Document:

<PAGE>   1
                                                                  EXHIBIT 10.22
                        CONFIDENTIAL TREATMENT REQUESTED

                            HIGH SPEED DATA SERVICES
                            RIGHT-OF-ENTRY AGREEMENT

         THIS HIGH SPEED DATA SERVICES RIGHT-OF-ENTRY AGREEMENT (this
"Agreement") is entered into as of the 14th day of October, 1999 ("Effective
Date"), by and between I(3)S, Inc., a Texas corporation, with a place of
business at 1440 Corporate Drive, Irving, Texas 75038 ("I(3)S"); and Forest City
Residential Management, Inc., an Ohio corporation with a place of business at
1200 Terminal Tower, Cleveland, Ohio 44113-2203 ("Forest City") as Agent for
Wisconsin Park Associates Limited Partnership, a Maryland Limited Partnership
("Wisconsin Park"). I(3)S and Forest City are hereinafter sometimes individually
referred to as a "party", and collectively as the "parties".

                                    RECITALS

              WHEREAS, Forest City currently owns and manages that certain
multiple dwelling unit community (the "Property") commonly known as The Grand
and located at 5801 Nicholson Lane, North Bethesda, Maryland 20852.

              WHEREAS, Wisconsin Park is the record owner of the Property;

              WHEREAS, I(3)S provides broadband Internet protocol network
services, including, without limitation, high speed data services, as more
specifically described in Exhibits D and E attached hereto and incorporated
herein by reference (the "Service"), to multiple system franchise cable
operators ("MSO's"), private cable operators ("PCO's"), and real estate owners
and developers, nationwide; and

              WHEREAS, Forest City and I(3)S desire I(3)S to provide the Service
to the Property and its residents pursuant to the terms and conditions of this
Agreement.

              NOW, THEREFORE, the parties hereto hereby covenant and agree as
follows:

                                    ARTICLE 1
                         REPRESENTATIONS AND WARRANTIES

     1.1 REPRESENTATIONS AND WARRANTIES OF FOREST CITY.

              AUTHORITY. This Agreement has been duly authorized, executed and
delivered by Forest City and constitutes a valid and legally binding agreement
of Forest City, and neither the execution and delivery of nor the performance of
the provisions of this Agreement shall conflict with or result in a breach,
violation or default under the Certificate of Incorporation and Code of
Regulations of Forest City, if applicable; or any material agreement binding on
Forest City that would affect its obligations hereunder.

<PAGE>   2

         SOLVENCY. Forest City is in a solvent condition and no bankruptcy or
insolvency proceedings are pending or contemplated by or against it.

         1.2 REPRESENTATIONS AND WARRANTIES OF I(3)S.

             AUTHORITY. This Agreement has been duly authorized, executed and
delivered by I(3)S and constitutes a valid and legally binding agreement of
I(3)S, and neither the execution and delivery of nor the performance of the
provisions of this Agreement shall conflict with or result in (a) a breach,
violation or default under the Certificate of Incorporation and Bylaws of I(3)S,
if applicable; or any material agreement binding on I(3)S that would affect its
obligations hereunder; or (b) the breach or violation of any law, order, rule,
ordinance, regulation, judgment or decree of an governmental authority having
jurisdiction.

         PERMITS, LICENSES, ETC. I(3)S possesses and will continue to possess
for the term of this Agreement and any extensions all material permits,
licenses, franchise rights, trademarks, trademark rights, trade names, trade
name rights, copyrights and other governmental approvals or authorizations and
all requisite licenses or other approvals or authorizations from third parties,
which are necessary and required to conduct the business of the Service, to
perform its obligations under this Agreement and to install, maintain and
operate any equipment or facilities at the Property, and all such property,
right, title and interest, shall remain free and clear of any adverse claims,
interests and liens. Notwithstanding the foregoing, liens created by financing
shall not be considered a violation of this section.

             COMPLIANCE. I(3)S is in compliance and will remain in compliance
for the term of this Agreement and any extensions with all applicable federal,
state and local laws, rules, orders, ordinances, codes and regulations.

             SOLVENCY. I(3)S is in a solvent condition and no bankruptcy or
insolvency proceedings are pending or contemplated by or against it.

         1.3 SURVIVAL OF REPRESENTATIONS AND WARRANTIES. All representations and
warranties made by or on behalf of I(3)S or Forest City shall survive the
execution and delivery of this Agreement, and any investigation at any time made
by or on behalf of Forest City or I(3)S respectively, shall not diminish its
rights to rely thereon.

                                    ARTICLE 2
                                      TERM

         2.1 TERM. This Agreement shall have an initial term of three (3) years
from the Effective Date; provided, however, that the initial term may be
automatically extended after the third anniversary of the Effective Date for
additional one (1) year terms unless one party provides the other party with
ninety (90) days prior written notice of the notifying party's intent to
terminate this Agreement upon the expiration of the term then in effect.

<PAGE>   3
                                   ARTICLE 3
                         MARKETING EXCLUSIVITY; LICENSE

         3.1 EXCLUSIVITY. Subject to any other entity's right under law to
provide internet access services, the right granted to I(3)S hereunder to
provide the Service at the Property during the term of this Agreement shall be
exclusive. Subject to all applicable laws, rules, regulations, codes,
ordinances, orders and the like of any federal, state, or local authority or
agency, and provided I(3)S is not in default under this Agreement, Forest City
shall exclusively market the Service at the Property and shall not perform any
marketing activities for any entities providing similar high speed Internet
access services at the Property. Further, Forest City shall not receive any
compensation related to high speed Internet access services from a provider of
similar high speed Internet access services at the Property.

         3.2 LICENSE. Forest City grants to I(3)S and I(3)S accepts from Forest
City a license for the term of this Agreement and any extensions to use that
portion of the property set forth in Exhibit A ("Licensed Premises") for the
installation, operation, maintenance and removal of the I(3)S Equipment (as
hereinafter defined), to access the remainder of the Property in accordance with
Forest City's Property rules and regulations to market and sell the Service and
to install, operate, maintain and remove subscriber-related facilities; and to
use, operate and maintain the Forest City Equipment (as hereinafter defined).
The license granted herein and the Licensed Premises shall not be expanded nor
utilized for any other purposes or for the provision of any other services
without Forest City's prior written consent which shall be at Forest City's sole
discretion. I(3)S's access and its use of the Licensed Premises shall not
interfere unreasonably with the quiet use and enjoyment of the Property by its
residents. This Agreement and the license granted hereby are subject to all
liens, claims, encumbrances and other matters now or hereafter affecting title
to the Property. I(3)S's access to the Property and the Forest City Equipment
shall be arranged and controlled by on-site management.

                                    ARTICLE 4
                            FOREST CITY'S OBLIGATIONS

         4.1 Forest City shall use all commercially reasonable efforts to assist
I(3)S in securing access to all occupied and unoccupied units as necessary to
provide the Service so long as I(3)S shall not enter an occupied unit without
the resident's express approval and I(3)S shall not enter any occupied unit
unless a resident or an adult representative of the resident is present;

         4.2 Forest City shall use best efforts to report known maintenance or
other problems with respect to the Service directly to I(3)S to the point of
contact designated in writing by I(3)S (the "Contact") including the name and
address of the subscriber, if any, who made the complaint;

         4.3 Forest City will direct the residents to call the Contact regarding
any complaints or technical problems concerning the Service;

<PAGE>   4
         4.4 Forest City will provide a secure air-conditioned space not to
exceed four (4) feet by four (4) feet, at no charge, to I(3)S for the storage of
I(3)S Equipment (as hereinafter defined) reasonably necessary to provide the
Service at the Property.

         4.5 Forest City will allow I(3)S to interconnect with the existing
dedicated telecommunications distribution system ("Forest City Equipment") for
the delivery of the Service at the Property and to residents subject to Section
6 of this Agreement.

         4.6 Forest City will provide electricity necessary to power the I(3)S
Equipment (as hereinafter defined) and the Forest City Equipment.

         4.7 MARKETING. Forest City agrees to supply I(3)S with a move-in,
move-out list which includes tenant phone numbers as they appear on record on a
monthly basis; to include I(3)S marketing material as approved by Forest City in
tenant leasing packages; to assist in the taking and forwarding of order forms
as supplied by I(3)S: and to allow I(3)S to display Forest City approved
marketing materials on-site at locations approved by Forest City. I(3)S agrees
it will use the tenant information list strictly for I(3)S's own marketing
purposes of the Service at the Property and will perform phone solicitation
between the hours of 9 a.m. and 7 p.m. Further, I(3)S covenants and agrees it
will not provide this list or any information appearing thereon to any third
party.

         4.8 Forest City agrees that I(3)S will have access to the Property and
the I(3)S Equipment and Forest City Equipment for routine installation,
maintenance and marketing on weekdays from 9 a.m. to 9 p.m., and on Saturdays
from 9 a.m. to 5 p.m. Emergency service and repair calls can be made at any
time, 24 hours a day, consistent with Property rules and regulations.

                                   ARTICLE 5
                          INSURANCE; MECHANIC'S LIENS

         5.1 INSURANCE. I(3)S agrees to maintain, at all times during the term
of this Agreement, at a minimum, commercial general liability insurance with
minimum limits of $1,000,000 per occurrence for bodily injury (or death) and
property damage liability with limits of at least $1,000,000 per occurrence
[Personal Injury and $1,000,000 General Policy Aggregate (applicable to
Commercial General Liability Policies)] and any additional insurance and/or
bonds required by law. I(3)S agrees to furnish certificates or other acceptable
proof of the foregoing insurance and to name Forest City as an additional
insured. I(3)S warrants that it meets or exceeds all insurance requirements
stated herein and those that are required by the laws of the state where the
Property is located. I(3)S shall provide Worker's Compensation Insurance for its
employees and require Worker's Compensation Insurance for the employees of all
contractors and subcontractors.

         5.2 MECHANIC'S LIENS. I(3)S shall not permit any mechanic's liens or
other liens to he placed upon the Property, the Licensed Premises, or the Forest
City Equipment. In the event any lien is so attached, it shall be immediately
paid, released or bonded over by I(3)S in a manner acceptable to Forest City.
Notwithstanding the foregoing, Forest City shall have the right, but

<PAGE>   5
not the obligation, to discharge the same and in such event I(3)S shall
immediately reimburse Forest City for the same upon demand.

                                    ARTICLE 6
                    I(3)S EQUIPMENT; INSPECTION AND ACCEPTANCE

         6.1 INSTALLATION. I(3)S shall install, at its sole cost and expense
(including all costs associated with establishing and maintaining Internet
backbone and local telecommunications connectivity via fully managed data
circuits), all equipment and facilities necessary to provide the Service in
accordance with the service level standards and speed and performance criteria
set forth in attached Exhibits D and E to residents of the Property ("I(3)S
Equipment") with the exception of the Forest City Equipment. A complete list of
the I(3)S Equipment is set forth in Exhibit B attached hereto and incorporated
herein by reference. I(3)S shall use its best efforts to complete Installation
and fully activate the Service such that same is available to all units at the
Property for subscription within sixty (60) days of the Effective Date, but in
no event shall the completion and activation exceed ninety (90) days.

         6.2  MAINTENANCE AND OPERATION. I(3)S shall maintain, upgrade as
necessary, repair, replace and operate, the 1(3)S Equipment at its sole cost and
expense, throughout the term of this Agreement and any extensions such that
I(3)S can deliver the Service in accordance with the service level standards and
speed and performance criteria set forth in attached Exhibits D and E. I(3)S
shall also maintain and repair the Forest City Equipment at Forest City's sole
cost and expense, provided however, should such cost and expense exceed $500.00
I(3)S shall first obtain written approval of Forest City. Should the I(3)S
Equipment or should I(3)S's provision of the Service create any unreasonable
interference with the equipment or the provision of service by any other
telecommunications providers already serving the Property, Forest City shall
have the right but not the obligation to terminate this Agreement without
penalty or liability; provided that I(3)S will be afforded a fifteen (15) day
period following written notice of the interference to eliminate or correct such
interference.

         6.3 INSPECTION AND ACCEPTANCE. I(3)S acknowledges and agrees that on or
before the Effective Date it had a complete opportunity to inspect the Forest
City Equipment to confirm to the complete satisfaction of I(3)S that the Forest
City Equipment has the characteristics and meets all specifications and
requirements necessary for I(3)S upon the interconnection of the I(3)S Equipment
with the Forest City Equipment to deliver the Service in accordance with the
service level standards and speed and performance criteria set forth in attached
Exhibits D and E. I(3)S's installation of its Equipment and its interconnection
of same with the Forest City Equipment will constitute I(3)S's agreement that
the Forest City Equipment is acceptable for such purposes. Without limiting the
foregoing, I(3)S acknowledges and agrees that Forest City has made no
representations or warranties as to the condition of the Licensed Premises, the
Property or the Forest City Equipment and that I(3)S is relying on its own
inspection in entering into this Agreement. Forest City HEREBY DISCLAIMS, AND
I(3)S HEREBY WAIVES ANY AND All EXPRESS OR IMPLIED WARRANTIES OF ANY KIND
WHATSOEVER, WHETHER STATUTORY, EXPRESS OR IMPLIED, WITH RESPECT TO THE LICENSED
PREMISES,

<PAGE>   6
THE PROPERTY AND THE FOREST CITY EQUIPMENT (INCLUDING WITHOUT LIMITATION THE
WARRANTY OF FITNESS FOR A PARTICULAR USE) AND WARRANTIES ARISING FROM COURSE OF
DEALING OR USAGE OR TRADE.

         6.4 OWNERSHIP. Forest City owns and will continue to own the Forest
City Equipment throughout the term of this Agreement and any extensions. I(3)S
owns and will continue to own the I(3)S Equipment throughout the term of this
Agreement and any extensions; provided however that, upon the expiration of
twenty-four (24) months after the Effective Date, Forest City shall have the
option, to be exercised by written notice to I(3)S within one hundred and twenty
(120) days thereafter, to acquire ownership of the I(3)S Equipment for a jump
sum equal to the undepreciated capital cost of such Equipment as reflected on
the books and records of I(3)S. In connection therewith, I(3)S shall deliver to
Forest City a bill of sale assigning and conveying the I(3)S Equipment to Forest
City "as is," "where is," and "with all faults" with the exception that at the
time of such assignment and conveyance I(3)S will warrant that the I(3)S
Equipment is still sufficient to meet the service level standards and speed and
performance criteria set forth in attached Exhibits D and E. Notwithstanding
anything herein to the contrary, I(3)S shall continue to maintain and operate
the I(3)S Equipment and the Forest City Equipment for the term of this Agreement
and any extensions. Should Forest City not exercise its option to acquire the
I(3)S Equipment, I(3)S shall remove it and restore the Property to its original
condition upon the expiration or earlier termination of this Agreement, subject
to ordinary wear and tear. Any I(3)S Equipment not so removed within thirty (30)
days shall be deemed abandoned in favor of Forest City.

                                    ARTICLE 7
                DESCRIPTION OF THE SERVICE; COMPETITIVE STANDARDS

         7.1 DESCRIPTION OF THE SERVICE. During the term of this Agreement and
any extension, I(3)S shall provide the Service to the residents of the Property
as more particularly described and set forth in Exhibits D and E attached hereto
and incorporated herein by reference. Notwithstanding anything in this Agreement
or its Exhibits, including Exhibits D and E, to the contrary, the right granted
to I(3)S to provide the Service does not include any right to provide
multichannel video programming services or telephony services separate from or
as part of the Service. The Service, both recurring and nonrecurring elements,
shall be provided at the sole cost and expense of I(3)S. Forest City shall not
be responsible in any manner for any costs associated with the provision of the
Service or for any fees or charges unpaid by subscribers to the Service. Any
subscription or other agreements entered into between I(3)S and any resident
shall automatically terminate or expire upon the termination or expiration of
this Agreement.

         7.2 COMPETITIVE STANDARDS. During the term of this Agreement and any
extensions, I(3)S represents that the quality and quantity of the services,
functions and features comprising the Service and the subscription rates,
charges and fees for both recurring and nonrecurring elements of the Service are
and will remain comparable to and competitive with the services, functions and
features and the subscription rates, charges and fees for both recurring and
nonrecurring elements generally offered by other providers of high speed
Internet access services in the geographic area

<PAGE>   7

of the Property which is generally known as the Washington Metropolitan
Statistical Area, provided however, that I(3)S shall not have to be competitive
with any provider operating without a meaningful net margin in order to gain
subscribers.

         7.3 VIRTUAL PRIVATE NETWORK. I(3)S agrees to provide Forest City at no
charge unlimited unrestricted broadband connectivity access from the Property to
the I(3)S net national network backbone for the term of this Agreement and any
extensions for one (1) office site and two (2) employee resident units at the
Property.

                                    ARTICLE 8
                          REVENUE ALLOCATION; BRANDING

         8.1 REVENUE ALLOCATION. I(3)S shall directly bill and collect from any
resident of the Property who subscribes to the Service. Forest City shall have
no responsibility or liability for the failure of any subscriber to pay such
fees. For purposes of this Agreement, "Revenue" shall mean gross amounts
received from resident subscribers for all recurring and nonrecurring elements
of the Service, excluding only installation charges, taxes or any other amounts
paid to any city, county, state or federal authority, customer equipment sales
or leases, or other charges "passed through" to resident-subscribers on a
no-markup basis. By the twenty-fifth day of each month, I(3)S shall pay Forest
City a revenue sharing fee calculated as a percentage of the Revenue actually
collected by or on behalf of I(3)S for the immediately preceding month in
accordance with the following tables:

<TABLE>
<CAPTION>

                 PENETRATION                            REVENUE SHARE

                 <S>                                             <C>
                 0% to 10%                                       *
                 Greater than 10% to 15%                         *
                 Greater than 15% to 20%                         *
                 Greater than 20% to 30%                         *
                 Greater than 30% to 40%                         *
                 Greater than 40% to 50%                         *
                 Greater than 50%                                *
</TABLE>

         "Penetration" means the total number of I(3)S subscribers at the
Property divided by the total number of units available for lease at the
Property.

         Should Forest City exercise its option in Section 6.4 to acquire
ownership of all I(3)S on-property equipment including without limitation all
Ethernet switches and on-property router, the Revenue Share shall be in
accordance to the following table for the remainder of the term of this
Agreement and any extensions:

<PAGE>   8
<TABLE>
<CAPTION>

                 PENETRATION                            REVENUE SHARE

                 <S>                                             <C>
                 0% to 10%                                       *
                 Greater than 10% to 15%                         *
                 Greater than 15% to 20%                         *
                 Greater than 20% to 30%                         *
                 Greater than 30% to 40%                         *
                 Greater than 40% to 50%                         *
                 Greater than 50%                                *
</TABLE>

         I(3)S and Forest City agree to enter into good faith negotiations to
include Net Advertising and E-commerce revenue sharing in the definition of
Revenue within eighteen (18) months from the Effective Date.

         8.2 BRANDING. With respect to the Service, and the promotion thereof,
I(3)S shall establish the brand names, logos, labels, trademarks, service marks
and other such identifying promotional characteristics pertaining to the same
throughout the term of this Agreement and any extensions; provided however, that
I(3)S will not use any brand names, logos, labels, trademarks, service marks and
the like belonging to or associated with Forest City or its affiliates without
Forest City's prior written approval which may be withheld in Forest City's sole
discretion. All rights not expressly granted hereunder by a party are expressly
reserved to such party and its licensors.

         8.3 AUDIT. I(3)S shall keep, maintain and preserve for at least one (1)
year following the termination or expiration of this Agreement accurate records
relating to I(3)S's payment obligations hereunder. Forest City shall have the
right to inspect such records at least once during any calendar year at I(3)S's
place of business or such other place agreed upon during normal business hours.
I(3)S shall promptly pay Forest City any shortfall disclosed by such audit but
such payment date shall not exceed fifteen (15) days. Should any audit disclose
a shortfall greater than five percent (5%), I(3)S shall pay the reasonable costs
of the audit.

                                    ARTICLE 9
         SPECIFIC SOFTWARE WARRANTIES; SUBSCRIBER END USER AGREEMENT

         9.1. OWNERSHIP; AUTHORITY. I(3)S represents and warrants that the
software utilized hereunder (collectively, the "Products") are free and clear of
all liens and encumbrances, and that it has full power, license and authority to
utilize the rights granted to it with respect to such Products without the
consent of any other person or that such consent has been obtained, and that to
the knowledge of I(3)S the Products utilized hereunder will not infringe or
violate any copyright, trade secret, trademark, patent or other intellectual
property rights of any third party. I(3)S hereby agrees to indemnify, defend and
hold Forest City harmless in accordance with Section 10.l in connection with
such representation and warranty.

         9.2 SUBSCRIBER END USER AGREEMENT. Forest City shall not be
responsible or liable in any manner under any circumstances for any subscriber
noncompliance with any applicable

<PAGE>   9
end user license agreement. I(3)S agrees that, notwithstanding Forest City's
marketing or other promotional support, ownership of the Forest City Equipment
or potential ownership of the I(3)S Equipment, or any other provision of this
Agreement, I(3)S is the sole party responsible for or liable in connection with
the provision of the Service to resident-subscribers. Forest City shall not be
responsible for any claims whatsoever arising out of or in any way connected
with the Service, the I(3)S Equipment, the Forest City Equipment, data or
information transmitted to subscribers via the Internet, or the failure of any
subscriber to receive or transmit data or information via the Internet and I(3)S
hereby agrees to indemnify, defend and hold Forest City harmless in accordance
with Section 10.1 in connection with such claims.

                                   ARTICLE 10
                                 INDEMNIFICATION

         10.1 INTELLECTUAL PROPERTY RIGHTS INDEMNIFICATION. I(3)S shall defend,
indemnify and hold harmless Forest City, its parent, subsidiaries, affiliates,
directors, officers, shareholders, employees and agents and its successors and
assigns, from and against any and all claims, demands, actions, liabilities,
losses, damages and expenses, including, without limitation, settlement costs
and reasonable attorneys' fees through appeal, arising out of or relating to any
actual or alleged infringement of any third party's trade secrets, trademark,
service mark, copyright, patent or other intellectual property rights (the
"Intellectual Property Rights") in connection with the use of said Intellectual
Property Rights hereunder. I(3)S's obligation pursuant to the immediately
preceding sentence is subject to the following conditions: (i) Forest City shall
give I(3)S prompt written notice of all actions, claims or threats against
Forest City of infringement or violation of Intellectual Property Rights, (ii)
Forest City shall permit I(3)S to and I(3)S will assume complete control of such
claims at its sole expense; and (iii) if reasonable out-of-pocket expenses and
attorneys' fees through appeal are paid by I(3)S. Forest City shall cooperate
fully with I(3)S in defending against such claims, including making known or
available to I(3)S, upon reimbursement of all costs associated with provision or
reproduction of, all records and document pertaining to such claims.

         10.2. INDEMNIFICATION OF FOREST CITY. In addition to Section 10.1 and
other indemnity provisions set forth in other Sections of this Agreement, I(3)S
shall indemnify, defend and hold Forest City, its parent, subsidiaries,
affiliates, directors, officers, shareholders, employees and agents and its
successors and assigns, from and against any and all claims, demands, actions,
liabilities, losses, damages and expenses, including, without limitation,
settlement costs and reasonable attorneys' fees through appeal, arising out of
or relating to (i) the installation, maintenance, repair, operation, malfunction
or removal of the I(3)S Equipment; (ii) the maintenance, repair, operation or
malfunction of the Forest City Equipment unless Forest City does not pay for
such maintenance, repair or replacement pursuant to section 6.2; (iii) the
provision of the Service, including Service interruptions; (iv) I(3)S's failure
to comply with all applicable federal, state and local laws or to obtain all
licenses, permits or other authorizations necessary to provide the Service and
operate the I(3)S Equipment and the Forest City Equipment; (v) I(3)S's breach of
any material provision of this Agreement or any representation or warranty; and
(vi) any loss of or damage to real or tangible personal property, including the
Property, the

<PAGE>   10
Licensed Premises and the Forest City Equipment, or injury to or death of any
person (including injury to or death of their employees) caused by I(3)S's
negligence, willful misconduct or violation of law, or by its agents, employees,
subcontractors or assignees. I(3)S's obligation hereunder is subject to the
following conditions: (i) Forest City shall give I(3)S prompt written notice of
all actions, claims or threats against Forest City; (ii) Forest City shall
permit I(3)S to and I(3)S will assume complete control of such claims at its
sole expense; and (iii) if reasonable out-of-pocket expenses and attorneys' fees
through appeal are paid by I(3)S, Forest City shall cooperate fully with I(3)S
in defending against such claims, including making known or available to I(3)S,
upon reimbursement of all costs associated with provision or reproduction of,
all records and document pertaining to such claims.

         10.3 INDEMNIFICATION OF I(3)S. Forest City shall indemnify, defend and
hold I(3)S harmless against all liability, loss, damage, and expense resulting
from a breach of Forest City's representations, warranties or a material
provision of the Agreement, or injury to or death of any person (including
injury to or death of their employees) or loss of or damage to real or tangible
personal property, including the I(3)S Equipment or the Forest City Equipment,
caused by Forest City's gross negligence, willful misconduct or violation of law
or by its agents, employees, subcontractors or assignees. Forest City's
obligation hereunder is subject to the following conditions: (i) I(3)S shall
give Forest City prompt written notice of all actions, claims or threats against
I(3)S (ii) I(3)S shall permit Forest City to assume complete control of such
claims at its sole expense; and (iii) if reasonable out-of-pocket expenses and
attorneys' fees through appeal are paid by Forest City, I(3)S shall cooperate
fully with Forest City in defending against such claims, including making known
or available to Forest City, upon reimbursement of all costs associated with
provision or reproduction of, all records and document pertaining to such
claims.

         10.4 LIMITED LIABILITY. NEITHER PARTY SHALL BE LIABLE OR OBLIGATED
UNDER ANY SECTION OF THIS AGREEMENT OR UNDER CONTRACT, NEGLIGENCE, STRICT
LIABILITY OR OTHER LEGAL, OR EQUITABLE THEORY FOR ANY INCIDENTAL OR
CONSEQUENTIAL DAMAGES OR LOST PROFITS.

                                   ARTICLE 11
                       PROTECTION OF PROPRIETARY RIGHTS

         11.1 CONFIDENTIAL INFORMATION. Information to be held in confidence
shall be clearly marked "Proprietary" or "Confidential." Information which is
conveyed orally shall be deemed confidential only if prior to disclosure it is
indicated as being confidential and written confirmation identifying the
confidential or proprietary information is provided to the receiving party
within ten (10) business days after it was discussed orally.

         11.2 RESTRICTIONS. Each party shall use its reasonable best efforts to
maintain the confidentiality of such Confidential Information and not show or
otherwise disclose such Confidential Information to any third parties,
including, but not limited to, independent contractors and consultants, without
the prior written consent of the disclosing party. Each party shall use the
Confidential Information solely for the purpose of performing its obligations
under this Agreement.

<PAGE>   11

         11.3 AUTHORIZED DISCLOSURES. Notwithstanding the obligations described
in Section 11.2 above, neither party shall have any obligation to maintain the
confidentiality of any Confidential Information which: (i) is or becomes
publicly available by other than unauthorized disclosure by the receiving party;
(ii) is independently developed by the receiving party; or (iii) is received
from a third party who has lawfully obtained such Confidential Information
without a confidentiality restriction. If required by any court of competent
jurisdiction or other governmental authority, the receiving party may disclose
to such authority, data, information or material involving or pertaining to
Confidential Information to the extent required by such order, provided that the
receiving party shall first have used its best efforts to obtain a protective
order reasonably satisfactory to the disclosing party sufficient to maintain the
confidentiality of such data, information or materials.

         11.4 LIMITED ACCESS. Each party shall limit the use and access of
Confidential Information to such party's bona-fide employees, attorneys,
financial advisors or agents who have a need to know such information for
purposes of conducting the receiving party's business. Each party shall notify
all employees and agents who have access to Confidential Information or to whom
disclosure is made that the Confidential Information is the confidential,
proprietary property of the disclosing party and shall instruct such employees
and agents to maintain the Confidential Information in confidence.

         11.5 CONTINUING OBLIGATIONS. Each party's obligations under this
Article 11 shall survive the termination of this Agreement for two (2) years
thereafter.

         11.6 CONFIDENTIALITY OF TERMS. Unless approved in advance by the
non-disclosing party, except for the existence of this Agreement, the terms and
provisions of this Agreement shall remain strictly confidential and shall not be
disclosed to any third party other than a party's attorneys, accountants, other
professional advisers, potential purchasers of the Property, and unless
otherwise required by law.

                                   ARTICLE 12
                              DEFAULT; TERMINATION

         12.1 DEFAULT. Upon the occurrence of any of the following events, a
party shall be deemed to be in default under this Agreement:

         (a) Material breach of any warranty or representation by the defaulting
party;

         (b) Material failure to perform the defaulting party's obligations
hereunder and a failure to cure substantially such breach if monetary within
fifteen (15) days and if monetary within thirty (30) days of written notice
describing the breach, including with respect to I(3)S its failure to (i)
maintain the service standards set forth in Sections 7.1 and 7.2 and Exhibits D
and E hereof, and (ii) make the payments to Forest City set forth in Section
8.1 hereof.

         (c) The defaulting party's ceasing to conduct business in the normal
course, insolvency, the making of a general assignment for the benefit of its
creditors, suffering or permitting the

<PAGE>   12

appointment of a receiver or similar officer for its business or assets or
availing itself of, or becoming subject to, any proceeding under the United
States Federal Bankruptcy Laws or any federal or state statute relating
to solvency or the protection of the rights of creditors; or

         (d) Making of any warranty, representation, statement or response in
connection with this Agreement which was untrue and known to be untrue in any
material respect on the date it was made by the defaulting party.

          12.2 REMEDIES. In the event the defaulting party fails to cure any
default set forth hereunder within the applicable time period, except for
defaults pursuant to Section 12.1(c) which shall have a cure period of ninety
(90) days, after written notice of such default by the non-defaulting party
specifying the acts or omissions constituting the default with reference to the
sections of this Agreement which have allegedly been breached, the
non-defaulting party may terminate this Agreement without further obligation on
the part of the non-defaulting party, and pursue any claims at law or in equity
against the defaulting party.

         12.3 FAILURE TO EXERCISE REMEDY. The remedies set forth above are
cumulative, but the non-defaulting party is under no obligation to exercise any
such remedy. The exercise of, or failure to exercise, any such remedies shall
not prevent any future exercise of the same or any other remedies or release the
defaulting party from its obligations under this Agreement.

         12.4 EFFECT OF TERMINATION. Termination of this Agreement shall not
impair either party's then accrued rights, obligations, liabilities or remedies
hereunder.

         12.5 SMOOTH TRANSITION. Upon the expiration or earlier termination of
this Agreement, I(3)S agrees fully to assist Forest City in accomplishing a
smooth transition to any new provider of Internet access service, including but
not limited to providing a continuation of the Service with Forest City's
consent past the expiration or earlier termination of this Agreement on a
month-to-month terminable at will basis for a time period not to exceed three
(3) months. Any holding over by I(3)S without the consent of Forest City shall
be construed to be a tenancy from month-to-month and 1(3)S agrees it shall pay
two (2) times the Section 8.1 Revenue allocation obligations due thereunder and
continue to comply and remain in accordance with all of the other terms,
provisions, covenants and conditions contained in this Agreement, and Forest
City shall continue to possess all the remedies it may have at law or in equity.

                                   ARTICLE 13
                           NOTICE; PUBLIC DISCLOSURES

         13.1 NOTICE. All notices pursuant to this Agreement shall be in writing
and may be personally delivered or sent by overnight courier or by Certified
or Registered mail. All notices personally delivered shall be deemed delivered
at the time of such delivery. All notices sent by Certified or Registered mail
shall be deemed delivered five (5) days after deposited in the US mail. All
notices sent by overnight courier shall be deemed made one (1) business day
after delivery to such courier service. Any party may designate a change of
address upon ten (10) days written notice.

<PAGE>   13
                                    If to I(3)S, to:
                                    I(3)S, Inc.
                                    1440 Corporate Drive
                                    Irving, Texas 75038
                                    Attn: Mr. Jim Price, CEO

                                    with a copy to:
                                    I(3)S, Inc.
                                    1440 Corporate Drive
                                    Irving, Texas 75038
                                    Attn: Mr. Matt Hutchins, President

                                    If to Forest City, to:
                                    Forest City Residential Management, Inc.
                                    1200 Terminal Tower
                                    Cleveland, Ohio 44133-2203
                                    Attn:

         13.2 PUBLIC DISCLOSURES. All media releases, public announcements, and
public disclosures by either party or its employees, agents or representatives
relating to this Agreement or the subject matter hereof, excluding any
announcement beyond the control of the disclosing party, will be approved by the
non-disclosing party in writing prior to release.

                                   ARTICLE 14
                                  MISCELLANEOUS

         14.1 ENTIRE AGREEMENT. This Agreement, together with the Exhibits
attached hereto or referred to herein, constitutes the entire Agreement and
understanding among the parties hereto with respect to the provision of the
Service at the Property and is the final expression of their Agreement on that
subject and no evidence of oral or other written promises shall be binding. All
other prior agreements or understandings related to the subject hereof among the
parties, whether written or oral, shall be null and void and of no further force
and effect upon the execution of this Agreement. This Agreement shall be binding
upon and inure to the benefit of the parties hereto and their respective
successors and permitted assigns.

         14.2 INCORPORATION BY REFERENCE. The Exhibits referred to herein or
attached hereto are hereby incorporated in and to this Agreement and made a part
hereof by this reference.

         14.3 AMENDMENT; MODIFICATION. This Agreement may not be supplemented,
amended, modified or otherwise altered except by written instrument executed by
all the parties hereto and

<PAGE>   14
no course of dealing or trade usage among or between the parties shall be
effective to supplement, amend, modify or alter this Agreement.

         14.4 WAIVER. The failure to enforce or to require the performance at
any time of any of the provisions of this Agreement herein shall in no way be
construed to be a waiver of such provisions, and shall not affect either the
validity of this Agreement, any part hereof or the right of any party thereafter
to enforce each and every provision in accordance with the terms of this
Agreement.

         14.5 GOVERNING LAW. THIS AGREEMENT SHALL BE GOVERNED BY AND CONSTRUED
IN ACCORDANCE WITH THE LAWS OF THE STATE IN WHICH THE PROPERTY IS LOCATED,
WITHOUT REGARD TO ITS CONFLICTS OR CHOICE OF LAWS.

         14.6 CONTINUITY OF CONTRACT. If any severable provision of this
Agreement is deemed invalid or unenforceable by any judgment of a court of
competent jurisdiction, the remainder of this Agreement shall not be affected by
such judgment, and this Agreement shall be carried out as nearly as possible
according to its original terms and intent, unless to do so would substantially
impair the underlying purposes of this Agreement. Notwithstanding the foregoing,
should the revenue allocation set forth in Section 8.1 be deemed invalid or
unenforceable for any reason by any applicable governing authority, Forest City
may, at its sole election, terminate this Agreement and exercise its option in
Section 6.4 to acquire the I(3)S Equipment at that time if not already acquired.

         14.7 CAPTIONS. The captions appearing in this Agreement are included
solely for convenience of reference and shall not be construed or interpreted to
affect the meaning or interpretation of this Agreement.

         14.8 FORCE MAJEURE. Neither party shall be responsible for any failure
to comply with or for any delay in performance of the terms of this Agreement,
including, but not limited to, delays in delivery, where such failure or delay
is directly or indirectly caused by or results from events of force majeure
beyond the control of either party. These events shall include, but not be
limited to, fire, flood, earthquake, accident, civil disturbance, war, acts of
God, or acts or government.

         14.9 HIRING PROHIBITED. During the term of this Agreement and for a
period of one (1) year thereafter, neither party shall solicit for hire or hire
any employee of the other party who has performed services under this Agreement.
This prohibition may be enforced by either party in equity and irreparable
injury shall be deemed automatically established in any such proceeding.

         14.10 PERFORMANCE REVIEW. In the event of any dispute or controversy
between the parties of any kind or nature, except in circumstances where
equitable relief is deemed necessary by either party in its sole discretion,
upon the written request of either party, each of the parties will appoint a
designated officer whose task it will be to meet for the purpose of resolving
such

<PAGE>   15
dispute or controversy or to negotiate for an adjustment to any provision of
this Agreement needed to resolve such dispute or controversy. Such officers will
discuss the dispute or controversy and negotiate in good faith in an effort to
resolve the dispute or controversy or renegotiate the applicable section or
provision of this Agreement without the necessity of any formal proceeding
relating thereto. No formal proceedings for the judicial or arbitrational
resolution of such dispute or controversy may he commenced until either or both
of the designated officers conclude in good faith that an amicable resolution
through continued negotiation of the matter at issue is not likely to occur.

         14.11 RELATIONSHIP OF THE PARTIES. Notwithstanding anything to the
contrary in this Agreement, under no circumstances will either party be deemed
to be in any relationship with the other party carrying with it fiduciary or
trust responsibilities. The parties do not intend for this Agreement or the
relationship established thereby to be considered the formation of a joint
venture or partnership between the parties for any purpose. I(3)S has the sole
right to supervise, manage, contract, direct, procure, perform or cause to be
performed the day-to-day work to be performed by I(3)S under this Agreement
unless otherwise expressly provided herein or agreed to by the parties in
writing. I(3)S shall be responsible for insuring that any independent
contractors or subcontractors fully comply with all of the applicable terms of
this Agreement to the same extent that I(3)S must fully comply if it were
performing the acts performed by such contractors or subcontractors and I(3)S
shall be liable to Forest City if such contractors or subcontractors fail fully
to comply. I(3)S shall insure that no contractors or subcontractors file a
mechanic's or similar lien against the Property, the Licensed Premises and the
Forest City Equipment and I(3)S shall promptly remove all such liens that may be
filed against same. I(3)S shall insure that such contractors and subcontractors
carry insurance similar to that required of I(3)S under this Agreement prior to
the performance of any work at the Property. I(3)S shall indemnify Forest City
for actions or omissions of such contractors and subcontractors to the same
extent that I(3)S would indemnify Forest City if I(3)S engaged in the same
actions or made the same omissions.

         14.12 COUNTERPARTS. This Agreement may be signed in counterparts with
the same effect as if the signature on each counterpart were upon the same
instrument.

         14.13 MEMORANDUM OF AGREEMENT. I(3)S may record a memorandum of this
Agreement in the form set forth in Exhibit C-1 attached hereto, provided however
that this Agreement is subordinate to any and all leases, mortgages, deeds or
trusts that encumber the Property now or at any time and provided further that
I(3)S shall provide such certificates or other statements as Forest City may
request in writing to acknowledge the subordination of this Agreement.
Simultaneous with the execution of this Agreement, I(3)S agrees to execute and
deliver to Forest City a Memorandum of Termination of Agreement in the form set
forth in Exhibit C-2 attached hereto which Owner shall have the right to record
in the local property records in which the Memorandum of Agreement was recorded
upon the expiration or earlier termination of this Agreement. I(3)S shall be
deemed in default of this Agreement if I(3)S records the Memorandum of Agreement
without first executing and delivering the Memorandum of Termination of
Agreement.

<PAGE>   16

         14.14 SUBORDINATION. This Agreement is subject and subordinate to all
leases, mortgages, and/or deeds of trust which may now or hereafter affect the
Property, and to all renewals, modifications, consolidations, replacements and
extensions thereof. This clause shall be self operative and no further
instrument or subordination shall be required by any mortgage, trustee, lessor
or lessee. In confirmation of such subordination, I(3)S shall execute promptly
any certificate that Forest City may request. Notwithstanding the foregoing, the
party secured by any deed of trust shall have the right to recognize this
Agreement. In the event of any foreclosure sale under such deed of trust, this
Agreement shall continue in full force and effect at the option of the party
secured by such deed of trust or the purchaser under any such foreclosure sale.
I(3)S covenants that it will, at the written request of the party secured by any
such deed of trust, execute, acknowledge and deliver any instrument that has for
its purpose and effect the subordination to said deed of trust of the lien of
this Agreement.

         14.15 ASSIGNMENT. This Agreement shall benefit and be binding on the
respective permitted assigns, transferees and successors of the parties. Upon
thirty (30) days prior written notice to Forest City, I(3)S may assign its
rights and delegate its duties under this Agreement to any affiliate or to any
party controlled by, controlling or under common control with I(3)S or to a
party acquiring all or substantially all of I(3)S's assets; provided however,
that the assignee party must unconditionally assume in writing, and agree to be
bound by, the right, duties and obligations of I(3)S under this Agreement. Any
other assignment of this Agreement by I(3)S requires the prior written approval
of Forest City which consent will not be unreasonably withheld, conditioned or
delayed provided the assignee party must be financially qualified, be an
experienced high speed Internet access provider, and unconditionally assume in
writing, and agree to be bound by, the right, duties and obligations of I(3)S
under this Agreement. Forest City will notify any new owners of the Property
about this Agreement and has the right but not the obligation to assign this
Agreement to such new owners. Should such new owners refuse an assignment of
this Agreement, Forest City shall notify I3S that it will be terminating this
Agreement ("Termination Notice"). This Agreement shall terminate upon payment by
Forest City of a lump sum termination fee ("Termination Fee") determined
according to the following formula:

The Net Present Value (NPV) using a Discount Rate of Eight Percent (8%) of

(1) The monthly average Commissionable Revenues for the three months prior
    to the Termination Notice, net of Revenue Share Fees Due to Forest City

 X  The number of months remaining in the Term

 =  TERMINATION FEE

<PAGE>   17

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

I(3)S, INC.                        FOREST CITY RESIDENTIAL MANAGEMENT, INC.
                                   Agent for Wisconsin Park Associates
                                        Limited Partnership

By: /s/ MATTHEW HUTCHINS           By: ANGELO N. PIMPAS
    -------------------------          -------------------------
Matthew Hutchins                       Angelo N. Pimpas
President                              Co-President

Date: November 4, 1999             Date: December 13, 1999
      -----------------------            -----------------------

<PAGE>   18

                              LIST OF EXHIBITS

EXHIBIT A      Licensed Premises

EXHIBIT B:     Equipment List

EXHIBIT C-1:   Memorandum of Agreement

EXHIBIT C-2:   Memorandum of Termination of Agreement

EXHIBIT D:     Description of High Speed Data Services Provided by I(3)S

EXHIBIT E:     Service Level Standards

<PAGE>   19

                         EXHIBIT A - LICENSED PREMISES

         All that land located in the 4th Election District, Montgomery County,
Maryland, described as follows:

         Condominium Units LU-2 and LU-3, in THE WISCONSIN LAND
CONDOMINIUM, Montgomery County, Maryland, and the Common Elements apurtenant
thereto, pursuant to the Declaration for the Wisconsin Land Condominium, dated
Nov. 4, 1991, recorded in Liber 10012 at folio 631, as supplemented by
Supplementary Declaration, dated June 23, 1997, recorded June 24, 1997 at 4:12
p.m.; and the condominium plats recorded in Condominium Plat Book 57 at Plat No.
5839, et seq,; as supplemented by condominium plats recorded in Condominium
Plat Book 73 at Plat Nos. 7326 through 7331.

<PAGE>   20

                           EXHIBIT B - EQUIPMENT LIST

<TABLE>
<CAPTION>
-------------------------------------------------------------------------------

     <S>     <C>            <C>
     3       AL2012H17          Nortel Bay Stack 350 Ether Switches - 24 port

    34       AL2012E16          Nortel Bay Stack 410 Ether Switches - 24 port

    30       AL2033004      BayStack 400-4TX 4-port 10BASE-T/100BASE-TX MDA

     6       AL2033010                  BS410-Cascade module

     3       AL2033002                  2 port 100base-FX MDA

     1                                       Xedia AP Router
</TABLE>

<PAGE>   21

                      EXHIBIT C-1 - MEMORANDUM OF AGREEMENT

RECORDING REQUESTED BY AND
WHEN RECORDED RETURN TO:

Matthew Hutchins
President
I(3)S, Inc.
1440 Corporate Drive
Irving, Texas 75038

                             MEMORANDUM OF AGREEMENT

     A license has been granted by Wisconsin Park Associates Limited
Partnership, ("Grantor") the owner of record of the Premises to I(3)S
("Grantee") under a certain High Speed Data Services Right of Entry Agreement
dated _________________ by and between Grantor and Grantee (the "Agreement").
The license permits Grantee, among other things, to provide high-speed data
Service, as described in the Agreement, and to engage in any other act or
activity contemplated by the Agreement at the Property described herein. The
Agreement terminates on the earlier of three (3) years after the above date
(with renewals of one year terms in the absence of written termination) or (ii)
any termination of the Agreement due to breach by any party. As used in the
Agreement, the term "Property" means that real property consisting of
approximately 546 units located in the city of North Bethesda, County of
Montgomery, State of Maryland, at the address commonly known as 5801 Nicholson
Lane

and more particularly described on Exhibit A attached hereto and made a part
hereof.

In the event of any conflict between the terms and conditions of this Memorandum
and the terms and conditions of the Agreement, the Agreement shall control. The
parties agree that the sole purpose of this Memorandum is to provide notice of
the Agreement.

The undersigned personally warrants and represents that he/she has the authority
to execute this Memorandum on behalf of the Grantor and the information stated
in this Memorandum is true and accurate to the best of Grantor's knowledge.

     Executed this 13th day of Dec, 1999

               GRANTOR: Wisconsin Park Associates Limited Partnership
                        A Maryland Limited Partnership

                        BY: Forest City Residential Management, Inc.
                            Agent For Grantor

                              By:    /s/ ANGELO PIMPAS
                                   ----------------------------------
                                     Angelo Pimpas

                              Its:   Co-President

<PAGE>   22

STATE OF OHIO
        -------------------
COUNTY OF CUYAHAGA
         ------------------

                 On Dec 13, 1999, before me, Hilda Koenig personally appeared
Angelo Pimpas, personally known to me (or proved to me on the basis of
satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to
the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorized capacity(ies) and that by his/her/their signature(s)
on the instrument and the person(s) or the entity upon behalf of which the
person(s) acted, executed the instrument.

      WITNESS my hand and official seal.

                Signature: /s/ HILDA KOENIG
                           --------------------------------(seal)
                                 Hilda Koenig
                    Notary Public, State of Ohio, Cuy. Cty.
                      My Commission Expires June 20, 2004

                GRANTEE:   I(3)S, Inc.
                           A Texas corporation

                           BY:
                              -------------------------------

                         NAME:
                              -------------------------------

                        TITLE:
                              -------------------------------

STATE OF
         ------------------

COUNTY OF
         ------------------

On                 , 199, before me,                             , personally
appeared                            , personally known to me (or proved to me
on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they
executed the same in his/her/their authorized capacity(ies) and that by
his/her/their signature(s) on the instrument and the person(s), or the entity
upon behalf of which the person(s) acted, executed the instrument.

      WITNESS my hand and official seal.

               Signature:
                          ---------------------------------- (seal)

<PAGE>   23
                         EXHIBIT A - LICENSED PREMISES

     All that land located in the 4th Election District Montgomery County,
Maryland, described as follows:

Condominium Units LU-2 and LU-3, in THE WISCONSIN LAND CONDOMINIUM, Montgomery
County, Maryland, and the Common Elements apurtenant thereto, pursuant to the
Declaration for the Wisconsin Land Condominium, dated Nov 4, 1991, recorded in
Liber 10012 at folio 631, as supplemented by Supplementary Declaration, dated
June 23, 1997, recorded June 24, 1997 at 4:12 p.m.; and the condominium plats
recorded in Condominium Plat Book 57 at Plat No. 5839, et seq,: as supplemented
by condominium plats recorded in Condominium Plat Book 73 at Plat Nos. 7326
through 7331.

<PAGE>   24

              EXHIBIT C-2 - MEMORANDUM OF TERMINATION OF AGREEMENT

This Memorandum of Termination of Agreement is executed this   day of      ,
20  , by and between Forest City Residential Management, Inc. ("Forest City") as
Agent for Wisconsin Park Associates Limited Partnership and I(3)S, Inc.
("I(3)S").

Forest City and I(3)S entered into that certain Memorandum of Agreement recorded
on         ,   ,1999 as document number          in the Official Records of
Montgomery County, Maryland with respect to that High Speed Data Services
Right-of-Entry Agreement (the "Agreement") entered into between Forest City and
I(3)S for the property commonly known as The Grand and located at 5801 Nicholson
Lane in the City of North Bethesda, County of Montgomery and State of Maryland
(the "Property").

This Memorandum of Termination of Agreement is being recorded pursuant to
Section 14.13 of the Agreement. This document provides record notice that the
Agreement between Forest City and I(3)S has expired or has otherwise terminated
and is no longer in effect at the Property. The intended effect of recording
this document in the Official Records of Montgomery County, Maryland shall be to
remove the previously recorded Memorandum of Agreement as an encumbrance to
title.

This Memorandum of Termination of Agreement may be executed in any number of
counterparts with the same effect as if the signatures to each counterpart were
upon a single instrument, and is intended to be binding when all parties have
delivered their signatures to the other parties.

Wherefore the parties have executed this Memorandum of Termination of Agreement
as of the date first above written.

               GRANTOR:  Wisconsin Park Associates Limited Partnership
                         A Maryland Limited Partnership

                         BY:  Forest City Residential Management, Inc.
                              Agent For Grantor

                                 By:
                                     ---------------------------------
                                     Angelo Pimpas

                                Its: Vice President

<PAGE>   25

STATE OF
          -------------------------

COUNTY OF
          -------------------------

     On         , 20  , before me,                     , personally appeared
                       , personally known to me (or proved to me on the basis of
satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to
the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorized capacity(ies) and that by his/her/their signature(s)
on the instrument and the person(s), or the entity upon behalf of which the
person(s) acted, executed the instrument.

     WITNESS my hand and official seal.

               Signature:
                         ----------------------------- (seal)

               GRANTEE:  I(3)S, Inc.
                         A Texas corporation

                     BY:
                              --------------------------------

                     NAME:
                              --------------------------------

                     TITLE:
                              --------------------------------

STATE OF
           --------------

COUNTY OF
           --------------

        On         , 20  , before me,                            , personally
appeared                           , personally known to me (or proved to me on
the basis of satisfactory evidence) to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they
executed the same in his/her/their authorized capacity(ies) and that by
his/her/their signature(s) on the instrument and the person(s), or the entity
upon behalf of which the person(s) acted, executed the instrument.

        WITNESS my hand and official seal.

               Signature:
                         -------------------------- (seal)

<PAGE>   26

                                    EXHIBIT D
             DESCRIPTION OF HIGH SPEED DATA SERVICES PROVIDED BY I(3)S

The I(3)S High Speed Data Services ("HSDS") is a data network service that
provide transport and peering functions of Internet Protocol (IP) data traffic,
including, without limitation:

o    Broadband access networks on MDU properties composed of one or more
     broadband access technologies including but not limited to coaxial or
     hybrid fiber coaxial (HFC) cable television distribution systems,
     twisted-pair copper-wire-based telephone distribution systems, twisted-pair
     copper-wire-based local area network distribution systems and
     Fiber-optic-based local area network distribution systems;

o    Local loop networks that connects the broadband access networks on each
     MDU property to the I(3)S regional points-of-presence (POPs) in each
     metropolitan area served by I(3)S;

o    Regional point-of-presence networks that connects the POPs to the I(3)S.net
     national IP backbone;

o    A national IP backbone consisting of broadband communication facilities for
     the transport of data among I(3)S POPs and public and private Exchange
     Points where data and Internet routing information will be exchanged with
     other networks peered with I(3)S.net as part of the global Internet;

o    A national Network Operations Center (NOC).

o    Certain computer services that include:

     o    Membership system for user authentication and authorities;
     o    Personalization services for customizing content to user preferences;
     o    Internet mail (SMTP and POP3);
     o    Internet newsgroups (NNTP) composed of approximately 25,000 or more
          newsgroups;
     o    Internet World Wide Web (HTTP) services;
     o    Internet chat (IRC and MIRC);
     o    Conferencing and collaboration bridges;
     o    Streaming multimedia services such as Microsoft's NetShow and
          Progressive Network's RealMedia;
     o    A branded suite or client software that include:

          o    Web browse;
          o    Mail reader;
          o    News reader;

<PAGE>   27

     o    Chat client;
     o    Conferencing and collaboration client;
     o    Appropriate plug-ins and ActiveX controls.

o    Certain customer service functions that include:

     o    A National Customer Care Center;
     o    A telephone and network-based customer help desk;
     o    A Trouble Reporting facility;
     o    A customer billing system.

o    Certain multimedia-rich content that showcases the capabilities of HSDS
     that includes:

     o    Original content created by I(3)S;

     o    Aggregated content created by others but licensed by I(3)S and
          improved for uses in a HSDS systems;

     o    Aggregated content created by others but licensed by I(3)S and used
          unimproved.

<PAGE>   28

                                  REQUIREMENTS
                      RELATED TO BROADBAND ACCESS NETWORKS
             UTILIZING MULTIPLE BROADBAND ACCESS TECHNOLOGIES (mBAT)

I(3)S's RESPONSIBILITIES:

     Install, maintain and operate data delivery equipment for each property
     offering HSDS. Installation and maintenance will meet or exceed
     manufacturer's specifications and the requirements set forth in the
     Agreement. Through itself or its agents, Forest City will assist I(3)S with
     pre-installation engineer planning and site survey questionnaires;

     Integrate all data delivery equipment for each property into the I(3)S
     Element Management System portion of its Network Management Platform
     using SNMP and/or RMON. I(3)S will monitor all data delivery equipment
     twenty-four hours per day, seven day per week (24x7);

     Assume the cost of the acquisition of all data communication equipment
     necessary to provide HSDS and to provide termination and delivery of HSDS
     between the Subscriber and the I(3)S POP in each Market;

     Without limitation on the foregoing or the attached service level
     standards, both parties acknowledge that the end to end performance of HSDS
     is probabilistic and subject to anomalous short lived usage patterns by
     Subscribers which will affect both the utilization of the local loop
     circuits and the I(3)S.net national backbone from time to time;

     Configure and operate all data delivery equipment to efficiently integrate
     with the rest of the I(3)S.net network;

     Subscribers will not be required by I(3)S to install or operate a custom
     web browser; and

     Subject to all applicable laws and regulations, Subscribers will have
     voluntary access to all public Internet sites and services.

<PAGE>   29

         LOCAL LOOP CHARACTERISTICS

         FOREST CITY'S RESPONSIBILITIES

               Provide, or cause to be provided, proper space, security and
               power for Local Loop termination and transmission equipment
               necessary to provide Internet delivery and other data services on
               the property.

         I(3)S'S RESPONSIBILITIES:

               Install, maintain and operate local loop termination and
               transmission equipment necessary for each property offering
               HSDS. Installation and maintenance will meet or exceed
               manufacturer's specifications and the requirements set forth in
               the Agreement. Through itself or its agents, Forest City will
               assist I(3)S with pre-installation engineering planning and site
               survey questionnaires;

               Integrate all local loop termination and transmission equipment
               for each property into the I(3)S Element Management System
               portion of its Network Management Platform using SNMP and/or
               RMON. I(3)S will monitor all local loop termination and
               transmission equipment twenty-four hours per day, seven day per
               week (24x7);

               Assume the cost of the acquisition of all local loop termination
               and transmission equipment necessary to provide HSDS and to
               provide termination and delivery of HSDS between the Property and
               the I(3)S POP in each Market;

               Order, provision, install and maintain local loop communications
               links between each property and I(3)S POP in each Market with a
               bandwidth of not less than 1.544 mb/s (TI). In addition, as the
               number of Subscribers on each property increases, scale the local
               loop bandwidth so that each simultaneously active user averages
               approximately 1 mb/s ninety eight percent (98%) of the time;

               Without limitation on the foregoing or the attached service
               level standards, both parties acknowledge that the end to end
               performance of HSDS is probabilistic and subject to anomalous
               short lived usage patterns by Subscribers which will affect both
               the utilization of the local loop circuits and the i3s.net
               national backbone from time to time; and

               Configure and operate all local loop termination and transmission
               equipment to efficiently integrate with the rest of the i3s.net
               network.

<PAGE>   30

                                POINT OF PRESENCE
                     FEATURES AND ESTABLISHMENT REQUIREMENTS

         I(3)'S RESPONSIBILITIES:

               Acquire, install and maintain data communication equipment at
               each POP for the termination and transmission of HSDS from
               properties to the i3s.net national network backbone:

               I(3)S will determine the location of its main presence in each
               Market to be consistent with its own operational practices (which
               currently include co-locating within its carrier's central
               offices in each Market);

               Acquire, install, maintain and operate Internet peering
               relationships at public and private Internet Exchange Points (EP)
               with other Tier 1 Internet backbone networks throughout the
               United States;

               Acquire, install, maintain and operate computers and software to
               provide Network Management and provide Internet services for
               Subscribers. To provide these functions, I(3)S will employ a
               combination of locally-distributed-to-the-POP servers as well as
               globally centralized servers consistent with its overall network
               design and operational practices; and

               Order, provide, install, maintain and operate data transport/
               carriage pathways from each POP, EP and/or NOC with a bandwidth
               not less than 45 mb/s (DS-3) interconnection. In addition, as the
               number of Subscribers on Market increases, scale the bandwidth so
               that each simultaneously active user averages approximately 1
               mb/s ninety eight percent (98%) of the time.

<PAGE>   31

                           I(3)S INFORMATION OPERATIONS
         CONTENT PRODUCTION; FOREST CITY/BROADBAND NOW!(TM) LAUNCH PAGE

I(3)S operates, and shall operate for the term of this Agreement, an information
content operation for creating original content or aggregating content created
by others and licensed to I(3)S for inclusion in the I(3)S body of content. This
material will consist of but will not be limited to informational, educational,
recreational, entertainment and business content. This body of content will be
offered to Subscribers of the HSDS product.

Without limitation on paragraph 1 above, I(3)S will create content as creative
and/or business opportunities present themselves. The I(3)S content will be
updated as I(3)S, using its editorial judgment, sees fit, but in no event less
frequently than good industry practice.

Certain portions of this content will be offered to all HSDS Subscribers free
of charge (Basic Content). Other portions of the content may be offered to HSDS
Subscribers on an optional fee basis for unlimited access to a fixed package of
content (Premium Content). Another certain portion of the content may be offered
to HSDS Subscribers on an optional fee basis for access to a specific
time-limited event (Pay-Per-View Content).

In addition to the fees charged customers for content, I(3)S may solicit and
sell advertising and other revenue-producing transaction opportunities that will
appear on certain portions of the content.

All fees for premium content, pay-per-view content, advertising and
revenue-producing transactions shall be determined solely by I(3)S.

or its content partners, will design, produce and update, as necessary, all
content and be responsible for all such costs.

I(3)S shall initially design, produce and update, as necessary, a customized
launch page (the "Launch Page") for HSDS Subscribers, which can be used to
market and promote the HSDS, and, on I(3)S's standard time and materials rates
(or as otherwise agreed by the parties), Forest City's other services. In
addition, the Launch Page will include hyperlinks to Forest City's Corporate web
sites as directed by Forest City. The Launch Page shall meet the technical,
functional and appearance requirements specified by I(3)S. I(3)S shall from time
to time update the Launch Page throughout the Term in accordance with the terms
of this Agreement. I(3)S may offer HSDS Subscribers Launch Pages that are
personalized (by property) and that, in addition to the features described
above, may promote the I(3)S content offerings and provide (direct hyperlinks to
the I(3)S content.

In no event, at any time during the term of this Agreement, shall I(3)S
knowingly permit or use any (i) content in the Forest City/Broadband Now! web
site or within its information content operations which contains obscene
material, sexually explicit adult programming, or indecent material as defined
in Section 47 C. F. R. 76.701(g); (ii) material in the Forest City Broadband
Now! web site soliciting or promoting unlawful conduct; or (iii) programming in
the Forest

<PAGE>   32

City/Broadband Now! web site that may or could have been subject to the
Telecommunications Act of 1996, Section 641, relating to the scrambling of
sexually-explicit adult video service programming.

<PAGE>   33

                          CUSTOMER CARE CENTER FEATURES

I(3)S'S RESPONSIBILITIES

     Provide a toll free number for:

          Inquiries about the HSDS supplied by I(3)S
          Ordering and scheduling installation of HSDS products
          Billing inquiries
          Initial technical support inquires
          Technical support for all HSDS issues
          Technical support for Subscriber CPE issues related to HSDS

     Answer toll free line consistent with the Forest City/I(3)S service
     co-brand.

     Operate 24x7 customer care call center operation.

     Maintain sufficient customer service staff and call center capacity to
     connect to Subscribers within 1 minutes of call entering processing
     operation.

     Develop and publish escalation procedure for Customer Service
     Representatives related to network issues.

     Resolve billing issues within 24 hours 95% of time, on a monthly basis.

     Resolve property network issues within 24 hours 95% of time, on a
     monthly basis.

     Resolve technical issues within 24 hours if a phone call is required 95% of
     time, on a monthly basis.

     Resolve technical issues within 48 hours if a truck roll is required 95% of
     time, on a monthly basis.

     Develop and publish escalation procedures for Forest City to contact
     regarding technical issues related to the network.

<PAGE>   34
                 SUBSCRIBERS' HARDWARE AND SOFTWARE INSTALLATION
                  SPECIFICATIONS AND INSTALLATION REQUIREMENTS

     I(3)S SHALL:

          Verify that potential Subscribers' personal computers meet the
          I(3)S-established minimum requirements for the supplied software and
          the HSDS service;

          Make an appointment with each new Subscriber to meet the installation
          personnel for the installation of the HSDS in the Subscriber's unit,

          Collect the Subscriber information required to install, provision and
          complete the set up of Subscribers' HSDS service. I(3)S will develop
          an appropriate paper-form-based system or automated system to
          facilitate this process;

          Provide, or cause to he provided, coaxial connection to the
          Subscriber's specified location;

          Verify, or cause to be verified, that the coaxial connection completed
          to the Subscriber's specified location exceeds the minimum operational
          requirements for the I(3)S-supplied customer premises equipment
          ("CPE") and the I(3)S HSDS service;

          Verify, or cause to be verified, and if necessary, promptly (but not
          more than a reasonable time frame set by Forest City) perform repairs
          such that all access network services function properly (and to not
          less than the standards pre/existing I(3)S HSDS operations) after
          I(3)S completes installation and throughout the provision of HSDS;

          Maintain a sufficient inventory of CPE for each Market and develop
          procedures to restock CPE as used in Subscriber installations;

          Issue and install the required CPE for the service requested by the
          Subscriber;

          Meet the Subscriber at the Subscribers location at the scheduled time
          within the tolerances and limits as defined in the I(3)S Service Level
          Agreement;

          Install the required customer premises equipment and have the Service
          operational in the Subscriber's unit within two business days of a
          Subscriber's request;

          Install any required network interface cards (NICs), TCP/IP protocols
          and Internet software suite in the Subscriber's personal computer;

          Offer the Subscriber a brief introduction to the HSDS to be performed
          at the time of installation. This introduction will include how to
          launch the service, how to find the training material on the i3s.net
          Web site, how to find the Subscriber Support Section on the i3s.net
          Web site and how to call for technical assistance or support;

<PAGE>   35

          Obtain signatures required to verify that each Subscriber
          installation was executed properly and to the satisfaction of the
          Subscriber; and

          Provide Forest City with a copy of the installation transaction
          documentation verifying that the completed installation is ready for
          billing. This documentation will include the CPE delivery receipt, the
          ISP contract and the completed work order.

<PAGE>   36

                 HSDS INITIAL SUBSCRIBER RATES, SERVICE LEVELS
                     AND INSTALLATION AND EQUIPMENT CHARGES

The following table outlines the various levels of service available to Personal
Service subscribers:

<TABLE>
<CAPTION>
                                                                 UPSTREAM
                           PRICE PER      DOWNSTREAM           TRANSMISSION
 PERSONAL SERVICE LEVEL     MONTH      TRANSMISSION SPEED         SPEED
--------------------------------------------------------------------------------
<S>                        <C>             <C>                  <C>
BBN (TM) Lite             $ 29.95          64 Kbps              64 Kbps

BBN (TM) Standard         $ 49.95         1.0 Mbp              1.0 Mbps

BBN (TM) Max              $ 79.95         1.5 Mbps             1.5 Mbps
--------------------------------------------------------------------------------
</TABLE>

The following table outlines the various levels of service available to Home
Office Service Subscribers:

<TABLE>
<CAPTION>

                                             MINIMUM          MINIMUM
                                           DOWNSTREAM        UPSTREAM
                              PRICE PER   TRANSMISSION      TRANSMISSION
 HOME OFFICE SERVICE LEVEL     MONTH         SPEED            SPEED
--------------------------------------------------------------------------------
<S>                           <C>          <C>                <C>
Home Office-Level 1           $ 125        1.5 Mbps            64 Kbps

Home Office-Level 2           $ 199        1.5 Mbps           128 Kbps

Home Office-Level 3           $ 299        1.5 Mbps           512 Kbps

Home Office-Level 4           $ 499        1.5 Mbps           1.0 Mbps

Home Office-Level 5           $ 699        1.5 Mbps           1.5 Mbps

--------------------------------------------------------------------------------
</TABLE>

<TABLE>
        <S>                                     <C>
        Vanity DNS hosting                      $100.00 per month

        Installation fee                        $49.95 non-recurring

        Network interface card (NIC)            market price (not to exceed $60)

        CPE (cable modem, xDSL modem or other
        broadband access device) purchase       market price

        Monthly rental of CPE                   market price*
</TABLE>

      * The decision to purchase or rent the CPE necessary for the provision
        of HSDS shall be at the sole discretion of each resident subscribing
        to HSDS.

<PAGE>   37

                                    EXHIBIT E
                             SERVICE LEVEL STANDARDS

         INTRODUCTION

         This Exhibit entitled "Service Level Standards" ("SLS") sets out
         operation specifications and requirements for HSDS provided by I(3)S
         for the residents or customers of applicable Forest City Residential
         Management, Inc. The SLS shall encompass data services originating and
         terminating within the I(3)S internetwork ("i3s.net").

         The HSDS provided by I(3)S shall meet the operations specification and
         requirements stated herein, which are generally stated in terms of
         events or outcomes, rather than terms of specific hardware, software or
         procedural requirements. For the purposes of the SLS, i3s.net shall
         relate to that portion of the global Internet operated by I(3)S,
         originating within end users' customer premises and terminating within
         I(3)S computers or transported and peered at a public or private
         Internet Exchange Point.

         For the purposes of the SLS, a "Trouble" or "Trouble Report" shall
         relate to i3s.net or I(3)S provided services (or resold services) and
         the Equipment and I(3)S maintained facilities, but shall exclude
         customer error, defects in Customer Premises Equipment ("CPE"), defects
         in customers, computers, defects in property cable or wiring plants,
         defects in fiber optic distribution systems, defects in cable
         television distribution systems and network problems experienced by
         destination networks at or beyond Internet Exchange Points.

         The terms and conditions of this SLS do not limit I(3)S's obligations
         set forth elsewhere in the Agreement, but if there is a conflict with
         respect to service obligations between this SLS and the Agreement, this
         SLS shall control.

         PERFORMANCE REQUIREMENTS

         PERCENT CUSTOMER SERVICE ORDER BEGINNING COMMITMENT DATES TIMELY MET

                 This parameter is generally indicative of the timely beginning
                 of work on orders from customers for new service or orders to
                 make changes in their existing service.

                 The timely beginning parameter is calculated by dividing the
                 total Customer Service Orders begun on or before the date and
                 clock hour promised to the customer that the service order
                 would be stated by the total number of service orders initiated
                 in each calendar month and multiplying by 100.

                 I(3)S shall exhibit greater than 90% Customer Service Order
                 Beginning Commitment Dates Timely Met per month.

         PERCENT CUSTOMER SERVICE ORDER COMPLETION COMMITMENT DATES TIMELY MET

<PAGE>   38

                 This parameter is generally indicative of the timely
                 completion of work on orders from customers for new service or
                 orders to make changes in their existing service and the timely
                 completion of those service orders.

                 The timely completion parameter is calculated by dividing the
                 total Customer Service Orders completed on or before the date
                 and clock hour promised to the customer that the service order
                 would be completed by the total number of service orders
                 initiated in each calendar month and multiplying by 100.

                  I(3)S shall exhibit greater than 90% Customer Service Order
                  Completion Commitment Dates Timely Met per month.

         PERCENT OF NETWORK AVAILABILITY

                 This parameter is generally indicative of the availability of
                 the network to transport and peer customer data at an Internet
                 Exchange Point, or, in the event that the customer data is to
                 be fulfilled by computers within i3s.net, generally indicative
                 of the availability of to transport data to the I(3)S servers
                 and the availability of the servers.

                 This parameter is calculated by dividing the number of seconds
                 that the network is available for each customer by the total
                 number of customer-seconds in each calendar month and
                 multiplying by 100.

                 Specifically excluded from the Network Availability
                 calculation shall be regularly scheduled maintenance windows or
                 ad hoc maintenance windows scheduled and announced 24 hours in
                 advance in the i3s.net Customer Support Web Site.

                 Specifically excluded from the Network Availability
                 calculation shall be periods of time where the access
                 distribution plant (operated by Forest City or its designated
                 third party operator) exceed the operational standards set by
                 I(3)S for each type of broadband access technology.

                 I(3)S shall exhibit greater than 98% Network Availability per
                 month.

<PAGE>   39
         PERCENT CUSTOMER CALLS ANSWERED WITHIN 45 SECONDS BY I(3)S PERSONNEL

               This parameter is based upon the number of customers calls
               answered within 15 seconds by a human operator or by an ACD queue
               greeting during the hours of operation of the I(3)S National
               Customer Care Center and thereafter to be answered by a human
               customer representative within 30 seconds. At a minimum, the
               I(3)S National Customer Care Center shall operate from 8:00 a.m.
               to 5:00 p.m. Central Time, Monday through Friday exclusive of
               holidays.

               This parameter is calculated by dividing the number of calls
               answered with 45 seconds by the total number of Customer Care
               Center calls answered in each calendar month and multiplying by
               100.

               I(3)S shall exhibit greater than 90% of Customer Calls Answered
               within 45 Seconds per month.

         PERCENT OF TROUBLE REPORTS RESOLVED TIMELY

               This parameter is related to the number of Trouble Reports
               resolved within the following windows:

                   o   For Trouble Reports received by I(3)S at the I(3)S
                       National Customer Care Center prior to 2:00 p.m. Central
                       Time, Monday through Friday, excepting holidays, will be
                       cleared by the end of the next business day.

                   o   For Trouble Reports received by I(3)S at the I(3)S
                       National Customer Care Center after 2:00 p.m. Central
                       Time, Monday through Friday, excepting holidays, will be
                       cleared by noon of the second business day thereafter.

               This parameter is calculated by dividing the total trouble
               reports cleared on or before the date and clock hour promised to
               the customer the total number of Trouble Tickets cleared in each
               calendar month and multiplying by 100. For purposes of this
               provision "Trouble Tickets" shall mean ________________________.

               I(3)S shall exhibit greater than 90% Trouble Reports Cleared
               Timely per month, according to the terms of this section for
               trouble that can he resolved by I(3)S alone.

         PERCENT CUSTOMER REPAIR VISIT APPOINTMENTS MET

               This parameter is related to the customer commitments made by the
               I(3)S National Customer Care Center for repairs that require a
               repair visit to customers' sites or premises.

               This parameter is calculated by dividing the total Customer
               Repair Visits Appointments met on or before the date and clock
               hour promised to the customer by the total number of

<PAGE>   40

                 Customer Repair Visit Appointments initiated in each calendar
                 month and multiplying by 100.

                 I(3)S shall exhibit greater than 90% Customer Repair
                 Commitment Met per month.

          PERCENT OF CUSTOMER BILLS PREPARED TIMELY

                 This parameter is related to the generation of Customer Bills
                 for delivery to customers by mail, electronic mail or credit
                 card billing.

                 This parameter is calculated by dividing the number of Customer
                 Bills generated and sent to customers within twenty (20)
                 business days or the end of the billing cycle by the total
                 number Customer Bills generated in each calendar month and
                 multiplying by 100.

                 I(3)S shall exhibit greater than 95% Customer Bills Prepared
                 Timely per month.

         PERCENT OF CUSTOMER BILLS PREPARED ACCURATELY

                 This parameter is related to the accuracy of Customer Bills
                 for delivery to customers by mail, electronic mail or credit
                 card billing.

                 This parameter is calculated by dividing the number of Customer
                 Bills generated that do not require an adjustment due to a
                 billing error caused I(3)S by the total number Customer Bills
                 generated in each calendar month and multiplying by 100.

                 I(3)S shall exhibit greater than 95% Customer Bills Prepared
                 Accurately per month.

         REPORTS

                 I(3)S shall provide to Forest City reports within twenty (20)
                 business days of the end of each calendar month, the reports
                 listed below in this section, each of which may be provided
                 separately or provided on a consolidated basis:

                 A report depicting total subscribers, gross new customers and
                 gross customers terminated separated by product tier and
                 property.

                 New service orders, Trouble Reports opened and closed or
                 cleared as appropriate separated by date and property.

                 Aggregate I(3)S National Customer Care data depicting the
                 distribution of call waiting time in general and the percent
                 calls answered and calls abandoned respectively.

                 Billing summaries describing the date(s) bills were sent to
                 customers, and the billed revenue disaggregating major
                 categories of service.

<PAGE>   41
         HOLIDAYS

                 New Years Day
                 Memorial Day
                 Independence Day
                 Labor Day
                 Thanksgiving
                 Day after Thanksgiving
                 Christmas
                 Any other national or state holiday recognized by I(3)S<PAGE>   1
                                                                   EXHIBIT 10.23

                               ADVISORY AGREEMENT

         ADVISORY AGREEMENT (this "AGREEMENT"), dated as of December 21, 1999
(the "EFFECTIVE DATE") by and between the I3S Inc., a Texas corporation (the
"COMPANY"), and MARCUS & PARTNERS, L.P., a Delaware limited partnership ("MARCUS
& PARTNERS").

         The Company and Marcus & Partners hereby agree as follows:

         1. ENGAGEMENT.

         The Company engages and retains Marcus & Partners to provide the
advisory services described below, for the period and on the terms and
conditions set forth herein. Marcus & Partners hereby accepts such engagement
and agrees, for the period and on the terms and conditions set forth herein, to
provide, or to make satisfactory arrangements for the provision of, such
services and to assume the obligations herein set forth for the compensation
provided herein.

         2. TERM.

         The term of this Agreement shall commence on the Effective Date and
shall continue until December 31, 2000 (the "TERM").

         3. PROVISION OF SERVICES.

         The Company hereby engages Marcus & Partners to (i) commencing on
January 1, 2000, provide advice and services regarding business strategy,
business development, personnel, acquisitions and investments, capital markets
activities, public relations and other matters related to the foregoing of the
Company (the "CONSULTING SERVICES") and (ii) during the Term, introduce to the
Company and/or its existing stockholders, or contact on behalf of the Company or
its existing stockholders, Liberty Media Corporation and its affiliates
(collectively, the "LIBERTY MEDIA INVESTORS") in connection with a possible
investment in the Company (the "FINDER SERVICES").

         4. INDEPENDENT CONTRACTOR.

         Marcus & Partners is an independent contractor and shall, unless
otherwise expressly provided or authorized, have no authority to act for or
represent the Company in any way, execute any transaction on behalf of the
Company or otherwise be deemed an agent of the Company. Neither Marcus &
Partners, the Company nor any of their affiliates or any person acting at their
direction or on their behalf shall represent to any person that Marcus &
Partners is or is deemed to be a partner of the Company.

         5. COSTS, EXPENSES AND FEES.

                 (a) Costs and Expenses. The Company shall pay or shall
reimburse Marcus & Partners for all reasonable, necessary and documented
out-of-pocket expenses incurred by Marcus & Partners on behalf of the Company;
provided, that, reimbursement for the expenses in connection with the Finding
Services and in connection with the purchase of the Warrant

<PAGE>   2

pursuant to that certain letter agreement of even date herewith between the
parties hereto shall not be in excess of $30,000 in the aggregate without the
prior written approval of the Company.

                 (b) Fees for Consulting Services. In consideration of the
Consulting Services provided herein, the Company shall pay Marcus & Partners
four (4) equal installments of $45,000 on January 1, 2000, April 1, 2000, July
1, 2000 and October 1, 2000.

                 (c) Fees for Finding Services. In consideration of the Finder
Services, the Company shall pay Marcus & Partners a fee equal to the sum of: (i)
1% of the total value of aggregate investments made by the Liberty Media
Investors of up to an aggregate amount of $20 million, and (ii) 1/2% of the
total value of aggregate investments made by Liberty Media Investors in excess
of the $20 million amount referred to in clause (i), through the purchase,
directly or indirectly, of newly issued or outstanding equity of the Company.
The foregoing fee shall be paid in cash at any time and from time to time that
an investment is made in the Company by a Liberty Media Investor.

         6. INDEMNITY AND EXCULPATION.

                 (a) Indemnitees and Indemnifiable Claims. The Company shall
indemnify and hold harmless Marcus & Partners, each officer, director,
stockholder, partner, member, employee and agent of Marcus & Partners and any of
its affiliates from and against any claim, loss, damage, liability, or expenses
(including reasonable attorneys' fees and expenses, court costs, and costs of
investigation and appeal) suffered or incurred by any such indemnitee by reason
of, or arising from, the operations, business, or affairs of, or any action
taken or failure to act on behalf of, the Company, unless such claim, loss,
damage, liability, or expense has been caused by the gross negligence or willful
misconduct of such indemnitee.

                 (b) Advance of Expenses. The Company shall, upon the request of
any indemnitee, advance or promptly reimburse such indemnitee's reasonable costs
of investigation, litigation, or appeal, including reasonable attorneys' fees;
provided, however, that the affected indemnitee shall, as a condition of such
indemnitee's right to receive such advances and reimbursements, undertake in
writing to promptly repay the Company for all such advances or reimbursements if
it is subsequently determined by a final non-appealable judgment of a court of
competent jurisdiction that such indemnitee is not then entitled to
indemnification under this Section 6.

                 (c) Exculpation. Neither (i) Marcus & Partners, (ii) any
affiliate of Marcus & Partners, nor (iii) any officer, director, employee,
stockholder, member, partner or agent of Marcus & Partners or any of its
affiliates, shall be liable, responsible, or accountable in damages or otherwise
to the Company by reason of, or arising from, the operations, business, or
affairs of, or any action taken or failure to act on behalf of, the Company,
except to the extent that any of the foregoing has been caused by the gross
negligence or willful misconduct of such person asserting exculpation.

                 (d) Third Party Beneficiaries. Notwithstanding anything in this
Agreement to the contrary, each officer, director, stockholder, partner, member,
employee and agent of Marcus & Partners and any of its affiliates and their
respective assignees, successors and substitutes shall

                                       2
<PAGE>   3

be a third party beneficiary of all provisions of this Section 6 and all other
exculpation and indemnification provisions of this Agreement.

                 (e) The provisions of this Section 6 shall continue to afford
protection to each indemnitee regardless of whether such indemnitee remains in
the position or capacity pursuant to which such indemnitee became entitled to
indemnification under this Section 6.

                 (f) The rights of Marcus & Partners and/or any other indemnitee
under this Section 6 shall be in addition to any rights that Marcus & Partners
and/or any other indemnitee may have at common law or otherwise and shall remain
in full force and effect following the completion or any termination of Marcus &
Partners' engagement hereunder.

         7. TERMINATION.

         This Agreement may be terminated at any time, without the payment of
any penalty, upon mutual agreement of the parties hereto; provided, however,
such termination shall not effect the obligation of the Company (a) to pay any
fees for Finder Services pursuant to Section 5(c) whether payable before or
after such Termination or (b) to pay all four (4) installments of the fee for
the Consulting Services pursuant to Section 5(b). The provisions of this
Agreement shall survive any termination of this Agreement to the extent such
provisions relate to obligations incurred before such termination.

         8. NOTICES.

         All notices, requests, consents and other communications under this
Agreement shall be in writing and shall be deemed to have been delivered on the
date personally delivered, telexed or telecopied, or on the date mailed, postage
prepaid, by certified mail, return receipt requested, or by overnight delivery
service, if addressed to the respective parties as follows:

         If to the Company:                I3S Inc.
                                           1440 Corporate Drive
                                           Dallas, Texas 75038
                                           Attn:  Mr. Matthew Hutchins, Sr.
                                           Facsimile:  (972) 650-7972

          If to Marcus & Partners:         Marcus & Partners, L.P.
                                           300 Crescent Court, Suite 800
                                           Dallas, Texas  75201
                                           Attn:  Jeffrey A. Marcus
                                           Facsimile:  (214) 777-4104

         With copies to:                   Weil, Gotshal & Manges LLP
                                           100 Crescent Court
                                           Dallas, Texas  75201
                                           Attn:  Michael A. Saslaw
                                           Facsimile:  (214) 746-7777

                                       3
<PAGE>   4

         9. ASSIGNMENT.

         This Agreement may not be assigned by either party hereto without the
prior written consent of the other party.

         10. AMENDMENT.

         This Agreement may only be amended in writing by both parties hereto.

         11. GOVERNING LAW.

         This Agreement and the rights and obligations of the parties under this
Agreement shall be governed by, and construed and interpreted in accordance
with, the law of the State of Texas.

         12. COUNTERPARTS.

         This Agreement may be executed in two or more counterparts, each of
which shall be deemed an original, but all of which together shall constitute
one and the same instrument, and the signature of any party to any counterpart
shall be deemed a signature to, and may be appended to, any other counterpart.

                  (REMAINDER OF PAGE INTENTIONALLY LEFT BLANK)

                                       4
<PAGE>   5

         IN WITNESS WHEREOF, the parties hereto have executed this Agreement as
of the date and year first above written.

                                     MARCUS & PARTNERS, L.P.

                                     By:  Marcus & Partners Holdings, L.L.C.,
                                          its General Partner

                                          By:
                                              ---------------------------------
                                              Thomas P. McMillin
                                              Vice President

                                     I3S Inc.

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

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00004-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00004-of-00352.parquet"}]]