Document:

<PAGE>

                                 EXHIBIT 10.82

                AGREEMENT FOR PURCHASE AND SALE OF PROPERTY FOR

                               COMDATA BUILDING
<PAGE>

                    REAL ESTATE PURCHASE AND SALE AGREEMENT

                                    BETWEEN

                THE NORTHWESTERN MUTUAL LIFE INSURANCE COMPANY,
                        A WISCONSIN CORPORATION, SELLER

                                      AND

                             WELLS CAPITAL, INC.,
                         A GEORGIA CORPORATION, BUYER
<PAGE>

                        REAL ESTATE PURCHASE AGREEMENT

                               Table of Contents

Article 1   Agreement and Recital

Article 2   Basic Terms

Article 3   Representations and Warranties
            3.1  Representations and Warranties of Seller
            3.2  No Other Representations and Warranties by Seller
            3.3  Representations, Warranties and Covenants of Buyer
            3.4  Buyer's Reliance on Own Investigation; "AS-IS" Sale

Article 4  The Transaction

            4.1  Escrow
            4.2  Purchase Price
                 4.2.1 Earnest Money
                 4.2.2 Retention and Disbursement of Earnest Money
                 4.2.3 Cash at Closing
            4.3  Conveyance of Deed

Article 5  Title and Survey

            5.1  Title Insurance Commitment
            5.2  Subsequent Matters Affecting Title
            5.3  Survey
            5.4  Effect of Approval Notice

Article 6  Condition of the Property

            6.1  Inspections
                 6.1.1  Inspection of Property
                 6.1.2  Inspection of Due Diligence Documents
            6.2  Entry onto Property
            6.3  Environmental Matters
                 6.3.1  Buyer's Environmental Investigation
                 6.3.2  Seller's Environmental Reports
            6.4  Approval and Termination
                 6.4.1  Buyer's Approval Notice

                                       i

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                 6.4.2  Buyer's Right to Terminate
                 6.4.3  Seller's Right to Termination
            6.5  Service Contracts
            6.6  Estoppel Certificates
            6.7  Management of the Property
            6.8  Leasing
            6.9  Association Estoppel

Article 7   Closing
            7.1  Buyer's Conditions Precedent to Closing
            7.2  Seller's Conditions Precedent to Closing
            7.3  Deposits in Escrow
                 7.3.1  Seller's Deposits
                 7.3.2  Buyer's Deposits
                 7.3.3  Joint Deposits
                 7.3.4  Other Documents.
            7.4  Costs
            7.5  Prorations
                 7.5.1  Generally
                 7.5.2  Like-Kind Exchange (Proration)
            7.6  Insurance
            7.7  Close of Escrow
            7.8  Possession
            7.9  Recorded Instruments
            7.10 Tenant Notice(s)

Article 8   Condemnation and Casualty

Article 9   Notices

Article 10  Successors and Assigns

Article 11  Brokers

Article 12  Covenant Not to Record

Article 13  Default

            13.1  Default By Buyer
            13.2  Default By Seller

Article 14  Non-Default Termination

                                      ii
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Article 15  Indemnities

            15.1  Seller Indemnity
            15.2  Buyer Indemnity
            15.3  Unknown Environmental Liabilities
            15.4  Release
            15.5  Survival

Article 16  Miscellaneous

            16.1  Survival of Representations, Covenants, and Obligations
            16.2  Attorneys' Fees
            16.3  Publicity
            16.4  Captions
            16.5  Waiver
            16.6  Time
            16.7  Controlling Law
            16.8  Severability
            16.9  Construction
            16.10  Like-Kind Exchange
                   16.10.1  Assignment of Rights to Agreement to Qualified
                            Intermediary
                   16.10.2  Reassignment
            16.11  Execution
            16.12  Amendments
            16.13  Entire Agreement

Receipt by Escrowholder

                                      iii
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Exhibits
--------

Exhibit A -   Special Warranty Deed
Exhibit B -   Assignment and Assumption of Lease
Exhibit C -   Existing Environmental Reports
Exhibit D -   Exceptions to Representations and Warranties
Exhibit E -   "FIRPTA" Affidavit
Exhibit F -   Certificate of Corporate Authorization
Exhibit G -   Quit Claim Bill of Sale
Exhibit H -   Seller's Certificate of Reaffirmation of Representations
Exhibit I -   Buyer's Certificate of Reaffirmation of Representations
Exhibit J -   Tenant Estoppel Certificate
Exhibit K -   Assignment and Assumption of Service Contracts and Other
              Obligations
Exhibit L -   Approval Notice
Exhibit M -   Affidavit as to Debts, Liens, Parties in Possession and Gap
              Coverage
Exhibit N -   Association Estoppel
Exhibit O -   Blanket Transfer and Assignment

                                      iv
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                                                                        03/15/01

                    REAL ESTATE PURCHASE AND SALE AGREEMENT
                                   ARTICLE 1

                             AGREEMENT AND RECITAL
                             ---------------------

     THIS REAL ESTATE PURCHASE AND SALE AGREEMENT ("Agreement") is made and
entered into as of the Effective Date (as defined in Article 2 hereof entitled
"Basic Terms") between THE NORTHWESTERN MUTUAL LIFE INSURANCE COMPANY, a
Wisconsin corporation (hereinafter referred to as "Seller"), and WELLS CAPITAL,
INC., a Georgia corporation (hereinafter referred to as "Buyer").

     Buyer desires to purchase from Seller and Seller desires to sell to Buyer
all of Seller's right, title and interest in and to the property commonly known
as the Comdata ("Ceridian") building, located at 5301 Maryland Way, in the City
of Brentwood, County of Williamson, State of Tennessee, subject to the terms and
conditions contained herein.

                                   ARTICLE 2
                                  BASIC TERMS
                                  -----------

     As used herein, the following Basic Terms are hereby defined to mean:

Approval Date                     May 4, 2001
-------------

Broker                            Cushman & Wakefield of Georgia, Inc.
------

Broker's Commission               $499,000.00
-------------------

Buyer's Address For Notice        Wells Capital, Inc.
--------------------------        6200 The Corners Parkway, Suite 250
                                  Norcross, GA 30092
                                  Attention: Mr. Michael C. Berndt

Closing Date                      No earlier than May 15, 2001, and no later
------------
                                  than May 24, 2001, the precise date to be
                                  selected by Buyer by notice given at least
                                  five business days in advance and absent such
                                  notice on May 24, 2001.

Earnest Money                     $500,000.00
-------------

                                       1
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Effective Date                     The later date of execution of this Agreement
--------------                     by Buyer or Seller as shown on the last page
                                   hereof.

Escrowholder                       Chicago Title Insurance Company
------------
                                   20900 Swenson Drive, Suite 900
                                   Waukesha, WI 53186
                                   Attention: Michele Schmid
                                   Phone: 262-796-3864
                                   Fax: 262-796-3888

Lease                              Lease Agreement between THE NORTHWESTERN
-----                              MUTUAL LIFE INSURANCE Company, as Lessor, and
                                   COMDATA NETWORK, INC, as Lessee, dated as of
                                   June 20, 1996, as amended by First Amendment
                                   to Lease, dated as of October 19, 2000

Tenant                             COMDATA NETWORK, INC., a Maryland corporation
------

Guarantor                          CERIDIAN CORPORATION, a Delaware corporation
---------

Involved Seller Representative(s)  Paul A. Gregory
---------------------------------
(re: Representations and           Frank A. Bell, Jr.
Warranties of Seller)

Materiality Limit                  $200,000.00
-----------------
(re: Casualty and Condemnation)
-------------------------------

Property                           The Seller's interest in the land described
--------                           in Schedule 1 to Exhibit "A" attached hereto
                                   and incorporated herein, together with all
                                   rights, privileges, and easements appurtenant
                                   to the land (hereinafter referred to as the
                                   "Land"), together with the following: (a) all
                                   buildings, improvements, and structures
                                   located on the Land (hereinafter referred to
                                   as the "Improvements"); (b) all personal
                                   property owned by the Seller which is used in
                                   the

                                       2
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                                   operation of the Land and Improvements and
                                   located thereon to the extent any exist,
                                   including all fixtures and appliances,
                                   furniture and furnishings, equipment and
                                   supplies and signage and lighting systems
                                   (hereinafter referred to as the "Personal
                                   Property"); (c) all of Seller's interest in
                                   the Lease, including those agreements entered
                                   into after the Effective Date pursuant to the
                                   Section herein entitled "Leasing" and in and
                                   to all Service Contracts, as defined in this
                                   Article 2, affecting the Land and
                                   Improvements to which Seller is a party and
                                   which (i) Seller chooses to assign and (ii)
                                   Buyer chooses to have assigned to it and to
                                   assume pursuant to the provisions of the
                                   Subsection hereof entitled "Buyer's Approval
                                   Notice," and (d) all of Seller's interest in
                                   any licenses, guarantees, warranties and such
                                   other rights, interests, and properties as
                                   may be specified in this Agreement to be
                                   sold, transferred, assigned, or conveyed by
                                   Seller to Buyer. (The Seller's interest in
                                   the Land, Improvements, and Personal
                                   Property, together with the other rights and
                                   interests described above, are hereinafter
                                   collectively referred to herein as the
                                   "Property.")

Purchase Price                     $24,950,000.00
--------------

Seller's Address for Notice        The Northwestern Mutual Life
---------------------------        Insurance Company
                                   720 East Wisconsin Avenue
                                   Milwaukee, WI  53202
                                   Attn:  Richard A. Schnell

with copies to:                    Northwestern Investment Management
                                   Company
                                   5 Concourse Parkway, Suite 2410
                                   Atlanta, GA 30328
                                   Attn:  Paul A. Gregory

                                   The Northwestern Mutual Life
                                   Insurance Company

                                       3
<PAGE>

                              720 East Wisconsin Avenue
                              Milwaukee, WI  53202
                              Attn:  Susan A. Sheehy

Service Contracts             Any and all contracts and service agreements
-----------------             affecting the Land and Improvements to which
                              Seller is a party and which Seller chooses to
                              assign to Buyer.

Title Insurer                 Same as Escrow Agent.
-------------

                                   ARTICLE 3
                        REPRESENTATIONS AND WARRANTIES
                         ------------------------------

          3.1  Representations and Warranties of Seller  Subject to the
               ----------------------------------------
limitations set forth in the Sections hereof entitled "No Other Representations
and Warranties by Seller" and "Seller Indemnity," Seller hereby represents and
warrants that, except as set forth in Exhibit "D" attached hereto and
incorporated herein, to the best of Seller's actual knowledge as of the
Effective Date:

          (a)  Seller has received no written notice, not subsequently cured,
          from any governmental entity citing Seller for any material violation
          of any law, ordinance, order, or regulation which is applicable to the
          present use and occupancy of the Property;

          (b)  there are no modifications or supplements to the Lease except as
          stated in Article 2 hereof;

          (c)  in connection with the Lease: (i) Seller has received no written
          claim from Tenant or Guarantor alleging that Seller has defaulted in
          performing any of its obligations under the Lease that has not been
          cured or otherwise resolved, (ii) no material defaults exist under the
          Lease on the part of Tenant, (iii) Tenant is not the subject of any
          bankruptcy, reorganization, insolvency or similar proceeding, (iv)
          Seller is not holding any security or other deposit under the Lease,
          and (v) Tenant is not entitle to any special work not yet performed or
          consideration not yet given in connection with its tenancy;

          (d)  Seller has not been served in any litigation, arbitration or
          other judicial, administrative, or other similar proceedings
          involving, related to, or arising out of the Property which is
          currently pending, and which would have a material impact on Buyer's
          ownership or operation of the Property;

                                       4
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     (e)  Seller, and the individuals signing this Agreement on behalf of
     Seller, have the full legal power, authority, and right to execute and
     deliver, and to perform their legal obligations under this Agreement, and
     Seller's performance hereunder and the transactions contemplated hereby,
     have been duly authorized by all requisite action on the part of Seller
     and, no remaining corporate action is required to make this Agreement
     binding on Seller;

     (f)  there are no Service Contracts which survive the Closing;

     (g)  Seller has received no official governmental notice of any actual
     condemnation of the Property or any part thereof;

     (h)  Seller has received no written notice from Tenant or any governmental
     agency with respect to any Hazardous Material contamination on the
     Property, or with respect to any investigation, administrative order,
     consent order or agreement, litigation, or settlement with respect to
     Hazardous Material or Hazardous Material contamination that is in existence
     with respect to the Property.  As used herein, "Hazardous Material" means
     any hazardous, toxic or dangerous waste, substance, or material, as
     currently defined for purposes of the Comprehensive Environmental Response,
     Compensation and Liability Act of 1980, as amended, or any other federal,
     state, or local law, ordinance, rule, or regulation, applicable to the
     Property, and establishing liability standards or required action as to
     reporting, discharge, spillage, storage, uncontrolled loss, seepage,
     filtration, disposal, removal, use, or existence of a hazardous, toxic, or
     dangerous waste, substance or material;

     (i)  there are no employees of the Seller working at the Property;

     (j)  Seller quitclaims to Buyer any rights it may have to use the name
     Comdata as it relates to the operation of the Property; and

     (k)  Seller has received no notice of any structural or other defects in
     the improvements located on the Property.

     Buyer hereby acknowledges that Seller makes no representations or
warranties concerning any patents, trademarks, copyrights, or other intellectual
property rights, and that "Seller's actual knowledge," upon which all of the
representations and warranties set forth in this Section are based, means only
the current actual knowledge of the Involved Seller Representative(s), without
conducting any investigations whatsoever, or inquiry or review of files in
Seller's possession or control in connection with this transaction or the making
of the representations contained in this Section. To the best of Seller's actual
knowledge, there are no employees of Seller or Northwestern Investment
Management Company, who are likely to have information regarding the
representations and

                                       5
<PAGE>

warranties set forth in this Section which would be superior to that of the
Involved Seller Representative(s). The sole and exclusive obligations of Seller
with respect to the representations set forth in this Section shall be as set
forth in the Section hereof entitled "Seller Indemnity."

       3.2  No Other Representations And Warranties By Seller  Except as set
            -------------------------------------------------
forth in this Agreement and the representations expressly set forth in any
documents executed by Seller and to be delivered to Buyer at the Closing, Seller
makes no other, and specifically negates and disclaims any other,
representations, warranties, promises, covenants, agreements, or guarantees of
any kind or character whatsoever, whether express or implied, oral, or written,
past, present, or future, concerning, with respect to or regarding the Property,
including, without limitation: (i) the ownership, management, and operation of
the Property; (ii) title to the Property; (iii) the physical condition, nature,
or quality of the Property and any personal property, including, without
limitation, the quality of the soils on and under the Property and the quality
of the labor and materials included in any buildings or other improvements,
fixtures, equipment, or personal property comprising a portion of the Property;
(iv) the fitness of the Property for any particular purpose; (v) the presence or
suspected presence of Hazardous Material on, in, under, or about the Property
(including, without limitation, the soils and groundwater on and under the
Property); (vi) the compliance of the Property with applicable governmental laws
or regulations, including, without limitation, the Americans with Disabilities
Act of 1990, environmental laws and laws or regulations dealing with zoning or
land use; or (vii) the past or future operating results and value of the
Property (items i-vii hereinafter collectively referred to as "Condition and
Quality").

       3.3  Representations, Warranties and Covenants of Buyer  Buyer hereby
            --------------------------------------------------
represents and warrants to Seller that:

       (a) Buyer, and the individuals signing this Agreement on behalf of Buyer,
       have the full legal power, authority, and right to execute and deliver,
       and to perform their legal obligations under this Agreement, and Buyer's
       performance hereunder and the transactions contemplated hereby have been
       duly authorized by all requisite action on the part of Buyer and no
       remaining action is required to make this Agreement binding on Buyer;

       (b) Buyer shall deliver to Seller, pursuant to the provisions of the
       Subsection hereof entitled "Buyer's Environmental Investigation," any and
       all environmental reports on or concerning the Property that will be
       prepared by Buyer or on Buyer's behalf;

       (c) Prior to closing, Buyer shall hold in strict confidence any and all
       documents and information relating to the Property which are disclosed to
       or obtained by Buyer during the term of this Agreement, and shall not
       disclose any such

                                       6
<PAGE>

       information to any third party except to the extent necessary to enable
       Buyer to evaluate the condition of the Property or obtain financing to
       consummate the Closing and except to representatives of the broker dealer
       community with whom Buyer or its affiliates have a relationship. Buyer
       shall inform its representatives, permitted assigns, sources of debt or
       equity financing and third party consultants of the confidential nature
       of such information and shall require that they agree to treat such
       information confidentially. Failure to hold such information in strict
       confidence shall constitute a material default hereunder on the part of
       Buyer; and

       (d)  Buyer or its affiliates have the financial capacity to perform its
       obligations under this Agreement.

       The provisions of this Section shall survive Closing or other termination
of this Agreement.

       3.4  Buyer's Reliance on Own Investigation; "AS-IS" Sale
            ---------------------------------------------------

       (a) Buyer agrees and acknowledges that, as of the Closing Date, Buyer
shall have made such feasibility studies, investigations, title searches,
environmental studies, engineering studies, inquires of governmental officials,
and all other inquiries and investigations as Buyer shall deem necessary to
satisfy itself as to the Condition and Quality of the Property. By proceeding
with Closing, Buyer acknowledges that it has been given ample opportunity to
inspect the Property.

       (b) Except as otherwise expressly provided in this Agreement, Buyer
further acknowledges and agrees that, at Closing, (I) Buyer will buy and is
buying the Property in its then condition, "AS IS, WHERE IS" and with all
faults, and solely in reliance on Buyer's own investigation, examination,
inspection, analysis and evaluation, and (II) Buyer is not relying on any
statement or information made or given, directly or indirectly, orally or in
writing, express or implied, by Seller its agents or broker as to any aspect of
the Property, including without limitation, the Condition and Quality (as
defined in the Section hereof entitled "No Other Representation And Warranties
of Seller") but, rather, is and will be relying on independent evaluations by
its own personnel or consultants to make a determination as to the physical and
economic nature, condition and prospects of the Property.

       (c) The agreements and acknowledgments contained in this Section
constitute a conclusive admission that Buyer, as a sophisticated, knowledgeable
investor in real property, shall acquire the Property solely upon its own
judgment as to any matter germane to the Property or to Buyer's contemplated use
of the Property, and not upon any statement, representation, or warranty by
Seller, or any agent representative of Seller (including Broker), which is not
expressly set forth in this Agreement.

                                       7
<PAGE>

     The provisions of this Section shall survive Closing.

                                   ARTICLE 4
                                THE TRANSACTION
                                ---------------

     4.1  Escrow  In order to effect the conveyance contemplated by this
          ------
Agreement, the parties hereto agree to open an escrow account with Escrowholder.
A copy of this Agreement shall be furnished to, and acknowledged by,
Escrowholder upon full execution hereof by Seller.

     4.2  Purchase Price  Subject to the provisions hereof, Buyer agrees to pay
          --------------
the Purchase Price for the Property to Seller as follows:

          4.2.1  Earnest Money Within two (2) business after the Effective Date,
                 -------------
Buyer shall deposit with Escrowholder the Earnest Money and Buyer shall cause
Escrowholder to notify Seller, no later than two (2) business days after
Escrowholder's receipt thereof, that Escrowholder has received the Earnest Money
in cash or other immediately payable funds, and is holding same in accordance
with the terms hereof. Failure of Buyer to timely deposit the Initial Earnest
Money with Escrowholder shall constitute a material default by Buyer hereunder.

          4.2.2  Retention and Disbursement of Earnest Money  In accordance with
                 -------------------------------------------
the terms of this Agreement, the Earnest Money shall be either (i) applied
against the Purchase Price, (ii) refunded to Buyer, or (iii) disbursed to
Seller.  The Earnest Money shall be held in an interest-bearing account at a
federally-insured bank in the name of Escrowholder.  The Escrowholder shall not
disburse any of the Earnest Money except (a) in accordance with this Agreement,
(b) in accordance with written instructions executed by both Buyer and Seller,
or (c) in accordance with the following procedure:

     If Buyer or Seller, by notice to the Escrowholder, makes demand upon the
Escrowholder for the Earnest Money (the "Demanding Party"), the Escrowholder
shall, at the expense of the Demanding Party, give notice of such demand (the
"Notice of Demand") to the other party (the "Other Party").  If the Escrowholder
does not receive notice from the Other Party contesting such disbursement of the
Earnest Money within five (5) business days from the date on which the Notice of
Demand was given, the Escrowholder shall disburse the Earnest Money to the
Demanding Party.  In the event that the Escrowholder does receive notice from
the Other Party contesting such disbursement of the Earnest Money within five
(5) business days from the date on which the Notice of Demand was given, the
Escrowholder shall thereafter disburse the Earnest Money only in accordance with
written instructions executed by both Buyer and Seller, or in accordance with a
final, non-appealable court order.

                                       8
<PAGE>

       4.2.3  Cash At Closing  Buyer shall pay to Seller the Purchase Price in
              ---------------
cash or other immediately payable funds, less the Earnest Money held by
Escrowholder and, plus costs to be paid by Buyer pursuant to the terms of this
Agreement, and plus or minus prorations and adjustments shown on the closing
statement executed by Buyer and Seller.  If Seller desires to transfer the
Property in a transaction qualifying as a like-kind exchange under the Internal
Revenue Code Section 1031 and the regulations thereunder, the Earnest Money
shall be refunded to Buyer at Closing and, the Purchase Price shall not be
adjusted for the Earnest Money.

  4.3  Conveyance of Deed  Subject to the provisions hereof, Seller shall, on or
       ------------------
before the Closing Date, convey the Property to Buyer by a Special Warranty
Deed (the "Deed") in substantially the form as Exhibit "A" attached hereto and
incorporated herein, subject to those matters permitted therein.

                                   ARTICLE 5
                               TITLE AND SURVEY
                               ----------------

  5.1  Title Insurance Commitment  Seller shall, as soon as reasonably
       --------------------------
possible after the Effective Date, obtain and deliver to Buyer a title insurance
commitment (the "Commitment") and copies of the recorded instruments referred to
therein from Title Insurer with respect to the Property, with the cost thereof
to be paid in accordance with the Section hereof entitled "COSTS."  Buyer shall
have ten (10) days after its receipt of the Commitment and instruments to
examine same and to notify Seller in writing of its objections to title (all
items so objected to being hereinafter referred to as the "Objectionable
Items").  All matters affecting title to the Property as of the date of the
Commitment, except those specifically and timely objected to by Buyer in
accordance with this Section shall be deemed approved by Buyer and shall be
deemed to be "Permitted Exceptions."  If Buyer timely notifies Seller of any
Objectionable Items, Seller may, but shall not be obligated to, cure or remove
same; however, Seller agrees to consult with the Title Insurer in order to
determine which Objectionable Items, if any, the Title Insurer is willing to
remove, all with no action required on the part of Seller. Notwithstanding the
foregoing, on or before Closing, Seller shall discharge any and all mortgages,
deeds of trust, mechanics' liens, judgment liens and other monetary encumbrances
on the Property, other than taxes, assessments and any other governmental
impositions which are not then due and payable.

  If Seller and/or Title Insurer does cure or remove all such Objectionable
Items, Buyer shall have no further right to terminate this Agreement pursuant to
this Section. Such Objectionable Items shall be deemed cured or removed if Title
Insurer issues a revised Commitment to issue, at Closing, an ALTA Owner's Policy
of Title Insurance in the amount of the Purchase Price in favor of Buyer as the
grantee of Seller's interest in the Property with such Objectionable Items
having been removed as exceptions or insured over by Title Insurer. Seller shall
notify Buyer, within ten (10) business days

                                       9
<PAGE>

after Seller's receipt of Buyer's notice of Objectionable Items, as to which
Objectionable Items Seller and/or Title Insurer are willing or able to cure or
remove ("Seller's Election"); and if no such notice is given within such time
period, Seller shall be deemed to have elected not to cure any of the
Objectionable Items. If Seller is unwilling or unable to cure some or all of the
Objectionable Items, Buyer shall, as its sole and exclusive remedy in such
event, make an election in writing ("Buyer's Election"), within five (5) days
after receipt by Buyer of Seller's Election (or the expiration of the time
period for Seller to make Seller's Election if Seller fails to send notice of
Seller's Election) either:

     (a)  to accept title to the Property subject to the Objectionable Items
     which Seller is unwilling or unable to cure (all such items being
     thereafter included in "Permitted Exceptions"), in which event the
     obligations of the parties hereunder shall not be affected by reason of
     such matters, the sale contemplated hereunder shall be consummated without
     reduction of the Purchase Price, and Buyer shall have no further right to
     terminate this Agreement pursuant to this Section; or

     (b)  to terminate this Agreement in accordance with Article 14 hereof
     entitled "Non-default Termination."

     If Seller has not received Buyer's Election within such five (5) day
period, Buyer shall be deemed conclusively to have elected to accept title to
the Property in accordance with Subsection (a) above.

     At Closing, Seller shall provide Title Insurer with an Affidavit as to
Debts, Liens, Parties in Possession and GAP Coverage in the from of Exhibit "M"
attached hereto and incorporated herein. Under no circumstances shall Seller be
obligated to give the Title Insurer any certificate, affidavit, or other
undertaking of any sort which would have the effect of increasing the potential
liability of Seller over that which it would have by giving Buyer the Special
Warranty Deed required hereunder.

     5.2  Subsequent Matters Affecting Title  If, for any reason whatsoever,
          ----------------------------------
including without limitation "Objectionable Items" first appearing of record
subsequent to the effective date of the Title Commitment, the title insurance
policy which would otherwise be delivered to Buyer at Closing reflects, as
exceptions, any items other than Permitted Exceptions, which would materially,
adversely affect the Property, such items shall, if and only if Buyer shall give
written notice thereof to Seller no later than the Closing Date, be deemed
"Objectionable Items," and, if Buyer shall so give notice to Seller, then:

     (a)  the Closing shall be postponed to the first business day which is
     thirty (30) days after the date previously set for Closing, or such earlier
     date as may be mutually agreed to between Buyer and Seller; and

                                       10
<PAGE>

     (b)  the rights and obligations of Buyer and Seller with regard to such
     Objectionable Items shall be as set forth in the Section hereof entitled
     "Title Insurance Commitment."

     5.3  Survey  As soon as possible after the Effective Date, Seller shall
          ------
provide Buyer with Seller's most recent available survey of the Property.  Buyer
has the option, provided that Buyer does so promptly after the Effective Date
and at Buyer's sole cost and expense, to obtain its own survey of the Property,
and upon completion of such survey shall provide a certified original survey to
Seller and Title Insurer.  If as a result of reviewing the survey, Buyer or
Title Insurer determines there are additional exceptions to title other than
Permitted Exceptions which, in Buyer's sole judgment, would materially adversely
affect Buyer's intended use of the Property, such items shall, if and only if
Buyer shall give written notice thereof to Seller no later than ten (10) days
after Buyer's receipt of the survey, be deemed "Objectionable Items," and, if
Buyer shall so give notice to Seller, then the rights and obligations of Buyer
and Seller with regard to such Objectionable Items shall be as set forth in the
Section hereof entitled "Title Insurance Commitment."

     5.4  Effect Of Approval Notice  Notwithstanding anything contained herein
          -------------------------
to the contrary, any Approval Notice sent by Buyer to Seller pursuant to the
provisions of  the Subsection hereof entitled "Buyer's Approval Notice" shall be
deemed to be Buyer's approval of the survey and of the condition of title to the
Property pursuant to the provisions of the Sections herein entitled "Title
Insurance Commitment" and "Survey."

                                   ARTICLE 6
                           CONDITION OF THE PROPERTY
                           -------------------------

     6.1  Inspections
          -----------

               6.1.1  Inspection of Property BUYER HAS BEEN EXPRESSLY ADVISED BY
                      ---------------------
SELLER TO CONDUCT AN INDEPENDENT INVESTIGATION AND INSPECTION OF THE PROPERTY
(subject to the provisions hereof), UTILIZING EXPERTS AS BUYER DEEMS NECESSARY.
Subject to the provisions of the Section and Subsection hereof entitled "Buyer
Indemnity" and "Buyer's Environmental Investigation," respectively, from the
Effective Date until the Approval Date (the "Inspection Period"), Buyer shall
have the right to conduct, at its own expense, an inspection of the Property to
determine, among other things, the Condition and Quality of the Property as
defined in the Section hereof entitled "No Other Representations And Warranties
By Seller."

     Subject to the provisions of the Section hereof entitled "ENTRY ONTO
PROPERTY," Buyer, its contractors and/or agents, may enter upon the Property for
purposes of

                                      11
<PAGE>

examining its terrain, access thereto and physical condition, conduct
engineering and/or feasibility studies, conduct site analyses and make any test
or inspection Buyer may deem necessary related to the Property. During the
Inspection Period Seller will provide Buyer and its representatives with
reasonable access to the Property subject to the provisions of the Section
hereof entitled "Entry onto Property."

              6.1.2 Inspection of Due Diligence Documents Upon written request,
                    -------------------------------------
Buyer may have access to, and may copy at Buyer's sole expense, the following
items relating to the Property which are in the possession or control of the
management agent: (i) copies of the income and expense operating statements for
the Property for the most recent two (2) calendar years and the partial current
year; (ii) the Lease; (iii) the real property tax assessment and tax bills with
respect to the Property for the past year; (iv) utility bills which have been
the obligation of Seller for the preceding twelve (12) months; (v) all available
warranties and guarantees, if any; (vi) available licenses and permits, if any;
(vii) all assignable Service Contracts, including any and all amendments
thereto; (viii) available soils reports, if any; (ix) maintenance reports; (x)
invoices; and (xi) any tenant files.

       6.2 Entry onto Property Notwithstanding anything contained herein to the
           -------------------
contrary, Buyer, its contractors and/or agents, may only enter onto the Property
during the Inspection Period, provided Buyer has obtained the prior
authorization of Seller, and then only in the company of Seller or its agents.
Seller shall respond to Buyer's requests for authorization to enter onto the
Property within a reasonable period of time, and shall cooperate with Buyer in
good faith to make arrangements for Seller or its agents to so accompany Buyer,
its contractors and/or agents. Buyer's inspection rights shall be subject to the
rights of the tenant(s), including without limitation, rights of quiet
enjoyment, and Buyer agrees that it will not unreasonably interfere with any
tenant(s), contractors on the Property, or Seller's operation of the Property.

       Upon Buyer's execution of this Agreement, Buyer or its agents or
contractors, shall obtain and keep in full force and effect, insurance as set
forth below, naming Seller and its wholly owned subsidiaries and agents, as
additional insureds on the Commercial General Liability and Business Automobile
insurance policies, and shall provide Seller with certificates of insurance
satisfactory to Seller evidencing such insurance

          Type                                          Limits
          ----                                          ------
     Worker's Compensation/Employer's Liability    Statutory/$500,000

     Commercial General Liability                  $1,000,000/occurrence
                                                   $1,000,000/aggregate

     Business Automobile Liability                 $1,000,000 Combined
                                                   Single Limit

                                      12
<PAGE>

     In addition, in the event Buyer chooses to conduct any invasive
environmental investigation of the Property, Buyer must first receive Seller's
prior written consent, and prior to any invasive testing occurring, Buyer must
furnish to Seller, at Buyer's expense, a certificate of insurance satisfactory
to Seller, naming Seller and its wholly owned subsidiaries and agents as
additional insureds, evidencing that Buyer, and/or its agents or contractors,
have the following insurance in full force and effect meeting the requirements
set forth below :

             Type                                Limits
             ----                                ------

   Professional Liability                     $1,000,000/occurrence
   (including Pollution Coverage)             $1,000,000/aggregate

   Contractor's Pollution Liability           $5,000,000/occurrence
                                              $5,000,000/aggregate

     The aforesaid coverages shall be maintained throughout the term of this
Agreement. Furthermore, any coverage written on a "Claims-Made" basis shall be
kept in force, either by renewal or the purchase of an extended reporting
period, for a minimum period of one (1) year following the termination of this
Agreement. Nothing herein contained shall in any way limit Buyer's liability
under this Agreement or otherwise.

     Buyer shall observe, and cause its agents and/or contractors to observe,
all appropriate safety precautions in conducting Buyer's inspection of the
Property and perform all work and cause its agents and/or contractors to perform
all work, in such a manner so as not to cause any damage to the Property, injury
to any person or to the environment, or interference with any ongoing operations
at the Property. Buyer shall indemnify, defend, and hold Seller and its wholly
owned subsidiaries, agents, employees, officers, directors, trustees, or other
representatives of Seller (collectively, the "Indemnified Parties") harmless
from and against any losses, damages, expenses, liabilities, claims, demands,
and causes of action (together with any legal fees and other expense incurred by
any of the Indemnified Parties in connection therewith), resulting directly or
indirectly from, or in connection with, any inspection of or other entry upon
the Property (including any investigation of the Property necessary for
completion of Buyer's Environmental Report and any entry onto the Property with
the authorization of Seller) by Buyer, or its agents, employees, contractors, or
other representatives, including, without limitation, any losses, damages,
expenses, liabilities, claims, demands, and causes of action resulting, or
alleged to be resulting, from injury or death of persons, or damage to the
Property or any other property, or mechanic's or materialmen's liens placed
against the Property in connection with Buyer's inspection thereof. Buyer agrees
to promptly repair any damage to the Property directly or indirectly caused by
any acts of Buyer, or its agents, and/or contractors, and to restore the
Property to the condition that
                                      13
<PAGE>

existed prior to Buyer's entry. This Section shall survive Closing or other
termination of this Agreement.

     6.3  Environmental Matters
          ---------------------

            6.3.1 Buyer's Environmental Investigation Subject to the provisions
                  -----------------------------------
of the Section hereof entitled "Entry Onto Property," during the Inspection
Period, Buyer, at its option, may conduct, at Buyer's sole cost and expense,
such independent investigation and inspection of the Property as Buyer shall
deem reasonably necessary to ascertain the environmental condition of the
Property. Buyer shall, within five (5) business days of Buyer's receipt, deliver
to Seller any reports or other results of Buyer's environmental investigation of
the Property (collectively "Buyer's Environmental Report(s)"). Failure of Buyer
to timely deposit Buyer's Environmental Reports with Seller shall constitute a
material default by Buyer hereunder. Buyer agrees that it will not undertake,
without Seller's prior written consent, any invasive environmental study, or any
test, sampling, or other action detrimental to the physical condition or
appearance of any portion of the Property, and Buyer agrees not to disturb any
asbestos which may be on the Property.

            6.3.2  Seller's Environmental Reports  Buyer may examine the
                   ------------------------------
environmental reports in Seller's possession in connection with the Property
that were commissioned by Seller or a third party; provided, however, that in
connection with any environmental report commissioned by a third party only,
Seller shall release such environmental report to Buyer, only in the event
Seller is under no obligation to keep such information confidential (hereinafter
collectively referred to as the "Existing Environmental Report(s)").  The
Existing Environmental Report(s) are listed on Exhibit "C" attached hereto and
incorporated herein, copies of which will be furnished to Buyer
contemporaneously with the full execution of this Agreement.  In addition,
Seller may, but shall not be required to commission further environmental
testing of the Property by a firm selected by Seller, the cost of which shall be
paid by Seller ("Future Environmental Report").  The Existing Environmental
Report(s) and any Future Environmental Report(s) are hereinafter collectively
referred to as "Seller's Environmental Reports."  Seller shall provide Buyer
with a copy of any final Future Environmental Report as soon as possible after
Seller's receipt of same.  Anything to the contrary herein notwithstanding,
Seller shall have no responsibility or liability with respect to the results or
any inaccuracies in any Seller's Environmental Report(s), and makes no
representations or warranties whatsoever regarding (i) the completeness of
Seller's Environmental Report(s), (ii) the truth or accuracy of Seller's
Environmental Report(s), or (iii) except as otherwise expressly provided in this
Agreement, the existence or nonexistence of any hazardous or toxic wastes or
materials in, on, or about the Property.  Further, Seller is not assigning
Seller's Environmental Report(s) to Buyer, nor granting Buyer any rights with
respect to any environmental firm(s) producing Seller's Environmental Report(s).

                                      14
<PAGE>

     6.4  Approval And Termination
          ------------------------

               6.4.1 Buyer's Approval Notice  On or before the Approval Date,
                     -----------------------
Buyer shall deliver to Seller and Escrowholder a written notice ("Approval
Notice") in the form of Exhibit "L" attached hereto and incorporated herein, to
the effect that Buyer has approved all aspects of the Property and chooses to
proceed under the terms of the Agreement. Buyer shall also specify in the
Approval Notice those Service Contracts which Buyer elects to have assigned to
it, and the failure of Buyer to so specify shall all be deemed to be an election
by Buyer to have all Service Contracts assigned to it and assume all Service
Contracts (except Seller's contract with the management company for the
Property). If Buyer does not timely send the Approval Notice, Buyer will be
conclusively deemed to have terminated the Agreement, in which event this
Agreement shall terminate in accordance with Article 14 hereof entitled "Non-
Default Termination."

               6.4.2 Buyer's Right To Terminate In addition to Buyer's rights
                     --------------------------
under the Subsection hereof entitled "Buyer's Approval Notice," in the event
Seller shall deliver to Buyer any Future Environmental Report(s) at any time
after the date which is ten (10) days prior to the Approval Date, and if Buyer
is not satisfied with the results of the Future Environmental Report(s) based
solely on matters not previously disclosed or known to Buyer, Buyer shall have
the right to terminate this Agreement in accordance with Article 14 hereof
entitled "Non-Default Termination," by giving Seller written notice of such
termination on or before the date which is ten (10) days after Buyer's receipt
of any Future Environmental Report ("Buyer's Review Date"). If Buyer receives
any Future Environmental Reports less than ten (10) days before the Closing
Date, then the Closing shall occur one (1) business day after Buyer's Review
Date, or such earlier date to which Buyer and Seller may mutually agree upon. If
Seller shall not timely receive a notice of termination from Buyer, Buyer shall
be conclusively deemed to have approved the results of any Future Environmental
Report, and Buyer shall have no further right to terminate this Agreement with
respect to matters set forth in this Subsection.

               6.4.3 Seller's Right To Termination If Buyer's Environmental
                     -----------------------------
Report or any Future Environmental Report discloses any existing environmental
condition affecting the Property which was not disclosed in Seller's
Environmental Report, then if Seller in its sole discretion, is not satisfied
with Buyer's Environmental Report or any Future Environmental Report, Seller
shall have the right to terminate this Agreement, in accordance with Article 14
hereof entitled "Non-Default Termination," by giving Buyer notice of termination
on or before the date which is ten (10) days after the later of Seller's receipt
of Buyer's Environmental Report or of any Future Environmental Report (the
"Seller's Review Date"). If Seller receives Buyer's Environmental Report, or any
Future Environmental Report less than ten (10) days before the Closing Date,
then the Closing shall occur one (1) business day after Seller's Review Date, or
such earlier date

                                      15
<PAGE>

to which Buyer and Seller may mutually agree upon. If Buyer shall not timely
receive notice of termination from Seller, Seller shall be conclusively deemed
to have accepted the results of Buyer's Environmental Report and/or any Future
Environmental Report, and Seller shall have no further right to terminate this
Agreement with respect to matters set forth in this Subsection.

       6.5  Service Contracts  With respect to the Service Contracts which Buyer
            -----------------
has elected not to have assigned to it, as indicated in the Approval Notice,
Seller shall terminate such Service Contracts effective as of the Closing Date.
If and to the extent that any such Service Contract is not terminable until a
date after the Closing, notwithstanding Seller's delivery of the appropriate
termination notice, then Buyer shall be responsible therefor for any such
Service Contract from the Closing Date until the effective date of termination.
Seller shall deliver the applicable notices of termination as soon as
practicable following the Approval Date, but shall have no obligation to deliver
such notices prior to Seller 's receipt of the Approval Notice.

       6.6  Estoppel Certificates  On or before the date which is at least five
            ---------------------
(5) days prior to the Approval Date, Seller shall use commercially reasonable
efforts to furnish to Buyer an estoppel certificate completed by Tenant and
Guarantor, on the form attached hereto and incorporated herein as Exhibit "J".
If Seller is not reasonably able to obtain an estoppel certificate from Tenant
or Guarantor on or before the Approval Date, the same shall not be a default by
Seller and, subject to Buyer's right to terminate this Agreement pursuant to
Section 6.4 of this Agreement, Buyer shall nonetheless be obligated to close the
purchase of the Property.

       6.7  Management of The Property  Until the Closing occurs, Seller shall
            --------------------------
have the right to manage the Property in a manner deemed reasonable in Seller's
sole discretion, and Seller shall use good faith efforts to maintain the
Property, ordinary wear and tear excepted, following the Effective Date until
the Closing Date, in substantially the same manner that Seller has maintained
the Property prior to the Effective Date.

       6.8  Leasing  Seller shall have the right to amend the Lease in its sole
            -------
discretion; provided, however, that Seller shall, prior to execution, send a
copy of any proposed amendment ("Proposal") to Buyer for its approval, which
approval Buyer shall not unreasonably withhold or delay.  If Seller shall not
receive written notice of objection from Buyer on or before 5 p.m. five (5)
business days following Buyer's receipt of a Proposal, Buyer shall be
conclusively deemed to have approved the Proposal (the Lease and all amendments
subsequently approved or deemed approved by Buyer are referred to herein as
"Approved Lease").

       6.9 Association Estoppel On or before the Approval Date, Seller agrees to
           --------------------
use commercially reasonable efforts to obtain and deliver to Buyer an estoppel
certificate completed by an authorized representative of any entity
administering or governing the

                                      16
<PAGE>

recorded covenants against the Property in substantially the form of Exhibit O
attached hereto.

                                   ARTICLE 7
                                    CLOSING
                                    -------

     7.1  Buyer's Conditions Precedent To Closing  The obligations of Buyer with
          ---------------------------------------
regard to Closing under this Agreement are, at its option, subject to the
fulfillment of each and all of the following conditions prior to or at the
Closing:

     (a)  Seller shall have performed and complied with all the agreements and
     conditions required in this Agreement to be performed and complied with by
     Seller prior to Closing; and Escrowholder may deem all such items to have
     been performed and complied with when Seller has deposited all items in
     Escrow as required hereunder;

     (b)  Title Insurer will issue its ALTA Owner's Policy of Title Insurance in
     the amount of the Purchase Price showing title vested in Buyer subject only
     to the Permitted Exceptions and the usual exceptions found in said policy;
     and

     (c)  the representations of Seller contained herein shall be true and
     correct in all material respects as of the Closing Date.

     7.2  Seller's Conditions Precedent To Closing  The obligations of Seller
          ----------------------------------------
with regard to Closing under this Agreement are, at Seller's option, subject to
the fulfillment of each and all of the following conditions prior to or at the
Closing:

     (a)  Buyer performing and complying with all the agreements and conditions
     required by this Agreement to be performed and complied with by Buyer prior
     to Closing; and Escrowholder may deem all such items to have been performed
     and complied with when Buyer has deposited with Escrowholder all items
     required hereunder;

     (b)  the results of Buyer's Environmental Report and Future Environmental
     Report, if any, shall be satisfactory to Seller in its sole discretion; and

     (c)  the representations of Buyer contained herein shall be true and
     correct in all material respects of the Closing Date.

                                      17
<PAGE>

     7.3  Deposits in Escrow  On or before the day preceding the Closing Date:
          ------------------

            7.3.1  Seller's Deposits  Seller shall deliver to Escrowholder the
                 -----------------
following to be held in escrow:

     (a)  The Deed in proper form for recording;
          --------

     (b)  "Firpta" Affidavit in the form attached hereto and incorporated herein
          ------------------
     as Exhibit "E";

     (c)  Certificate of Corporate Authorization in the form attached hereto and
          --------------------------------------
     incorporated herein as Exhibit "F";

     (d)  Bill of Sale in the form attached hereto and incorporated herein as
          ------------
     Exhibit "G" conveying to Buyer all of Seller's interest in the Personal
     Property owned by Seller;

     (e)  Affidavit as to Debts, Liens, Parties in Possession and GAP Coverage
          --------------------------------------------------------------------
     in the form attached hereto and incorporated herein as Exhibit "M";

     (f)  Seller's Certificate of Reaffirmation of Representations in the form
          --------------------------------------------------------
     attached hereto and incorporated herein as Exhibit "H";

     (g)  Seller's closing instructions to the Escrowholder, and
          -----------------------------

     (h)  Assignment of Intangibles in the form of Exhibit N attached hereto.
          -------------------------

            7.3.2  Buyer's Deposits  Buyer shall deliver to Escrowholder the
                   ----------------
following to be held in escrow:

     (a) the Purchase Price, less the Earnest Money (if the Earnest Money is not
     refunded to Buyer at Closing pursuant to the Subsection hereof entitled
     "Cash At Closing") plus costs to be paid by Buyer pursuant to the terms of
     this Agreement, and plus or minus prorations and adjustments shown on the
     closing statement executed by Buyer and Seller;

     (b) Buyer's closing instructions to the Escrowholder; and
         ----------------------------

     (c) Buyer's Certificate of Reaffirmation of Representations in the form
         -------------------------------------------------------
     attached hereto and incorporated herein as Exhibit "I".

                                      18
<PAGE>

            7.3.3  Joint Deposits  Buyer and Seller shall jointly deposit with
                   --------------
Escrowholder the following documents, each executed by persons or entities duly
authorized to execute same on behalf of Buyer and Seller:

     (a)  Closing Statement prepared by Escrowholder for approval by Buyer and
          -----------------
     Seller two (2) business days prior to the Closing Date and such closing
     statements shall be deposited with Escrowholder after the same has been
     executed by Buyer and Seller.  The parties acknowledge that in the event of
     an assignment by Seller of its rights to this Agreement to a Qualified
     Intermediary as defined in the Subsection hereof entitled "Assignment of
     Rights to Agreement to Qualified Intermediary" then, consistent with said
     assignment, said closing statement shall be executed by Qualified
     Intermediary in lieu of The Northwestern Mutual Life Insurance Company;

     (b)  Assignment and Assumption of Lease in the form attached hereto and
          ----------------------------------
     incorporated herein as Exhibit "B" assigning to Buyer all of Seller's
     right, title, and interest in the Tenant Leases; and

     (c)  Assignment and Assumption of Service Contracts And Other Obligations
          --------------------------------------------------------------------
     in the form attached hereto and incorporated herein as Exhibit "K"
     assigning to Buyer all of Seller's right, title, and interest in the
     Service Contracts and other obligations.

            7.3.4  Other Documents  Buyer and Seller shall deposit with
                   ---------------
Escrowholder all other documents which are required to be deposited in escrow by
the terms of this Agreement.

       7.4  Costs  Buyer shall pay the cost of (i) a standard ALTA Owner's Title
            -----
Insurance Policy, and the cost of all endorsements to such owner's policy, (ii)
the survey, and (iii) all other costs and expenses incurred by it in connection
with the sale and Closing.  Seller shall pay the (i) Broker's Commission
referred to in Article 2 hereof entitled "Basic Terms," (ii) the realty transfer
or stamp taxes, (iii) recording fees, and (iv) all other costs and expenses
incurred by it in connection with the sale and Closing.  Buyer and Seller shall
equally share the cost of the Escrowholder's charge for the escrow, if any.
Buyer and Seller shall each pay its own legal fees incurred in connection with
the drafting and negotiating of this Agreement and the Closing of the
transaction contemplated herein.

       7.5  Prorations
            ----------

              7.5.1. Generally The following items shall be prorated between
                     ---------
Buyer and Seller as of the Closing Date:

                                      19
<PAGE>

     (a)  Taxes and Assessments  General real estate taxes and assessments and
          ---------------------
     other similar charges which are a lien on the Property, but not yet due and
     payable as of the Closing Date, shall be prorated based upon the most
     recent tax bill and will be final.  Any assessments levied against the
     Property which are payable on an installment basis and which installments
     are due, payable and outstanding on the Closing Date shall be paid by
     Seller on the Closing Date.

     (b)  Rentals, Other Income and Security Deposits  Rentals and other amounts
          -------------------------------------------
     and items of income relating to the Property, including prepaid rents and
     percentage rentals shall be prorated as of the Closing Date, and will be
     final.  Buyer shall receive a credit at the Closing for the aggregate
     amount of tenant security deposits held by or on behalf of Seller.

     (c)  Expenses  All expenses of operating the Property which have been
          --------
     prepaid by Seller (except insurance pursuant to the Section hereof entitled
     "INSURANCE") shall be prorated.  Expenses incurred in operating the
     Property that Seller customarily pays and any other costs incurred in the
     ordinary course of business or the management and operation of the Property
     shall be prorated on an accrual basis.

     (d)  Utilities  Seller shall receive credit for assignable utility
          ---------
     deposits, if any, which are assigned to Buyer at Buyer's request or with
     Buyer's consent.  To the extent possible, Seller shall cause all utility
     meters which are not payable by tenants, to be read as of the Closing Date,
     and Seller shall pay all charges for those utilities payable by Seller with
     respect to the Property which have accrued to and including the Closing
     Date and Buyer shall pay all such expenses accruing after the Closing Date.

       Notwithstanding the foregoing, the following items shall be paid by Buyer
or Seller to the other party at Closing, in cash or other immediately payable
funds (and shall not be credited against the Purchase Price): (i) the prorated
amount due either party, if any, of the rentals and other amounts of income
relating to the Property referred to in Subsection 7.5.1(b); (ii) the aggregate
amount of tenant security deposits referred to in Subsection 7.5.1(b); (iii) the
prorated amount due either party, if any, of the expenses and costs referred to
in the second sentence of Subsection 7.5.1(c); (iv) and the prorated amount due
either party, if any, of the charges for utilities referred to in the second
sentence of Subsection 7.5.1(d).

       Buyer and Seller agree to estimate any amounts which cannot be determined
accurately as of the Closing Date. All of the foregoing prorations shall be
final as of the Closing Date. Prorations and adjustments shall be made by
credits to or against the Purchase Price. For purposes of calculating
prorations, Seller shall be deemed to be entitled to the income and responsible
for the expenses for the entire day upon which the Closing occurs. All
prorations shall be made in accordance with customary practice in

                                      20
<PAGE>

the county in which the Property is located, except as expressly provided
herein; in the event of dispute between Buyer and Seller, the advice of the
Title Insurer shall be determinative as to what is customary.

          7.5.2  Like-Kind Exchange (Proration)  In the event of an assignment
                 ------------------------------
by Seller of its rights to this Agreement to a Qualified Intermediary under the
Subsection hereof entitled "Assignment of Rights to Agreement to Qualified
Intermediary" then, notwithstanding the provisions of the Subsection hereof
entitled "Generally," the following items shall be paid by Seller to Buyer at
Closing, in cash or other immediately payable funds (and shall not be credited
against the Purchase Price): (i) the prorated amount due Buyer, if any, of the
rentals and other amounts of income relating to the Property referred to in
Subsection 7.5.1(b); (ii) the aggregate amount of tenant security deposits
referred to in Subsection 7.5.1(b); (iii) the prorated amount due Buyer, if any,
of the expenses and costs referred to in the second sentence of Subsection
7.5.1(c); (iv) and the prorated amount due Buyer, if any, of the charges for
utilities referred to in the second sentence of Subsection 7.5.1(d).

     7.6  Insurance  The fire, hazard, and other insurance policies relating to
          ---------
the Property shall be canceled by Seller as of the Closing Date and shall not,
under any circumstances, be assigned to Buyer.  All unearned premiums for fire
and any additional hazard insurance premium or other insurance policy premiums
with respect to the Property shall be retained by Seller.

     7.7  Close of Escrow  As soon as Buyer and Seller have deposited all items
          ---------------
required with Escrowholder, and upon satisfaction of the Sections hereof
entitled "Buyer's Conditions Precedent to Closing" and "Seller's Conditions
Precedent to Closing," Escrowholder shall cause the sale and purchase of the
Property to be consummated (the "Closing") in accordance with the terms hereof
by immediately and in the order specified:

     (a)  Wire Transfer  Wire transferring the Purchase Price, less the Broker's
          -------------
Commission, and the amount of costs paid by Seller at Closing, and plus or minus
the amount of any prorations pursuant to the terms hereof, all as set forth on
the closing statement signed by Seller, directly to Seller pursuant to Seller's
written closing instructions, provided, however, in the event Escrowholder
receives written notice that the Seller's rights to the Agreement have been
assigned to a Qualified Intermediary under an Exchange Agreement to which Seller
is a party, then wire transfer the Purchase Price, less the Broker's Commission,
and the amount of costs paid by Seller at Closing, and plus or minus the amount
of any prorations pursuant to the terms hereof, all as set forth on the closing
statement signed by Seller, directly to the Qualified Intermediary pursuant to
Seller's written closing instructions provided, further however, that if, in the
opinion of Escrowholder, such wire transfer cannot be initiated by Escrowholder
on or before 12:00 p.m. Central Time on the Closing Date, said Closing shall be
consummated on the next

                                       21
<PAGE>

business day (without re-proration), but the net sales proceeds shall be
reinvested in an overnight, interest-bearing account, with the highest possible
yield and such net sales proceeds plus the overnight interest earned thereon
shall be disbursed the next business day along with the recording of the Deed,
but Buyer and Seller shall not be released from their obligations hereunder.

     (b)  Recordation  Recording the Deed;
          -----------

     (c)  Delivery of Other Escrowed Documents
          ------------------------------------

            (i)   Joint Delivery Delivering to each of Buyer and Seller at least
            one executed counterpart of each of the (a) Assignment and
            Assumption of Lease, (b) Assignment and Assumption of Service
            Contracts and Other Obligations and (c) closing statement.

            (ii)  Buyer's Delivery Delivering to Buyer the (a) Bill of Sale, (b)
            FIRPTA Affidavit, (c) Certificate of Corporate Authorization, (d)
            Seller's Certificate of Reaffirmation of Representations, (e)
            Affidavit as to Debts, Liens, Parties in Possession and GAP
            Coverage, and (f) Assignment of Intangibles.

            (iii) Seller's Delivery  Delivering to Seller Buyer's Certificate of
            Reaffirmation of Representations.

     (d)  Broker's Commission  Delivering to Broker the Broker's Commission for
          -------------------
     services rendered to Seller, as reflected on the closing statement executed
     by Seller and Buyer.  In the event there is a co-broker, Broker shall be
     responsible for delivering to any co-broker the commission agreed to
     between Broker and co-broker and neither Buyer nor Seller shall have any
     responsibility for payment of any commission or fee to any co-broker.

     7.8  Possession  As of the Closing Date, possession of the Property,
          ----------
subject to the rights and interests of Tenants pursuant to the Lease, along with
the following items shall be delivered to Buyer:

     (a)  Lease  The original of the Lease and any amendments thereto (if
          -----
     available), or a copy of each Lease and any amendments thereto in the
     possession of Seller, if not previously delivered to Buyer.

     (b)  Service Contracts  The originals of all Service Contracts in the
          -----------------
     possession of Seller that have been assigned to and assumed by Buyer, if
     not previously delivered to Buyer.

                                       22
<PAGE>

     (c)  Keys  Any keys to any door or lock on the Property in the possession
          ----
     of Seller.

     (d)  Licenses and Permits  All original licenses or permits or certified
          --------------------
     copies thereof issued by governmental authorities having jurisdiction over
     the Property which Seller has in its possession and which are transferable.

     7.9  Recorded Instruments  As soon after the Closing as possible,
          --------------------
Escrowholder shall deliver to Buyer the original recorded Deed, and shall
deliver to Seller a copy of the recorded Deed, with recordation information
noted thereon.

     7.10 Tenant Notice  On or before the Closing Date, Seller agrees to sign or
          -------------

cause its management agent to sign, and Buyer agrees to sign, notice to the
Tenant informing Tenant that the Property has been sold by Seller to Buyer.
Immediately following the Closing, Buyer shall deliver such notices to all of
the tenants of the Property.

                                   ARTICLE 8
                           CONDEMNATION AND CASUALTY
                           -------------------------

     In the event of any condemnation or taking of the Property, or loss or
damage by fire or other casualty to the Property, prior to the Closing, which
does not exceed the Materiality Limit, the Closing shall occur just as if such
condemnation, loss or damage had not occurred, and Seller shall assign to Buyer
all of Seller's interest in any condemnation actions and proceeds, or deliver to
Buyer any and all proceeds paid to Seller by Seller's insurer with respect to
such fire or other casualty; provided, however, that Seller shall be entitled to
retain an amount of such insurance proceeds equal to Seller's reasonable
expenses, if any, incurred in repairing the damage caused by fire or other
casualty.  At Closing, in the case of a casualty, Seller shall give Buyer a
credit on the Purchase Price equal to the lesser of the estimated cost of
restoration or the amount of any deductible.  Seller shall maintain "all risk"
replacement value insurance coverage in place on the Property at all times prior
to the Closing

     In the event of any condemnation of all or a part of the Property, or loss
or damage by fire or other casualty to the Property, prior to the Closing, which
exceeds the Materiality Limit, at Buyer's sole option, either:

     (a)  this Agreement shall terminate in accordance with Article 2 hereof
     entitled "Non-Default Termination" if Buyer shall so notify Seller in
     writing within ten (10) days of Buyer having actual knowledge of the
     casualty or condemnation; or

     (b)  if Buyer shall not have timely notified Seller of its election to
     terminate this Agreement in accordance with Subsection (a) above, the
     Closing shall occur just

                                       23
<PAGE>

     as if such condemnation, loss, or damage had not occurred, without
     reduction in the Purchase Price, and Seller shall assign to Buyer all of
     Seller's interest in any condemnation actions and proceeds or deliver to
     Buyer any and all proceeds paid to Seller by Seller's insurer with respect
     to such fire or other casualty; provided, however, that Seller shall be
     entitled to retain an amount of such insurance proceeds equal to Seller's
     reasonable expenses, if any, incurred in repairing the damage caused by
     such fire or other casualty. At Closing, in the case of a fire or other
     casualty, Seller shall give Buyer a credit on the Purchase Price equal to
     the lesser of the estimated cost of restoration or the amount of the
     deductible.

     Notwithstanding anything contained herein to the contrary, the insurance
proceeds to be credited or delivered to Buyer pursuant to this Article 8 will
exclude business interruption or rental loss insurance proceeds, if any,
allocable to the period through the Closing Date, which proceeds will be
retained by Seller. Any business interruption or rental loss insurance proceeds
received by Seller and allocable to the period after the Closing Date shall be
delivered to Buyer.

                                   ARTICLE 9
                                    NOTICES
                                    -------

     All notices, requests, demands, and other communications required or
permitted to be given under this instrument shall be in writing and shall be
conclusively deemed to have been duly given or delivered, as the case may be,
(i) when hand delivered to the addressee, or (ii) one (1) business day after
having been deposited, properly addressed and prepaid for guaranteed next-
business-day delivery, with a nationally-recognized overnight courier service
(e.g., UPS, FedEx, or U.S. Express Mail).  All such notices, requests, or
demands shall be addressed to the party whom notice is intended to be given at
the addresses set forth in Article 2 hereof entitled "Basic Terms," or to such
other address as a party may from time to time designate by notice given to the
other party(ies); provided, however that no party may require notice be given or
delivered to more than three (3) addresses.

                                   ARTICLE 10
                             SUCCESSORS AND ASSIGNS
                             ----------------------

     This Agreement shall inure to the benefit of and be binding upon the
respective successors and assigns of the parties hereto; provided, however, that
Buyer shall not transfer, sell, or assign all or any portion of Buyer's rights
hereunder except to an affiliate of Buyer; provided, further, that the
assignment by Seller of its rights to this Agreement to a Qualified Intermediary
under the Subsection hereof entitled "Assignment of Rights to Agreement to
Qualified Intermediary," shall not constitute an assumption by Qualified
Intermediary of Seller's obligations hereunder.

                                       24
<PAGE>

                                   ARTICLE 11
                                    BROKERS
                                    -------

     Buyer and Seller represent to each other that they have dealt with no
broker or other person except the Broker in connection with the sale of the
Property in any manner which might give rise to any claim for commission.
Seller agrees to be responsible for payment of Broker's fees only and does not,
nor will, assume any liability with respect to any fee or commission payable to
any co-broker or any other party.  No broker or person other than Broker is
entitled to receive any broker's commissions, finder's fees, or similar
compensation from Seller in connection with any aspect of the transaction
contemplated herein.  It is agreed that if any claims for brokerage commissions
or fees are ever made against Seller or Buyer in connection with this
transaction, all such claims shall be handled and paid by the party whose
actions or alleged commitments form the basis of such claim, and said party who
is responsible shall indemnify and hold the other party harmless against any
claim for brokerage or finder's fees, or other like payment based in any way
upon agreements, arrangements, or understandings made or claimed to have been
made by Buyer or Seller with any third person.  This provision shall survive the
Closing or other termination of this Agreement.

                                   ARTICLE 12
                             COVENANT NOT TO RECORD
                             ----------------------

     Buyer will not record this Agreement or any memorandum or other evidence
thereof.  Any such recording shall constitute a material default hereunder on
the part of Buyer.

                                   ARTICLE 13
                                    DEFAULT
                                    -------

     In the event the Closing does not occur as a result of a default by either
party, it is agreed by both Seller and buyer that the remedies for default are
provided for in the following Sections and shall constitute the sole and
exclusive remedies of the aggrieved party in the event of default by the other
party.

     13.1  Default by Buyer  In the event of default by Buyer, Seller's sole and
           ----------------
exclusive remedy, except as set forth further in this Section, is to retain all
Earnest Money (including all interest thereon) as liquidated damages, in which
event, this Agreement shall become null and void and both parties shall
thereupon be released of all further liability hereunder, except for the
obligations hereunder which expressly survive the termination of this Agreement.
Such amount is agreed upon by and between Seller and Buyer as liquidated damages
acknowledging the difficulty and inconvenience of ascertaining and measuring
actual damages, and the uncertainty thereof; provided, however, that nothing
herein contained shall limit the

                                       25
<PAGE>

right of Seller to seek damages from Buyer due to any slander of title by Buyer
after the termination of this Agreement, or due to any other action taken by
Buyer with respect to the property after the termination of this Agreement.

     13.2  Default by Seller In the event of default by Seller, Buyer may
           -----------------
elect either: (i) to terminate this Agreement and receive reimbursement of the
Earnest Money (including all interest thereon), in which event, this Agreement
shall become null and void and both parties shall thereupon be released of all
further liability hereunder, except for the obligations hereunder which
expressly survive the termination of this Agreement; or (ii) to file, within
thirty (30) days of the Closing Date, an action for specific performance of
Seller's express obligations hereunder, without abatement of, credit against, or
reduction in the Purchase Price. Escrowholder and/or seller shall not be
obligated to return the Earnest Money (including all interest thereon) to Buyer
unless buyer gives seller and/or Escrowholder written notice terminating all of
Buyer's interest in the Property and this Agreement; provided, however, that
failure of Buyer to give Seller such notice shall not be construed to expand
Buyer's rights or remedies in any manner.

                                   ARTICLE 14
                            NON-DEFAULT TERMINATION
                            -----------------------

     In the event of any termination of this Agreement (except only a
termination of this Agreement to which the provisions of Article 13 hereof
entitled "Default" are applicable), the following provisions shall apply:

     (a)  except for those obligations which expressly survive termination of
     this Agreement, neither Buyer nor Seller shall have any further obligations
     hereunder; and

     (b)  upon satisfaction of all of Buyer's monetary obligations under this
     Agreement, the Earnest Money (including interest earned thereon) shall be
     returned to Buyer upon Seller's receipt of (i) written notice from Buyer
     expressly acknowledging the termination of all of Buyer's interest in the
     Property and this Agreement; and (ii) all materials provided to Buyer by
     Seller or Seller's agents, and any copies made by Buyer or Buyer's agents
     pursuant to this Agreement; provided, however, that failure of Buyer to
     give Seller such notice shall not be construed to expand Buyer's rights or
     remedies in any manner.

                                   ARTICLE 15
                                  INDEMNITIES
                                  -----------

     15.1  Seller Indemnity.  Seller shall, effective from and after the Closing
           -----------------
Date, as the sole and exclusive obligation of Seller with respect to this
Agreement or the Property,

                                       26
<PAGE>

except as provided further in this Section, indemnify, defend and hold Buyer
harmless from and against any actual, direct damages (and reasonable attorneys'
fees and other legal costs) incurred by Buyer within one (1) year of the Closing
Date which Buyer can prove Buyer would not have incurred but for any inaccuracy
as of the Closing Date in the representations and warranties of Seller set forth
in the Section hereof entitled "Representations and Warranties of Seller," and
Article 11 Entitled Brokers but specifically excluding any statement of facts,
whenever occurring, that Buyer had notice of on or before the Closing Date. Such
agreement by Seller to so indemnify, defend and hold Buyer harmless shall be
null and void except to the extent that, within one (1) year of the Closing
Date, Buyer has actually incurred such damage and Seller has received notice
from Buyer pursuant to Article 9 hereof entitled "NOTICES" referring to this
Section and specifying the amount nature and facts underlying any claim being
made by Buyer hereunder.

     In addition, Seller shall indemnify defend and hold Buyer harmless from and
against any actual, direct damages (and reasonable attorneys' fees and other
legal costs) incurred by Buyer for a claim which: (a) is made by a third party
alleging a tort committed by Seller, or (b) alleges bodily injury or property
damage related to the Property and occurring before the Closing Date; provided
that such claim does not arise out of or in any way relate to Hazardous Material
or pollutants.  Additionally, this provision does not limit the Buyer's remedies
under Section 15.3 of this Agreement.

     15.2  Buyer Indemnity  Buyer shall, effective from and after the Closing
           ---------------
Date, as the sole and exclusive obligation of Buyer with respect to this
Agreement or the Property, except as provided further in this Section,
indemnify, defend and hold the Indemnified Parties, harmless from and against
any actual, direct damages (and reasonable attorneys' fees and other legal
costs) incurred by the Indemnified Parties within one (1) year of the Closing
Date which the Indemnified Parties can prove would not have incurred but for any
inaccuracy as of the Closing Date in the representations and warranties of Buyer
set forth in Section hereof entitled "Representations and Warranties and
Covenants of Buyer," and Article 11 Entitled Brokers but specifically excluding
any statement of facts, whenever occurring, that Seller had notice of on or
before the Closing Date. Such agreement by Buyer to so indemnify, defend and
hold the Indemnified Parties harmless, shall be null and void except to the
extent that, within one (1) year of the Closing Date, the Indemnified Parties
have actually incurred such damage and Buyer has received notice from the
Indemnified Parties pursuant to Article 9 hereof entitled "NOTICES" referring to
this Section and specifying the amount, nature and facts underlying any claim
being made by any of the Indemnified Parties hereunder.

     In addition, Buyer shall indemnify, defend and hold the Indemnified
Parties, harmless from and against any actual, direct damages (and reasonable
attorneys' fees and other legal costs) incurred by any of the Indemnified
Parties for a claim which: (a) is made by a third party alleging a tort
committed by Buyer, or (b) alleges bodily injury or property damage related to
the Property and occurring on or after the Closing Date;

                                       27
<PAGE>

provided that such claim does not arise out of or in any way relate to Hazardous
Material or pollutants. Additionally, this provision does not limit the Seller's
remedies under Section 15.3 of this Agreement.

     15.3  Unknown Environmental Liabilities  "Unknown Environmental
           ---------------------------------
Liabilities" (as defined below) relating to the Property which exist on or
before the Closing Date shall be allocated in accordance with applicable law.
As used herein, "Unknown Environmental Liabilities" means future obligations to
remediate Hazardous Material located on the Property on or before the Closing
Date, but only to the extent such Hazardous Material is not disclosed in
Seller's Environmental Report(s), Buyer's Environmental Report(s), or which
Buyer otherwise has notice of as of the Closing Date, and only to the extent the
presence of such Hazardous Material violates applicable state and federal
environmental laws and regulations as they exist as of the Closing Date.

     15.4  Release  Except with respect to Seller's indemnification obligations
           -------
set forth in Section hereof entitled "Seller Indemnity" and Seller's
obligations, if any, under Section hereof entitle "unknown Environmental
Liabilities," Buyer hereby waives, releases and forever discharges the
Indemnified Parties from all other claims, damages, losses, causes of action and
all other expenses and liabilities relating to this Agreement or the Property
(including, without limitation, claims, damages, losses, causes of action and
all other expenses and liabilities relating to environmental law and/or the
presence of Hazardous Material), whether direct or indirect, known or unknown,
foreseeable or unforeseeable, and whether relating to any period of time either
before or after the Closing Date.

     15.5  Survival  All of the provisions of this Article 15 shall survive the
           --------
Closing, subject to the limitations set forth herein.

                                   ARTICLE 16
                                 MISCELLANEOUS
                                 -------------

     16.1  Survival of Representations, Covenants, and Obligations  Except as
           -------------------------------------------------------
otherwise expressly provided herein, no representations, covenants, or
obligations contained herein made by Seller or Buyer shall survive Closing or
termination of this Agreement.

     16.2  Attorneys' Fees  In the event of any litigation between the parties
           ---------------
hereto concerning the terms hereof, the losing party shall pay the reasonable
attorneys' fees and costs incurred by the prevailing party in connection with
such litigation, including appeals.

     16.3  Publicity  Except as otherwise provided in Section 3.3(c) of this
           ---------
Agreement, Buyer agrees that it shall treat this transaction as strictly
confidential prior to Closing.

                                       28
<PAGE>

Without limiting the foregoing, Buyer will make no public announcement of the
transactions contemplated herein, and, except with the consent of Seller, will
not directly or indirectly contact the Property's vendors or contractors until
after Closing occurs. Neither party will publicly advertise or announce the
occurrence of the sale of the Property, except by mutual written consent, until
after the Closing Date.

     16.4  Captions  The headings or captions appearing in this Agreement are
           --------
for convenience only, are not a part of this Agreement, and are not to be
considered in interpreting this Agreement.

     16.5  Waiver  No waiver by any party of any breach hereunder shall be
           ------
deemed a waiver of any other or subsequent breach.

     16.6  Time  Time is of the essence with regard to each provision of this
           ----
Agreement.  If the final date of any period provided for herein for the
performance of an obligation or for the taking of any action falls on a
Saturday, Sunday or national/banking holiday, then the time of that period shall
be deemed extended to the next day which is not a  Saturday, Sunday or
national/banking holiday.  If the Closing Date provided for herein should fall
on a Friday, Saturday, Sunday or national/banking holiday, then the Closing Date
shall be deemed extended to the next day which is not a Friday, Saturday, Sunday
or national/banking holiday.  Each and every day described herein shall be
deemed to end at 5:00 p.m. Central Time.

     16.7  Controlling Law  This Agreement shall be construed in accordance with
           ---------------
the laws of the state in which the Property is located.

     16.8  Severability  In the event that any one or more of the provisions of
           ------------
this Agreement shall be determined to be void or unenforceable by a court of
competent jurisdiction or by law, such determination will not render this
Agreement invalid or unenforceable, and the remaining provisions hereof shall
remain in full force and effect.

     16.9  Construction  Buyer and Seller agree that each party and its counsel
           ------------
have reviewed, and if necessary, revised this Agreement, and that the normal
rule of construction to the effect that any ambiguities are to be resolved
against the drafting party shall not be employed in the interpretation of this
Agreement or any amendments, exhibits, or schedules hereto.

     16.10  Like-Kind Exchange
            ------------------

            16.10.1  Assignment of Rights to agreement to Qualified Intermediary
                     -----------------------------------------------------------
Buyer understands that Seller may desire to transfer the Property in a
transaction qualifying as a like-kind exchange under Internal Revenue Code
Section 1031, and the regulations thereunder.  Accordingly, Seller may assign
its rights to this Agreement to a

                                       29
<PAGE>

third party (referred to herein as a "Qualified Intermediary"), and Buyer hereby
consents to such assignment. Buyer shall execute such documents and take such
other action as may reasonably be requested by Seller for the purpose of so
qualifying the transaction as a like-kind-exchange under Section 1031, and the
regulations thereunder. Notwithstanding the foregoing, no such assignment shall
operate to relieve Seller of its obligations under this Agreement nor cause
Buyer to incur any costs with respect thereto.

          16.10.2  Reassignment  Buyer and Seller each understand that the
                   ------------
Qualified Intermediary may desire (at some time after the Closing) to reassign
the rights to this Agreement to Seller.  Buyer hereby consents to any such
reassignment and agrees that in the event of any such reassignment, Seller shall
enjoy all of the rights and privileges of the "Seller" under this Agreement and
under any documents executed in connection herewith (including, but not limited
to the right to: (i) enforce the breach of any and all representations,
warranties, covenants and agreements contained, in this Agreement or any other
document executed in connection herewith; (ii) enforce, and to enjoy, the
benefit of any indemnification obligation of the "Buyer" contained in this
Agreement or any other document executed in connection herewith; (iii) enforce,
and to enjoy, and rely upon any and all waivers, agreements, acknowledgments,
guarantees, releases, discharges, certifications, affirmations, reaffirmations,
undertakings, approvals, admissions and assumptions executed or undertaken by
the Buyer under or in connection with this Agreement, any document executed in
connection herewith, or the transaction described herein; and (iv) enjoy any and
all limitations upon the representations, warranties, agreements, obligations,
responsibilities, and liabilities of the "Seller" under this Agreement).  Buyer
further agrees that in the event of any such reassignment, then Seller shall
have any and all of the rights, privileges and remedies against or with respect
to Buyer as would exist if the assignment (by Seller to the Qualified
Intermediary) referred to in herein had never been made.

     16.11  Execution  This Agreement may be executed in any number of
            ---------
counterparts, each of which, when so executed and delivered, shall be deemed an
original, but such counterparts together shall constitute but one agreement.

     16.12  Amendments  This Agreement may be modified, supplemented, or amended
            ----------
only by a written instrument executed by Buyer and Seller.

     16.13  Entire Agreement  This written Agreement constitutes the entire and
            ----------------
complete agreement between the parties relating to the transactions contemplated
hereby and all prior or contemporaneous agreements, understandings,
representations, warranties, and statements, oral or written, are merged herein.
No representation, warranty, covenant, agreement, or condition not expressed in
this Agreement shall be binding upon the parties hereto or shall affect or be
effective to interpret, change, or restrict the provisions of this Agreement.

                                       30
<PAGE>

     IN WITNESS WHEREOF, this Agreement has been executed as of the Effective
Date, as herein defined in Article 2 hereof entitled "BASIC TERMS."

     SELLER:  THE NORTHWESTERN MUTUAL LIFE INSURANCE
              COMPANY, a Wisconsin corporation

                    By:  Northwestern Investment Management Company,
                         LLC, a Delaware limited liability company, its wholly-
                         owned affiliate and authorized representative

                         By:  /s/ Michael P. Cusick
                            ---------------------------------------
                         Name:  Michael P. Cusick
                               ------------------------------------
                         Its:  Managing Director
                              -------------------------------------

                         Date: March 19, 2001
                               ------------------------------------

     BUYER:   WELLS CAPITAL, INC., A GEORGIA CORPORATION

              By: /s/ Douglas P. Williams
                  --------------------------------------

              Name: Douglas P. Williams
                    ------------------------------------

              Its:  Senior Vice President
                   -------------------------------------

              Date: ____________________________________

                                       31
<PAGE>

                            RECEIPT BY ESCROWHOLDER
                            -----------------------

     The Escrowholder hereby acknowledges receipt of the foregoing Agreement and
of the Earnest Money referred to therein and agrees to accept, hold, and return
such Earnest Money and disburse any funds received thereunder in accordance with
the provisions of said Agreement.

          CHICAGO TITLE INSURANCE COMPANY

          By: _________________________
          Name:________________________
          Its:_________________________

          Date of receipt: ____________

                                       32<PAGE>

                                 EXHIBIT 10.83

                          LEASE FOR COMDATA BUILDING
<PAGE>

                                LEASE AGREEMENT

                                    BETWEEN

                 THE NORTHWESTERN MUTUAL LIFE INSURANCE COMPANY

                                   AS LESSOR

                                      AND

                             COMDATA NETWORK, INC.

                                   AS LESSEE

[LOGO]
<PAGE>

                                Lease Agreement
                               Table of Contents

<TABLE>
<S>                          <C>                                                                              <C>
ARTICLE I                    Termination of Original Lease..................................................   2

ARTICLE II                   Demise of Leased Premises......................................................   2

ARTICLE III                  Assignment of Expansion Land Purchase Agreement................................   2

ARTICLE IV                   Term...........................................................................   2

ARTICLE V                    Rent...........................................................................   2

ARTICLE VI                   Construction of Expansion......................................................   3
                             6.1           Preliminary Plans................................................   3
                             6.2           Approval of Expansion Plans......................................   3
                             6.3           Good Faith Negotiation...........................................   3
                             6.4           Construction.....................................................   3
                             6.5           Construction Company.............................................   4
                             6.6           Architect........................................................   4
                             6.7           Performance/Payment Bonds........................................   4
                             6.8           Consultant Services..............................................   4
                             6.9           Surveys..........................................................   4
                             6.10          Zoning and Reparcelization.......................................   5

ARTICLE VII        Funding of Expansion Construction........................................................   5
                             7.1............................................................................   5
                             7.2           Definition of Terms..............................................   5
                             7.3           Lessee's Representations, Warranties and Covenants...............   7
                                           7.3.1    Lessee's Representations and Warranties.................   7
                                           7.3.2    General Covenants.......................................   7
                                           7.3.3    Change Orders; Change Directives........................   9
                                           7.3.4    Budget Detail...........................................   9
                                           7.3.5    Monthly Submissions.....................................  10
                             7.4           Administration of Funding........................................  10
                                           7.4.1    Sources of Funds........................................  10
                                           7.4.2    Retainage and Other Reserves............................  10
                                           7.4.3    Limitations on Lessor's Obligations.....................  11
                                           7.4.4    Timing of Advances......................................  11
                                           7.4.5    Direct Advances to Contractors and Subcontractors.......  11
                                           7.4.6    Deadline for Funding of Lessor's Funds..................  11
                             7.5           Conditions Precedent to Construction and Advances................  11
                                           7.5.1    Advances in General.....................................  11
                                           7.5.2    Initial Advance.........................................  12
                                           7.5.3    Each Advance............................................  12
                                           7.5.4    Partial Advance of Retainage............................  13
                                           7.5.5    Final Advance of Holdback Amount........................  13
                             7.6           General Funding Provisions.......................................  14
                                           7.6.1    No Waiver...............................................  14
                                           7.6.2    Lessor's Satisfaction...................................  14
                                           7.6.3    Exclusive Benefit of Lessor.............................  14
                                           7.6.4    Lessor Approvals........................................  14

ARTICLE VIII                 Net Lease......................................................................  14

                                                                ii

</TABLE>
<PAGE>

<TABLE>

<S>                          <C>                                                                              <C>
ARTICLE IX                   Maintenance and Repairs........................................................  14
                             9.1............................................................................  14
                             9.2............................................................................  14
                             9.3............................................................................  15
                             9.4............................................................................  15
                             9.5............................................................................  15
                             9.6............................................................................  16

ARTICLE X                    Alterations....................................................................  16
                             10.1...........................................................................  16
                             10.2...........................................................................  16
                             10.3...........................................................................  16
                             10.4...........................................................................  16
                             10.5...........................................................................  17

ARTICLE XI                   Signs and Furnishings..........................................................  17

ARTICLE XII                  Inspection by Lessor...........................................................  17

ARTICLE XIII                 Common Areas...................................................................  17

ARTICLE XIV                  Parking........................................................................  18

ARTICLE XV                   Permitted Uses.................................................................  18

ARTICLE XVI                  Laws, Regulations and Rules of Building
                             and Environmental Compliance...................................................  18
                             16.1          Compliance with Laws and Restrictions............................  18
                             16.2          Hazardous Materials..............................................  18

ARTICLE VII                  Peaceful Enjoyment.............................................................  19

ARTICLE XVIII                Limitation of Lessor's Liability...............................................  20
                             18.1...........................................................................  20
                             18.2...........................................................................  20
                             18.3...........................................................................  20
                             18.4...........................................................................  20
                             18.5...........................................................................  20

ARTICLE XIX                  Damage or Destruction..........................................................  21
                             19.1...........................................................................  21
                             19.2...........................................................................  21
                             19.3...........................................................................  21
ARTICLE XX                   Condemnation...................................................................  22
                             20.1...........................................................................  22
                             20.2...........................................................................  22
                             20.3...........................................................................  22

ARTICLE XXI                  Default........................................................................  22
                             21.1...........................................................................  22
                             21.2...........................................................................  24
                             21.3 Remedies..................................................................  25
                             21.4...........................................................................  25
                             21.5...........................................................................  25
                             21.6...........................................................................  25

                                                                iii

</TABLE>
<PAGE>

<TABLE>
<S>                          <C>                                                                              <C>
                             21.7..........................................................................   26
                             21.8..........................................................................   26

ARTICLE XXII                 Bankruptcy....................................................................   26
                             22.1..........................................................................   26
                             22.2..........................................................................   26

ARTICLE XXIII                Holding Over..................................................................   27

ARTICLE XXIV                 Casualty Insurance............................................................   28

ARTICLE XXV                  Liability Insurance...........................................................   28

ARTICLE XXVI                 Insurance Requirements........................................................   28

ARTICLE XXVII                Waiver of Rights of Recovery..................................................   29

ARTICLE XXVIII               Subordination and Attornment..................................................   29

ARTICLE XXIX                 Estoppel Letter...............................................................   29
                             29.1..........................................................................   29
                             29.2..........................................................................   30

ARTICLE XXX                  Commission....................................................................   30

ARTICLE XXXI                 Assignment by Lessor..........................................................   31

ARTICLE XXXII                Assignment and Subletting.....................................................   31
                             32.1..........................................................................   31
                             32.2..........................................................................   31
                             32.3..........................................................................   31
                             32.4..........................................................................   31
                             32.5..........................................................................   32
                             32.6..........................................................................   32
                             32.7..........................................................................   32

ARTICLE XXXIII               Purchase Option...............................................................   32

ARTICLE XXXIV                Extension.....................................................................   32

ARTICLE XXXV                 Architect's Certifications....................................................   33

ARTICLE XXXVI                Guaranty......................................................................   33

ARTICLE XXXVII               General Provisions............................................................   33
                             37.1..........................................................................   33
                             37.2..........................................................................   33
                             37.3..........................................................................   33
                             37.4..........................................................................   33
                             37.5..........................................................................   33
                             37.6..........................................................................   33
                             37.7..........................................................................   33
                             37.8..........................................................................   33
                             37.9..........................................................................   34
                             37.10.........................................................................   34
</TABLE>

                                      iv
<PAGE>

<TABLE>
<S>                     <C>
                             37.11.........................................................................   34
                             37.12.........................................................................   34
                             37.13.........................................................................   34

</TABLE>

                                       v
<PAGE>

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

     THIS LEASE AGREEMENT (the "Lease") made as of the 20/th/ day of June, 1996
(the "Commencement Date") by and between THE NORTHWESTERN MUTUAL LIFE INSURANCE
COMPANY, a Wisconsin corporation with its principal office and place of business
located at 720 East Wisconsin Avenue, Milwaukee, Wisconsin 53202 ("Lessor"), and
COMDATA NETWORK, INC., a Maryland corporation with its principal office and
place of business located at 5301 Maryland Way, Brentwood, Tennessee 37027
("Lessee").

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

     WHEREAS, Eakin & Smith, Inc. ("E&S"), a Tennessee corporation, as lessor,
and Lessee entered into that certain Lease Agreement dated November 29, 1988 (as
amended, the "Original Lease"), for the lease of approximately nine acres of
land situated in Maryland Farms Office Park, Brentwood, Williamson County,
Tennessee, more particularly described on Exhibit A attached hereto and
                                          ---------
incorporated herein by this reference (the "Original Land") and the improvements
thereon, consisting of an approximately 133,777 gross square foot office
building (the "Existing Building") which was assigned by E&S to ES Developers,
L.P. ("ESD"), a Tennessee limited partnership pursuant to that certain
Assignment dated April 20, 1989, and further assigned by ESD to Lessor pursuant
to that certain Assignment and Assumption Agreement dated December 11, 1989; and

     WHEREAS, Lessee needs additional space for the operation of its business
and Lessor and Lessee have conducted a thorough review of the terms of the
Original Lease and all aspects of their relationship as landlord and tenant; and

     WHEREAS, Lessee, as purchaser, contracted with New Alphabet, L.P., a
Tennessee limited partnership, as seller, to purchase an approximately three
acre parcel of land more particularly described in Exhibit B attached hereto and
                                                   ---------
incorporated herein by this reference (the "Expansion Land") and located
adjacent to the Original Land, all pursuant to that certain Agreement for Sale
dated April 19, 1996 between New Alphabet, L.P. and Lessee (the "Expansion Land
Purchase Agreement"); and

     WHEREAS, Lessor and Lessee desire to terminate the Original Lease and to
enter into a new lease agreement, pursuant to which (a) Lessor will take an
assignment of and succeed to Lessee's interest under the Expansion Land Purchase
Agreement and thereafter acquire title to the Expansion Land (the legal
description for the Expansion Land and the Original Land identifying them as one
parcel is set forth in Exhibit BB), (b) an addition to the Existing Building
                       ----------
consisting of an approximately 67,460 gross square foot expansion (the
"Expansion") will be constructed on the Original Land and the Expansion Land and
will be attached to the Existing Building such that the Existing Building and
the Expansion become a single architectural unit, and (c) Lessor will lease to
Lessee the Original Land, the Existing Building, and, upon Lessor's acquisition
thereof, the Expansion Land, and, upon construction thereof, the Expansion, all
on such terms and subject to such conditions, covenants and provisions as are
provided in this Lease. The Original Land and upon acquisition, the Expansion
Land are referred to herein as the "Land." The Existing Building and, upon
construction, the Expansion, are referred to as the "Building" and, together
with the Land and all site improvements, driveways, parking areas and other
improvements and appurtenances thereto located on the Land, are hereafter
collectively referred to as the "Leased Premises."

                                       1
<PAGE>

     NOW, THEREFORE, in consideration of the foregoing and of other valuable
consideration and the mutual covenants herein contained, the receipt and
sufficiency of which are hereby acknowledged, the parties, intending to be
legally bound, agree as follows:

                                   ARTICLE I
                         TERMINATION OF ORIGINAL LEASE

     Upon full execution of this Lease, Lessor and Lessee agree that the
Original Lease shall automatically terminate, become null and void, and have no
further effect; and Lessee agrees to execute any document requested by Lessor to
evidence of record the termination of the Original Lease effective the date of
the Commencement Date of this Lease.

                                  ARTICLE II
                           DEMISE OF LEASED PREMISES

     In consideration of the rents and covenants herein stipulated to be paid
and performed, Lessor hereby demises and lets to Lessee and Lessee hereby
demises and lets from Lessor, for the respective term hereinafter described and
upon the terms and conditions hereinafter specified, the Leased Premises.

                                  ARTICLE III
                ASSIGNMENT OF EXPANSION LAND PURCHASE AGREEMENT

     Upon satisfaction of all requirements set forth in Articles VI and VII of
this Lease that are to be satisfied "before any advance of Lessor's Funds," or
"prior to the initial advance" or "prior to each advance" of Lessor's Funds,
Lessee shall assign to Lessor all of Lessee's interest under the Expansion Land
Purchase Agreement pursuant to the Assignment of Agreement of Sale in the form
of Exhibit C attached hereto and incorporated herein by this reference, and
   ---------
Lessor shall assume such interest, all on such terms as are contained in the
said Assignment of Agreement of Sale.

                                  ARTICLE IV
                                     TERM

     The term of the Lease shall commence on the Commencement Date and shall run
for a period of fifteen (15) years plus the partial month in which the
Commencement Date occurs (the "Lease Term"). In addition, the Lease Term shall
include any and all renewals and extensions of the term of this Lease. For
purposes hereof, the term "Lease Year" shall be a period of twelve consecutive
calendar months beginning with the first day of the first calendar month that
follows the month in which the Commencement Date occurs.

                                   ARTICLE V
                                     RENT

     Lessee shall pay annual Base Rental in the amount specified in Exhibit D
                                                                    ---------
("Base Rental") attached hereto, incorporated herein and made a part hereof as
fully as if set forth herein in full.  Base Rental shall be due and payable in
twelve (12) equal monthly installments in advance without demand on the first
day of each calendar month during the Lease Term.  In addition, Lessee shall pay
to Lessor any sales, use or other tax (excepting income, transfer (other than in
connection with a transfer by Lessors of the Leased Premises to Lessee),
succession and franchise taxes) that may be levied upon this Lease or the Rent
payable by Lessee.  In the event the Commencement Date occurs on other than the
first day of a calendar month, then the Base Rental allocable to such partial
month shall be the monthly Base Rental prorated based on the number of days then

                                       2
<PAGE>

remaining in such month and shall be paid on the Commencement Date, with Lessee
to receive a credit for rent paid under the Original Lease for the month in
which the Commencement Date occurs which is attributable to the period after the
Commencement Date, such amount to be determined by proration based on the number
of days remaining in such month. Lessee shall also pay as additional rent all
such other sums of money as shall become due from and payable by Lessee to
Lessor under this Lease ("Additional Rental") (the Base Rental and Additional
Rental shall be referred to herein collectively as the "Rent"). All Rent or
other payments due hereunder, if not paid when due, shall bear interest at the
per annum rate that is two (2) whole percentage points higher than the prime
rate published in The Wall Street Journal, said interest rate to be adjusted on
                  -----------------------
the date the prime rate changes, but not to exceed the maximum lawful rate of
interest chargeable under the laws of the State of Tennessee (the "Default
Rate"), from the date due until paid.  In addition, Lessee shall pay to Lessor
all reasonable costs of collection of the sums due hereunder, including
attorneys' fees, in the case of any payments not made when required to be made
hereunder.

                                  ARTICLE VI
                           CONSTRUCTION OF EXPANSION

     6.1  Preliminary Plans.  Lessor and Lessee hereby agree on the
          -----------------
preliminary plans described in Exhibit E attached hereto (the "Preliminary
                               ---------
Plans).

     6.2  Approval of Expansion Plans.  Lessee agrees to furnish Lessor and
          ---------------------------
Consultant (as hereinafter defined) with (a) three complete sets of detailed
final plans and specifications to construct all of the Expansion other than the
second and third floor tenant improvements and cafeteria alterations ("First
Phase Expansion Plans") on or before July 8, 1996, and (b) three complete sets
of detailed final plans and specifications to construct the second and third
floor tenant improvements and cafeteria alterations ("Second Phase Expansion
Plans") on or before September 9, 1996 (the "First Phase Expansion Plans" and
the "Second Phase Expansion Plans" are also referred to individually and
collectively as the "Expansion Plans"). Such plans shall include site,
landscape, structural, architectural, mechanical and electrical drawings and the
specifications shall cover all elements of construction. All products to be
installed on or incorporated into the Leased Premises shall be free of asbestos
containing materials and lead based paints. The Expansion Plans shall comply
substantially with the Preliminary Plans agreed to herein. Within seven business
days of the receipt of any Expansion Plans, Lessor shall notify Lessee of the
approval of the Expansion Plans or any suggested revisions to be incorporated in
such Expansion Plans. In the event Lessor makes suggested revisions to the
Expansion Plans, Lessee will within seven (7) business days redeliver to Lessor
and Consultant revised Expansion Plans incorporating the suggested revisions.
Within seven (7) days thereafter, Lessor shall approve the revised Expansion
Plans or notify Lessee of further suggested revisions to the Expansion Plans.
This procedure shall be followed until Lessor has approved the Expansion Plans.
Lessor and Lessee shall endeavor to complete and approve the First Phase
Expansion Plans on or before July 20, 1996, and the Second Phase Expansion Plans
on or before September 30, 1996.

     6.3  Good Faith Negotiation.  Lessor and Lessee agree to negotiate in good
          ----------------------
faith with each other to achieve the approval of the Expansion Plans.  Lessee
agrees not to request any revisions to the Expansion Plans that would violate
any regulations of governmental authority.  Lessee hereby represents and
warrants that the Expansion, as constructed in accordance with the Preliminary
Plans and Expansion Plans, and the use thereof, will (a) comply in all respects
with all laws, ordinances, rules and regulations applicable to the Expansion and
the entire Leased Premises, including without limitation zoning, building and
land use laws, codes, ordinances and regulations, and (b) not encroach upon,
interfere with or violate any easement, covenant, or restriction to which the
Original Land and the Expansion Land is subject.

     6.4  Construction.  After receipt and approval of the Expansion Plans,
          ------------
Lessee will cause the Expansion to be constructed in accordance therewith by a
contractor approved by Lessor and

                                       3
<PAGE>

Lessee. Failure on the part of Lessee to prepare the Expansion Plans in a timely
manner or subsequent changes requested by Lessee that delay construction work
are to be regarded as delays caused by the Lessee for the purpose of determining
the obligation of the Lessee to commence payment of increased Rent on the
Expansion Completion Date (as defined in Exhibit D attached hereto). All
improvements made to the Existing Building and/or installed on the Land shall be
the property of Lessor as and when made. All construction materials brought to
the Land and not yet wrought into the construction of the Expansion shall be the
property of Lessor when paid for by Lessor, and Lessee shall execute, or shall
cause the appropriate supplier to execute, a bill of sale evidencing such change
of ownership when requested by Lessor.

     6.5  Construction Company.  Lessor and Lessee agree that Patton-Beers
          --------------------
("Construction Company") will act as Lessee's contractor for the construction of
the work described in the Plans based upon a cost plus contract in the form
previously submitted to and approved by Lessor (the "Construction Contract"),
which Construction Contract shall provide for a guaranteed maximum price to be
determined no later than September 30, 1996.  An executed original or certified
copy of each construction contract entered into by Lessee in connection with the
Expansion (including the Construction Contract) has been provided to Lessor.
Lessee has provided or will provide to Lessor prior to any advance of Lessor's
Funds from the Construction Company and any other contractor retained by Lessee
to work on the Expansion (a) a letter in the form of Exhibit F attached hereto
                                                     ---------
and incorporated herein by this reference, and (b) evidence that the
Construction Company is covered until Project Final Completion by general
liability and workers' compensation insurance in amounts satisfactory to Lessor.

     6.6  Architect.  Lessor and Lessee agree that Stephen Kulinski and William
          ---------
R. Lucas of Gresham, Smith and Partners ("Architect") have been retained by
Lessee to serve as architects/engineers in connection with construction of the
Expansion.  An executed original or certified copy of each contract between
Lessee and any architect or engineer (including Architect) and relating to the
Expansion has been provided to Lessor.  Lessee has provided or will provide to
Lessor prior to any advance of Lessor's Funds from the Architect (and any other
architect retained by Lessee in connection with construction of the Expansion
(a) a letter in the form of Exhibit G attached hereto and incorporated herein by
                            ---------
this reference, and (b) evidence that the architect is covered by professional
liability insurance (including errors and omissions coverage) in amounts
satisfactory to Lessor for the period of design and construction and for two
years following Project Final Completion (as hereafter defined).

     6.7  Performance/Payment Bonds.  Prior to any advance of Lessor's Funds,
          -------------------------
Lessee shall furnish with each construction contract satisfactory performance
and payment bonds for 100% of the construction costs affording Lessor the same
protection as set forth in AIA form A-311 and naming Lessor as additional
obligee. The bonds shall be issued by sureties holding certificates of authority
as acceptable sureties on Federal bonds as reported in the Federal Register and
otherwise acceptable to Lessor.

     6.8  Consultant Services.  Lessor shall hire third party consultants,
          -------------------
including the Consultant (as hereafter defined) to prepare a report
("Consultant's Report) for Lessor on various aspects of the cost, design and
construction of the construction of the Expansion in accordance with a
construction consulting agreement between Lessor and said consultant(s). The
costs of the services provided by said consultants, not to exceed $15,000
(fifteen thousand dollars), shall be part of the Total Project Cost (as
hereafter defined).

     6.9  Surveys.  Lessee is required to provide Lessor with surveys of the
          -------
Land as provided for hereafter.  Any surveys provided pursuant hereto shall
comply with the American Land Title Association and American Congress on
Surveying and Mapping Minimum Standard Detail Requirements for Land Title
Surveys (a copy of which is attached hereto as Exhibit H) including the items
                                               ---------
checked in Table A, Optional Survey Responsibility and Specifications.

                                       4
<PAGE>

     6.10 Zoning and Reparcelization.  Lessee represents and warrants that the
          --------------------------
Leased Premises, currently and upon completion of the acquisition of the
Expansion Land and upon completion of the Expansion, complies and will comply
with all applicable zoning and land use laws and regulations and with covenants,
conditions and restrictions of the Maryland Farms Subdivision (the "Maryland
Farms Restrictions") of which the Land is a part; and to that end Lessee agrees
at its expense (which may be made part of the Total Project Cost) to accomplish
the reparcelization of the Original Land and the Expansion Land so that they
represent one parcel for purposes of said Maryland Farms Restrictions and will
comply with all other requirements of said restrictions in connection with the
construction of the Expansion, including without limitation, removal of set-back
restrictions that currently affect construction of the Expansion.  Lessee shall
take whatever steps are necessary to obtain a new plat of the reparcelled tracts
comprising the Land to properly file said re-plat with the appropriate
authorities.

                                  ARTICLE VII
                       FUNDING OF EXPANSION CONSTRUCTION

     7.1  Lessor has, on the terms and subject to the conditions set forth
below, agreed to fund up to $8,134,044 (eight million one hundred thirty-four
thousand forty-four dollars) of the costs of acquisition of the Expansion Land
and the construction of the Expansion.  All funds provided by Lessor in
connection with such Expansion shall be included in the Total Project Cost (as
herein defined) and shall be part of Lessor's Funds (as hereafter defined), the
total of which is used to determine Base Rental from and after the Expansion
Completion Date.

     7.2  Definitions of Terms.  As used in this Article VII and in this
          --------------------
Lease, each of the following terms is defined as follows:

     "Architect" means Stephen Kulinski or William R. Lucus of Gresham, Smith
     and Partners, or any other architect/engineer having a contract with Lessee
     with respect to the Expansion.

     "Construction Funding Fee" means a fee of $80,000 (eighty thousand dollars)
     payable to Lessor at the time of Lessor's initial advance of funds pursuant
     to this Article VII, such amount to be funded by Lessor for its own
     account, which funds are included as part of the Total Project Cost and as
     part of the Lessor's Funds.

     "Consultant" means Ross Bryan Associates, Inc.

     "Contractor" means each party providing labor or materials for any part of
     the Expansion directly to Lessee under the terms of a Construction
     Contract.

     "Cost Category" means one of the eight cost categories (I through VIII) in
     the Project Budget containing line items to which specific costs are
     allocated.

     "Disbursement Agreement" means the agreement in the form of Exhibit I
     attached hereto among Lessor, Lessee, and a title insurance company
     concerning the advance of Lessor's Funds through the title insurance
     company.

     "Drawings and Specifications" means the drawings and specifications for the
     Expansion, as represented by the Plans approved in writing by Lessor and
     all revisions, amendments or addenda thereto which are approved in writing
     by Lessor.

     "Force Majeure" means weather conditions, strikes, lockouts, acts of God,
     governmental delay or restrictions, failure or inability to secure
     materials, utilities, or labor, or by reason of governmental priority or
     similar regulation or order of any governmental or regulatory body, enemy
     action, civil disturbance, fire, other casualty losses, inability to obtain
     timely governmental approvals or any other cause beyond the reasonable
     control of either party

                                       5
<PAGE>

     hereto (excluding, however, the inability or failure of either party to
     obtain any financing which may be necessary to carry out its obligations)
     which unavoidably cause a delay in performance.

     "Holdback Amount" shall have the meaning ascribed to it in section
     7.4.2(a).

     "Lessor's Fund(s) " means the total amount, not to exceed eight million one
     hundred thirty-four thousand forty-four dollars, provided by Lessor to fund
     Total Project Costs associated with acquisition of the Expansion Land and
     construction of the Expansion.

     "Minor Contract Change" means a change to the work to be performed under a
     Construction Contract which does not: reduce the quality of the materials,
     methods and equipment used in constructing the Expansion; modify the
     structural design or integrity of the Existing Building and the Expansion;
     change the number of parking spaces on the Leases Premises; change the
     gross or net rentable space of the Expansion; alter the ingress or egress
     for the Leased Premises; and change the Substantial Completion date for the
     Construction Contract.

     "Project Budget" means the budget prepared by Lessee and approved in
     writing by Lessor and any changes thereto approved in writing by Lessor, a
     preliminary draft of which is attached hereto as Exhibit J.

     "Project Documents" means the Drawings and Specifications and all
     applications, permits, easements, approvals and contracts relating to the
     Property, including all Construction Contracts, surety bonds and all
     contracts between Lessee and any Architect.

     "Project Final Completion" means (i) the satisfactory lien-free completion
     of the Expansion in accordance with the Drawings and Specifications
     (including punchlist items), as evidenced by Affidavits of Completion in
     the form of Exhibit K attached hereto and final lien waivers by all
                 ---------
     contractors working on the Expansion and certificates of completion by such
     architects as may be required by Lessor, and a final endorsement to
     Lessor's policy of title insurance, and (ii) the receipt by Lessor of all
     certificates of occupancy necessary for occupancy of all of the Expansion,
     an as-built survey, a final set of Drawings and Specifications showing
     actual changes made during construction and the consent of each surety
     which shall have issued a performance and payment bond for the benefit of
     Lessor with respect to the Expansion.

     "Substantial Completion" means the satisfactory completion of the work
     under the Construction Contract, except for punchlist items, as evidenced
     by a Certificate of Substantial Completion (AIA document G704 issued by the
     Architect and the Construction Company), to which the Consultant concurs.

     "Total Project Cost" means the sum of:

             (a)   the total costs incurred by Lessor and Lessee in connection
     with:

                   (1)   the acquisition of the Expansion Land pursuant to the
                   Expansion Land Purchase Agreement (such as the purchase price
                   and closing costs as well as costs of due diligence, survey
                   and environmental assessments,

                   (2)   the design and construction of the Expansion including
                   without limitation all hard and soft costs associated
                   therewith, and

                   (3)   the work performed by any consultant(s) retained by
                   Lessor and Lessee in connection with the acquisition of the
                   Expansion Land and the design and construction of the
                   Expansion, PLUS

                                       6
<PAGE>

             (b)   the Construction Funding Fee, PLUS

             (c)   imputed interest at the rate of 8% per annum on each amount
             of Lessor's Funds funded by Lessor for any of the costs and fees
             referred to in clauses (a) and (b) above, determined from the date
             each such amount is funded by Lessor until the Expansion Completion
             Date, plus

             (d)   any other items shown on the preliminary Project Budget
             attached hereto as Exhibit J.

     7.3     Lessee's Representations, Warranties, and Covenants

     7.3.1   Lessee's Representations and Warranties. Lessee hereby represents
             ---------------------------------------
and warrants the following:

             (a)   There is no action, suit or proceeding pending, or to the
             best of Lessee's knowledge threatened, against or affecting it or
             the Leased Premises or any other person or entity in which an
             adverse decision might materially affect Lessee's or Ceridian
             Corporation's ability to observe and perform its respective
             obligations under the Lease or any guarantee.

             (b)   Any and all financial statements delivered to Lessor in
             connection with the Lease and construction of the Expansion are
             true and correct in all respects, have been prepared in accordance
             with generally accepted accounting principles, and fairly present
             the financial conditions of the subjects thereof as of the
             respective dates thereof; and no material adverse change has
             occurred in the financial conditions reflected therein since the
             respective dates thereof.

             (c)   Complete and correct copies of each Project Document and all
             amendments thereto have been delivered to Lessor.

             (d)   Lessee has obtained all necessary permits required by any
             governmental authority to commence construction of the Expansion.

             (e)   To the best of Lessee's knowledge, the Project Budget as
             submitted is a complete and accurate itemization of all costs known
             to Lessee as of the date hereof to be incurred in connection with
             the acquisition of the Expansion Land and development of the Leased
             Premises, including construction and completion of the Expansion.

             (f)   Lessee has not heretofore assigned any of its rights, title
             or interests in any Project Document.

     7.3.2   General Covenants. Lessee covenants and agrees to the following:
             -----------------

             (a)   Lessee shall commence construction of the Expansion no later
             than August 1, 1996.

             (b)   Lessee shall use its best efforts to achieve Project Final
             Completion by June 15, 1997, and shall contribute any and all funds
             necessary to do so as required hereunder or as required by Lessor
             pursuant hereto. Tenant's obligation to achieve Project Final
             Completion by June 15, 1997 shall be extended by one day for each
             day of delay caused by Force Majeure but in no event shall such
             deadline be delayed beyond September 15, 1997.

                                       7
<PAGE>

             (c)   Lessee shall construct the Expansion, or cause the Expansion
             to be constructed, in accordance with the Drawings and
             Specifications, and any material defect in the Expansion or any
             material departure from the Drawings and Specifications shall be
             corrected by Lessee at Lessee's sole cost and expense.

             (d)   Lessee shall provide Lessor with evidence of, and shall
             continue to maintain until Project Final Completion, the following
             types of insurance in amounts and form and with companies, all
             satisfactory to Lessor:

                   (i)    All-risk builder's risk insurance, for the estimated
                   replacement cost of the improvements on the standard
                   builder's risk completed value form (non-reporting full
                   coverage) with a deductible of not greater than $25,000,
                   naming Lessor as additional insured;

                   (ii)   Flood insurance, if the Property is located in a flood
                   plain (as that term is used in the National Flood Insurance
                   Program), in an amount acceptable to Lessor;

                   (iii)  Lessee's own commercial general liability insurance
                   policy with Lessor named as an additional insured for its
                   interest in the Leased Premises; and

                   (iv)   Other commercially reasonable insurance as required by
                   Lessor.

             (e)   Lessee shall keep the Leased Premises free from unreasonable
             accumulations of waste materials and refuse at all times.

             (f)   Lessor, the Consultant and any other designated
             representative of Lessor shall, at all times during construction,
             have the right of entry and free access to the Expansion and the
             right to inspect all work done, labor performed and materials
             furnished in and about the Expansion and to inspect and audit all
             other books, records and contracts of Lessee relating to
             construction of the Expansion.

             (g)   Lessee agrees to indemnify and hold Lessor harmless from and
             against any and all liabilities, obligations, losses, damages,
             penalties, claims, actions, suits, costs and expenses, including
             reasonable attorneys' fees, incurred by Lessor in any way relating
             to or arising in connection with the construction of the Expansion
             or the use, occupation or operation of the Leased Premises, except
             as may result from the gross negligence or willful misconduct of
             Lessor.

             (h)   Until Project Final Completion, Lessee will promptly notify
             Lessor in writing of (i) any action, suit or proceeding which is
             reasonably likely to have a material adverse impact on Lessee or
             have any impact on the Leased Premises or Lessee's construction of
             the Expansion and (ii) any event or circumstance resulting in any
             representation set forth in section 7.3.1 hereof no longer being
             true.

             (i)   Lessee will promptly provide Lessor with all quarterly and
             annual filings made by Ceridian Corporation with the Securities and
             Exchange Commission, as well as with Ceridian Corporation's audited
             financial statements and new stock and debt prospectuses.

             (j)   Lessee will not assign any of its rights, title or interests
             in or under any Project Document to any party other than Lessor.

             (k)   Lessee shall make requests for and shall take funding
             advances as contemplated herein.

                                       8
<PAGE>

             (l)   Lessee shall provide to Lessor, prior to commencement of
             construction of the Expansion, satisfactory evidence that adequate
             sewer and water, electric and gas utilities and systems will be
             available to the Leased Premises, as expanded.

             (m)   Lessee will obtain all necessary permits required by any
             governmental authority to continue with and complete construction
             of the Expansion, and will provide Lessor with evidence of same,
             including without limitation a satisfactory storm water run-off
             permit.

      7.3.3  Change Orders; Change Directives.  With respect to any change or
             --------------------------------
proposed change under any Project Document, including any work to be performed
under a Project Document, Lessee agrees to the following:

             (a)   Except in the case of an emergency and except for a change
             that qualifies as a Minor Contract Change, Lessee shall obtain the
             prior written approval of Lessor for any change to a Project
             Document, including, without limitation, (i) any change to the
             Drawings and Specifications, (ii) any change to the Construction
             Contract and the work to be performed thereunder, and (iii) any
             substitution of materials.

             (b)   Lessee shall provide Lessor and the Consultant with a copy of
             each change proposal request promptly after the issuance thereof
             and a copy of the Contractor's response to each change proposal
             request promptly upon Lessee's receipt thereof.

             (c)   Lessee shall not authorize any change to the work under any
             Construction Contract without signing a change order or
             construction change directive therefor.

             (d)   Lessee shall not sign any change order without informing
             Lessor of the impact of such change order on the Project Budget
             and, except for a change that qualifies as a Minor Contract Change,
             without obtaining the prior written consent of Lessor to (i) the
             changes in the work described in each change proposal request
             relating thereto, (ii) any change in the contract sum under the
             applicable Construction Contract as a result of such change order,
             (iii) any change to the contract time under the Construction
             Contract as a result of such change order and (iv) the impact of
             such change order on the Project Budget.

             (e)   Lessee shall not sign any construction change directive
             without informing Lessor of the potential impact of such directive
             on the Project Budget and, except for a change that qualifies as a
             Minor Contract Change, without obtaining the prior written consent
             of Lessor to (i) the changes in the work described in each change
             proposal request relating thereto, (ii) the proposed basis for
             adjustment in the contract sum under the applicable Construction
             Contract as a result of such construction change directive, (iii)
             the proposed basis for adjustment to the contract time under the
             applicable Construction Contract as a result of such construction
             change directive and (iv) the potential impact of such directive to
             the Project Budget.

             (f)   Promptly after the full execution of each change order and
             change directive, Lessee shall provide Lessor and the Consultant
             with a copy thereof.

      7.3.4  Budget Detail.  Lessee agrees that each proposed Project Budget and
             -------------
each proposed revision to the Project Budget shall contain such line item detail
as may be required by Lessor, including, without limitation, with respect to
Cost Category I (Construction Costs) and Cost Category III (Tenant Finishes)
separate line item for the cost of each aspect of work to be completed or
materials to be provided by a single Subcontractor and a separate line item for
the cost of each aspect of work to be completed directly by a Contractor.

                                       9
<PAGE>

      7.3.5  Monthly Submissions. On a monthly basis, Lessee shall furnish
             -------------------
Lessor with the following items, whether an advance of funds is requested or
not:

             (a)   the items required to be submitted in clauses (c), (d) and
             (f) of section 7.5.3;

             (b)   any proposed revisions to the Project Budget;

             (c)   prior to commencement of construction, a construction
             schedule and monthly thereafter updates reporting changes to such
             schedule and current construction progress;

             (d)   with respect to each existing Subcontract, the name and
             address of each Subcontractor thereunder and the then current
             contract sum under such Subcontract if such information has not
             been previously furnished to Lessor.

      7.4    Administration of Funding.
             -------------------------

      7.4.1  Sources of Funds. Funds necessary to pay all costs set forth in the
             ----------------
Project Budget shall be derived from Lessor's Funds and from Lessee's funds.
Advances from Lessor's Funds and the funding of Lessee's funds shall be made as
follows:

             (a)   Subject to the satisfaction of the applicable conditions set
             forth herein, Lessor's Funds of up to a total of $8,134,044 (eight
             million one hundred thirty-four thousand forty-four dollars) for
             Total Project Costs shall be disbursed.

             (b)   Lessee's funds, which may be required at any time if Lessor
             determines, in its reasonable opinion, that (i) the total costs
             actually incurred or estimated by Lessor to be incurred for any
             line item in any Cost Category theretofore approved by Lessor
             exceed (ii) the amount budgeted for such line item, and there are
             then no funds remaining in the Construction Cost Contingency (as
             hereafter defined to cover such excess). Upon Lessor's demand,
             Lessee shall deposit cash in an account approved by Lessor, and the
             funds so deposited shall be disbursed in accordance with the terms
             of this Lease prior to any subsequent advance of Lessor's Funds. In
             any event, Lessee shall be responsible for funding (I) Total
             Project Costs that exceed $8,134,044 (eight million one hundred
             thirty-four thousand forty-four dollars), and (II) all Total
             Project Costs incurred and not funded on or before September 15,
             1997.

      7.4.2  Retainage and Other Reserves. At the time of each advance, the
             ----------------------------
total unadvanced Lessor's Funds plus Lessee's funds deposited as provided above
shall be equal to the sum of the following:

             (a)   Retainage. Retainage in an amount to be determined by Lessor
                   ---------
             upon review and approval of each Construction Contract not to
             exceed 10% of labor and materials wrought into construction and/or
             eligible for payment for costs set forth in Cost Category I
             (Construction Costs) and Cost Category III (Tenant Finishes).
             Retainage with respect to a Construction Contract, less an amount
             (the "Holdback Amount") determined by Lessor but not to exceed 200%
             of the cost estimated by Lessor to complete punchlist items, shall
             be advanced upon Substantial Completion for such Construction
             Contract pursuant to Section 7.5 of this Lease.

             (b)   Remaining Development Costs. An amount sufficient, in the
                   ---------------------------
             opinion of Lessor, to pay the remaining cost of acquisition and
             development of the Expansion, including the following specific
             reserve:

                                       10
<PAGE>

             An amount to be established by Lessor not more than 5% or less than
             3% of the contract sum under each Construction Contract to which
             shall be added amounts of cost savings as hereafter defined) as
             they occur (the "Construction Cost Contingency"). A "Cost Saving"
             means the amounts by which the total amount budgeted for any line
             item in any Cost Category of the Project Budget exceeds the total
             costs actually incurred and estimated by Lessor to be incurred
             under such line item prior to Project Final Completion. The amount
             of the Construction Cost Contingency shall be reduced by (i) the
             amount of additional construction costs from any change, and (ii)
             the amount of any cost overages that occur in specific line items
             in Cost Category I (Construction Costs). The initial amount of the
             Construction Cost Contingency is $250,000 (two hundred fifty
             thousand dollars).

             If at any time Lessor determines that there are insufficient funds
             in the reserve listed above, additional cash funds may be required
             of Lessee.

Upon achievement of Project Final Completion, any Lessor's Funds that remain
undisbursed will not be disbursed, but shall be retained by Lessor and shall not
be part of the Total Project Cost.

      7.4.3  Limitations on Lessor's Obligations. Except as provided above,
             -----------------------------------
under no circumstances shall Lessor be obliged to advance any Lessor's Funds for
any line item or Cost Category in excess of the total amount specified for such
line item or Cost Category in the Project Budget, and neither Lessee nor any
third party shall be entitled to rely on amounts in any line item or Cost
Category being available for any purpose whatsoever other than payment of costs
in that line item or Cost Category. Furthermore, Lessor shall have no obligation
to make any advance if it, in its sole discretion, whether based on reports from
the Consultant or otherwise, determines that actual costs relating to any line
item or Cost Category are expected to be in excess of the total of the amounts
set forth for such line item or Cost Category in the Project Budget or that
other costs will necessarily be incurred by Lessee which are not contemplated in
the Project Budget, unless there are sufficient funds in the Construction Cost
Contingency, or unless Lessee shall fund, or (if required by Lessor) deposit in
an account approved by Lessor, the full amount of any such excess or of such
uncontemplated cost. Such amounts shall be disbursed in accordance herewith
prior to any further advance of Lessor's Funds.

      7.4.4  Timing of Advances.  Parts or the whole of any advance of Lessor's
             ------------------
Funds may be made before or after the date requested by Lessee if Lessor
believes it advisable to do so.

      7.4.5  Direct Advances to Contractors and Subcontractors.  Lessor, at its
             -------------------------------------------------
option, may make advances directly to any Contractor or Subcontractor, provided
Lessor provides notice thereof to Lessee.

      7.4.6  Deadline for funding of Lessor's Funds.  Notwithstanding anything
             --------------------------------------
herein to the contrary, Lessor shall have no obligation to advance Lessor's
Funds after October 30, 1997.

      7.5    Conditions Precedent to Construction and Advances.
             -------------------------------------------------

      7.5.1  Advances in General.  Lessor's Funds will be advanced in
             -------------------
installments, which in the aggregate do not exceed the amounts set forth in the
Project Budget. Advances shall be made for the cost of work in place and
materials adequately stored on site as determined by Lessor. Lessor shall have
no obligation to make advances for deposits or the cost of materials stored off-
site. The following shall apply to all advances:

             (a)   Requests for advances shall be at least 30 days apart.

             (b)   Requests for advances, together with the items required to be
             furnished pursuant to this Section 7.5 and any other provision of
             this Lease, shall be submitted to Lessor at least 10 business days
             before the date on which the advance

                                       11
<PAGE>

          is requested to be made, and Lessor shall have no obligation to make
          an advance unless the items so submitted shall have been approved by
          Lessor in its reasonable discretion.

          (c) Requests for advances for the payment of any cost set forth in any
          Cost Category shall be supported by evidence required by Lessor. In
          particular, requests for advances for the payment of any cost set
          forth in Cost Category I (Construction Cost) shall be supported by
          invoicing and other evidence required by Lessor and shall not be
          greater than the aggregate amount submitted by the Subcontractors and
          each Contractor, certified by the applicable Architect, authorized by
          Lessee and concurred with by the Consultant.

          (d) As a condition to each advance of Lessor's Funds, (i) the
          representations set forth in section 7.3.1 hereof shall be true and
          correct as of the date on which the advance is to be made, (ii) there
          shall have been, since the Commencement Date, no material adverse
          change in the Leased Premises or in the assets, liabilities or
          condition, financial or otherwise, of Lessee or Ceridian Corporation
          and (iii) Lessee shall not be in default under this Lease.

   7.5.2  Initial Advance. Prior to the earlier of the commencement of
          ---------------
construction or the initial advance of Lessor's Funds, Lessee shall, in addition
to the items specified in writing by Lessor, or in the Lessor's closing
checklist provided to Lessee, furnish:

          (a) all licenses, permits and certificates (other than a certificate
          of occupancy) required by any governmental authority for the
          commencement of construction; and

          (b) the proposed Project Budget, together with evidence of
          reimbursable prepaid development and other costs.

   7.5.3  Each Advance. Prior to each advance of Lessor's Funds, Lessee shall
          ------------
update the items set forth in clause (b) of section 7.5.2 above, and Lessee
shall furnish the following:

          (a) a title insurance update with supporting endorsements which
          discloses no matters adversely affecting Lessor's position;

          (b) a signed Lessee's Request for Lessor's Funds in the form of
          Exhibit "L" attached hereto;

          (c) a cost and funding progress analysis substantially in the same
          format as shown in the Disbursement Spreadsheet attached hereto as
          Exhibit "M" and in the same line item detail as the Project Budget;

          (d) an AIA Document G702/G703 for the Contractor for whom Lessor's
          Funds are being requested, certified by the appropriate parties with
          signatures notarized for each advance for any costs set forth in Cost
          Category I (Construction Cost) supported by data submitted by
          Contractor, and the Architect as verified by Lessor's Consultant in a
          written report on the progress of construction, the conformity thereof
          with the Drawings and Specifications and the quality, percentage and
          cost of work completed;

          (e) if and when requested by Lessor, ALTA foundation surveys and a
          soil compaction test report as required by Lessor as construction
          progresses; and

          (f) any additional licenses, permits or certificates required by any
          governmental authority before commencement of the work, the cost of
          which is to be paid from the advance being requested.

                                       12
<PAGE>

  7.5.4  Partial Advance of Retainage. Prior to any partial advance of Lessor's
         ----------------------------
Funds retained under section 7.4.2(a) with respect to a Construction Contract,
in addition to the satisfaction of the conditions set forth in section 7.5.3
above, Lessee shall furnish the following:

         (a) a Certificate of Substantial Completion (AIA Document G704) issued
         by the Architect, together with the Architect's certification that all
         work (except for punchlist items) under such Construction Contract has
         been completed;

         (b) a certified as-built survey meeting Lessor's requirements and
         showing the completed Leased Premises and the location of all
         easements and encroachments, if any;

         (c) a set of Drawings and Specifications indicating actual changes made
         in the work during construction;

         (d) a certificate of occupancy or other governmental approval required
         for any occupancy or use of the Leased Premises; and

         (e) the consent of each surety which shall have issued a performance
         and payment bond with a dual obligee rider for the benefit of Lessor
         with respect to such Construction Contract.

  7.5.5  Final Advance of Holdback Amount. Prior to the full advance of Lessor's
         --------------------------------
Funds retained under section 7.4.2(a) in addition to the satisfaction of the
conditions set forth stated in section 7.5.3 and clauses (b), (c) and (d) of
section 7.5.4 above, Lessee shall have achieved Project Final Completion and
shall furnish the following:

          (a) a Certificate of Substantial Completion (AIA Document G704) issued
          by the Architect (unless one has been furnished pursuant to section
          7.4) and the Architect's certification that all work (including
          punchlist items) under such Construction Contract has been completed
          in accordance with the Drawings and Specifications;

          (b) an Affidavit of Completion in the form of Exhibit "K" attached
          hereto, signed by the applicable Contractor;

          (c) a final release and lien waiver in a form acceptable to Lessor
          completed by the applicable Contractor, which shall be unconditional
          except to the extent of the amount specified as the final payment
          under such Construction Contract to be paid from the advance of
          Lessor's Funds being requested;

          (d) a certified copy of the notice of completion filed with the
          appropriate governmental authority, if any such notice is required by
          law or by prudent construction practice; and

          (e) the consent of each surety which shall have issued a performance
          and payment bond with a dual obligee rider for the benefit of Lessor
          with respect to such Construction Contract;

          (f) three copies of an 8 x 10 inch color commercial photograph of the
          Leased Premises satisfactory to Lessor.

                                       13
<PAGE>

       7.6    General Funding Provisions.
              ---------------------------

       7.6.1  No Waiver. No advance of Lessor's Funds hereunder shall
              ---------
constitute a waiver by Lessor of any default by Lessee under this Lease or a
waiver of any condition of such advance of Lessor's Funds, and Lessee agrees
that Lessor may then or at any time thereafter require that such default be
cured or that such condition be satisfied.

       7.6.2  Lessor's Satisfaction. All documents, actions and evidence
              ---------------------
required in connection with this Lease shall be reasonably satisfactory to
Lessor.

       7.6.3  Exclusive Benefit of Lessor. All conditions of the obligation of
              ---------------------------
Lessor to make advances hereunder are imposed solely and exclusively for the
benefit of Lessor and its assigns.

       7.6.4  Lessor Approvals. No advance of Lessor's Funds or inspection by or
              ----------------
on behalf of Lessor shall be deemed to constitute an approval or acceptance by
Lessor of the work to date. Approval of Drawings and Specifications, workmanship
and materials used in connection with the Expansion, imposes no responsibility
or liability of any nature whatsoever on Lessor, Lessor's sole obligation
hereunder being to make the advances if and to the extent required by this
Agreement;

                                 ARTICLE VIII
                                   NET LEASE

     This Lease is what is commonly called a "Net, Net, Net Lease," it being
understood that the Lessor shall receive the Rent set forth in Exhibit D free
                                                               ---------
and clear of any and all other impositions, taxes, liens, charges or expenses of
any nature whatsoever in connection with the ownership and operation of the
Leased Premises except for repair and maintenance of structural systems and the
roof on the Building which shall be Lessor's obligation. In addition to the Base
Rental referred to in Exhibit D, Lessee shall pay directly to the parties
                      ---------
respectively entitled thereto all impositions, insurance premiums, operating
charges, maintenance charges (excluding maintenance charges for structural
systems and the roof which are Lessor's obligation), and other charges, costs
and expenses that arise or may be contemplated under the provisions of this
Lease during the term thereof, including any amounts necessary to fund any
escrow payments for the aforementioned items as part of the monthly Rent. All of
such charges, costs and expenses shall constitute Additional Rental and upon the
failure of Lessee to pay any of such costs, charges or expenses, Lessor shall
have the same rights and remedies as otherwise provided in this Lease for the
failure of Lessee to pay Rent. It is the intention of the parties hereto that
this Lease shall not be terminable for any reason by the Lessee, and that Lessee
shall in no event be entitled to any abatement of or reduction in Rent payable
under this Lease, except as herein expressly provided. Any present or future law
to the contrary shall not alter this agreement of the parties.

                                  ARTICLE IX
                            MAINTENANCE AND REPAIRS

     9.1  Lessor shall not be required to make any improvements to or repairs of
any kind or character to the Leased Premises except structural and roof
maintenance and repair of the Building as may be required to maintain the Leased
Premises in tenantable condition; provided, however, Lessor's failure to make
such repairs shall not relieve Lessee of the obligation to pay all sums that
become due under this Lease, except to the extent provided by Section 18.4
hereof.

     9.2  Lessee, at Lessee's sole cost and expense, shall promptly make all
repairs, perform all maintenance, and make all replacements in and to the Leased
Premises, including the Land and parking lots, that are necessary or desirable
to keep the Leased Premises in first class condition and

                                       14
<PAGE>

repair, in a safe and tenantable condition, and otherwise in accordance with the
requirements of this Lease. Lessee shall maintain all fixtures, furnishings and
equipment (excluding Lessee's personal property) located in, or exclusively
serving, the Leased Premises in clean, safe and sanitary condition, shall take
good care thereof and make all required repairs and replacements thereto. Lessee
shall suffer no waste or injury to any part of the Leased Premises, and shall,
at the expiration or earlier termination of the Lease Term, surrender the Leased
Premises in an order and condition equal to or better than their order and
condition on the Commencement Date, ordinary wear and tear excepted. Without
limitation of the generality of the foregoing, Lessee (with respect to the
Existing Building) and at the completion of the Expansion (with respect to the
Expansion), at Lessee's sole cost and expense, shall promptly make all repairs
to (a) any pipes, lines, ducts, wires or conduits contained within the Leased
Premises, (b) Lessee's signs, (c) any heating, air conditioning, electrical,
ventilating or plumbing equipment installed in or serving the Leased Premises,
(d) all glass, window panes and doors, and (e) any other mechanical systems
serving the Leased Premises. Lessee shall be responsible, at Lessee's sole
expense, for providing all janitorial and cleaning services for the Leased
Premises. All such services shall be provided in accordance with cleaning
standards customarily maintained for similar first class properties. Lessee
shall maintain, at Lessee's sole cost and expense, a maintenance contract, or
provide comparable services by trained and qualified employees of Lessee, on the
heating, ventilation an air conditioning equipment and systems in or serving the
Leased Premises. Such contract, if entered into, shall be with a Contractor
licensed to do business in the jurisdiction in which the Leased Premises are
located and approved by Lessor, and shall cover all parts and labor. From time
to time at Lessor's request, Lessee shall provide copies of all such contracts
to Lessor. In addition, Lessor reserves the right to establish a regular
inspection and maintenance program for all Building equipment (e.g. HVAC and
elevators) maintained by Lessee and to provide all necessary or appropriate
repairs at Lessee's expense. Lessee shall pay all expenses of Lessor in
connection with Lessor's membership in the Maryland Farms Owners Association,
Inc. and Lessee shall receive all benefits arising from said membership.

     9.3  Lessee shall not paint or decorate any part of the exterior of the
Leased Premises. Additionally, Lessee shall not decorate or paint any part of
the common areas of the Leased Premises visible from the exterior thereof,
without first obtaining Lessor's prior written consent, which consent shall not
be unreasonably withheld. Lessee shall not install displays of merchandise or
other advertising in the windows of the Leased Premises.

     9.4  In the event Lessor or Lessee fails to comply with the requirements of
this Article, the non-defaulting party may perform such maintenance and repair,
and the costs thereof, plus five percent (5%) of said costs to cover overhead
with interest at the Default Rate, shall be payable to the non-defaulting party
within ten (10) days of demand therefor. In the event Lessor fails to maintain
and repair the roof of the Building as provided for in Section 9.1 above and
such failure continues for thirty (30) days after written notice from Lessee to
Lessor ( or if the maintenance or repair is of a nature as to require more than
thirty (30) days to effect a cure, then if Lessor fails to commence such
maintenance or repair within such thirty (30) day period and thereafter proceeds
diligently to effect such maintenance or repair), Lessee may itself effectuate
such maintenance or repair and may thereafter (after written notice to Lessor)
offset the reasonable cost thereof against Base Rentals payable thereafter.

     9.5  Prior to either party commencing repairs or maintenance for the other,
except in the case of an emergency (defined as a matter that immediately
threatens the life, safety or property of Lessee or its agents, employees or
invitees (e.g. roof leaks)), the non-defaulting party shall provide to the
defaulting party ten (10) days' written notice of the failure to comply with the
maintenance and repair obligations set forth herein. If the defaulting party
cures said default within said ten (10) day period or if said default cannot be
cured within a ten (10) day period and the defaulting party commences to cure
the default within said period and diligently pursues said cure to completion,
then the defaulting party shall not be deemed to be in default for purposes of
declaring this Lease in default under Article XXI and the non-defaulting party
shall have no right to commence or be reimbursed for any repairs and maintenance
which was the obligation of the defaulting party.

                                       15
<PAGE>

     9.6   If a dispute arises as to which party is responsible for repair and
maintenance, the parties shall each appoint a qualified independent engineer
having seven (7) years experience with no previous engagement with either party
to resolve the dispute. If Lessor's and Lessee's engineers are unable to resolve
the dispute, Lessor's and Lessee's engineers shall choose a third qualified
independent engineer having seven (7) years' experience with no previous
engagement with either party, and the decision of the majority of the engineers
shall be final and conclusive.

                                   ARTICLE X
                                  ALTERATIONS

     10.1  Lessor is under no obligation to make any structural or other
alterations, decorations, additions or improvements in or to the Leased Premises
except as otherwise expressly provided in this Lease.

     10.2  Lessee will not make or permit anyone to make any alterations,
additions, improvements or other changes (collectively, the "Alterations"),
structural or otherwise, in or to the Leased Premises without the prior written
consent of Lessor, except as provided in Article VI above or paragraph 10.3
below, which consent may be withheld or granted in Lessor's sole and absolute
discretion. Any Alterations made by Lessee shall be made: (a) in a good,
workmanlike, first-class and prompt manner; (b) by a contractor or by Lessee's
employees and in accordance with plans and specifications approved in writing by
Lessor; (c) in accordance with all applicable legal requirements and the
requirements of any insurance company insuring the Leased Premises or portion
thereof; and (d) after Lessee has obtained public liability and workmen's
compensation insurance policies approved in writing by Lessor, which policies
shall cover every person who will perform any work with respect to such
Alterations. If any mechanics' or materialmen's lien (or a petition to establish
such lien) is filed against the Leased Premises or any equipment within the
Leased Premises for work claimed to have been done for, or materials claimed to
have been furnished to, the Leased Premises, Lessee shall either discharge the
lien within ten (10) days thereafter, at Lessee's sole cost and expense, by the
payment thereof or file a bond acceptable to Lessor transferring the lien to the
bond.

     10.3  Notwithstanding the foregoing, Lessee shall have the right to make
Alterations without the Lessor's consent, provided such Alterations (a) are made
to the interior tenant space of the Building, (b) do not adversely affect the
structural integrity or exterior of the Building, (c) do not affect the common
areas of the Building, including but not limited to the elevators and lobby, and
(d) do not adversely affect the electrical, heating or plumbing systems
servicing the Building. Additionally Lessee shall comply with the provisions of
paragraphs 10.2(a) and 10.2(c).

     10.4  If any Alterations other than those permitted by paragraph 10.3 are
made without the prior written consent of Lessor, Lessor shall have the right at
Lessee's expense to remove and correct such Alterations and restore the Leased
Premises to its condition immediately prior thereto, or to require Lessee to do
the same. All Alterations to the Leased Premises made by either party shall
immediately become the property of Lessor and shall remain upon and be
surrendered with the Leased Premises as a part thereof at the expiration or
earlier termination of the Lease Term; provided, however, that if Lessee is not
in default under this Lease, then Lessee shall have the right to remove, prior
to the expiration or earlier termination of the Lease Term, all movable
furniture, furnishings, equipment, fixtures and Alterations (permitted by
Section 10.3) installed in the Leased Premises solely at the expense of Lessee,
provided any damage to the Leased Premises caused by such removal is promptly
repaired. If such furniture, furnishings, equipment, fixtures and Alterations
other than those permitted by Section 10.3 are not removed by Lessee prior to
the expiration or earlier termination of the Lease Term, Lessor shall have the
right at Lessee's expense to remove from the Leased Premises such furniture,
furnishings, equipment, fixtures and any Alterations other than those permitted
by Section 10.3 that Lessor designates in writing for removal

                                       16
<PAGE>

or to require Lessee to do the same and Lessee shall pay to Lessor the cost of
such removal and repair.

     10.5  Notwithstanding anything to the contrary contained herein, Lessee
shall have the right to install into the Building equipment, conduits, cables
and materials at mutually agreed upon penetration points, including the right to
install additional rooftop HVAC units, associated distribution and duct work and
microwave installation to conduct its business. Lessee shall further have the
right to install connecting equipment in the shafts, ducts and conduits of the
building, and antennas and/or microwave receivers or "up-link" on the roof, so
long as such installations are (a) in compliance with and certified by local
fire and zoning codes, (b) approved by Maryland Farms Owners Association
Architectural Control Committee, and (c) do not violate the Declaration of
Protective Covenants For Maryland Farms, dated January 1, 1987, of record in
Book 635, page 680, Register's Office for Williamson County, Tennessee and in
Book 7079, page 59, Register's office for Davidson County, Tennessee (the
"Restrictive Covenants").

                                  ARTICLE XI
                             SIGNS AND FURNISHINGS

     No sign, advertisement or notice referring to Lessee shall be inscribed,
painted, affixed or otherwise displayed on any part of the exterior of the
Building (including Lessee's windows and doors) that (a) has not been approved
by Maryland Farms Owners Association, Inc., or (b) violates the Restrictive
Covenants. If any exterior sign, advertisement or notice that does not conform
to the requirements set forth in the preceding sentence is exhibited or
installed by Lessee, Lessor shall have the right to remove the same at Lessee's
expense. All of Lessee's signs shall be: (a) installed after Lessee has
obtained, at Lessee's sole cost and expense, all permits, approvals, and
licenses required therefor, and delivered copies thereof to Lessor, and (b) at
Lessee's sole cost and expense, installed, maintained, repaired and replaced in
a first-class manner. Lessor reserves the right to affix, install and display
signs, advertisements and notices on any part of the exterior or interior of the
Leased Premises to sell or lease the Leased Premises during the six (6) month
period immediately prior to the expiration if notice to renew has not been
provided pursuant to Article XXXIV hereof or earlier termination of the Lease
Term.

                                  ARTICLE XII
                             INSPECTION BY LESSOR

     Lessor or its agents or representatives shall have the right (a) to enter
into and upon any part of the Leased Premises at all reasonable hours to inspect
the same as Lessor may deem necessary or desirable, and (b) to show the Leased
Premises to prospective tenants or brokers during the last six (6) months of the
Lease Term, as extended, and to prospective purchasers or mortgagees at all
reasonable times, provided prior notice is given to Lessee in each case, and
Lessee's use and occupancy of the Leased Premises shall not be materially
inconvenienced thereby, and Lessee shall have the right to have an employee or
representative accompany any such inspection. Lessee shall not be entitled to
any abatement or reduction of Rent by reason of the exercise of the foregoing
rights on the part of Lessor.

                                 ARTICLE XIII
                                 COMMON AREAS

     For so long as Lessee is not in default hereunder, Lessor grants Lessee a
non-exclusive license to use and occupy in common with others so entitled, the
common areas of Maryland Farms Office Park (the "Common Areas") and to exercise
all rights of Lessor as owner of the Leased Premises in connection with
membership in Maryland Farms Owners Association, Inc., as set forth in the
Restrictive Covenants.

                                       17
<PAGE>

                                  ARTICLE XIV
                                    PARKING

     Lessee shall at all times during the term of this Lease have the right to
park automobiles in the outdoor parking area of the Building at no charge.
Lessor shall provide for Lessee's use paved parking spaces as shown on the site
plan prepared in connection with the Leased Premises. Lessor may change the
location of the parking lots on the Land on which the Building is situated
subject to Lessee's approval which shall not be unreasonably withheld.

                                  ARTICLE XV
                                PERMITTED USES

     Lessee shall use and occupy the Leased Premises for general office space
including an operations center with appropriate communication and informational
systems, employee cafeteria and any other lawful use; provided, however, Lessee
shall not occupy or use, or permit any portion of the Leased Premises to be
occupied or used, for any business or purpose that is unlawful or deemed to be
extra-hazardous on account of fire, or permit anything to be done that would in
any way materially increase the rate of fire or liability or any other insurance
coverage on the Building and/or its contents, cause the load upon any floor of
the Building to exceed the load for which the floor was designed or the amount
permitted by law, or use electrical energy exceeding the capacity of the then
existing feeders or wiring installations. Lessee shall further conduct its
business and control its agents, employees, invitees, and visitors in such a
manner as not to create any nuisance, or interfere with, annoy or disturb any
other tenant or owner in the Maryland Farms Office Park. Lessee's operation of
its business at its present location at 5301 Maryland Way, Brentwood, Tennessee,
is not deemed to be extra-hazardous.

                                  ARTICLE XVI
                    LAWS, REGULATIONS AND RULES OF BUILDING
                         AND ENVIRONMENTAL COMPLIANCE

     16.1  Compliance with Laws and Restrictions.  Lessee shall comply with all
           -------------------------------------
applicable laws, ordinances, rules, regulations, and Restrictive Covenants
relating to the use, condition or occupancy of the Leased Premises and all
Common Areas.

     16.2  Hazardous Materials.
           -------------------

     (a)   As used herein, the term "Hazard Materials" shall mean any substance
     or material which has been determined by any federal, state or local
     governmental authority to be capable of posing a risk of injury to human
     health and safety or the environment, including all of those materials and
     substances designated as hazardous or toxic by the state in which the
     Leased Premises are located, the U.S. Environmental Protection Agency, the
     U.S. Consumer Product Safety Commission, the U.S. Food and Drug
     Administration, or any other federal, state or local governmental agency
     now or hereafter authorized by law to regulate materials and substances in
     the environment (collectively, "Hazardous Materials").

     (b)   Except for such Hazardous Materials as are used or stored in the
     Leased Premises in commercial quantities, similar to those quantities used
     or stored in similar premises by others in the same business or profession
     and which are used and/or stored in compliance with all applicable laws,
     regulations and restrictions, Lessee agrees not to introduce any Hazardous
     Materials in, on or near the Leased Premises without (I) providing Lessor
     with notice of the estimated amount and nature of such Hazardous Material,
     and (ii) complying with all applicable federal, state and local laws, rules
     and regulations relating to the use,

                                       18
<PAGE>

     storage, disposal and clean-up of Hazardous Materials including, but not
     limited to, the obtaining of proper permits with respect thereto.

     (c)  Lessee shall promptly notify Lessor of any inquiry, test,
     investigation, or enforcement proceeding by or against Lessor or Lessee
     with respect to the Leased Premises concerning any Hazardous Material.
     Lessee shall have the right, at its election to negotiate, defend, approve,
     and appeal, at Lessee's expense, any action taken or order issued by any
     governmental authority with respect to any Hazardous Materials placed in,
     on or near the Leased Premises by Lessee, its agents, employees,
     contractors or invitees.

     (d)  If Lessee's use, storage or disposal of any Hazardous Material in, on
     or near the Leased Premises results in any contamination by Hazardous
     Materials of the Leased Premises, or the soil or surface water or
     groundwater thereof (I) requiring remediation under any applicable federal,
     state or local statutes, ordinances, regulations or policies, or (ii) at
     levels which are unacceptable to Lessor, in Lessor's reasonable and good
     faith judgment, Lessee shall be obligated to clean up the contamination to
     the levels required by law or reasonably required by Lessor. Lessee further
     agrees to indemnify, defend and hold Lessor harmless from and against any
     claims, suits, causes of action costs, fees, including reasonable
     attorneys' fees, and reasonable costs arising out of or in connection with
     any such clean-up work, inquiry or enforcement proceeding in connection
     with any Hazardous Materials at any time used, stored or disposed of by
     Lessee or Lessee's agents, employees, contractors or invitees in, on or
     near the Leased Premises.

     (e)  Notwithstanding any other right of entry granted to Lessor under this
     Lease, Lessor shall have the right to enter the Leased Premises or to have
     Lessor's environmental consultants (retained by Lessor at its expense)
     enter the Leased Premises during the term of this Lease for the purpose of
     inspections to determine (i) whether the Leased Premises are in conformity
     with federal, state and local statutes and regulations pertaining to the
     environmental condition of the Leased Premises; (ii) whether Lessee has
     complied with its obligations under this Article XVI, and (iii) the
     corrective measure, if any, required to Lessee to comply with laws
     governing the use, storage and disposal of Hazardous Materials or governing
     the removal of Hazardous Materials. Lessee agrees to provide access to the
     Leased Premises and reasonable assistance to Lessor or its environmental
     consultants for such inspections. Such inspections may include, but are not
     limited to, entering the Leased Premises or adjacent property leased by
     Lessee upon such consultant's recommendation with drill rigs or other
     machinery for the purpose of obtaining laboratory samples. Lessor shall not
     be limited in the number of such inspections during the term of this Lease.
     If such consultants determine that the Leased Premises are contaminated by
     Hazardous Materials, Lessee shall, in a timely manner, at its expense,
     remove such Hazardous Materials to the extent required pursuant to this
     Article XVI. The rights granted to Lessee herein to inspect the Leased
     Premises shall not create a duty on Lessor's part to inspect the Leased
     Premises or liability of Lessor for Lessee's use, storage or disposal of
     Hazardous Materials, it being understood that Lessee shall be solely
     responsible for all liability in connection therewith.

     (f)  Lessee's obligations under this Article XVI shall survive termination
     or expiration of this Lease.

                                 ARTICLE XVII
                              PEACEFUL ENJOYMENT

     Lessee shall have the right to peacefully occupy, use and enjoy the Leased
Premises during the Lease Term, subject to the other terms hereof and the
exceptions to Lessor's title set forth on Exhibit N, provided Lessee pays the
                                          ---------
Rent and other sums herein required to be paid by Lessee and performs all of
Lessee's covenants and agreements herein contained.

                                       19
<PAGE>

                                 ARTICLE XVIII
                       LIMITATION OF LESSOR'S LIABILITY

     18.1  Lessor and its employees and agents shall not be liable to Lessee,
Lessee's employees, agents, assignees, subtenants, licensees, concessionaires,
or to any other person or entity for any damage (including indirect and
consequential damage), injury, loss, compensation or claim, including but not
limited to claims for the interruption of or loss to Lessee's business, based
on, arising out of or resulting from any cause whatsoever (except as otherwise
provided in this Article), including but not limited to the following: repairs
to any portion of the Leased Premises which are the obligation of Lessee;
interruption in the use of the Leased Premises or any equipment therein; any
accident or damage resulting from the use or operation (by Lessor, Lessee or any
other person or entity) of the heating, cooling, electrical, sewerage, or
plumbing equipment or apparatus; the termination of this Lease by reason of the
destruction of the Leased Premises; any fire, robbery, theft, vandalism,
mysterious disappearance and/or any other casualty; the actions of any other
tenants of the Leased Premises or of any other person or entity; and any leakage
in any part or portion of the Leased Premises, or from water, rain, ice or snow
that may leak into, or flow from, any part of the Leased Premises, or from
drains, pipes or plumbing fixtures in the Leased Premises, provided that Lessor
shall be liable for any damage caused by leakage or any other cause resulting
from Lessor's failure to properly maintain the structural systems and the roof
of the Building pursuant to Article IX hereof. It further is understood and
agreed that any failure or inability to furnish any services required by this
Lease to be furnished by Lessor shall not be considered an eviction, actual or
constructive, of Lessee from the Leased Premises and shall not entitle Lessee to
terminate this Lease or to an abatement of any Rent payable hereunder, except as
set forth in Section 9.4 above. Any goods, property or personal effects stored
or placed by Lessee, its employees or agents in or about the Leased Premises
shall be at the sole risk of Lessee, and Lessor shall not in any manner be held
responsible therefor. Notwithstanding the foregoing provisions of this Article,
Lessor shall not be released from liability to Lessee for any physical injury to
any natural person or damage to personal property caused by the gross negligence
or willful misconduct of Lessor or its employees to the extent such injury or
damage is not covered by insurance (a) carried by Lessee or such person, or (b)
required by this Lease to be carried by Lessee.

     18.2  Lessee shall indemnify and hold Lessor harmless from and against all
costs, damages, claims, liabilities and expenses (including attorneys' fees)
suffered by or claimed against Lessor, directly or indirectly, based on, arising
out of or resulting from (i) use and occupancy of the Leased Premises, (ii)
repair or maintenance of the Leased Premises which are the obligations of
Lessee, (iii) any act or omission by Lessee or Lessee's employees, agents,
assignees, subtenants, contractors, licensees or invitees, or (iv) any breach or
default in the performance or observance of Lessee's covenants or obligations
under this Lease.

     18.3  In the event that at any time any landlord hereunder shall sell or
transfer the Leased Premises or such landlord's interest therein, said landlord
shall not be liable to Lessee for any obligations or liabilities based on or
arising out of events or conditions occurring after the date of such sale or
transfer. Within five (5) days after the written request of any purchaser or
transferee of the Leased Premises of any landlord's interest therein, Lessee
shall attorn to such purchaser or transferee.

     18.4  In the event that at any time during the Lease Term Lessee shall have
a claim against Lessor, Lessee shall not have the right to set off or deduct the
amount owed or allegedly owed to Lessee from any Rent or other sums payable to
Lessor except with respect to claims made by Lessee concerning Lessor's failure
to make timely repairs to the Leased Premises' roof and/or structural systems,
it being understood that Lessee's sole remedy for recovering upon a claim not
concerning the roof or structural systems shall be to institute an independent
action against Lessor.

     18.5  Lessee agrees that in the event Lessee or any of Lessee's employees,
agents, subtenants, licensees, or concessionaires is awarded a money judgment
against Lessor, the sole

                                       20
<PAGE>

recourse for satisfaction of such judgment shall be limited to execution against
the estate and interest of Lessor in the Leased Premises; in no event shall any
other assets of Lessor, or of any officer, director or employee of Lessor or of
any other person or entity associated with Lessor be available to satisfy or
subject to such judgment, nor shall any officer, director or employee of Lessor
or any other person or entity be held to have any personal liability for
satisfaction of any claims or judgments against Lessor and/or any officer,
director or employee of Lessor in such person's capacity as an officer, director
or employee of Lessor

                                  ARTICLE XIX
                             DAMAGE OR DESTRUCTION

     19.1  If the Leased Premises are totally or partially damaged or destroyed
from any cause, thereby rendering the Leased Premises totally or partially
inaccessible or unusable, Lessor shall diligently restore and repair the Leased
Premises to substantially the same condition it was in prior to such damage;
provided however, that (a) if such repairs and restoration cannot be completed
within one year after the occurrence of such damage or destruction (taking into
account the time needed for effecting a satisfactory settlement with any
insurance company involved, removal of debris, preparation of plans and issuance
of all required governmental permits), then either Lessor or Lessee shall have
the right to terminate this Lease by giving written notice of termination to the
other within forty-five (45) days after the occurrence of such damage or
destruction, or (b) if such damage or destruction occurs within forty-eight (48)
months prior to the expiration of the Lease Term, then Lessor shall have the
right, at its sole option, to terminate this Lease by giving written notice of
termination to Lessee within forty-five (45) days after the occurrence of such
damage or destruction, except that should such damage or destruction occur
during the last forty-eight months of the initial fifteen (15) year term or the
first five (5) year extension period described in Article XXXIV and Lessee
exercises its option to extend the Lease Term for five (5) years pursuant to
Article XXXIV within forty-five (45) days of the date of such damage or
destruction, then Lessor shall not have the right to terminate this Lease and
will proceed to repair and restore the Leased Premises. If this Lease is
terminated by Lessor in accordance with the above procedure, then Base Rental
and Additional Rental payable hereunder shall be apportioned and paid to the
date of said damage or destruction. If this Lease is not terminated as a result
of such damage or destruction, then until such repair and restoration of the
Leased Premises are substantially complete, the Base Rental and Additional
Rental shall be abated as to that portion of the Leased Premises which is
unsuitable for occupancy by Lessee until such repair or restoration is
completed. If this Lease is not terminated as a result of such damage or
destruction, then except as otherwise specified in Section 19.2, Lessor shall
bear the cost and expenses of such repair and restoration of the Leased Premises
to the extent of the insurance proceeds paid in connection with such damage or
destruction, and Lessee shall pay to Lessor the amount by which such costs and
expenses exceed the insurance proceeds, if any, actually received by Lessor on
account of such damage or destruction. Notwithstanding anything above to the
contrary, Lessor shall have the right to terminate this Lease in the event (a)
the insurance is insufficient to pay the full cost of such repair and
restoration, (b) the lenders fail or refuse to make such insurance proceeds
available for such repair and restoration, or (c) zoning or other applicable
laws or regulations do not permit such repair and restoration.

     19.2  Notwithstanding anything above to the contrary, if Lessor repairs and
restores the Leased Premises as provided in Section 19.1, Lessor shall not be
required to repair, restore or replace any decorations, alterations or
improvements to the Leased Premises previously made by Lessee unless adequate
insurance proceeds are available to pay the full costs thereof. It shall be
Lessee's sole responsibility to repair, restore or replace any trade fixtures,
furnishings, equipment or personal property belonging to Lessee to substantially
their same condition prior to such damage or destruction; provided, however,
Lessee shall not be obligated to restore or replace such items.

     19.3  Notwithstanding anything to the contrary contained herein, if there
is damage to or a destruction of the Building that exceeds 25% of the
replacement value of the Building, then

                                       21
<PAGE>

Lessee shall have the right to terminate this Lease by written notice to Lessor
within forty-five (45) days after the occurrence of such damage or destruction.

                                  ARTICLE XX
                                 CONDEMNATION

     20.1  If the whole or a substantial part (as hereinafter defined) of the
Leased Premises, or the use or occupancy of the Leased Premises, shall be taken
or condemned by any governmental or quasi-governmental authority for any public
or quasi-public use or purpose (including a sale thereof under threat of such a
taking), then this Lease shall terminate on the date title thereto vests in such
governmental or quasi-governmental authority, and all Rent payable hereunder
shall be apportioned as of such date. If less than a substantial part of the
Leased Premises, or if the use or occupancy of less than a substantial part of
the Leased Premises, is taken or condemned by any government or quasi-
governmental authority for any public or quasi-public use or purpose (including
a sale thereof under threat of such a taking) then this Lease shall continue in
full force and effect as to the portion of the Leased Premises not so taken or
condemned, except that as of the date title vests in the governmental or quasi-
governmental authority, Lessee shall not be required to pay Base Rental and
Additional Rental with respect to the portion of the Leased Premises taken or
condemned. For purposes of this Section, a substantial part of the Leased
Premises shall be considered to have been taken if more than twenty-five percent
(25%) of the rentable area of the Leased Premises is rendered unusable as a
result of such condemnation.

     20.2  All awards, damages and other compensation paid by the condemning
authority on account of such taking or condemnation (or sale under threat of
such a taking) shall belong to Lessor, and Lessee hereby assigns to Lessor all
rights to such awards, damages and compensation. Lessee agrees not to make any
claim against the Lessor or the condemning authority for any portion of such
award or compensation attributable to damages to the Leased Premises and
leasehold improvements, except for expenses of leasehold improvements paid for
by Lessee or severance damages. Nothing contained herein, however, shall prevent
Lessee from pursuing a separate claim against the condemning authority for
relocation expenses, the value of furnishings, equipment and trade fixtures
installed in the Leased Premises at Lessee's expense and which Lessee is
entitled pursuant to this Lease to remove at the expiration or earlier
termination of the Lease Term, the value of the unexpired Lease Term, and loss
of profits, provided that such claim shall in no way diminish the award or
compensation payable to or recoverable by Lessor in connection with such taking
or condemnation.

     20.3  Notwithstanding anything to the contrary contained herein, if twenty-
five percent (25%) or more of the Leased Premises or the Building is taken,
condemned, or sold under threat of such a taking, then, whether or not any
portion of the Leased Premises is condemned, Lessee shall have the right, in
Lessee's sole discretion, to terminate this Lease as of the date title vests in
the governmental or quasi-governmental authority.

                                  ARTICLE XXI
                                    DEFAULT

     21.1  The occurrence of any of the following shall constitute a default by
Lessee under this Lease:

     (a)   If Lessee shall fail to pay any payment of Base Rental when due and
     such failure shall continue for a period of ten (10) days after written
     notice from Lessor to Lessee; provided, however, no such written notice
     shall be required for the third and any subsequent failure to pay Base
     Rental before such failure shall constitute a default hereunder.

                                       22
<PAGE>

     (b)  If Lessee shall fail to pay any payment of Additional Rental when due,
     or shall fail to make when due any other payment required by this Lease,
     and such failure shall continue for a period of ten (10) days after written
     notice thereof;

     (c)  If Lessee shall violate or fail to perform any other term, condition,
     covenant or agreement to be performed or observed by Lessee under this
     Lease, and such failure shall continue for a period of thirty (30) days
     after written notice thereof (plus such additional time as is reasonably
     necessary in the event such non-monetary default is incapable of being
     cured in thirty (30) days);

     (d)  If Lessee shall vacate, abandon or fail to continuously occupy the
     Leased Premises or diligently operate its business at the Leased Premises,
     provided that a reduction in the number of Lessee's employees at the Leased
     Premises due to increased automation shall not constitute a default under
     this paragraph (c);

     (e)  An Event of Bankruptcy occurs as specified in Article XXII with
     respect to Lessee;

     (f)  A dissolution of Lessee or liquidation of substantially all of
     Lessee's assets occurs; or

     (g) If any of the following occur with respect to the provisions of Article
     VII of this Lease:

         (i)    Lessee fails to comply with any of the material covenants and
         agreements made by it in Article VII of this Lease or in any Project
         Document;

         (ii)   any representation contained in Section 7.3.1 or in any other
         Project Document is false in any material respect on the date made;

         (iii)  Lessee fails to furnish to Lessor, when requested, copies of
         Drawings and Specifications, shop drawings and technical background
         material, to the extent they have been done, which relate to the
         Expansion;

         (iv)   any of the materials, fixtures or articles used in the
         construction of the Expansion, or to be used in the operation thereof,
         are not in accordance with the Drawings and Specifications;

         (v)    the construction of the Expansion, or any part thereof, shall be
         materially different from the Drawings and Specifications;

         (vi)   Lessee fails to purchase and pay for any of the materials,
         fixtures or articles, to be incorporated in the Expansion, unless
         payment is being properly contested and Lessee shall have bonded over
         or otherwise obtained the release of any lien that may arise in
         connection therewith, to Lessor's satisfaction;

         (vii)  Lessee permits construction of the Expansion to stop for any
         period after its commencement in excess of 15 successive calendar days,
         unless caused by general labor strike, civil disturbance or act of God,
         in which event the following conditions shall be satisfied in order to
         avoid default:

                    (A)  Lessee shall make adequate provision for the protection
                         and security of the Expansion and materials stored on
                         site;

                    (B)  Lessee shall furnish satisfactory evidence that such
                         cessation will not adversely affect the rights of
                         Lessor in any way or of Lessee under any Construction
                         Contract, any other material contract relating to the
                         construction or operation of the Expansion or of the
                         Leased Premises; and

                                       23
<PAGE>

                    (C)  Lessee shall furnish evidence to Lessor that Project
                         Final Completion, if not then achieved, can be achieved
                         on or before the date specified in section 7.3.2(b);

               (viii) Lessee fails to make any deposit with Lessor required by
               this Agreement;

       (ix) any writ, lien, attachment or other encumbrance not approved in
       writing by Lessor is filed against the Leased Premises and remains
       unsatisfied or unbonded for a period of 30 days after the date of filing.

    21.2 If there shall be any default by Lessee under this Lease, Lessor shall
have the right, at its sole option, to terminate this Lease. In addition, with
or without terminating this Lease, Lessor may re-enter, terminate Lessee's right
of possession and take possession of the Leased Premises and the provisions of
this Article shall operate as a notice to quit, any other notice to quit or of
Lessor's intention to re-enter the Leased Premises being hereby expressly
waived. If necessary, Lessor may proceed to recover possession of the Leased
Premises under and by virtue of the laws of the jurisdiction in which the Leased
Premises are located, or by such other proceedings, including re-entry and
possession, as may be applicable. If Lessor does not elect to terminate this
Lease, Lessor also shall have the right, at its sole option, at any time
following a default by Lessee hereunder to terminate all renewal options granted
to Lessee pursuant to this Lease. If Lessor elects to terminate this Lease
and/or elects to terminate Lessee's right of possession, everything contained in
this Lease on the part of Lessor to be done and performed shall cease without
prejudice, subject, however, to the right of Lessor to recover from Lessee all
Rent and other sums accrued up to the time of termination or recovery of
possession by Lessor, whichever is later. If there shall be any default under
this Lease by Lessee, then whether or not this Lease and/or Lessee's right of
possession is terminated by reason of Lessee's default, Lessor may relet the
Leased Premises or any part thereof, alone or together with other premises, for
such term(s) (that may be greater or less than the period that otherwise would
have constituted the balance of the Lease Term) and on such terms and conditions
(that may include concessions or free rent and alterations of the Leased
Premises) as Lessor, in its reasonable discretion, may determine, but Lessor
shall not be liable for, nor shall Lessee's obligations hereunder be diminished
by reason of, any failure by Lessor to relet the Leased Premises or any failure
by Lessor to collect any rent due upon such reletting. If there shall be any
default under this Lease by Lessee, then whether or not this Lease is terminated
by reason of Lessee's default, Lessee nevertheless shall remain liable for any
Base Rental, Additional Rental or damages that may be due or sustained prior to
such default, all reasonable costs, fees and expenses including, but not limited
to, reasonable attorneys' fees, reasonable brokerage fees, expenses incurred in
placing the Leased Premises in first-class rentable condition, and reasonable
costs and expenses incurred by Lessor in pursuit of its remedies hereunder and
in renting the Leased Premises to others from time to time. In addition, Lessee
also shall be liable for an amount equal to Base Rental and Additional Rental
that would have become due during the remainder of the Lease Term, less the
amount of rental, if any, that Lessor receives during such period from others to
whom the Leased Premises may be rented (other than any additional rent received
by Lessor as a result of any failure of such other person to perform any of its
obligations to Lessor), which shall be computed and payable in monthly
installments, in advance, on the first day of each calendar month, following
Lessee's default and continuing until the date on which the Lease Term would
have expired but for Lessee's default. Separate suits or actions may be brought
to collect any such damages for any month(s), and such separate suits or action
shall not in any manner prejudice the right of Lessor to collect any damages for
any subsequent month(s) by similar proceedings, or Lessor may defer any suits or
actions until after the expiration of the Lease Term, in which event Lessee
hereby agrees that such suit or actions shall be deemed not to have accrued
until the expiration of the Lease Term. The provisions contained in this Section
shall be in addition to, and shall not prevent the enforcement of, any claim
Lessor may have against Lessee for anticipatory breach of this Lease.

                                       24
<PAGE>

          21.3  Remedies.  If Lessee shall be in default as defined by Section
                --------
21.1(g) of this Lease and such default shall not be cured within 10 days after
Lessor shall have given Lessee notice of such default,

                (a) Lessor may exercise any right or remedy it has under this
                Lease, any other document, or otherwise available to Lessor at
                law or in equity; and

                (b) Lessor will also have the right to enter and take possession
                of the Leased Premises and take any and all actions necessary in
                its judgment to complete construction of the Expansion,
                including, but not limited to, making changes in the Drawings
                and Specifications and entering into, modifying or terminating
                any contracts, all without any liability whatsoever to Lessee,
                and Lessee hereby expressly waives any rights or claims it may
                hereafter have with respect thereto; and Lessee hereby
                irrevocably appoints Lessor as its attorney-in-fact with full
                power of substitution, to complete the Expansion in Lessee's
                name. In any event, all sums expended by Lessor in completing
                the construction (whether or not contained in the Project
                Budget) and not reimbursed by Lessee or Ceridian Corporation
                will constitute advances of Lessor's Funds, and such expenditure
                by Lessor shall not be deemed to be or constitute a waiver of
                the default giving rise to such expenditure. Notwithstanding the
                foregoing, Lessor shall have the right at any time to
                discontinue any or all work on the Expansion without liability
                to Lessee.

          21.4  All rights and remedies of Lessor set forth in this Lease are in
addition to all other rights and remedies available to Lessor at law or in
equity.  All rights and remedies available to Lessor pursuant to this Lease or
at law or in equity are expressly declared to be cumulative.  The exercise by
Lessor of any such right or remedy shall not prevent the concurrent or
subsequent exercise of any other right or remedy.  No delay or failure by Lessor
to exercise or enforce any of Lessor's rights or remedies or Lessee's
obligations shall constitute a waiver of any such rights, remedies or
obligations, Lessor shall not be deemed to have waived any default by Lessee
unless such waiver expressly is set forth in a written instrument signed by
Lessor.  If Lessor waives in writing any default by Lessee, such waiver shall
not be construed as a waiver of any covenant, condition or agreement set forth
in this Lease except as to the specific circumstances described in such written
waiver.

          21.5  If Lessor shall institute proceedings against Lessee and a
compromise or settlement thereof shall be made, then the same shall not
constitute a waiver of any subsequent default of a similar nature or of any
covenant, condition or agreement set forth herein, nor of any of Lessor's rights
hereunder. Neither the payment by Lessee of a lesser amount than the monthly
installment of Base Rental, Additional Rental or of any sums due hereunder nor
any endorsement or statement on any check or letter accompanying a check for
payment of Rent or other sums payable hereunder shall be deemed an accord and
satisfaction, and Lessor may accept such check or payment without prejudice to
Lessor's right to recover the balance of such Rent or other sums or to pursue
any other remedy available to Lessor. No re-entry by Lessor, and no acceptance
by Lessor of keys from Lessee, shall be considered an acceptance of a surrender
of this Lease.

          21.6  If Lessee defaults in the making of any payment to any third
party or in the doing of any act herein required to be made or done by Lessee,
then Lessor may, but shall not be required to, make such payment or do such act.
The taking of such action by Lessor shall not be considered as a cure of such
default by Lessee or prevent Lessor from pursuing any remedy it is otherwise
entitled to in connection with such default. If Lessor elects to make such
payment or do such act, then all costs and expenses incurred by Lessor, plus
interest thereon at the Default Rate, from the date incurred by Lessor to the
date of payment thereof by Lessee, shall constitute Additional Rental due
hereunder; provided however, that nothing contained herein shall be construed to
permit Lessor to charge or receive interest in excess of the maximum rate then
allowed by law.

                                       25
<PAGE>

     21.7  If Lessee fails to make any payment of Base Rental, Additional Rental
or any other sum due hereunder on or before the date such payment is due and
payable (without regard to any grace period specified in Section 18.1), then
Lessee shall pay to Lessor a late charge of one and one-half percent (1-1/2%) of
the amount of such payment. In addition, such payment and such late fee shall
bear interest at the Default Rate from the date such payment or late fee,
respectively, became due to the date of payment hereof by Lessee; provided,
however, that nothing contained herein shall be construed as permitting Lessor
to charge or receive interest in excess of the maximum rate then allowed by law.
Such late charge and interest shall constitute Additional Rental due hereunder.

     21.8  Lessee hereby expressly waives, for itself and all persons claiming
by, through, or under it, any right of redemption or for the restoration of the
operation of this Lease under any present or future law, including without
limitation any such right that Lessee would otherwise have in case Lessee shall
be dispossessed for any cause, or in case Lessor shall obtain possession of the
Leased Premises as herein provided.

                                 ARTICLE XXII
                                  BANKRUPTCY

     22.1  The following shall be Events of Bankruptcy under this Lease:  (a)
Lessee becoming insolvent, as that term is defined in Title 11 of the United
States Code (the "Bankruptcy Code"), or under the insolvency laws of any state,
district, commonwealth or territory of the United States (the "Insolvency
Laws"); (b) the appointment of a receiver or custodian for any or all of
Lessee's, property or assets or the institution of a foreclosure action upon any
of Lessee's real or personal property; (c) Lessee's filing or consenting to a
petition under the provisions of the Bankruptcy Code or the Insolvency Laws or
in any bankruptcy, reorganization, composition, extension, arrangement or
insolvency proceeding; (d) the filing of a petition against Lessee as the
subject debtor under the Bankruptcy Code or Insolvency Laws, which is not
consented to by such subject debtor and which either (i) is not dismissed within
ninety (90) days of filing, or (ii) results in the issuance of an order for
relief against the debtor; or (e) Lessee's making or consenting to an assignment
for the benefit of creditors or a common law composition of creditors.

     22.2
           (a)  Upon occurrence of an Event of Bankruptcy, Lessor shall have all
           rights and remedies available to Lessor pursuant to Article XXI;
           provided, however, that while a case in which Lessee is the subject
           debtor under the Bankruptcy Code is pending, Lessor shall not
           exercise its rights and remedies pursuant to Article XXI so long as
           both (i) the Bankruptcy Code prohibits the exercise of such rights
           and remedies and (ii) Lessee or its Trustee in Bankruptcy (the
           "Trustee") is in compliance with the provisions of Sections 22.2(b)
           and (c) below.

           (b)  To the extent not prohibited under the Bankruptcy Code, Lessor
           and Lessee agree that in the event Lessee becomes the subject debtor
           in a case pending under the Bankruptcy Code, Lessor's right to
           terminate this Lease pursuant to Section 22.2(a) shall be subject, to
           the extent required by the Bankruptcy Code, to any rights of Trustee
           to assume or assign this Lease pursuant to the Bankruptcy Code.
           Trustee shall not have the right to assume or assign this Lease
           unless Trustee promptly (i) cures all defaults under this Lease (ii)
           compensates Lessor for monetary damages incurred as a result of such
           defaults, (iii) provides adequate assurance of future performance (as
           defined in Section 22.2(c)) on the part of Lessee as debtor in
           possession or on the part of the assignee of Lessee, and (iv)
           complies with all other requirements of the Bankruptcy Code. Lessee
           agrees in advance that this Lease may be terminated by Lessor in
           accordance with Section 22.2(a) if the foregoing

                                       26
<PAGE>

          criteria for assumption or assignment are not met, or if, after such
          assumption or assignment, Lessee, Trustee or such assignee defaults
          under this Lease.

          (c) To the extent not prohibited under the Bankruptcy Code, Lessor and
          Lessee hereby agree in advance that adequate assurance of future
          performance, as used in Section 22.2(b) above, shall mean that all of
          the following minimum criteria must be met: (i) Lessee's gross
          receipts during the thirty (30) day period immediately preceding the
          initiation of the case under the Bankruptcy Code must be equal to or
          greater than the next monthly installment of Base Rental due under
          this Lease; (ii) Both the average and median of Lessee's gross
          receipts (calculated on a monthly basis) during the six (6) month
          period immediately preceding the initiation of the case under the
          Bankruptcy Code must be equal to or greater than the next monthly
          installment of Base Rental due under this Lease; (iii) Lessee must pay
          its estimated pro rata share of the cost of all services provided by
          Lessor (whether directly or through agents or contractors and whether
          or not previously included as part of Base Rental), in advance of the
          performance or provision of such services; (iv) Trustee must agree
          that Lessee's business shall be conducted in a first class manner, and
          that no liquidating sales, auctions, or other non-first class business
          operations shall be conducted on the Leased Premises; (v) Trustee must
          agree that the use of the Leased Premises as stated in this Lease will
          remain unchanged and that no prohibited use shall be permitted; (vi)
          Trustee must agree that the assumption or assignment of this Lease
          will not violate or affect the rights of other tenants in the Leased
          Premises if any; (vii) Trustee must pay to Lessor at the time the next
          monthly installment of Base Rental is due under this Lease, in
          addition to such installment of Base Rental, an amount equal to the
          monthly installments of Base Rental and Additional Rental due under
          this Lease for the next two (2) months thereafter, said amount to be
          held by Lessor in escrow (the "Escrow Account") until either Trustee
          or Lessee defaults in its payment of Rent or other obligations under
          this Lease (whereupon Lessor shall have the right to draw on the
          Escrow Account) or until the expiration or earlier termination of the
          Lease Term (whereupon the funds shall be returned to Trustee or
          Lessee); (viii) Lessee or Trustee must agree to pay to Lessor at any
          time Lessor is authorized to and does draw on the Escrow Account the
          amount necessary to restore the Escrow Account to the original level
          required by Section 22.2(c)(vii); and (ix) all assurances of future
          performance specified in the Bankruptcy Code must be provided.

                                 ARTICLE XXIII
                                 HOLDING OVER

     Provided Lessee gives written notice to Lessor of Lessee's intent not to
exercise any renewal options provided herein or negotiate a new lease for the
Leased Premises, Lessee shall have the right to hold over for a period not
exceeding one (1) year from the expiration of the Lease Term (the "Holdover
Period"). Said right shall be contingent upon Lessor receiving the aforesaid
written notice six (6) months prior to the expiration of the Lease Term, which
notice shall specify the length of the Holdover Period. If Lessee retains
possession of the Leased Premises or any part thereof after the termination of
this Lease, Lessee shall pay Rent (including Base Rental and Additional Rent)
during the six (6) month period commencing upon the termination of the Lease
Term at a rate of one hundred ten percent (110%) of the Rent payable on the last
month of the Lease Term computed on a daily basis for each day that Lessee
remains in possession. The rate used to compute Rent for holding over after the
initial six (6) month period referenced above shall increase to one hundred
fifty percent (150%) of the Rent payable on the last month of the Lease Term
computed on a daily basis for each day Lessee remains in possession. Except for
the increased Rent, all other terms and conditions of this Lease shall remain in
full force and effect during the Holdover Period. Upon the expiration of the
latter of the (i) Lease Term, or (ii) the Holdover Period specified in Lessee's
notice to Lessor, Lessee shall be liable for and pay to Lessor,

                                       27
<PAGE>

all damages, consequential as well as direct, sustained by reason of Lessee's
holding over beyond the Holdover Period, if any.

                                 ARTICLE XXIV
                              CASUALTY INSURANCE

    Beginning on the Commencement Date, Lessee shall maintain at its expense all
risk property insurance (including loss of rents coverage in favor of Lessor
equal to twelve (12) on the Building, including additions and improvements by
Lessee. Lessee shall maintain at its expense all risk property insurance on all
of its personal property, including removable trade fixtures, located on the
Leased Premises. Said insurance shall be in an amount equal to the full
replacement cost of the Building as determined by Lessor, including all
additions and improvements made by Lessee and its personal property. Said policy
shall name Lessor and the lender, if any, as additional insureds and loss
payees. In addition, Lessee, shall, at its expense, provide the following
insurance policies for Lessor's benefit: (a) when applicable, flood insurance as
needed to conform with all requirements of the National Flood Insurance Program
as if Lessor had been required to comply with said program, in an amount equal
to the lesser of the estimated replacement cost of the improvements or the
maximum coverage made available by the Federal Insurance Administration, and (b)
any other insurance reasonably required by Lessor that is customarily required
by institutional lenders in similar office developments. Lessee shall furnish
Lessor with a certificate evidencing such coverage that shall contain an
obligation by the insurer to give Lessor and any lenders thirty (30) days prior
written notice of any modification or cancellation of the coverage afforded by
such insurance.

                                  ARTICLE XXV
                              LIABILITY INSURANCE

    Beginning on the Commencement Date, Lessee shall maintain commercial general
liability insurance against claims for bodily injury, death or property damage
occurring in, on or about the parking areas, Building or the Leased Premises in
a combined single limit of not less than Two Million and No/100 Dollars
($2,000,000.00) per occurrence. Such insurance shall be effected under policies
satisfactory to Lessor that shall name Lessor and the lender, if any, as an
additional insured thereunder.

                                 ARTICLE XXVI
                            INSURANCE REQUIREMENTS

    Each insurance policy referred to in Articles XXIV and XXV shall: (a) be
issued by a company which is satisfactory to Lessor and which is licensed to
conduct business in the jurisdiction in which the Leased Premises are located;
(b) contain an endorsement that such policy shall remain in full force and
effect notwithstanding the insured may have waived its right of action against
any party prior to the occurrence of a loss, and shall provide that the insurer
waives all right of recovery by way of subrogation against Lessor and the
lender, if any, their agents, employees and representatives in connection with
any loss or damage covered by such policy; (c) be acceptable in form and content
to Lessor; (d) be primary and non-contributory; and (e) contain an endorsement
prohibiting cancellation, failure to renew, reduction of amount of insurance or
change in coverage without the insurer's first giving Lessor and Lessors thirty
(30) days prior written notice of such proposed action. No such policy shall
contain any deductible provision except as otherwise approved in writing by
Lessor. Lessee shall deliver to Lessor a duplicate original of each such policy,
together with a receipt evidencing payment of the premium for such insurance on
or before the Commencement Date and at least annually thereafter. If Lessee is
unable to obtain insurance with the required waiver of subrogation, Lessee may
provide Lessor such additional insurance as will give Lessor the same protection
as if the waiver of subrogation had been obtained.

                                       28
<PAGE>

                                 ARTICLE XXVII
                         WAIVER OF RIGHTS OF RECOVERY

    Anything in this Lease to the contrary notwithstanding, Lessor and Lessee
each hereby waives any and all rights of recovery, claim, action or cause of
action, against the other, its agents, officers, or employees, for any loss or
damage that may occur to the Leased Premises, or any improvements thereto, or to
the Building, or any improvements thereto, or any personal property of such
party therein, by reason of fire, the elements, or any other cause to the extent
that such loss or damage is covered by insurance, regardless of cause or origin,
including negligence of the other party hereto, its agents, officers or
employees, and each covenants that no insurer shall have any right of
subrogation against such other party.

                                ARTICLE XXVIII
                         SUBORDINATION AND ATTORNMENT

    Lessee agrees that, provided Lessee receives a non-disturbance agreement
which provides that so long as Lessee is not in default under the Lease,
Lessee's leasehold estate, use, possession, tenancy, rights, options, and
occupancy shall remain undisturbed and shall survive any foreclosure, its rights
hereunder shall be subordinate to the lien of any mortgage or the lien resulting
from any other method of financing or mortgages, or refinancing, now or
hereafter in force against the Building and/or the Land and to all advances made
or hereafter to be made upon the security thereof.  Lessee shall, in the event
any proceeding is brought for the foreclosure of, or in the event a deed is
given in lieu of foreclosure of, any mortgage made by Lessor covering the
Building, attorn to the purchaser upon any such foreclosure or sale and
recognize such purchaser as the Lessor under this Lease.

                                 ARTICLE XXIX
                                ESTOPPEL LETTER

    29.1  Lessee shall at any time, upon not less than ten (10) days' prior
written request, execute and deliver in form and substance substantially similar
to the Estoppel Letter attached hereto as Exhibit O to Lessor, any beneficiary
                                          ---------
of a mortgage or proposed mortgage affecting the Leased Premises, or a potential
purchaser of the Leased Premises, an estoppel letter certifying:

          (a) The date upon which the Lease Term commences and expires;

          (b) The date to which Rent has been paid;

          (c) That Lessee has accepted the Leased Premises and that all
          improvements have been satisfactorily completed (or if not so accepted
          or completed, the matters objected to by Lessee);

          (d) That the Lease is in full force and effect and has not been
          modified or amended (or if modified or amended, a description of
          same);

          (e) That there are no defaults by Lessor under the Lease nor any
          existing condition with respect to which the giving of notice or lapse
          of time would constitute a default;

          (f) That Lessee has received no notice from any insurance company of
          any defects or inadequacies in the Leased Premises;

          (g) That Lessee has no options or rights other than as set forth in
          this Lease or any amendment thereto described in such letter; and

                                       29
<PAGE>

          (h) Such other matters that may be necessary or appropriate to qualify
          Lessee's response to any of the foregoing agreements or that Lessor
          may reasonably request.

If such letter is to be delivered to a purchaser of the Building, it shall
further include the agreement of Lessee to recognize such purchaser as Lessor
under this Lease, and thereafter to pay Rent to the purchaser or its designee in
accordance with the terms of this Lease.  Lessee acknowledges that any purchaser
or prospective mortgagee of the Building may rely upon such estoppel letter and
that Lessor may incur substantial damages by reason of any failure on the part
of Lessee to provide such letter in a timely manner.

    29.2  Lessor shall at any time, upon not less than ten (10) days' prior
written request, execute and deliver in form and substance satisfactory to
Lessee, an estoppel letter certifying:

          (a) The date upon which the Lease Term commences and expires;

          (b) The date to which Rent has been received;

          (c) That Lessee has accepted the Leased Premises and that all
          improvements have been satisfactorily completed (or if not so accepted
          or completed, the matters objected to by Lessee);

          (d) That the Lease is in full force and effect and has not been
          modified or amended (or if modified or amended, a description of
          same);

          (e) That there are no defaults by Lessee under the Lease nor any
          existing condition with respect to which the giving of notice or lapse
          of time would constitute a default;

          (f) That Lessor has received no notice from any insurance company of
          any defects or inadequacies in the Leased Premises;

          (g) That Lessor has no options or rights other than as set forth in
          this Lease or any amendment thereto described in such letter; and

          (h) Such other matters that may be necessary or appropriate to qualify
          Lessor's response to any of the foregoing agreements or that Lessee
          may reasonably request.

                                  ARTICLE XXX
                                  COMMISSION

    Lessor and Lessee each represent and warrant to the other that neither of
them has employed or dealt with any broker, agent or finder other than LaSalle
Partners Asset Management, Ltd. ("LaSalle") in connection with this Lease.
Lessee agrees to pay LaSalle the sums due LaSalle, it being understood that
certain sums payable to LaSalle as identified in the Project Budget shall be
payable as part of the Total Project Cost and as such, may be paid from funds
provided out of Lessor's Funds.  Lessee shall indemnify and hold Lessor harmless
from and against any and all damages, liabilities, costs and expenses, including
costs of any action and Lessor's attorneys' fees suffered or incurred by Lessor
arising out of any claim or claims, actions, demands or judgments for brokerage
fees or commissions, for other compensation or for other entitlements (a)
asserted by any broker, agent or finder employed by Lessee or with whom Lessee
has dealt, including without limitation to LaSalle, or (b) asserted by Staubach
Facilities Services, Inc. ("Staubach"), its affiliates, successors of assigns,
against NML, its successors and assigns and arising under or in any way

                                       30
<PAGE>

connected with that certain Consulting Agreement dated November 29, 1988 by and
between Eakin & Smith, Inc., as lessor under the Original lease, and Staubach.

                                 ARTICLE XXXI
                             ASSIGNMENT BY LESSOR

    Prior to Project Final Completion and the full funding of all of Lessor's
funding obligations in connection therewith, Lessor shall not assign the lease
or its rights thereunder without the prior written consent of Lessee.
Thereafter, Lessor shall have the right to transfer and assign, in whole or in
part, all its rights and obligations hereunder and in the Leased Premises.  In
such event and upon such transfer, no further liability or obligation shall
accrue against the assigning Lessor from the date of such transfer.

                                 ARTICLE XXXII
                           ASSIGNMENT AND SUBLETTING

    32.1  Except as set forth herein, Lessee shall not assign, transfer,
mortgage or otherwise encumber this Lease or all or substantially all or any of
Lessee's rights hereunder or interest herein or sublet all or substantially all
of the Leased Premises, without obtaining the prior written consent of Lessor,
which consent may be withheld or granted in Lessor's sole and absolute
discretion. No assignment or transfer of this Lease or the right of occupancy
hereunder may be effectuated by operation of law or otherwise without the prior
written consent of Lessor. The consent by Lessor to any assignment, subletting
or occupancy shall not be construed as a waiver or release of Lessee from
liability for the performance of any covenant or obligation to be performed by
Lessee under this Lease, nor shall the collection or acceptance of Rent from any
assignee, subtenant or occupant constitute a waiver or release of Lessee from
any of its liabilities or obligations under this Lease. Lessor's consent to any
assignment, subletting or occupancy shall not be construed as relieving Lessee
or any assignee, subtenant or occupant from the obligation of obtaining Lessor's
prior written consent to any subsequent assignment, subletting or occupancy. For
any period during which Lessee is in default hereunder, Lessee hereby assigns to
Lessor the Rent due from any assignee, subtenant, licensee, concessionaire or
occupant of Lessee and hereby authorizes each such assignee, subtenant or
occupant to pay said Rent directly to Lessor.

    32.2  Notwithstanding anything to the contrary contained herein, and
provided Lessee is not in default hereunder, Lessor (a) expressly consents to
Lessee's assignment or subletting of the Leased Premises or any part thereof to
any parent, subsidiary or affiliate of Lessee or of Ceridian Corporation and (b)
agrees not to unreasonably withhold its consent to a subletting of less than
substantially all of the Leased Premises to third parties, provided such
assignment or subletting shall not relieve or release Lessee from any
obligations of Lessee under this Lease.

    32.3  If at any time during the Lease Term Lessee desires to transfer,
assign or sublet all or substantially all of the Leased Premises, then in
connection with Lessee's request to Lessor for Lessor's consent thereto, Lessee
shall give notice to Lessor in writing ("Lessee's Request Notice") of the
identity of the proposed assignee or subtenant and its business, the terms of
the proposed assignment or subletting, and the commencement date of the proposed
assignment or subletting (the "Proposed Sublease Commencement Date").  Lessee
shall also transmit therewith the most recent financial statement or other
evidence of financial responsibility of such assignee or subtenant and a
certification executed by Lessee and such proposed assignee or subtenant stating
whether or not any premium or other consideration is being paid for the proposed
assignment or sublease.

    32.4  (a)  Upon receipt of a Lessee's Request Notice, other than for an
          assignment or subletting to any parent, subsidiary or affiliate of
          Lessee or of Ceridian Corporation pursuant to Section 32.2 hereof,
          Lessor shall have the right in its sole and absolute

                                       31
<PAGE>

          discretion to terminate this Lease by sending Lessee written notice of
          such termination within thirty (30) days after Lessor's receipt of
          Lessee's Request Notice.

          (b) If the Lessor elects to terminate this Lease, then (i) Lessee
          shall tender the Leased Premises to Lessor on the Proposed Sublease
          Commencement Date, and (ii) this Lease shall terminate on the Proposed
          Sublease Commencement Date.

          (c) In no event will Lessee be permitted to assign or sublet less than
          the entire Leased Premises, except as provided in Section 32.2 above.

    32.5  If any sublease, assignment or other transfer (whether by operation of
law or otherwise) provides that the subtenant, assignee or other transferee
thereunder is to pay any amount in excess of the Rent and other charges due
under this Lease, whether such excess be in the form of an increased monthly or
annual rental, a lump sum payment, payment for the sale, transfer or lease of
Lessee's fixtures, leasehold improvements, or any other form (and if the
subleased or assigned space does not constitute the entire Leased Premises, the
existence of such, excess shall be determined on a pro-rata basis), Lessor shall
be paid fifty percent (50%) of any such excess or other premium applicable to
the sublease, assignment or other transfer; it is understood and agreed,
however, that acceptance of any payments by Lessor hereunder shall not be deemed
to constitute approval by Lessor of any sublease, assignment or other transfer,
nor shall such acceptance waive any rights of Lessor hereunder.  Any such
premium shall be paid by Lessee to Lessor as Additional Rental upon such terms
as shall be specified by Lessor and in no event later than ten (10) days after
any receipt thereof by Lessee.  Lessor shall have the right to inspect and audit
Lessee's books and records relating to any sublease, assignment or other
transfer.  Any sublease, assignment or other transfer shall, at Lessor's option,
be effected on forms supplied or approved by Lessor.

    32.6  All restrictions and obligations imposed pursuant to this Lease on
Lessee shall be deemed to extend to any subtenant, assignee, licensee,
concessionaire or occupant of Lessee, and Lessee shall cause such persons to
comply with such restrictions and obligations.

    32.7  Any attempted assignment or sublease by Lessee in violation of the
terms and covenants of this Lease shall be null and void.

                                ARTICLE XXXIII
                                PURCHASE OPTION

    Lessee will have a right to purchase the Leased Premises in accordance with
the Option Agreement attached hereto as Exhibit P and incorporated herein by
                                        ---------
reference.

                                 ARTICLE XXXIV
                                   EXTENSION

    Lessee shall have two (2) options to extend the Lease under the same terms
and conditions as provided herein for consecutive five (5) year terms (the
second to be exercisable only if the first extension option is exercised),
exercisable by providing Lessor written notice (the "Notice") of Lessee's intent
to exercise the extension at least one year prior to the expiration date of the
Lease Term or the applicable option period.  The Base Rental for each renewal
option period shall be calculated in accordance with the formula set forth on
Exhibit D, provided Lessee shall have no obligation to extend pursuant to this
---------
Article XXXIV until the Base Rental for the option period in question is
established and Lessee accepts such rate within sixty (60) days of Lessor's
receipt of the Notice extending said option period.

                                       32
<PAGE>

                                 ARTICLE XXXV
                          ARCHITECT'S CERTIFICATIONS

    Lessee shall provide to Lessor on or before the Expansion Completion Date
statements executed by Gresham Smith and Partners and any inspecting architects
stating that to the best of their knowledge the Expansion is constructed in
accordance with the Plans.

                                 ARTICLE XXXVI
                                   GUARANTY

    All of Lessee's obligations hereunder and under any agreement made by Lessee
pursuant to this Lease and in connection herewith are being guaranteed by
Ceridian Corporation, owner of all outstanding stock of Lessee, pursuant to a
Guaranty of Lease in the form of Exhibit Q attached hereto.

                                ARTICLE XXXVII
                              GENERAL PROVISIONS

    37.1  This Lease may not be altered or amended, except by an instrument in
writing signed by all parties hereto.  Lessee agrees that it shall execute such
further amendments to this Lease as may be reasonably requested by any future
holder of a first mortgage on the Building, provided such amendments do not
materially and adversely affect the interest of Lessee hereunder.

    37.2  This Lease shall be binding upon and inure to the benefit of the
successors and assigns of Lessor, and to the extent assignment may be approved
by Lessor hereunder, Lessee's successors and assigns.

    37.3  The pronouns of any gender shall include the other genders, and either
the singular or the plural shall include the other.

    37.4  This Lease shall be governed, construed and enforced in accordance
with the laws of the State of Tennessee.

    37.5  This Lease, including the Exhibits attached hereto, contains and
embodies the entire agreement of the parties hereto and supersedes all prior
agreements, negotiations, letters of intent, proposals, representations,
warranties, understandings and discussions between the parties hereto.  Any
representation inducement, warranty, understanding or agreement that is not
contained in this Lease shall not be of any force or effect.

    37.6  Any payment or notice required or permitted hereunder shall be deemed
to have been duly made or given when personally delivered or received via the
United States mail, or express mailed with a widely recognized, reputable
organization, postage prepaid, and addressed to Lessor at the address specified
in the preamble to the attention of the Real Estate Department (Reference IRE
320992) and to Lessee at the address specified in the preamble at the Building
to the attention of Russell G. Follis, or to such other address as either party
may have previously furnished in writing to the other party.

    37.7  Nothing contained in this Lease shall be construed as creating a
partnership or joint venture of or between Lessor and Lessee, or to create any
other relationship between the parties hereto other than that of lessor and
lessee.

    37.8  Time is of the essence with respect to each of Lessee's and Lessor's
obligations under this Lease.

                                       33
<PAGE>

    37.9   This Lease may be executed in multiple counterparts, each of which
shall be deemed an original and all of which together shall constitute one and
the same document.

    37.10  This Lease shall not be recorded except that upon the request of
Lessor or Lessee, whereupon Lessee shall execute, in recordable form, a short
form memorandum of this Lease.  Such memorandum may be recorded at the expense
of the party requesting the recordation in the land records of the jurisdiction
in which the Leased Premises are located.

    37.11  Except as otherwise provided in this Lease, any Additional Rental or
other sum owed by Lessee to Lessor, and any cost, expense, damage or liability
incurred by Lessor for which Lessee is liable, shall be paid by Lessee to Lessor
no later than ten (10) days after the date Lessor notifies Lessee of the amount
of such Additional Rental, sum, cost, expense, damage or liability.

    37.12  Any liability of Lessee to Lessor existing hereunder as of the
expiration or earlier termination of the Lease Term shall survive such
expiration or earlier termination.

    37.13  At the expiration or earlier termination of the Lease Term, Lessee
shall deliver to Lessor all keys to the Leased Premises, whether such keys were
furnished by Lessor or otherwise procured by Lessee, and shall inform Lessor of
the combination of each lock, safe and vault, if any, in the Leased Premises.

    IN WITNESS WHEREOF, the parties hereto have executed the foregoing Lease as
of the day and year first above written

LESSOR:                       LESSEE:

THE NORTHWESTERN MUTUAL       COMDATA NETWORK, INC.
LIFE INSURANCE COMPANY

BY: /s/ Carson D. Keyes       BY: /s/ [ILLEGIBLE]
   --------------------          -----------------------------
        Carson D. Keyes
Title:  Vice President        Title: SVP
                                    --------------------------

                                       34
<PAGE>

Exhibit A:  Description of Original Land

Exhibit B:  Description of Expansion Land

Exhibit C:  Form of Assignment of Agreement of Sale

Exhibit D:  Base Rental

Exhibit E:  List of Preliminary Plans

Exhibit F:  Form of Letter from Construction Company to Lessor

Exhibit G:  Form of Letter from Architect to Lessor

Exhibit H:  ALTA/ACSM Minimum Standard Detail Requirements

Exhibit I:  Form of Disbursement Agreement

Exhibit J:  Preliminary Project Budget

Exhibit K:  Form of Affidavit of Completion

Exhibit L:  Form of Lessee's Request for Lessor's Funds

Exhibit M:  Format for Disbursement Spreadsheet / Cost and Funding Progress
            Analysis

Exhibit N:  Exceptions to Lessor's Title for Purposes of Quiet Enjoyment

Exhibit O:  Form of Tenant Estoppel Letter

Exhibit P:  Form of Purchase Option Agreement

Exhibit Q:  Form of Guaranty of Lease

                                       35

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