Document:

DEVELOPMENT FINANCING AGREEMENT

     THIS AGREEMENT, made and entered into effective as of this 8
day  of March, 2000, by and between Tumbleweed, Inc. (hereinafter
referred to as "Lessee"), whose address is 1900 Mellwood  Avenue,
Louisville,  Kentucky,  and AEI Income & Growth Fund XXI  Limited
Partnership,  whose principal business address is 1300  Minnesota
World  Trade Center, 30 East Seventh Street, St. Paul,  Minnesota
55101 (hereinafter referred to as "Lessor") .

W I T N E S S E T H, that:

     WHEREAS,  Lessee  is  contemplating building  the  following
Improvements  on the premises described in Exhibit  "A"  attached
hereto :

   Construction of a building and improvements to be  used  as  a
   Tumbleweed Restaurant.

   WHEREAS,   Lessee   has  made  application   to   Lessor   for
development  financing to defray the costs of  constructing  such
Improvements;

   WHEREAS,   Lessor's  Assignor  has  issued   to   Lessee   its
Development Financing and Leasing Commitment to advance funds  in
the  amount hereinafter specified, subject to compliance with the
terms and conditions of this Development Financing Agreement  and
the Net Lease Agreement (the "Lease") of even date herewith;

   NOW,  THEREFORE, in consideration of entering into  the  Lease
and  other good and valuable consideration, the receipt of  which
is  hereby acknowledged by the parties hereto, the parties hereto
agree as follows:

                           ARTICLE I
                          DEFINITIONS

   For  purposes  of  this Agreement, the following  terms  shall
have the following meanings:

   1.   "Application"  shall  mean Lessee's  application  to  the
   Lessor  for the Development Financing the terms and conditions
   of which are incorporated herein by reference.

   2.   "Architect's Contract" shall mean Lessee's contract  with
   the Project Architect.

   3.   "Commitment"  shall mean Lessor's  Commitment  to  Lessee
   agreeing   to   provide   the  Development   Financing.   (The
   "Development Financing and Leasing Commitment" dated  of  even
   date herewith.)

   4.   "Completion Date" shall mean midnight, August  31,  2000,
   subject to Force Majeure, as defined herein.

   5.   "Construction  Costs" shall mean land  costs,  all  costs
   paid  to construct and complete the Improvements, as specified
   on Exhibit "B" attached hereto and made a part hereof.

   6.   "Construction Contracts" shall mean the contracts between
   Lessee  and Contractors for the furnishing of labor,  services
   or  materials  to the Leased Premises in connection  with  the
   construction of the Improvements.

   7.   "Contractors" shall mean those firms directly engaged  by
   Lessee to construct the Improvements, whether one or more.

   8.   "Contract  Documents" shall mean the Project  Architect's
   Contract, Plans and Specifications and the contract  with  the
   Contractor.

   9.   "Development Financing" shall mean the funds to  be  made
   available   pursuant to the Commitment and not to  exceed  the
   lesser  of  the Construction Costs or the maximum loan  amount
   of   One   Million   Four  Hundred  Sixty   Thousand   Dollars
   ($1,460,000) as specified in the Commitment.

   10.  "Development Financing and Carrying Charges"  shall  mean
   all  fees,  taxes  and charges incurred under the  Development
   Financing   and  in  the  construction  of  the   Improvements
   including,  but  not  limited  to,  non-refundable  commitment
   fees;   interest   charges,  service  and   inspection   fees,
   attorney's  fees, title insurance fees and charges,  recording
   fees and insurance premiums.

   11.   "Development  Financing  Documents"  shall   mean   this
   Agreement,   the   Lease,   Assignment   of   Architects   and
   Construction  Contracts, Guarantees, and such other  documents
   given   to   the  Lessor  as  security  for  the   Development
   Financing.

   12.  "CLTIC-CDD" shall mean Commonwealth Land Title  Insurance
   Company,  Construction Disbursement Department, the nationally
   recognized   title   insurer,  to  be  CLTIC-CDD   under   the
   Development Financing Disbursement Agreement executed  by  and
   between the parties of even date herewith.

   13.  "Final  Disbursement Date" shall mean  the  date  of  the
   final  disbursement  of  the  Development  Financing  provided
   hereunder.

   14.   "Improvements"  shall  mean  the  structures  and  other
   improvements  to  be  constructed on the  Leased  Premises  in
   accordance with the Plans and Specifications.

   15.   "Initial  Disbursed  Funds"  shall  mean   those   funds
   disbursed  on  the  Closing  Date  for  land  acquisition  and
   related  soft  costs upon Lessor's acquisition of  the  Leased
   Premises.

   16.  "Inspecting Architect" shall mean the architect, if  any,
   hired  by  Lessor to perform inspections of the premises.   An
   Inspecting  Architect may only be engaged  by  Lessor  in  the
   event   of   a  default  relating  to  construction   of   the
   Improvements under the Development Financing Documents.

   17.  "Leased Premises" shall mean the real property  described
   in  the Exhibit "A" attached to this Agreement, together  with
   all Improvements, equipment and fixtures thereon.

   18.  "Lessee  Equity" shall mean the final Construction  Costs
   less the amount of the Development Financing.

   19.  "Plans  and  Specifications" shall  mean  the  plans  and
   specifications prepared by the Project Architect who shall  be
   licensed  in  the  jurisdiction of  the  Leased  Premises  and
   selected by Lessee.

   20.  "Project" shall mean the construction of the Improvements
   on the Leased Premises.

   21.  "Project Architect" shall mean the architect retained  by
   Lessee   to   design   and  supervise  construction   of   the
   Improvements.

   22.  "Rental Modification Date" shall mean a date one  hundred
   and twenty days (120) from the date hereof.

   23.  "Sub-Contractors"  shall mean  those  persons  furnishing
   labor  or  materials  for the Project  pursuant  to  the  Sub-
   Contracts.

   24.  "Sub-Contracts"  shall  mean the  contracts  between  the
   Contractor   and   its  materialmen  and  mechanics   in   the
   furnishing of labor or materials for the Project.

   25.  "Title"  shall  mean Commonwealth  Land  Title  Insurance
   Corporation  issuing the Lessor's fee owner's title  insurance
   policy.

                           ARTICLE II
                   THE DEVELOPMENT FINANCING

   Subject  to  compliance with the provisions of this Agreement,
Lessor  agrees to advance to Lessee, and Lessee agrees to request
from   Lessor,   the  Development  Financing.   The   Development
Financing shall be advanced in stages by Lessor to CLTIC-CDD  and
disbursed by CLTIC-CDD pursuant to the provisions of Article VIII
hereof.   The  Development Financing, or so much thereof  as  has
been  advanced  hereunder, shall bear interest at  the  rate  and
shall  be  repaid  in accordance with the terms  hereof  and  the
Lease.   The proceeds of the Development Financing shall be  used
exclusively for the purposes of defraying Construction Costs.

                          ARTICLE III

                              N/A

                           ARTICLE IV
                  CONSTRUCTION OF IMPROVEMENTS

   Lessee  agrees  to  commence construction of the  Improvements
within  thirty (30) days from the date of this Agreement.   After
commencement  of construction of any Improvements, Lessee  agrees
to  diligently  pursue said construction to  completion,  and  to
supply such moneys and to perform such duties as may be necessary
to complete the construction of said Improvements pursuant to the
Plans  and  Specifications and in full compliance with all  terms
and  conditions  of this Agreement and the Development  Financing
Documents,  all of which shall be accomplished on or  before  the
Completion  Date,  subject to Force Majeure  and  without  liens,
claims or assessments (actual or contingent) asserted against the
Leased  Premises for any material, labor or other items furnished
in  connection  therewith, subject to Lessee's right  to  contest
such  liens, claims, or assessments provided the same are removed
as  a  lien upon the Leased Premises prior to foreclosure of such
lien,  and  all  in  full compliance with all construction,  use,
building,  zoning and other similar requirements of any pertinent
governmental  jurisdiction.  Lessee will provide to Lessor,  upon
request,  evidence of satisfactory compliance with all the  above
requirements.

                           ARTICLE V
          REPRESENTATIONS AND WARRANTIES OF THE LESSEE

Lessee  hereby  represents  and warrants  to  the  Lessor,  which
representations and warranties shall be deemed to be restated  by
Lessee  each  time  Lessor makes an advance  of  the  Development
Financing, that:

1.  VALIDITY OF DEVELOPMENT FINANCING DOCUMENTS - The Development
Financing Documents are in all respects legal, valid and  binding
according to their terms.

2.  NO  PRIOR  LIEN  ON  FIXTURES - No mortgage,  bill  of  sale,
security agreement, financing statement, or other title retention
agreement (except those executed in favor of Lessor) has been, or
will  be,  executed with respect to any fixture (except  Lessee's
trade fixtures not financed with this Development Financing) used
in conjunction with the construction, operation or maintenance of
the improvements.

3.  CONFLICTING TRANSACTION OF LESSEE - The consummation  of  the
transactions  hereby  contemplated and  the  performance  of  the
obligations  of  Lessee under and by virtue  of  the  Development
Financing  Documents  will  not  result  in  any  breach  of,  or
constitute  a  default under, any mortgage, lease, bank  loan  or
credit   agreement,   corporate  charter,  by-laws,   partnership
agreement, or other instrument to which Lessee is a party  or  by
which  it  may  be bound or affected, the breach of  which  would
materially  affect  Lessee's ability to perform  its  obligations
hereunder.

4.   PENDING  LITIGATION  -  There  are  no  actions,  suits   or
proceedings  pending, or to the knowledge of  Lessee  threatened,
against or affecting it or the Leased Premises, or involving  the
validity  or  enforceability of any of the Development  Financing
Documents,  at law or in equity, or before or by any governmental
authority, except actions, suits and proceedings that  are  fully
covered by insurance or which, if adversely determined would  not
substantially  impair the ability of Lessee to perform  each  and
every  one  of  its  obligations  under  and  by  virtue  of  the
Development Financing Documents; and to the Lessee's knowledge it
is  not  in  default with respect to any order, writ, injunction,
decree or demand of any court or any governmental authority.

5.  VIOLATIONS OF GOVERNMENTAL LAW, ORDINANCES OR REGULATIONS   -
To  the  best  knowledge of Lessee, there are  no  violations  or
notices  of  violations of any federal or state law or  municipal
ordinance  or  order  or requirement of the State  in  which  the
Leased Premises are located or any municipal department or  other
governmental authority having jurisdiction affecting  the  Leased
Premises,  which  violations in any way have a  material  adverse
affect  on  the  Leased Premises and which remain  uncured  after
notice by such governmental authority or department (if notice is
required) and the expiration of the time within which Lessee  may
cure  such  violation,  or  if no time limitation  is  specified,
within a reasonable time after notice to cure such violation .

6.  COMPLIANCE WITH ZONING ORDINANCES AND SIMILAR LAWS -  To  the
best  knowledge  of  Lessee,  the Plans  and  Specifications  and
construction pursuant thereto and the use of the Leased  Premises
contemplated  thereby  comply and will comply  with  all  present
governmental  laws  and  regulations  and  requirements,   zoning
ordinances, standards, and regulations of all governmental bodies
exercising jurisdiction over the Leased Premises.  Lessee  agrees
to  provide the Project Architect's certification to such  effect
prior  to  the  funding  of  the  first  disbursement  under  the
Development Financing.

7.   LESSEE'S  STATUS  AND  AUTHORITY  -  If  the  Lessee  be   a
corporation,  limited liability company, trust or a  partnership,
Lessee  warrants  and represents that (i) it is  duly  organized,
existing  and  in good standing under the laws of  the  state  in
which it is incorporated or created; (ii) it is duly qualified to
do  business  and is in good standing in the state in  which  the
Leased Premises are located; (iii) it has the corporate or  other
power,  authority  and legal right to carry on the  business  now
being   conducted  by  it  and  to  engage  in  the  transactions
contemplated  by  this  Agreement and the  Development  Financing
Documents; and (iv) the execution and delivery of this  Agreement
and  the Development Financing Documents and the performance  and
observance  of  the provisions hereof and thereof have  been  (or
future  acts  will  be) duly authorized by all  necessary  trust,
partnership, or corporate actions of Lessee.  Lessee will furnish
such  resolutions,  affidavits and opinions of  counsel  to  such
effect as Lessor may reasonably require.

8. AVAILABILITY OF UTILITIES - All utility services necessary for
the  construction of the Improvements will be available prior  to
the  commencement  of  construction,  and  all  utility  services
necessary for the proper operation of the Improvements for  their
intended purposes are available at the Leased Premises or will be
available  at the Leased Premises prior to the Final Disbursement
Date,  at  commercially  comparable  utility  rates  and  hook-up
charges  for  the  vicinity, including water  supply,  storm  and
sanitary   sewer  facilities,  gas,  electricity  and   telephone
facilities.   Lessee shall furnish evidence of such  availability
of utilities from time to time at Lessor's request.

9.  BUILDING  PERMITS  - All building permits  required  for  the
construction of the Improvements have been obtained prior to  the
commencement of the construction of the Improvements  and  copies
of same will be delivered to Lessor.

10.      CONDITION OF LEASED PREMISES - The Leased  Premises  are
not  now  damaged or injured as a result of any fire,  explosion,
accident,  flood or other casualty, nor to the best  of  Lessee's
knowledge, subject to any action in eminent domain.

11.      APPROVAL  OF  PLANS AND SPECIFICATIONS  -  To  the  best
knowledge  of  Lessee  in reliance upon the  Project  Architect's
certification  to  such  effect,  the  Plans  and  Specifications
conform  to the requirements and conditions set out by applicable
law  or  any  effective restrictive covenant, to all governmental
authorities which exercise jurisdiction over the Leased  Premises
or   the  construction  thereon,  and  no  construction  will  be
commenced   upon  the  Leased  Premises  until  said  Plans   and
Specifications shall have been approved by Lessor, which  consent
shall  not be unreasonably withheld or delayed and shall be given
or  withheld  within  ten  business days  after  written  request
therefor.   Subject  to  Article VI, paragraph  14,  no  material
changes  are  to  be  made  in the Plans  and  Specifications  as
approved without Lessor's prior consent, which consent shall  not
be  unreasonably  withheld  or delayed  and  shall  be  given  or
withheld within ten business days after written request therefor;
except,  after  prior  written notice  to  Lessor,  provided  the
Development  Financing shall remain in balance as  set  forth  in
Article  VII,  paragraph  3  herein,  Lessor  shall  consent   to
reallocation   among  line  items  or  use  of  the  Construction
Contingency in the aggregate of not more than the amount budgeted
as  set  forth on Exhibit B for Construction Contingency,  unless
Lessee shall deposit Owner Equity with CLTIC-CDD in the amount of
such excess over the budgeted amount.

12.       CONSTRUCTION  CONTRACTS  -  Lessee  has  entered   into
contracts  with  the  Contractors  or  separate  contracts   with
materialmen  and laborers providing for the construction  of  the
Improvements.   Lessee  will cause the  Contractors  to  promptly
furnish  Lessor with the complete list of all Sub-contractors  or
entities as and when under contract, which Contractors propose to
engage  to  furnish  labor and/or materials in  constructing  the
Improvements  (such  list containing the  names,  addresses,  and
amounts  of  such sub-contracts as written in excess individually
of  $5,000,  and prior to disbursement of funds  to  or  for  the
benefit   of   such  Subcontractors,  affidavits  of   authorized
signatory and other documents commercially reasonably required by
Title  to  insure that the Leased Premises remain lien free)  and
will  from time to time furnish Lessor or Title with true  copies
of all Contracts entered into by Lessee and with the terms of all
verbal  agreements  therefor, if any, and as  to  subcontractors,
letters  signed by sub-contractors whose contracts are in  excess
of  $5,000 setting forth the present amount of their contract and
the amounts remaining to be paid under that contract, if the same
information  is not stated on a lien waiver reflecting  the  most
currently requested payment to such subcontractor.

13.      BROKERAGE COMMISSIONS - No brokerage commissions are due
in  connection  with the transaction contemplated  hereby  or  if
there  are  commissions due or payable the same will be  paid  by
Lessee.   Lessee  agrees to and shall indemnify Lessor  from  any
liability,  claims  or  losses arising  by  reason  of  any  such
brokerage   commissions.   This  provision  shall   survive   the
repayment of the Development Financing and shall continue in full
force  and  effect so long as the possibility of such  liability,
claims or losses exists.

14.      NO  PRIOR  WORK - Except as may have been  permitted  by
Lessor,  no  work or construction has been commenced or  will  be
commenced  by or on behalf of Lessee on the Leased Premises,  nor
has Lessee entered into any contracts or agreements for such work
or  construction  which  could result  in  the  imposition  of  a
mechanic's  or materialmen's lien on the Leased Premises  or  the
Improvements prior to or on parity with the interest of Lessor.

15.       ENVIRONMENTAL   IMPACT   STATEMENT   -   All   required
environmental  impact statements as required by any  governmental
authority  having jurisdiction over the Leased  Premises  or  the
construction  of  the  Improvements  have  been  duly  filed  and
approved.

16.      ACCESS  -  The  Leased  Premises  front  on  a  publicly
maintained road or street or have access to such a road or street
under  an  easement or private way, which is  not  subject  to  a
reversion in favor of any party.

17.       FINANCIAL   INFORMATION  -  Any  financial   statements
heretofore  delivered  to  Lessor are true  and  correct  in  all
respects,   have  been  prepared  in  accordance  with  generally
accepted  accounting practice, and fairly present the  respective
financial  conditions of the subject thereof as of the respective
dates  thereof and no materially adverse change has  occurred  in
the  financial conditions reflected therein since the  respective
dates thereof.

                           ARTICLE VI
                      COVENANTS OF LESSEE

Lessee hereby covenants and agrees with Lessor as follows:

1.  SURVEYS  -  Prior  to execution of any Development  Financing
Documents and prior to the initial request for a Disbursement (as
defined  in Article VIII hereof), Lessee has furnished to  Lessor
three  copies  of a current perimeter land survey,  in  form  and
substance satisfactory to Lessor, certified to Lessor,  giving  a
description  of the Leased Premises and showing all encroachments
onto  or  from  the  Leased Premises, currently  certified  by  a
registered  surveyor and bearing his registry number and  showing
access  rights,  easements,  or utilities,  rights  of  way,  all
setback  requirements  upon  the Leased  Premises,  improvements,
matters  affecting  title  and such other  items  as  Lessor  may
reasonably request.

2.   TITLE   INSURANCE  -  Prior  to  the  initial  request   for
Disbursement the Lessee has furnished Lessor with an ALTA  policy
of  title  insurance,  and prior to any  subsequent  request  for
Disbursement such ALTA policy of title insurance shall be brought
down to the date of Disbursement by endorsement, all in form  and
substance  satisfactory to Lessor issued at the Lessee's  expense
and  written  by  Title  insuring  the  Leased  Premises  to   be
marketable, free from exceptions for mechanic's and materialmen's
liens  and free from other exceptions not previously approved  by
the  Lessor, naming Lessor as fee owner insured to the extent  of
advances made hereunder subject only to such exceptions as may be
reasonably approved by Lessor.

3.  RESTRICTIONS  ON CONVEYANCE OR SECONDARY FINANCING  -  Lessee
will  not  transfer, sell, convey or encumber the Leased Premises
or  subject the Leased Premises to any secondary financing in any
way  without  the  written  consent  of  the  Lessor,  except  as
permitted  in  Article V, paragraph 2 relating to  trade  fixture
financing sources or suppliers.

4.  INSURANCE  -  To  obtain or cause Contractor  to  obtain  and
maintain  such insurance or evidence of insurance as  Lessor  may
reasonably require, including but not limited to the following:

   (a)  BUILDER'S  RISK  INSURANCE  -  Builder's  Risk  Insurance
   written  on  the  so-called  "Builder's  Risk-Completed  Value
   Basis" in an amount equal to the full replacement cost of  the
   Improvements   at  the  date  of  completion   with   coverage
   available  on  the so-called multiple peril  form  of  policy,
   including  coverage against collapse and water damage,  naming
   Lessor  as additional named insured, such insurance to  be  in
   such  amounts and form and written by such companies as  shall
   be  reasonably approved by Lessor, and the originals  of  such
   policies   (together  with  appropriate  endorsement  thereto,
   evidence   of   payment  of  premiums  thereon   and   written
   agreements  by the insurer or insurers therein to give  Lessor
   ten  (10)  days'  prior written notice  of  any  intention  to
   cancel)  shall be promptly delivered to Lessor, said insurance
   coverage  to  be kept in full force and effect  at  all  times
   until the completion of construction of the Improvements.

   (b)  HAZARD  INSURANCE - Fire and Extended Coverage Insurance,
   and  such other hazard insurance as Lessor may require and  as
   called  for  in  the  Lease in an amount  equal  to  the  full
   replacement  cost  of  the Improvements naming  Lessor  as  an
   additional  named  insured,  such  insurance  to  be  in  such
   amounts  and  form and written by such companies as  shall  be
   reasonably  approved  by Lessor, and  the  originals  of  such
   policies  (together  with  appropriate  endorsements  thereto,
   evidence  of payment of premiums thereon and written agreement
   by  the  insurer or insurers therein to give Lessor  ten  (10)
   days'  prior written notice of any intention to cancel)  shall
   be  promptly obtained and delivered to Lessor immediately upon
   completion of the construction of the Improvements and  before
   any  portion  is  occupied by Lessee or any tenant  of  Lessee
   with  such  insurance to be kept in full force and  effect  at
   all times thereafter.

   (c)   PUBLIC   LIABILITY  -  Comprehensive  public   liability
   insurance    (including   operations,   contingent   liability
   operations,   operations   of  sub-   contractors,   completed
   operations and contractual liability insurance) in  limits  of
   coverage as set forth in the Lease.

   (d)  WORKMEN'S COMPENSATION INSURANCE - Evidence of compliance
   with   the   required   coverage  under  statutory   workmen's
   compensation requirements.

5. COLLECTION OF INSURANCE PROCEEDS - To cooperate with Lessor in
obtaining  for  Lessor  the benefits of any  insurance  or  other
proceeds  lawfully or equitably payable to it in connection  with
the  transaction  contemplated hereby and the collection  of  any
indebtedness  or  obligation of the  Lessee  to  Lessor  incurred
hereunder (including the payment by Lessee of the expense  of  an
independent appraisal on behalf of Lessor in case of  a  fire  or
other casualty affecting the Leased Premises).

6.  APPLICATION OF DEVELOPMENT FINANCING PROCEEDS -  To  use  the
proceeds  of the Development Financing solely for the purpose  of
paying  for Construction Costs and such incidental costs relative
to  the  construction as may be reasonably approved from time  to
time  in  writing by Lessor, and in no event to use  any  of  the
Development Financing proceeds for personal, corporate  or  other
purposes.

7.  EXPENSES  -  To  pay  all costs of  closing  the  Development
Financing  and  all  expenses  of Lessor  with  respect  thereto,
including, but not limited to, legal fees by Lessor's counsel and
all other reasonable attorney's fees (limited as set forth in the
Commitment),  costs of title insurance, transfer  taxes,  license
and  permit fees, recording expenses, surveys, intangible  taxes,
appraisal  fees, Inspecting Architect fees, expenses of  retaking
possession  upon default by Lessee hereunder or  other  costs  of
enforcement  (including reasonable attorney's fees)  and  similar
items.

8.  LAWS, ORDINANCES AND ETC. - To comply promptly with any  law,
ordinance,   order,  rule  or  regulation  of   all   authorities
exercising   jurisdiction  over  the  Leased  Premises   or   the
construction thereon, including appropriate supervising boards of
fire  underwriters and similar agencies and the  requirements  of
any insurer issuing coverage on the Project.

9.  RIGHT  OF LESSOR TO INSPECT LEASED PREMISES - Upon  48  hours
notice,  except in cases which Lessor reasonably deems to  be  an
emergency,  in  which  event  upon reasonable  notice  under  the
circumstances,   to   permit   Lessor   and   Title   and   their
representatives and agents to enter upon the Leased Premises  and
to  inspect  the Improvements and all materials  to  be  used  in
construction  thereof and to cooperate and  cause  Contractor  to
cooperate  with  Lessor  or Title and their  representatives  and
agents   during   such  inspections,  provided   that   such   is
accomplished  without  interrupting  the  construction   process.
Provided,  further,  however, that this provision  shall  not  be
deemed  to  impose  upon Lessor or Title any duty  or  obligation
whatsoever to undertake such inspections, to correct any  defects
in the Improvements or to notify any person with respect thereto.

10.  BOOKS  AND  RECORDS  - To set up and maintain  accurate  and
complete  books, accounts and records pertaining to  the  Project
including  the working drawings in a manner reasonably acceptable
to Lessor.  The Lessor, Title and Inspecting Architect shall have
the  right  at  all  reasonable times and upon  reasonable  prior
notice  to  inspect, examine and copy all books  and  records  of
Lessee relating to the Project, and to enter and have free access
to  the Leased Premises and Improvements and to inspect all  work
done,  labor  performed and material furnished in  or  about  the
Project,  provided that such is accomplished without interrupting
the  construction process.  Notwithstanding the foregoing, Lessee
shall   be   responsible  for  making  inspections  as   to   the
Improvements  during  the  course  of  construction   and   shall
determine to its own satisfaction that the work done or materials
supplied  by  the  Contractors and all  Subcontractors  has  been
properly  supplied  or  done in accordance  with  the  applicable
contracts.  Lessee will hold Lessor and Title harmless  from  and
Lessor  and  Title shall have and have no liability or obligation
of  any kind to Lessee or creditors of Lessee in connection  with
any  defective, improper or inadequate workmanship  or  materials
brought in or related to the Improvements or the Leased Premises,
or  any  mechanic's liens arising as a result of such workmanship
or  materials.   Upon Lessor's request, Lessee shall  replace  or
cause  to  be  replaced  any such work or material  found  to  be
materially  deficient  by  the Project Architect  or  Independent
Architect.   Lessor shall cooperate with Lessee in obtaining  any
rights  under any applicable warranties to accomplish such  work.
Any inspections made by Inspecting Architect, Title or Lessor are
for  the  sole  benefit  of Lessor and  neither  Lessee  nor  any
creditor, tenant or vendee of Lessee shall be entitled to rely on
such  inspection.   Lessee  shall obtain  for  Lessor  coincident
rights  to  rely  upon any warranties obtain by Lessee  from  its
Contractors or subcontractors.

11.       CORRECTION  OF  DEFECTS  -  To  promptly  correct   any
structural defects in the Improvements or any material  departure
from  the  Plans  and Specifications not previously  approved  by
Lessor.  The advance of any Development Financing proceeds  shall
not  constitute a waiver of Lessor's right to require  compliance
with this covenant.

12.     SIGN REGARDING DEVELOPMENT FINANCING - To allow Lessor to
erect and maintain at a suitable site on the Leased Premises,  at
a location to be chosen by Lessee in its reasonable discretion, a
sign  indicating that Development Financing is being provided  by
Lessor,  to  the  extent permitted by law  or  private  covenant,
condition, or agreement affecting the Project.

13.       ADDITIONAL  DOCUMENTS  -  To  furnish  to  Lessor   all
instruments,  documents, initial surveys, footing  or  foundation
surveys,  if  conducted, certificates, plans and  specifications,
appraisals,  financial  statements,  title  and  other  insurance
reports  and  agreements and each and every  other  document  and
instrument required to be furnished by the terms hereof,  all  at
Lessee's expense; to assign and deliver to Lessor such documents,
instruments, assignments and other writings, and to do such other
acts  necessary or desirable to preserve and protect  the  Leased
Premises,  as Lessor may require; and to do and execute  all  and
such   further  lawful  and  reasonable  acts,  conveyances   and
assurances  for the carrying out of the intents and  purposes  of
this  Agreement,  the Lease, or the Commitment, as  Lessor  shall
reasonably require from time to time.

14.      ARCHITECTS  AND CONSTRUCTION CONTRACTS -  To  commit  no
default  nor  knowingly permit a default under the terms  of  the
Architects or Construction Contracts; To waive none nor knowingly
permit a waiver of the obligations of the parties thereunder;  To
do no act which would relieve such parties from their obligations
thereunder; To make no amendments to such contracts, without  the
prior  written consent of Lessor; To enter into no change  orders
or extras that cause a reallocation among budgeted line items, or
that  in the aggregate or singularly result in a net increase  in
excess  of  10% of the original contract amount without  Lessor's
prior  written  consent, which consent shall not be  unreasonably
withheld  or  delayed; provided, however, Lessor shall  be  given
written  notice  and  copies  of  all  change  orders;  provided,
further,  however,  with written notice to Lessor  prior  to  any
request  for  funds  subsequent  to  any  such  change  order  or
reallocation,  the  Lessee shall be allowed  to  enter  into  any
change  order  or  extra which is accounted for  by  use  of  any
reallocation   among   line  items  or  any  remaining   budgeted
Contingency line item, or if the same has been exhausted,  Lessee
shall  be  allowed  increases  in the  original  contract  amount
without  Lessor's  consent if Lessee has, upon the  execution  of
said change order, deposited with Lessor the amount by which such
change order increases the total Construction Cost; To allow  all
such  contracts to be subject to the approval of Lessor  for  its
loan  purposes;  To  allow Lessor to take advantage  of  all  the
rights  and benefits of the contracts upon any default by Lessee;
and  to submit evidence to Lessor that both the Architect and the
Contractors will permit Lessor to acquire Lessee's interest under
their  respective  contracts and the Contract  Documents  without
additional  charge  or  fee  should an  event  of  default  occur
hereunder,  which  default is not cured within applicable  notice
and cure periods.

15.      ENFORCE  PERFORMANCE OF SUB-CONTRACTS - To  enforce,  or
cause to be enforced, the prompt performance of the Sub-Contracts
in  accordance with their terms and not to approve any changes in
the  same  that in the aggregate or singularly result  in  a  net
increase  in  excess of 10% of the original General  Contractor's
contract  amount  without Lessor's prior written  consent,  which
consent  shall not be unreasonably withheld or delayed,  provided
Lessee's  right to enter into any such change order shall  be  on
the same terms set forth in Section 14 above.

16.      COMPLIANCE WITH RULES - To comply with, and  to  require
the   Contractors   to  comply  with,  all  rules,   regulations,
ordinances  and laws bearing on the conduct of the  work  on  the
Improvements,  including the requirements of any insurer  issuing
coverage  on  the Project and the requirements of any  applicable
supervising boards of fire underwriters.

17.     OPINIONS OF COUNSEL - To furnish such opinions of counsel
as  may be reasonably requested of the Lessee in connection  with
the matters contemplated by this Agreement.

18.      SOIL  TESTS - To provide the Lessor with a  soil  report
prepared by an acceptable engineer certifying as to the status of
the  soil conditions on the Leased Premises, the need or lack  of
need  for  special pilings and foundations and  that  either  any
pilings and foundation necessary to support the Improvements have
been  placed  in a manner and quantity sufficient to provide  the
required  support  or  that no such pilings and  foundations  are
necessary for the support and construction of the Improvements.

19.     MARKETABLE TITLE - To execute and deliver or cause to  be
executed and delivered such instruments as may be required by the
Lessor and Title to provide Lessor with a marketable, valid title
to  the Leased Premises subject only to such exceptions to  title
as may be reasonably approved by Lessor.

20.     VIOLATIONS OF GOVERNMENTAL LAW, ORDINANCES OR REGULATIONS
-  Lessee will permit no violations nor commit the same,  of  any
federal  or  state  law  or  municipal  ordinance  or  order   or
requirement of the State in which the Leased Premises are located
or  any  municipal  department  or other  governmental  authority
having   jurisdiction  affecting  the  Leased   Premises,   which
violations  in  any  way have a material adverse  affect  on  the
Leased  Premises and which remain uncured after  notice  by  such
governmental authority or department (if notice is required)  and
the  expiration  of the time within which Lessee  may  cure  such
violation,  or  if  no  time limitation is  specified,  within  a
reasonable time after notice to cure such violation .

21.      COMPLIANCE WITH ZONING ORDINANCES AND SIMILAR LAWS - The
Plans  and  Specifications and construction pursuant thereto  and
the  use of the Leased Premises contemplated thereby will  comply
with  all  governmental  laws and regulations  and  requirements,
zoning ordinances, standards, and regulations of all governmental
bodies   exercising  jurisdiction  over  the   Leased   Premises,
including   environmental   protection   and   equal   employment
regulations,   and  appropriate  supervising   boards   of   fire
underwriters and similar agencies.

22.      APPROVAL  OF PLANS AND SPECIFICATIONS -  The  Plans  and
Specifications  will conform to the requirements  and  conditions
set  out by applicable law or any effective restrictive covenant,
and  to  all governmental authorities which exercise jurisdiction
over the Leased Premises or the construction thereon.

                          ARTICLE VII
             CONDITIONS PRECEDENT TO A DISBURSEMENT

It shall be a condition precedent to each Disbursement under this
Development Financing Agreement that:

1.  DEVELOPMENT  FINANCING DOCUMENTS - The Development  Financing
Documents  shall have been duly executed and delivered to  Lessor
and shall be in full force and effect.

2.  LESSEE  EQUITY  - Lessee shall have paid all  of  the  Lessee
Equity  funds into the Project before the first Disbursement  (or
any subsequent Disbursement if additional Lessee Equity should be
required)  and  Lessee  shall deliver evidence  of  such  payment
reasonably satisfactory to Lessor.

3.  DEVELOPMENT  FINANCING BALANCE - As of the  date  immediately
prior  to  any  Disbursement,  the  total  amount  of  unadvanced
proceeds of the Development Financing shall be sufficient, in the
commercially reasonable opinion of Lessor (the opinion of  Lessor
being based upon affidavit of the General Contractor, the Project
Architect,  the Inspecting Architect, or other reliable  licensed
third  party  contractor) to complete the  Improvements  free  of
liens.  To the extent the total of the unadvanced proceeds of the
Development  Financing shall be insufficient,  at  any  time,  in
Lessor's  reasonable opinion, (based upon the  affidavit  as  set
forth  above)  to complete the Improvements, or be less than  the
total  Construction Costs not yet paid for or  not  yet  incurred
(including  interest accruing for the remainder of  the  term  or
extensions thereof, if any), the Lessee shall immediately deposit
with the Lessor or with Title, as additional Lessee Equity funds,
an  amount  equal  to such deficiency and such additional  Lessee
Equity  funds  shall  be  disbursed by  CLTIC-CDD  prior  to  the
Disbursement  of  any  further advance  or  advances  under  this
Agreement.

4.  NO DEFAULT - No event of default, which remains uncured after
the expiration of applicable cure periods, shall exist under this
Agreement or the Development Financing Documents.

5.  REPRESENTATIONS  AND  WARRANTIES -  The  representations  and
warranties in Article V hereof shall be true and correct  on  and
as of the date of each Disbursement.

6.  COVENANTS  -  Lessee  shall have complied  with  all  of  the
covenants made by it in Article VI hereof.

7.   SWORN   CONSTRUCTION  STATEMENT  -  Prior  to  the   initial
disbursement hereunder, the Lessee shall have submitted to Lessor
and  Title  a  Construction Cost Statement  or  the  Construction
Contract (if such information is contained therein) sworn  to  by
Lessee  and  Contractors reflecting all major Sub-Contractors  or
materialmen  who  shall  then  be engaged  in  furnishing  labor,
materials or supplies for the Improvements.  The list should show
the  name  of  each  and  every  Contractor,  Sub-Contractor  and
materialman  (or  at  least such entities  or  individuals  whose
contract is in excess of $5,000), its address and an estimate  of
the  dollar value of the work, labor and materials to be done  or
supplied and a general statement of the nature of the work to  be
done or materials to be supplied by each Contractor.  Thereafter,
if  such  list should change or new subcontractors shall  execute
contracts  not  reflected on the above  list,  the  Lessee  shall
furnish to the Lessor any amendments or additions to the original
statement as so submitted.

8.  APPLICATION  FOR  PAYMENT - Lessor  shall  have  received  an
Application for Payment pursuant to Article VIII hereof.

9.  TITLE - Title shall issue its endorsement to the title policy
insuring  the  Lessor  as  fee owner  under  the  policy  in  the
aggregate  amounts of all prior Disbursements and  the  requested
Disbursement.

10.      WORK  IN  PLACE  -  All work or materials  for  which  a
Disbursement is requested shall be in place and incorporated into
the Improvements.

                          ARTICLE VIII
   METHODS OF DISBURSEMENTS OF DEVELOPMENT FINANCING PROCEEDS

The  Development  Financing shall be disbursed (a "Disbursement")
as follows:

1.  PROCEDURE - Not more often than monthly, Lessee may submit an
Application  for Payment in the form attached hereto  as  Exhibit
"C" requesting the Disbursement of proceeds under the Development
Financing,  which  request shall be submitted to  Lessor  and  to
CLTIC-CDD  at least five (5) business days prior to the  date  on
which  a  Disbursement is requested.  Provided the conditions  of
this   Development  Financing  Agreement  are  met  on  the  date
requested  for  such advance, Lessor shall advance  to  CLTIC-CDD
amounts  certified  to be currently payable by Lessee  (excluding
the  retainage  hereinafter  specified)  for  the  then  incurred
portion  of  Total Construction Costs pursuant to the Application
for  Payment.  All costs shall have been approved in  writing  by
the  Project  Architect, Lessee, Contractor, and if  required  by
Lessor, by the Inspecting Architect.  All interest accruing  need
not  be  disbursed  to  CLTIC-CDD, but  may  be  immediately  and
automatically  credited  by Lessor to the  Development  Financing
account.   CLTIC-CDD shall disburse all funds advanced to  it  by
Lessor  in  accordance  with the terms  and  provisions  of  this
Agreement  and any special escrow requirements imposed by  CLTIC-
CDD  as  a  condition  to  its acting  as  the  disbursing  agent
hereunder.   The disbursed proceeds of the Development  Financing
shall  bear  interest from and including the date of disbursement
to CLTIC-CDD or the date of credit by Lessor provided that in the
event  CLTIC-CDD shall fail to disburse any advances within  five
(5)  business  days after the date set for an advance,  CLTIC-CDD
shall  return said advance to Lessor and interest on such advance
shall  abate from and after the date of such return.  Any amounts
disbursed  to CLTIC-CDD and returned by CLTIC-CDD to  the  Lessor
shall  not  be  deemed  to  be  advanced  under  the  Development
Financing Documents.  Each Application for Payment shall  clearly
set forth the amounts due to Lessee and to each Contractor out of
the  requested Development Financing and shall be accompanied  by
the following:

   a.   A Draw Request Certificate in the form attached hereto as
   Exhibit  "D"  certifying that each contractor  or  materialman
   for  which  payment  is requested in the relevant  Application
   for   Payment  has  satisfactorily  completed  the   work   or
   furnished  the  materials for which payment  is  requested  in
   accordance  with the applicable contract; that  all  work  for
   which   an  Application  for  Payment  is  made  substantially
   conforms  to the Contract Documents and any approved  changes,
   and  is  in  place; and that sufficient funds  remain  of  the
   undisbursed  Development Financing proceeds  to  complete  the
   Project  and  that  all funds previously disbursed  have  been
   applied as per the previous Application for Payment.

   b.   Waivers  of  Mechanics'  Liens  and  Materialmen's  Liens
   executed  by  all  Contractors  for  all  work  done  and  all
   materials  furnished to the Leased Premises  and  included  in
   such  current Application for Payment, or evidence  reasonably
   required  by Title to insure over the same by special specific
   endorsement,  or  such  other releases  of  lien  pursuant  to
   bonding  or otherwise to prevent such liens from attaching  to
   the Leased Premises.

   c.   Waivers  of  Mechanics'  Liens  and  Materialmen's  Liens
   executed  by  all Sub-Contractors and workmen and  materialmen
   for  all  work done and all materials furnished to the  Leased
   Premises   and   included   in   the   immediately   preceding
   Application  for Payment, or evidence reasonably  required  by
   Title   to   insure   over  the  same  by   special   specific
   endorsement,  or  such  other releases  or  lien  pursuant  to
   bonding  or otherwise to prevent such liens from attaching  to
   the Leased Premises.

   d.   Such  other supporting evidence, including  invoices  and
   receipts  as  may  be  requested by  Lessor  or  CLTIC-CDD  to
   substantiate  all payments which are to be  made  out  of  the
   Disbursement  or  to substantiate all payments  then  made  in
   respect to the Project.

2.  INTEREST ADVANCE - If interest has accrued on the Development
Financing  and  is  unpaid  or fees are  payable  to  the  Lessor
hereunder, Lessor shall be, and hereby is, authorized at any time
to  advance  to  itself  from  the proceeds  of  the  Development
Financing  the  total amount of such accrued interest  and  fees,
whether  or not an Application for Payment has been submitted  by
the  Lessee and the same shall be deemed to be an advance of  the
proceeds of the Development Financing under this Agreement in the
same  manner  and with the same effect as if advanced  under  the
provisions  above.   It  is understood Lessor  may  establish  an
automatic interest reserve whereby Lessor may withdraw  from  the
Development  Financing  account on a regular  basis  the  accrued
interest  on the Development Financing and credit the Development
Financing balance with the same.

3.  ASSESSMENT AND TAX ADVANCE - As taxes and assessments  become
due  on  the  Leased Premises, Lessor shall be,  and  hereby  is,
authorized  to advance to itself automatically from the  proceeds
of  the Development Financing, the total amount of such taxes and
assessments and the same shall be deemed to be an advance of  the
proceeds of the Development Financing under this Agreement in the
same  manner  and with the same effect as if advances  under  the
provisions  above, if not previously paid before due pursuant  to
Lessee's obligations under the Lease.

4.  DISBURSE  UNDER  DEVELOPMENT FINANCING DOCUMENT  -  All  sums
advanced  and  disbursed hereunder shall be disbursed  under  and
shall be secured by the Development Financing Documents.

5.  PAYMENTS  TO  SUBCONTRACTORS - In its  reasonable  discretion
CLTIC-CDD  may  make  payments directly to any  subcontractor  or
materialman.

6.  RETAINAGE - Each Disbursement shall be limited to  an  amount
equal  to  ninety  percent  (90%)  of  the  value,  exclusive  of
Contractor's  profit  and overhead, of the  materials  and  labor
furnished  to the Leased Premises and the balance (herein  called
the  Retainage) shall be retained by Lessor, provided that thirty
(30)  days  after completion by each subcontractor or materialman
of  his subcontract Lessor will disburse to such party, or to the
Contractor  on  behalf of such party the Retainage withheld  from
said party, provided that as a condition to such disbursement the
Lessee  and Project Architect and the Inspecting Architect  shall
certify to Lessor the date that such Party's subcontract has been
fully  and  satisfactorily  completed and  the  subcontractor  or
materialmen  shall  have supplied Title with  satisfactory  final
lien  waivers,  including  final lien  waivers  for  any  of  its
submaterialmen  or sub- contractors and the requirements  of  any
bonding company issuing the Bonds shall have been fulfilled.  Any
Retainage  due  the  Contractor for work performed  or  materials
furnished by the Contractor and the final balance of Contractor's
profit  and overhead shall be disbursed on the Final Disbursement
Date  pursuant  to  Article IX hereof.  Contractor's  profit  and
overhead shall be disbursed based upon and in proportion  to  the
percentage of completion of the Project, or amounts payable under
the  Construction Contract for work actually performed, whichever
is less, as certified by the Project Architect.

                           ARTICLE IX
              FINAL DEVELOPMENT FINANCING BALANCE

Unless  and until Lessor and Lessee have entered into a  mutually
satisfactory escrow holdback and undertaking agreement to,  inter
alia,  complete  the  Improvements  and  otherwise  satisfy   the
requirements of this Article IX, at no time and in no event shall
Lessor  be  obligated to disburse the balance of the proceeds  of
the Development Financing, including any Retainage until the date
the  following  have  been  satisfied  (the  "Final  Disbursement
Date"):

1. Lessor shall have received reasonably satisfactory evidence of
the   final   completion  of  the  Improvements  in   substantial
accordance  with  the Contract Documents and the  Certificate  of
Final  Completion  from  the Project Architect  accepted  by  the
Contractor and Lessee.

2.  Lessor  shall  have  received satisfactory  as-built  surveys
reflecting  the  final  location of  the  Improvements  as  fully
completed on the Leased Premises in accordance with the  Contract
Documents, said survey to be prepared by a registered or licensed
surveyor bearing his registry number, certifying to Lessor as  to
the  legal  description of the Leased Premises  and  showing  all
Improvements  located on the Leased Premises and  indicating  the
street  address of the Improvements, absence of any encroachments
on  the Leased Premises or from the Leased Premises onto adjacent
land,  showing all access points, and showing conformance to  all
set  back requirements and delineating all utility easements that
are  specifically  legally described, rights  of  way  and  other
matters affecting the Leased Premises, and certifying as  to  the
total  acreage  of  the  land,  the exterior  dimensions  of  the
Improvements, and the number of parking spaces, if any, and  such
other matters as Lessor may reasonably request.

3.  Lessor  shall  have  received a requisite  affidavit  of  the
Lessee,  Contractor and Project Architect, and  approved  by  the
Inspecting  Architect  certifying as to the  final  cost  of  the
Improvements.

4.  Title shall have been furnished with such final lien  waivers
sufficient  in  the  opinion of Title to  dissolve  any  possible
Mechanic's and Materialman's Liens affecting title to the  Leased
Premises  or Lessee shall have provided a bond or other  security
sufficient to remove the lien as an encumbrance upon title to the
Leased  Premises and Title shall have issued its endorsements  to
the  title  policy increasing the insured coverage  to  the  full
amount  of  all  sums disbursed under this Development  Financing
Agreement.

5.  Lessor  shall have received evidence that all of  the  terms,
provisions  and  conditions on the  part  of  the  Lessee  to  be
performed  or  caused  to be performed hereunder  and  under  the
Lease,  including but not limited to obtaining casualty insurance
for  the  full  insurable  value of the Improvements,  have  been
fulfilled to the satisfaction of Lessor.

6.  Lessor  shall have received a Final Certificate of  Occupancy
issued  by  the appropriate governmental authority  covering  the
Improvements and a Certificate of Substantial Completion from the
Project  Architect  indicating that  the  Improvements  as  built
comply  with all building codes and zoning ordinances,  including
any  plat  requirements  or requirements  of  recorded  operating
covenants or agreements affecting the Leased Premises.

7.  All remaining uncompleted "punch list" items shall have  been
satisfactorily completed.

8.  The  requirements  of  all bonding companies,  if  any,  with
respect to release of retainage shall have been met.

9.  An  amendment to the Lease shall be executed  by  Lessee  and
Lessor setting forth the date the first Lease Year shall end  and
the  Rent for the balance of the first Lease Year, and evidencing
the satisfaction and termination of this Agreement.

                           ARTICLE X
                       EVENTS OF DEFAULT

An  "event of default" shall be deemed to have occurred hereunder
and under the Lease, if:

1. DEFAULT UNDER DEVELOPMENT FINANCING DOCUMENTS - Any default or
event  of  default  occurs  (which  remains  uncured  after   the
expiration of any applicable cure period as may be set  forth  in
any  Development Financing Document) under any of the Development
Financing Documents as defined therein; or

2.  FAILURE TO COMPLETE CONSTRUCTION - Lessee shall fail for  any
reason,  except Lessor's wrongful refusal to fund the Development
Financing pursuant to the terms hereof, to substantially complete
the construction of the Improvements by the Completion Date; or

3.  BREACH  OF AGREEMENT - Lessee breaches or fails  to  perform,
observe  or  meet  any covenant or condition of  this  Agreement,
provided,   however,   with  respect  to  non-monetary   defaults
hereunder, Lessee shall have twenty days after notice from Lessor
to  cure  such non-monetary default, or if such default (but  for
the  payment of monies) cannot be cured within twenty days,  such
longer  time as may be reasonably necessary to effect a  cure  if
Lessee  is  diligently  pursuing a course of  conduct  reasonably
designed to cure the default.; or

4.  BREACH OF WARRANTY - Any warranties made or agreed to be made
in  any  of the Development Financing Documents or this Agreement
shall  be  breached  by  Lessee or shall prove  to  be  false  or
misleading, and the same shall not be cured or made  to  be  true
and correct within the applicable cure periods; or

5.  FILING  OF LIENS AGAINST THE LEASED PREMISES - Any  lien  for
labor,  material, taxes or otherwise shall be filed  against  the
Leased  Premises  and  such  lien shall  not  be  promptly  paid,
released,  contested in an appropriate forum, or bonded  over  to
Lessor's reasonable satisfaction before the lien shall materially
adversely affect Lessor's interest in the Premises; or

6.  LITIGATION  AGAINST LESSEE - Any suit shall be filed  against
Lessee,  and  is  not  resolved within 120  days  and,  which  if
adversely  determined, could substantially impair the ability  of
Lessee to perform each and every one of its obligations under and
by virtue of the Development Financing Documents; or

7.  LEVY  UPON  THE LEASED PREMISES - A levy be  made  under  any
process  on  the  Leased  Premises and such  levy  shall  not  be
promptly Bonded over prior to the execution of such levy; or

8.  TRANSFER OF LEASED PREMISES - Lessee shall without the  prior
written  consent of Lessor, voluntarily or by operation  of  law,
sell,  transfer,  convey  or encumber all  or  any  part  of  its
interest  in  the  Leased Premises or in any  of  the  personalty
located  thereon,  or used or intended to be used  in  connection
therewith; or

9.  ABANDONMENT - Lessee abandons the project or delays or ceases
work  thereon for a period of fifteen consecutive (l5)  days,  or
delays construction or suffers construction to be delayed for any
period  of  time for any reason whatsoever so that completion  of
Improvements cannot be accomplished in the judgment of Lessor  on
or before the Completion Date, subject to force majeure; or

10.      BANKRUPTCY  -  Lessee shall make an assignment  for  the
benefit  of its creditors or shall admit in writing its inability
to  pay its debts as they become due or shall file a petition  in
bankruptcy  or  shall be adjudicated a bankrupt or  insolvent  or
shall  file  a  petition seeking any reorganization, dissolution,
liquidation, arrangement, composition, readjustment,  or  similar
relief  under  any  present  or future bankruptcy  or  insolvency
statute, law or regulation, or shall file an answer admitting  to
or  not  contesting the material allegations of a petition  filed
against  it in any such proceedings, or shall not have  the  same
dismissed  or  vacated, or shall seek or consent or acquiesce  in
the  appointment  of  any trustee, receiver or  liquidator  of  a
material  part  of  its  properties,  or  shall  not  after   the
appointment  without  the  consent or acquiescence  of  it  of  a
trustee,  receiver,  or liquidator of any material  part  of  its
properties have such receiver, liquidator or appointment vacated;
or

11.     EXECUTION LEVY - Execution shall have been levied against
the  Leased  Premises  or  any lien creditors  commence  suit  to
enforce  a  judgment  lien against the Leased  Premises  or  such
action  or  suit  shall  have  been  brought  and  shall  not  be
immediately bonded over and shall continue unstayed and in effect
for a period of more than 120 consecutive days; or

12.      ATTACHMENT - Any part of the Lessor's commitment to make
the advances hereunder shall at any time be subject or liable  to
attachment or levy at the suit of any creditor of the  Lessee  or
at  the  suit of any subcontractor or creditor of the  Contractor
and  shall  remain  unstayed prior to the time  Lessor  shall  be
obligated to comply with the same.

                           ARTICLE XI
                       REMEDIES OF LESSOR

Lessee  hereby agrees that the occurrence of any one or  more  of
the  events  of default set out in Article X hereof,  shall  also
constitute  an  event of default under each  of  the  Development
Financing   documents,  thereby  entitling  Lessor,   after   the
expiration  of  any  applicable cure period, at  its  option,  to
proceed to exercise any or all of the following remedies:

1. EXERCISE OF REMEDIES - To exercise any of the various remedies
provided in any of the Development Financing Documents, including
the acceleration of the Put described in Articles XIV hereof;

2. CUMULATIVE RIGHTS - Cumulatively to exercise all other rights,
options and privileges provided by law;

3.  CEASE  MAKING ADVANCES - To refrain from making any  advances
under  this  Agreement  but Lessor may make  advances  after  the
happening of any such event without thereby waiving the right  to
refrain from making other further advances or to exercise any  of
the other rights Lessor may have.

4.  RIGHTS  TO  ENTER - To require Lessee to  vacate  the  Leased
Premises and permit Lessor (whether prior to the exercise of  the
Put  or  during  any  period prior to the  closing  of  the  sale
pursuant to the Put;

   (a) To enter into possession;

   (b)  To perform or cause to be performed any and all work  and
   labor  necessary  to complete the Improvements  in  accordance
   with the Plans and Specifications;

   (c)   To  employ  security  watchmen  to  protect  the  Leased
Premises; and

   (d)  To  disburse  that  portion of the Development  Financing
   Proceeds  not  previously disbursed (including any  Retainage)
   to  the  extent necessary to complete the construction of  the
   Improvements in accordance with the Contract Documents and  if
   the  completion  requires  a larger  sum  than  the  remaining
   undisbursed portion of the Development Financing, to  disburse
   such  additional  funds, all of which funds  so  disbursed  by
   Lessor shall be deemed to have been disbursed to Lessee.   For
   this  purpose, Lessee hereby consents  upon an uncured default
   by  Lessee  after the expiration of any applicable notice  and
   cure  period, to the Lessor taking the following  actions,  or
   not,  in  Lessor's  reasonable  discretion:  to  complete  the
   construction  of the Improvements in the name of  the  Lessee,
   and  hereby  empowers Lessor to take all actions necessary  in
   connection  therewith including but not limited to  using  any
   funds  of  Lessee including any balance which may be  held  in
   escrow  and  any  funds which may remain unadvanced  hereunder
   for  the  purpose  of  completing  the  said  portion  of  the
   Improvements  in  the  manner  called  for  by  the   Contract
   Documents;  to make such additions and changes and corrections
   in   the  Contract  Documents  which  shall  be  necessary  or
   desirable to complete the said portion of the Improvements  in
   substantially   the  manner  contemplated  by   the   Contract
   Documents;   to   employ  such  contractors,   subcontractors,
   agents,  architects, and inspectors as shall be  required  for
   said  purposes; to pay, settle or compromise all  existing  or
   future  bills  and  claims which are or may be  liens  against
   said  Leased  Premises, or may be necessary or  desirable  for
   the  completion of the said portion of the Improvements or the
   clearance  of  title to the Leased Premises;  to  execute  all
   applications and certificates in the name of Lessee which  may
   be  required by any construction contract and to  do  any  and
   every  act  with  respect  to the  construction  of  the  said
   portion  of  the Improvements which Lessee may do in  its  own
   behalf.  Lessor shall also have power to prosecute and  defend
   all   actions   and   proceedings  in  connection   with   the
   construction  of the said portion of the Improvements  and  to
   take  such  action and require such performance  as  it  deems
   necessary.   In  accordance therewith, Lessee  hereby  assigns
   and  quitclaims unto Lessor all sums to be advanced  hereunder
   including  Retainage.   Any funds  so  disbursed  or  fees  or
   charges  so incurred shall be included in any amount necessary
   for the Lessee to pay pursuant to the Put.

   (e)  To  discontinue making advances hereunder to  the  Lessee
   and to terminate Lessor's obligations under this Agreement.

5.  RIGHTS  NON CUMULATIVE - No right or remedy by this Agreement
or  by any Development Financing Document or instrument delivered
by  the Lessee pursuant hereto, conferred upon or reserved to the
Lessor shall be or is intended to be exclusive of any other right
or remedy and each and every right and remedy shall be cumulative
and  in addition to any other right or remedy or now or hereafter
arising  at a law or in equity or by statute.  Except  as  Lessor
may hereafter otherwise agree in writing, no waiver by Lessor  or
any  breach  by  or default of Lessee of any of its  obligations,
agreements, or covenants under this Agreement shall be deemed  to
be  a  waiver of any subsequent breach of the same or  any  other
obligation,  agreement or covenant, nor shall any forbearance  by
Lessor to seek a remedy for such breach be deemed a waiver of its
rights  and  remedies with respect to such a  breach,  nor  shall
Lessor  be  deemed to have waived any of its rights and  remedies
unless  it be in writing and executed with the same formality  as
this Agreement.

6.  EXPENSES  - The Development Financing and this Agreement  and
the  performance  by  the Lessor or Lessee of  their  obligations
hereunder shall be without cost and expense to the Lessor, all of
which costs and expenses the Lessee agrees to pay and hold Lessor
harmless  of  and  payment  of which  shall  be  secured  by  the
Development Financing Documents.  Specifically, Lessee agrees  to
pay all title charges, surveyor's fees, appraisals, loan fees and
attorney's  fees  and costs and the like incurred  in  connection
with this Agreement.

                          ARTICLE XII
              GENERAL CONDITIONS AND MISCELLANEOUS

The  following conditions shall be applicable throughout the term
of this Agreement:

1. RIGHTS OF THIRD PARTIES - All conditions of the obligations of
Lessor  hereunder, including the obligation to make disbursements
are imposed solely and exclusively for the benefit of Lessee, and
no  other  person shall have standing to require satisfaction  of
such conditions in accordance with their terms or be entitled  to
assume that Lessor will refuse to make advances in the absence of
strict  compliance with any or all thereof, and no  other  person
shall, under any circumstances, be deemed to be a beneficiary  of
such  conditions,  any and all of which may be freely  waived  in
whole  or in part by Lessor at any time if in its sole discretion
it  deems it desirable to do so.  In particular, Lessor makes  no
representations and assumes no duties or obligations as to  third
parties  concerning  the  quality  of  the  construction  of  the
Improvements  or  the  absence therefrom  of  defects.   In  this
connection, Lessee agrees to and shall indemnify Lessor from  any
liability,  claims or losses resulting from the  disbursement  of
the  Development Financing proceeds or from the condition of  the
Leased Premises whether related to the quality of construction or
otherwise  and whether arising during or after the  term  of  the
Development  Financing  made by Lessor to  Lessee  in  connection
therewith,  except  for  Lessor's  gross  negligence  or  willful
misconduct.  This provision shall survive the termination of this
Agreement and shall continue in full force and effect so long  as
the possibility of any such liability, claims or losses exists.

2. EVIDENCE OF SATISFACTION OF CONDITIONS - Any condition of this
Agreement  which  requires  the submission  of  evidence  of  the
existence or non- existence of a specified fact or facts  implies
as  a condition the existence or non- existence, as the case  may
be,  of  such fact or facts, and Lessor shall, at all  times,  be
free  independently  to establish to its reasonable  satisfaction
such existence or non-existence.

3.  ASSIGNMENT - Lessee may not assign this Development Financing
Agreement  or any of its rights or obligations hereunder  without
the prior written consent of Lessor.

4. SUCCESSORS AND ASSIGNS - Whenever in this Agreement one of the
parties  hereto  is  named  or  referred  to,  the  heirs,  legal
representatives, successors and assigns of such parties shall  be
included  and  all  covenants and agreements  contained  in  this
Agreement by or on behalf of the Lessee or by or on behalf of the
Lessor  shall  bind and inure to the benefit of their  respective
heirs, legal representatives, successors and assigns, whether  so
expressed or not.

5.  HEADINGS  -  The  headings of the  sections,  paragraphs  and
subdivisions  of  this  Agreement  are  for  the  convenience  of
reference  only, and are not to be considered a part  hereof  and
shall not limit or otherwise affect any of the terms hereof.

6. INVALID PROVISIONS TO AFFECT NO OTHERS - If fulfillment of any
provision hereof, or any transaction related thereto at the  time
performance  of  any such provision shall be due,  shall  involve
transcending the limit of validity prescribed by law, then,  ipso
facto,  the  obligation to be fulfilled shall be reduced  to  the
limit  of  such validity; and such clause or provision  shall  be
deemed  invalid as though not herein contained, and the remainder
of  this  Agreement  shall remain operative  in  full  force  and
effect.

7.  NUMBER  AND GENDER - Whenever the singular or plural  number,
masculine or feminine or neuter gender is used herein,  it  shall
equally include the other.

8.  AMENDMENTS - Neither this Agreement nor any provision  hereof
may be changed, waived, discharged or terminated orally, but only
by  an  instrument  in writing signed by the party  against  whom
enforcement  of  the change, waiver, discharge or termination  is
sought.

9.  NOTICES - Any notice which any party hereto may desire or may
be required to give to any of the parties shall be in writing and
the  mailing  thereof by certified mail, or  equivalent,  to  the
respective  parties' addresses set forth hereinabove or  to  such
other place such party may by notice in writing designate as  its
address shall constitute service of notice hereunder.

10.      GOVERNING LAW - This Development Financing Agreement  is
made  and executed pursuant to and is intended to be governed  by
the laws of the State where the Leased Premises are located.

11.  FORCE  MAJEURE - Anything in this Agreement to the  contrary
notwithstanding,  Lessee  shall not be  deemed  in  default  with
respect  to  the  performance of any of  the  terms,  provisions,
covenants,  and  conditions  of this Agreement  (except  for  the
payment  of all other monetary sums payable hereunder,  to  which
the  provisions  of this Section shall not apply),  if  the  same
shall  be  due  to any strike, lockout, civil commotion,  warlike
operations,    invasion,   rebellion,   hostilities,    sabotage,
governmental   regulations  or  controls,   impracticability   of
obtaining  any materials or labor (except due to the  payment  of
monies),  shortage  or unavailability of a source  of  energy  or
utility   service,   Act  of  God,  casualty,   adverse   weather
conditions, or any cause beyond the reasonable control of  Lessee
(except  due  to the payment of monies).  Provided,  however,  in
order to invoke the extension of the Completion Date afforded  by
this  section, Lessee shall notify Lessor in writing within  five
days  of  the occurrence of such force majeure, and in any  event
the  Completion  Date  shall be extended  as  a  result  of  such
occurrence no more than reasonably necessary and in no  event  no
more than 90 days.

                          ARTICLE XIII
  DAMAGE, DESTRUCTION, CONDEMNATION, USE OF INSURANCE PROCEEDS

   1.   DAMAGE  OR  DESTRUCTION OF THE LEASED  PREMISES.   Lessee
will  give  the  Lessor  prompt  notice  of  any  damage  to   or
destruction of the Leased Premises and in case of loss covered by
policies  of  insurance the Lessor (whether before or  after  the
exercise  of  the Put if Lessee be in default hereof)  is  hereby
authorized  at its option to settle and adjust any claim  arising
out  of  such  policies and collect and receipt for the  proceeds
payable  therefrom, provided, that the Lessee may  itself  adjust
and  collect  for  any losses arising out of a single  occurrence
aggregating not in excess of $50,000.00.  Any expense incurred by
the Lessor in the adjustment and collection of insurance proceeds
(including the cost of any independent appraisal of the  loss  or
damage  on  behalf of Lessor) shall be reimbursed to  the  Lessor
first  out  of  any proceeds.  The proceeds or any  part  thereof
shall  be  applied to reduction of the Put Price, which  Put  may
then  be  exercised  by Lessor, without the  application  of  any
prepayment premium, or to the restoration or repair of the Leased
Premises,  the  choice  of  application  to  be  solely  at   the
discretion of Lessor.

   2.   CONDEMNATION.  Lessee will give the Lessor prompt  notice
of  any  action, actual or threatened, in condemnation or eminent
domain   affecting  the  Leased  Premises  and  hereby   assigns,
transfers, and sets over to the Lessor the entire proceeds of any
award  or  claim for damages for all or any part  of  the  Leased
Premises  taken or damaged under the power of eminent  domain  or
condemnation, the Lessor being hereby authorized to intervene  in
any  such  action and to collect and receive from the  condemning
authorities  and give proper receipts and acquittances  for  such
proceeds.   Lessee  will not enter into any agreements  with  the
condemning  authority permitting or consenting to the  taking  of
the  Leased  Premises unless prior written consent of  Lessor  is
obtained.  Any expenses incurred by the Lessor in intervening  in
such  action  or collecting such proceeds shall be reimbursed  to
the  Lessor first out of the proceeds.  The proceeds or any  part
thereof shall be applied to reduction of the Put Price, which Put
may  then be exercised by Lessor, without the application of  any
prepayment premium, or to the restoration or repair of the Leased
Premises,  the  choice  of  application  to  be  solely  at   the
discretion of Lessor.

   3.   DISBURSEMENT OF INSURANCE AND CONDEMNATION PROCEEDS.  Any
restoration or repair shall be done under the supervision  of  an
architect  acceptable  to  Lessor  and  pursuant  to  plans   and
specifications  approved by the Lessor.  Subject to  paragraph  4
below,  in any case where Lessor may elect to apply the  proceeds
to  repair  or restoration or permit the Lessee to so  apply  the
proceeds they shall be held by Lessor for such purposes and  will
from  time to time be disbursed by Lessor to defray the costs  of
such restoration or repair under such safeguards and controls  as
Lessor  may reasonably require to assure completion in accordance
with  the approved plans and specifications and free of liens  or
claims.   Lessee  shall on demand deposit with  Lessor  any  sums
necessary to make up any deficits between the actual cost of  the
work  and  the  proceeds  and  provide  such  lien  waivers   and
completion  bonds as Lessor may reasonably require.  Any  surplus
which  may  remain after payment of all costs of  restoration  or
repair shall be applied against the rent then most remotely to be
paid,  whether due or not, without application of any  prepayment
premium or credit.

   4.   LESSOR  TO  MAKE PROCEEDS AVAILABLE.   In  the  event  of
insured damage to the improvements or in the event of a taking by
condemnation of only a portion of the improvements or  land  area
of  the Leased Premises, and provided, the portion remaining  can
with  restoration  or  repair continue to  be  operated  for  the
purposes utilized immediately prior to such damage or taking, and
if  the  appraised  value  of  the  Leased  Premises  after  such
restoration  or repair shall not have been reduced, and  provided
further,  no  event of default exists under this Agreement  after
the  expiration  of  any applicable cure periods  and  Lessee  is
diligently  pursuing a course of conduct reasonably  designed  to
cure  such  default,  and the Lessee certified  to  Lessor  their
intention to remain in possession of the Leased Premises  without
any abatement or adjustment of rental payments, the Lessor agrees
to  make  the proceeds available to the restoration or repair  of
the  improvements on the Leased Premises in accordance  with  the
provisions of paragraph 3 hereof.

                          ARTICLE XIV
                   MANDATORY PUT UPON DEFAULT

   Should  Lessee commit an event of Default under this Agreement
or  any  Development Financing Document (after the expiration  of
any  applicable  notice  and  cure period)  ("Uncured  Default"),
Lessor shall have the following rights:

   Upon   an  Uncured  Default,  or  damage  or  destruction   or
condemnation  of the Leased Premises not addressed  by  paragraph
XIII  (4),  if  Lessor elects to exercise the  following  option,
Lessee shall purchase the Leased Premises from Lessor subject  to
the following terms and conditions:

   A.   The  purchase price at which Lessor shall sell the Leased
        Premises to Lessee, shall be the total amount of  Initial
        Disbursed  Funds  disbursed  by  Lessor  to  acquire  the
        Leased  Premises at the Closing Date (as defined  in  the
        Commitment),  plus  the total amount of  funds  disbursed
        pursuant  to  this  Agreement, plus all accrued  interest
        and  incurred  expenses of Lessor  fundable  pursuant  to
        this  Agreement, plus all reasonable costs of  collection
        and enforcement of the terms hereof.

   B.   At  such  time as Lessor shall elect to sell  the  Leased
        Premises, Lessor shall give Lessee written notice of  its
        intent   to  exercise  its  option  to  sell  the  Leased
        Premises  to  Lessee, including in such  notice  Lessor's
        calculation  of  the  Purchase Price through  the  actual
        closing  of  the  sale of the Leased Premises  to  Lessee
        pursuant  to  the terms hereof (the "Sale  Date"),  which
        shall  be sixty days from such notice by Lessor.   Lessee
        shall  on  or  before the Sale Date deliver the  purchase
        price  as  set forth in subparagraph (A) of this  Article
        to  Lessor.  Upon such delivery, which shall be  preceded
        by  ten  (10) days notice to Lessor, Lessor shall deliver
        to  Lessee  a  warranty  deed and appropriate  affidavits
        evidencing  that Lessor transfers the Leased Premises  to
        Lessee  subject  to  restrictions,  easements  or   other
        encumbrances  upon  title existing  as  of  the  date  of
        delivery,  if any, except to the extent, if  any,  placed
        of  record or caused by Lessor.  The purchase price to be
        paid  to  Lessor shall be a net amount.  All expenses  in
        connection  with  the  transfer of the  Leased  Premises,
        including,  but  not  limited to  appraisal  fees,  title
        insurance,    recording   fees,    documentary    stamps,
        conveyance  tax,  title evidence, and all  other  closing
        costs,  shall be paid by the Lessee.  The purchase  price
        shall  be  paid by Lessee in cash to Lessor  concurrently
        with  the conveyance of the Leased Premises by the Lessor
        to  the  Lessee.   If Lessor elects to  sell  the  Leased
        Premises  to  Lessee pursuant to the  terms  hereof,  the
        Leased  Premises shall be conveyed by the Lessor  to  the
        Lessee "As Is".

   If  Lessee  shall fail to pay the Purchase Price on or  before
the  Sale  Date,  Lessor may terminate the Lease,  and  sell  the
Leased  Premises to any third party purchaser.  Lessor  may  then
send  Lessee notice of the shortfall (the "Deficiency"), if  any,
between the amount of the net proceeds received by Lessor in such
sale,  and  the total amount of Initial Disbursed Funds disbursed
by  Lessor to acquire the Parcel at the Closing Date (as  defined
in  the  Commitment), plus the total amount  of  funds  disbursed
pursuant  to  this  Agreement,  plus  all  accrued  interest  and
incurred  expenses of Lessor fundable pursuant to this Agreement,
plus  all reasonable costs of collection and enforcement  of  the
terms  hereof.   Lessee shall immediately upon  receipt  of  such
notice  of Deficiency remit the amount of the Deficiency in  good
funds to Lessor.

   Lessor's rights under this Mandatory Put shall expire  on  the
Final Disbursement Date when the amendment to the Lease has  been
executed by all parties as set forth in Article IX hereof.

                           ARTICLE XV
          RENT, INTEREST, AND RENTAL MODIFICATION DATE

1.  Rent shall be payable by Lessee and calculated as follows, on
the funds advanced by Lessor on the Closing Date for the purchase
of  the  land  and related closing costs (the "Initial  Disbursed
Funds"):  Rent shall accrue in the amount of $4,003.13 per  month
absent  an uncured Default by Lessee; absent an uncured  Default,
accrued   rent   during  the  period  of  construction   of   the
Improvements prior to the Rental Modification Date shall  not  be
payable  until the Final Disbursement Date.   Upon the occurrence
of  an uncured Default, all accrued rent shall be immediately due
and payable.

   On  the  Rental Modification Date, if not otherwise in default
hereunder,  Lessee shall begin paying Rent by the first  of  each
month (prorata for the balance of any partial month in which  the
Rental  Modification  Date occurs, payable with  the  first  such
adjusted  Rent payable on the first day of the first  full  month
following  the  Rental  Modification  Date)  in  the  amount   of
$4,517.81   per  month out of pocket.  On the Final  Disbursement
Date,  absent  an  Uncured Default, Rent shall  be  adjusted  and
documented  by  the lease amendment contemplated  in  Article  IX
hereof  and  paid  to Lessor as described in Article  F.  of  the
Commitment.

   2.   Disbursed  proceeds  of the Development  Financing  shall
accrue  interest  at  a rate of 8.75% per annum,  which  interest
shall  accrue  unpaid  unless advanced by Lessor  to  itself,  or
Lessee  shall  default  hereunder,  which  default  shall  remain
uncured  after the expiration of any applicable notice  and  cure
period.  However, one hundred and twenty days (120) from the date
hereof,  (the  "Rental Modification Date"),  Lessee  shall  begin
making monthly payments of subsequently accruing interest at  the
rate  of  9.875% per annum out of pocket ("Out of Pocket Invoiced
Interest") within 5 days after invoice from Lessor.

   3.   Upon  the occurrence of an event of default which remains
uncured  after  the  expiration of  applicable  notice  and  cure
periods,  disbursed proceeds of the Development  Financing  shall
accrue  interest at a rate of Fifteen Percent (15.0%) per  annum,
or  the  highest rate allowed by law, whichever is less, and  the
rental  rate  on  the Initial Disbursed funds shall  increase  to
Fifteen  Percent  (15.0%) per annum, or the highest  rental  rate
allowed by law, whichever is less.

                          ARTICLE XVI
                     COUNTERPART EXECUTION

   Counterpart  Execution.  This Agreement  may  be  executed  in
multiple  counterparts, each of which shall be deemed an original
and all of which shall constitute one and the same instrument.

   IN  WITNESS  WHEREOF, Lessee and Lessor have  hereunto  caused
these presents to be executed on the date first above written.

        Tumbleweed, Inc., a Delaware corporation

        By:/s/ Gregory A Compton
        Its: VP\Secretary

   [Lessor's Signature appears on following page.]

     AEI INCOME & GROWTH FUND XXI LIMITED PARTNERSHIP

        By: AEI Fund Management XXI, Inc.

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

                              EXHIBIT A

                          LEGAL DESCRIPTION

     I, GREGORY L ROBERTS, a registered land surveyor, in and for
     the  State  of Indiana do hereby certify to AEI  Income  and
     Growth   Fund   XXI   Limited   Partnership,   a   Minnesota
     corporation,  or  its  assigns;  LANDAMERICA/LAWYER"S  TITLE
     INSURANCE CORPORATION, a Virginia corporation or its assigns
     and Tumbleweed, Inc., a Delaware corporation that this is  a
     true and correct plat of a survey of

     Part  of  the  Southeast Quarter of Section 23, Township  30
     North,   Range   11  East,  Allen  County,   Indiana,   more
     particularly described as follows:

     Commencing at the Southwest corner of the Southeast  Quarter
     of  Section  23,  Township 30 North, Range  11  East,  Allen
     County,  Indiana; thence North 00 degrees  17  minutes  West
     (bearings in this description are based on the Indiana State
     Highway  Commission bearing of North 00 degrees  08  minutes
     East  for  the  centerline of Interstate  Highway  #  69)  a
     distance of 300.03 feet; thence North 89 degrees 39  minutes
     44  seconds East a distance of 321.24 feet to the  point  of
     beginning;  thence  North 89 degrees 39 minutes  44  seconds
     East a distance of 288.0 feet to a point on the West line of
     a 2.626 acre tract of land conveyed to the State of Indiana;
     thence North 14 degrees 29 minutes 12 seconds West along the
     West  line  of 2.626 acre tract, a distance of  267.0  feet;
     thence  South  75  degrees  30 minutes  48  seconds  West  a
     distance of 49.0 feet; thence South 14 degrees 29 minutes 12
     seconds  East  a  distance of 41.12 feet;  thence  South  89
     degrees 39 minutes 44 seconds West a distance of 142.5 feet;
     thence  south  00  degrees 20 minutes  16  seconds  East,  a
     distance  of 140.0 feet; thence South 32 degrees 11  minutes
     47  seconds  West a distance of 79.53 feet to the  point  of
     beginning  containing 1.13 acres, together with  an  ingress
     and egress easement more particularly described as follows:

     Part  of  the  Southeast Quarter of Section 23, Township  30
     North,   Range   11  East,  Allen  County,   Indiana,   more
     particularly described as follows:

     Commencing at the Southwest corner of the Southeast  Quarter
     of  Section  23,  Township 30 North, Range  11  East,  Allen
     County,  Indiana; thence North 00 degrees 17  minutes,  West
     (bearings in this description are based on the Indiana State
     Highway  commission bearing of North 00 degrees  08  minutes
     East,  for  the  centerline  of Interstate  Highway  #69)  a
     distance of 300.03 feet; thence North 89 degrees 39  minutes
     44  seconds East, a distance of 55.0 feet; to the  point  of
     beginning, said point being on the East right of way line of
     Ellison  Road; thence North 89 degrees 39 minutes 44 seconds
     East  a distance of 266.24 feet; thence North 32 degrees  11
     minutes  47  seconds East a distance of 79.53  feet;  thence
     North  00  degrees 20 minutes 16 seconds West a distance  of
     140.0  feet; thence South 89 degrees 39 minutes  44  seconds
     West  a  distance of 35.0 feet; thence South 00  degrees  20
     minutes 16 seconds East a distance of 115.35 feet to a point
     of  curvature;  thence Southerly on a  curve  to  the  right
     having  a radius of 56.7 feet a central angle of 90  degrees
     00  minutes  an  arc distance of 89.06 feet to  a  point  of
     tangent; thence South 89 degrees 39 minutes 44 seconds  West
     a  distance  of  162.28 feet; thence  North  80  degrees  01
     minutes 52 seconds West, a distance of 55.89 feet to a point
     on  the East right of way line of Ellison Road; thence South
     00  degrees 17 minutes East a distance of 45.0 feet  to  the
     point of beginning containing 0.372 acres.

     Which   correctly  shows  the  location  of  all  buildings,
     structures  and improvements on said described Parcel;  that
     there are no visible encroachments onto adjoining properties
     streets, alleys, easements or setback lines by any  of  said
     buildings,  structures or improvements; that  there  are  no
     recorded  or  visible  right of ways or  easements  on  said
     described Parcel, except as shown on said survey; that there
     are  no  party  walls  or  visible  encroachements  on  said
     described   Parcel   by  buildings,  structures   or   other
     improvements situated on adjoining property, except as shown
     on  said  plat or survey; and that the described Parcel  has
     access to a publicly dedicated right of way by an ingress  &
     egress easement as shown on said plat of survey, by shown

     By:  Gregory L Roberts

     Dated:

                                   EXHIBIT B

                                TUMBLEWEED, INC
                                 FT. WAYNE, IN
                              PROJECT COST BUDGET
                           REVISED FEBRUARY 7, 2000

     LAND AND HARD COSTS:
     Land Acquisition Cost                     $  540,000.00
     Building/General Construction                453,000.00
     Sitework                                  $  175,000.00
     Owner Vendors:
          Landscaping                              13,000.00
          Dimmer Panels                             4,560.00
          Wains Coating/Trim                       13,185.00
          Electrical Panels                         6,200.00
          Air Balance                               1,600.00
          Lighting                                 19,500.00
          HVAC                                     19,500.00
          Joists                                   13,230.00
     Construction Contingency-10%                  70,450.00
     SUBTOTAL HARD COSTS                       $1,315,000.00

     SOFT COSTS
     Survey                                         2,500.00
     Appraisal                                      3,000.00
     Phase I Environmental                          2,500.00
     Permits/TAP Fees                               9,000.00
     Architect/Engineering                         20,700.00
     Utilities                                      2,000.00
     Title Insurance & Closing Costs
       (Construction  and  S\L)                    10,000.00
     Development Interest                          16,610.00
     Attorney's Fees-Borrower
       (ConstructionSale/Leaseback)                 2,500.00
     Attorney's Fees -AEI
       (Construction/Sale/Leaseback)               10,000.00
     AEI Sale/Leaseback Commitment Fee 2%          28,350.00
     AEI Credit Report Fees (Promesa)                 500.00
     AEI State Qualification Fees                   1,500.00
     AEI Site Inspection Fee                        1,500.00
     Tumbleweed Parcel Development Fee             16,015.00
     AEI 1% Reimbursement                          14,175.00
     Miscellaneous                                  4,150.00
     SUBTOTAL SOFT COSTS                       $  145,000.00
     TOTAL PROJECT COST                        $1,460,000.00NET LEASE AGREEMENT

     THIS LEASE, made and entered into effective as of the 8  day
of March, 2000, by and among AEI Income & Growth Fund XXI Limited
Partnership,  a  Minnesota  limited partnership  whose  corporate
general  partner  is AEI Fund Management XXI, Inc.,  a  Minnesota
corporation  ("Fund  XXI"), whose principal business  address  is
1300  Minnesota World Trade Center, 30 East Seventh  Street,  St.
Paul, Minnesota 55101 (hereinafter referred to as "Lessor"),  and
Tumbleweed, Inc., a Delaware corporation (hereinafter referred to
as  "Lessee"), whose principal business address is 1900  Mellwood
Avenue, Louisville, Kentucky;

                          WITNESSETH:

     WHEREAS, Lessor is the fee owner of a certain parcel of real
property  and  improvements located at Fort Wayne,  Indiana,  and
legally  described in Exhibit "A", which is attached  hereto  and
incorporated herein by reference; and

     WHEREAS,  Lessee  will  be  constructing  the  building  and
improvements  (together  the "Building")  on  the  real  property
described  in  Exhibit "A", which Building is  described  in  the
plans and specifications heretofore submitted to Lessor; and

     WHEREAS,  Lessee  desires to lease said  real  property  and
Building (said real property and Building hereinafter referred to
as  the  "Leased  Premises"), from  Lessor  upon  the  terms  and
conditions hereinafter provided;

     NOW,  THEREFORE,  in  consideration  of  the  Rents,  terms,
covenants, conditions, and agreements hereinafter described to be
paid,  kept,  and performed by Lessee, Lessor does hereby  grant,
demise,  lease, and let unto Lessee, and Lessee does hereby  take
and hire from Lessor and does hereby covenant, promise, and agree
as  follows:

ARTICLE 1.     LEASED PREMISES

     Lessor hereby leases to Lessee, and Lessee leases and  takes
from  Lessor,  the Leased Premises subject to the  conditions  of
this Lease.

ARTICLE 2.     TERM

     (A)   The term of this Lease ("Term") shall be Fifteen  (15)
consecutive "Lease Years", as hereinafter defined, commencing  on
March  8,  2000 ("Occupancy Date"), plus the period  between  the
date hereof and the end of the month in which the First Amendment
hereto   is   executed  as  contemplated  under  the  Development
Financing Agreement described in Article 34 hereof .

     (B)   The  first  "Lease Year" of the Term shall  be  for  a
period  of  twelve  (l2)  consecutive calendar  months  from  the
Occupancy Date, plus the period between the date hereof  and  the
end  of the month in which the First Amendment hereto is executed
as   contemplated  under  the  Development  Financing   Agreement
described in Article 34 hereof .  Each Lease Year after the first
Lease  Year shall be a successive  period of twelve (l2) calendar
months.

     (C)  The parties agree that once the Occupancy Date has been
established,  upon the request of either party, a short  form  or
memorandum of this Lease will be executed for recording purposes.
That  short form or memorandum of this Lease will set  forth  the
actual  occupancy and termination dates of the Term and  optional
Renewal Terms, as defined in Article 28 hereof, and the existence
of any right of renewal, and that said right shall terminate when
the  Lessee  shall  lose right to possession  or  this  Lease  is
terminated, whichever occurs first.

ARTICLE 3.  CONSTRUCTION OF IMPROVEMENTS

     (A)   Lessee warrants and agrees that the Building  will  be
constructed on the Leased Premises, and all other improvements to
the  land,  including  the parking lot, approaches,  and  service
areas,  will  be constructed in all material respects  by  Lessee
substantially   in   accordance  with  the   plot,   plans,   and
specifications heretofore submitted to Lessor.

     (B)   Lessee  warrants  that  the  Building  and  all  other
improvements  to the land contemplated do comply with  the  laws,
ordinances,  rules,  and  regulations  of  all  state  and  local
governments.

     (C)   Lessee agrees to pay, if not already paid in full, for
all architectural fees and actual construction costs relating  to
the  Building  and  other  related  improvements  on  the  Leased
Premises,  in  the past, present or future, which shall  include,
but   not  be  limited  to,  plans  and  specifications,  general
construction,    carpentry,   electrical,   plumbing,    heating,
ventilating,    air    conditioning,    decorating,     equipment
installation,    outside    lighting,    curbing,    landscaping,
blacktopping,  electrical sign hookup, conduit  and  wiring  from
building,  fencing, and parking curbs, builder's  risk  insurance
(naming  Lessor, Lessee, and contractor as co-insured),  and  all
construction  bonds for improvements made by or at the  direction
of Lessee.

     (D)   Opening for business in the Leased Premises by  Lessee
shall  constitute  an acceptance of the Leased  Premises  and  an
acknowledgment by Lessee that the premises are in  the  condition
described under this Lease.

ARTICLE 4.  RENT PAYMENTS

     (A)  Annual Rent Payable for the part of the first
          Lease  Year  until  execution of  the  First  Amendment
          hereto   or   adjusted   as  contemplated   under   the
          Development Financing Agreement:  Lessee shall  pay  to
          Lessor  an annual Base Rent of $48,037.50, which amount
          shall  be payable in advance on the first day  of  each
          month  in  equal monthly installments of  $4,003.13  to
          Lessor Fund XXI.  If the first day of the Lease Term is
          not the first day of a calendar month, then the monthly
          Rent payable for that partial month shall be a prorated
          portion of the equal monthly installment of Base Rent.

     (B)  Annual  Rent Payable beginning in the second  and  each
          Lease Year thereafter:

          1.   In  the second and each Lease Year thereafter, the
               annual Base Rent due and payable shall increase by
               an  amount equal to the lesser of: a) Two  Percent
               (2%)  of the Base Rent payable for the immediately
               prior Lease Year, or b) A percentage equal to  two
               times the "CPI-U Percentage Increase" of the  Base
               Rent payable for the prior Lease Year.

               "CPI-U"  shall mean the Consumer Price  Index  for
               All Urban Consumers, (all items), published by the
               United States Department of Labor, Bureau of Labor
               Statistics (BLS) (1982-84 equal 100), U.S.  Cities
               Average, or, in the event said index ceases to  be
               published, by any successor index recommended as a
               substitute   therefor   by   the   United   States
               Government or a comparable, nonpartisan substitute
               reasonably  designated  by  Lessor.   If  the  BLS
               changes  the base reference period for  the  Price
               Index   from  1982-84=100,  the  CPI-U  Percentage
               Increase shall be determined with the use of  such
               conversion formula or table as may be published by
               the BLS.

               The  term  "CPI-U Percentage Increase" shall  mean
               the percentage increase in the CPI-U determined by
               reference  to the increase, if any, in the  latest
               monthly CPI-U issued prior to the first day of the
               Lease Year for which Base Rent is being increased,
               over  the CPI-U issued for the same month  in  the
               year  prior  (e.g., the March CPI-U for  the  year
               2001 over the March CPI-U for the year 2000.) Said
               month's CPI-U shall be used even though that CPI-U
               will  not  be  for the month in which the  renewal
               term  commences.   In  no event  shall  the  CPI-U
               Percentage Increase be less than zero.

     (C)  Overdue Payments.

     Lessee shall pay interest on all overdue payments of Rent or
other  monetary  amounts due hereunder at  the  rate  of  fifteen
percent  (15%)  per  annum or the highest rate  allowed  by  law,
whichever is less, accruing from the expiration of the applicable
notice and cure period after the date such Rent or other monetary
amounts were properly due and payable.

ARTICLE 5. INSURANCE AND INDEMNITY

     (A)  Lessee shall, throughout the Term or Renewal Terms,  if
any,  of  this  Lease, at its own cost and expense,  procure  and
maintain   insurance  which  covers  the  Leased   Premises   and
improvements   against  fire, wind, and storm  damage  (including
flood  insurance  if  the  Leased  Premises  is  in  a  federally
designated  flood  prone  area) and such other  risks  (including
earthquake  insurance, if the Leased Premises  is  located  in  a
federally  designated earthquake zone or  in  an  ISO  high  risk
earthquake zone) as may be included in the broadest form  of  all
risk,  extended coverage insurance as may, from time to time,  be
available in amounts sufficient to prevent Lessor or Lessee  from
becoming   a  co-insurer  within  the  terms  of  the  applicable
policies.  In any event, the insurance shall not be less than one
hundred  percent  (100%) of the then insurable value,  with  such
commercially  reasonable  deductibles as  Lessor  may  reasonably
require  from  time  to  time.   Additionally,  replacement  cost
endorsements,    vandalism   endorsement,   malicious    mischief
endorsement,  waiver of subrogation endorsement,  waiver  of  co-
insurance  or  agreed  amount  endorsement  (if  available),  and
Building   Ordinance  Compliance  endorsement   and   Rent   loss
endorsements (for a period of twelve months) must be obtained.

     (B)  Lessee agrees to place and maintain throughout the Term or
Renewal  Terms, if any, of this Lease, at Lessee's  own  expense,
public  liability  insurance with respect  to  Lessee's  use  and
occupancy  of  said  premises, including "Dram  Shop"  or  liquor
liability insurance, if the same shall be or become available  in
the  State of Indiana, with initial limits of at least $2,000,000
per   occurrence/$5,000,000  general  aggregate   (inclusive   of
umbrella  coverage), or such additional amounts as  Lessor  shall
reasonably require from time to time.

     (C)  Lessee agrees to notify Lessor in writing if Lessee  is
unable  to  procure all or some part of the aforesaid  insurance.
In the event Lessee fails to provide all insurance required under
this  Lease, Lessor shall have the right, but not the obligation,
to  procure such insurance on Lessee's behalf, following five (5)
business days written notice to Lessee of Lessor's intent  to  do
so  (unless insurance then in place would during such period,  or
already  has, lapsed, in which case no notice need be given)  and
Lessee may obtain such insurance during said five day period  and
not  then  be  in default hereunder. If Lessor shall obtain  such
insurance, Lessee will then, within five (5) business  days  from
receiving  written notice, pay Lessor the amount of the  premiums
due  or paid, together with interest thereon at the lesser of 15%
per  annum  or  the highest rate allowable by law,  which  amount
shall  be  considered Rent payable by Lessee in addition  to  the
Rent defined at Article 4 hereof.

     (D)   All policies of insurance provided for or contemplated
by  this Article can be under Lessee's blanket insurance coverage
and  shall name Lessor, Lessor's corporate general partners,  and
Robert  P.  Johnson, and Lessee as additional  insured  and  loss
payee,  as  their respective interests (as landlord  and  lessee,
respectively)  may  appear, and shall provide that  the  policies
cannot  be  canceled,  terminated, changed, or  modified  without
thirty (30) days written notice to the parties.  In addition, all
of  such  policies shall be in place  on or before the  Occupancy
Date   and  contain  endorsements  by  the  respective  insurance
companies  waiving  all rights of subrogation,  if  any,  against
Lessor.   All  insurance companies providing  coverages  must  be
rated  "A" or better by Best's Key Rating Guide (the most current
edition),  or similar quality under a successor guide  if  Best's
Key  Rating  shall cease to be published.  Lessee shall  maintain
legible  copies of any and all policies and endorsements required
herein,  to  be made available for Lessor's review and  photocopy
upon  Lessor's  reasonable request from time  to  time.   On  the
Occupancy Date and no less than fifteen (15) business days  prior
to  expiration of such policies, Lessee shall provide Lessor with
legible  copies of any and all renewal Certificates of  Insurance
reflecting   the   above   terms  of  the   Policies   (including
endorsements).   Lessee  agrees  that  it  will  not  settle  any
property insurance claims affecting the Leased Premises in excess
of  $25,000 without Lessor's prior written consent, such  consent
not to be unreasonably withheld or delayed.  Lessor shall consent
to  any  settlement  of an insurance claim wherein  Lessee  shall
confirm  in  writing  with  evidence reasonably  satisfactory  to
Lessor that Lessee has sufficient funds available to complete the
rebuilding of the Premises.

     (E)    Lessee  shall  defend,  indemnify,  and  hold  Lessor
harmless  against  any  and  all claims,  damages,  and  lawsuits
arising  after the Occupancy Date of this Lease and  any  orders,
decrees  or  judgments which may be entered therein, brought  for
damages or alleged damages resulting from any injury to person or
property  or from loss of life sustained in or about  the  Leased
Premises,  unless  such  damage  or  injury  results   from   the
intentional  misconduct  or the gross negligence  of  Lessor  and
Lessee  agrees to save Lessor harmless from, and indemnify Lessor
against, any and all injury, loss, or damage, of whatever nature,
to  any person or property caused by, or resulting from any  act,
omission,  or negligence of Lessee or any employee  or  agent  of
Lessee  acting  in  such  capacity.  In addition,  Lessee  hereby
releases Lessor from any and all liability for any loss or damage
caused by fire or any of the extended coverage casualties, unless
such  fire  or  other  casualty shall be  brought  about  by  the
intentional  misconduct or gross negligence of  Lessor.   In  the
event  of  any  loss,  damage,  or injury  caused  by  the  joint
negligence or willful misconduct of Lessor and Lessee, they shall
be liable therefor in accordance with their respective degrees of
fault.

     (F)   Lessor  hereby waives any and all rights that  it  may
have to recover from Lessee damages for any loss occurring to the
Leased  Premises  by  reason of any act or  omission  of  Lessee;
provided,  however, that this waiver is limited to  those  losses
for which Lessor is compensated by its insurers, if the insurance
required  by this Lease is maintained.  Lessee hereby waives  any
and all right that it may have to recover from Lessor damages for
any loss occurring to the Leased Premises by reason of any act or
omission  of  Lessor;  provided, however,  that  this  waiver  is
limited to those losses for which Lessee is, or should be if  the
insurance  required  herein  is maintained,  compensated  by  its
insurers.

ARTICLE 6.  TAXES, ASSESSMENTS AND UTILITIES

     (A)   Lessee  shall be liable and agrees to pay the  charges
for  all  public  utility services rendered or furnished  to  the
Leased  Premises, including heat, water, gas, electricity, sewer,
sewage  treatment facilities and the  like, all personal property
taxes,  real estate taxes, special assessments, and municipal  or
government charges, general, ordinary and extraordinary, of every
kind  and  nature  whatsoever, which may be levied,  imposed,  or
assessed  against  the Leased Premises, or upon any  improvements
thereon,  at any time after the Occupancy Date of this Lease  for
the  period  prior to the expiration of the term hereof,  or  any
Renewal Term, if exercised.

     (B)  Lessee shall pay all real estate taxes, assessments for
public   improvements   or  benefits,  and   other   governmental
impositions,  duties,  and  charges  of  every  kind  and  nature
whatsoever which shall or may, during the term of this Lease,  be
charged,  laid, levied, assessed, or imposed upon,  or  become  a
lien  or liens upon the Leased Premises or any part thereof. Such
payments  shall be considered as Rent paid by Lessee in  addition
to  the Rent defined at Article 4 hereof.  If due to a change  in
the  method of taxation, a franchise tax, Rent tax, or income  or
profit tax shall be levied against Lessor in substitution for  or
in lieu of any tax which would otherwise constitute a real estate
tax,  such tax shall be deemed a real estate tax for the purposes
herein and shall be paid by Lessee; otherwise Lessee shall not be
liable for any such tax levied against Lessor.

     (C)    All   real  estate  taxes,  assessments  for   public
improvements  or benefits, water rates and charges, sewer  rents,
and  other  governmental impositions, duties, and  charges  which
shall become payable for the first and last tax years of the term
hereof shall be apportioned pro rata between Lessor and Lessee in
accordance with the respective number of months during which each
party  shall be in possession of the Leased Premises (or  through
the  expiration of the term hereof, if longer) in said respective
tax years.  Lessee shall pay within 60 days of the expiration  of
the term hereof Lessor's reasonable estimate of Lessee's pro-rata
share  of  real estate taxes for the last tax year  of  the  term
hereof,  based  upon the last available tax bill.   Lessor  shall
give  Lessee notice of such estimated pro-rata real estate  taxes
no  later  than  75 days from the end of the term  hereof.   Upon
receipt  of  the actual statement of real estate taxes  for  such
prorated  period, Lessor shall either refund to Lessee  any  over
payment  of  the pro-rata Lessee obligation, or shall assess  and
Lessee  shall pay promptly upon notice any remaining  portion  of
the Lessee?s pro-rata obligation for such real estate taxes.

     (D)   Lessee  shall have the right to contest or  review  by
legal proceedings or in such other manner as may be legal (which,
if instituted, shall be conducted solely at Lessee's own expense)
any tax, assessment for public improvements or benefits, or other
governmental  imposition  aforementioned,  upon  condition  that,
before  instituting  such  proceeding  Lessee  shall  pay  (under
protest)  such  tax  or  assessments for public  improvements  or
benefits,  or other governmental imposition, duties  and  charges
aforementioned, unless such payment would act as a  bar  to  such
contest or interfere materially with the prosecution thereof  and
in  such event Lessee shall post with Lessor alternative security
reasonably satisfactory to Lessor.  All such proceedings shall be
begun  as  soon  as reasonably possible after the  imposition  or
assessment  of  any contested items and shall  be  prosecuted  to
final adjudication with reasonable dispatch.  In the event of any
reduction,  cancellation,  or discharge,  Lessee  shall  pay  the
amount  that  shall  be finally levied or assessed   against  the
Leased  Premises  or adjudicated to be due and payable,  and,  if
there  shall be any refund payable by the governmental  authority
with respect thereto, if Lessee has paid the expense of Lessor in
such  proceedings, Lessee shall be entitled to receive and retain
the refund, subject, however, to apportionment as provided during
the first and last years of the term of this Lease.

     (E)   Lessor, within sixty (60) days after notice to  Lessee
if  Lessee fails to commence such proceedings, may, but shall not
be  obligated to, contest or review by legal proceedings,  or  in
such  other manner as may be legal, and at Lessor's own  expense,
any  tax,  assessments for public improvements and  benefits,  or
other governmental imposition aforementioned, which shall not  be
contested or reviewed, as aforesaid, by Lessee, and unless Lessee
shall promptly join with Lessor in such contest or review, Lessor
shall be entitled to receive and retain any refund payable by the
governmental authority with respect thereto.

     (F)   Lessor shall not be required to join in any proceeding
referred  to  in  this  Article, unless  in  Lessee's  reasonable
opinion,  the provisions of any law, rule, or regulation  at  the
time in effect shall require that such a proceeding be brought by
and/or  in  the name of Lessor, in which event Lessor shall  upon
written  request, join in such proceedings or permit the same  to
be brought in its name, all at no cost or expense to Lessor.

     (G)  Within thirty (30) days after Lessor notifies Lessee in
writing  that Lessor has paid such amount, Lessee shall also  pay
to  Lessor,  as  additional Rent, the amount of  any  sales  tax,
franchise  tax, excise tax, on Rents imposed by the  State  where
the  Leased  Premises  are located.  At Lessor's  option,  Lessee
shall  deposit  with Lessor on the first day of  each  and  every
month  during  the  term hereof, an amount equal  to  one-twelfth
(1/12)  of any estimated sales tax payable to the State in  which
the  property  is situated for Rent received by Lessor  hereunder
("Deposit").  From time to time out of such Deposit  Lessor  will
pay  the sales tax to the State in which the property is situated
as  required by law.  In the event the Deposit on hand shall  not
be sufficient to pay said tax when the same shall become due from
time  to  time,  or  the prior payments shall be  less  than  the
current  estimated  monthly amounts, then  Lessee  shall  pay  to
Lessor  on demand any amount necessary to make up the deficiency.
The  excess  of any such Deposit shall be credited to  subsequent
payments to be made for such items.  If a default or an event  of
default shall occur under the terms of this Lease, Lessor may, at
its option, without being required so to do, apply any Deposit on
hand to cure such default, in such order and manner as Lessor may
elect.

ARTICLE  7. PROHIBITION ON ASSIGNMENTS AND SUBLETTING;  TAKE-BACK
            RIGHTS

     (A)  Except as otherwise expressly provided in this Article,
Lessee shall not, without obtaining the prior written consent  of
Lessor, in each instance:

          1.   assign  or otherwise transfer this Lease,  or  any
               part of Lessee's right, title or interest therein,
               except  in  the  event the Lease  is  assigned  by
               Tumbleweed to its successor entity in the event of
               either an Initial Public Offering or Direct Public
               Offering   of  Lessee  or  to  any  other   entity
               controlled by or under common control with  Lessee
               or such successor of Lessee; or

          2.   sublet  all or any part of the Leased Premises  or
               allow all or any part of the Leased Premises to be
               used  or  occupied  by any other  Persons  (herein
               defined  as  a Party other than Lessee,  be  it  a
               corporation, a partnership, an individual or other
               entity); or

          3.   mortgage, pledge or otherwise encumber this Lease,
               or the Leased Premises.

     (B)  For the purposes of this Article:

          1.   the  transfer  of voting control of any  class  of
               capital   stock   of  any  corporate   Lessee   or
               sublessee,  or the transfer of  voting control  of
               the total interest in any other person which is  a
               Lessee or sublessee, however accomplished, whether
               in  a single transaction or in a series of related
               or  unrelated  transactions, shall  be  deemed  an
               assignment of this Lease, or of such sublease,  as
               the case may be;

          2.   an  agreement  by  any other Person,  directly  or
               indirectly,  to assume Lessee's obligations  under
               this Lease shall be deemed an assignment;

          3.   any  Person  to whom Lessee's interest under  this
               Lease  passes  by operation of law, or  otherwise,
               shall be bound by the provisions of this Article;

          4.   each material modification, amendment or extension
               or  any  sublease to which Lessor  has  previously
               consented shall be deemed a new sublease;

     Lessee  agrees to furnish to Lessor within five (5) business
days following demand at any time such information and assurances
as  Lessor  may reasonably request that neither Lessee,  nor  any
previously  permitted  sublessee or assignee,  has  violated  the
provisions of this Article.

     (C)   Except  as  permitted under Section (A)(1)  above,  if
Lessee  agrees  to  assign this Lease or to  sublet  all  or  any
portion  of  the  Leased Premises, Lessee  shall,  prior  to  the
effective date thereof (the "Effective Date"), deliver to  Lessor
executed  counterparts of any such agreement and of all ancillary
agreements   with   the  proposed  assignee  or   sublessee,   as
applicable.   If  Lessee  shall fail to do  so,  and  shall  have
surrendered possession of the Leased Premises in violation of its
duty  of prior notice and failed to obtain Lessor's prior consent
(if and where required herein), and, if in such event, Lessor  in
its  sole  discretion  (except as otherwise specifically  limited
herein)  shall not consent to a proposed sublease or  assignment,
Lessor  shall then have all of the following rights (in  addition
to  any  rights Lessor may possess occasioned by Lessee's default
hereunder), any of which Lessor may exercise by written notice to
Lessee  given  within thirty (30) days after Lessor receives  the
aforementioned documents:

          1.   with  respect  to  a proposed assignment  of  this
               Lease,  the right to terminate this Lease  on  the
               Effective  Date as if it were the Expiration  Date
               of this Lease;

          2.   with  respect  to  a  proposed subletting  of  the
               entire  Leased  Premises, the right  to  terminate
               this Lease on the Effective Date as if it were the
               Expiration Date; or

          3.   with respect to a proposed subletting of less than
               the entire Leased Premises, the right to terminate
               this  Lease  as  to  the  portion  of  the  Leased
               Premises  affected  by  such  subletting  on   the
               Effective Date, as if it were the Expiration Date,
               in  which  case Lessee shall promptly execute  and
               deliver  to Lessor an appropriate modification  of
               this  Lease in form satisfactory to Lessor in  all
               respects.

          4.   with  respect to a proposed subletting or proposed
               assignment  of this Lease, impose such  conditions
               upon Lessor's consent as Lessor shall determine in
               its sole discretion.

     (D)   If  Lessor exercises any of its options under  Article
7(C)  above,  (and  if  Lessor shall impose conditions  upon  its
consent  and Lessee shall fail to meet any conditions Lessor  may
impose  upon  its  consent), Lessor may  then  lease  the  Leased
Premises or any portion thereof to Lessee's proposed assignee  or
sublessee,  as  the case may be, without liability whatsoever  to
Lessee.

     (E)   Notwithstanding anything above to the contrary, Lessor
agrees  to  consent  to any assignment or  sublease  all  or  any
portion  of  the  Lessee's interests herein to  a  franchisee  or
licensee in good standing of Tumbleweed, Inc., for the Tumbleweed
restaurant concept, provided Lessor is given prior written notice
of  such  sublease or assignment, accompanied by a copy  of  such
sublease or assignment, and the consents of Lessee (such  consent
to  be  in  form  and substance satisfactory to Lessor)  to  such
assignment   or  sublet,  affirming  their  continued   liability
hereunder.

     Lessor  agrees  that  its  consent  to  any  other  proposed
assignment  or  sublet  shall  not be  unreasonably  withheld  or
delayed,  provided Lessor is given prior written notice  of  such
sublease or assignment, accompanied by a copy of such sublease or
assignment,  and the consents of Lessee (such consent  to  be  in
form and substance satisfactory to Lessor) to such assignment  or
sublet, affirming their continued liability hereunder.

     (F)   Notwithstanding anything above to  the  contrary,  the
Lessee's interest herein shall not be assignable in any manner in
accordance with the terms hereof unless and until the termination
of the Development Financing Agreement as set forth in Article 35
hereof.

ARTICLE 8.  REPAIRS AND MAINTENANCE

     (A)   Lessee  covenants and agrees to keep and  maintain  in
good order, condition and repair the interior and exterior of the
Leased  Premises  during the term of the Lease,  or  any  renewal
terms,  and  further  agrees  that  Lessor  shall  be  under   no
obligation to make any repairs or perform any maintenance to  the
Leased  Premises.  Lessee covenants and agrees that it  shall  be
responsible  for  all  repairs,  alterations,  replacements,   or
maintenance of, including but without limitation to or  of:   The
interior  and  exterior portions of all doors;  door  checks  and
operators;  windows;  plate  glass; plumbing;  water  and  sewage
facilities;  fixtures;  electrical  equipment;  interior   walls;
ceilings;  signs;  roof; structure; interior building  appliances
and  similar  equipment; heating and air conditioning  equipment;
and any equipment owned by Lessor and leased to Lessee hereunder,
as   itemized  on  Exhibit  B  attached  hereto  (if   any)   and
incorporated herein by reference; and further agrees  to  replace
any  of said equipment when necessary.  Lessee further agrees  to
be  responsible  for,  at  its own expense,  snow  removal,  lawn
maintenance,   landscaping,  maintenance  of  the   parking   lot
(including  parking lines, seal coating, and blacktop surfacing),
and other similar items.

     (B)   If  Lessee refuses or neglects to commence or complete
repairs  promptly and adequately, after prior written  notice  as
required  under  Article 16(B) (except in cases of  emergency  to
prevent waste or preserve the safety and integrity of the  Leased
Premises,  in  which  case no notice need be given),  Lessor  may
cause  such repairs to be made, but shall not be required  to  do
so,  and Lessee shall pay the cost thereof to Lessor within  five
(5) business days following demand.  It is understood that Lessee
shall pay all expenses and maintenance and repair during the term
of  this  Lease.   If  Lessee is not then in  default  hereunder,
Lessee  shall have the right to make repairs and improvements  to
the Leased Premises without the consent of Lessor if such repairs
and   improvements   do   not  exceed  Fifty   Thousand   Dollars
($50,000.00), provided such repairs or improvements do not affect
the structural integrity of the Leased Premises.  Any repairs  or
improvements in excess of Fifty Thousand Dollars ($50,000.00)  or
affecting the structural integrity of the Leased Premises may  be
done  only with the prior written consent of Lessor, such consent
not  to be unreasonably withheld or delayed.  All alterations and
additions to the Leased Premises shall be made in accordance with
all  applicable laws and shall remain for the benefit of  Lessor,
except  for  Lessee's moveable trade fixtures.  In the  event  of
making such alterations as herein provided, Lessee further agrees
to  indemnify  and save harmless Lessor from all expense,  liens,
claims  or  damages to either persons or property or  the  Leased
Premises which may arise out of or result from the undertaking or
making  of  said repairs, improvements, alterations or additions,
or   Lessee's   failure  to  make  said  repairs,   improvements,
alterations or additions.

ARTICLE 9.  COMPLIANCE WITH LAWS AND REGULATIONS

     Lessee  will  comply  with all statutes, ordinances,  rules,
orders, regulations and requirements of all federal, state,  city
and   local   governments,  and  with  all  rules,   orders   and
regulations  of  the applicable Board of Fire Underwriters  which
affect the use of the improvements.  Lessee will comply with  all
easements,  restrictions,  and covenants  of  record  against  or
affecting  the  Leased  Premises and  any  franchise  or  license
agreements  required  for operation of  the  Leased  Premises  in
accordance with Article 14 hereof.

ARTICLE 10.  SIGNS

     Lessee  shall have the right to install and maintain a  sign
or  signs advertising Lessee's business, provided that the  signs
conform  to  law,  and further provided that the  sign  or  signs
conform   specifically  to  the  written  requirements   of   the
appropriate governmental authorities.

ARTICLE 11.  SUBORDINATION

     (A)   Lessor reserves the right and privilege to subject and
subordinate  this Lease at all times to the lien of any  mortgage
or  mortgages now or hereafter placed upon Lessor's  interest  in
the  Leased Premises and on the land and buildings of which  said
premises are a part, or upon any buildings hereafter placed  upon
the  land of which the Leased Premises are a part, provided  such
mortgagee   shall   execute  its  standard   form,   commercially
reasonable    subordination,   attornment   and   non-disturbance
agreement.   Lessor  also  reserves the right  and  privilege  to
subject  and subordinate this Lease at all times to any  and  all
advances  to  be  made under such mortgages,  and  all  renewals,
modifications,   extensions,  consolidations,  and   replacements
thereof, provided such mortgagee shall execute its standard form,
commercially  reasonable  subordination,  attornment   and   non-
disturbance agreement.

     (B)   Lessee  covenants and agrees to execute  and  deliver,
upon demand, such further instrument or instruments subordinating
this  Lease  on  the  foregoing basis to the  lien  of  any  such
mortgage  or  mortgages as shall be desired  by  Lessor  and  any
proposed   mortgagee  or  proposed  mortgagees,   provided   such
mortgagee   shall   execute  its  standard   form,   commercially
reasonable    subordination,   attornment   and   non-disturbance
agreement.

ARTICLE l2.  CONDEMNATION OR EMINENT DOMAIN

     (A)   If  the whole of the Leased Premises are taken by  any
public authority under the power of eminent domain, or by private
purchase  in  lieu  thereof, then this Lease shall  automatically
terminate upon the date possession is surrendered, and Rent shall
be paid up to that day.  If any part of the Leased Premises shall
be  so  taken  as  to  render  the remainder  thereof  materially
unusable  in  the  opinion of a licensed third  party  arbitrator
reasonably  approved by Lessor and Lessee, for the  purposes  for
which  the  Leased Premises were leased, then Lessor  and  Lessee
shall each have the right to terminate this Lease on thirty  (30)
days notice to the other given within ninety (90) days after  the
date  of  such  taking.   In the event  that  this  Lease   shall
terminate  or be terminated, the Rent shall, if and as necessary,
be paid up to the day that possession was surrendered.

     (B)   If  any part of the Leased Premises shall be so  taken
such  that it does not materially interfere with the business  of
Lessee,  then  Lessee  shall, with the use  of  the  condemnation
proceeds  to  be  made  available by  Lessor,  but  otherwise  at
Lessee's  own cost and expense, restore the remaining portion  of
the  Leased  Premises  to  the  extent  necessary  to  render  it
reasonably  suitable for the purposes for which  it  was  leased.
Lessee shall make all repairs to the building in which the Leased
Premises  is  located to the extent necessary to  constitute  the
building a complete architectural unit.  Provided, however,  that
such  work shall not exceed the scope of the work required to  be
done  by  Lessee in originally constructing such building  unless
Lessee shall demonstrate to Lessor's reasonable satisfaction  the
availability of funds to complete such work.  Provided,  further,
the  cost thereof to Lessor shall not exceed the proceeds of  its
condemnation  award, all to be done without  any  adjustments  in
Rent to be paid by Lessee.  This lease shall be deemed amended to
reflect  the  taking  in  the  legal description  of  the  Leased
Premises.

     (C)  All compensation awarded or paid upon such total or partial
          taking of the Leased Premises shall belong to and be the property
          of Lessor without any participation by Lessee, whether such
          damages shall be awarded as compensation for diminution in value
          to the leasehold or to the  fee of the premises herein leased.
          Nothing contained herein shall be construed to preclude Lessee
          from prosecuting any claim directly against the condemning
          authority in such proceedings for:  Loss of business; damage to
          or loss of value or cost of removal of inventory, trade fixtures,
          furniture, and other personal property belonging to Lessee;
          provided, however, that no such claim shall diminish or otherwise
          adversely affect Lessor's award or the award of any fee
          mortgagee.

     ARTICLE 13.  RIGHT TO INSPECT

     Lessor reserves the right to enter upon, inspect and examine
the  Leased  Premises  at any time during business  hours,  after
reasonable  notice to Lessee, and Lessee agrees to  allow  Lessor
free  access  to the Leased Premises to show the premises.   Upon
default by Lessee or at any time within ninety (90) days  of  the
expiration  or termination of the Lease, Lessee agrees  to  allow
Lessor to then place "For Sale" or "For Rent" signs on the Leased
Premises.  Lessor and Lessor's representatives shall at all times
while  upon or about the Leased Premises observe and comply  with
Lessee's   reasonable  health  and  safety  rules,   regulations,
policies  and  procedures.  Lessor agrees to indemnify  and  hold
Lessee,  its successors, assigns, agents and employees  from  and
against  any  liability, claims, demands, cause of action,  suits
and  other  litigation or judgements of every kind and character,
including  injury  to  or  death of any  person  or  persons,  or
trespass  to,  or  damage  to, or loss  or  destruction  of,  any
property, whether real or personal, to the extent resulting  from
the  negligence  or  willful misconduct  or  Lessor  or  Lessor's
representatives while upon or about the Leased Premises.

ARTICLE 14.  EXCLUSIVE USE

     (A)   After the Occupancy Date, Lessee expressly agrees  and
warrants that the Leased Premises will be used exclusively  as  a
Tumbleweed Restaurant or other casual dining sit-down restaurant.
In  any  other such case, after obtaining Lessor's prior  written
consent, such consent not to be unreasonably withheld or delayed,
Lessee  may conduct any lawful business from the Leased Premises.
Lessee  acknowledges and agrees that any other  use  without  the
prior  written consent of Lessor will constitute a default  under
and  a  violation and breach of this Lease.  Lessee  agrees:   To
open  for  business  within a reasonable  period  of  time  after
completion  of construction of the contemplated Improvements;  to
operate  all  of the Leased Premises during the Term  or  Renewal
Terms  during regular and customary hours for businesses  similar
to  the  permitted exclusive use stated herein, unless  prevented
from  doing  so  by  causes beyond Lessee's  control  or  due  to
remodeling;  and  to conduct its business in a  professional  and
reputable manner.

     (B)  If the Leased Premises are not operated as a Tumbleweed
Restaurant  or other casual dining sit-down restaurant  or  other
permitted  use  hereunder,  or  remain  closed  for  thirty  (30)
consecutive days (unless such closure results from reasons beyond
Lessee's reasonable control) and in the event Lessee fails to pay
Rent  when  due  or fulfill any other obligation hereunder,  then
Lessee  shall  be  in default hereunder and Lessor  may,  at  its
option,  cancel this Lease by giving written notice to Lessee  or
exercise  any  other  right  or  remedy  that  Lessor  may  have;
provided,  however,  that closings shall be reasonably  permitted
for  replacement  of trade fixtures or during periods  of  repair
after destruction or due to remodeling.

ARTICLE 15.  DESTRUCTION OF PREMISES

     If,  during the term of this Lease, the Leased Premises  are
totally or partially destroyed by fire or other elements,  within
a reasonable time (but in no event longer than one hundred eighty
(180)  days  and subject to the provisions herein below),  Lessee
shall repair and restore the improvements so damaged or destroyed
as  nearly  as  may  be practical to their condition  immediately
prior  to  such casualty.  All rents payable by Lessee  shall  be
abated  during the period of repair and restoration to the extent
that Lessor shall be compensated by the proceeds of the rent loss
insurance required to be maintained by Lessee hereunder.

     Provided  Lessee  is not in default hereunder  (and  retains
according  to  the  terms hereof the right to rebuild)  with  the
Lessor's  prior  written  consent, which  consent  shall  not  be
unreasonably withheld or delayed, Lessee shall have the right  to
promptly and in good faith settle and adjust any claim under such
insurance policies with the insurance company or companies on the
amounts  to be paid upon the loss.  The insurance proceeds  shall
be  used  to  reimburse  Lessee for the  cost  of  rebuilding  or
restoration  of  the  Leased Premises.  Risk that  the  insurance
company  shall  be  insolvent or shall refuse to  make  insurance
proceeds  available  shall be with Lessee.  The  Leased  Premises
shall  be  so  restored or rebuilt so as to be of at least  equal
value  and  substantially the same character  as  prior  to  such
damage  or destruction.  If the insurance proceeds are less  than
Fifty  Thousand Dollars ($50,000), they shall be paid  to  Lessee
for  such repair and restoration.  If the insurance proceeds  are
greater  than or equal to Fifty Thousand Dollars ($50,000),  they
shall  be  deposited  by  Lessee  and  Lessor  into  a  customary
construction  escrow at a nationally recognized  title  insurance
company,  or  at  Lessee's option, with Lessor  ("Escrowee")  and
shall  be  made  available from time to time to Lessee  for  such
repair  and  restoration.  Such proceeds shall  be  disbursed  in
conformity  with  the  terms  and conditions  of  a  commercially
reasonable construction loan agreement.  Lessee shall, in  either
instance,  deliver to Lessor or Escrowee (as  the  case  may  be)
satisfactory  evidence  of  the  estimated  cost  of   completion
together  with  such architect's certificates, waivers  of  lien,
contractor's sworn statements and other evidence of cost  and  of
payments  as  the Lessor or Escrowee may reasonably  require  and
approve.   If the estimated cost of the work exceeds One  Hundred
Thousand  Dollars  ($100,000), all plans and  specifications  for
such rebuilding or restoration shall be subject to the reasonable
approval of Lessor.

     Any  insurance  proceeds remaining with Escrowee  after  the
completion of the repair or restoration shall be paid  to  Lessor
to  reduce  the sum of monies expended by Lessor to  acquire  its
interest  in  the  Leased Premises and rent  hereunder  shall  be
reduced by 10.25% of such amount.

     If  the proceeds from the insurance are insufficient,  after
review of the bids for completion of such improvements, or should
become insufficient during the course of construction, to pay for
the  total cost of repair or restoration, Lessee shall, prior  to
commencement  of  work,  demonstrate  to  Escrowee  and  Lessor's
reasonable satisfaction, the availability of such funds necessary
to completion construction and Lessee shall deposit the same with
Escrowee   for   disbursement  under  the   construction   escrow
agreement.

     Provided,  further,  that  should  the  Leased  Premises  be
damaged or destroyed to the extent of fifty (50%) percent of  its
value  or  such that Lessee cannot carry on business as a  casual
dining  restaurant without (in the opinion of  a  licensed  third
party  architect reasonably approved by Lessor and Lessee)  being
closed  for more than sixty (60) days (which duration of  closure
may  be  established by Lessee by the affidavit of  the  approved
independent  third  party architect as to the estimated  time  of
repair)  during the last two (2) years of the remaining  term  of
this  Lease  or  any of the option terms of this  Lease,  if  any
further options to renew remain, Lessee may elect within 30  days
of such damage, to then exercise at least one (1) option to renew
this  Lease so that the remaining term of the Lease is  not  less
than  five  (5)  years in order to be entitled to such  insurance
proceeds  for  restoration or rebuilding.  Absent such  election,
this  Lease  shall terminate upon Lessor's receipt  of  insurance
proceeds  (and the deductible thereunder) payable under  policies
maintained pursuant to this Lease.

ARTICLE 16.  ACTS OF DEFAULT

     Each  of  the following shall be deemed a default by  Lessee
and a breach of this Lease:

          (A)  Failure to pay the Rent or any monetary obligation
               herein reserved, or any part thereof when the same
               shall  be  due  and  payable,  provided,  however,
               Lessee  shall  have five (5) business  days  after
               written  notice from Lessor within which  to  cure
               the  failure  to  pay  the Rent  or  any  monetary
               obligation herein reserved.

          (B)  Failure  to do, observe, keep and perform  any  of
               the other terms, covenants, conditions, agreements
               and provisions in this Lease to be done, observed,
               kept  and  performed by Lessee; provided, however,
               that  Lessee  shall have Thirty  (30)  days  after
               written  notice from Lessor within which  to  cure
               such  default,  or  such longer  time  as  may  be
               reasonably   necessary  if  such  default   cannot
               reasonably  be cured within Thirty (30)  days,  if
               Lessee  is diligently pursuing a course of conduct
               that in Lessor's reasonable opinion is capable  of
               curing  such default, but in any event such longer
               time  shall  not  exceed 120  days  after  written
               notice from Lessor of the default hereunder.

          (C)  The  abandonment of the premises  by  Lessee,  the
               adjudication of Lessee as a bankrupt,  the  making
               by  Lessee of a general assignment for the benefit
               of creditors, the taking by Lessee  of the benefit
               of any insolvency act or law, the appointment of a
               permanent  receiver or trustee in  bankruptcy  for
               Lessee property, or the appointment of a temporary
               receiver which is not vacated  or set aside within
               sixty (60) days from the date of such appointment;
               provided,  however, that the foregoing  shall  not
               constitute  events of default so  long  as  Lessee
               continues  to  otherwise satisfy  its  obligations
               (including but not limited to the payment of Rent)
               hereunder.

ARTICLE 17.  TERMINATION FOR DEFAULT

     In  the  event of any uncured default by Lessee and  at  any
time  thereafter, Lessor may serve a written notice  upon  Lessee
that  Lessor  elects to terminate this Lease.  This  Lease  shall
then  terminate on the date so specified as if that date had been
originally  fixed  as  the expiration date  of  the  term  herein
granted,  provided,  however, that Lessee shall  have  continuing
liability for future rents for the remainder of the original term
and  any  exercised  renewal term as set  forth  in  Article  19,
notwithstanding  any earlier termination of the  Lease  hereunder
(except  where  Lessee has exercised a right to  terminate  where
granted  herein),  preserving unto  Lessor  the  benefit  of  its
bargained-for rental payments.

ARTICLE 18.  LESSOR'S RIGHT OF RE-ENTRY

     In  the  event  that  this  Lease  shall  be  terminated  as
hereinbefore provided, or by summary proceedings or otherwise, or
in the event of an uncured default hereunder by Lessee, or in the
event  that the premises or any part thereof, shall be  abandoned
by  Lessee  and  Rent  shall  not be paid  or  other  obligations
(including but not limited to repair and maintenance obligations)
of  Lessee hereunder shall not be met, then Lessor or its agents,
servants  or  representatives, may immediately  or  at  any  time
thereafter, re-enter and resume possession of the premises or any
part  thereof,  and  remove all persons and  property  therefrom,
either  by summary dispossess proceedings or by a suitable action
or  proceeding  at  law, or by force or otherwise  without  being
liable  for  any  damages therefor, except for damages  resulting
from  Lessor's negligence or willful misconduct.  Notwithstanding
anything  above to the contrary, if Lessee is still in possession
of   the  Leased  Premises,  Lessor  agrees  to  use  such  legal
proceedings  (summary or otherwise) prescribed by law  to  regain
possession of the Leased Premises.

ARTICLE 19.  LESSEE'S CONTINUING LIABILITY

     (A)   Should  Lessor elect to re-enter as provided  in  this
Lease  or should it take possession pursuant to legal proceedings
or  pursuant  to  any notice provided for by  law,  Lessor  shall
undertake  commercially reasonable efforts to  mitigate  Lessee's
continuing  liability hereunder as such efforts may be prescribed
by  law  or  statute  (which  shall include  listing  the  Leased
Premises  with  a  licensed commercial  real  estate  broker  and
securing  the  property against waste, but  shall  not  otherwise
include  the  expenditure of Lessor's funds, unless the  same  be
required  by law or statute and cannot be waived as provided  for
herein),  and  in addition, Lessor may either (i) terminate  this
Lease  or (ii) it may from time to time, without terminating  the
contractual  obligation of Lessee to pay Rent under  this  Lease,
make  such alterations and repairs as may be necessary  to  relet
the  Leased Premises or any part thereof for the remainder of the
original  Term or any exercised Renewal Terms, at  such  Rent  or
Rents, and upon such other terms and conditions as Lessor in  its
sole  discretion  may  deem advisable.  Termination  of  Lessee's
right  to  possession by Court Order shall be sufficient evidence
of  the  termination  of Lessee's possessory  rights  under  this
Lease,  and  the filing of such an Order shall be notice  of  the
termination  of  Lessee's renewal rights  as  set  forth  in  any
Memorandum of Lease of record.

     (B)   Upon each such reletting, without termination  of  the
contractual  obligation of Lessee to pay Rent under  this  Lease,
all Rents received by Lessor shall be applied as follows:

          1.   First,  to  the payment of any indebtedness  other
               than Rent due hereunder from Lessee to Lessor;

          2.   Second,  to the payment of any costs and  expenses
               of  such  reletting, including brokerage fees  and
               attorney's  fees and of costs of such  alterations
               and repairs;

          3.   Third,  to the payment of Rent and other  monetary
               obligations due and unpaid hereunder;

          4.   Finally,  the residue, if any, shall  be  held  by
               Lessor  and applied in payment of future  Rent  as
               the same may become due and payable hereunder.

If  such Rents received from such reletting during any month  are
less  than that to be paid during that month by Lessee hereunder,
Lessee  shall pay any such deficiency to Lessor.  Such deficiency
shall be calculated and paid monthly.  No such re-entry or taking
possession  of such Leased Premises by Lessor shall be  construed
as  an  election  on  its part to terminate Lessee's  contractual
obligations under this Lease respecting the payment of  rent  and
obligations  for  the  costs of repair and maintenance  unless  a
written notice of such intention be given to Lessee.

     (C)  Notwithstanding any such reletting without termination,
Lessor  may at any time thereafter elect to terminate this  Lease
for any uncured breach.

     (D)   In addition to any other remedies Lessor may have with
this  Article 19, Lessor may recover from Lessee all  damages  it
may  incur by reason of any uncured breach, including:  The  cost
of  recovering  and  reletting  the Leased  Premises;  reasonable
attorney's fees; and, the present value (discounted at a rate  of
8%  per  annum) of the excess of the amount of Rent  and  charges
equivalent  to Rent reserved in this Lease for the  remainder  of
the  Term  over  the  then reasonable Rent value  of  the  Leased
Premises  (or the actual Rents receivable by Lessor,  if  relet),
(the Lessee bearing the burden of proof to demonstrate the amount
of  rental  loss  for  the same period, that  through  reasonable
efforts  to  mitigate damages, could have been avoided)  for  the
remainder  of the Term, all of which amounts shall be immediately
due and payable from Lessee to Lessor in full.  In the event that
the  Rent obtained from such alternative or substitute tenant  is
more  than  the Rent which Lessee is obligated to pay under  this
Lease,  then  such excess shall be paid to Lessor  provided  that
Lessor   shall   credit  such  excess  against  the   outstanding
obligations of Lessee due pursuant hereto, if any.

     (E)   It  is the object and purpose of this Article 19  that
Lessor  shall be kept whole and shall suffer no damage by way  of
non-payment  of  Rent or by way of diminution  in  Rent.   Lessee
waives  and will waive all rights to trial by jury in any summary
proceedings or in any action brought to recover Rent herein which
may  hereafter be instituted by Lessor against Lessee in  respect
to  the Leased Premises.  Lessee hereby waives any rights of  re-
entry it may have or any rights of redemption or rights to redeem
this Lease upon a termination of this Lease.

ARTICLE 20.  PERSONALTY, FIXTURES AND EQUIPMENT

     (A)  All building fixtures, building machinery, and building
equipment  used in connection with the operation  of  the  Leased
Premises  including,  but  not limited  to,  heating,  electrical
wiring,      lighting,     ventilating,     plumbing,     walk-in
refrigerators/coolers,   walk-in   freezers,   air   conditioning
systems,  and the equipment owned by Lessor and leased to  Lessee
hereunder as specifically set forth on Exhibit B attached hereto,
if  any,  and  incorporated  herein by  reference  shall  be  the
property  of  Lessor.   All other trade fixtures  and  all  other
articles  of personal property owned by Lessee shall  remain  the
property of Lessee.

     (B)  Lessee shall furnish and pay for any and all equipment,
furniture, trade fixtures, and signs, except for such  items,  if
any,  described  in  Article 20(A) above,  as  owned  by  Lessor.
Lessee  agrees  that  Lessor shall have a lien  on  all  Lessee's
equipment, furniture, trade fixtures, furnishings, and  signs  as
security  for the performance of and compliance with this  Lease,
subject  to  the  rights of any bona fide third party's  security
interest  in  such property.  Provided Lessee is not  in  default
hereunder,  Lessor will agree that its interest in  the  personal
property  of Lessee will be subordinated to financing  which  may
exist  or which Lessee may cause to exist in the future  on  that
same personal property.

     (C)   At  the  end of the term of this Lease,  the  property
described at Article 20(B) above, after written notice to  Lessor
given  at  least  ten (10) business days prior  to  any  proposed
removal,  may  be  removed  from the Leased  Premises  by  Lessee
regardless  of  whether or not such property is attached  to  the
Leased  Premises  so  as  to constitute a  "fixture"  within  the
meaning  of  the  law; however, all damages and  repairs  to  the
Leased  Premises  which  may be caused by  the  removal  of  such
property shall be paid for by Lessee.

ARTICLE 21.  LIENS

     Lessee shall not do or cause anything to be done whereby the
Leased  Premises  may  be encumbered by any mechanic's  or  other
liens.  Whenever and as often as any mechanic's or  other lien is
filed against said Leased Premises purporting to be for labor  or
materials  furnished or to be furnished to Lessee,  Lessee  shall
remove  the lien of record by payment or by bonding with a surety
company  authorized  to do business in the  state  in  which  the
property is located, within forty-five (45) days from the date of
the  filing  of  said mechanic's or other lien  and  delivery  of
notice  thereof  to  Lessee.  Should  Lessee  fail  to  take  the
foregoing steps within said forty-five (45) day period (or in any
event,  prior  to the expiration of the time within which  Lessee
may  bond  over such lien to remove it as a lien upon the  Leased
Premises),  Lessor shall have the right, among other  things,  to
pay  said  lien without inquiring into the validity thereof,  and
Lessee  shall  forthwith reimburse Lessor for the  total  expense
incurred  by  it  in  discharging said lien  as  additional  Rent
hereunder.

ARTICLE 22.  NO WAIVER BY LESSOR EXCEPT IN WRITING

     No agreement to accept a surrender of the Leased Premises or
termination of this Lease shall be valid unless in writing signed
by  Lessor.   The delivery of keys to any employee of  Lessor  or
Lessor's agents shall not operate as a termination of the   Lease
or  a  surrender of the premises.  The failure of Lessor to  seek
redress  for  violation  of  any rule or  regulation,  shall  not
prevent a subsequent act, which would have originally constituted
a  violation, from having all the force and effect of an original
violation.  Neither payment by Lessee or receipt by Lessor  of  a
lesser amount than the Rent herein stipulated shall be deemed  to
be  other  than on account of the earliest stipulated Rent.   Nor
shall  any  endorsement or statement on any check nor any  letter
accompanying any check or payment as Rent be deemed an accord and
satisfaction.   Lessor may accept such check or  payment  without
prejudice  to Lessor's right to recover the balance of such  Rent
or  pursue  any other remedy provided in this Lease.  This  Lease
contains  the  entire  agreement between  the  parties,  and  any
executory agreement hereafter made shall be ineffective to change
it,  modify it or discharge it, in whole or in part, unless  such
executory agreement is in writing and signed by the party against
whom  enforcement  of the change, modification  or  discharge  is
sought.

ARTICLE 23.  QUIET ENJOYMENT

     Lessor covenants that Lessee, upon paying the Rent set forth
in  Article 4 and all other sums herein reserved as Rent and upon
the  due performance of all the terms, covenants, conditions  and
agreements  herein  contained on Lessee's part  to  be  kept  and
performed,  shall have, hold and enjoy the Leased  Premises  free
from  molestation, eviction, or disturbance by Lessor, or by  any
other  person  or persons lawfully  claiming the same,  and  that
Lessor  has  good  right to  make this Lease for  the  full  term
granted, including renewal periods.

ARTICLE 24.  BREACH - PAYMENT OF COSTS AND ATTORNEYS' FEES

     Each party agrees to pay and discharge all reasonable costs,
and  actual  attorneys'  fees,  including  but  not  limited   to
attorney's fees incurred at the trial level and in any  appellate
or  bankruptcy proceeding, and expenses that shall be incurred by
the  prevailing party in enforcing the covenants, conditions  and
terms  of  this  Lease or defending against  an  alleged  breach,
including  the  costs of reletting.  Such costs, attorneys  fees,
and expenses if incurred by Lessor shall be considered as Rent as
due  and  owing  in  addition to any Rent defined  in  Article  4
hereof.

ARTICLE 25.  ESTOPPEL CERTIFICATES

     Either party to this Lease will, at any time, upon not  less
than  ten  (10) business days prior request by the  other  party,
execute,  acknowledge  and  deliver to  the  requesting  party  a
statement  in writing, executed by an executive officer  of  such
party,  certifying  that:  (a) this Lease is  unmodified  (or  if
modified then disclosure of such modification shall be made); (b)
this Lease is in full force and effect; (c) the date to which the
Rent  and  other charges have been paid; and (d) to the knowledge
of  the signer of such certificate that the other party is not in
default  in  the  performance  of  any  covenant,  agreement   or
condition  contained in this Lease, or if a default  does  exist,
specifying  each  such  default of  which  the  signer  may  have
knowledge.   It  is  intended that any such  statement  delivered
pursuant  to  this Article may be relied upon by any  prospective
purchaser or mortgagee of the Leased Premises or any assignee  of
such mortgagee or a purchaser of the leasehold estate.

ARTICLE 26.  FINANCIAL STATEMENTS

     During  the  term of this Lease, Lessee will, within  ninety
(90)  days after the end of Lessee's fiscal year, furnish  Lessor
with  Lessee's  financial  statements  (in  SEC  Form  10-K,   if
available).   The financial statements shall be audited,  at  the
Lessee's   expense,   by  a  nationally  recognized   independent
certified public accounting firm reasonably acceptable to  Lessor
and  shall  be  prepared  in conformity with  generally  accepted
accounting  principles (GAAP).  Lessee shall also provide  Lessor
with  financial statements for the Leased Premises within 90 days
after  the end of each Lease Year.  The financial statements  for
the  Leased Premises do not need to be prepared by an independent
certified public accountant, but shall be certified as  true  and
correct  by  the  chief  financial officer  or  other  authorized
officer  of Lessee.  Additionally, during the term of the  Lease,
Lessee  will  within forty-five (45) days from the  end  of  each
quarter  of  each  fiscal  year,  furnish  Lessor  with  Lessee's
financial statements (in SEC Form 10-Q if available)and financial
statements of the Leased Premises for such quarter.  Lessor shall
have  the  right  to  require such financial statements  for  the
Lessee  and  the  Leased Premises on a monthly  basis  after  the
occurrence of a default in any Lease Year.  Provided, however, if
Lessee  shall not commit a default for twelve consecutive months,
Lessor's right to require such monthly financial statements shall
terminate until Lessee shall again commit a default in any  given
Lease  Year.  Said quarterly (or monthly, if required by  Lessor)
financial statements do not need to be prepared by an independent
certified public accountant, but shall be certified as  true  and
correct  by  the  chief  financial officer  or  other  authorized
officer  of  Lessee.  The financial statements shall  conform  to
GAAP,  and  include  a  balance sheet and related  statements  of
operations,  statement  of cash flows, statement  of  changes  in
shareholder's equity, and related notes to financial  statements,
if any.

ARTICLE 27.  MORTGAGE

     Lessee does hereby agree to make reasonable modifications of
this  Lease  requested by any Mortgagee of record  from  time  to
time, provided such modifications are not substantial and do  not
increase  any  of the Rents or obligations of Lessee  under  this
Lease  or  substantially modify any of the business  elements  of
this Lease.

ARTICLE 28.  OPTION TO RENEW

     If  this Lease is not previously canceled or terminated  and
if  Lessee has materially complied with and performed all of  the
covenants  and  conditions in this Lease  after  applicable  cure
periods  and is not currently in default, then Lessee shall  have
the  option  to  renew  this Lease upon the same  conditions  and
covenants  contained  in  this Lease  for  Two   (2)  consecutive
periods of Five (5) years each (singularly "Renewal Term").  Rent
during  the  Renewal Term shall increase each Lease Year  by  the
lesser  of Two Percent (2%) of the Rent payable for the preceding
Lease  Year,  or  the CPI-U Percentage Increase,  as  defined  in
Article 4 hereof.

     The  first  Renewal Term will commence on the day  following
the  date the original Term expires and successive Renewal  Terms
would  commence  on the day following the last day  of  the  then
expiring  Renewal Term.  Except as otherwise provided in  Article
15  hereof, Lessee must give ninety (90) days written  notice  to
Lessor  of  its  intent  to exercise this  option  prior  to  the
expiration  of  the original Term of this Lease  or  any  Renewal
Term, as the case may be.

ARTICLE 29.  MISCELLANEOUS PROVISIONS

     (A)   All written notices shall be given to Lessor or Lessee
by  certified  mail  or  nationally  recognized  overnight  mail.
Notices  to  either party shall be addressed to  the  person  and
address  given on the first page hereof.  Lessor and Lessee  may,
from time to time, change these addresses by notifying each other
of  this change in writing.  Notices of overdue Rent may be  sent
to  Lessee by regular, special delivery, or nationally recognized
overnight mail.

     (B)   The terms, conditions and covenants contained in  this
Lease  and  any riders and plans attached hereto shall  bind  and
inure  to  the benefit of Lessor and Lessee and their  respective
successors, heirs, legal representatives, and assigns.

     (C)  This Lease shall be governed by and construed under the
laws of the State where the Leased Premises are situate.

     (D)  In the event that any provision of this Lease shall  be
held  invalid or unenforceable, no other provisions of this Lease
shall  be  affected by such holding, and all  of   the  remaining
provisions of this Lease shall continue in  full force and effect
pursuant to the terms hereof.

     (E)   The Article captions are inserted only for convenience
and  reference,  and  are not intended, in any  way,  to  define,
limit, describe the scope, intent, and language of this Lease  or
its provisions.

     (F)   In  the  event  Lessee remains in  possession  of  the
premises  herein leased after the expiration of  this  Lease  and
without the execution of a new lease and without Lessor's written
permission, Lessee shall be deemed to be occupying said  premises
as  a  tenant from month-to-month, subject to all the conditions,
provisions, and obligations of this Lease insofar as the same can
be applicable to a month-to-month tenancy except that the monthly
installment of Rent shall be One Hundred Fifty percent (150%) the
amount due on the last month prior to such expiration.

     (G)   If  any installment of Rent (whether lump sum, monthly
installments,  or  any other monetary amounts  required  by  this
Lease  to  be  paid  by  Lessee and  deemed  to  constitute  Rent
hereunder)  shall  not be paid when due, or non-monetary  default
shall remain uncured after the expiration of any applicable  cure
period,  Lessor  shall  have the right to charge  Lessee  a  late
charge  of  $250.00 per month for each month that any  amount  of
Rent installment remains unpaid or non-monetary default shall  go
uncured  after the first such occurrence in any 12 month  period.
Said late charge shall commence after such installment is due  or
non-monetary  default goes uncured after the  expiration  of  any
applicable  cure  period  and continue  until  said  installment,
interest  and all accrued late charges are paid in full  or  such
non-monetary default is cured.

     (H)   Any  part  of the Leased Premises may be  conveyed  by
Lessor  for private or public non-exclusive easement purposes  at
any  time,  provided  such easement does not interfere  with  the
access  to the Leased Premises, visibility, or operations of  the
business of Lessee.  In such event Lessor shall, at its own  cost
and expense, restore the remaining portion of the Leased Premises
to  the extent necessary to render it reasonably suitable for the
purposes  for  which  it  was leased,  all  to  be  done  without
adjustments in Rent to be paid by Lessee.  All proceeds from  any
conveyance of an easement shall belong solely to Lessor.

     (I)  For the purpose of this Lease, the term "Rent" shall be
defined  as Rent under Article 4, and any other monetary  amounts
required by this Lease to be paid by Lessee.

     (J)   Lessee agrees to cooperate with Lessor to allow Lessor
to  obtain and use at Lessor's expense promotional photographs of
the   Leased  Premises,  to  the  extent  permitted  by  Lessee's
franchisor or licensor.

ARTICLE 30.  REMEDIES

     NON-EXCLUSIVITY.  Notwithstanding anything contained  herein
it  is  the   intent of the parties that the rights and  remedies
contained   herein  shall not be exclusive but  rather  shall  be
cumulative  along  with all of the rights  and  remedies  of  the
parties  which they may have at law or equity.  In the event of a
breach by Lessor, Lessee shall be entitled to all remedies at law
or equity, to be cumulatively enforced.

ARTICLE 31.  HAZARDOUS MATERIALS INDEMNITY

     Lessee  covenants, represents and warrants  to  Lessor,  its
successors and assigns, (i) that it has not used or permitted and
will  not  use or permit the Leased Premises to be used,  whether
directly  or through contractors, agents or tenants, and  to  the
best  of Lessee's knowledge and except as disclosed to Lessor  in
writing,  the Leased Premises has not at any time been  used  for
the  generating,  transporting, treating,  storage,  manufacture,
emission  of,  or disposal of any dangerous, toxic  or  hazardous
pollutants,  chemicals, wastes or substances as  defined  in  the
Federal  Comprehensive  Environmental Response  Compensation  and
Liability   Act   of   1980  ("CERCLA"),  the  Federal   Resource
Conservation  and  Recovery Act of 1976 ("RCRA"),  or  any  other
federal,   state   or   local   environmental   laws,   statutes,
regulations, requirements and ordinances ("Hazardous Materials");
(ii)  that there have been no investigations or reports involving
Lessee,  or  the  Leased  Premises by any governmental  authority
which  in  any way pertain to Hazardous Materials (iii) that  the
operation  of  the Leased Premises has not violated  and  is  not
currently  violating any federal, state or local law, regulation,
ordinance or requirement governing Hazardous Materials; (iv) that
the   Leased  Premises  is  not  listed  in  the  United   States
Environmental  Protection Agency's National  Priorities  List  of
Hazardous  Waste  Sites  nor  any  other  list,  schedule,   log,
inventory  or  record of Hazardous Materials or  hazardous  waste
sites, whether maintained by the United States Government or  any
state or local agency; and (v) that the Leased Premises will  not
contain  any formaldehyde, urea or asbestos, except as  may  have
been  disclosed  in writing to Lessor by Lessee at  the  time  of
execution and delivery of this Lease.  Lessee agrees to indemnify
and reimburse Lessor, its successors and assigns, for:

     (a)  any breach of these representations and warranties, and

     (b)  any  loss,  damage, expense or cost arising out  of  or
          incurred by Lessor which is the result of a breach  of,
          misstatement  of  or  misrepresentation  of  the  above
          covenants, representations and warranties, and

     (c)  any  and  all  liability of any kind  whatsoever  which
          Lessor  may, for any cause and at any time, sustain  or
          incur  by  reason of Hazardous Materials discovered  on
          the Leased Premises during the term hereof or placed or
          released on the Leased Premises by Lessee;

together  with  all  attorneys'  fees,  costs  and  disbursements
incurred  in  connection with the defense of any  action  against
Lessor    arising   out   of   the   above.    These   covenants,
representations   and  warranties  shall  be  deemed   continuing
covenants,  representations and warranties  for  the  benefit  of
Lessor,  and  any  successors and assigns  of  Lessor  and  shall
survive  expiration  or sooner termination of  this  Lease.   The
amount  of  all such indemnified loss, damage, expense  or  cost,
shall  bear interest thereon at the lesser of 15% or the  highest
rate of interest allowed by law and shall become immediately  due
and  payable  in  full on demand of Lessor,  its  successors  and
assigns.

ARTICLE 32.  ESCROWS

     Upon  a  default  by  Lessee  which  is  uncured  after  the
expiration of any applicable notice and cure period, or upon  the
request of Lessor's Mortgagee, if any, Lessee shall deposit  with
Lessor on the first day of each and every month, an amount  equal
to  one-twelfth  (1/12th)  of the estimated  annual  real  estate
taxes,  assessments  and insurance (if the  insurance  is  to  be
purchased  by Lessor) ("Charges") due on the Leased Premises,  or
such  higher amounts reasonably determined by Lessor as necessary
to  accumulate such amounts to enable Lessor to pay  all  charges
due  and  owing at least thirty (30) days prior to the date  such
amounts  are  due  and payable.  From time to time  out  of  such
deposits  Lessor will, upon the presentation to Lessor by  Lessee
of  the  bills  therefor, pay the Charges or at Lessee's  option,
will  upon  presentation of receipted bills  therefor,  reimburse
Lessee  for  such  payments made by Lessee.   In  the  event  the
deposits  on  hand  shall not be sufficient to  pay  all  of  the
estimated  Charges when the same shall become due  from  time  to
time  or  the  prior  payments shall be less than  the  currently
estimated  monthly amounts, then Lessee shall pay  to  Lessor  on
demand  any  amount  necessary to make up  the  deficiency.   The
excess  of  any  such  deposits shall be credited  to  subsequent
payments to be made for such items.  If a default or an event  of
default shall occur under the terms of this Lease, Lessor may, at
its option, without being required so to do, apply any Deposit on
hand to cure the default, in such order and manner as Lessor  may
elect.

ARTICLE 33.  NET LEASE

     Notwithstanding anything contained herein to the contrary it
is  the intent of the parties hereto that this Lease shall  be  a
net  lease and that the Rent defined pursuant to Article 4 should
be  a  net  Rent  paid  to Lessor.  Any and  all  other  expenses
including  but  not  limited to, maintenance, repair,  insurance,
taxes, and assessments, shall be paid by Lessee.

ARTICLE 34.  DEVELOPMENT FINANCING AGREEMENT

     The  parties hereto hereby acknowledge that the terms hereof
are  subject to and shall in the event of conflicts be controlled
by  that  certain Development Financing Agreement  of  even  date
herewith,  until such Agreement is terminated in accordance  with
its terms.

ARTICLE 35.  COUNTERPART EXECUTION

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

     IN  WITNESS  WHEREOF,  Lessor and Lessee  have  respectively
signed and sealed this Lease  as of the day and year first  above
written.

                                   LESSEE: Tumbleweed, Inc.

                                   By:/s/ Gregory A Compton
                                   Its: VP\Secretary

STATE OF KENTUCKY)
                         )SS.
COUNTY OF JEFFERSON)

     The foregoing instrument was acknowledged before me this 2nd
day  of  March, 2000, by Gregory A Compton, the Vice President  &
Secretary of Tumbleweed, Inc. on behalf of said corporation.

                              /s/ Lisa Wright Hall
                                  Notary Public
                                  Commission expires 4/27/2003

                         LESSOR:
                                   AEI INCOME & GROWTH FUND XXI
                                   LIMITED PARTNERSHIP

                                   By:   AEI Fund Management XXI, Inc.

                                   By: /s/ Robert P Johnson

                                           Robert P. Johnson, President

STATE OF MINNESOTA  )
                                   )SS.
COUNTY OF RAMSEY    )

     The  foregoing instrument was acknowledged before me the 7th
day  of  March, 2000, by Robert P. Johnson, the President of  AEI
Fund  Management  XXI,  Inc., a Minnesota corporation,  corporate
general   partner  of  AEI  Income  &  Growth  Fund  XXI  Limited
Partnership, on behalf of said limited partnership.

                              /s/ Barbara J Kochevar
                                  Notary Public

[notary seal]

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00005-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00005-of-00352.parquet"}]]