Document:

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                                                                EXHIBIT 10.4

                   GUARANTY AND COMMERCIAL SECURITY AGREEMENT
                   ------------------------------------------

                  THIS GUARANTY AND COMMERCIAL SECURITY AGREEMENT (""Agreement")
is made May 14, 2003 by the Guarantor (whose name and address are below in the
Recitals) in favor of FIFTH THIRD BANK, a ("Lender"), whose address for the
purpose of this Agreement is 1000 Town Center, MD TWN5G, Southfield, MI 48075,
to guarantee all Obligations (as defined below) of the Debtor whose name and
address are below in the Recitals.

RECITALS
--------

         A.       Aggregate Amount of the Loans: Nine Million and
                  -----------------------------
00/100 ($9,000,000.00) DOLLARS. (This is not necessarily the amount guaranteed.
See "Obligations".)

         B.       Name of Guarantor: COMTRUST, LLC, a Michigan
                  -----------------
limited liability company. (If more than one person or entity is a guarantor,
their liability shall be joint, joint and several, and several).

         C.       Guarantor's Mailing Address: 17570 W. 12 Mile Road,
                  ---------------------------
Southfield, MI 48076.

         D.       Name of Debtor:  SUPERIOR CONSULTANT COMPANY, INC.,
                  --------------
a Michigan corporation.

         E.       Address of Debtor:  17570 W. 12 Mile Road,
                  -----------------
Southfield, MI 48076.

                   To induce Lender to make the Loan to Debtor and for other
consideration, the receipt and adequacy of which is acknowledged by Guarantor,
Guarantor agrees with Lender as follows:

                                 1. DEFINITIONS

                  In addition to the definitions of Guarantor, Debtor, and
Lender set forth above, for the purpose of this Agreement and unless the context
otherwise requires, those terms set forth below shall have the following
meaning:

                  1.1 "Account", "Account Debtor", "As Extracted Collateral",
"Cash Proceeds", "Certificated Security", "Chattel Paper", "Commodity Account",
"Commodity Contract, "Deposit Account", "Document", "Electronic Chattel Paper",
"Equipment", "Fixtures", "General Intangible", "Goods", "Health-Care-Insurance
Receivable", "Instrument", "Inventory", "Investment Property",
"Letter-of-Credit-Right", "Non-Cash Proceeds", "Payment Intangible", "Proceeds",
"Promissory Note", "Security Account", "Security Entitlement", "Software",
"Supporting Obligation", "Tangible Chattel Paper", and "Uncertificated Security"
shall have the respective meaning accorded such terms in the UCC.

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         1.2. "Collateral" means all assets of Debtor or Guarantor in which
Lender shall have a lien, security interest, mortgage or encumbrance, under the
Note, this Agreement or any other Security Document.

         1.3. "Events of Default" means any of those acts, events or omissions
as set forth in Section 7.

         1.4. The term "Guarantor" means the persons (other than witnesses)
signing this Agreement. When the term is not capitalized ("guarantor") it means
all persons or entities now or in the future acting as a guarantor,
accommodation party or surety on Debtor's Obligations to Lender, and includes,
but is not limited to, the persons (other than witnesses) signing this
Agreement.

         1.5. The term "Legal Requirements" means all statutes, codes, laws,
acts, ordinances, orders, judgments, decrees, injunctions, rules, regulations,
permits, licenses, authorizations, directives and requirements of all federal,
state, county, municipal and other governmental agencies, departments,
commissions, boards, courts, authorities, officials and officers, whether
ordinary or extraordinary, foreseen or unforeseen, which now or at any time in
the future may be applicable to the business operations of Guarantor or the
Collateral. Legal Requirements include environmental and pollution control laws.

         1.6. "Loan Agreement" means any loan agreement, including the Revolving
Line of Credit and Security Agreement, executed and delivered to Lender by
Debtor, as it or they may be amended, extended, ratified, renewed, substituted,
superseded or otherwise modified from time to time.

         1.7. "Note" means the promissory note or notes executed and delivered
to Lender by Debtor in the aggregate amount set forth in Recital A, as the same
may be amended, extended, ratified, renewed, substituted, superseded or
otherwise modified from time to time.

         1.8. "Obligations" is intended to be interpreted liberally, and it
means all obligations, indebtedness and liabilities of Debtor to Lender of
whatever kind, nature and description; whether primary, secondary, absolute,
contingent or likely, due or to become due, and whether now existing or
subsequently arising, and however acquired, whether or not evidenced by a note,
and whether joint, joint and several, or several, including by way of
illustration and not limitation:

                  (a) The Note;

                  (b) All claims, notes, loans, debts, indebtedness, interest,
advances, service fees, audit fees, and borrowings whether dated this date or
otherwise, and all substitutions, modifications, amendments, extensions,
ratifications or renewals of any of them;

                  (c) All future advances made by Lender to Debtor in connection
with agreements between Debtor and Lender whether dated as of the date of this
Agreement or

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otherwise, whether in the form of refinancings or otherwise, and whether made at
Lender's option or otherwise;

                  (d) All credit or credit accommodations; extensions of credit;
guaranties and contracts of suretyship; issuance or confirmation of letters of
credit or creation of acceptances; overdrafts; payments against uncollected or
insufficient funds; discounts or purchases of accounts, leases, instruments,
securities, documents, chattel paper and other security arrangements;
obligations arising out of any contracts or agreements for foreign exchange,
precious metals or otherwise between Debtor and Lender;

                  (e) All future advances made by Lender for the protection or
preservation of Lender's rights or interest arising under this Agreement or in
the Collateral, including by way of illustration and not limitation, advances
for taxes, levies and assessments, insurance or maintenance of the Collateral;
advances against damages, costs or other demands indemnified by Debtor or any
Guarantor; and reasonable attorneys' fees;

                  (f) All covenants, promises, obligations, indemnities, or
 undertakings of Debtor to perform acts or refrain from taking action to or for
the benefit of Lender; and

                  (g) All costs, expenses and reasonable attorneys' fees
incurred by Lender in the protection, enforcement or collection of any of the
foregoing.

         1.9 The term "Person" or "person" means any natural person,
corporation, limited liability company, partnership, joint venture, association,
trust, unincorporated association, joint stock company, government,
municipality, political subdivision or agency, or other entity.

         1.10. The term "Qualified Account" means a "Qualified Account" (as
defined in the Loan Agreement) owing to Guarantor.

         1.11. "Security Documents" means all agreements and undertakings made
by Debtor, Guarantor, or others to Lender, in connection with any Loan Agreement
or the Obligations, including by way of example and not limitation the Note,
mortgages, security agreements, guarantees, pledges, financing statements and
all other documents and instruments previously, now or in the future furnished
to Lender to evidence or secure payment or performance of any of the
Obligations.

         1.12. "Uniform Commercial Code" means the Uniform Commercial Code as
adopted in Michigan, as amended from time to time, or any successor to it if the
UCC shall be repealed.

                                   2. GUARANTY

         2.1. To secure payment of the Note and the timely and faithful payment
and satisfaction of all Obligations of Debtor to Lender, Guarantor
unconditionally, irrevocably and absolutely guarantees the full and punctual
payment, performance and satisfaction of the Obligations when due, whether by
acceleration or otherwise, and at all times thereafter. The Guarantor's
liability under this Agreement shall not be affected by such matters, by way of
example and not limitation, as (a) the lack of validity or enforceability of all
or any portion of the

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Obligations; (b) any right or power of the Debtor or anyone else to assert any
claim or defense to the Obligations; or (c) the bankruptcy or insolvency of
Debtor.

         2.2. This Agreement is a guaranty of payment and performance and not of
collection, is continuing in nature and applies to all Obligations, whether now
existing or in the future, including interest on Obligations arising or accruing
after bankruptcy, insolvency, or reorganization of Debtor or any sale or other
disposition of any Collateral or security for this Agreement or for the
Obligations. Guarantor shall have no authority to revoke this Agreement, but if
any such revocation shall be deemed to have occurred by operation of law or
otherwise, the provisions of this Agreement shall continue to apply
notwithstanding such revocation. Guarantor acknowledges and agrees that any
attempt to revoke this Agreement is an Event of Default under the Note.

                       3. PERFECTION OF SECURITY INTEREST

         3.1      Perfection of Security Interests.

                  (a) Filing of Financing Statement. Guarantor authorizes Lender
to file any and all UCC financing statements, addenda, amendments, continuation
statements, assignments, and/or termination statements as Lender shall, in its
sole discretion, deem necessary to perfect, continue, amend, assign or terminate
the security interest(s) granted by Guarantor to Lender in the above described
Collateral.

                  (b) Cooperation of Guarantor. Guarantor shall execute,
acknowledge and deliver any and all such further conveyances, documents,
instruments and assurances as Lender may reasonably require for accomplishing
the purposes hereof, forthwith upon the written request of Lender. Upon any
failure of Guarantor to do so, Lender may execute, record, file, re-record and
re-file any and all such documents for and in the name of Guarantor, and
Guarantor hereby irrevocably appoints Lender as agent and attorney-in-fact of
Guarantor for the foregoing purposes.

         3.2      Possession.

                  (a) Guarantor shall have possession of the Collateral, except
where expressly otherwise provided in this Agreement or where Lender chooses to
perfect its security interest by possession in addition to the filing of a
financing statement.

                  (b) Where Collateral is in the possession of a third party,
Guarantor will join with Lender in notifying the third party of Lender's
security interest and obtaining an acknowledgment from the third party that it
is holding the Collateral for the benefit of Lender.

         3.3      Control. Guarantor will cooperate with Lender in obtaining
control with respect to Collateral consisting of:

                  (a) Deposit Accounts;

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                  (b) Investment Property;

                  (c) Letter-of-Credit Rights;

                  (d) Electronic Chattel Paper.

         3.4 Marking of Chattel Paper. Guarantor will not create any Chattel
Paper without placing a legend on the Chattel Paper acceptable to Lender
indicating that Lender has a security interest in the Chattel Paper.

                           4. WARRANTIES AND REPRESENTATIONS

         4.1.     The Guarantor warrants and represents to Lender that:

                  (a) This Agreement is executed at the request of Debtor.

                  (b) No oral promises, assurances, representations or
warranties have been made by or on behalf of Lender to induce Guarantor to
execute and deliver this Agreement.

                  (c) All financial statements presented to the Lender
concerning Guarantor's personal financial condition are true and correct, and
that there has been no material adverse change in the financial condition of the
Guarantor from the date of such statement to the date of delivery of this
Agreement to the Lender.

                  (d) To the best of Guarantor's knowledge there are not now
pending or impending any court or administrative proceedings or undischarged
judgments against Guarantor, and no federal or state or any other tax liens have
been filed or threatened against Guarantor, nor is Guarantor in default or
claimed default under any agreement for borrowed money.

                  (e) Guarantor is not insolvent or unable to pay Guarantor's
debts as they become due. Guarantor shall not become insolvent and unable to pay
debts as they become due by reason of execution of this Agreement.

                  (f) The Guarantor is fully aware of the financial condition of
the Debtor and delivers this Agreement based solely upon his own independent
investigation. Guarantor did not rely upon any representation or statement of
the Lender with respect to Debtor's financial condition. Guarantor has
established an adequate means of securing financial and other information
concerning Debtor on a continuing basis.

                  (g) The Guarantor, after carefully and completely reading all
of the terms and provisions of this Agreement, freely and voluntarily has given
this Agreement to the Lender without any duress or coercion, and the Guarantor
has either consulted with counsel or has been given an opportunity to do so.

                  (h) The Guarantor has received adequate and sufficient
consideration for the granting of this Agreement.

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         4.2. Ownership. (a) Guarantor is the owner of the Collateral free of
all claims, and encumbrances, liens or security interests (except Lender's
security interest and the Permitted Liens, if any, set forth in any Security
Documents); (b) that all chattel paper constituting Collateral evidences a
perfected security interest in the goods covered by it, free from all other
claims, encumbrances, liens and security interests; (c) that no financing
statement (other than Lender's) is on file covering the Collateral; and (d) that
if Inventory is represented or covered by documents of title, Guarantor is the
owner of the documents, free of all claims, encumbrances, liens and security
interests other than Lender's security interest and warehousemen's charges, if
any, are not delinquent.

         4.3. Good Standing. Guarantor is in good standing, duly qualified and
authorized to transact business in the State of Delaware and the State of
Michigan, and is duly qualified and authorized to conduct business in any other
jurisdiction in which the character of its properties or in which the
transaction of its business makes such qualification necessary.

         4.4. Authority. Guarantor has full power and authority to enter into
this Agreement, to consummate the transactions contemplated by this Agreement,
to execute and deliver this Agreement, and to incur the Obligations applicable
to Guarantor, all of which have been duly authorized by all proper and necessary
action. No further consent or approval is required as a condition of the
validity of this Agreement, the Note or any Security Documents.

         4.5. Licenses. To the best of Guarantor's knowledge, there is no
action, proceedings, claim or complaint pending or threatened to be brought
against the Guarantor by the United States Department of Agriculture, the
Michigan Department of Agriculture, or by any similar state or other
governmental authority which might jeopardize any of Guarantor's bonds or
licenses or the renewal thereof.

         4.6. Conformance to Legal Requirements. Guarantor has examined and is
familiar with all Legal Requirements (including environmental and pollution
control laws) affecting the Collateral. To the best of Guarantor's knowledge, in
all respects, the Collateral conforms to the Legal Requirements.

         4.7. Accounts Warranties. The Guarantor warrants and represents to
Lender that (i) except as disclosed to the Lender from time to time in writing,
all Accounts which are at any time listed on a schedule of Qualified Accounts
delivered to Lender or which are reflected on the Guarantor's financial
statements delivered to Lender, are genuine, are in all respects what they
purport to be, are not evidenced by a judgment, are only evidenced by one, if
any, executed original instrument, agreement, contract or document (which has
been delivered to the Lender), and represent undisputed, bona fide transactions
completed in accordance with the terms and conditions of any document related
thereto; (ii) the Accounts have not been sold or pledged to any other Person;
and (iii) except as disclosed to the Lender from time to time in writing, the
Guarantor has no knowledge of any fact or circumstance which would impair the
validity or collectability thereof.

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         4.8. Inventory Warranties. The Guarantor warrants and represents to
Lender that (i) except for goods covered by ocean bills of lading which have
been delivered to Lender or as promptly disclosed to the Lender from time to
time in writing, all Inventory is located on the premises listed on Exhibit B
and are not in transit; (ii) no Inventory is subject to any lien or security
interest whatsoever except for the security interest granted to the Lender
hereunder and the rights of the carrier or warehouseman with respect to their
fees; and (iii) except as promptly disclosed to the Lender from time to time in
writing, all Inventory shall be of good and merchantable quality, free from any
defects which would affect the market value for such Inventory.

         4.9. Location of Assets; Chief Place of Business. As of the execution
hereof, the chief executive office of the Guarantor is located at 17570 W. 12
Mile Road, Southfield, MI 48076 ("Business Office"). As of the execution hereof,
the books and records of the Guarantor and all chattel paper and all records of
account are located at 17570 W. 12 Mile Road, Southfield, MI 48076 and if any
change in such location occurs, the Guarantor shall promptly notify the Lender
thereof.

         4.10. Accuracy of Financial Information. The financial statements and
information presented to Lender are true and complete in every material respect,
and do not omit or misstate any fact or circumstance, the omission or
misstatement of which would have a material adverse effect upon the fair
presentation of the financial condition of Guarantor at the date of this
Agreement. To the best of Guarantor's knowledge, Guarantor has given Lender a
true, accurate and complete list of the identification, location and balances of
all present Lender or other depository accounts or relationships, all of its
Collateral, and all real and other personal property in which it has an interest
(including any interest as a tenant).

         4.11. Adverse Circumstances. To the best of Guarantor's knowledge,
there are no adverse circumstances or facts which would have a material adverse
impact upon the business or financial condition of Guarantor and which have not
been fully disclosed to Lender.

         4.12. Violations of Other Agreements. To the best of Guarantor's
knowledge, the consummation of the transactions contemplated by this Agreement,
and the performance of the provisions of this Agreement, will not result in any
breach of or constitute a default under any instrument, agreement or arrangement
to which Guarantor is a party or may be bound or by which Guarantor may be
affected.

         4.13. Pending Actions. To the best of Guarantor's knowledge, there are
no actions, suits, investigations, or proceedings pending or, to the knowledge
of Guarantor, threatened against or affecting any Security Documents or the
validity or priority of the lien or encumbrance of the Collateral, and Guarantor
is not in default with respect to any order, writ, injunction, decree or demand
of any court or governmental agency having jurisdiction over Guarantor or the
Collateral.

         4.14. Payment of Taxes. All Federal, State or other tax returns which
are required to be filed with respect to Guarantor have been filed, and all
taxes due or pursuant to any assessment

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with respect to the Collateral have been or will be paid, in each case prior to
the date upon which a tax lien shall attach.

         4.15. Other Obligations. To the best of Guarantor's knowledge,
Guarantor is not delinquent with respect to any of its existing debts, nor is it
in violation of any material term or provision to any contract or agreement to
which it is a party.

         4.16. Consents. Each consent, approval or authorization of, or filing
registration or qualification with, any party required to be obtained or
effected in connection with the execution of this Agreement, the Note or any
Security Documents or the undertaking or performance of any obligation hereunder
or thereunder has been duly obtained or effected.

                                  5. COVENANTS

         At all times while the Obligations remain unpaid or unsatisfied,
Guarantor shall comply with each of the following requirements:

         5.1. Existence. Guarantor shall take all steps necessary to preserve
its existence and franchises and to comply with all present and future Legal
Requirements applicable to it in the operation of its business, as well as all
material agreements to which Guarantor is a party.

         5.2. Observation of Legal Requirements. Guarantor shall at all times
promptly comply with all Legal Requirements.

         5.3. Compliance with Representations and Warranties. Guarantor shall at
all times comply with all representations and warranties contained in this
Agreement, as if such representations and warranties were continuously made.

         5.4. Inventory Records. The Guarantor now keeps and shall at all times
hereafter keep correct and accurate records itemizing and describing the kind,
type, quality and quantity of Inventory; all daily additions or withdrawals to
or from all Inventory; and Guarantor's cost or selling price for all Inventory
Products.

         5.5. Maintenance and Inspection of Records. Guarantor shall keep
accurate and complete records of the Collateral and of Guarantor's operations in
accordance with generally accepted accounting principles. At the request of
Lender, Guarantor shall permit Lender (and any of its agents) to inspect and
audit its books, records and papers while in its custody or under its control or
the control of others for its benefit. Lender shall have the right to make
copies and abstracts of any such records. At Lender's request, Guarantor shall
promptly deliver to Lender such other information about its financial condition
and business operations as Lender may require from time to time. Guarantor shall
authorize and direct any accountant or bookkeeper to provide all information,
reports and records requested by Lender. Guarantor shall pay its accountant's
fees for such purposes. Lender's expenses of records inspection and the cost of
reproducing documents at Lender's request shall be borne by Guarantor.

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         5.6. Inspection of Collateral. Guarantor shall permit Lender, and its
agents, employees and designees to enter upon its premises for the purpose of
inspecting the Collateral at any time during Guarantor's usual business hours.
For this purpose, Guarantor shall make the Collateral available to Lender upon
request.

         5.7. Accounts Records and Verification Rights. The Guarantor now keeps
and shall at all times keep correct and accurate records regarding the Accounts
and the financial payment records of the Account Debtors, all of which records
shall be available during the Guarantor's usual business hours to any of the
Lender's officers, employees or agents. Any of Lender's officers, employees or
agents shall have the right at any time or times hereafter, in Lender's name, in
the name of a fictional nominee or in the name of the Guarantor to verify the
validity, amount or any other matter relating to any Accounts by mail,
telephone, facsimile or otherwise. The Guarantor shall promptly notify the
Lender of any amounts due and owing in excess of Twenty Five Thousand and no/100
($25,000.00) Dollars with respect to any Account Debtor which are in dispute for
any reason.

         5.8. Collection of Accounts. Until such privilege is revoked by Lender
as provided below, Guarantor may, in the ordinary course of its business,
adjust, settle and collect all Accounts. Upon the occurrence of an Event of
Default, Lender may revoke such privilege without prior notice to Guarantor.
Guarantor does hereby irrevocably designate, make, constitute and appoint Lender
(and all Persons designated by Lender) as Guarantor's true and lawful
attorney-in-fact, upon the occurrence of an Event of Default, and in Guarantor's
or Lender's name, to: (i) demand payment of Accounts; (ii) enforce payment of
Accounts by legal proceedings or otherwise; (iii) exercise all of Guarantor's
rights and remedies with respect to proceedings brought to collect an Account;
(iv) sell or assign any Account upon such terms, for such amount and at such
time or times as Lender deems advisable; (v) settle, adjust, compromise, extend
or renew an Account; (vi) discharge and release any Account; (vii) take control
in any manner of any item of payment or proceeds thereof; (viii) prepare, file
and sign Guarantor's name upon any items of payment or proceeds thereof and to
deposit the same to Lender's account on account of Guarantor's Liabilities; (ix)
endorse Guarantor's name upon any chattel paper, documents, instrument, invoice,
warehouse receipt, bill of lading, or similar document or agreement relating to
any Account or any goods pertaining thereto; (x) sign Guarantor's name on any
verification of Accounts and notices thereof to Account Debtors; and (xi) do all
acts and things which are necessary in Lender's sole discretion, to fulfill
Guarantor's Obligations under this Agreement.

         5.9. Notice to Account Debtors. Upon the occurrence of an Event of
Default, Lender may, without prior notice to Guarantor, notify any or all
Account Debtors that the Accounts have been assigned to Lender and that Lender
has a security interest therein. Lender may direct any or all Account Debtors to
make all payments upon the Accounts directly to Lender. Lender agrees to
promptly furnish Guarantor with a copy of such notice.

         5.10. Account Covenants. The Guarantor shall: (i) promptly upon the
Guarantor's learning thereof, inform the Lender, in writing, of any material
delay in the Guarantor's performance of any of its obligations to any Account
Debtor or of any assertion of claims, offsets or counterclaims by any Account
Debtor; (ii) not permit or agree to any extension, compromise

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or settlement or make any change or modification of any kind or nature with
respect to any Account, including, without limitation, any of the terms relating
thereto without the Lender's prior written consent; and (iii) promptly upon the
Guarantor's learning thereof, furnish to and inform the Lender of all material
adverse information relating to the financial condition of any Account Debtor.

         5.11. Special Collateral. Immediately upon Guarantor's receipt thereof,
Guarantor shall deliver or cause to be delivered to Lender, with appropriate
endorsement and assignment to vest title and possession in Lender, all chattel
paper, instruments and Documents which Guarantor now owns or which it may at any
time or times subsequently acquire. Guarantor shall promptly mark all such
chattel paper, instruments and Documents to show that the same are subject to
Lender's security interest.

         5.12. Maintenance of Collateral. Guarantor shall: maintain the
Collateral and Guarantor's real estate and other properties in good condition
and repair and not permit its value to be impaired; keep the Collateral free
from all liens, encumbrances and security interests (other than Lender's
security interest and the Permitted Liens, if any, set forth in any Security
Documents); defend the Collateral against all claims and legal proceedings by
persons other than Lender; pay and discharge when due all rental payments, the
cost of repairs to or maintenance of the Collateral, taxes, license fees, levies
and other charges upon the Collateral; not sell, lease or otherwise dispose of
the Collateral or permit the Collateral to become a fixture or an accession to
other goods except for sales or leases of Inventory as provided in this
Agreement or with the Lender's prior written consent; not permit the Collateral
to be used in violation of any applicable law, regulation or policy of
insurance; and, as to the Collateral consisting of instruments and chattel
paper, preserve Guarantor's rights in said Collateral against prior parties. Any
loss of or damage to the Collateral shall not release Guarantor from any of the
Obligations.

         5.13. Safekeeping of Collateral. Except for damage caused by the
Lender's gross negligence or willful misconduct, Lender shall not be responsible
for: (i) the safekeeping of the Collateral; (ii) any loss or damage to the
Collateral; (iii) any diminution in the value of the Collateral; or (iv) any act
or default of any carrier, warehouseman, bailee, forwarding agency or any other
Person. All risk of loss, damage, destruction or diminution in value of the
Collateral shall be borne be Guarantor.

         5.14. Loss of Value of Collateral. The Guarantor shall immediately
notify the Lender of any material loss or depreciation in the value of the
Collateral.

         5.15. Insurance. Guarantor shall maintain fire and extended coverage
and liability insurance (in so-called "all-risk" forms) covering and for the
insurable value of the Collateral with loss payable and standard
non-contributory mortgagee clauses in favor of and acceptable to Lender,
protecting Lender's interest as it may appear. Guarantor assigns (and directs
any insurer to pay) to Lender the proceeds of all such insurance and any premium
refund in connection with any claim, and authorizes Lender to endorse in the
name of Guarantor any instrument for such proceeds or refunds and, at the option
of Lender, to apply such proceeds and refunds to any unpaid balance of the
Obligations, whether or not due, and/or to restoration of the Collateral,
returning any excess to Guarantor. Lender is authorized, in the name of
Guarantor or otherwise,

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to make, adjust and/or settle claims under any credit insurance financed by
Lender or any insurance on the Collateral or cancel the same after the
occurrence of an event of default under this Agreement. In addition, Guarantor
shall obtain and carry such other insurance as Lender shall require from time to
time with respect to Guarantor, the conduct of its business, and the assets and
property in which Lender may have any security interest, lien or encumbrance in
connection with the Obligations. All insurance shall be in such form and with
such companies as shall be acceptable to Lender, and shall contain a provision
pursuant to which Lender shall receive thirty (30) days prior written notice
from each insurer with respect to any proposed cancellation of benefits or
reduction in coverage. Guarantor shall file or cause to be filed with Lender
true copies of the policies of insurance for all insurance coverage required
under this section and, within thirty (30) days after written notice from
Lender, shall obtain or cause to be obtained such additional insurance and/or
different coverage as Lender may request. Approval by Lender of the amount,
types or carriers of insurance coverage shall not waive, suspend, modify, amend
or otherwise affect the obligation of any party to obtain and carry insurance or
to restore damage or otherwise apply insurance proceeds, or relieve any party
from a default if coverage should prove to be unsatisfactory or insufficient for
any reason. Guarantor acknowledges that Lender undertakes neither the duty nor
the responsibility for any aspect of Guarantor's insurance coverage, and that
Guarantor has exercised and must continue to exercise its independent business
judgment with respect to all decisions pertaining to insurance matters.

         5.16. Payment of Taxes. Except as may be permitted by Lender in writing
prior to repayment in full of the Obligations, all real and personal property
taxes ("Taxes") with respect to the Collateral shall be promptly paid and
discharged. However, Guarantor shall not be required to pay taxes which are not
due and payable, or which can be paid at a later date without penalty, or if the
validity of any such tax is currently contested in good faith in an appropriate
court or administrative proceeding and Guarantor shall have deposited with
Lender adequate reserves with respect to such disputed taxes. Guarantor shall
give immediate notice in writing to Lender of the contest of any such tax.
However, in all events, any such contested tax shall be paid immediately upon
commencement of proceedings to foreclose any lien securing that tax, or upon the
institution of distraint proceedings.

         5.17. Conveyance of Collateral. Guarantor shall not sell, convey,
lease, assign, alienate or otherwise dispose of (except in the ordinary course
of its business) any portion of the Collateral without prior written consent of
Lender.

         5.18. Remittance of Checks to Lender. Guarantor shall receive, as the
sole and exclusive property of Lender, and as trustee for Lender, all monies,
checks, notes, drafts and all other payments for and/or proceeds of Collateral
which come into the possession or under the control of Guarantor (or any of its
shareholders, directors, officers, employees, agents or those Persons acting for
or in concert with Guarantor) and no later than the first business day following
receipt thereof, Guarantor shall remit the same (or cause the same to be
remitted), in kind, to Lender or to any agent or agents (at its or their
designated address or addresses) appointed by Lender for that purpose.

         5.19. Further Encumbrances. Except as specifically authorized in this
Agreement, Guarantor shall not mortgage, encumber, pledge, hypothecate or allow
to be encumbered in any

                                       11

<PAGE>

way any of the Collateral. However, the foregoing shall not prevent the
attachment of a purchase money security interest in equipment acquired after
this date which is used in the ordinary course of the business of Guarantor
provided that the aggregate cost of such equipment shall not exceed the
limitation in the Loan Agreement, if any, between Guarantor and Lender.

         5.20. Notice of Other Defaults. Guarantor shall promptly notify Lender
of any default or any event of default under the terms of any other agreement or
instrument to which Guarantor is a party. Guarantor agrees to furnish to Lender
all such further assurances, certificates, opinions and all other documents and
do or cause to be done all such other things necessary or proper in order to
carry out the terms of this Agreement as may be requested at any time or from
time to time by Lender.

         5.21. United States Contracts. If any Accounts or Contract Rights
constituting Collateral arise out of contracts with the United States or any of
its departments, agencies or instrumentalities, Guarantor shall notify Lender
and execute such writings as may be required by Lender in order that all money
due or to become due under such contracts shall be assigned to Lender and proper
notice of the assignment is given under the Federal Assignment of Claims Act, as
amended, or any similar law now or subsequently in force.

         5.22. Modifications. Without the prior written consent of Lender,
Guarantor shall not alter, modify, extend, renew or cancel any Accounts and
General Intangibles except minor modifications in the ordinary course of
business.

         5.23. Returns and Repossessions. Guarantor shall promptly notify Lender
of the return to or repossession by Guarantor of any Collateral and Guarantor
shall hold and dispose of same only in the ordinary course of business.

         5.24. Reporting Requirements. Guarantor shall maintain complete and
accurate financial records, maintain a standard and modern system for accounting
in accordance with Generally Accepted Principles of Accounting on a consistent
basis; and furnish to the lender such information respecting the business,
assets and financial condition of the Guarantor as the Lender may reasonably
request.

                               6. RIGHTS OF LENDER

         6.1. The Lender may, from time to time, and without notice or demand,
and without affecting liability under or enforceability of this Agreement or any
security for this Agreement, take any or all of the following actions:

                  (a) Retain or obtain a security interest, mortgage or lien
against any property to secure any of the Obligations or this Agreement.

                  (b) Retain or obtain the primary or secondary obligation of
any obligor(s) or guarantor(s), in addition to the Guarantor, with respect to
any of the Obligations.

                  (c) Extend or renew for one or more periods all or any part of
the Obligations, whether or not longer than the original periods, or modify or
alter any of the terms or provisions

                                       12
<PAGE>

(including, by way of example and not limitation, the interest rate, maturity,
or installment amount) of any of the Obligations, or accelerate or exchange any
of the Obligations, or release the Debtor or compromise any of the Obligations
of any guarantor or any obligor with respect to any of the Obligations.

                  (d) Release its security interest, encumbrance or mortgage in,
or surrender, sell, transfer, exchange, substitute, dispose of, or otherwise
deal with all or any part of the Collateral.

                  (e) Bring an action against any guarantor for payment of any
of the Obligations, whether or not the Lender shall have resorted to any
Collateral, or shall have proceeded against any other guarantor or any other
obligor, primarily or secondarily liable for the Obligations.

                  (f) Discharge, release, compound or settle with Debtor or any
guarantor as to the Obligations.

                  (g) File, or elect not to file, a proof of claim against the
estate of any bankrupt, insolvent, incompetent or deceased debtor, guarantor or
other person or entity.

                  (h) Apply any and all amounts received by the Lender from
whatever source on account of the Obligations toward the payment of such of the
Obligations in such order as the Lender may from time to time elect.

         6.2. In addition to any security interest granted and described in a
separate writing, if any, Guarantor grants to Lender and Lender's affiliates a
security interest in all deposits, instruments, letters of credit, negotiable
instruments and chattel paper in which the Guarantor has rights, and which at
any time or from time to time are in possession or control of the Lender or
Lender's affiliates. Guarantor also (a) acknowledges Lender's general right of
set-off and (b) authorizes Lender or Lender's affiliates to set-off any
indebtedness to the Guarantor with prompt notice to Guarantor including, without
limitation, any deposits or Accounts maintained by the Guarantor with the Lender
or Lender's Affiliates against any of the Obligations, when due.

                                7. SUBORDINATION

         Guarantor agrees that (a) all existing and future indebtedness of the
Debtor to the Guarantor shall be fully subordinated and inferior to Debtor's
Obligations to the Lender and (b) any and all security interests, mortgages or
liens securing indebtedness of the Debtor to the Guarantor shall be fully
subordinated and inferior to the Collateral granted to Lender. The Guarantor
shall not demand, sue for, take or receive all or any part of such indebtedness
or any collateral securing such indebtedness unless and until all of the
Obligations have been fully satisfied. The Guarantor shall execute and deliver
to the Lender such documentation as the Lender may request from time to time to
confirm such subordination; provided, however, it is the Guarantor's intent that
Guarantor's subordination shall be and will operate as an effective, enforceable
and valid subordination in favor of the Lender without the necessity of
Guarantor having to execute and deliver any documentation other than this
Agreement.

                                       13

<PAGE>

                      8. GUARANTOR'S REPORTING REQUIREMENTS

         8.1.     Guarantor agrees to provide Lender with such financial
information as Lender may reasonably require from time to time.

                              9. EVENTS OF DEFAULT

         9.1.     The term "Event of Default" means any of the following:

                  (a) any Event of Default as set forth in the Note or any
Security Document;

                  (b) Guarantor's default in the performance of any term,
agreement or condition in this Agreement after notice and a thirty (30) day
opportunity to cure which the parties deem to be reasonable;

                  (c) If any representation, warranty, certificate, financial
statement or other information made or given by the Guarantor is materially
incorrect or misleading or omits to state any fact necessary to keep the
statements from being materially misleading.

         9.2. Guarantor expressly acknowledges and agrees that a default in any
of the provisions of this Agreement shall constitute a default in any other
agreement which may now or in the future exist between Debtor and Lender, and
that similarly a breach of any such other agreement between Debtor and Lender
shall constitute an Event of Default in this Agreement.

                                  10. REMEDIES

         10.1. At any time after an Event of Default, Lender may sue Debtor,
Guarantor, guarantor(s), or any combination of them with respect to the Note,
this Agreement, or the Security Documents, to enforce the payment of any sum or
for the performance of any of the Obligations, or for the recovery of damages,
or for any other reason at any time or times, and without regard to the
existence of additional causes of action, or whether or not all or any portion
of the Obligation shall be due. Any lawsuit by Lender shall not prejudice the
rights of the Lender to later institute other suits, or to sell the Collateral
based upon Events of Default in existence at the time of any lawsuit or
afterwards. The rights, remedies, and benefits provided to Lender shall be
cumulative and shall not be exclusive of any other rights, remedies or benefits
allowed by law, and may be exercised either successively or concurrently.

         10.2. If there is a default in the performance or satisfaction of any
of the Obligations, including the sums of money to be paid to Lender under the
Note or this Agreement, Lender may, at its option, and without notice, declare
the Obligations due and payable, and sell the Collateral, or any part of it, or
cause it to be sold at public or private sale, and the Lender may become
purchaser thereof at its option. The Collateral may be sold in any unit, or as
an entirety, or in any such units, manner and order as the Lender, in its sole
discretion, may elect. The proceeds of sale shall be applied as provided in the
Security Documents.

         10.3. No right or remedy conferred upon Lender under this Agreement or
by any other agreement is intended to be exclusive of any other right or remedy,
but each and every such right

                                       14

<PAGE>

and remedy shall be cumulative in addition to every other right and remedy given
under this Agreement or any other agreement now or later executed by Debtor,
Guarantor or other guarantor(s) for Lender's benefit, or given under any statute
or rule of law. Such rights and remedies may be exercised from time to time as
often as deemed expedient by Lender, separately or concurrently. Guarantor
agrees to reimburse Lender for all costs, expenses, the allocated cost of
in-house counsel for Lender, and reasonable attorneys' fees incurred by Lender
in the enforcement or collection of this Agreement.

         10.4. This Agreement shall continue to be effective, or be reinstated,
as the case may be, if at any time payment, or any part thereof, of any of the
Obligations made within one (1) year of the date of filing of a bankruptcy
petition of Debtor is rescinded or must otherwise be restored or returned by
Lender upon the insolvency, bankruptcy, dissolution, liquidation or
reorganization of Debtor, or upon or as a result of the appointment of a
receiver, intervenor or conservator of, or trustee or similar officer for,
Debtor or any substantial part of its property, or otherwise, all as though such
payments had not been made. With respect to any legal proceeding conducted as a
consequence of a filing of a bankruptcy petition of Debtor, Guarantor agrees to
indemnify and hold Lender and the officers, directors, employees, and agents of
Lender harmless from and against any and all liabilities, claims, damages,
costs, expenses and disbursements of any kind or nature whatsoever including,
without limitation, the reasonable attorney fees and allocated costs of in-house
counsel of Lender in connection with the defense of a bankruptcy action and/or
enforcement of Lender's right to retain payment of the Obligations previously
paid to Lender.

         10.5. Each Guarantor hereby waives any claim, right or remedy which
such Guarantor may now have or subsequently acquire against the Debtor that
arises under this Agreement or from the performance by any Guarantor of this
Agreement including, without limitation, any claim, remedy or right of
subrogation, reimbursement, exoneration, contribution, indemnification, or
participation in any claim, right or remedy of Lender against the Debtor or any
security which Lender now has or hereafter acquires, whether or not such claim,
right or remedy arises in equity, under contract, by statute, under common law
or otherwise.

         10.6. Payments by Lender. Upon any failure by Guarantor to observe or
perform any covenant of this Agreement or if any representation in this
Agreement is or becomes false, Lender may, at its option and in any manner
reasonable under the circumstances, make any advance or incur any expense or
otherwise act in its judgment as may seem advisable to protect Lender's security
interest in any of the Collateral or carry out the covenants of Guarantor or
make true any representation of Guarantor. All advances, costs and expenses
(including reasonable attorney's fees) made, paid or incurred by Lender under
this Agreement for the protection of Lender's security or rights in connection
with the Collateral or in foreclosure proceedings commenced and subsequently
abandoned, or in any dispute or litigation to which Lender or the holder of the
Note may become involved by reason of or arising out of this Agreement, or to
carry out any Obligation of Guarantor, shall be paid by Guarantor to Lender upon
demand with interest from the date of advance or payment, until repaid, at the
maximum default rate provided in the Note. All sums payable by Guarantor to the
Lender under this Section shall be additional Obligations of Guarantor, secured
by the lien of this Agreement. Nothing in this Section shall require Lender to
incur any cost or expense or take any action.

                                       15

<PAGE>

         10.7 Upon the occurrence of an Event of Default, Lender may at its sole
discretion and without prior notice to Guarantor exercise one or more of the
following rights and remedies:

                  (a) Exercise all the rights and remedies upon default, in
foreclosure and otherwise, available to secured parties under the provisions of
the Uniform Commercial Code and other applicable law; or

                  (b) Institute legal proceedings to foreclose upon and against
any lien or security interest granted by this Agreement or any Security
Documents, to recover judgment for all amounts then due and owing as Obligations
secured hereby, and to collect the same out of any of the Collateral or the
proceeds of any sale thereof; or

                  (c) Institute legal proceedings for the sale, under the
judgment or decree of any court of competent jurisdiction, of any or all of the
Collateral; or

                  (d) Through its officers, employees, agents or attorneys,
enter upon any premises where the Collateral or any part of the Collateral may
then be located, and take possession of all or any part thereof and/or render it
unusable; and without being responsible for loss or damage to such Collateral;
or

                  (e) Hold, store and keep idle, or lease, operate, remove or
otherwise use or permit the use of the Collateral or any part thereof, for such
time and upon such terms as Lender may in its sole and complete discretion deem
to be in its own best interest, and demand, collect and retain all rentals,
earnings, and other sums due and to become due in respect of the Collateral from
any party, accounting only for net earnings, if any (unless Collateral is
retained in satisfaction of the Obligations, in which case no accounting will be
necessary), arising from such use (which net earnings may be applied against the
Obligations) and charging against all receipts from the use of the same or from
the sale thereof, by court proceedings or pursuant to subparagraph (f) below,
all other costs, expenses, charges, damages and other losses resulting from such
use; or

                  (f) Sell, lease and dispose of, or cause to be sold, leased
and disposed of, all or any part of the Collateral at one or public or private
sales, leasing or other dispositions, at such places and times and on such terms
and conditions as Lender may deem fit, without any previous demand or
advertisement but with ten (10) days written or oral notification to Guarantor
and the owner of such Collateral of any such sale, lease or other disposition
which the parties deem reasonable. Except as specifically provided, all notice
of sale, lease or other disposition and advertisement, and other notice or
demand, any right or equity of redemption, and any obligation of a prospective
purchaser or lessee to inquire as to the power and authority of Lender to sell,
lease or otherwise dispose of the Collateral or as to the application by Lender
of the proceeds of sale or otherwise, which would otherwise be required or be
available to Guarantor under applicable law are hereby expressly waived by
Guarantor to the fullest extent permitted by such law; or

                                       16
<PAGE>

                  (g) Obtain the appointment of a receiver of the business and
Collateral of Guarantor, and of the leases, rents and profits to be derived
therefrom. Lender's right to appointment of receiver shall not be preconditioned
upon notice or contest and shall be a remedy available without regard to the
adequacy of the security for the Obligations. In addition to any other rights to
which the receiver may be entitled, the receiver shall be authorized to sell,
foreclose or complete foreclosure on all Collateral contemplated by this
Agreement for the Lender's benefit. Guarantor shall remain liable for any
deficiency in full payment of the Obligations notwithstanding the appointment of
any such receiver or any such sale or foreclosure; or

                  (h) Exercise such further rights or remedies provided by any
or all the Security Documents; or

                  (i) Require Guarantor to assemble the Collateral and make it
available to the Lender at any place designated by Lender which is reasonably
convenient to Lender and Guarantor; or

                  (j) Set off against such credit balance or other money now or
hereafter owing to Guarantor by Lender or assignee of Lender. To this extent,
Guarantor hereby grants to Lender, as further security for the Obligations, a
security interest and lien upon any credit balance and money now or hereafter
owing to the Guarantor by Lender or any assignee of Lender, and, in addition,
agrees that Lender may, without prior notice or demand, set off as provided
herein; or

                  (k) Pursue any other remedy provided by law for the collection
of the Obligations or any portion thereof, or for the recovery of any other sum
to which Lender may be or become entitled for the breach of this Agreement by
Guarantor.

         10.8. Conduct of Sale. The Collateral, including any mortgages and
security interests received from Guarantor, may be foreclosed against
individually, collectively or in one or more groups of parcels, from time to
time and in such sequence as Lender may elect. Foreclosure with respect to any
one item shall not constitute a waiver, discharge or other action impairing the
remaining Collateral. For the purpose of this section, "foreclosure" shall
include institution of court proceedings, resort to self-help remedies,
foreclosure by advertisement and all other measures and procedures instituted or
undertaken by Lender for purpose of realization upon any security held by it for
the payment of the Obligations. At any such sale pursuant to this ARTICLE TEN,
whether under the power of sale or by virtue of judicial proceedings, it shall
not be necessary for Lender or a public officer under order of a court to have
present physical or constructive possession of the Collateral to be sold. The
recitals contained in any conveyances and receipts made and given by Lender or
such public officer to any purchaser at any sale made pursuant to this Agreement
shall, to the extent permitted by applicable law, as to Guarantor conclusively
establish the truth and accuracy of the matters therein stated (including,
without limiting the generality of the foregoing, the amounts of the principal
of and interest on the Note, the accrual and nonpayment thereof and
advertisement and conduct of sale in the matter provided herein and by
applicable law); and all prerequisites to such sale shall be presumed to have
been satisfied and performed. Upon any sale hereunder of any of the Collateral
or any interest therein,

                                       17

<PAGE>

the receipt of the officer making such sale under judicial proceedings or of
Lender shall be sufficient discharge to the purchaser for the purchase money,
and such purchaser shall not be obligated to see the application thereof.

         10.9. Notice to Account Debtors. At any time after the occurrence of an
Event of Default, Guarantor shall, at the request of Lender, notify the Account
Debtors or obligors of the security interest of Lender in any accounts
receivable and request direct payment thereof to Lender. Lender may, itself,
after the occurrence of any Event of Default so notify and direct any such
Account Debtor or obligor and may take control of any proceeds to which it may
be entitled as provided above.

         10.10. Application of Proceeds of Collateral. Lender shall apply the
net proceeds of any sale or other disposition of Collateral, after deducting all
costs and expenses of any kind incurred or incidental to the retaking, holding,
preparing for sale, selling, leasing, collecting upon the Collateral, or in any
way relating to the rights of Lender thereunder, including reasonable attorney's
fees and legal expenses, to the payment in whole or in part, in such order as
Lender may elect, to any portion of the Obligations, whether due or not due,
absolute or contingent.

         10.11. Assemble Collateral. Upon the occurrence of an Event of Default,
Guarantor agrees, upon request of Lender, to assemble the Collateral and make
the Collateral available to Lender at any place designated by Lender which is
reasonably convenient to Lender.

         10.12. Rights and Remedies Generally. Any sales of the Collateral may
involve the sale of portions of the Collateral at different times, and at
different locations, and may, at Lender's option, be held at a site different
form the site where the collateral (or any part thereof) is located; and such
sales, at Lender's option, may be in conjunction with or separate form the
foreclosure on any real property Collateral and may be adjourned form time to
time with or without notice. The Lender may, in its sole discretion, cause the
Collateral to remain in the Guarantor's premises, at Guarantor's expense,
pending sale or other disposition of the Collateral. The Lender shall have the
right to conduct such sales on the Guarantor's premises, at Guarantor's expense,
or elsewhere, on such occasion or occasions as the Lender may see fit.

         10.13. Dishonor of Checks. The Lender shall have the right, in
accordance with law, to dishonor checks drawn on deposit accounts maintained by
the Borrower with the Lender. If an Event of Default is existing, the Lender
shall have the absolute right, in its sole discretion, to dishonor checks drawn
on such deposit accounts and to hold such deposit accounts as cash collateral to
secure payment of the Liabilities. Notwithstanding the foregoing, nothing
contained herein shall interfere with the Lender's right under common law to set
off the balances of any such deposit account against the Liabilities.

         10.14. Cumulative Remedies. All remedies provided for in this Agreement
are cumulative and shall be in addition to any and all rights and remedies
provided by law, including the rights of off-set and any lien which may accrue
to Lender by reason of its status as a Lender. The exercise of any right or
remedy by Lender under this Agreement or under any of the Security Documents
shall not constitute a cure or waiver of the Event of Default by Guarantor or

                                       18

<PAGE>

invalidate any act done pursuant to any notice of default, nor prejudice Lender
in the exercise of any of its rights hereunder or under the Security Documents.

         10.15. Cross-Default With Other Agreements. Guarantor expressly
acknowledges and agrees that a default in any of the provisions of this
Agreement shall constitute a default in any other agreement or instrument which
may now or in the future exist between (i) Borrower and Lender; or (2) Guarantor
and Lender and that similarly a breach of any such other agreement or instrument
shall constitute an Event of Default in this Agreement.

         10.16. Costs and Expenses. Guarantor shall reimburse Lender for any
expense incurred by Lender in protecting or enforcing its rights under this
Agreement, including, without limitation, reasonable attorneys fees and court
costs, and all expenses of taking possession, holding, preparing for disposition
and disposing of the Collateral.

         10.17. Court Proceedings. Unless otherwise specifically stated to the
contrary herein or in any instrument or agreement evidencing the Obligations,
Guarantor acknowledges that all Obligations have been or will be incurred for
business purpose, and that Lender will suffer irreparable harm and injury if
disputes hereunder must be the subject of a hearing after Lender demands
immediate possession of the Collateral. After having consulted with counsel of
its choice (or having had the opportunity to consult with such counsel) as to
the effect of this provision, GUARANTOR KNOWINGLY, VOLUNTARILY, AND IRREVOCABLY
WAIVES ALL CONSTITUTIONAL, STATUTORY AND OTHER RIGHTS TO A HEARING BEFORE LENDER
MAY TAKE POSSESSION OF THE COLLATERAL.

                                   11. WAIVERS

         11.1. Guarantor waives demand, notice, protest, notice of acceptance of
this Agreement; notice of any loans made, extensions granted, renewals,
collateral received or delivered, or other action taken in reliance on this
Agreement; all demands and notices in connection with the delivery, acceptance,
performance; notice of nonperformance, default or enforcement of the Note or any
other Obligation; and all other demands and notices of any description.

         11.2. Guarantor waives any defense to the enforcement of this Agreement
or any security for this Agreement arising by reason of:

                  (a) Any present or future laws or orders affecting the terms
of, or Lender's remedies with respect to, any of Debtor's Obligations;

                  (b) The absence or cessation of personal liability of Debtor;

                  (c) The failure of any other person or entity to execute this
Agreement or any other guaranty or agreement;

                  (d) The failure of Debtor or any other guarantor to properly
execute any loan document or otherwise comply with applicable legal formalities;

                                       19

<PAGE>

                  (e) The unenforceability or invalidity of the Obligations or
  the Collateral or the lack of perfection or failure of priority or any other
loss or impairment of any Collateral;

                  (f) Any discharge or release of the Debtor, the Collateral or
  any impairment or suspension of any remedies of Lender, whether resulting from
any act or omission of Lender or by operation of law or otherwise;

                  (g) Any bankruptcy, insolvency, reorganization, or any
  disability or other defense of Debtor with respect to the Obligations or the
Collateral;

                  (h) Any failure of Lender to disclose to Guarantor any
information relating to the financial condition, operations, properties or
prospects of Debtor now or in the future known to Lender (Guarantor waiving any
duty on the part of Lender to disclose such information);

                  (i) Any failure of Lender to monitor proper application of
loan funds or compliance with the loan agreement or other loan documents, or to
preserve, insure or protect any Collateral or any subrogation, contribution or
reimbursement rights of Guarantors;

                  (j) Any other surety defenses under Uniform Commercial Code
Section 3-605 or other law;

                  (k) Any other action by Lender, whether authorized by this
Agreement or otherwise, or any other omission by Lender or other failure of
Lender to pursue, or any delay in pursuing, any other remedy available to
Lender;

                  (l) Any defense to the recovery by Lender against Guarantor of
any deficiency after a nonjudicial sale or other disposition of any Collateral
even though such a sale (or, in the case of Collateral subject to the Uniform
Commercial Code, the failure of such sale to be conducted in a commercially
reasonable manner) may prevent the Guarantor from exercising rights of
subrogation, contribution or reimbursement against Debtor;

                  (m) Any defense resulting from the absence, impairment or loss
of any right of reimbursement, subrogation, contribution or other right or
remedy of Guarantor against Debtor, any other guarantor of the Obligations or
any Collateral, whether resulting from an election by Lender to foreclose upon
the Collateral by nonjudicial sale, or otherwise; or

         11.3. Guarantor waives notice of sale or other disposition of any
Collateral except for any notice otherwise required by applicable law that may
not be effectively waived by Guarantor. Guarantor acknowledges and agrees that
real estate Collateral may be foreclosed by advertisement and, in such event, no
hearing is involved and the only notice required is to publish notice in a local
newspaper and to post a copy of the notice on the Premises. Guarantor also
acknowledges and agrees that Lender may proceed as to both the real and personal
Collateral in connection with a foreclosure by advertisement or judicial
foreclosure. Guarantor voluntarily, intelligently, and knowingly waives all
rights under the federal and Michigan laws and constitutions to any notice or
hearing in connection with any foreclosure, except as expressly set forth in the
Michigan statutes providing for foreclosure.

                                       20

<PAGE>

                               12. INDEMNIFICATION

         Without limitation of other duties of Guarantor or remedies of Lender
under this Agreement, Guarantor shall indemnify, defend and hold Lender harmless
from and against, and shall pay on demand, any and all losses, liabilities,
damages, and expenses (including reasonable attorney's fees) suffered or
incurred by Lender as a result of any failure of any of the Obligations to be
the legal, valid and binding obligations of Debtor, enforceable against Debtor
in accordance with their terms.

                                   13. NOTICES

         Except as to notices where the manner of service is prescribed by
statute or court rule, any notice, demand or communication (collectively,
"Notice") under or in connection with this Agreement or any other Security
Document shall be deemed effective if made in writing (including
telecommunications) and delivered to the recipient's address or telecopier
number by any of the following means:

                  (a) Hand delivery;

                  (b) registered or certified mail, postage prepaid and return
                      receipt requested;

                  (c) first class mail, postage prepaid;

                  (d) Federal Express, Airborne Express or like nationally
                      recognized overnight courier service; or

                  (e) telecopy (facsimile transmission), confirmed by first
                      class mail, postage prepaid.

Notice made in accordance with this Section shall be deemed delivered upon
receipt if delivered by hand or facsimile transmission; two (2) business days
after mailing if mailed by first class, registered or certified mail; or one (1)
business day after mailing or deposit with an overnight courier service if
delivered by express mail or overnight courier. The Notice should be addressed
to Guarantor at its address in Recital C, and to Lender at the address stated on
the first page of this Agreement. Any party may change the address to which
Notices are to be sent by notice in writing to all the parties to this
Agreement, in accordance with the foregoing. Guarantor shall promptly notify
Lender in writing of any change in its mailing address as set forth in Recital
C. Nothing in this Section requires Lender, or shall be interpreted as requiring
Lender, to provide notice to Guarantor where such Notice was waived or not
required under other Sections of this Agreement or by law.

                                  14. CAPTIONS

         The caption or titles to sections of this Agreement are provided for
the sake of convenient reference only, and are not part of this Agreement. They
shall not be relied upon to explain, modify or interpret this Agreement.

                                       21

<PAGE>

                                15. MICHIGAN LAW

         Any proceeding under this Agreement or the enforcement of any rights
conferred on Lender under its terms shall be governed, construed and enforced in
accordance with the laws of the State of Michigan where this Agreement and the
Note secured by it have been made, executed and delivered.

                                 16. SUCCESSORS

         Subject to the provisions of this Agreement, each of the covenants and
obligations of this Agreement shall be binding upon and inure to the benefit of
the parties to this Agreement, and their respective legal representatives,
successors and assigns.

                         17. GENDER AND JOINT LIABILITY

         The gender of terms used in this Agreement shall be deemed to include
every other gender as appropriate. The singular shall include the plural, and
the plural shall include the singular. If more than one person or entity signs
this Agreement (or acts as a guarantor pursuant to a separate document), their
liability shall be joint, joint and several, and several.

                                    18. VENUE

         If a suit, action or proceeding is brought by or against the Lender
with respect to this Agreement, the Note, any of the Security Documents, or with
respect to the loan relationship between the Lender and Debtor, the parties
agree that such suit, action or proceeding may be brought in courts having
jurisdiction in Oakland County, Michigan, i.e., Oakland County Circuit Court or
the United States District Court for the Eastern District of Michigan. The
parties submit to the exclusive jurisdiction of such courts for the purpose of
such suit, action or proceeding. The parties irrevocably waive any objection
which they may now or in the future have to the venue of any such suit, action
or proceeding and irrevocably waive any claim that any such suit, action or
proceeding brought in such court has been brought in an inconvenient forum.
Guarantor irrevocably consents to service of process in any suit, action or
proceeding in such court by the mailing of the pleadings by registered or
certified mail, postage prepaid, to Guarantor's address as set forth in Recital
C of this Agreement.

                            19. FURTHER ASSURANCES.

         Upon Lender's request from time to time, all parties to this Agreement
shall make, execute, acknowledge and deliver any and all documents, instruments
or other written undertakings, and shall take all such further action, as in
each case may be required to carry out the intent and purpose of this Agreement
and to provide for the payment and securing of the Obligations according to the
intent and purpose expressed in this Agreement and Security Documents.

                                       22
<PAGE>

                            20. CONTINUING WARRANTIES

         All warranties and representations made by Guarantor under this
Agreement, or by Guarantor in connection with the consummation of the
transactions contemplated in this Agreement, shall survive the termination of
this Agreement and the payment of the Note and shall continue in full force and
effect until full payment and complete discharge of all of the Obligations.

                               21. TIME OF ESSENCE

         Time is of the essence with regard to each and every provision of the
Agreement.

                                22. COUNTERPARTS

         This Agreement may be signed in any number of counterparts with the
same effect as if the signatures were upon the same instrument. This Agreement
may be signed in more than one document, and all such documents shall be deemed
an original.

                           23. COVENANT INDEPENDENCE.

         Each provision in this Agreement shall be deemed to be independent of
any other provision, and an exception in one provision shall not create an
exception in another provision.

                             24. PARTIAL ILLEGALITY.

         The invalidity of any of the provisions or clauses in this Agreement
shall not affect any remaining provisions, clauses or applications which can be
given effect without the invalid provision or clause. To this end the provisions
of this Agreement are declared to be severable.

                          25. WAIVERS AND FORBEARANCE.

         No forbearance by Lender in exercising any of its rights or remedies
under this Agreement or any Security Document, nor any renewal, extension, or
rearrangement of any payment to be made under any Note, nor any acceptance by
Lender of any payment in an amount less than the amount then due shall
constitute a waiver of any of the terms or of any of Lender's rights or remedies
under this Agreement or any Security Document. The Lender shall not by any act
or omission or commission be deemed to waive any of its rights or remedies, or
any Event of Default, unless such waiver is in writing and signed and delivered
by an officer of the Lender and then only to the extent specifically set forth
in the writing. No waiver of any Event of Default or indulgence by Lender shall
operate as a waiver of the same Event of Default on a future occasion, or as a
waiver of any other Event of Default. No delay on the part of the Lender in the
exercise of any right or remedy shall operate as a waiver. No single or partial
exercise by Lender of any right or remedy shall preclude any future exercise of
it or the exercise of any other right or remedy.

                                       23

<PAGE>

                                   26. RELEASE

         In consideration of the Lender making or continuing the loans to the
Debtor, the Guarantor(s) do each waive, release and affirmatively agree not to
allege or otherwise pursue any and all defenses, affirmative defenses,
counterclaims, claims, causes of action, set-offs or other rights that they may
have, or claim to have for any and all claims, harm, injury and damage of any
and every kind, known or unknown, legal or equitable, which any of the
Guarantor(s) have against the Lender from the date of Guarantor's first contact
with Lender up to the date of this Agreement. Guarantor(s) confirm to Lender
that they have reviewed the effect of this waiver, release and covenant not to
sue with competent legal counsel of their choice, or have been afforded the
opportunity to do so, prior to the execution of this Agreement and each
acknowledge and agree that Lender is relying upon this agreement in extending or
continuing the loans to Debtor.

                             27. LENDER'S LIABILITY

         The Guarantor agrees that he shall have been deemed to have permanently
and conclusively waived any right to pursue any or all defenses, affirmative
defenses, counterclaims, claims, causes of action, set-offs or other rights that
he may have, or claim to have, against the Lender unless a written notice
specifically setting forth the grievance of the Guarantor shall have been given
to the Lender within thirty (30) days after the occurrence of the event which
the Guarantor alleges gave rise to the grievance. Nothing in this section, or in
any other provision of this Agreement shall grant, or be deemed to grant,
standing to Guarantor to assert the rights or claimed rights of Debtor against
Lender under the Loan Agreement or otherwise. The Guarantor confirms to Lender
that he has reviewed the effect of this limitation of remedies with competent
legal counsel of his choice, or has been afforded the opportunity to do so,
prior to signing this Agreement and acknowledges and agrees that the Lender is
relying upon this limitation of remedies in extending or continuing the loans to
Debtor.

                            28. WAIVER OF JURY TRIAL

         The Guarantor knowingly, voluntarily and intelligently waives his
constitutional and all other rights to a trial by jury in any action,
proceeding, cross-claim or counterclaim (1) arising out of or in any way
connected with this Agreement, the Loan Agreement, any Security Document or
other document contemplated by the Loan Agreement, (2) relating directly or
indirectly to transactions under this Agreement or the Loan Agreement, or (3)
which relates in any way to the conduct of the loan or any other relationship
between or among Guarantor, Debtor and Lender. The Guarantor agrees that any
litigation between or among the Guarantor, Debtor and Lender shall be referred
by a court of competent jurisdiction sitting without a jury. The Guarantor shall
not attempt to circumvent this waiver by seeking to consolidate lawsuits, or by
any other procedure. Lender shall not be deemed to have relinquished the benefit
of this waiver of jury trial unless such relinquishment is in a written
instrument signed by the President of Lender. The Guarantor confirms to Lender
that he has reviewed the effect of this waiver of jury trial with competent
legal counsel of his choice, or has been afforded the opportunity to do so,
before signing this Agreement and acknowledges and agrees that Lender is relying
upon this waiver in extending or continuing the loans to Debtor.

                                       24

<PAGE>

         Guarantor has executed this Agreement as of the date set forth above.

                                      BY SIGNING BELOW, I
                                      ACKNOWLEDGE I HAVE READ AND
                                      UNDERSTAND THIS AGREEMENT,
                                      AND I AGREE TO BE BOUND BY
                                      THE PROVISIONS OF THIS
                                      AGREEMENT INCLUDING THE
                                      WAIVER OF MY RIGHT TO A
                                      JURY TRIAL.

WITNESS:                              "GUARANTOR"
                                      COMTRUST, LLC,
                                      a Michigan limited liability company

                                      By:    Its Sole Member,
                                             Superior Consultant Company, Inc.,
                                             a Michigan corporation

                                      By:
----------------------                ---------------------------------
                                             Richard D. Helppie
                                      Its:   Chief Executive Officer

                                       25Exhibit 10

Exhibit 10.30  

COMMERCIAL PROPERTY
MANAGEMENT AGREEMENT 

ONE FINANCIAL PLAZA 

May 23, 2003 

TABLE OF CONTENTS  

		 	
Page	 
	Article I    
EXCLUSIVE AGENCY	 	4	 
	   Section 1.1	 	Appointment	 	4	 
	
Article II    TERM OF AGREEMENT	 	
4	 
	   Section 2.1	 	Initial Term: Option to Renew	 	4	 
	   Section 2.2	 	Owner Rights Regarding Termination	 	5	 
	   Section 2.3	 	Manager Rights Regarding Termination	 	5	 
	   Section 2.4	 	Force Majeure; Cure Rights	 	6	 
	   Section 2.5	 	Continuing Obligations Upon Termination	 	6	 
	   Section 2.6	 	No Leasing Obligations	 	7	 
	
Article III    BUSINESS PLAN, BUDGET AND ACCOUNTING	 	
7	 
	   Section 3.1	 	Preparation of Budget	 	7	 
	   Section 3.2	 	Accounting	 	7	 
	   Section 3.3	 	Books and Records	 	7	 
	   Section 3.4	 	Reports to Owner	 	7	 
	   Section 3.5	 	Financial Information	 	8	 
	   Section 3.6	 	Method of Accounting	 	8	 
	
Article IV    MANAGEMENT OF PROJECT	 	
8	 
	   Section 4.1	 	General Duties and Responsibilities	 	8	 
	   Section 4.2	 	Construction	 	9	 
	   Section 4.3	 	Limitation of Authority	 	9	 
	
Article V    METHODS OF OPERATION	 	
10	 
	   Section 5.1	 	Contracts	 	10	 
	   Section 5.2	 	Compliance with Laws	 	10	 
	   Section 5.3	 	Licenses and Permits	 	10	 
	   Section 5.4	 	Hazardous Materials	 	10	 
	   Section 5.5	 	Employees	 	11	 
	   Section 5.6	 	Legal Counsel	 	11	 
	
Article VI    INFORMATION TO BE PROVIDED BY OWNER	 	
12	 
	   Section 6.1	 	Information	 	12	 
	
Article VII    FINANCIAL MATTERS	 	
12	 
	   Section 7.1	 	Bank Accounts	 	12	 
	   Section 7.2	 	Audits	 	12	 
	
Article VIII    INSURANCE AND INDEMNIFICATION	 	
13	 
	   Section 8.1	 	Indemnity and Subrogation	 	13	 
	   Section 8.2	 	Project Insurance	 	14	 
	   Section 8.3	 	Manager's Responsibilities	 	16	 
	   Section 8.4	 	Employee Insurance	 	16	 

	Article IX    
COMPENSATION OF MANAGER	 	16	 
	   Section 9.1	 	Management Fee	 	16	 
	   Section 9.2	 	Additional Compensation	 	16	 
	   Section 9.3	 	Employee Compensation	 	16	 
	   Section 9.4	 	Management Office	 	17	 
	   Section 9.5	 	Out-of-Pocket Expenses	 	17	 
	   Section 9.6	 	Method of Payment	 	17	 
	
Article X    GENERAL PROVISIONS	 	
18	 
	   Section 10.1	 	Independent Contractor	 	18	 
	   Section 10.2	 	Notices	 	18	 
	   Section 10.3	 	Attorney's Fees	 	18	 
	   Section 10.4	 	Assignments	 	18	 
	   Section 10.5	 	Amendments	 	18	 
	   Section 10.6	 	Entire Agreement	 	18	 
	   Section 10.7	 	Governing Law; Venue	 	18	 
	   Section 10.8	 	Cooperation and Assistance	 	18	 
	   Section 10.9	 	Waiver	 	19	 
	   Section 10.10	 	Severability	 	19	 
	   Section 10.11	 	No Obligation to Third Party	 	19	 
	   Section 10.12	 	Captions	 	19	 
	   Section 10.13	 	Time of Essence	 	19	 
	   Section 10.14	 	Counterparts	 	19	 
	   Section 10.15	 	Non-Discrimination	 	19	 
	   Section 10.16	 	Certain Interpretative Matters	 	19	 
	
EXHIBIT "A"    DESCRIPTION OF PROJECT	 	
21	 
	
EXHIBIT "B"    INFORMATION TO BE PROVIDED BY OWNER	 	
22	 
	
EXHIBIT "C"    MANAGEMENT FEE	 	
23	 
	
EXHIBIT "D"    CONSTRUCTION MANAGEMENT FEES	 	
24	 

COMMERCIAL PROPERTY MANAGEMENT
AGREEMENT 
(multi-tenant office
building)  

THIS COMMERCIAL PROPERTY
MANAGEMENT AGREEMENT (the “Agreement”) is dated as of May 23, 2003, and is
entered into by and between EBS BUILDING, L.L.C., a Delaware limited
liability company (“Owner”), and COLLIERS TURLEY MARTIN TUCKER CO., a
Missouri corporation(“Manager”). 

BACKGROUND 

        A.    Owner
owns that certain real estate project improved with buildings and related parking
facilities and common areas commonly known as One Financial Plaza which is more
particularly described on Exhibit “A” of this Agreement
and hereinafter referred to as the “Project”.  

        B.    Owner
desires to engage Manager as Owner’s exclusive agent to manage and operate the
Project, and Manager desires to accept such engagement upon the terms set forth herein.  

        C.    This
Agreement shall be subject and subordinate to any deed of trust encumbering the Project
and, at the option of the beneficiary of any such deed of trust or any transferee of
title to the Project by virtue of foreclosure of the lien of such deed of trust, Manager
shall attorn to and recognize such beneficiary or transferee as the successor to Owner of
the Project, and Manager shall thereupon continue to perform Manager’s covenants
hereunder.  

STATEMENT OF AGREEMENT 

In consideration of the foregoing
recitals and the mutual promises and covenants contained herein, Owner and Manager agree
as follows: 

ARTICLE I 
EXCLUSIVE AGENCY  

        Section
1.1  Appointment. Owner hereby appoints Manager as the manager of
the Project and Manager hereby accepts such appointment, upon the terms, covenants and
conditions set forth herein. Manager, or an affiliate of Manager, currently serves as the
exclusive leasing agent for the Project. In the event any third party succeeds Manager as
such leasing agent, Manager agrees to use reasonable efforts and to cooperate with Owner’s
leasing agent for the Project, all at no additional cost to Owner.  

ARTICLE II
TERM OF AGREEMENT  

        Section
2.1  Initial Term: Option to Renew. Except as provided in Section
2.2 below, the term of this Agreement for all management activities shall commence on May
21, 2003. The term of this Agreement shall continue through and including May 31, 2005.
Owner shall thereafter have successive option rights to extend the term of this Agreement
for consecutive, additional periods of one (1) year each, but in no event shall this
Agreement survive that certain Members Agreement dated as of September 26, 1997 (the
“Members Agreement”). Each such renewal of this Agreement shall be automatic
unless either party provides written notice to the other of its election to terminate
this Agreement not less than ninety (90) days prior to the initial term or succeeding
option term, as the case may be.  

        Section
2.2  Owner Rights Regarding Termination. Notwithstanding the
provisions of Section 2.1 above, this Agreement shall terminate upon the happening of any
of the following:  

                
(a)    Closing
of the sale or exchange by Owner of the Project or Owner’s rights to collect the
income therefrom, unless the transferee elects prior to such closing and by written
notice to Manager to assume the obligations of Owner pursuant to this Agreement accruing
subsequent to such closing, and Manager consents to such assumption. If less than the
entire Project is sold or exchanged, such termination shall apply only to the portions
sold or exchanged.  

                
(b)    The
fifteenth (15th) day after written notice from Owner to Manager to terminate this
Agreement and remove Manager for “just cause.” For purposes of this Section
2.2(b), “just cause” shall mean any one or more of the following: (i) Manager’s
negligence, willful misconduct, fraud or misappropriation of funds; (ii) Manager’s
failure to promptly and in good faith comply with Owner’s reasonable instructions or
directions in connection with the Project; or (iii) Manager’s failure to carry out
its duties hereunder or its material breach of this Agreement, including any violation by
Manager, of applicable law.  

                
(c)    Immediately
upon the dissolution of Manager; the filing by or against Manager of a petition seeking
the adjudication of Manager as a bankrupt; the appointment of a receiver to take
possession of Manager’s assets or any substantial portion thereof; or any assignment
by Manager for the benefit of its creditors.  

                
(d)    Without
cause with sixty (60) days prior written notice to Manager, provided however that Manager
shall be entitled to the cancellation fee set forth in Section 2.3(a) below.  

        Section
2.3 Manager Rights Regarding Termination. 

                (a)    In
the event of a termination of this Agreement pursuant only to Section 2.2(d) above, Owner
shall pay to Manager in consideration of such termination and prior to the effective date
of such termination, an amount (in addition to such other amounts as are accrued and
unpaid to Manager as of the effective date of termination) equal to two (2) months
management fee, as a cancellation fee hereunder.  

                
(b)    Notwithstanding
the provisions of Section 2.1 above, this Agreement shall terminate upon the happening of
any of the following:  

                        
(i)       The
fifteenth (15th) day after written notice from Manager to Owner to terminate this
Agreement for “just cause”. For purposes of this Section 2.3(b)(i), “just
cause” shall mean any one or more of the following occurrences adversely affecting
the ability of Manager to perform its duties or imposing a risk of liability on Manager:
any finding that all or any portion of the Project, or any sale, rental or other
disposition thereof, or any act or failure to act by Owner, does not comply with, or is
in violation of, the requirements of any law, rule, regulation, statute, ordinance or
requirement of any governmental entity or authority; Owner’s failure to provide
Manager with information, documents, signatures, authorizations, or any other item
required that may be necessary or appropriate for Manager to carry out its duties under
this Agreement or Owner’s failure to provide to Manager sufficient funds, as needed,
to pay all fees and expenses of Manager to be paid pursuant to this Agreement and all
costs and expenses of the Project to be paid by Manager on behalf of Owner pursuant to
this Agreement.  

                        
(ii)       Immediately
upon the dissolution of Owner; the filing by or against Owner of a petition seeking the
adjudication of Owner as a bankrupt; the appointment of a receiver to take possession of
the Project or any substantial portion of Owner’s assets; or any assignment by Owner
for the benefit of creditors.  

                        
(iii)       Without
cause with sixty (60) days prior written notice to Owner.  

        Section
2.4  Force Majeure; Cure Rights.  

                (a)     The
obligations of Owner and of Manager under this Agreement (except the obligation of Owner
to provide funds to Manager for the timely payment of fees and expenses of Manager and
expenses of the Project to be paid by Manager on behalf of Owner pursuant to this
Agreement) shall be excused for that period of time that Owner or Manager, as applicable,
cannot fulfill such obligations by reason of delays beyond its control, including without
limitation acts of God, inclement weather, war, insurrection, labor strikes, inability to
obtain necessary materials or supplies, inability to obtain necessary permits, licenses
or approvals, or any other event commonly included within the definition of force
majeure.  

                (b)    Notwithstanding
the provisions of Sections 2.2(b) and 2.3 above, in the event of written notice of
termination for “just cause”, this Agreement shall not terminate if the party
receiving such notice cures the alleged breach (other than willful misconduct or fraud,
neither of which shall be subject to cure) within the fifteen (15) day notice period (or,
for any nonmonetary breach which cannot be cured within such fifteen (15) day period,
provided that the defaulting party commences such cure within the 15-day period and
thereafter diligently and continuously prosecutes such cure to completion).  

        Section
2.5  Continuing Obligations Upon Termination. Upon the termination
of this Agreement by any means (but subject to Owner’s rights of set off for any
claims of Owner under section 2.2(b)):  

          
      (a)    Owner
shall remain bound by all contracts entered into by Manager in the name of Owner within
the limitations contained in this Agreement and hereby agrees and acknowledges that it
shall remain obligated to the Manager for all management fees earned by the Manager
through the date of termination and for all reimbursements due to the Manager pursuant to
this Agreement.  

                
(b)    Manager
shall remain obligated:  

                        
(i)       To
render to Owner a final accounting of income and expenses of the Project as provided in
this Agreement.  

                        
(ii)       To
deliver to Owner all income and all security deposits from the Project which have been
entrusted to Manager and not previously refunded after reimbursement of all expenses and
payment of all management fees which Manager is entitled to receive.  

                        
(iii)       To
deliver to Owner all keys, books and records, contracts, leases, receipts, unpaid bills
and other documents relative to the Project which are in Manager’s possession or
have otherwise been entrusted to Manager and have not been previously returned.  

                        
(iv)       To
use reasonable efforts and to cooperate with Owner (and at no additional cost to Owner)
to cause an orderly transition of the management of the Project without detriment to the
rights of Owner or to the continued management of the Project.  

        Section
2.6  No Leasing Obligations. Manager shall have no leasing and/or
marketing rights and shall have no claims as broker with respect to the Project under
this Agreement.  

ARTICLE III 
BUSINESS PLAN, BUDGET
AND ACCOUNTING  

        Section
3.1  Preparation of Budget. Manager shall prepare and submit to
Owner a business plan and proposed budget for the operation, repair and maintenance of
the Project for the forthcoming fiscal year. The business plan and proposed budget for
the 2004 fiscal year shall be delivered to Owner by not later than October 15, 2003.  Thereafter,
each subsequent business plan and proposed annual budget shall be delivered to Owner by
no later than October 15 of the then immediately preceding year. Owner will consider each
proposed budget and will consult with Manager in the period prior to the commencement of
the forthcoming fiscal year in order to agree upon an “Approved Budget.” 

        Section
3.2  Accounting. Manager shall use diligence and employ reasonable
efforts to assure that the actual costs of managing, maintaining and operating the
Project do not exceed the Approved Budget. During the fiscal year Manager shall inform
Owner of any material increases in costs and expenses that were not reflected in the
Approved Budget and shall secure Owner’s prior approval for any expenditure that
will result in an increase of whichever of the following is greater (herein considered a
“material increase”): in excess of ten percent (10%) of the annual budgeted
amount in any one accounting category of the Approved Budget or $10,000.00.  

        Section
3.3  Books and Records. Manager shall maintain accurate books and
records for the Project on a segregated basis (not combined with other properties), in
accordance with generally accepted accounting principles, consistently applied, with
complete supporting documentation to ensure that all entries in the books and records are
accurate and complete. Such books and records shall be maintained by Manager at its
address stated herein or at such other location as may be mutually agreed upon in
writing. Manager shall take all necessary and prudent steps to exercise such control over
accounting and financial transactions so as to protect Owner’s assets from theft or
fraudulent activity on the part of Manager’s employees.  

        Section
3.4  Reports to Owner. Manager shall, by the twentieth (20th) day
of each month, furnish to Owner an accounting of receipts and disbursements for the
immediately preceding month. Such accounting shall show collections, delinquencies,
uncollectible items, vacancies and other matters pertaining to the management, operation
and maintenance of the Project during the month (the “Monthly Report”). The
accounting shall also include a comparison of monthly and year-to-date actual income and
expense with the Approved Budget for the Project and such other information as reasonably
requested by Owner. In addition, if such funds are not in the Owner’s account,
Manager shall remit to Owner all unexpended funds, after deducting the management fees
and reimbursements due to Manager and a reserve for contingencies in the amount set forth
in the Approved Budget or as may be otherwise agreed to from time to time by Owner and
Manager, along with such accounting.  

        Section
3.5  Financial Information. Manager shall maintain, and supply to
Owner upon written request, copies of:  

                
(a)    All
bank statements, bank deposit slips and bank reconciliations;  

                
(b)    Detailed
cash receipts and disbursement records;  

                
(c)    Paid
invoices;  

                
(d)    Summaries
of adjusting journal entries; and  

                
(e)    Any
other information on the Project in Manager’s possession requested by Owner.  

        Section
3.6  Method of Accounting. All financial statements and reports
required hereunder will be prepared on a cash basis in accordance with generally accepted
accounting principles, consistently applied.  

ARTICLE IV 
MANAGEMENT OF PROJECT  

        Section
4.1  General Duties and Responsibilities. Manager shall manage,
operate and maintain the Project in accordance with generally accepted principles of
sound property management using all due diligence and prudence in performing its duties
and otherwise in accordance with the general standards set forth in this Article IV.
Without limiting the generality of the foregoing, Manager’s functions hereunder
shall include the following:  

                
(a)    Manager
shall use reasonable efforts to collect all rents and other charges which may become due
at any time from any tenant or from others for services provided in connection with or
for the use of the Project or any portion thereof. All funds received by Manager for or
on behalf of Owner (less any sums properly deducted by Manager pursuant to any of the
provisions of this Agreement) shall be deposited in a bank selected by Owner in a special
account maintained by Manager in the name of and at the expense of Owner for the deposit
of funds of Owner.  

                
(b)    Manager
shall, in the name of and at the expense of Owner, make or cause to be made such ordinary
repairs and alterations as Manager may deem advisable or necessary to the improvements on
the Project, subject to and within the limitations of the Approved Budget; provided,
however, that Manager shall not expend more than Twenty Thousand Dollars ($20,000) for
any one item of repair or alteration without Owner’s prior written approval, except
emergency repairs if, in the reasonable opinion of the Manager, such repairs are
necessary to protect the Project from further damage or to maintain services to tenants
as called for in their leases. The authority provided to Manager in this paragraph shall
not extend to capital improvements or the associated tenant finish, refurbishing and
rehabilitation or remodeling areas covered by new leases. The latter expenditures are
subject to the Owner’s prior approval which shall be given at the time of the
execution of new leases. Manager shall promptly inform Owner of material increases (as
defined herein) in repair and maintenance costs not reflected in the Approved Budget.  

                
(c)    Manager
shall, in the name of and at the expense of Owner, contract for those utilities, and
other building operation and maintenance services and parking facility management that
Manager shall deem advisable; provided that all service contracts shall be for a term
cancelable upon thirty (30) days advance notice without penalty, with the exception of
elevator and alarm monitoring contracts, without prior written approval of Owner and the
cost of all such services shall be included in the Approved Budget or otherwise approved
in writing in advance by Owner. Manager shall at Owner’s expense, purchase and keep
the Project furnished with all reasonably necessary supplies. All services provided to
the Project by parties other than Manager shall be provided pursuant to valid, bona fide
contracts entered into on an arms-length basis and after competitive bidding conducted by
Manager. Manager shall disclose to Owner any and all affiliations between Manager or
Manager’s affiliates, employees or owners, and other actual or prospective service
providers, and their affiliates, employees or owners. If Manager makes no such disclosure
as to any such service provider, Manager shall be deemed to have represented and
warranted that no such affiliation exists. Owner and Manager acknowledge that as of the
date hereof, Manager is providing exclusive leasing services to Owner for the Project
subject and pursuant to the terms and conditions of that certain Exclusive Listing
Agreement dated April 21, 2000, as from time to time amended (the “Leasing Agreement”).  

                
(d)    Subject
to the provisions of Section 7.3 below, Manager shall pay at the expense of Owner, from
the account or accounts provided for in Section 7.1 below or from funds otherwise
provided by Owner, expenses of the Project, including without limitation real and
personal property taxes, payments due under service contracts, utilities, materials and
supplies necessary for the operation of the Project, and such other expenses as may be
incurred in connection with the operation and management of the Project in the ordinary
course of business or as set forth under this Agreement..  

        Section
4.2  Construction. Manager shall manage all construction activity
at the Project, including tenant finish work, repairs, maintenance and capital
improvements and Manager shall complete such work in a workmanlike manner in keeping with
an office tower of the same class as the Project. Such work shall be completed in
accordance with plans and specifications approved by Owner.  

        Section
4.3  Limitation of Authority. Notwithstanding any provision in
this Agreement to the contrary, Manager shall not without the prior approval of Owner:  

                
(a)              Enter
into any agreement to lease, convey or otherwise transfer or pledge or           encumber
the Project or any other property or asset of Owner;  

                
(b)              Institute
or defend lawsuits except as otherwise provided herein or other legal
          proceedings on behalf of Owner;  

                
(c)              Pledge
the credit of Owner (except for purchases made in the ordinary course of
          operating the Project or as otherwise contemplated pursuant to this Agreement);
          or  

                
(d)              Borrow
money or execute any promissory note or deed of trust, security           agreement,
guaranty or other encumbrance in the name of or on behalf of Owner.  

ARTICLE V 
METHODS OF OPERATION  

        Section
5.1  Contracts. All service contracts, and (to the extent they are
within the scope of Manager’s duties under this Agreement) all contracts for capital
improvements and all contracts for the improvement, refurbishing or remodeling of tenant
spaces (“Contracts”) which (a) cover expenditures included within the Approved
Budget, or, are required by any approved lease, or, are otherwise approved in advance by
Owner, and (b) may be with affiliates of Manager, and (c) meet the criteria set forth
hereunder for such Contracts or are approved in advance by Owner or otherwise meet
criteria established by Owner for such Contracts, shall be executed by Manager in the
name of, and as agent for Owner. Any or all such Contracts shall be subject to Owner’s
prior approval. If required, any or all Contracts shall be executed by Owner. All
Contracts shall be with such contractors and service providers as Manager may select from
time to time. Upon any termination of this Agreement, to the extent necessary, Manager
shall assign all Contracts executed by Manager to Owner. Owner will provide Manager with
any additional documentation reasonably necessary to establish Manager’s authority
to act as required hereunder. Upon termination of this Agreement, Owner agrees to
specifically assume Contracts that are in the name of Manager. Notwithstanding anything
to the contrary contained in this Section 5.1, all contracts entered into by Manager or
presented to Owner by Manager shall be subject to the requirements of Section 4.1(c).  

        Section
5.2  Compliance with Laws. Subject to the other provisions of this
Agreement, at Owner’s expense, Manager shall use reasonable efforts to cause the
Project to comply with federal, state and municipal laws, all known ordinances,
regulations and orders relative to the use, operation, repair and maintenance of the
Project and with the rules, regulations or orders of the local Board of Fire Underwriters
or other similar body. Manager shall use reasonable efforts to remedy the violation of
any such law, ordinance, rule, regulation or order of which it has actual knowledge and
which violation occurs after the date hereof, at Owner’s expense. Expenses incurred
in so complying and in correcting any such violation shall be included in the Approved
Budget or otherwise approved in advance by Owner. At Owner’s expense, and if
requested in writing by Owner, Manager shall comply with all terms and conditions
contained in any ground lease, mortgage, deed of trust or other security instruments
affecting the Project of which Manager has actual knowledge and for remedying any breach
thereof. Notwithstanding the foregoing, however, Manager’s responsibilities under
this Section shall not extend to matters as to which the expenditure of Owner’s
funds is required but disapproved by Owner or such funds are not made available by Owner.  

        Section
5.3  Licenses and Permits. Manager shall apply for and obtain and
maintain in the name and at the expense of Owner all licenses and permits required of
Owner or Manager in connection with the management and operation of the Project. Owner
agrees to execute and deliver any and all applications and other documents and to
otherwise cooperate to the fullest extent with Manager in applying for, obtaining and
maintaining such licenses and permits.  

        Section
5.4  Hazardous Materials. Owner acknowledges and understands that
Manager is not qualified to evaluate the presence or absence of hazardous or toxic
substances waste, materials, electromagnetic fields or radioactive materials upon,
within, above or beneath the Project, compliance with hazardous materials or waste laws,
rules and regulations; or the clean-up or remediation of hazardous materials spills or
contamination. Accordingly, notwithstanding the provisions of Section 5.2 above, Manager’s
obligations to Owner with respect to the presence of hazardous or toxic substances,
waste, materials, electromagnetic fields or radioactive materials upon, within, above or
beneath the Project (hereinafter collectively “Hazardous Materials”) and/or
with the compliance and enforcement of federal, state and local laws, rules, regulations,
ordinances, and requirements relating to Hazardous Materials (hereinafter collectively
“Hazardous Materials Laws”) shall be subject to, conditioned upon, and limited
by the following:  

                (a)    In
no event will the Manager make an independent determination as to the presence or absence
of Hazardous Materials or whether the Project or any particular tenant space is in
violation or compliance with any Hazardous Materials Laws. The Manager’s sole
responsibility shall be to act, at the direction of the Owner or Owner’s
environmental consultant, to (i) undertake, on the Owner’s behalf and at the Owner’s
expense, necessary actions for the Owner to comply with Hazardous Materials Laws in
accordance with the environmental recommendations contained in the environmental
assessment report, and/or (ii) seek, on the Owner’s behalf and at the Owner’s
expense, to enforce a tenant’s compliance with any Hazardous Materials Laws in
accordance with the environmental consultant’s recommendations contained in the
environmental assessment report.  

                (b)    The
Manager shall have absolutely no responsibility or obligation with respect to the
clean-up and remediation of any spill or contamination of any Hazardous Materials upon,
beneath or within all or any portion of the Project, not caused by Manager, its
contractors, employees, agents or invitees.  

        Section
5.5  Employees. Manager shall have in its employ or under separate
contract at all times a sufficient number of capable employees enabling it to properly,
adequately, safely and economically manage, operate and maintain the Project. All matters
pertaining to the employment, supervision, compensation, promotion and discharge of such
employees, as well as union negotiations and compliance with laws and regulations dealing
with employee matters, are the responsibility of the Manager, which is in all respects
the employer of such employees. In the event that any expenses, including salaries and
any management office maintained by Manager, are attributable in part to the Project and
in part to other properties managed by Manager, such expenses shall be prorated and
apportioned between the respective properties on a reasonable basis, provided, however,
that no such expenses attributable to Manager’s leasing obligations under the
Leasing Agreement shall be prorated to the Project, it being understood and agreed that
all of Manager’s leasing personnel expenses shall be governed by the terms and
conditions of the Leasing Agreement. All employees of Manager who handle or are
responsible for Owner’s funds shall be covered by a fidelity bond. The amount of
such bond shall be reasonably determined by Owner and the premium therefore shall be a
cost of the Owner.  

        Section
5.6  Legal Counsel. Manager shall, upon prior approval by Owner
and at Owner’s request and expense, engage counsel and cause legal proceedings to be
instituted as may be necessary to enforce payment of rent and compliance with provisions
of tenant leases, or to dispossess tenants. Manager shall use legal counsel selected
and/or retained by Owner to assist as necessary in contract preparation and negotiation,
to provide legal advice in connection with management issues at the Property, and to
institute legal proceedings. All compromises, settlements, or legal proceedings shall be
subject to the prior approval of Owner. Attorneys’ fees and costs incurred in any of
the foregoing shall be expenses of the Project. Owner and Manager shall agree upon a
reasonable projection for the attorneys’ fees and costs in the Approved Budget.  

ARTICLE VI 
INFORMATION TO BE
PROVIDED BY OWNER  

        Section
6.1  Information. Within five (5) business days after execution
and delivery of this Agreement, to extent available to Owner, Owner shall provide to
Manager all information listed in Exhibit “B” attached
hereto and incorporated herein by reference, for Manager’s use in connection with
the fulfillment of its duties under this Agreement. At all times during the term of this
Agreement, Owner shall provide to Manager such other or updated information as Owner may
obtain with respect to the Project; shall cooperate with Manager in providing additional
information or responding to questions Manager may have with respect to the ownership and
prior operation of the Project; and shall assist and/or cooperate with Manager in all
reasonable means respecting Manager’s fulfillment of its obligations under this
Agreement. In no event shall Owner withhold from Manager any material information
respecting the use or condition of the Project, any contracts, debts, liens or
liabilities encumbering or affecting the Project, or any other information which could
reasonably and materially affect the fulfillment of Manager’s duties under this
Agreement.  

ARTICLE VII
FINANCIAL MATTERS  

        Section
7.1  Bank Accounts. Manager shall establish an operating account
or accounts for the Project in the name and at the expense of Owner at such bank(s),
under such designation(s) and with such authorized signatures of Manager as Manager and
Owner may direct from time to time and all funds collected from the operation of the
Project Manager receives shall be deposited in the account(s) so established and all
expenses of the Project shall be disbursed from such account(s). Manager shall not
commingle its own funds or funds of any other property with Project funds. If required by
law or by Owner, a separate account(s) for tenant security deposits shall be established
in the same manner as provided in the preceding sentence and shall be maintained as
required by law or Owner. Owner will provide whatever signing authority is necessary for
Manager to fulfill its obligations under this Agreement.  

        Section
7.2  Audits. Owner reserves the right upon five (5) days prior
written notice, to audit all books and records maintained by Manager with respect to the
Project. Except as provided below, all audits shall be at Owner’s cost and expenses,
shall be conducted during normal business hours and shall be conducted at Manager’s
office where such books and records are located. Any audit may be conducted by Owner’s
agents or employees or by independent persons engaged by Owner provided that such parties
are not a competitor to Manager. Any discrepancies noted in any audit shall be promptly
corrected. In the event it is determined that the books and records have not been
adequately maintained by Manager, as required hereunder, or if such audit reveals that
Owner has been materially overcharged for Manager’s services, then Manager shall be
obligated to refund the amount of such overcharge to Owner and pay for the pro rata share
of the cost of the audit which deals with the specific overcharge, with the pro rata
share not to exceed $1,000.00.  

ARTICLE VIII 
INSURANCE AND
INDEMNIFICATION  

        Section
8.1  Indemnity and Subrogation  

                (a)    Subject
to Section 8.1(e), Owner shall indemnify, defend (using counsel acceptable to Manager)
and hold harmless Manager and its affiliates and each of their respective officers,
directors, employees, stockholders, partners, agents, lenders, representatives, and
contractors, and each of their respective successors and assigns, from and against any
and all liabilities, obligations, claims, losses, causes of action, suits, proceedings,
awards, judgments, settlements, demands, damages, costs, expenses, fines, penalties,
deficiencies, taxes and fees, (including without limitation the fees, expenses,
disbursements and investigation costs of attorneys and consultants) arising directly or
indirectly out of or resulting in any way from or in connection with the Project, the
proper management of the Project by the Manager, or the proper performance or proper
exercise by the proper Manager of the duties, obligations, powers, or authorities herein,
or hereafter granted to the Manager, except for those actions and omissions of Manager in
relation to which the Manager agrees to indemnify Owner pursuant to Section 8.1 (b).  

                (b)    Subject
to Section 8.1(e), Manager agrees to indemnify and hold the Owner and its affiliates and
each of their respective employees, officers, directors, and agents harmless from and
against any and all costs, expenses, attorney’s fees, suits, liabilities, damages,
or claim for damages, in any way arising out of (i) any negligent acts or omissions or
intentional misconduct of Manager, its agents or employees contractors or invitees, (ii)
any failure of Manager to promptly perform in any material respect any of its obligations
under this Agreement, provided such failure was not caused by Owner or by events beyond
the reasonable control of Manger, and Owner has furnished to Manager sufficient funds to
perform such obligations; or (iii) any acts of Manager beyond the scope of Manager’s
authority hereunder.  

              
  (c)    “Indemnified
Party” and “Indemnitor” shall mean the
Manager and Owner, respectively, as to Section 8.1 (a) and shall mean the Owner and
Manager, respectively, as to Section 8.1(b). If any action or proceeding is brought
against the Indemnified Party with respect to which indemnity may be sought under this
Section 8.1, the Indemnitor, upon written notice from the Indemnified Party, shall assume
the investigation and defense thereof, including the employment of counsel and payment of
all expenses. The Indemnified Party shall have the right to employ separate counsel in
any such action or proceeding and to participate in the defense thereof, but the
Indemnitor shall not be required to pay the fees and expenses of such separate counsel
unless such separate counsel is employed with the written approval and consent of the
Indemnitor.  

                (d)    The
indemnities in this Section 8.1 shall survive the expiration or termination of this
Agreement.  

                (e)    Anything
in this Agreement to the contrary notwithstanding, Owner and Manager hereby waive and
release each other of and from any and all right of recovery, claim, action or cause of
action against each other, their agents, officers and employees, for any loss or damage
that may occur to the property, improvements to the Project , or personal property within
the Project, by reason of fire or the elements, or other casualty, regardless of cause or
origin including negligence of Owner or Manager and their agents, officers and employees;
to the extent the same is insured against under insurance policies carried by Owner or
Manager (or required to be carried by Manager hereunder); however, Owner’s waiver
shall not include any deductible amounts on insurance policies carried by Owner, nor
extend to acts of the type described in clauses (i), (ii) and (iii) of Section 8.1(b).
Owner and Manager agree to obtain a waiver of subrogation from the respective insurance
companies which have issued policies of insurance covering all risk of direct physical
loss and to have the insurance policies endorsed, if necessary, to prevent the
invalidation of the insurance coverages by reason of the mutual waivers.  

                (f)              For
the purposes of Section 8.1(b), 8.1(f), the term “Owner” shall be
          construed as meaning Owner, Asset Manager, and their respective affiliates,
          directors, officers, employees, agents, and representatives.  

        Section
8.2  Project Insurance.  

                (a)    Owner
shall carry property damage insurance, or builder’s risk insurance, where
applicable, to cover physical loss or damage to the Project from fire and extended
coverage perils, including vandalism and malicious mischief and comprehensive general
liability insurance with respect to the Project covering third party bodily injury,
property damage, and personal injury. All such insurance shall be in such amounts and
with such insurers as Owner may determine and, with respect to any such liability
coverage, shall include by endorsement Manager as an additional insured thereunder. If
requested by Owner, Manager shall obtain such insurance, at Owner’s cost and subject
to Owner’s approval thereof. Manager shall comply with all the warranties, terms and
conditions of such insurance. Manager shall notify Owner in writing within forty eight
(48) hours after the Manager receives notice of any loss, damage, or injury and shall not
take any action which knowingly might prejudice Owner in its defense to a claim based on
such loss, damage, or injury.  

                
(b)              Manager
shall maintain the following insurance coverage:  

	INSURANCE  	   	MINIMUM STANDARDS  
	

Workers' Compensation  	  	

Coverage
A: 
Minimum limits required by Statute (with proof of
compliance as acceptable to Owner) 

Coverage B:

$1,000,000 Bodily Injury by Accident (Each Accident)

$1,000,000 Bodily Injury by Disease (Policy Limit)

$1,000,000 Bodily Injury by Disease (Each Employee)  
	

Comprehensive General
    
  Liability Insurance	  	

$1,000,000 per occurrence/in the aggregate
	

Automobile, Single Limit 
   
  Bodily Injury and Property
   
  Damage	  	

$1,000,00 Any Auto (hired/owned and non owned)
	

Uninsured Motorists	  	

As required by Statute
	

Fidelity Bond/Crime/
   
  Employee Dishonesty/ 
   
  Forgery & Alteration	  	

Greater than two (2) months' gross income from the Property with maximum deductible of $10,000

All insurance required hereunder
shall be in force as of the date hereof, except as specifically set forth in the following
sentence. Manager shall furnish Owner, at the time of execution of this Agreement, with
certificates of insurance evidencing its insurance coverage as required under Section
8.2(b), together with all exclusions and endorsements relating to the Project, and
provided, however, that Manager may deliver to Owner, on a date not later than 30 days
after the date hereof, evidence that Owner will be given at least thirty (30) days prior
written notice of cancellation or material change in coverage. All such policies, except
for workers’ compensation for Manager’s employees directly involved with the
operation of the Property shall be at Manager’s sole cost. In cases where Owner and
Manager maintain insurance policies that duplicate coverage, then Owner’s policies
shall provide primary coverage. 

                (c)    Contractor’s
and Subcontractor’s Insurance. Manager shall require that each
contractor and subcontractor hired to perform work at the Project to maintain
insurance against risk of physical damage to personal property belonging to it
in amounts sufficient to replace such personal property in the event of loss,
and insurance coverage at such contractor’s and subcontractor’s
expense, in the following minimum amounts:  

	INSURANCE  	   	MINIMUM STANDARDS  
	Workers' Compensation 	  	As required by law
	Employer's Liability	  	$1,000,000
	Comprehensive general liability* 	  	$1,000,000
	Comprehensive auto liability* 	  	$1,000,000

	  	
*These
coverages shall be primary and will respond to any allegation, claim, loss, damage, demand
or judgment, or other causes of action arising out of work done at the Project by the
contractor or subcontractor on behalf of Owner and Manager. Owner and Manager shall be
named as additional insureds on such policies. The policies shall be written on an
“on occurrence” basis. 

Owner may require additional coverage
if the work to be performed is, in Owner’s judgment, sufficiently hazardous. Before
any work can begin, each contractor or subcontractor will submit Certificates of Insurance
and Endorsements in form and substance satisfactory to Owner as evidence of the coverages
required. Each certificate will provide for (i) cross liability or severability of
interests for the benefit of the additional Insureds, and (ii) if Contractors insurance is
provided by means of a so called “blanket policy”, the aggregate must apply per
project or per location. Each certificate will bear an endorsement requiring thirty (30)
days’ prior written notice of cancellation, material alteration or non renewal. All
such policies shall be issued by insurers with the Best rating of A or higher. 

        Section
8.3  Manager’s Responsibilities. Manager agrees to:  

                (a)              If
requested by Owner in writing and at Owner’s sole cost and expense,
          Manager shall obtain and maintain insurance with respect to the Project.  

                (b)              Notify
Owner within three (3) business days after Manager receives notice of any           loss,
damage or injury at or arising from the Project..  

                (c)              Take
no action (such as admission of liability) which knowingly bars Owner from
          obtaining any protection afforded by any policy Owner may hold or which
          prejudices Owner in its defense to a claim based on such loss, damage, or
          injury.  

                (d)              Cooperate
with Owner in disposition of claims, including furnishing all           available
information to Owner’s insurer or representative.  

        Section
8.4  Employee Insurance. If requested in writing by Owner, Manager
shall require that all contractors and service companies operating in or on the Project
maintain such worker’s compensation, employer’s liability and comprehensive
general liability insurance as may be required by Owner, including any special coverage
required by law or Owner in connection with hazardous operation.  

ARTICLE IX 
COMPENSATION OF MANAGER  

        Section
9.1  Management Fee. For its services hereunder, Manager shall be
paid a monthly management fee in an amount equal to, and in accordance with, the schedule
set forth in Exhibit “C” attached hereto and made a part
hereof.  

        Section
9.2  Additional Compensation. In addition to the monthly
management fee provided for in Section 9.1 hereof, Manager shall be entitled to
construction management fees for work in the project which has been approved by Owner
with respect to non-routine capital improvements based on the schedule set forth in Exhibit
“D”attached hereto and incorporated herein which shall be paid
to Manager, in connection with construction work at the Project.  

        Section
9.3  Employee Compensation.  

                (a)              Manager
shall include in the proposed budget (see paragraph 3.1) for the Project           a
schedule setting forth employee salaries, bonuses and benefits that are
          reimbursable under this Agreement. All such expenses shall be subject to
          adjustment from time to time during the term of this Agreement as reflected in
          each Approved Budget. Manager shall identify its employees whose salaries and
          bonuses may from time to time be charged pro rata to the Project for direct
          services rendered to the Project. In the event that employees of Manager other
          than those identified from time to time perform services for the Project, an
          appropriate portion of such employee’s compensation and benefits and the
          expenses related thereto shall be included within the coverage of this
          paragraph.  

                (b)              Manager
shall make disbursements and deposits for all compensation and other           amounts
payable with respect to persons employed by Manager in the operation of           the
Project, or performing special services from time to time at the request of
          Owner. The amounts so payable shall include, but not be limited to,
unemployment           insurance, social security, worker’s compensation and other
charges imposed           by a governmental authority or provided for in a union
agreement. Manager shall           maintain complete payroll records. All payroll costs,
including, but not limited           to, those enumerated herein, are operating expenses
of the Project to be           reimbursed by Owner to Manager.  

        Section
9.4  Management Office. During the term of this Agreement, Owner
shall make available to Manager finished office space (the “Management Office”)
on a rent free basis in an amount not to exceed 3,000 square feet, and sufficient enough
to allow Manager to provide first class management and construction activities for the
benefit of the Project. Currently, the Management Office is located on the First Floor of
the Project and comprises approximately 1,329 square feet, in any case the space shall
contain, but not be limited to a reception area, offices for the property manager,
conference room, kitchenette, and an area for a copier and file cabinets.  Owner,
at Owner’s expense, shall provide all furnishings and equipment (fax, copy, postage
machines, computers and etc.) required for the operation of the Management Office and
Project. The location for the Management Office shall be approved by Owner, and Owner
shall have the right, at any time during the term hereof, to relocate the Management
Office upon giving Manager not less than sixty (60) days prior written notice. Owner
shall be responsible for all costs associated in connection with such relocation.  

        Section
9.5  Out-of-Pocket Expenses. Subject to the approved budget,
Manager shall be entitled to reimbursement of all actual, verifiable and reasonable out
of pocket costs and expenses, incurred by Manager in operating the Project, maintaining
an on-site Management Office and operating the on-site Management Office, including, but
not limited to, telephone charges, office equipment, office supplies, data processing or
accounting costs in connection with preparation of budgets and reports, and, with prior
approval of Owner, the cost of out of town travel, incurred by Manager in performing its
duties pursuant to this Agreement.  

        Section
9.6  Method of Payment. Payment of reimbursement of the amounts
described in Sections 9.1 through 9.5 above shall be as follows:  

                (a)              The
management fee shall be calculated and paid monthly and such amounts shall           be
shown in Manager’s submission of its monthly accounting to Owner.           Manager
may pay such fees and compensation from Project operating funds then in           its
possession or control.  

                (b)              Additional
Compensation, Employee Compensation, Management Office and           Out-Of-Pocket
Expenses pursuant to Sections 9.2, 9.3, 9.4 and 9.5 shall be           reimbursed to
Manager at the time incurred by Manager and Manager may reimburse           such costs
and expenses from time to time from Project operating funds under its
          possession or control. A
detailed summary of such reimbursable costs and expenses shall be included on Manager’s
monthly accounting to Owner.  

                (c)              In
the event there shall not be Project operating funds available to pay/or
          reimburse the fees and/or costs and expenses or other amounts due hereunder to
          Manager and all amounts due hereunder, Owner hereby assumes responsibility for
          the same and agrees to promptly pay such amounts to Manager.  

ARTICLE X 
GENERAL PROVISIONS  

        Section
10.1  Independent Contractor. It is expressly understood and
agreed that Manager as an agent of the Owner, will act as an independent contractor in
the performance of this Agreement. The parties hereby agree that nothing in the Agreement
shall be intended or construed to create an employer employee relationship, a partnership
or a joint venture with respect to the Project or otherwise.  

        Section
10.2  Notices. All notices, demands, reports or other
communications required or desired to be given hereunder shall be in writing and shall be
effective for all purposes if hand delivered or sent by (a) certified or registered
United States mail, postage prepaid to the parties at their respective addresses for
notice (set forth below their respective signatures), or (b) expedited prepaid delivery
service, either commercial or United States Postal Service, with proof of attempted
delivery, and (c) by telecopier (with answer back acknowledged and so long as the
original of said telecopy is mailed the next day). A notice shall be deemed to have been
given: in the case of hand delivery, at the time of delivery; or forty eight (48) hours
after having been deposited in the United States mail postage prepaid and properly
addressed or upon receipt with respect to notices sent via overnight delivery service or
telecopy.  

        Section
10.3  Attorney’s Fees. In connection with any controversy
arising out of this Agreement, the prevailing party shall be entitled to recover, in
addition to costs, damages or other relief, its reasonable attorney’s fees and costs
incurred.  

        Section
10.4  Assignments. This Agreement and the rights and obligations
hereunder shall not be assignable by either party hereto without the written consent of
the other; provided, however, that the foregoing shall not extend to assignments required
by: (a) any insurance carrier in any matter relating to subrogation, or (b) Manager in
order to assign this Agreement to any entity which it controls, is controlled by or with
which it is under common control provided such assignment does not result in a change in
the personnel responsible for performing manager’s obligations hereunder. Nothing
contained in this Section 10.4 shall be deemed a waiver of Owner’s right to sell,
transfer, convey or encumber title to the Project without the consent of Manager.  

        Section
10.5  Amendments. Except as otherwise provided herein, all
amendments to this Agreement shall be in writing and executed by both parties.  

        Section
10.6  Entire Agreement. This Agreement and the Exhibits and any
Riders attached hereto and made part hereof, comprise the entire agreement of the parties
with respect to the matters contained herein, and supersedes all prior agreements. The
parties acknowledge that there are no representations, warranties, agreements,
arrangements or understandings with respect to the subject matter hereof other than as
expressly set forth in this Agreement.  

        Section
10.7  Governing Law; Venue. This Agreement shall be governed by
and construed in accordance with the laws of the State of Missouri.  

        Section
10.8  Cooperation and Assistance. Owner and Manager agree to
execute such documents and provide such further assurances as may be reasonably necessary
for each to fulfill their respective duties and obligations under this Agreement. Should
any claim, demand, action or other legal proceeding arising out of matters covered by
this Agreement be made or instituted by any third party against a party to this
Agreement, the other party to this Agreement shall furnish such information and
reasonable assistance in defending such proceeding as may be requested by the party
against whom such proceeding is brought.  

        Section
10.9  Waiver. No consent or waiver, express or implied, by any
party to or of any breach or default by the other party in the performance by such other
party of the obligations thereof under this Agreement shall be deemed or construed to be
a consent or waiver to or of any other breach or default in the performance by such other
party under this Agreement. Failure on the part of either party to raise any claim(s)
with respect to any act or failure to act of the other party or to declare the other
party in default, irrespective of how long such failure continues, shall not constitute a
waiver by such party of the rights thereof under this Agreement.  

        Section
10.10  Severability. It is the intention of the parties that if
any such provision is held to be legal, invalid or unenforceable, there will be added in
lieu thereof a provision as similar in terms to such provision as is possible and be
legal, valid and enforceable.  

        Section
10.11  No Obligation to Third Party. Except as otherwise set forth
in this Agreement, the execution and delivery of this Agreement shall not be deemed to
infer any rights upon, or obligate either of the parties hereto to, any person or entity
other than each other.  

        Section
10.12  Captions. The captions appearing at the commencement of the
sections hereof are descriptive only and for convenience and reference. Should there be
any conflict between any such captions in the section and the text in the section, the
text and not such caption shall control and govern in the construction of this Agreement.  

        Section
10.13  Time of Essence. Time is of the essence with respect to all
of the terms, provisions, rights and obligations contained in this Agreement.  

        Section
10.14  Counterparts. This Agreement may be executed in one or more
counterparts, each of which shall be deemed an original, but all of which shall
constitute one and the same instrument.  

        Section
10.15  Non-Discrimination. Owner and Manager each mutually agree
that there shall be no illegal discrimination against or segregation of any person or of
a group of persons on account of race, color, religion, creed, sex, sexual orientation,
or national origin in leasing, transferring, use, occupancy of enjoyment of the Project,
nor shall Owner or Manager knowingly permit any such practice or practices of
discrimination or segregation with respect to the selection, location, use or occupancy
of tenants at the Project.  

        Section
10.16  Certain Interpretative Matters. No provision of this
Agreement will be interpreted in favor of, or against, any of the parties hereto by
reason of the extent to which any such party or its counsel participated in the drafting
thereof or by reason of the extent to which any such provision is inconsistent with any
prior draft hereof or thereof.  

        IN
WITNESS WHEREOF, this Commercial Property Management Agreement has been executed by
Manager and Owner by their respective duly authorized officers as of the day and year
first written above. 

	OWNER:

EBS Building, L.L.C

a Delaware limited liability company

  	 	MANAGER: 

Colliers Turley Martin Tucker Co.

a Missouri corporation

 
	By:  	FTI Consulting, Inc.  	 	By: 	/s/ Dean P. Mueller 

	 	 	 	 	Dean P. Mueller 
	Its: 	Manager 	 	Its: 	Executive Vice President 
	By: 	/s/ Keith F. Cooper 
	 	 	 
	 	Keith F. Cooper,
Senior Managing Director 	 	 	 

	
Notice Address: 

EBS Building, L.L.C. 

C/O FTI Consulting, Inc. 

1200 Abernathy Road, Suite 1700 

600 Northtown Park Center

Atlanta, Georgia 30328

Attention: Keith F. Cooper

With a copy to:

Harold R. Burroughs

Bryan Cave L.L.P.

One Metropolitan Square

Suite 3600

St. Louis, Missouri 63102	
Notice Address:

Colliers Turley Martin Tucker Co.

7701 Forsyth, Suite 500 

Clayton, Missouri 63105 

EXHIBIT “A” 
DESCRIPTION OF PROJECT 

A 12 story Class A office building
containing approximately 500,000 square feet of space, located at the southwest corner of
Broadway Avenue and Washington Street in Downtown Saint Louis, Missouri, and numbered as
501 North Broadway, Saint Louis, Missouri 63101 having entrances on both Broadway Avenue
and Washington Street. 

EXHIBIT “B” 
INFORMATION TO BE
PROVIDED BY OWNER  

	1. 	  	Current
Preliminary Title Report  

	2. 	  	All
Environmental Assessment Reports  

	3. 	  	All
ADA Compliance Reports  

	4. 	  	Tenant
files including:  

	  	
All leases, amendments and modifications  

	  	
All credit information of tenants  

	  	
All information on tenant uses, including hazardous
materials uses  

	  	
All tenant insurance certificates required under
leases  

	5. 	  	“As
built” plans and specifications for all improvements to the           Project,
including plans and specifications for all tenant improvements and           alterations
and computer aided design (CAD) drawings for all rentable areas of           the Project.  

	6. 	  	All
maintenance and service contracts currently in effect at the Project. 7.  Latest tax
bills, insurance bills, mortgage and/or ground rent statements, and           other
Project and common area expense billings.  

	8. 	  	Revenue
and expense records for the last eighteen (18) months of the Project,           including
tenant delinquency aging, security deposit accounting, and all           accounts
payable.  

	9. 	  	Insurance
policies and endorsements therefor carried by Owner by the Project.  

	10. 	  	All
other documents, records and reports in Owner’s possession or control
          reasonably requested by Manager or reasonably believed by Owner as necessary or
          appropriate for Manager’s carrying out of its duties under this Agreement.  

EXHIBIT “C” 
MANAGEMENT FEE  

        Commencing
upon the commencement of the term of this Agreement, Manager shall be paid a monthly
management fee equal to the greater of (i) two percent (2%) of the gross receipts derived
from the Project during the preceding calendar month (or portion thereof applicable from
the commencement of the term of this Agreement through and including the expiration or
earlier termination of this Agreement), or (ii) Six Thousand Seven Hundred Dollars
($6,700.00) per month.  

        The
term “gross receipts”for all purposes under this Agreement shall be defined as:
(i) receipts from the leasing of rentable space in the Project; (ii) receipts from lease
rental escalations, late charges and/or cancellation fees; (iii) receipts from tenants
for reimbursable operating expenses; (iv) receipts from concessions granted or services
provided at the Project (including, but not limited to, parking lot collections, if any);
(v) other miscellaneous operating receipts; (vi) proceeds from rent or business
interruption insurance; (vii) any percentage rents collected; and (viii) all common area
maintenance charges.  

        The
term “gross receipts”for all purposes under this Agreement shall be defined to
exclude: (i) tenants’security deposits until the same are forfeited by the person
making such deposits; (ii) property damage insurance proceeds; and (iii) any award or
payment made by any governmental authority in connection with the exercise of any right
of eminent domain.  

EXHIBIT “D” 

CONSTRUCTION
MANAGEMENT FEES 

If Manager is requested to provide
construction management services as described in Section 9.2, Owner will pay Manager a fee
(“Construction Management Fee”) equal to 5% of the cost of
such work performed if the job cost is in excess of $10,000 and up to $300,000; 4%
of the cost of such work performed if the job cost is in excess of $300,000 and up to
$400,000; 3% of the cost of such work performed if the job cost is in excess of
$400,000 and up to $500,000; and 2% of the cost of such work performed if the job
cost is in excess of $500,000. As used herein, “job costs” shall mean the cost
of labor and materials involved in the physical construction or improvement, including
subcontracts for the various trades involved, but shall not include any of those costs
commonly referred to as “soft costs” including, but not limited to, design fees,
engineering fees, architectural fees, consulting fees, and the cost of governmental
permits. Owner will pay the Construction Management Fee to Manager 15 days after
substantial completion of the construction or improvements provided that, at the time of
any payment related to tenant improvements, any new tenant is in occupancy of its premises
and any existing tenant has given its written approval of the completed improvements. If
such construction is not related to tenant improvements, then a Certificate of Completion
is required by Owner prior to payment of such fees.

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