  and  Landlord  that all such new and increased  assessments,
reassessments,  taxes,  fees,  levies  and  charges  and   all   similar
assessments, reassessments, taxes, fees, levies and charges imposed  now
or  hereafter  be included within the definition of real property  taxes
for  the purposes of this Lease); (b) any assessment, tax, fee, levy  or
charge  allocable to or measured by the area of all or any part  of  the
Premises  or  the rent payable with respect thereto; (c) any assessment,
tax, fee, levy or charge upon leasing transactions involving Tenant with
respect  to  all  or  any part of the Premises; (d)  any  assessment  or
reassessment  related to any change of ownership, limited,  however,  to
one  (I) time per each ten (10) years of the herein Lease term,  of  any
interest  in  the  Premises or portion thereof held by Landlord  or  any
addition  or  improvement to the Premises or a portion thereof,  or  any
other  assessment levied on the Premises and attributed to the Premises.
Taxes  and  Assessments shall not include Landlord's federal,  state  or
local income, franchise, inheritance or estate taxes. In addition to the
foregoing,   Tenant  shall  pay,  prior  to  delinquency,   all   taxes,
assessments, license fees and public charges levied, assessed or imposed
upon  its  business  operation, trade fixtures,  merchandise  and  other
personal  property  in,  on  or  upon  the  Premises.  Any  tax   bills,
statements, or assessments for such taxes shall be forwarded by Landlord
to  Tenant, or Landlord shall cause the taxing agency or entity to  send
such  tax  bills,.  statements, or assessments directly  to  Tenant  and
Tenant  shall make payment of all amounts directly to the taxing  agency
or  entity  on  or  before the due date therefore.  Notwithstanding  the
foregoing,  if  Tenant fails to make such payment  on  a  timely  basis,
Landlord  may  make  such  payment and any  interest  or  penalties  due
thereon.  In such event, Tenant shall after written notice to Tenant  of
the  amount paid by Landlord, reimburse Landlord for such amount  on  or
before the due date for the next payment of Base Rent. The reimbursement
amount shall be deemed additional rent payable by Tenant.

     8.   INSURANCE.

          A.   LANDLORD'S INSURANCE. Tenant shall pay to Landlord within
     ten  (10)  days  of  receipt of a written demand from  Landlord  in
     accordance  with  Paragraph 4C above, and  this  Paragraph  8,  all
     premiums  for insurance maintained by the Landlord for the Premises
     and/or   the   Building   or  Tenant  Improvements   (collectively,
     "Landlord's  Insurance  Costs").  The  insurance  required  to   be
     maintained  hereunder by the Landlord (the cost of which  shall  be
     included in Landlord's Insurance Costs) includes the following:

               (1)   HAZARD INSURANCE. Insurance against loss or  damage
to  the  Building and other improvements upon the Premises by  fire  and
extended coverage and from such other hazards may be covered by  a  form
of  "all-risk"  insurance  then  in effect  together  with  coverage  of
earthquake, hurricane, and flood, all in an amount sufficient  to  cover
full  replacement cost (without depreciation) of the Building and  other
improvements  and  to prevent any co-insurance provision  from  becoming
effective,  but in any event not less than ninety percent (90%)  of  the
then  insurable  value  of  the  Building and  other  improvements,  and
including  insurance with respect to not less than  twelve  (12)  months
loss  of  rental income with respect to the Premises and other  leasable
area within the Building. Tenant shall be named as an additional insured
under such policy, as and to the extent its interest may appear .

               (2)    PUBLIC  LIABILITY   Commercial  general  liability
insurance, on an" occurrence basis", against claims for personal injury,
bodily injury, death, property damage and contractual liability covering
the indemnity obligations of Landlord under this Lease, occurring in  or
about  the  Premises. Such insurance shall afford minimum protection  of
Two  Million Dollars ($2,000,000.00) combined single limit. Tenant shall
be  named as additional insured under such policy, as and to the  extent
its interest may appear.

               (3)  GENERAL. If by reason of changed economic conditions
the   insurance  coverages  and/or  amounts  referred  to  above  become
inadequate,  as reasonably determined by the Landlord, the Landlord  may
obtain additional coverages and/or increase the amount of such insurance
to  such amount, as it deems proper. Certificates of Insurance shall  be
delivered  to the Tenant upon request. Notwithstanding anything  to  the
contrary contained herein, Landlord's obligation to carry insurance  may
be satisfied by coverage under a so-called blanket policy or policies of
insurance; provided, however, that the coverage afforded thereunder will
not  be  reduced or diminished and the requirements set  forth  in  this
Lease  are  otherwise  satisfied by such  blanket  policy  or  policies.
Provided  further, that in the event of coverage under any such  blanket
policies,   Landlord's  Insurance  Costs  shall  include  a   reasonable
proration  of  the  cost  of  such blanket policy.  Notwithstanding  the
foregoing, Tenant shall have the right to provide such coverage as  long
as such coverage is acceptable to Landlord.

          B.    TENANT'S  INSURANCE. Tenant shall,  at  its  sole  cost,
maintain in effect during the Term of this Lease the following insurance
coverages.   Prior  to Tenant being able to elect  the  option  to  self
insure  under  any of the provisions of this Paragraph B,  Tenant  shall
submit  to Landlord financial documentation which Landlord shall use  to
obtain  an  opinion  by  Landlord's own insurance experts  to  determine
whether  or not the Tenant has adequate net worth in order to be allowed
to  self  insure. Tenant shall submit said financial information  on  an
annual  basis (or as reasonably required by Landlord but not  to  exceed
once per year) for the purposes of determining Tenant's ability to self-
insure the risks as provided for under this Paragraph 8B.

               (1)   HAZARD INSURANCE. Insurance against loss or  damage
to  Tenant's personal property and equipment upon the Premises  by  fire
and extended coverage and from such other hazards as may be covered by a
form of "all risk" insurance then in effect, all in an amount sufficient
to  cover  full replacement cost (without depreciation) thereof  and  to
prevent any co-insurance provision from becoming effective. Tenant shall
have  the right to self-insure the foregoing risk providing that at  any
time  Tenant is self -insured, Tenant shall maintain a Standard & Poor's
debt rating of 'BB' or higher .

               (2)    PUBLIC  LIABILITY  Commercial  general   liability
insurance, on an "occurrence basis", against claims for personal injury,
bodily injury, death, property damage and contractual liability covering
the  indemnity obligations of Tenant under this Lease, occurring  in  or
about  the  Premises. Such insurance shall afford minimum protection  of
Two  Million Dollars ($2,000,000.00) combined single limit. Landlord and
any  lender  or  ground lessor to Landlord shall each  be  named  as  an
additional  insured under such liability policy. Tenant shall  have  the
right to self-insure the foregoing risk.

               (3)    WORKER'S   COMPENSATION.   Worker's   compensation
coverage  in  an  amount adequate to comply with  Applicable  Laws;  and
employer's liability coverage with a limit of not less than One  Million
Dollars ($1,000,000.00), with waiver by Tenant's insurer of any right of
subrogation against Landlord by reason of any payment pursuant  to  such
coverage.  Tenant  shall have the right to self-  insure  the  foregoing
risk.

               (4)  GENERAL. If by reason of changed economic conditions
the   insurance  coverages  and/or  amounts  referred  to  above  become
inadequate,  as reasonably determined by the Landlord, the Landlord  may
require  that  Tenant  obtain additional coverages and/or  increase  the
amount  of  such  insurance to an amount consistent  with  such  changed
economic conditions and consistent with other similarly situated  retail
tenants in the Auburn Hills area. All policies of insurance required  of
Tenant  herein  shall be issued by insurance companies  with  a  general
policy  holder's rating of not less than" A " and a financial rating  of
not less than "VIII", as rated in the most current available "Standard &
Poor's  Rating Handbook", and which are qualified to do business in  the
state  where  the  Premises is located. Tenant's policies  of  insurance
pursuant  hereto  shall  be  written  as  primary  policies,   and   not
contributing  with  respect  to any insurance  maintained  by  Landlord.
Certificates  evidencing  the insurance required  to  be  maintained  by
Tenant  pursuant  hereto shall be delivered to  Landlord  prior  to  the
Tenant's  entry  upon the Premises and thereafter not less  than  thirty
(30)  days  prior  to  the expiration of the term of  each  policy.  All
policies of insurance maintained by Tenant must contain a provision that
the  company writing the policy will give to Landlord thirty (30)  days'
prior written notice of any cancellation or lapse or the effective  date
of  any  reduction in the amounts of insurance. Notwithstanding anything
to the contrary contained herein, Tenant's obligation to carry insurance
may  be  satisfied  by  coverage under a  so-called  blanket  policy  or
policies  of  insurance, provided, however, that the  coverage  afforded
thereunder  will  not be reduced or diminished and the requirements  set
forth  in  this Lease are otherwise satisfied by such blanket policy  or
policies.

     9.    UTILITIES. Landlord shall, at its sole cost and  expense  and
out  of  Non-  Allowance  Dollars, obtain such  utility  easements  from
adjoining  property owners and extend to the perimeter of the  Premises,
such  utilities  as  may be necessary to provide  the  utility  services
required  for  the  Premises. Tenant shall pay  before  delinquency  all
charges  for  water, gas, heat, electricity , power, telephone  service,
sanitary  sewer (including cleaning), and other similar charges incurred
by  Tenant  with  respect  to  and during its  lease  of  the  Premises,
including,  without  limitation, any hook-up  or  installation  fees  in
connection therewith (not including Landlord's obligation to extend  the
proper  utilities  to the Premises). Landlord shall forward  all  bills,
statements  or  assessments for utilities to Tenant or shall  cause  any
such  utility  to  send  bills, statements or  assessments  directly  to
Tenant. Tenant shall make all payments directly to the utility .Any such
amounts  not  timely  paid by Tenant may be paid by  Landlord  plus  any
interest  or penalty thereon. In such event, Tenant shall after  written
notice to Tenant of the amount paid by Landlord, reimburse Landlord  for
such amount on or before the due date for the next payment of Base Rent.
The  reimbursement  amount shall be deemed additional  rent  payable  by
Tenant.

     10.  MAINTENANCE AND REPAIR OF PREMISES.

          A.    TENANT'S  OBLIGATIONS. It is understood and agreed  that
this is a triple net lease by which Tenant has the obligation to repair,
replace  and maintain in good order and condition the Premises  and  all
Tenant  Improvements to be constructed thereon during the  term  of  the
Lease  without  the  obligation  of  Landlord  to  contribute  any  sums
whatsoever  towards compliance therewith. Tenant shall  repair,  replace
and maintain in good order and condition the Premises, including without
limitation  except as covered by 10B below (I) all interior portions  of
the  Premises  and  all  property therein, (2) the Building  foundation,
roof,  exterior walls and structural parts of the Building, (3) any  and
all automobile parking areas, access roads, truck loading area, delivery
areas,  walkways, landscaped areas, driveways and sidewalks  within  the
Premises,  and  (4)  the  utility  and mechanical  systems  serving  the
Building.  Tenant's obligations pursuant hereto shall  include,  without
limitation,  maintenance,  repair and replacement  of  Premises  service
facilities  such  as the wiring, plumbing, heating and air  conditioning
systems,  all glass, including plate glass, exterior doors and automatic
door  operators,  interior  of  Premises ceiling  and  walls  (including
painting  or decorating), floors and floor covering, sewers and  utility
services  which  now are or hereafter may be located  on  the  Premises.
Tenant  shall  deliver to Landlord copies of all service contracts  with
respect   to   Tenant's  performance  of  its  maintenance  and   repair
obligations pursuant hereto. ;

          B.    LANDLORD'S COMMON COSTS. Tenant shall pay, in accordance
with  Paragraph  4C  above, any costs or assessments required  under  or
pursuant  to the Master Declaration, as defined in paragraph 14A  hereof
and  listed on Exhibit C hereto. Tenant hereby acknowledges that it will
be bound by said Master Declaration and any recorded amendments thereto.
Tenant  shall  review and approve said agreement(s) prior to  Landlord's
acquisition of the Premises.

     11.  TENANT'S ASSIGNMENT OR SUBLETTING

          A.    Provided  that Tenant is not then in default  under  any
material  term  of  this  Lease,  Tenant  shall  have  the  right,  with
Landlord's prior written consent which consent shall not be unreasonably
withheld, to assign, sublet or otherwise transfer any interest  in  this
Lease  (collectively, any "assignment") or to sublet any portion of  the
Premises  to any third party; except that Tenant may, without Landlord's
prior  written consent (but upon at least thirty (30) days prior written
notice  to Landlord), assign or sublease to (i) another operating entity
licensed  to  use the applicable service mark of Tenant or  any  of  its
subsidiaries or affiliates in the state where the Premises  is  located,
or  (ii) to any other person or entity providing the use of the Premises
by  the  subtenant or assignee would not violate Section  14  hereof  or
require  Landlord's consent, as set forth in Exhibit D  hereto.  In  the
event  of any assignment or subletting, the assignor Tenant shall remain
liable  for  all rent payments due and for all covenants and obligations
of "Tenant" under this Lease.

          B.    Should  Tenant  desire to enter into  an  assignment  or
sublease requiring Landlord's consent, Tenant shall request, in writing,
Landlord's consent to the proposed assignment or subletting at least ten
(10) days before the intended effective date of the proposed assignment,
which  request shall include the following: (a) full particulars of  the
proposed  assignment  including its nature, effective  date,  terms  and
conditions;  (b) a description of the identity , net worth and  previous
business  experience of the proposed transferee; (c) a complete business
plan   prepared  by  the  proposed  transferee;  and  (d)  any   further
information  relevant  to  the proposed assignment  which  Landlord  may
reasonably request.

          C.    Any  assignment or subletting requiring the  consent  of
Landlord  pursuant  to  this  Lease shall  be  evidenced  by  a  written
instrument,  with  Landlord's consent provisions  in  form  and  content
reasonably  satisfactory to Landlord and shall include an assumption  of
the  obligations of Tenant by the assignee (or the obligations of Tenant
allocable to the portion of the Premises to be subleased in the case  of
a subletting). Tenant shall reimburse Landlord for Landlord's reasonable
attorneys'  fees  not  to  exceed  Five Hundred  Dollars  ($500.00)  per
occurrence  incurred  in the processing of and documentation  for,  each
such  requested assignment or subletting, whether or not the  assignment
or subletting is consummated.

          D.    The  following terms and conditions shall apply  to  any
..subletting  by Tenant of all or any part of the Premises and  shall  be
deemed  included  in  all  subleases under this  Lease  whether  or  not
expressly incorporated therein:

               (1)  Tenant  hereby  assigns  and  transfers  to Landlord all
of Tenant's interest in all  rentals  and  income  arising from any sublease
of all or a portion of the Premises heretofore or hereafter made by  Tenant,
and  Landlord  may  collect  such  rent  arid  income and apply same  toward
Tenant's monetary obligations under  this  Lease;  provided,  however,  that
until  a  material  breach  shall   occur in  the  performance  of  Tenant's
obligations under this  Lease,  Tenant  may, except as otherwise provided in
this Lease, receive,  collect  and  enjoy  the  rents  accruing  under  such
sublease. Landlord shall not, by reason of this or any  other  assignment of
such sublease to Landlord, nor by reason of the collection of the rents from
a subtenant, be deemed liable to the subtenant for any failure of  Tenant to
perform and  comply  with  any of  Tenant's  obligations  to such  subtenant
under  such  sublease. Tenant  hereby  irrevocably  authorizes  and  directs
any  such  subtenant,  upon  receipt  of  a  written affidavit from Landlord
stating that a material breach exists in the performance of Tenant's monetary
obligations under this Lease, to pay  toLandlord the rents and other charges
due and  to become due  under the  sublease. The subtenant may rely upon any
such  affidavit  and request from  Landlord and may pay such rents and other
charges to  Landlord  without  any  obligation  or  right  to  inquire as to
whether such  breach  exists  and  notwithstanding  any notice from or claim
from Tenant to the contrary Tenant shall have no right or claim against said
subtenant, or, until  the breach   has been cured, against Landlord, for any
such rents and other  charges  so  paid by said subtenant  to  Landlord  For
purposes of this Paragraph D(I) any non-payment by Tenant of an amount equal
to  One  Thousand Dollars ($1000.00) or more  shall  constitute  a "material
breach" of this Lease.

     (2)  In the event of a material breach by Tenant in the performance
of its obligations under this Lease, Landlord, at its option and without
any obligation to do so, may require any subtenant to attorn to Landlord,
in which event Landlord shall undertake the obligations of the sublandlord
under such sublease from the time of the exercise of said option to the
expiration of such sublease; provided, however, Landlord shall not be liable
for any prepaid rents or security deposit paid by such subtenant to Tenant
or for any other prior defaults or breaches of Tenant as sublandlord under
such sublease.

     12.  DAMAGE TO OR DESTRUCTION OF PREMISES    If the Premises or  an
portions  thereof are so damaged or destroyed by fire or other  casualty
so  as to render the Premises in Tenant's reasonable determination unfit
for  occupancy,  and  the  Premises cannot reasonably  be  repaired  and
restored  within three hundred sixty five (365) calendar days from  such
damage,  then  Tenant shall have the right to terminate  this  Lease  by
giving  written notice to Landlord within forty-five (45) days  of  such
damage, in the event of which termination the proceeds of the "all risk"
insurance policy with respect to the Premises and Building shall be paid
to  and be the sole property of Landlord, Notwithstanding the foregoing,
if  the  Premises  is materially damaged by casualty  during  the  final
twelve (12) months of the Term rendering the Premises untenantable,  and
the  time  required  for the repair thereof is reasonably  estimated  to
exceed ninety (90) days (or such shorter period as in then remaining  in
the  Term), Landlord and Tenant each shall have the option to  terminate
this  Lease by giving written notice to the other of the exercise option
within  forty-five(45) days after such casualty.  In the  event  of  any
termination of this Lease pursuant to this Paragraph 12, Tenant shall be
entitled to receive a prorated refund of any rent and other charges paid
in  advance.  In the event this Lease is not terminated pursuant to  the
terms  of this Paragraph 12 following any such casualty to the Premises,
then  Landlord  shall  repair and restore the  Premises  to  the  former
condition  just  prior to the loss, and the insurance process  shall  be
applied  to such repairs and restoration.  Landlord shall not be  liable
for the repair of any damage to Tenant's personal property or equipment,
all of which shall be promptly repaired by tenant at Tenant' s sole cost
following  the  substantial completion of repairs  to  the  Premises  by
Landlord.  From the date of such fire or casualty until the Premises are
restored  to  tenantability in accordance with the  provisions  of  this
Paragraph  12  set forth above, Tenant's obligation for the  payment  of
rent  under  this Lease shall be wholly or partially abated, based  upon
the  portion  of  Premises rendered untenantable as  a  result  of  such
casualty  damage.   Landlord and Tenant each waive  the  benefit  of  an
Applicable Laws providing either party with any right to terminate  this
Lease  in  the event of casualty damage to the Premises, it being  their
agreement  that the rights of termination set forth in this Lease  as  a
result of casualty damage to the Premises shall be exclusive.

     Tenant  shall  advise Landlord within five (5)  days  of  any  such
calamity  of  the nature of said damage or destruction and  its  request
that  Landlord  make a claim to the insurance company carrying  coverage
for said damage or destruction, Tenant shall move forward as rapidly  as
possible for the purposes of repairing any such damage or destruction.

     13.  CONDEMNATION.

          A.    COMPLETE  TAKING. In the event that  the  whole  of  the
Premises  is taken for public or quasi-public purposes by the government
of  the  United  States,  the State or City in  which  the  Premises  is
located,  or  any government or power whatsoever, or by any  corporation
under  the right of eminent domain, or should the whole of the  Premises
be  condemned  by  any  court,  city , country,  state  or  governmental
authority  or office, department or bureau of any city , country,  state
or  of the United States (collectively, any "Taking"), then in any  such
event  this  Lease shall terminate as of the date title to the  Premises
vests  in the condemning authority . For the purposes hereof, such  date
of  vesting  in  the condemnor terminating this Lease shall  operate  as
though  it  were  the  date  originally  intended  by  the  parties  for
expiration  of  the  tenancy created hereunder, and  the  rent  reserved
herein  shall  be  adjusted in the light of the  condemnation,  so  that
Tenant shall pay rent to Landlord only up to the date of vesting in  the
condemnor. Any prepaid or advance rental or other amounts to be paid  by
Tenant  under this Lease paid by Tenant to Landlord or third  party  for
that part of the Term extending beyond the date on which the title vests
in  the condemnor shall be refunded within three (3) days after Landlord
has received an award of just compensation from the condemning authority
for  the  taking  of  the  Premises, provided  Tenant  shall  have  duly
performed  all the covenants and conditions of this Lease by  it  to  be
performed.

          B.   PARTIAL TAKING. In the event of any Taking which does not
terminate  this Lease as aforesaid: (i) Tenant's obligation for  payment
of  Base Rent shall be reduced in the same proportion that the amount of
floor area of the Premises taken bears to the floor area of the Premises
immediately  before such Taking, (ii) Landlord shall, to the  extent  of
the  condemnation award, at Landlord's own cost and expense, in the part
of  the Premises which is not taken, restore the Premises to as near its
former  condition  as the circumstances will permit,  and  (iii)  Tenant
shall  do  likewise  with  respect  to Tenant's  personal  property  and
equipment in the part of the Premises which is not taken.

          C.    AWARD.  Landlord  and Tenant shall  each  have  separate
rights  of damages against any public authority on account of  any  such
Taking,  whether  for  the whole or a part of the Premises,  and  it  is
expressly  provided that neither party waives or forgoes  any  claim  it
inay  have  on behalf of the Taking of its property or leasehold  value.
Landlord  and  Tenant  each waive the benefit  of  any  Applicable  Laws
providing  either party with any right to terminate this  Lease  in  the
event  of  condemnation or other Taking of the Premises, it being  their
agreement  that the rights of termination set forth in this Lease  as  a
result of condemnation or other Taking shall be exclusive. In the  event
that  a separate award cannot be obtained then Tenant and Landlord  will
share proportionate to their loss said award.

     14.  PERMITTED USE.

          A.    PERMITTED  USE. Tenant shall use the  Premises  for  any
lawful purpose which does not violate the permitted uses defined in  the
Master Declaration of Easements and Restrictions dated June 11, 1997 and
recorded  in  Oakland County, Michigan at Book 173401 Page 136  ("Master
Declaration") and those restrictions on use described in Exhibit D  (the
restrictions contained in the Master Declaration and in Exhibit D  being
collectively  referred  to as the "Restriction on  Use").  Tenant  shall
review   and   approve  said  Master  Declaration  prior  to  Landlord's
purchasing the subject property.

          B.   COMPLIANCE WITH LAWS. Subject to the terms and provisions
of  Section  14C  below, Tenant shall at its sole cost comply  with  all
Applicable  Laws  with  respect to the Premises  and  Tenant's  use  and
occupancy  thereof,  and  Tenant shall,  except  as  otherwise  provided
herein,  at its sole cost, make any repairs, improvements or alterations
to  the  Premises  necessary throughout the  Lease  Term  to  cause  the
Premises  to  comply  with all Applicable Laws.  Tenant  shall,  at  its
expense,  procure  all  governmental licenses and permits  required  for
Tenant's use of Premises set forth herein and shall at all times  comply
with all requirements of each such license and permit.

          C.    HAZARDOUS SUBSTANCES. Tenant covenants and agrees not to
permit any "Hazardous Substances" to be placed, held, located (except in
strict  compliance with all applicable laws and regulations) or disposed
of upon, or released upon, under or at the Premises, or any part thereof
at  any  time during the term of this Lease. For purposes of this Lease,
"Hazardous  Substances" means and includes asbestos, petroleum  products
and  any  hazardous,  toxic or dangerous waste,  substance  or  material
defined  as such in, or for proposes of, the Comprehensive Environmental
Response, Compensation and Liability Act (42 U.S.C. 9601 et seq.) and so
called  "Superfund" or "Superfund" law, or any other federal, state,  or
local  statute, law, ordinance, code, rule, regulation, order to  decree
regulating,  relating to or imposing liability or standards  of  conduct
concerning  any  hazardous,  toxic  or  dangerous  waste,  substance  or
material, as now or at any time hereafter in effect.

     Tenant does and shall indemnify Landlord and hold Landlord harmless
from  all loss, costs, claims, damages and expenses, including  but  not
limited to reasonable attorney's fees, incurred by Landlord as a  result
of  the  presence,  disposal,  discharge or  release  of  any  Hazardous
Materials on the Premises during the term of this Lease which is  caused
by  Tenant,  or  Tenant's  officers, employees, agents,  contractors  or
sublessees,  and the indemnity of Tenant in favor of Landlord  contained
in  this  Paragraph 14C shall survive the expiration or  termination  of
this Lease for a period of five (5) years.

     Landlord  does and shall indemnify Tenant and hold Tenant  harmless
from  all  loss costs, claims, damages and expenses, including  but  not
limited to reasonable attorney's fees, incurred by Tenant as a result of
the presence, disposal, discharge, or release of any Hazardous Materials
on  the  Premises  prior  to  Tenant taking possession  of  the  subject
premises  or  from any other cause except as provided in the immediately
preceding  paragraph, and the indemnity of Landlord in favor  of  Tenant
contained  in this paragraph shall survive the expiration or termination
of this Lease for a period of . five (5) years.

     15.   COVENANT AGAINST MECHANIC'S LIEN. Tenant shall do all  things
reasonably  necessary to prevent the filing of any mechanic's  or  other
liens  against the Premises, or the interest of any mortgages or holders
of  any  deed  of trust covering the Premises, by reason  of  any  work,
labor,  services performed or any materials supplied or claimed to  have
been performed or supplied to Tenant, or anyone holding the Premises, or
any part thereof, through or under Tenant. If any such lien shall at any
time  be  filed,  Tenant shall either cause the same to be  vacated  and
canceled of record within thirty (30) days after the date of the  filing
thereof  or if Tenant in good faith determines that such lien should  be
contested,  Tenant  shall  furnish  such  security  by  surety  bond  or
otherwise  as  may be necessary or be prescribed by law to  release  the
same  as a lien against the real property and to prevent any foreclosure
of  such lien during the pendency of such contest. If Tenant shall  fail
to  vacate or release such lien in the manner and within the time period
aforesaid,  then, in addition to any other right or remedy  of  Landlord
resulting  from Tenant's said default, Landlord may, but  shall  not  be
obligated  to  vacate or release the same either by  paying  the  amount
claimed  to  be due or by procuring the release of such lien  by  giving
security  , or in such other manner as may be prescribed by law.  Tenant
shall  repay to Landlord, on demand, all sums disbursed or deposited  by
Landlord  pursuant  to  the  foregoing  provisions  of  this  Paragraph,
including  Landlord's cost and expenses and reasonable  attorneys'  fees
incurred  in  connection  therewith. However, nothing  contained  herein
shall  imply  any  consent or agreement on the  part  of  the  Landlord,
Landlord's  mortgagees or holders of deeds of trust of the  Premises  to
subject  their  respective estates or interest to  liability  under  any
mechanic's  or  other lien law, whether or not the  performance  or  the
furnishing  of  such  work, labor, services or materials  to  Tenant  or
anyone  holding  the  Premises, or any part thereof,  through  or  under
Tenant,  shall  have been consented to by Landlord and/or  any  of  such
parties.

     16.   FIXTURES AND MACHINE. It is mutually agreed that all personal
property  on  the Premises, including merchandise of every kind,  nature
and description, furnishings, equipment trade fixtures and including any
exterior  signage placed at Tenant's expense on the Premises or Building
and all other personal property hereafter placed or kept on the Premises
by   Tenant  together  with  all  trade  fixtures  (including,   without
limitation,  removable electrical and mechanical  equipment  and  Tenant
Improvements  and  alterations made to said  Premises  pursuant  to  the
provisions of Section 6 hereinabove), are and shall continue to  be  the
sole   property  of  the  Tenant.  However,  all  non--removable  Tenant
Improvements  which become an intrinsic part of the  building  shall  be
upon  installation, and shall continue to be during the Term,  the  $ole
property  of  the Landlord and shall be surrendered by Tenant  with  the
Premises upon the expiration of the Term or earlier termination of  this
Lease. Tenant shall promptly repair any damage to the Building resulting
from removal of any of the above items by Tenant.

     17    QUIET  ENJOYMENT.     Landlord  covenants  that,  subject  to
satisfaction  of  the  "Conditions Precedent" (as hereinafter  defined),
upon  the  Commencement Date, Landlord shall be the sole  owner  in  fee
simple  of or has a leasehold interest in the Premises, shall have  good
and  marketable title thereto, and shall have full right  to  lease  the
Premises  for  the  Term,  and that Tenant  upon  payment  of  rent  and
performing Tenant's obligations in this Lease may peaceably and  quietly
have,  hold  and enjoy the premises during the Term until the expiration
thereof  or earlier termination of this Lease, subject to the terms  and
conditions of this Lease.

     18.   SUBORDINATION. It is understood and agreed that Landlord from
time  to  time may either seek to assign its interest in this  Lease  by
sale  of  the Premises and Tenant Improvements, or may seek  to  finance
said   Premises  and  Tenant  Improvements.  In  order  to   accommodate
Landlord's  requirement hereunder, Tenant agrees that it s  all  provide
financial information to prospective purchasers or lenders in  order  to
assist said purchaser or lender in making a decision to acquire or  loan
money against the Premises. Said financial information shall be provided
within  twenty  (20) day's of written request to do so. Landlord  agrees
not  to make any such request more o en than once per year. Landlord may
assign its rights under this Lease as security, to the holders of one or
more  mortgages,  trust deed, ground lease or other encumbrance  now  or
hereafter  in  force against all or any part of the land or improvements
constituting the Building. Upon the request of Landlord and thirty  (30)
days   prior   written  notice,  Tenant  shall  execute  a  commercially
reasonable  subordination agreement causing this Lease to  be  prior  in
interest to the lien of one or more mortgages, trust deed, ground  lease
or  other  encumbrance now in force against all or any part of the  land
and improvements constituting the Premises, and to all advances made  or
hereafter  to  be made upon the security thereof. Upon  the  request  of
Landlord  and  thirty  (30)  days  prior  written  notice,  Tenant  will
subordinate  its rights hereunder to the lien of one or more  mortgages,
trust  deed, ground lease or other encumbrance now or hereinafter  force
against  all  or any part of the land and improvements constituting  the
Premises,  and  to all advances made or hereafter to be  made  upon  the
security  thereof,  provided, however, that any such mortgage,  deed  of
trust,  ground 1ease or other security document shall provide  that  the
secured  party  ,  in the event of its acquiring title to  the  Building
whether  through  foreclosure, or judicial process or  otherwise,  shall
recognize  the  validity of this Lease and shall  honor  the  rights  of
Tenant  hereunder  so long as Tenant (a) is not in  default  under  this
Lease at the time such secured party acquired title to the Building, and
(b)  agrees  to  attorn  to such mortgagee as if it  were  the  original
Landlord  hereunder.  Tenant agrees to enter into a subordination,  non-
disturbance  and  attornment agreement in commercially  reasonable  form
with any such mortgagee, trust deed beneficiary , ground lessor or other
lien  holder upon Landlord's request, and so long as such agreement does
not  increase or expand the obligations and/or liabilities of Tenant  as
set  forth in this Lease. Tenant agrees to execute any form of  estoppel
certificate or similar instrument in accordance with Section 23 below.

     19.  TENANT'S DEFAULT AND LANDLORD'S REMEDIES.

          A.  TENANT'S  DEFAULT.      Tenant shall be in  default  under
     this Lease in the event of:

               (1)   The  failure by Tenant to make any payment of  Base
Rent, Additional Rent or any other monetary payment required to be  made
by  Tenant hereunder, whether to Landlord or to a third party ,  as  and
when  due,  where such failure continues for a period of ten  (10)  days
following written notice thereof by or on behalf of Landlord to  Tenant;
provided that any such notice of default shall be in lieu of, and not in
addition to, any notice of default required by Applicable Laws.

               (2)    The  failure  by  Tenant  to  perform  any   other
obligation  under this Lease (except as provided in clause  (1)  above),
where  such  failure continues for a period of thirty  (30)  days  after
written  notice thereof by or on behalf of Landlord to Tenant; provided,
however,  that  if  the nature of such failure is such  that  more  than
thirty (30) days are reasonably required for its cure, then Tenant shall
not  be deemed to be in Default hereunder if Tenant commences such  cure
within  such thirty (30) day period and thereafter diligently prosecutes
such  cure  to  completion; provided, further, that any such  notice  of
default  shall  be  in lieu of, and not in addition to,  any  notice  of
default required by Applicable Laws.

         (3)  The occurrence of any of the following events: (i) the
making by Tenant of any general arrangement or assignment for the benefit
of creditors; (ii)   Tenant's becoming a "debtor" as defined in 11 U.S.C.
101 or any successor  statute thereto  (unless, in the case of a petition
filed against Tenant,the same is dismissed within sixty (60) days); (iii)
the  appointment  of  a  trustee  or   receiver  to  take  possession  of
substantially all of Tenant's assets located at the Premises or of Tenant's
interest in this Lease, where possession is not restored to Tenant within
thirty  (30)  days; or (iv) the attachment, execution or  other  judicial
seizure of substantially all of Tenant's assets located at the   Premises
or of Tenant's interest in this Lease, where such seizure is not discharged
within thirty (30) days, provided, however, in the event that any provision
of this subparagraph (3) is contrary to any Applicable Law, such provision
shall be of no force or effect,  and  not  affect  the  validity  of  the
remaining provisions.

     B.   LANDLORD'S REMEDIES.

               (1)  LANDLORD'S RIGHT TO TERMINATE LEASE. In the event of
any  default by Tenant, then in addition to any other remedies available
to  Landlord  at  law  or  in  equity,  including,  without  limitation,
injunction,  Landlord shall have the immediate option to terminate  this
Lease  and  all rights of Tenant hereunder by giving written  notice  of
such  intention to terminate. In the event that Landlord shall elect  so
to  terminate this Lease, then Landlord may recover from Tenant: (a) the
worth  at the time of award of any unpaid rent which had been earned  at
the time of such termination; plus (b) the worth at the time of award of
the  amount  by  which  the unpaid rent would  have  been  earned  after
termination until the time of award exceeds the fair market rental value
of  the  Premises; plus (c) the worth at the time of award of the amount
by  which the unpaid rent for the balance of the Term after the time  of
award exceeds the fair market rental value of the Premises; plus (d) any
other  amount  necessary to compensate Landlord for  all  the  detriment
proximately caused by Tenant's failure to perform its obligations  under
this  Lease  or which in the ordinary course would be likely  to  result
therefrom;  plus  (e)  at Landlord's election,  such  other  amounts  in
addition to or in lieu of the foregoing as may be permitted from time to
time  by  applicable  law.  The  amounts  recoverable  by  Landlord   in
accordance with and pursuant to the preceding sentence shall  be  denied
actual  damages for the purposes of this Paragraph B(1). The term "rent"
as used herein shall be deemed to include Base Rent, Additional Rent and
any  other sums required to be paid by Tenant pursuant to the  terms  of
this  Lease. Landlord shall reasonably compute all such sums, other than
the Base Rent, on the basis of the operating history of the Premises and
the  amounts payable by Tenant prior to default. As used in  clause  (a)
and  (b) above, the "worth at the time of award" is computed by allowing
interest  at the Interest Rate. As used in clause (c) above, the  "worth
at  the  time  of award" is computed by discounting such amount  at  the
discount  rate of the Federal Reserve Bank having jurisdiction over  the
area  of the Premises at the time of award plus two percent (2%). Amount
owed by Tenant shall be limited to Landlord's actual damages.

               (2)  LANDLORD'S RIGHT TO REENTER PREMISES. In the event of
any default by Tenant, Landlord shall also have the right to reenter  the
Premises  and  remove  all  persons  and  property  therefrom  by summary
proceedings or otherwise; such   property may be removed  and stored in a
public warehouse or elsewhere at the cost of and for the account of Tenant
or disposed of in a reasonable manner by Landlord.

               (3)   RIGHT  TO  RECOVER RENTS OR  RELET.  In  the  event
Landlord  shall elect to reenter as provided in Paragraph 19B(2)  above,
or  shall  take possession of the Premises pursuant to legal proceedings
or  pursuant to any notice provided by law or hereunder, and if Landlord
does not elect to terminate this Lease as provided by law, then Landlord
may  from  time to time, without terminating this Lease, either  recover
all  rental as it becomes due or relet the Premises or any part  thereof
for such term or terms and at such rental or rentals and upon such other
terms  and  conditions  as  Landlord in its  sole  discretion  may  deem
advisable,  with  the  right  to make alterations  and  repairs  to  the
Premises.  It is the intention of the parties that in addition  to,  and
without limitation upon, all other rights and remedies set forth in this
Lease,  Landlord shall have the remedy of continuing the Lease in effect
after  Tenant's default and abandonment and recover rent and  additional
rent  as  it  becomes  due; provided, however, that notwithstanding  the
foregoing  Landlord  shall at all times have  a  duty  to  mitigate  its
damages.

          (4)   APPLICATION FOR RENT. In the event that  Landlord  shall
relet,  then rentals received by Landlord from such reletting  shall  be
applied first, to the payment of any amount due under this Lease,  other
than Base Rent due hereunder, owed by Tenant to Landlord; second to  the
payment of any cost of such reletting; third, to the payment of the cost
of  any  alterations and repairs to the Premises; fourth, to the payment
of Base Rent due and unpaid hereunder; and the residue, if any, shall be
held  by Landlord and applied in payment of future rent as the same  may
become  due  and payable hereunder; Should that portion of such  rentals
received from such reletting during any month, which is applied  to  the
payment  of  rent hereunder, be less than the rent payable  during  that
month  by  Tenant  hereunder, then Tenant shall pay such  deficiency  to
Landlord.  Such deficiency shall be calculated and paid monthly.  Tenant
shall  also  pay  to  Landlord, as soon as ascertained,  any  costs  and
expenses  incurred  by  Landlord in such reletting,  including  but  not
limited  to  reasonable brokerage commissions, or in making  alterations
and repairs not covered by the rentals received from such reletting.

          (5)   NO  TERMINATION. No reentry or taking possession of  the
Premises  by Landlord pursuant to this Paragraph 19B shall be  construed
as  an election to terminate this Lease unless a written notice of  such
intention  be  given  by  Landlord to Tenant or unless  the  termination
thereof be decreed by a court of competent jurisdiction. Landlord may at
any time after such reletting elect to terminate this Lease for any such
default by Tenant.

          (6)   RIGHTS AND REMEDIES CUMULATIVE. All rights and  remedies
of  Landlord contained in this Lease shall be construed and held  to  be
cumulative,  and  no one of them shall be exclusive of  the  other,  and
Landlord  shall have the right to pursue anyone or all of such  remedies
or  any other remedy or relief which may be provided at law or in equity
,  whether or not stated in this Lease. The expiration or termination of
this  Lease and/or the termination of Tenant's right to possession shall
not relieve Tenant from liability under any indemnity provisions of this
Lease  as to matters occurring or accruing during the Term hereof or  by
reason of Tenant's occupancy of the Premises.

          (7)   LANDLORD'S RIGHT TO CURE DEFAULT AND SECURE  COMPLIANCE.
Landlord  shall have the right, but shall not be so obligated, to  elect
to cure at any time, upon at least twenty (20) days prior written notice
to  Tenant  (except  in  the  event of a bona  fide  emergency,  wherein
reasonable telephonic notice shall be permitted), any default of  Tenant
under  this Lease. Whenever Landlord so elects, Tenant shall immediately
pay  to Landlord upon demand, as Additional Rent, all costs and expenses
thereby incurred by Landlord. In addition, Tenant shall pay to Landlord,
as  Additional Rent, all costs and attorneys' fees incurred by  Landlord
in  enforcing  against Tenant any covenant, condition or  term  of  this
Lease.

     20.  LANDLORD DEFAULT AND TENANT'S REMEDIES. Landlord shall not  be
in  default  hereunder  unless Landlord fails  to  perform  any  of  the
covenants, provisions or conditions contained in this Lease on its  part
to  be  performed, or fails to cure the breach of any warranty  made  by
Landlord  hereunder,  within thirty (30) days after  written  notice  of
default (or more than thirty (30) days shall be required because of  the
nature  of the default, if Landlord shall fail to proceed diligently  to
cure the default after written notice). Except as otherwise specifically
provided  in  this Lease, Tenant shall have no right to  terminate  this
Lease or withhold rent in the event of default by Landlord hereunder and
Tenant's remedy shall be limited to an action for damages, injunction or
specific  performance of this Lease. Notwithstanding the  foregoing,  in
the  event that Tenant obtains a judgment against Landlord for a default
by  Landlord hereunder, Tenant shall have the right to offset the amount
of  such  judgment  against the rent next coming due under  this  Lease,
together  with interest thereon at the Interest Rate until the  judgment
has  been satisfied in full. If any part of the Premises is at any  time
subject  to a first mortgage or a first deed of trust and this Lease  or
the  rentals  due  from Tenant hereunder are assigned  to  a  mortgagee,
trustee  or beneficiary (called" Assignee" for purposes of this  Article
20 only) and Tenant is given written notice of the assignment, including
the post office address of Assignee, then Tenant shall also give written
notice of any default by Landlord to Assignee, specifying the default in
reasonable  detail  and affording Assignee a reasonable  opportunity  to
make performance for and on behalf of Landlord. If and when Assignee has
made  performance  on behalf of Landlord, the default  shall  be  deemed
cured.

     21.   SIGNS.  Tenant shall have the right to construct and  install
the   exterior  building  sign(s)  in  accordance  with  the  Plans  and
Specifications approved by the city, county or municipality in which the
Premises is located. Tenant shall also have the right to display  window
and  door  signs  in  accordance  with the  corporate  identity  signage
approved  by the city , county or municipality in which the Premises  is
located. Upon the expiration of the Term or earlier termination of  this
Lease,  Tenant shall, at Tenant's sole cost, remove all such signs  from
the  Premises, and repair any damage to the Premises (including, without
limitation,  the  Building facade) resulting from such  removal.  Tenant
shall  have the right to relocate the pole sign, at Tenant's sole  cost,
which  currently  exists on the Premises providing that such  relocation
complies with applicable law.

     22.   WAIVER OF SUBROGATION. Notwithstanding any provision  to  the
contrary  ,  Landlord and Tenant do hereby waive any and  all  right  of
recovery  ,  claim, action or cause of action against the  other,  their
respective agents and employees, for any loss or damage that  may  occur
to  the  Premises,  or  any contents therein, by  reason  of  fire,  the
elements  or  any other cause which could be insured against  under  the
terms  of a standard all risk insurance policy or policies, or for which
Landlord  or Tenant may be reimbursed as a result of insurance  coverage
effecting  any loss suffered by either party hereto, regardless  of  the
cause  or  origin, including the negligence of Landlord  or  Tenant,  or
their respective agents and employees. All insurance policies carried by
either  party  covering  the  Premises, including  but  not  limited  to
contents,  fire and other casualty insurance, shall expressly waive  any
right  on the part of the insurer against the other party for damage  to
or  destruction of the Premises resulting from the acts or omissions  of
the other party .Any cost of any waiver shall be paid for by the Tenant.

     23    ESTOPPEL CERTIFICATES. Tenant, from time to time upon  twenty
(20)  days  prior  written  notice from  Landlord,  agrees  to  execute,
acknowledge and deliver to Landlord, in commercially reasonable form,  a
written statement certifying that Tenant has accepted the Premises, 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,  setting  forth the modifications, that  Landlord  is  not  in
default hereunder , the date to which the rent and other amounts payable
by  Tenant  have  been paid in advance, if any. Tenant  understands  and
agrees  that any such statement delivered pursuant to this paragraph  be
relied   upon  by  any  prospective  purchaser  of  the  Building,   any
prospective  mortgagee  of the Building and their respective  successors
and  assigns. Tenant's refusal to execute said document referenced above
shall constitute a material default under this lease.

     24.  SURRENDER OF PREMISES AT END OF TERM. Tenant agrees that upon the
termination of this Lease it will surrender, yield up and deliver the
Premises in good and clean condition, except the effects of reasonable wear
and tear and depreciation arising from lapse of time, or damage without
fault or liability of Tenant, and Tenant shall remove its inventory ,
equipment, fixtures, furniture and other personal property as and to the
extent provided in Section 16 above, and repair any damage to the Premises
resulting from such removal. Any such inventory , equipment, furniture
and/or other personal property which Tenant fails to so remove within three
(3) days after expiration or termination of this Lease shall be presumed to
be abandoned and shall thereupon be the property of Landlord and may be
retained, stored or disposed of by Landlord at Tenant's cost. Nothing herein
is to be construed to require or authorize Tenant to remove any property
which has become a fixture of the Premises.

     25.   Landlord  Entry   A.  Landlord  reserves  the  right  at  all
reasonable   times  during  Tenant's  business  hours  and  upon   prior
reasonable notice to tenant (except in the event of emergency, in  which
case  such  right is exercisable by Landlord at any time  without  prior
notice)  by  itself or its duly authorized agents, to go  upon  the  and
inspect  the Premises and every part thereof and, to make such  repairs,
alterations  and  additions as Landlord is  obligated  to  make  to  the
Premises, provided, however, that Landlord shall not go upon or  inspect
the Premises unless a manager or assistant manager of Tenant is present.
In  exercising  the  foregoing right, Landlord  shall  not  unreasonably
interrupt  or  disrupt  access  to  the  Premises  by  Tenant,  Tenant's
employees, agents, invitees and customers.

     26.  PARAGRAPH TITLES. The titles of the various paragraphs of this
Lease  have  been inserted as a matter of convenience and for  reference
only, and shall not be deemed in any manner to define, limit or describe
the scope or intent of the particular paragraphs to which they refer  or
to  affect the meaning or construction of the language contained in  the
body of such paragraphs.

     27   SEVERABILITY. If any provision of this Lease shall be declared
legally invalid or unenforceable, then the remaining provisions of  this
Lease nevertheless shall continue in full force and effect and shall  be
enforceable to the fullest extent permitted by law.

     28.  TIME OF ESSENCE. Time is of the essence of this Lease, and all
provisions  of  this  Lease relating to the time of performance  of  any
obligation under this lease shall be strictly construed.

     29    GOVERNING LAW. This Lease shall be governed by and  construed
in  accordance  with  the laws of the state in  which  the  Premises  is
located.

     30.   MULTIPLE COUNTERPARTS. This Lease may be executed in multiple
counterparts,  each of which shall be deemed to be an original  for  all
purposes.

     31.   DEFINITIONS.  References to this "Lease" shall  include  this
instrument  and  any properly executed amendment thereof  or  supplement
thereto.

     32.  WAIVERS. One or more waivers by Landlord or Tenant of a breach
of any covenant or condition by the other of them shall not be construed
as  a waiver of the subsequent breach of the same covenant or condition,
and  the consent or approval by Landlord or Tenant to or of any  act  by
either requiring the other's consent of approval shall not be deemed  to
waive or render unnecessary either party's consent to or approval of any
subsequent similar act by the other party .

     33    BINDING AGREEMENT. All rights and liabilities herein given to
or  imposed upon the respective parties hereto shall extend to and  bind
the    respective    heirs,    executors,    administrators,    personal
representatives,  successors and assigns of  such  parties.  No  rights,
however,  shall  inure to the benefit of any assigns  of  Tenant  unless
Landlord  has  approved  the  assignment thereof  to  such  assignee  in
writing, if such approval is required by this Lease.

     34.   RECORDING.  Tenant shall not record this  Lease.  Tenant  may
request,  or,  upon  the  request  of  Landlord  or  Landlord's   ground
lessor(s),  mortgagee(s)  or beneficiary(ies) under  deed(s)  of  trust,
shall  execute and acknowledge a short form or memorandum of this  Lease
for  recording  purposes. Upon the expiration or earlier termination  of
this  Lease for any reason, Tenant, within three (3) days after  request
by  Landlord,  shall deliver to Landlord a quitclaim deed  conveying  to
Landlord  all  interest Tenant may have had under this Lease,  and  such
other  instruments as Landlord may reasonably request  to  evidence  the
same.

     35.  RELATIONSHIP OF PARTIES. Nothing contained in this Lease shall
be  deemed or construed by the parties hereto, or by any other party, to
create the relationship of principal and agent, or of partnership or  of
joint  venture,  or  of  trustee  and beneficiary  ,  or  of  any  other
association between the parties hereto and neither the method of payment
of any monies hereunder, nor any other provisions in this Lease, nor any
acts  of  the  parties  hereto, shall be deemed to  create  any  of  the
relationships set forth hereinabove. .

     36.  NOTICES. Any notices, statements, acknowledgments and consents
required to be given by or on behalf of either party to the other  shall
be  in  writing and shall given by mailing such Registered or  Certified
Mail,  or  by  private  overnight courier  service  requiring  a  signed
acknowledgment  of  delivery  (such as  Federal  Express)  addressed  as
follows:

The Landlord at:    LMB Auburn Hills I, LLC
                    2631 Erie Avenue, Suite 21
                    Cincinnati, Ohio 45208

If to the Tenant at:Sterling Jewelers Inc
                    375 Ghent Road
                    Akron, Ohio 44333-4600
                    Fax Number: (330)668-5544
                    Attention: Richard W. Miller

or  at such other address as may be specified by such a notice from time
to  time.  Any  notice sent by registered or certified mail  or  courier
service shall be deemed to have been served as of the date it is  mailed
or transmitted in accordance with the foregoing provisions; however, the
time period in which a response to any such notice must be given, or  in
which  action must commence or be taken, shall commence to run from  the
date  of receipt by the addressee thereof as shown on the return receipt
or  acknowledgment  of  delivery for such  notice.  Rejection  or  other
refusal to accept or the inability to deliver because of changed address
of  which  no  notice was given shall be deemed to be  receipt  of  such
notice  as  of  the  date  of such rejection, refusal  or  inability  to
deliver.  Notwithstanding anything to the contrary  herein,  Tenant  may
give  facsimile  notice  of  the  need of  emergency  repairs,  followed
promptly by certified mail notice.

     37    DELAYS IN PERFONNANCE. The performance by Landlord and Tenant
of  any of their respective obligations or undertakings provided for  in
this  Lease,  except  the payment of rent or any  other  sums  of  money
payable  by  either  party under this Lease, shall  be  excused  and  no
default  shall  be  deemed to exist in the event  and  so  long  as  the
performance of any such obligation or undertaking is prevented, delayed,
retarded  or  hindered  by  an  act of  God,  fire,  earthquake,  flood,
hurricane,  explosion,  action of the elements, war,  riot,  failure  of
transportation, strikes, lockouts, action of labor unions, condemnation,
laws,  orders of government or civil or military authorities,  inability
to  procure labor, equipment, materials or supplies in the open  market,
or any other cause directly beyond the control of Landlord or Tenant, as
the  case may be, financial inability excepted (collectively, any "Force
Majeure Event").

     38.   INDEMNIFICATION. Landlord and Tenant agree to  indemnify  and
defend  each other against and to hold each other harmless from any  and
all  claims or demands of any third party arising from or based upon any
alleged  act,  omission or negligence of the indemnifying party  or  its
contractors,  concessionaires, licensees,  agents,  servants,  invitees,
employee~  or  anyone else for whom the indemnifying  party  may  be  of
alleged  to  be  responsible, except to the extent that such  matter  is
covered  by  insurance  maintained by the party  otherwise  entitled  to
indemnification hereunder. In the event that either party shall  without
fault  on  its part be made a party to any litigation commenced  by  any
third party against the other party, then such other party shall protect
and  hold  the party harmless from and with respect to such  litigation,
and  shall pay all costs, expenses and attorneys' fees incurred or  paid
by  the party without fault in connection with such litigation, together
with any judgments rendered against the party without fault.

     39.  CUMULATIVE RIGHTS. The rights, options, elections and remedies
of both parties contained in this Lease shall be cumulative and may be
exercised on one or more  occasions and none of them shall be construed
as excluding any other or any additional, right, priority or remedy
allowed or provided by law.

     40.   HOLDOVER.  In the event that Tenant remains in possession  of
the Premises after the termination of this Lease without the exercise of
any option to extend the Term or wit1lout t1le execution of a new lease,
then  Tenant  shall be deemed to be occupying the Premises as  a  tenant
from  month  to month, subject to all of the conditions, provisions  and
obligations  of  this Lease but without the rights to extend  the  Term,
except  that  the  Base Rent for such holdover period shall  be  at  one
hundred and twenty-five percent (125%) of the Base Rent charged for  the
last  year of the Term plus additional rent and all other amount$  owing
pursuant  to  this  Lease. Acceptance by Landlord of any  Base  Rent  or
Additional  Rental after the expiration or earlier tem1ination  of  this
Lease  shall  not  constitute  a  consent  to  a  hold  over  hereunder,
constitute acceptance of Tenant as a tenant at sufferance or result in a
renewal of this Lease.

     41.  BROKERS. Other than Pacific Realty Partners (and t1leir agents
and  affiliates), Landlord and Tenant hereby represent and warrant  that
they  have not had any dealings with any realtors, brokers or agents  in
connection  with  the  negotiation of this Lease (the  "Brokers").  Each
party shall indemnify, defend and hold harmless the other from any cost,
expense or liability for any compensation, commission or charges claimed
by  any  realtors,  Brokers or agents other than  Brokers  claiming  by,
through  or  on  behalf of the indemnifying party with respect  to  this
Lease  and/or  the negotiation hereof, except that Landlord  shall  have
sole  responsibility .for any commission or charges claimed  by  Pacific
Realty Partners (and their agents and affiliates).

     42.    TRANSFER  OF  LANDLORD'S  INTEREST.  Should  Landlord  sell,
exchange  or  assign this Lease (other than a conditional assignment  as
security  for  a loan) and the transferee assumes in writing  Landlord's
obligations  under  this Lease, then Landlord, as transferor,  shall  be
relieved  of,  and  such transferee shall be liable  for,  any  and  all
obligations on the part of Landlord accruing under this Lease  from  and
after the date of the transfer .

     43.   ATTORNEYS' FEES. In the event that at any time after the date
hereof  either  Landlord  or  Tenant  shall  institute  any  action   of
proceeding  against the other relating to the provisions of this  Lease,
or  any  default hereunder, the party not prevailing in  the  action  or
proceeding  shall  reimburse the prevailing  party  for  the  reasonable
expenses  of  attorneys'  fees and all costs or  disbursements  incurred
therein by the prevailing party including, without limitation, any fees,
costs  or  disbursements  incurred on any  appeal  from  the  action  or
proceeding.

     44.  CONDITIONS PRECEDENT. Notwithstanding anything to the contrary
contained  in this Lease, the performance by Landlord of its obligations
under  this  Lease  is contingent upon the following (collectively,  the
"Conditions  Precedent") (a) Landlord's acquisition of the  Premises  on
terms   and  conditions  acceptable  to  Landlord  in  Landlord's   sole
discretion; and, (b) Landlord's obtaining of financing or other  sources
of  capital in an amount adequate to pay the cost of acquisition of  the
Premises  and  Landlord's Contribution to the Tenant Improvements,  upon
such  terms  and conditions as are acceptable to Landlord in  Landlord's
sole  discretion.  If  Landlord is unable  to  satisfy  such  Conditions
Precedent  by  June 15, 1999, Landlord and Tenant shall  each  have  the
right to terminate this lease upon sixty (60) days' prior written notice
to  the  other  party  , in which case this Lease  shall  terminate  and
neither  party  shall have any further or additional  rights,  remedies,
claims or liability arising out of this lease or the termination of this
lease;  provided,  however, that if Landlord  is  able  to  satisfy  the
unsatisfied  Conditions  Precedent within such  sixty  (60)  day  period
following  an  election  to terminate by Tenant  pursuant  hereto,  such
election  to  terminate  shall be null and void  and  this  lease  shall
continue in full force and effect.

     45.   NO  OPERATINNG COVENANT. Anything contained  in  this  lease,
expressly   or   impliedly,   to  the  contrary   notwithstanding,   and
notwithstanding the agreement herein contained for the payment by Tenant
of  Rent  as  hereinbefore  provided, it is specifically  and  expressly
understood  and agreed that Tenant shall be under no duty or obligation,
either  express  or  implied,  to open, or  thereafter  to  continuously
conduct,  its  business  in the Premises at any time  during  the  Term.
Further, Tenant's failure to open for business in the Premises shall not
in any way be deemed an event of default under this lease nor shall such
a  failure  otherwise entitle Landlord to commence or  to  maintain  any
action,  suit, or proceeding, whether in law or in equity , relating  in
any  way  to  Tenant's  failure to open or  thereafter  to  continuously
conduct its business in the Premises, except as may be required per  the
declaration of restrictive covenants.

     46.   EXHIBITS AND SCHEDULES. The following exhibits and  schedules
are attached to this l..ease and incorporated herein by this reference.

               Exhibit A      Legal Description of Premises

               Exhibit B      Initial Budget Statement

               Exhibit C      Master Declaration

               Exhibit D      Restrictions on Use

     47.  The Recitals are incorporated herein by this reference.

IN  WITNESS WHEREOF t the parties hereto have executed this Lease as  of
the date first written above.

TENANT:                                 LANDLORD:

Sterling  Jewelerst Inc.               LMB  Auburn Hills I, LLC
A Delaware Corporation

/s/ Richard W Miller                   By: /s/ Lloyd M Bernstein

      RICHARD W. MILLER                        Lloyd M Bernstein, Manager
Its: EXECUTIVE VICE PRESIOENT

By:  /s/ George S Frankovich
Its:  Secretary

                              EXHIBIT A
                           Legal Description

A  PART  OF  THE  NORTHWEST 1/4 OF SECTION 5, T-3-N., R-10-E.,  CITY  OF
AUBURN   HILLS,  OAKLAND  COUNTY,  MICHIGAN,  BEING  MORE   PARTICULARLY
DESCRIBED  AS:  COMMENCING AT THE WEST 114 CORNER  OF  SAID  SECTION  5;
THENCE  N. 85 35' 59" E., 1317.14 FEET ALONG THE EAST-WEST 114  LINE  OF
SECTION  5  TO  THE  NORTHWEST CORNER OF "LAKE ANGELUS SUBDIVISION",  AS
RECORDED  IN LIBER 48, PAGE 10 OF PLATS, OAKLAND COUNTY RECORDS;  THENCE
N.  85  40'31"E., 106.07 FEET ALONG THE NORTH LINE OF SAID "LAKE ANGELUS
SUBDIVISION" AND FOLLOWING THE EAST-WEST 114 LINE TO A POINT ON THE EAST
LINE  OF  BALDWIN ROAD AS WIDENED; THENCE N. 02 ,18'14"W., 145.35  FEET;
THENCE N. 87 43'46"E., 227.50 FEET; THENCE S. O2 16'14"E., 151.95  FEET;
THENCE  S.  87 43'46"W., 205.50 FEET; THENCE ALONG A CURVE TO THE  RIGHT
23.29  FEET, SAID CURVE HAVING A RADIUS OF 40.00 FEET, CENTRAL ANGLE  OF
33  22'01" AND A LONG CHORD BEARING OF N. 75 35'13"W., 22.97 FEET TO THE
POINT OF BEGINNING AND CONTAINING 0.793 ACRES. g

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