Document:

EMPLOYMENT AGREEMENT

         THIS AGREEMENT,  dated August 7, 2000, between DENDRITE  INTERNATIONAL,
INC.,  a New Jersey  Corporation  ("Dendrite"),  having its  principal  place of
business at 1200 Mt.  Kemble  Avenue,  Morristown,  New Jersey  07960,  and MARC
KUSTOFF  ("Employee"),  having an address  at 44 Center  Grove  Road,  Unit T23,
Randolph, New Jersey 07869.

         WHEREAS,  Dendrite,  its affiliates,  and subsidiaries  develop and own
what is referred to as  Territory  Management  Systems and related  hardware and
equipment;

         WHEREAS, Employee is or desires to be employed by Dendrite and Dendrite
desires to employ Employee; and

         WHEREAS,  Dendrite  is  willing  to provide  certain  confidential  and
proprietary information to Employee for the limited purpose of enabling Employee
to carry out duties in connection with his employment by Dendrite.

                                    RECITAL:

         NOW, THEREFORE, it is agreed as follows:

1.       EMPLOYMENT AT WILL

         Dendrite  hereby  employs  Employee,  and Employee  hereby accepts such
employment,  as Senior Vice President and Chief Technology  Officer of Dendrite.
Dendrite hereby employs Employee as an at-will employee.  This employment may be
terminated at any time for any reason with or without "Cause" (as defined below)
by Dendrite.  Employee agrees to provide two (2) weeks notice to Dendrite before
terminating his employment.

2.       DUTIES

         Employee  shall  perform  those  duties  as may  from  time  to time be
assigned to him and shall carry out any  assignments  related to Dendrite or its
affiliates as directed.  In addition,  Employee  shall be required to attend all
meetings of the Board of Directors of Dendrite  (the  "Board").  Employee  shall
devote his full time attention, energy, knowledge, skill and best efforts solely
and  exclusively  to the duties  assigned to him which he shall  faithfully  and
diligently  perform.  Employee  shall report to the Chief  Executive  Officer of
Dendrite  as may be  required  and will fully  account  for all  records,  data,
materials or other  property  belonging to Dendrite or its customers of which he
is  given  custody.  Dendrite  may,  from  time to  time,  establish  rules  and
regulations  and Employee shall  faithfully  observe these in the performance of
his duties.  Employee  shall further  comply with all policies and directives of
Dendrite.

3.       COMPENSATION

                  (i) Base Salary.  Dendrite shall pay Employee for his services
         a base  salary  at a rate of  $310,000  per annum to be paid on a semi-
         monthly basis in accordance with Dendrite's  regular payroll practices.
         Employee's  base  salary  shall be reviewed  by  Dendrite,  in its sole
         discretion, annually.

                  (ii) Sign-On Bonus.  In connection  with  Employee's  entering
         into this  Agreement,  Employee  shall  receive a signing  bonus in the
         amount of $100,000,  less all applicable  withholdings,  payable within
         five  business  days of the full  execution  of this  Agreement.  It is
         understood  and  agreed,  however,  that  in the  event  that  Employee
         voluntarily  terminates  his  employment  with  Dendrite for any reason
         whatsoever  or  Employee's  employment  with  Dendrite is terminated by
         Dendrite for "Cause" (as defined below) before the first anniversary of
         this  Agreement,  Employee  will repay to Dendrite  an amount  equal to
         $100,000 multiplied by the fraction, the numerator of which is 365 less
         the number of days during which Employee was employed by Dendrite,  and
         the  denominator  of  which  is 365.  Such  repayment  shall be made by
         Employee  in  full  within  ninety  (90)  days  of his  termination  of
         employment  with  Dendrite.  Notwithstanding  the  foregoing,  Employee
         hereby authorizes Dendrite to immediately offset against and reduce any
         amounts  otherwise  due  to him  for  any  amounts  in  respect  of his
         obligation to repay the sign-on bonus.

                  (iii) Bonus.  Upon the  completion of the third fiscal quarter
         of 2000,  Employee  shall be eligible to receive a bonus (a "Bonus") of
         $57,000,  payable in the next  payroll  period  occurring  at least two
         weeks after Dendrite  publicly  discloses its financial results in such
         fiscal  quarter.  Upon the  completion of the fourth fiscal  quarter of
         2000, Employee shall be eligible to receive a Bonus of $57,000, payable
         in the next payroll period  occurring at least two weeks after Dendrite
         publicly  discloses its financial results in such fiscal quarter.  Upon
         the  completion  of fiscal  year 2000,  Employee  shall be  eligible to
         receive  a  Bonus  of  $76,000,  payable  in the  next  payroll  period
         occurring  at least two weeks after  Dendrite  publicly  discloses  its
         financial results in fiscal year 2000.  Commencing on the completion of
         the first fiscal  quarter of 2001 Employee shall be eligible to receive
         a Bonus of $72,500,  payable in the next  payroll  period  occurring at
         least two weeks after Dendrite publicly discloses its financial results
         in such fiscal  quarter.  The payment of any Bonus hereunder is subject
         in each case to: (a)  Dendrite's  achievement  of  quarterly  or annual
         financial  goals as set forth in the  Board  approved  annual  business
         plan, (b) such other  objectives as mutually  agreed upon, (c) Employee
         remaining  in the employ of Dendrite as of the end of any such  quarter
         or year,  as the case may be, and (d)  Dendrite's  annual  bonus  "hold
         back" policy as such policy pertains to all Dendrite senior executives.
         Employee  may  be  eligible  for   additional   bonuses   based  on  an
         "overachievement  percentage" and such additional  bonus shall be based
         on $290,000 in annual bonus  compensation that the Employee is eligible
         to receive hereunder.

                  (iii) Stock Options

                  (a)  Pursuant to  Dendrite's  1997 Stock  Incentive  Plan,  as
amended (the "Stock Plan"), upon the execution of this Agreement, Dendrite shall
give  Employee  an option to  purchase  200,000  shares of the  common  stock of
Dendrite as of June 24, 2000.  The price for such  options  shall be the closing
price on June 23, 2000 ($25.875).  Employee's  entitlement to such options shall
be subject to (i) a four year vesting schedule,  (ii) Employee's  execution of a
definitive  option agreement in form and substance  satisfactory to Dendrite and
(iii) in all  instances  subject to the terms and  conditions of the Stock Plan.
Notwithstanding  anything to the contrary, in the event of a "Change of Control"
(as defined below),  all of Employee's  options owned by him at the time of such
event shall immediately vest.

                  (b) For purposes of this Agreement,  "Change in Control" means
the occurrence of any one of the following events:

                  (i) any "person"  (as such term is defined in Section  3(a)(9)
         of the Securities Exchange Act of 1934 (the "Exchange Act") and as used
         in Sections  13(d)(3) and 14(d)(2) of the Exchange Act) is or becomes a
         "beneficial  owner" (as defined in rule 13d-3 under the Exchange  Act),
         directly or indirectly,  of securities of Dendrite  representing 33% or
         more of the  combined  voting  power  of  Dendrite's  then  outstanding
         securities  eligible  to  vote  for  the  election  of the  Board  (the
         "Dendrite  Voting  Securities");  provided,  however,  that  the  event
         described in this  paragraph  (i) shall not be deemed to be a Change in
         Control by virtue of any of the following acquisitions: (A) by Dendrite
         or any of its subsidiaries,  (B) by any employee benefit plan sponsored
         or  maintained  by  Dendrite  or any of  its  subsidiaries,  (C) by any
         underwriter  temporarily  holding securities pursuant to an offering of
         such  securities,  (D)  pursuant to a  Non-Qualifying  Transaction  (as
         defined  in  paragraph  (iii)),  (E)  pursuant  to any  acquisition  by
         Employee  or any group of  persons  including  Employee  or any  entity
         controlled  by Employee or such group  ("Employee  Holders"),  or (F) a
         transaction  (other than one  described  in  paragraph  (iii) below) in
         which  Dendrite  Voting  Securities  are acquired from  Dendrite,  if a
         majority of the Board  approves a resolution  providing  expressly that
         the  acquisition  pursuant  to this  clause (F) does not  constitute  a
         Change  in  Control  under  this  paragraph  (i).  Notwithstanding  the
         foregoing, a transaction that would otherwise be considered a Change in
         Control but for the  operation of clauses D or F of this  paragraph (i)
         will be deemed a Change in Control if John Bailye immediately after the
         consummation  of such a transaction is neither  Chairman,  President or
         Chief  Executive  Officer  (or  holds  a  position  comparable  to  the
         foregoing  positions)  of  Dendrite  or any  successor  corporation  to
         Dendrite as a result of such Change in Control transaction;

                  (ii) individuals who, on July 24, 2000,  constituted the Board
         (the "Incumbent Directors") cease for any reason to constitute at least
         a  majority  thereof,  provided  that any  person  becoming  a director
         subsequent to July 24, 2000,  whose election or nomination for election
         was  approved  by a vote  of at  least  a  majority  of  the  Incumbent
         Directors  then on the Board  (either by a specific vote or by approval
         of the proxy  statement  of Dendrite in which such person is named as a
         nominee for director, without objection to such nomination) shall be an
         Incumbent Director;  provided,  however,  that no individual elected or
         nominated as a director of Dendrite  initially as a result of an actual
         or threatened election contest with respect to directors or as a result
         of any other actual or threatened  solicitation  of proxies or consents
         by or on behalf of any person  other than the Board  shall be deemed to
         be an Incumbent Director;

                  (iii)  the  consummation  of a  merger,  consolidation,  share
         exchange  or similar  form of  corporate  reorganization  (other than a
         transaction with Employee,  any group of persons including  Employee or
         any entity controlled by Employee or such a group of persons) involving
         Dendrite  or any of its  subsidiaries  that  requires  the  approval of
         Dendrite's stockholders whether for such transaction or the issuance of
         securities  in  connection  with  the  transaction  or  otherwise,   (a
         "Business  Combination"),  unless  immediately  following such Business
         Combination:  (A) more  than 50% of the total  voting  power of (x) the
         corporation  resulting from such Business  Combination  (the "Surviving
         Corporation"),  or (y) if applicable,  the ultimate parent  corporation
         that directly or  indirectly  has  beneficial  ownership of 100% of the
         voting  securities   eligible  to  elect  directors  of  the  Surviving
         Corporation  (the "Parent  Corporation"),  is  represented  by Dendrite
         Voting  Securities  that  were  outstanding  immediately  prior  to the
         consummation  of such  Business  Combination  (or,  if  applicable,  is
         represented by shares into which such Dendrite  Voting  Securities were
         converted pursuant to such Business Combination), and such voting power
         among the holders  thereof is in  substantially  the same proportion as
         the voting power of such Dendrite Voting  Securities  among the holders
         thereof  immediately prior to the Business  Combination,  (B) no person
         (other than the Employee Holders or any employee benefit plan sponsored
         or maintained by the Surviving  Corporation or the Parent Corporation),
         is or becomes the beneficial owner,  directly or indirectly,  of 33% or
         more of the total voting  power of the  outstanding  voting  securities
         eligible to elect directors of the Parent  Corporation (or, if there is
         no Parent  Corporation,  the Surviving  Corporation) and (C) at least a
         majority  of the  members  of the  board  of  directors  of the  Parent
         Corporation  (or if  there  is no  Parent  Corporation,  the  Surviving
         Corporation)  were  Incumbent  Directors  at the  time  of the  Board's
         approval of the execution of the initial  agreement  providing for such
         Business  Combination (any Business  Combination which satisfies all of
         the criteria  specified in (A), (B) and (C) above shall be deemed to be
         a "Non-Qualifying Transaction"); or

                  (iv) the  stockholders  of  Dendrite  approve a sale of all or
         substantially all of the Dendrite's assets.

Notwithstanding  the  foregoing,  a Change in Control of  Dendrite  shall not be
deemed to occur solely because any person acquires beneficial  ownership of more
than 33% of  Dendrite  Voting  Securities  as a  result  of the  acquisition  of
Dendrite Voting Securities by Dendrite which, by reducing the number of Dendrite
Voting Securities  outstanding,  increases the percentage of shares beneficially
owned by such person;  provided,  that if a Change in Control of Dendrite  would
occur as a result of such an  acquisition  by Dendrite (if not for the operation
of this  sentence),  and after  Dendrite's  acquisition  such person becomes the
beneficial  owner of additional  Dendrite  Voting  Securities  that increase the
percentage of outstanding Dendrite Voting Securities  beneficially owned by such
person, then a Change in Control of Dendrite shall occur.

4.       TERMINATION; SEVERANCE

         (a) Upon  Employee's  termination  of  employment  by Dendrite  for any
reason  other  than  termination  by  Dendrite  for  Cause (as  defined  below),
Disability (as defined below) or upon Employee's death, Employee shall solely be
entitled to (subject to repayment of any  indebtedness  or advances)  applicable
payments and  benefits in Sections  4(b) and 4(c),  his base salary  through the
date of his termination, and payment for any unused but accrued vacation through
the date of termination.

         (b) If  Employee's  employment  hereunder is terminated by Dendrite for
any reason  other  than  death,  Cause,  or  Disability  or Change in Control as
contemplated  by Section 4(c) below,  then Employee shall be entitled to receive
severance payments in an aggregate amount equal to the annual rate of Employee's
base salary in effect as of the date of termination  plus $290,000 in respect of
the Bonus that  Employee may have  otherwise  been  entitled  to. The  severance
payments to be paid to  Employee  under this  Section  4(b) shall be referred to
herein as the "Severance Payment". Employee's Severance Payment shall be paid by
Dendrite in cash in twelve (12) consecutive  equal monthly  payments  commencing
not later than thirty (30) days after the effective  date of the  termination of
Employee's employment. No interest shall accrue or be payable on or with respect
to any Severance Payment. In the event of a termination of Employee's employment
described in this Section 4(b),  Employee  shall be provided  continued  "COBRA"
coverage  pursuant to  Sections  601 et seq.  of ERISA  under  Dendrite's  group
medical  and dental  plans.  During  the  period  which  Employee  receives  the
Severance  Payment,  Employee's  cost of COBRA coverage shall be the same as the
amount paid by  employees  of Dendrite for the same  coverage  under  Dendrite's
group  health and dental  plans.  Notwithstanding  the  foregoing,  in the event
Employee  becomes  re-employed  with another  employer  and becomes  eligible to
receive  health  coverage from such  employer,  the payment of COBRA coverage by
Dendrite as described herein shall cease.

         (c) If Employee's employment hereunder is terminated following a Change
in Control (i) by Dendrite for any reason other than death, Cause, or Disability
or (ii) by Employee for Good Reason (as defined  below),  the Employee  shall be
entitled to receive the following severance payments:  an aggregate amount equal
to the sum of  twenty-four  (24) months base salary  (calculated  at the rate of
base  salary then being paid to  Employee  as of the date of  termination)  plus
$580,000 in respect of the Bonus that Employee may have  otherwise been entitled
to had he  been in the  employ  of  Dendrite  for two  years  multiplied  by the
fraction,  the  numerator  of which is 730 less the number of days during  which
Employee  was  employed  by  Dendrite,  and the  denominator  of  which  is 730;
provided, however, that the minimum aggregate amount of severance payments shall
not be less then twelve (12) months base salary  (calculated at the rate of base
salary then being paid to Employee as of the date of termination)  plus $290,000
in respect of the Bonus that Employee may have otherwise been entitled to had he
been in the employ of Dendrite for one year.  The severance  payments to be paid
to Employee  under this  Section 4(c) shall be referred to herein as the "Change
in Control  Severance  Payment".  Employee's Change In Control Severance Payment
shall be paid by Dendrite in cash in twenty four (24) consecutive  equal monthly
payments  commencing not later than thirty (30) days after the effective date of
the termination of Employee's employment. No interest shall accrue or be payable
on or with respect to any Change In Control Severance Payment. In the event of a
termination of Employee's  employment  described in this Section 4(c),  Employee
shall be provided continued "COBRA" coverage pursuant to Sections 601 et seq. of
ERISA under Dendrite's  group medical and dental plans.  During the period which
Employee receives the Severance Payment, Employee's cost of COBRA coverage shall
be the same as the amount paid by employees  of Dendrite  for the same  coverage
under Dendrite's group health and dental plans.  Notwithstanding  the foregoing,
in the event  Employee  becomes  re-employed  with another  employer and becomes
eligible to receive  health  coverage from such  employer,  the payment of COBRA
coverage by Dendrite as described herein shall cease.

         (d) The making of any severance  payments  under  Sections 4(b) or 4(c)
hereunder  is  conditioned  upon the  signing  of a general  release in form and
substance  satisfactory to Dendrite under which Employee  releases  Dendrite and
its affiliates together with their respective officers, directors, shareholders,
employees, agents and successors and assigns from any and all claims he may have
against them. In the event Employee  breaches Sections 7, 8, 9, 11 or 12 of this
Agreement,  in addition to any other remedies at law or in equity,  Dendrite may
cease making any severance payment or any payments for COBRA coverage  otherwise
due under Sections 4(b) and 4(c).  Nothing herein shall affect any of Employee's
obligations or Dendrite's rights under this Agreement.

         (e) For purposes of this  Agreement,  "Cause" as used herein shall mean
(i) any gross  misconduct  on the part of  Employee  with  respect to his duties
under this  Agreement,  (ii) the engaging by Employee in an  indictable  offense
which  relates to Employee's  duties under this  Agreement or which is likely to
have a material adverse effect on the business of Dendrite, (iii) the commission
by Employee  of any willful or  intentional  act which  injures in any  material
respect or could  reasonably  be expected to injure in any material  respect the
reputation,  business or business  relationships of Dendrite,  including without
limitation,  a breach of Sections 6, 7, 8, 9, 11, 12 or 13 of this Agreement, or
(iv) the engaging by Employee  through gross negligence in conduct which injures
materially or could reasonably be expected to injure  materially the business or
reputation of Dendrite.

         (f) For  purposes of this  Agreement,  "Disabled"  as used herein shall
have the same meaning as that term, or such  substantially  equivalent term, has
in any group  disability  policy carried by Dendrite.  If no such policy exists,
the term  "Disabled"  shall  mean  the  occurrence  of any  physical  or  mental
condition  which  materially  interferes  with  the  performance  of  Employee's
customary  duties in his capacity as an employee where such  disability has been
in effect for a period of six (6) months  (excluding  permitted  vacation time),
which need not be consecutive, during any single twelve (12) month period.

         (g) For  purposes  of this  Agreement,  "Good  Reason"  means,  without
Employee's  express  written  consent,  the  occurrence  of any of the following
events  which is not  corrected  within ten (10) days  following  notice of such
event given by Employee to Dendrite:

                  (i)   the   assignment   to   Employee   of  any   duties   or
         responsibilities  materially and adversely inconsistent with Employee's
         position   (including  any  material   diminution  of  such  duties  or
         responsibilities)  or (B) a material and adverse  change in  Employee's
         reporting responsibilities, titles or offices (other than membership on
         the Board) with Dendrite;

                  (ii) any  material  breach by  Dendrite  of  Section 3 of this
         Agreement;

                  (iii) the  failure  of  Dendrite  to  continue  in effect  any
         employee  benefit  plan,  compensation  plan,  welfare  benefit plan or
         fringe  benefit  plan (such plans being  referred to herein as "Welfare
         Plans") in which Employee is  participating as of the effective date of
         this Agreement (or as such benefits and  compensation  may be increased
         from time to time), or the taking of any action by Dendrite which would
         materially  and  adversely  affect   Employee's   participation  in  or
         materially reduce  Employee's  benefits under such Welfare Plans (other
         than an  across-the-board  reduction of such benefits  affecting senior
         executives of Dendrite) unless (i) Employee is permitted to participate
         in  other  plans  providing  Employee  with  substantially   comparable
         benefits (at substantially  comparable cost with respect to the Welfare
         Plans),  (ii) any such Welfare Plan does not provide material  benefits
         to Employee  (determined  in relation to  Employee's  compensation  and
         benefits  package),  (iii)  such  failure  or  action  is  taken at the
         direction  of Employee  or with his  consent,  or (iv) such  failure or
         action is required by law;

                  (iv)  the  failure  of  Dendrite  to  obtain  the   assumption
         agreement  from  any  successor  in  the  event  of a  sale  of  all or
         substantially  all of the assets of  Dendrite in one  transaction  or a
         series of related transactions; and

                  (v)  any  requirement  of  Dendrite  that  Employee  be  based
         anywhere other than Dendrite's executive offices located in Morristown,
         New  Jersey;   provided  such  executive  offices  are  located  within
         thirty-five (35) miles of Morristown,  New Jersey or within the borough
         of Manhattan.

Employee  must notify  Dendrite  of any event  constituting  Good Reason  within
ninety (90) days following  Employee's  knowledge of its existence or such event
shall not constitute Good Reason under this Agreement.

         (h) In the event  Employee  terminates  his  employment  with  Dendrite
(other than with Good  Reason  pursuant  to  subsections  4(c) and (g) above) or
Dendrite  terminates   Employee's   employment  with  Dendrite  for  "Cause"  or
Employee's  employment ends as a result of his death or becoming  "Disabled," it
is understood and agreed that  Dendrite's only obligation is to pay Employee any
unused but accrued  vacation  days and his base  salary  through the date of his
termination.

5.       BENEFITS

         Dendrite shall provide Employee:

                  (i) Vacation. Four weeks vacation per annum in accordance with
         Dendrite policy in effect from time to time.

                  (ii)  Business  Expenses.  Reimbursement  for  all  reasonable
         travel,  entertainment and other reasonable and necessary out-of-pocket
         expenses incurred by Employee in connection with the performance of his
         duties,  including  first-class  airline travel.  Reimbursement will be
         made upon the submission by the Employee of  appropriate  documentation
         and verification of the expenses.

                  (iii) Other.  Dendrite will provide Employee other benefits to
         the same  extent as may be  provided to other  employees  generally  in
         accordance with Dendrite policy in effect from time to time and subject
         to the terms and conditions of such benefit plans.

6.       INFORMATION AND BUSINESS OPPORTUNITY

         During  Employee's  employment  with  Dendrite,  Employee  may  acquire
knowledge of (i) information that is relevant to the business of Dendrite or its
affiliates  or  (ii)  knowledge  of  business  opportunities  pertaining  to the
business  in which  Dendrite  or its  affiliates  are  engaged.  Employee  shall
promptly disclose to Dendrite that information or business opportunity but shall
not disclose it to anyone else without Dendrite's written consent.

7.       DENDRITE CONFIDENTIAL INFORMATION

         The Employee will, as a result of his employment with Dendrite, acquire
information which is proprietary and confidential to Dendrite.  This information
includes, but is not limited to, Dendrite's proprietary software,  technical and
commercial information,  instruction and product information,  the design, "look
and  feel"  and  capabilities  of  Dendrite's  product,  Dendrite's  proprietary
training program methodology  regarding the utilization of electronic  territory
management  software  and  associated  customer  support  services,   Dendrite's
methodology  for promoting its products and services to its clients,  Dendrite's
proprietary  Graphic  User  Interface,  the  navigational  paths  through  which
Dendrite's  clients  input and  access  information  stored  in the  proprietary
software,  the  particularized  needs and demands of Dendrite's  clients and the
customizations Dendrite makes to its proprietary software to meet those clients'
needs, financial arrangements, salary and compensation information,  competitive
status,  pricing  policies,  knowledge  of  suppliers,  technical  capabilities,
discoveries,  algorithms,  concepts,  software  in  any  stage  of  development,
designs, drawings, specifications,  techniques, models, data, technical manuals,
training  guides and manuals,  research and  development  materials,  processes,
procedures,   know-how  and  other  business   affairs   relating  to  Dendrite.
Confidential  information  also  includes  any  and  all  technical  information
involving Dendrite's work. Employee will keep all such information  confidential
and will not  reveal it at any time  without  the  express  written  consent  of
Dendrite.  This obligation is to continue in force after  employment  terminates
for whatever reason.

8.       CLIENT CONFIDENTIAL INFORMATION

         Dendrite  may,  from time to time,  be furnished  information  and data
which is proprietary and  confidential  to its clients,  customers or suppliers.
Employee will not, at any time for any reason,  reveal any information  provided
by any of Dendrite's clients,  customers or suppliers to anyone, unless provided
with prior written consent by Dendrite or by the applicable client,  customer or
supplier.  This obligation is to continue in force after  employment  terminates
for whatever reason.

9.       RETURN OF PROPERTY

         Upon  termination  of employment  for any reason or upon the request of
Dendrite, Employee shall return to Dendrite all property which Employee received
or prepared or helped prepare in connection with his employment  including,  but
not limited to, all copies of any confidential  information or material,  disks,
notes,  notebooks,  blueprints,  customer  lists and any and all other papers or
material in any tangible  media or computer  readable form belonging to Dendrite
or to any of its customers,  clients or suppliers,  and Employee will not retain
any copies, duplicates, reproductions or excerpts thereof.

10.      INVENTIONS

         All  work   performed   by  Employee  and  all   materials,   products,
deliverables, inventions, software, ideas, disclosures and improvements, whether
patented or unpatented,  and copyrighted material made or conceived by Employee,
solely or jointly, in whole or in part, during the term of Employee's employment
by Dendrite which (i) relate to methods, apparatus, designs, products, processes
or devices sold, licensed, used or under development by Dendrite, (ii) otherwise
relate  to or  pertain  to  the  present,  proposed  or  contemplated  business,
functions  or  operations  of  Dendrite,  (iii)  relate  to  Dendrite  actual or
anticipated  research  or  development,  (iv)  involve  the  use  of  Dendrite's
equipment,  supplies or  facilities,  or (v) result from access to any  Dendrite
assets,  information,  inventions or the like are confidential information,  are
the property of Dendrite and shall be deemed to be a work made for hire.  To the
extent that title to any of the  foregoing  shall not, by operation of law, vest
in  Dendrite,  all right,  title and  interest  therein  are hereby  irrevocably
assigned to Dendrite.  Employee  agrees to give Dendrite or any person or entity
designated  by  Dendrite  reasonable  assistance  required to perfect its rights
therein.

         If Employee conceives any idea, makes any discovery or invention within
one (1) year after the  termination  of employment  with Dendrite that relate to
any matters  pertaining to the business of Dendrite,  it shall be deemed that it
was conceived while in the employ of Dendrite.

11.      RESTRICTION ON FUTURE EMPLOYMENT

         Employee acknowledges (i) the highly competitive nature of the business
and the  industry in which  Dendrite  competes;  (ii) that as a key  employee of
Dendrite  he has  participated  in  and  will  continue  to  participate  in the
servicing of current  clients and/or the  solicitation  of prospective  clients,
through  which,  among other things,  Employee has obtained and will continue to
obtain knowledge of the "know-how" and business practices of Dendrite,  in which
matters  Dendrite  has  a  substantial  proprietary  interest;  (iii)  that  his
employment  hereunder  requires the  performance  of services which are special,
unique,  extraordinary  and  intellectual  in  character,  and his position with
Dendrite  placed and places him in a position of  confidence  and trust with the
clients and  employees of Dendrite;  and (iv) that his  rendering of services to
the  clients  of  Dendrite  necessarily  requires  the  disclosure  Employee  of
confidential  information (as described in Section 7 above) of Dendrite.  In the
course  of the  Employee's  employment  with  Dendrite,  Employee  has and  will
continue to develop a personal  relationship  with the clients of Dendrite and a
knowledge of those clients' affairs and requirements,  and that the relationship
of  Dendrite  with  their  established  clientele  will  therefore  be placed in
Employee's hands in confidence and trust.  Employee  consequently agrees that it
is reasonable and necessary for the protection of the confidential  information,
goodwill and business of Dendrite  that Employee  makes the covenants  contained
herein and that Dendrite would not have entered into this  Agreement  unless the
covenants  set  forth  in this  Section  11 were  contained  in this  Agreement.
Accordingly,  Employee  agrees  that  during the period  that he is  employed by
Dendrite  and for a period  of two (2) years  thereafter,  he shall  not,  as an
individual,  employee, consultant,  partner, shareholder, or in association with
any other person, business or enterprise, except on behalf of Dendrite, directly
or  indirectly,  and  regardless of the reason for his ceasing to be employed by
Dendrite:

                  (i)  perform  services  that  compete  with  the  business  or
         businesses  conducted  by Dendrite or any of its  affiliates  or render
         services to any person or entity  which  competes  with the business or
         businesses  conducted  by Dendrite or any of its  affiliates  (or which
         business  Dendrite  can  at  the  time  of  Employee's  termination  of
         employment  establish  it will  likely  conduct  within  one  (1)  year
         following the date of Employee's  termination)  as listed in Exhibit A,
         which  Exhibit may be modified  periodically  by Dendrite,  in its sole
         discretion,  and consistent with the subsection (i) upon written notice
         to Employee;

                  (ii)  attempt  in any  manner to  solicit  or accept  from any
         client  business of the type  performed  by Dendrite or to persuade any
         client to cease to do  business  or to reduce  the  amount of  business
         which any such client has customarily done or is reasonably expected to
         do with Dendrite,  whether or not the relationship between Dendrite and
         such  client was  originally  established  in whole or in part  through
         Employee's efforts;

                  (iii)  employ,  attempt  to employ or  assist  anyone  else in
         employing  any employee or  contractor of Dendrite or induce or attempt
         to induce any employee or  contractor  of Dendrite to  terminate  their
         employment or engagement with Dendrite; or

                  (iv)  render to or for any  client  any  services  of the type
         rendered by Dendrite.

             As used in this Section 11, the term "client" shall mean (1) anyone
who is a  client  of  Dendrite  on the date of  Employee's  termination  or,  if
Employee's  employment  shall not have  terminated,  at the time of the  alleged
prohibited  conduct (any such  applicable  date being called the  "Determination
Date");  (2) anyone who was a client of  Dendrite at any time during the one (1)
year period  immediately  preceding the Determination  Date; (3) any prospective
client  to whom  Dendrite  had  made a new  business  presentation  (or  similar
offering of  services)  at any time  during the one (1) year period  immediately
preceding  the  Determination  Date;  and (4)  any  prospective  client  to whom
Dendrite made a new business  presentation  (or similar offering of services) at
any time within six (6) months  after the date of  Employee's  termination  (but
only if the initial  discussions  between Dendrite and such  prospective  client
relating to the rendering of services  occurred  prior to the date of Employee's
termination,  and only if Employee  actively  participated in or supervised such
discussions).  For purposes of this clause,  it is agreed that a general mailing
or an incidental  contact shall not be deemed a "new  business  presentation  or
similar offering of services" or a "discussion".  In addition,  if the client is
part of a group of  companies  which  conducts  business  through  more than one
entity,  division or operating unit,  whether or not separately  incorporated (a
"Client  Group"),  the term  "client" as used  herein  shall also  include  each
entity,  division  and  operating  unit  of the  Client  Group  where  the  same
management  group of the  Client  Group has the  decision  making  authority  or
significant  influence  with  respect to  contracting  for  services of the type
rendered by Dendrite.

             For a two (2) year  period  after  the  termination  of  Employee's
employment  for any  reason  whatsoever,  Employee  agrees  to  promptly  notify
Dendrite in writing the identity of all subsequent employers.

12.          NON-DISPARAGEMENT

             The  parties  agree  that  they  will  not at  any  time  make  any
statement,  observation or opinion, or communicate any information (whether oral
or written),  which  statement is derogatory of or casts in a negative light the
other party (including,  in the case of Dendrite,  its officers,  directors,  or
employees),  or  otherwise  engage  in any  activity  which is  inimical  to the
interests of the other party.

13.          OUTSIDE CONTRACTING

             Employee shall not enter into any agreements to provide programming
or  other  services  to any  company,  person  or  organization  outside  of his
employment  by Dendrite  (an  "Outside  Agreement")  without  the prior  written
express  consent from Dendrite.  Employee must notify  Dendrite of his intent to
enter into an  Outside  Agreement  specifying  therein  the other  party to such
Outside Agreement and the type of programming  and/or services to be provided by
Employee.  Dendrite shall not  unreasonably  withhold  permission to Employee to
enter into  Outside  Agreements  unless  such  Outside  Agreements  (i) are with
competitors  or potential  competitors  of Dendrite,  or (ii) as  determined  in
Dendrite's sole discretion, shall substantially hamper or prohibit Employee from
satisfactorily carrying out all duties assigned to Employee by Dendrite.

14.          AFTER-HOURS DEVELOPMENT

             In the event  that  Employee  shall  develop  any  software  which,
pursuant to Section 10 herein,  is not the property of Dendrite,  Dendrite shall
have a right of first  refusal to  publish  and/or  purchase  the rights to such
software.  Employee shall notify Dendrite of any such After-Hours Development as
soon as reasonably possible before or during the development process including a
description of the intended  functions of the  After-Hours  Development  and the
estimated date of completion.

15.          PRIOR EMPLOYMENT

             Employee  represents  and warrants  that  Employee has not taken or
otherwise  misappropriated and does not have in Employee's possession or control
any  confidential  and  proprietary  information  belonging to any of Employee's
prior employers or connected with or derived from  Employee's  services to prior
employers.  Employee  represents  and warrants that Employee has returned to all
prior  employers  any and all such  confidential  and  proprietary  information.
Employee  further  acknowledges,  represents  and  warrants  that  Dendrite  has
informed  Employee  that  Employee  is  not  to use or  cause  the  use of  such
confidential or proprietary  information in any manner  whatsoever in connection
with Employee's employment by Dendrite. Employee agrees, represents and warrants
that Employee will not use such  information.  Employee shall indemnify and hold
harmless  Dendrite  from  any and all  claims  arising  from any  breach  of the
representations and warranties in this Section.

16.          REMEDIES

             The parties agree that in the event Employee  breaches or threatens
to breach this Agreement, money damages may be an inadequate remedy for Dendrite
and that  Dendrite  will not have an adequate  remedy at law. It is  understood,
therefore, that in the event of a breach of this Agreement by Employee, Dendrite
shall have the right to obtain from a court of competent jurisdiction restraints
or injunctions prohibiting Employee from breaching or threatening to breach this
Agreement.  In that event,  the parties agree that Dendrite will not be required
to post  bond or  other  security.  It is also  agreed  that any  restraints  or
injunctions  issued against  Employee shall be in addition to any other remedies
which Dendrite may have available to it.

17.          APPLICABLE LAW

             This  Agreement  shall be governed by and  construed in  accordance
with the laws of the State of New Jersey.

18.          NOTICES

             In the event any notice is  required to be given under the terms of
this Agreement,  it shall be delivered in the English language,  in writing,  as
follows:

             If to Employee:                Marc Kustoff
                                            -----------------------

             If  to Dendrite:               Attn: General Counsel
                                            Dendrite International, Inc.
                                            1200 Mt. Kemble Avenue
                                            Morristown, New Jersey 07960

or to such other  address  as either  party may have  furnished  to the other in
writing in accordance herewith,  except that notices of changes of address shall
be effective only upon receipt.

19.          NON-ASSIGNABILITY

             Employee's  rights or obligations under the terms of this Agreement
or of any other  agreement  with  Dendrite  may not be assigned.  Any  attempted
assignment will be void as to Dendrite. Dendrite may, however, assign its rights
to any affiliated or successor entity.

20.          BINDING AGREEMENT

             This  Agreement  shall be binding  upon and inure to the benefit of
Employee's heirs and personal  representatives and to the successors and assigns
of Dendrite.

21.          INTEGRATION

             This Agreement sets forth the entire agreement  between the parties
hereto  and  fully  supersedes  any and  all  prior  negotiations,  discussions,
agreements  or  understandings  between the  parties  hereto  pertaining  to the
subject matter hereof. No  representations,  oral or otherwise,  with respect to
the subject matter of this Agreement have been made by either party.

22.          WAIVER

             This  Agreement  may not be modified or waived  except by a writing
signed by both  parties.  No waiver by either  party of any  breach by the other
shall be considered a waiver of any subsequent breach of the Agreement.

23.          ARBITRATION

         (a) If any  dispute  arises  between  Employee  and  Dendrite  that the
parties cannot resolve  themselves,  including any dispute over the application,
validity,  construction,  or  interpretation  of this Agreement,  arbitration in
accordance  with  the   then-applicable   rules  of  the  American   Arbitration
Association  shall provide the exclusive  remedy for resolving any such dispute,
regardless  of  its  nature;  provided,   however,  that  Dendrite  may  enforce
Employee's  obligation to provide  services  under this Agreement and Employee's
obligations  under  Sections  6 through  13 hereof by an action  for  injunctive
relief and  damages in a court of  competent  jurisdiction  at any time prior or
subsequent to the commencement of an arbitration proceeding as herein provided.

         (b) This  Section  23 shall  apply to claims  arising  under  state and
federal  statutes,  local  ordinances,  and the common law. The arbitrator shall
apply the same substantive law that a court with  jurisdiction  over the parties
and  their  dispute  would  apply  under  the  terms  of  this  Agreement.   The
arbitrator's remedial authority shall equal the remedial power that a court with
jurisdiction  over the parties and their  dispute  would  have.  The  arbitrator
shall, upon an appropriate  motion,  dismiss any claim brought in arbitration if
he or he determines  that the claim could not properly have been pursued through
court  litigation.  If the  then-applicable  rules of the  American  Arbitration
Association  conflict  with the  procedures of this Section 23, the latter shall
apply.

         (c) If the parties cannot agree upon an  arbitrator,  the parties shall
select a single  arbitrator  from a list of seven  arbitrators  provided  by the
Newark,  New Jersey office of the American  Arbitration  Association.  All seven
listed  arbitrators shall be retired judges experienced in employment law and/or
persons actively  involved in hearing private cases. If the parties cannot agree
on selecting an arbitrator  from that list,  then the parties shall  alternately
strike names from the list,  with the first party to strike being  determined by
lot.  After each party has used three  strikes,  the remaining  name on the list
shall be the arbitrator.

         (d)  Each   party  may  be   represented   by  counsel  or  by  another
representative  of the  party's  choice,  and each party shall pay the costs and
fees of its counsel or other representative and its own filing or administrative
fees. The non-prevailing  party (as determined by the arbitrator) shall bear the
fees and costs of the arbitrator.

         (e) The  arbitrator  shall  render  an award  and  opinion  in the form
typical of those rendered in labor  arbitrations,  and that award shall be final
and binding and  non-appealable.  To the extent that any part of this Section 23
is found to be legally unenforceable for any reason, that part shall be modified
or deleted in such a manner as to render this  Section 23 (or the  remainder  of
this Section)  legally  enforceable  and as to ensure that except as provided in
clause (b) of this Section 23, all conflicts between Dendrite and Employee shall
be resolved by neutral,  binding  arbitration.  The remainder of this Section 23
shall  not be  affected  by any  such  modification  or  deletion  but  shall be
construed as severable and  independent.  If a court finds that the  arbitration
procedures  of this  Section 23 are not  absolutely  binding,  then the  parties
intend any arbitration decision to be fully admissible in evidence,  given great
weight by any finder of fact, and treated as determinative to the maximum extent
permitted by law.

         (f) Unless the parties  agree  otherwise,  any  arbitration  shall take
place in  Newark,  New  Jersey in such  location  as agreed to by  Dendrite  and
Employee.  If the parties cannot agree upon a location for the arbitration,  the
arbitrator shall determine the location within the State of New Jersey.

         (g) Employee has read and  understands  this Section 23 which discusses
arbitration.  Employee  understands  that by signing  this  Agreement,  Employee
agrees to submit any claims arising out of,  relating to, or in connection  with
this Agreement,  or the  interpretation,  validity,  construction,  performance,
breach or termination  thereof, or his employment or the termination thereof, to
binding arbitration, and that this arbitration provision constitutes a waiver of
Employee's  right to a jury trial and relates to the  resolution of all disputes
relating to all aspects of the employer/employee relationship, including but not
limited to the following:

                  (i) Any and all claims for wrongful  discharge of  employment,
         breach of contract, both express and implied; breach of the covenant of
         good faith and fair  dealing,  both express and  implied;  negligent or
         intentional infliction of emotional distress;  negligent or intentional
         misrepresentation;  negligent or intentional interference with contract
         or prospective economic advantage; and defamation;

                  (ii) Any and all claims for violation of any federal. state or
         municipal  statute,  including,  without  limitation,  Title VII of the
         Civil Rights Act of 1964, as amended, the Civil Rights Act of 1991, the
         Equal Pay Act, the Employee Retirement Income Security Act, as amended,
         the Age  Discrimination  in Employment  Act of 1967, the Americans with
         Disabilities Act of 1990, the Family and Medical Leave Act of 1993, the
         Fair Labor  Standards  Act,  the New Jersey  Family  Leave Act, the New
         Jersey  Conscientious  Employee  Protection  Act and the New Jersey Law
         Against Discrimination; and

                  (iii) Any and all  claims  arising  out of any other  federal,
         state or local laws or regulations relating to employment or employment
         discrimination.

24.      SEVERABILITY

         If any provision of this Agreement shall be declared invalid or illegal
for any reason whatsoever,  then  notwithstanding such invalidity or illegality,
the remaining  terms and provisions of this Agreement shall remain in full force
and effect in the same  manner as if the  invalid or illegal  provision  had not
been contained herein.

25.      JURISDICTION

         The State of New Jersey shall have exclusive  jurisdiction to entertain
any legal or  equitable  action  with  respect to  Sections 6 through 13 of this
Agreement  except that Dendrite may institute any such suit against the Employee
in any  jurisdiction in which the Employee may be at the time. In the event suit
is  instituted  in New  Jersey,  it is agreed  that  service of summons or other
appropriate legal process may be effected upon any party by delivering it to the
address in this Agreement specified for that party in Section 18.

<PAGE>

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

                                        DENDRITE INTERNATIONAL, INC.

                                                   GEORGE T. ROBSON
                                        By: ______________________________
                                            Name:  George T. Robson
                                            Title: Executive V.P.
                                                    Chief Financial Officer

                                           MARC KUSTOFF
                                           -------------------------------
                                           Marc Kustoff

<PAGE>

Exhibit A

Siebel
Strategic Technologies
Winsoft
TVF/Cegedim
C3i
IMS
Quintiles
NDC
Web-MD
Allscripts
Skila
Cardinal
McKesson HBOC
IBM
SAP
OracleAGREEMENT OF PURCHASE AND SALE
                         (330 SOUTH RANDOLPHVILLE ROAD)

         THIS  AGREEMENT  OF  PURCHASE  AND  SALE  (this  "Agreement")  is  made
effective as of January ___, 2001  ("Effective  Date"),  by and between TOWNSEND
PROPERTY  TRUST  LIMITED  PARTNERSHIP,  a Maryland  limited  partnership,  doing
business  in  New  Jersey  as TPT  Limited  Partnership  ("Seller")and  DENDRITE
INTERNATIONAL, INC., a New Jersey corporation ("Purchaser").

                              W I T N E S S E T H:

                                    ARTICLE I
                                PURCHASE AND SALE

         1.1 Agreement of Purchase and Sale. Subject to the terms and conditions
hereinafter set forth and for the consideration stated herein,  Seller agrees to
sell to Purchaser and Purchaser agrees to purchase from Seller the following:

                  (a) All that certain tract or parcel of land containing 16.085
         acres of land,  more or less,  respectively,  situated  in  Township of
         Piscataway,  Middlesex County, New Jersey, more particularly  described
         on Exhibit A attached  hereto and made a part hereof for all  purposes,
         together with all  improvements  situated thereon  (including,  without
         limitation,  a building containing approximately 145,147 square feet of
         rentable  area),  together with all rights,  tenements,  hereditaments,
         easements,  privileges and appurtenances pertaining thereto,  including
         Seller's  interest  (if  any)  in  (i)  roads,   alleys,   streets  and
         rights-of-way  bounding the real property  described on Exhibit A, (ii)
         all strips or gores of land adjacent to said real  property,  and (iii)
         development  rights,  and water,  wastewater and other utility services
         allocable or available to said real property (collectively, "Realty");

                  (b) All tangible  personal property owned by Seller and
          situated upon and used in connection  with the  ownership,  operation,
          use,  enjoyment  or  occupancy  of  the  Realty,  including,   without
          limitation,  the items  listed  on the  inventory  attached  hereto as
          Exhibit A-1 and made a part  hereof,  all  inventory,  equipment,  and
          assignable permits, if any (collectively, "Personalty");

                  (c) All of Seller's  right,  title and  interest in and to all
         assignable warranties and guaranties, if any, issued in connection with
         any  of  the   Realty   and  any  of  the   Personalty   (collectively,
         "Warranties"); and

                  (d) All of Seller's  right,  title and  interest in and to all
         assignable  contracts and agreements  (collectively,  "M&O Agreements")
         relating to the upkeep, repair,  maintenance or operation of any of the
         Realty and any of the  Personalty  which are  assumed by  Purchaser  as
         provided  in  Section  3.4 below  (which  assumed  M&O  Agreements  are
         collectively, "Operating Agreements").

         1.2 Property Defined.  The property and interests described in Sections
1.1(a) through 1.1(d) above are hereinafter  sometimes  referred to collectively
as "Property." The Property does not include any of Seller's  insurance policies
applicable to the Realty or Seller's business or any employment  agreements with
respect to Seller's employees or contractors.

         1.3 Permitted Exceptions. The Property shall be conveyed subject to the
following matters (collectively, "Permitted Exceptions"):

                  (a) the matters deemed to be Permitted  Exceptions pursuant to
         Section 2.3 hereof;

                  (b) real property  taxes for the year of Closing  (hereinafter
         defined)  (if such taxes are not yet due and  payable)  and  subsequent
         years; and

                  (c)  all  zoning   ordinances  and  development  and  building
         regulations  or  requirements  adopted by any  government  or municipal
         authority having jurisdiction with respect to the Realty.

         1.4  Purchase  Price.  Seller  agrees to sell and  Purchaser  agrees to
purchase the Property for a total  purchase  price of Ten Million  Eight Hundred
Thousand  and 00/100  Dollars  (US$10,800,000)  ("Purchase  Price"),  subject to
adjustments to be made at Closing as provided below.

         1.5 Earnest  Money.  Not later than the second  business  day after the
Effective  Date  Purchaser  shall deposit with Chicago Title  Insurance  Company
("Title  Company"),  having an office at 56 Washington  Street,  Toms River, New
Jersey 08753,  Attn:  Ralph A. Romano,  Resident  Vice  President the sum of Two
Hundred  Fifty  Thousand  and  00/100  Dollars  (US$250,000)  (which sum and any
interest to accrue thereon are collectively, "Initial Earnest Money") in cash to
be held in escrow by the Title Company in accordance  with this  Agreement.  Not
later than the  second  business  day after the  expiration  of the  Feasibili1y
Period  (hereinafter  defined),  Purchaser,  if it  has  not  sent a  Notice  of
Termination  (hereinafter  defined)  pursuant to Section 3.3, shall deposit with
the Title Company the additional sum of Two Hundred Fifty Thousand  (US$250,000)
(which additional sum and any interest to accrue thereon are  collectively,  the
"Final  Earnest  Money";  the Initial  Earnest  Money,  together  with the Final
Earnest  Money are  collectively,  the "Earnest  Money").  The Title  Company is
instructed  to hold the Earnest  Money in an  interest  bearing  account  with a
federally  insured  bank  or  similar  institution   acceptable  to  Seller  and
Purchaser,  with all  interest  accruing  thereon to be added to and to become a
part of the Earnest Money. Upon  consummation of this  transaction,  the Earnest
Money shall be credited  against the Purchase Price.  The Earnest Money shall be
non-refundable, except for a refund of the Earnest Money following a termination
of this Agreement  pursuant to rights granted in Articles II, III, IV, V, VI and
VII below.  Purchaser's  failure to deposit  the  Initial  Earnest  Money by the
second  business day after the Effective Date and the Final Earnest Money by the
second business day after the end of the Feasibility Period shall terminate this
Agreement and all rights of Purchaser hereunder, and any Earnest Money deposited
by  Purchaser  shall be paid to  Seller.  However,  such  termination  shall not
relieve Purchaser of its indemnity obligations hereunder.

         1.6 Payment of Purchase  Price.  The  Purchase  Price (less the Earnest
Money and plus or minus Purchaser's Closing adjustments provided below) shall be
paid by  Purchaser  to Seller at  Closing in cash or by wire  transfer  of funds
immediately  available in New York, New York not later than 2:00 p.m. EST on the
Closing Date (hereinafter defined).

                                   ARTICLE II
                                TITLE AND SURVEY

         2.1 Commitment for Title Insurance. Purchaser acknowledges receipt of a
commitment for title insurance ("Title  Commitment") issued by the Title Company
on October 27, 2000 (and  revised on December 6, 2000),  covering the Realty and
copies  of all  recorded  documents  referred  to in  Schedule  B to  the  Title
Commitment.

         2.2  Survey.  Seller  has  delivered  to  Purchaser  a copy of the most
recent  land  survey  ("Survey")  of the Realty  prepared  by Jaman  Engineering
Associates dated March 2, 2000, and a metes and bounds description of the Realty
based on the Survey.  Purchaser, at its sole cost and expense, has obtained from
Jaman Engineering Associates an updated Survey revised through December 12, 2000
(the "New Survey").

         2.3  Objections.  By  Intra-Office  Memorandum  dated December  4,2000,
Purchaser has notified  Seller in writing  ("Purchaser's  Objection  Notice") of
matters shown in the Title  Commitment to which  Purchaser has an objection.  By
letter dated December 7, 2000,  Seller advised  Purchaser in writing  ("Seller's
Response") which objections (if any) it shall cure or cause to be cured prior to
the Closing. Any matters shown on Schedule B-2 of the Title Commitment or on the
Survey and which were not raised in Purchaser's Objection Notice and any matters
shown on the New Survey shall  constitute  Permitted  Exceptions.  Seller has no
obligation to cure any matters set forth in Purchaser's  Objection Notice except
Seller  shall in all events be  obligated  to cause to be  released on or before
Closing  (i) all  mortgage  liens or deeds of trust  created  by  Seller  or its
predecessors  in title  and  recorded  against  the  Property,  all  mechanic's,
materialmen's  and similar liens, real estate taxes which are due but are unpaid
and judgment  liens,  (ii) all items which Seller agrees to cure in the Seller's
Response,  and (iii) any exceptions to title created by Seller and not reflected
on the Title  Commitment.  If Seller  fails to cure any  objection  which Seller
agrees to cure hereunder, Purchaser shall have the right either to (i) terminate
this  Agreement  or (ii) proceed to Closing and require that all or a portion of
the Purchase Price be applied to the cure of such objection at Closing.  If this
Agreement is  terminated  pursuant to this Section  2.3,  Seller shall  promptly
direct the Title Company to refund the Earnest Money to Purchaser.

         2.4 Owner's  Policy.  At Closing,  the Title  Company  shall furnish to
Purchaser,  at  Purchaser's  sole cost and expense,  an owner's  policy of title
insurance (or issue a binder  binding such  coverage)  (the  "Owner's  Policy"),
insuring  good  and  indefeasible  title to the  Realty,  in the  amount  of the
Purchase Price,  subject only to the Permitted  Exceptions and standard  printed
exceptions.

                                   ARTICLE III
                               FEASIBILITY PERIOD

         3.1 Delivery of Materials.  Purchaser acknowledges receipt of the items
referred to in Exhibit B attached-hereto  and made a part hereof  (collectively,
"Submission Items").  Seller shall advise Purchaser in writing,  within five (5)
days thereof, of any material changes, additions,  deletions or modifications in
or to any of the Submission Items and furnish Purchaser with copies thereof.

EXCEPT AS SPECIFICALLY SET FORTH IN SECTIONS 5.1 AND 5.2 BELOW,  SELLER MAKES NO
REPRESENTATION  OR WARRANTY AS TO THE TRUTH,  ACCURACY OR COMPLETENESS OF ANY OF
THE SUBMISSION  ITEMS.  SELLER MAKES NO  REPRESENTATION  OR WARRANTY  CONCERNING
SUBMISSION  ITEMS WHICH WERE NOT  PREPARED BY SELLER,  ITS AGENTS OR  EMPLOYEES.
PURCHASER  ACKNOWLEDGES  AND AGREES THAT ANY  RELIANCE BY PURCHASER ON OR USE OF
SUBMISSION ITEMS SHALL BE AT THE SOLE RISK OF PURCHASER, PURCHASER DISCLAIMS ANY
INTENT TO RELY ON  SUBMISSION  ITEMS,  AND  PURCHASER  AGREES THAT IT SHALL RELY
SOLELY ON ITS OWN INDEPENDENTLY DEVELOPED OR VEREFIED INFORMATION.

         3.2 Right of Inspection.  Purchaser shall have until 5:00 p.m.  Eastern
Standard  Time on January  15,  2001  ("Feasibility  Period")  to make  physical
inspections of the Property,  provided,  however,  any such inspections shall be
conducted  in the  presence  of Seller  or its  designated  representative,  and
subject to the rights of  Motorola,  Inc.  ("Motorola"),  tenant under the Lease
described on Exhibit A-2 attached  hereto as a part hereof (the  "Lease").  Each
entity  retained by Purchaser for purposes of inspecting  the Property,  such as
environmental  engineering  firms and structural  engineering  firms shall carry
(and  deliver  written  evidence  thereof to Seller)  not less than One  Million
Dollars ($1,000,000)  comprehensive general liability insurance with contractual
liability  endorsement which insures Purchaser's indemnity obligations hereunder
and naming Seller as an additional  insured,  and Purchaser agrees to indemnify,
defend and hold Seller  harmless  from and against  any loss,  liability,  cost,
damage or expense (including, without limitation,  attorneys' fees, accountants'
fees, court costs and interest)  resulting from all inspections and examinations
done by or on behalf of  Purchaser.  All  inspections  shall occur at reasonable
times  agreed upon by Seller and  Purchaser  and shall be conducted so as not to
(i)  unreasonably  interfere  with use of the  Property by Seller or Motorola or
(ii)  endanger  or harm  persons  or  property.  Each such  inspection  shall be
scheduled  upon not less than one (1) business day prior notice to Seller of the
proposed  inspection  date and time or as otherwise  agreed by the parties.  Any
final written  report  regarding  environmental  matters  affecting the Property
shall be furnished to Seller by Purchaser  upon receipt by Purchaser.  Purchaser
agrees,   and  shall  cause  each  consultant,   engineer  or  agent  performing
inspections  for or on behalf  of  Purchaser  or any  institution  proposing  to
provide  financing  to  Purchaser  for the  purchase of the Property to agree in
writing that any such report shall not be distributed  without  Seller's written
consent,  except to the extent  required  by  applicable  law. In the event that
Purchaser  does  not  terminate  this  Agreement  before  or at  the  end of the
Feasibility Period, then Purchaser shall continue to have access to the Property
(on the same basis as it had such access  during the  Feasibility  Period) until
the  Closing.  In no event will  Seller's  inability  to obtain  and  provide to
Purchaser any of the Submission  Items within the Feasibility  Period extend the
Feasibility Period or the time for Closing and delivery of the same shall not be
a condition to Closing after the expiration of the Feasibility Period. Purchaser
shall  restore and repair any damage to the Property or any part thereof  caused
as a result of the  inspections  performed by or for Purchaser.  Nothing in this
Section 3.2 shall be construed to imply that Purchaser may seek an adjustment of
the  Purchase  Price as a result of any  matter  discovered  as part of any such
inspection  or  examination.  The  provisions  of this  Section  3.2,  including
indemnification, shall survive the Closing or any termination of this Agreement.

         3.3 Right of  Termination.  Seller  agrees that in the event  Purchaser
determines,  in its sole and absolute  discretion,  for any reason whatsoever or
for no reason that the Property is not suitable for its purposes Purchaser shall
have the right to terminate this Agreement by sending  written notice thereof (a
"Notice of  Termination")  to Seller prior to the expiration of the  Feasibility
Period.  A Notice of Termination  may extend only to the entire Property and not
just a part  thereof.  Upon  Seller's  receipt of a Notice of  Termination  from
Purchaser within the Feasibility  Period,  this Agreement shall  terminate,  the
Earnest Money shall be promptly paid to Purchaser and the  Submission  Items and
all copies  thereof  shall be returned to Seller.  If Seller  fails to receive a
Notice of Termination  from Purchaser prior to the expiration of the Feasibility
Period,  Purchaser's right to terminate this Agreement  pursuant to this Section
3.3 shall  automatically  expire and be  rendered  null and void and the parties
shall  consummate  the purchase and sale of the Property in accordance  with the
terms of this Agreement.

         3.4 M&O  Agreements.  During the  Feasibility  Period,  Purchaser shall
designate  in  writing  to Seller  the  Operating  Agreements,  being  those M&O
Agreements which Purchaser elects to assume at Closing.  Not later than Closing,
Seller agrees to give the notices required to terminate those M&O Agreements not
assumed by Purchaser and to take such other actions,  including, but not limited
to, the  payment of fees,  charges  and other  costs and  expenses  required  to
terminate such agreements. Seller shall cooperate with Purchaser in transferring
the  Operating  Agreements  to Purchaser.  At Closing,  Purchaser  shall only be
obligated  to assume  the  Operating  Agreements  and  Purchaser  shall  have no
obligation with respect to any other M&O Agreements.  Seller's obligations under
this Section 3.4 shall survive Closing.

                                   ARTICLE IV
                                     CLOSING

         4.1 Time and Place. Subject to satisfaction or waiver of the conditions
set forth in Section  5.5 below,  the  closing of the  transaction  contemplated
hereby ("Closing") shall take place at the offices of the Title Company at 10:00
a.m.,  Eastern  Standard  Time, on the  fifteenth  (15th) day following the date
Purchaser receives notice from Seller that the Lease has terminated and Motorola
has  vacated  the  Realty,  or on such  earlier  date and at such time as may be
agreed upon in writing by Seller and Purchaser  ("Closing Date"),  TIME BEING OF
THE ESSENCE.  If Motorola  fails to vacate the Realty by the date required under
the Lease,  Seller  agrees to take  commercially  reasonable  steps to  exercise
Seller's  remedies  under the Lease to enforce  the  requirements  of the Lease.
Notwithstanding  the above,  in no event shall the  Closing  Date occur prior to
February 1, 2001 or later than May 15, 2001. If Motorola has not completed Phase
2 of its schedule for vacating the Realty on or before  February 10, 2001,  then
Purchaser shall have the unilateral right to terminate this Agreement by written
notice to Seller not later than  February 15, 2001.  If the Closing Date has not
occurred on or before May 15, 2001,  then either Seller or Purchaser  shall have
the right to terminate this  Agreement by written notice to the other,  in which
event this  Agreement  shall  terminate  and be rendered null and void and of no
further   force   and   effect,   except   for   those   provisions,   including
indemnification,  which  survive  termination,  and the  Earnest  Money shall be
refunded  to  Purchaser  by the Title  Company.  Seller and  Purchaser  agree to
cooperate one with the other for the purpose of exchanging  Closing documents in
advance of the date and time for  Closing so as to achieve  Closing  through the
mails, if practicable. The Closing Date is subject to being extended as provided
in Section 7.1 hereof.

         4.2  Seller's  Obligations  at Closing.  The  substance of the forms of
Closing documents  attached hereto as Exhibits shall not be modified without the
prior written consent of Seller and Purchaser. At Closing, Seller shall:

                  (a) execute and deliver to Purchaser a New Jersey  Bargain and
         Sale Deed (with  covenants)  ("Deed") in the form of Exhibit C attached
         hereto and made a part hereof for all purposes,  acknowledged by Seller
         and in  recordable  form,  conveying  the Realty to Purchaser  free and
         clear of all encumbrances except the Permitted Exceptions;

                  (b) execute and deliver a Blanket Conveyance, Bill of Sale and
         Assignment  ("Bill of Sale") in the form of Exhibit D  attached  hereto
         and made a part hereof for all purposes  conveying the Personalty,  the
         Warranties and the Operating  Agreements to Purchaser free and clear of
         all encumbrances except the Permitted Exceptions;

                  (c) join with  Purchaser  in the  execution  and delivery of a
         Closing Memorandum and Indemnification Agreement ("Closing Memorandum")
         in the form of Exhibit E attached hereto and made a part hereof for all
         purposes;

                  (d)  execute  and  deliver  to  Purchaser  a FIRPTA  Affidavit
         (FIRPTA Affidavit") in the form of Exhibit F attached hereto and made a
         part hereof for all purposes;

                  (e) deliver to Purchaser exclusive possession and occupancy of
         the  Property,  broom  clean  and  free of all  personal  property  not
         included in the sale, subject to the Permitted Exceptions;

                  (f) join with  Purchaser  (as  necessary) in the execution and
         acknowledgement  of any  notices  required by  applicable  state law or
         local ordinance or both;

                  (g) deliver to the Title  Company  such  evidence as the Title
         Company may  reasonably  require as to the  authority  of the person or
         persons executing documents on behalf of Seller;

                  (h) pay all costs and expenses  agreed to be paid by Seller in
         Section 4.5 below;

                  (i) deliver to Purchaser all keys and combinations to locks on
         the Property in Seller's possession;

                  j) deliver to Purchaser the original  Operating  Agreements in
         Seller's possession or control;

                  (k)  deliver to  Purchaser  the  originals  of all  Submission
         Items, all other material books, records and correspondence  pertaining
         to the Property  excepting  originals  that Seller may need to keep for
         tax  purposes,  in which case Seller shall  deliver to Purchaser a copy
         thereof;

                  (l) deliver to Purchaser  all permits  issued for the Property
         by the appropriate  governmental authorities and utility companies when
         the  improvements  on the Realty were  completed,  if available  and in
         Seller's possession or control;

                  (m)  deliver  to the Title  Company an  affidavit  of title in
         customary  form and  reasonably  acceptable  to Seller duly executed by
         Seller stating,  among other things,  that there are no unpaid bills or
         claims  (except for bills or  expenses to be prorated  pursuant to this
         Agreement  at Closing) for labor  performed  or materials  furnished in
         connection with the Property;

                  (n) deliver to Purchaser a certificate duly executed by Seller
         to the effect that to Seller's  actual  knowledge and belief all of the
         representations and warranties set forth in Section 5.1 hereof are true
         and correct in all material respects, and that all of the covenants set
         forth in  Section  5.2  hereof  have  been  performed  in all  material
         respects;  provided,  however,  such  certificate may be  appropriately
         qualified  to identify any matter that is no longer true and correct in
         any  material  respect,  with the  understanding  that  this  shall not
         preclude  Purchaser from exercising its  termination  right pursuant to
         Section  5.5 below if any matter is no longer  true and  correct in any
         material respect;

                  (o) deliver to Purchaser evidence that (i) termination notices
         for M&O Agreements  not assumed by Purchaser have been given,  and (ii)
         all fees, charges,  costs,  commissions and expenses due as a result of
         such terminations have been paid by Seller; and

                  (p) deliver to Purchaser a letter of  non-applicability  under
         the New Jersey Industrial Site Recovery Act ("ISRA").

         4.3 Purchaser's Obligations at Closing. At Closing, Purchaser shall:

                  (a) pay to Seller the  Purchase  Price in cash or  immediately
         available  funds,  it being  agreed  that the  Earnest  Money  shall be
         delivered  to Seller at  Closing  and  applied  towards  payment of the
         Purchase Price;

                  (b) pay all costs and expenses  agreed to be paid by Purchaser
         in Section 4.5 below;

                  (c) join with Seller in execution of the instruments described
         in Sections 4.2(b), 4.2(c), and 4.2(f), hereof;

                  (d) deliver to Seller a Purchaser's Certificate  ("Purchaser's
         Certificate")  in the form of Exhibit G attached hereto and made a part
         hereof for all purposes; and

                  (e) deliver to the Title  Company  such  evidence as the Title
         Company may  reasonably  require as to the  authority  of the person or
         persons executing documents on behalf of Purchaser.

         4.4      Prorations.

                  (a)  Subject  to  the  provisions  of  Exhibit  E  hereto  the
         following shall be apportioned with respect to the Property:

                           (i) real  property  taxes  affecting  the  Realty and
                           personal  property taxes affecting the Personalty for
                           the then current year, as of the date of Closing, any
                           apportionment  of such  taxes  with  respect to a tax
                           year  for  which  either  the tax  rate  or  assessed
                           valuation  or both have not yet been fixed to be made
                           upon  the  basis  of the  tax  rate  and/or  assessed
                           valuation  last  fixed;   provided  that  Seller  and
                           Purchaser  agree that to the extent the actual  taxes
                           for the  current  year  differ  from  the  amount  so
                           apportioned  at Closing,  Seller and  Purchaser  will
                           make  all  necessary   adjustments   by   appropriate
                           payments between themselves  following Closing,  such
                           obligation to survive Closing;

                           (ii) current expenses under the Operating Agreements;
                           and

                           (iii) gas,  electricity,  water,  trash  disposal and
                           other utility charges.

                  (b)  In  making  such   apportionments,   Purchaser  shall  be
         responsible  for real  property  taxes and other  expenses  accrued  or
         incurred  from and after the date of Closing.  All such  apportionments
         shall be subject to  post-Closing  adjustments  as necessary to reflect
         later relevant  information not available at Closing and to correct any
         errors  made at Closing  with  respect to such  apportionments  and the
         party  receiving more than it was entitled to hereunder shall reimburse
         the other party hereto in the amount of such overpayment  within thirty
         (30) days after receiving  written demand  therefor;  provided that the
         party hereto receiving such notice has received  sufficient evidence to
         verify the amount of such overpayment.  In the event such party has not
         received sufficient evidence to verify the amount of overpayment,  such
         party shall be afforded  additional  time to verify and/or  dispute the
         amount of  overpayment,  but in no event  longer  than thirty (30) days
         after the notice.  Notwithstanding  the foregoing,  such apportionments
         shall  be  deemed  final  and  not  subject  to  further   post-Closing
         adjustments if no such  adjustments  have been requested after a period
         of sixty (60) days  after the  Closing  Date.  All other  matters  with
         respect to apportionments  shall be governed by the Closing Memorandum.
         The provisions of this Section 4.4(b) shall survive Closing.

                  (c) Governmental  assessments  against the Realty shall not be
         prorated,  but such  assessments  shall be paid in full by Seller at or
         prior to the Closing Date if the work for which assessment was made has
         been fully performed, or assumed and paid by Purchaser if such work has
         not been fully performed by the Closing Date.

         4.5      Closing Costs.

                  (a) Seller shall pay (i) the fees of any counsel  representing
         it  in  connection  with  the  transaction  contemplated  hereby,  (ii)
         Seller's Broker's Commission  (hereinafter defined) and the Purchaser's
         Broker's Commission  (hereafter  defined),  (iii) the New Jersey realty
         transfer  tax,  (iv) the costs of any tax free exchange of the Property
         initiated by or for Seller,  and (v)  one-half  (1/2) of any escrow fee
         which  may be  charged  by the Title  Company  in  connection  with the
         transaction contemplated hereby.

                  (b)   Purchaser   shall  pay  (i)  the  fees  of  any  counsel
         representing Purchaser in connection with the transaction  contemplated
         hereby,  (ii) recording fees, (iii) the premium for the Owner's Policy,
         (iv) the cost of any deletions,  endorsements or  modifications  to the
         Owner's Policy, (v) the cost of the New Survey, and (vi) one-half (1/2)
         of any escrow fees charged by the Title Company in connection  with the
         transaction  contemplated hereby. All other costs and expenses incident
         to the transaction contemplated hereby and the closing thereof shall be
         paid by the party incurring the same.

                                    ARTICLE V
                    REPRESENTATIONS, WARRANTIES AND COVENANTS

         5.1 Representations  and  Warranties  of Seller.  Seller hereby
makes  the  following   representations  and  warranties  to  Purchaser,   which
representations  and  warranties  shall be deemed to be  restated at Closing and
shall survive Closing for a period of one (1) year, but no longer:

                  (a) Seller is a limited  partnership,  duly  organized  and in
         good standing  under the laws of the State of Maryland and is qualified
         to do business in the State of New Jersey.

                  (b) Seller has complete power and authority to enter into this
         Agreement  and all other  agreements  to be executed  and  delivered by
         Seller  pursuant to the terms and  provisions  hereof and all necessary
         partner  consents  have  been  obtained,  to  perform  its  obligations
         hereunder and thereunder,  to consummate the  transaction  contemplated
         hereby,  and this Agreement,  when executed and delivered by Seller and
         by  Purchaser,  will  constitute  the valid and  binding  agreement  of
         Seller, enforceable against Seller in accordance with its terms, except
         as limited by bankruptcy.

                  (c) (i) Seller has furnished Purchaser with true, complete and
         accurate  copy of the  Lease  and  all  amendments,  modifications  and
         supplements to the Lease;  there are no other leases of the Realty;  no
         option to renew the Lease  pursuant  to  Section  36  thereof  has been
         exercised by the tenant thereunder; (ii) Seller has received no written
         notice of any condemnation  proceedings  instituted against the Realty;
         Seller  has  disclosed  to  Purchaser  all M&O  Agreements,  employment
         agreements and management  agreements  applicable to the Property;  and
         (iii)  Seller has  received no written  notice that the Realty fails to
         comply  with  any   applicable   governmental   regulations,   laws  or
         ordinances.

                  (d)  Seller  now has and  will  have on the  Closing  Date fee
         simple indefeasible title to the Realty.

                  (e) To Seller's  actual  knowledge  and except as disclosed in
         the reports  delivered  to Purchaser as described on Exhibit B attached
         hereto,  (i) except for amounts used in the ordinary course of Seller's
         and/or tenants' businesses,  during Seller's ownership of the Realty no
         Hazardous   Substances   (hereinafter   defined)  have  been  released,
         discharged,  placed or disposed of at, on or under the Realty;  (ii) no
         underground  storage tanks are located on the Realty;  and (iii) Seller
         has  received no written  notice that the Realty is in violation of any
         applicable  governmental  law,  regulation or  requirement  relating to
         environmental and occupational  health and safety matters and Hazardous
         Substances   ("Environmental  Laws").   Seller's   representations  and
         warranties with respect to amounts of Hazardous  Substances used in the
         ordinary  course of tenants'  businesses are based solely on the actual
         knowledge of Seller,  and on the  provisions  of the Lease.  Seller has
         made no  independent  analysis  or  investigation  of  tenants'  use of
         Hazardous Substances, or of the degree of compliance of such usage with
         applicable  Environmental  Laws  except to the  extent set forth in the
         Lease.

                  (f) Except as described on Exhibit H attached hereto, there is
         no litigation,  action,  or proceeding  pending or, to Seller's  actual
         knowledge,  threatened  (whether  such  matters  are brought at law, in
         equity or before any  administrative  agency or other governmental body
         or  instrumentality)  relating  to  the  Realty,  or  the  transactions
         contemplated by this Agreement,  including tax appeals or condemnation,
         and Seller is not aware of any facts  which,  to its actual  knowledge,
         might result in any such litigation, action or proceeding.

                  (g)  Seller is not a party to any oral or  written  employment
         contracts or agreements with respect to the Realty.  There are no labor
         disputes  or  organizing  activities  pending  or, to  Seller's  actual
         knowledge,  threatened as to the operation or maintenance of the Realty
         or any  part  thereof.  Seller  is not a party  to any  union  or other
         collective  bargaining  agreement with employees employed in connection
         with the ownership, operation or maintenance of the Realty. To Seller's
         actual knowledge,  the Realty has not been operated by Seller in such a
         way as to violate any applicable labor and employment laws,  including,
         but not  limited  to,  laws  related  to  equal  employment  taxes  and
         withholding requirements.

                  (h) No Act of Bankruptcy has occurred with respect to Seller.

                  The term "Act of Bankruptcy" shall mean if after the Effective
         Date (i) a party hereto or any general  partner thereof shall (a) apply
         for or consent to the appointment of, or the taking of possession by, a
         receiver,  custodian,  trustee  or  liquidator  of  itself  or all or a
         substantial part of its property, (b) admit in writing its inability to
         pay its debts as they become due, (c) make a general assignment for the
         benefit of its creditors,  (d) file a voluntary  petition or commence a
         voluntary case or proceeding under the Federal  Bankruptcy Code (as now
         or hereinafter in effect),  (e) be adjudicated a bankrupt or insolvent,
         (f) file a petition seeking to take advantage of any other law relating
         to bankruptcy, insolvency, reorganization, winding-up or composition or
         adjustment of debts, (g) fail to controvert in a timely and appropriate
         manner, or acquiesce in writing to, any petition filed against it in an
         involuntary  case or proceeding  under the Federal  Bankruptcy Code (as
         now or hereafter in effect),  or (h) take any corporate or  partnership
         action  for the  purpose of  effecting  any of the  foregoing;  or if a
         proceeding  or case shall be  commenced,  without  the  application  or
         consent of a party hereto or any general partner thereof,  in any court
         of competent jurisdiction seeking (1) the liquidation,  reorganization,
         dissolution or winding-up, or the composition or readjustment of debts,
         of such party or general  partner,  (2) the  appointment of a receiver,
         custodian,  trustee or liquidator for such party or general  partner or
         all or any substantial part of its assets,  or (3) other similar relief
         under  any law  relating  to  bankruptcy,  insolvency,  reorganization,
         winding-up  or an order  (including  an order for relief  entered in an
         involuntary case under the Federal Bankruptcy Code (as now or hereafter
         in effect),  or (h) take any  corporate or  partnership  action for the
         purpose of effecting any of the  foregoing;  or if a proceeding or case
         shall be  commenced,  without  the  application  or  consent of a party
         hereto  or any  general  partner  thereof,  in any  court of  competent
         jurisdiction seeking (1) the liquidation,  reorganization,  dissolution
         or winding-up,  or the  composition or  readjustment  of debts, of such
         party or general partner, (2) the appointment of a receiver, custodian,
         trustee or liquidator  for such party or general  partner or all or any
         substantial  part of its assets,  or (3) other similar relief under any
         law relating to bankruptcy, insolvency,  reorganization,  winding-up or
         composition or adjustment of debts,  and such proceeding shall continue
         undismissed; or (ii) an order (including an order for relief entered in
         an  involuntary  case  under  the  Federal  Bankruptcy  Code (as now or
         hereafter in effect),  judgment or decree  approving or ordering any of
         the foregoing shall be entered and continue unstayed and in effect, for
         a period of 60 consecutive days.

                  (i) Seller is not a  "foreign  person"  within the  meaning of
         section 1445 of the Internal Revenue Code, as amended (i.e.,  Seller is
         not a foreign corporation,  foreign partnership, foreign trust, foreign
         estate or foreign  person as those  terms are  defined in the  Internal
         Revenue Code and regulations promulgated thereunder).

         5.2 Covenants of Sell.  Seller hereby  covenants  with  Purchaser  that
subsequent to the Effective Date, Seller will:

                  (a) advise  Purchaser  immediately if Seller  acquires  actual
         knowledge  of  (i)  any   litigation  or   administrative   proceedings
         instigated  or threatened  against the Property,  or (ii) any damage or
         destruction to any portion of the Property or other material  change in
         the condition of the Property;

                  (b) (i) maintain the Realty and the tangible  Personalty in at
         least their  present  condition,  subject to ordinary wear and tear and
         casualty loss and condemnation  which is not required to be repaired or
         restored  by the  provisions  of  this  Agreement;  (ii)  maintain  the
         insurance  now in effect for the Realty  and the  tangible  Personalty;
         (iii) not enter into any new tenant leases;  (vi) not modify the Lease;
         (v) not enter  into any  service,  employment  or  management  contract
         pertaining to or encumbering the Property unless the same is cancelable
         at or prior to  Closing  without  penalty  or  premium,  without  first
         obtaining the written consent of Purchaser,  which consent shall not be
         unreasonably withheld, conditioned or delayed; (vi) continue to operate
         the Property in  substantially  the same manner it is being operated on
         the Effective  Date; and (vii) not  voluntarily  create any new lien or
         modify any existing lien on the Property that will not be discharged at
         Closing out of the Purchase Price; and

                  (c) terminate at or prior to Closing all M&O  Agreements  that
         are  not  to  be  Operating  Agreements,  as  well  as  all  management
         agreements for the Realty.

         5.3 Representations and Warranties of Purchaser. Purchaser hereby makes
the following  representations and warranties to Seller,  which  representations
and  warranties  shall be deemed to be  restated  at Closing  and shall  survive
Closing:

                  (a) Purchaser is duly organized and in good standing under the
         laws of the State of its organization. Purchaser has complete capacity,
         power  and  authority  to  enter  into  this  Agreement  and all  other
         agreements  to be executed and  delivered by Purchaser  pursuant to the
         terms and provisions  hereof, to perform its obligations  hereunder and
         thereunder, and to consummate the transaction contemplated hereby; and

                  (b) Purchaser has experience in financial and business matters
         that  enable it to  evaluate  the risks and  merits of the  transaction
         contemplated hereby.

         5.4 Covenants of Purchaser. Purchaser hereby covenants to Seller, which
covenants shall survive Closing, as follows:

                  (a) Purchaser will conduct its  inspections of the Property in
         accordance with Article III hereof.

                  (b) Purchaser  shall, in connection with its  investigation of
         the Property during the Feasibility Period,  conduct at least a Phase I
         environmental  inspection of the Property for the presence of Hazardous
         Substances  (as such term is  defined  below),  subject to the terms of
         Section 3.2,  Purchaser  hereby assuming full  responsibility  for such
         inspections. As used in this Agreement, the term "Hazardous Substances"
         means any and all substances,  materials and wastes which are or become
         regulated  as  hazardous  or toxic  under  applicable  local,  state or
         federal law or which are  classified as hazardous or toxic under local,
         state or federal laws or regulations,  including,  without  limitation,
         (i) those  substances  included  within the  definitions  of "hazardous
         substances,"  "hazardous materials," "toxic substances," "solid waste,"
         "pollutant" or  "contaminant" as such terms are defined by or listed in
         the Comprehensive Environmental Response,  Compensation,  and Liability
         Act of 1980  (42  U.S.C.ss.9601  et seq.)  ("CERCLA"),  as  amended  by
         Superfund  Amendments and  Reauthorization  Act of 1986 (Pub. L. 99-499
         100 Stat. 1613) ("SARA"),  the Hazardous  Materials  Transportation Act
         (49 U.S.C.ss. 1801 et seq.), the Resource Conservation and Recovery Act
         of 1976  (42  U.S.C.ss.6901  et seq.)  ("RCRA"),  the  Toxic  Substance
         Control  Act (15  U.S.C.ss.2601  et  seq.),  the  Federal  Insecticide,
         Fungicide and Rodenticide  Control Act (7 U.S.C.  ss. 136 et seq.), the
         Occupational  Safety and Health Act of 1970 (29  U.S.C.ss.651 et seq.),
         the  Emergency  Planning  and  Community  Right to Know Act of 1986 (42
         U.S.C.ss.  11001 et seq.),  the Hazardous and Solid Waste Amendments of
         1984  (Public Law 86-616 Nov. 9, 1984),  the Federal  Clean Air Act (42
         U.S.C.ss. 7401 et seq.), and in the regulations promulgated pursuant to
         such laws, all as amended,  (ii) those substances  listed in the United
         States  Department of  Transportation  Table (49 CFR 172.101) or 40 CFR
         Part 302, both as amended,  and (iii) any material,  waste or substance
         which is (A) oil, gas or any  petroleum or  petroleum  by-product,  (B)
         asbestos in any form, (C) polychlorinated  biphenyls, (D) designated as
         a "hazardous  substance" pursuant to Section 311 of the Clean Water Act
         (33 U.S.C.ss.  1251 et seq.), as amended, (E) flammable explosives,  or
         (F) radioactive material.

         5.5 Purchaser's  Conditions to Closing.  It shall be a condition to the
obligation  of Purchaser to close the purchase of the Property  that each of the
following  conditions  be fully  satisfied  as of the date and time of  Closing,
failing which Purchaser may terminate this Agreement by written notice delivered
to  Seller  on the  Closing  Date and  Seller  will  notify  the  Title  Company
immediately upon receipt of such notice to return the Earnest Money to Purchaser
and neither party shall have any further obligation one to the other,  except to
the  extent  expressly  provided  herein:  (a) each of the  representations  and
warranties  of Seller  contained  herein  shall  remain  true and correct in all
material  respects  as of the date and time of Closing to the same  extent as if
made as of the  date  and  time  of  Closing,  (b)  each  of the  covenants  and
agreements of Seller  contained in this Agreement  shall be fully  performed and
there shall be no material breach of the obligations of Seller hereunder and (c)
the Lease shall have terminated,  Motorola shall have vacated the Realty and all
of Motorola's  specialty equipment identified by Purchaser and Seller during the
Feasibility Period shall have been removed from the Realty.

         5.6 Purchaser's Knowledge. If at any time before Closing, Purchaser has
actual  knowledge or  reasonably  believes that any of Seller's  warranties  and
representations  contained  in this  Agreement  are  inaccurate  in any material
respect, or are incomplete and therefore misleading,  or are not true, Purchaser
shall  notify  Seller of such fact within five (5)  business  days of  Purchaser
becoming so aware.  Upon receipt of any such notice,  Seller may terminate  this
Agreement and direct the Title Company to return the Earnest Money to Purchaser,
or at  Purchaser's  election  stated  in such  notice,  Purchaser  shall  permit
Seller's  said  warranties  and  representations  to be modified to conform with
Purchaser's knowledge or belief. Purchaser's failure to give the notice required
by the first sentence of this Section when Purchaser  knows or believes that any
of Seller's  warranties  and  representations  are  inaccurate  in any  material
respect shall constitute a waiver of Purchaser's  rights to subsequently  object
to any such representations and warranties.

                                   ARTICLE VI
                                     DEFAULT

         6.1  Default  by  Purchaser.  In the event  Purchaser  defaults  in its
obligations to purchase the Property,  Seller shall be entitled, as its sole and
exclusive  remedy, to terminate this Agreement and receive the Earnest Money, as
liquidated  damages for the breach of this  Agreement,  it being agreed  between
Seller  and  Purchaser  that the  actual  damages to Seller in the event of such
breach are  impractical  to ascertain  and the amount of the Earnest  Money is a
reasonable estimate thereof.

         6.2 Default by Seller.  In the event Seller defaults in its obligations
to sell the  Property,  Purchaser  shall be entitled,  as its sole and exclusive
remedies, either (a) to enforce specific performance of this Agreement or (b) to
the  return  of the  Earnest  Money,  and,  if the  default  is a result  of the
intentional,  bad faith acts of Seller and specific performance is not available
to Purchaser,  to the reimbursement for its actual  out-of-pocket costs incurred
in connection with its inspection of the Property during the Feasibility Period,
such   reimbursement   in  no  event  to  exceed  $25,000,   which  return  (and
reimbursement,  if  applicable)  shall operate to terminate  this  Agreement and
release Seller from any and all duties, obligations and liability hereunder. The
right of specific  performance,  noted above, shall not entitle Purchaser in any
such proceeding to seek to require Seller to do any of the following:

                  (a) change the  condition  of the Property or restore the same
         after any fire or other casualty;

                  (b) expend money or post a bond to remove a title  encumbrance
         or defect  or  correct  any  matter  shown on a survey of the  Property
         (except  for the defects  that  Seller is required to cure  pursuant to
         Sections 2.3(i), (ii) and (iii));

                  (c) secure any permit,  approval,  or consent  with respect to
         the Property or to Seller's conveyance of the Property; or

                  (d) otherwise  pay monetary  damages or awards to Purchaser or
         to any other party.

                                   ARTICLE VII
                                  RISK OF LOSS

         7.1 Casualty.  In the event of any damage or destruction to any portion
of the  Property  subsequent  to the  Effective  Date  and  prior to the date of
Closing,  the estimated cost of repair of which,  as determined by a third party
contractor  selected by Seller and approved by  Purchaser,  is in excess of Five
Hundred Thousand and No/100 Dollars  (US$500,000),  Purchaser shall, within five
(5) business days after receipt of said repair  estimate,  either terminate this
Agreement  as to the  entire  Property  and not just a part  thereof,  whereupon
Seller shall  promptly  direct the Title  Company to return the Earnest Money to
Purchaser,  or Purchaser may elect to consummate  the  transaction  contemplated
hereby, in which event Seller's right to all insurance  proceeds  resulting from
such damage or  destruction  shall be assigned in writing by Seller to Purchaser
at Closing and Seller shall have no further  obligation to Purchaser with regard
to such damage or destruction.  In the event of any damage or destruction to the
Property subsequent to the Effective Date and prior to the date of Closing,  the
estimated  cost of repair of which,  as determined  by a third party  contractor
selected by Seller and  approved by  Purchaser,  is Five  Hundred  Thousand  and
No/100 Dollars  (US$500,000) or less, Purchaser shall have no right to terminate
this Agreement as a result  thereof,  and all of Seller's right to all insurance
proceeds  resulting from such damage or destruction shall be assigned in writing
by Seller to Purchaser and Seller shall have no further  obligation to Purchaser
with  regard to such damage or  destruction.  Anything  contained  herein to the
contrary  notwithstanding,  in the  event of any  damage or  destruction  to the
Property  subsequent  to the  Effective  Date and prior to the date of  Closing,
subsequent to which Purchaser  either elects to or is required to consummate the
transaction  contemplated hereby,  Purchaser shall, in addition to receiving all
insurance  proceeds  payable with respect to such  casualty,  be entitled to any
deductible  or  deductibles  under any  insurance  policy or  policies  insuring
against  such damage or  destruction.  The Closing Date shall be extended day to
day if necessary to obtain said repair estimate and deliver same to Purchaser or
to afford  Purchaser  the  agreed  upon  time  period  within  which to make its
election under the first sentence of this Section.  If any damage or destruction
occurs prior to Closing,  Seller shall comply with any laws requiring removal of
debris;  provided,  however, Seller may use any available insurance proceeds for
such  compliance.  Seller agrees to provide  Purchaser with a copy of Motorola's
insurance certificate promptly after the Effective Date.

         7.2 Condemnation. After the Effective Date, in the event of a taking or
threatened  taking by condemnation  or similar  proceedings or actions of all of
the Property, or any portion of the Property, Purchaser shall have the option to
terminate  this Agreement upon written notice to Seller within five (5) business
days after such  taking or  notification  of such  threatened  taking,  and upon
receipt of such notice Seller shall promptly  notify the Title Company to refund
the Earnest Money to Purchaser.  If Purchaser does not exercise its option under
the immediately  preceding sentence of this Section to terminate this Agreement,
then the Agreement shall remain in full force and effect and Seller shall assign
or pay to Purchaser at Closing,  Seller's  entire interest in and to any and all
condemnation  awards or proceeds  from any such  proceedings  or actions in lieu
thereof.  Any termination  under this Section 7.2 shall constitute a termination
of all of Purchaser's rights to acquire the Property.

         7.3 Uniform Act. The parties shall have the rights and duties set forth
in this  Article  VII  rather  than as  prescribed  by the  Uniform  Vendor  and
Purchaser Risk Act.

                                  ARTICLE VIII
                                   COMMISSIONS

         8.1  Commissions.  Seller  agrees  to pay  to CB  Richard  Ellis,  Inc.
("Seller's  Broker") a real estate  commission in accordance with the terms of a
separate  written  agreement  ("Seller's  Broker's  Commission").  Purchaser has
engaged The Garibaldi Group, Inc.  ("Purchaser's Broker") to represent it in the
purchase of the Property and Seller  shall be  responsible  for the payment of a
real estate  commission to Purchaser's  Broker in accordance with the terms of a
separate written agreement.  Each party agrees that should any claim be made for
brokerage  commissions  or finder's  fees by any broker,  finder or agent (other
than the brokers retained by such party and identified herein) by, through or on
account  of any acts of the  indemnifying  party  or its  agents,  employees  or
representatives,  the  indemnifying  party will  indemnify,  defend and hold the
other party free and  harmless  from and  against  any and all loss,  liability,
cost,  damage and  expense  (including,  without  limitation,  attorneys'  fees,
accountants'  fees,  court costs and  interest)  in  connection  therewith.  The
provisions of this Section 8.1 shall survive Closing.

                                   ARTICLE IX
                                  MISCELLANEOUS

         9.1 Disclaimers.  NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN
THIS  AGREEMENT,  IT IS  EXPRESSLY  UNDERSTOOD  AND  AGREED  THAT  PURCHASER  IS
PURCHASING  THE PROPERTY "AS IS" AND "WHERE IS" SUBJECT ONLY TO REASONABLE  WEAR
AND TEAR AND DAMAGE DUE TO CASUALTY OR  CONDEMNATION  BETWEEN THE EFFECTIVE DATE
AND THE CLOSING DATE, AND WITH ALL FAULTS AND DEFECTS, LATENT OR OTHERWISE,  AND
THAT  SELLER IS MAKING NO  REPRESENTATIONS  OR  WARRANTIES,  EITHER  EXPRESS  OR
IMPLIED, BY OPERATION OF LAW OR OTHERWISE, WITH RESPECT TO THE QUALITY, PHYSICAL
CONDITION  OR VALUE OF THE  PROPERTY,  THE  PRESENCE  OR  ABSENCE  OF  HAZARDOUS
SUBSTANCES  IN, ON, UNDER OR ABOUT THE PROPERTY,  OR THE INCOME OR EXPENSES FROM
OR OF THE  PROPERTY  EXCEPT  FOR THE  LIMITED  REPRESENTATIONS,  WARRANTIES  AND
COVENANTS  SET  FORTH  IN  SECTION  4.2 AND  ARTICLE  V HEREOF  AND THE  LIMITED
WARRANTIES  OF TITLE TO BE CONTAINED IN THE  DOCUMENTS TO BE DELIVERED BY SELLER
PURSUANT TO SECTION 4.2 HEREOF AND OTHER DOCUMENTS,  AGREEMENTS AND CERTIFICATES
DELIVERED BY SELLER AT CLOSING. WITHOUT LIMITING THE FOREGOING, IT IS UNDERSTOOD
AND  AGREED  THAT  SELLER  MAKES  NO  WARRANTY  OF  HABITABILITY,   SUITABILITY,
MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE OR ANY PURPOSE AND EXCEPT AS
EXPRESSLY  SET FORTH HEREIN AND IN THE  DOCUMENTS  TO BE  DELIVERED  PURSUANT TO
SECTION 4.2 HEREOF. THE PROVISIONS OF THIS SECTION 9.1 SHALL SURVIVE CLOSING.

         9.2 Discharge of  Obligations.  The acceptance of the Deed, the Owner's
Title Policy, and the Bill of Sale by Purchaser at Closing shall be deemed to be
a full  performance  and discharge of every agreement and obligation on the part
of Seller to be performed  pursuant to the provisions  hereof,  except those, if
any, which are herein specifically stated to survive Closing.  The acceptance of
the Purchase  Price by Seller at Closing shall be deemed to be full  performance
and discharge of every  agreement and  obligation on the part of Purchaser to be
performed  pursuant to the provisions  hereof,  except those,  if any, which are
herein specifically stated to survive Closing.

         9.3  Assignment.  Seller  may  assign  this  Agreement  to a  qualified
exchange  intermediary  for  purposes of  effecting  a tax free  exchange of the
Property as described in Section  9.24.  This  Agreement  may not be assigned by
Purchaser  without the written  consent of Seller  other than to an affiliate of
Purchaser or an entity in which  Purchaser has an ownership  interest,  provided
that Purchaser's assignee assumes all of the obligations of Purchaser under this
Agreement.  Any  assignment  of this  Agreement by  Purchaser  shall not release
Purchaser of its obligations hereunder.

         9.4 Notices.  Any notice  pursuant  hereto shall be given in writing by
(a) personal delivery, or (b) expedited delivery service with proof of delivery,
or (c)  registered or certified  United  States Mail,  postage  prepaid,  return
receipt  requested,  or (d) prepaid  telegram,  telex or facsimile  transmission
(provided that such telegram,  telex or facsimile  transmission  is confirmed by
expedited delivery service or by mail in the manner previously described),  sent
to the  intended  addressee  at the  address set forth  below,  or to such other
address or to the  attention  of such other person as the  addressee  shall have
designated by written notice sent in accordance herewith, and shall be deemed to
have been  given  either at the time of  personal  delivery,  or, in the case of
expedited  delivery service or mail, as of the date of first attempted  delivery
at the address and in the manner provided  herein,  or, in the case of telegram,
telex or facsimile  transmission,  upon receipt,  provided some evidence of such
receipt is obtained by the sender of such notice.  Unless  changed in accordance
with the preceding  sentence,  the addresses for notices given  pursuant  hereto
shall be as follows:

                           (i)      If to Seller:

                                    c/o Judith Waranch, Esquire
                                    Townsend Capital, LLC
                                    210 W. Pennsylvania Avenue, Suite 700
                                    Towson, MD  21204-4515
                                    Facsimile No.:  (410) 321-1901

                                    with a copy thereof to:

                                    Bart I. Mellits, Esquire
                                    Ballard, Spahr, Andrews & Ingersoll, LLP
                                    1735 Market Street, 51st Floor
                                    Philadelphia, PA  19103-7599
                                    Facsimile No.:  (215) 864-9895

                           (ii)     If to Purchaser:

                                    Dendrite International, Inc.
                                    1200 Mt. Kemble Avenue
                                    Morristown, New Jersey 07960-6797
                                    Facsimile No.: (973) 425-1919

                                    with a copy thereof to:

                                    Pitney, Hardin, Kipp & Szuch LLP
                                    P.O. Box 1945
                                    Morristown, New Jersey 07962-1945
                                    Attn:  Lawrence Reilly, Esquire
                                    Facsimile No.: (973) 966-1550

         9.5  Modification.  This  Agreement  cannot under any  circumstance  be
modified orally, and no agreement shall be effective to waive, change, modify or
discharge this Agreement in whole or in part unless such agreement is in writing
and is signed by both Seller and Purchaser.

         9.6 Confidentiality.  Purchaser recognizes, understands and agrees that
pursuant  hereto it will  become  aware of  certain  information  regarding  the
ownership  and  operation  of the  Property,  including,  specifically,  without
limitation,  the information to be provided to Purchaser pursuant to Section 3.1
hereof.  Purchaser agrees that, prior to Closing, if Closing occurs, and if not,
in any event  unless  required to pursuant  to a subpoena  properly  issued by a
court of competent  jurisdiction,  or as otherwise required by law, it shall not
disclose any such  information to any third party or parties,  except to agents,
employees or independent contractors advising or assisting Purchaser, including,
but not limited to, Purchaser's  officers,  employees,  attorneys,  accountants,
engineers,  surveyors,  consultants,  financiers,  partners,  investors and such
other  parties  whose  assistance  is required  to  consummate  the  transaction
contemplated hereby, potential or actual investors, potential and actual lenders
of all or a portion of the  Purchase  Price and as otherwise  expressly  allowed
pursuant to the terms and provisions of this  Agreement.  After Closing  occurs,
this Section will be of no force or effect.

         9.7 Reporting Requirements. The Title Company hereby agrees to serve as
the "real estate reporting person" as that term is defined in section 6045(e) of
the Internal Revenue Code of 1986, as amended. This Agreement shall constitute a
designation agreement,  the name and address of the transferor and transferee of
the  transaction  contemplated  hereby  appear in Section 9.5 hereof and Seller,
Purchaser and the Title  Company agree to retain a copy of this  Agreement for a
period of four (4) years following the end of the calendar year in which Closing
occurs. The provisions of this Section 9.7 shall survive Closing.

         9.8 Time of  Essence.  Seller and  Purchaser  agree that time is of the
essence with regard to this Agreement.

         9.9  Successors  and Assigns.  The terms and  provisions  hereof are to
apply to and bind the permitted successors and assigns of the parties hereto.

         9.10  Exhibits  and  Schedules.  The  following  schedules  or exhibits
attached  hereto  (collectively,  "Exhibits")  shall be deemed to be an integral
part hereof:

                  (a)      Exhibit A -- legal description of the Realty;

                  (b)      Exhibit A-1 -- tangible personal property inventory;

                  (c)      Exhibit A-2 -- description of Lease;

                  (d)      Exhibit B -- Submission Items;

                  (e)      Exhibit C -- form of Deed;

                  (f)      Exhibit D -- form, of Bill of Sale;

                  (g)      Exhibit E -- form of Closing Memorandum;

                  (h)      Exhibit F -- form of FIRPTA Affidavit;

                  (i)      Exhibit G -- form of Purchaser's Certificate; and

                  (j)      Exhibit H -- Litigation Schedule.

         9.11 Entire Agreement. This Agreement, including the Exhibits, contains
the entire agreement between Seller and Purchaser  pertaining to the transaction
contemplated hereby and fully supersedes all prior agreements and understandings
between Seller and Purchaser pertaining to such transaction.

         9.12 Further Assurance.  Both Seller and Purchaser agree that they will
without further  consideration execute and deliver such other documents and take
such other action,  whether prior or subsequent to Closing, as may be reasonably
requested by the other party to  consummate  more  effectively  the  transaction
contemplated hereby. The provisions of this Section 9.12 shall survive Closing.

         9.13  Fees and  Expenses.  In the  event of any  controversy,  claim or
dispute between Seller and Purchaser affecting or relating to the subject matter
or performance of the rights,  duties and obligations under this Agreement,  the
prevailing party shall be entitled to recover from the  nonprevailing  party all
of the prevailing party's reasonable  expenses,  including,  without limitation,
attorneys' fees, accountants' fees, court costs and interest.

         9.14   Counterparts.   This  Agreement  may  be  executed  in  multiple
counterparts,  and all such  executed  counterparts  shall  constitute  the same
agreement. It shall be necessary to account for only one (1) such counterpart in
proving the existence, validity or content of this Agreement.

         9.15 Severability.  If any provision hereof is determined by a court of
competent  jurisdiction  to be invalid or  unenforceable,  the remainder of this
Agreement shall nonetheless remain in full force and effect.

         9.16  Section  and  Exhibit  Headings.  Section  and  exhibit  headings
contained  herein  are for  convenience  only and  shall  not be  considered  in
interpreting or construing this Agreement.

         9.17 Binding  Effect.  This Agreement  shall not be binding upon either
Seller or Purchaser  unless and until both Seller and  Purchaser  have  executed
this Agreement.

         9.18 Choice of Law. This  Agreement  shall be governed by and construed
in accordance with the internal laws of the State of New Jersey,  without regard
to the conflicts of laws principles  thereof.  Purchaser and Seller, each hereby
irrevocably  and  unconditionally  submits for itself and its  property,  to the
non-exclusive jurisdiction of any New Jersey state court or Federal court of the
United States of America sitting in New Jersey and any appellate court from such
state or Federal circuit, in any action or proceeding arising out of or relating
to this  Agreement,  or for  recognition  and  enforcement of any judgment,  and
irrevocably  and  unconditionally  consents to all claims in respect of any such
action or proceeding  being heard and  determined in such New Jersey state court
or, to the extent  permitted by law, in such Federal  court. A final judgment in
any such action or proceeding  shall be conclusive  and may be enforced in other
jurisdictions  by suit on the judgment or in any manner provided by law. Nothing
in this  Agreement  shall affect any right that any party may otherwise  have to
bring any action or proceeding  relating to this Agreement  against Purchaser or
Seller or their  properties  in the courts of any  jurisdiction.  Purchaser  and
Seller each hereby irrevocably and unconditionally waives, to the fullest extent
it may  legally  and  effectively  do so,  any  objection  which  it may  now or
hereafter have to the laying of venue of any suit, action or proceeding  arising
out of or relating to this  Agreement in any state or Federal  court.  Purchaser
and Seller each hereby  irrevocably  waives,  to the fullest extent permitted by
law, the defense of an  inconvenient  forum to the maintenance of such action or
proceeding in any such court.

         9.19 Standstill.  While this Agreement is in effect,  Seller agrees not
to enter into any  written  agreement  or solicit any offers or  expressions  of
interest to purchase the Property from any prospective purchasers.

         9.20 No Third  Party  Beneficiary.  The  provisions  hereof  and of the
documents  to be  executed  and  delivered  at  Closing  are and will be for the
benefit of Seller and  Purchaser  only and are not for the  benefit of any third
party,  and  accordingly,  no third  party  shall have the right to enforce  the
provisions hereof or of the documents to be executed and delivered at Closing.

         9.21 Approval by Seller.  Purchaser recognizes,  understands and agrees
that this  Agreement  shall not be binding upon Seller unless and until the same
has been  executed by Seller.  Purchaser  further  recognizes,  understands  and
agrees that Seller may,  for  whatever  reason and in its sole  discretion,  not
execute this  Agreement,  in which case this  Agreement  shall not be binding on
either  party.  Purchaser  further  recognizes,  understands  and agrees that it
cannot and will not rely on any  representation,  assertion or action other than
the execution of this  Agreement by Seller as indicating or evidencing  Seller's
intent or desire to be bound by the terms and provisions of this Agreement.

         9.22  Execution.  Upon  execution of this  Agreement  by Purchaser  and
delivery  thereof  to  Seller,  this  Agreement  shall  constitute  an  offer by
Purchaser.  The offer by  Purchaser  contained  herein  shall  automatically  be
withdrawn  and become of no force or effect  unless  accepted  and  executed  by
Seller on or before 5:00 p.m., Eastern Standard Time, on January 9, 2001.

         9.23 Seller's Actual  Knowledge.  As used in this Agreement,  the terms
"Seller's actual knowledge",  "Seller's  Knowledge" or equivalent language shall
mean and apply to the  actual,  conscious  knowledge  of Daniel  C.  Cramer  and
Christopher Petersen,  who are the current officers and responsible employees of
Seller who are directly  engaged in the  operation  and sale of the Property and
not to any  other  persons;  it being  understood  and  acknowledged  that  such
officers and responsible  employees are not charged with knowledge of all of the
acts and/or omissions of the Property management company managing the day to day
operations  or the  predecessors  in title to the  Property  or the acts  and/or
omissions of Seller's agents or other officers or employees. Such term shall not
include a duty to inquire or investigate  any facts or information  with respect
to the Property,  and shall not apply to or be construed to apply to information
or material which may be in the possession of Seller  generally or incidentally,
but which is not actually  known to the officers  and  responsible  employees of
Seller who are directly engaged in the sale and purchase  transaction  described
herein.

         9.24 Purchaser's Actual Knowledge. As used in this Agreement, the terms
"Purchaser's actual knowledge",  "Purchaser's  Knowledge" or equivalent language
(a) shall mean and apply to the actual, conscious knowledge of Michael Atieh and
Christine Pellizzari,  who are the current officers and responsible employees of
Purchaser who are directly  engaged in the  acquisition  of the Property and the
due diligence review thereof, and not to any other persons.  Such term shall not
include a duty to inquire or investigate  any facts or information  with respect
to the Property,  and shall not apply to or be construed to apply to information
or  material  which  may  be  in  the  possession  of  Purchaser   generally  or
incidentally,  but which is not actually  known to the officers and  responsible
employees  of  Purchaser  who are  directly  engaged  in the sale  and  purchase
transaction described herein.

<PAGE>

         9.25 Exchange.  Purchaser agrees to cooperate with Seller to consummate
the purchase of the Property by means of a tax free exchange pursuant to section
1031 of the Internal Revenue Code of 1986, as amended, provided Seller bears all
cost and expense of such exchange and provided  further that  Purchaser will not
be required to take title to any exchange property.

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

                                      PURCHASER

Executed by Purchaser this             DENDRITE INTERNATIONAL, INC.
5th day of January, 2001.
                                      By:      Michael Atieh
                                             -----------------------------------
                                      Name:    Michael Atieh
                                      Title:   Chief Financial Officer &
                                                Senior Vice President

                                      SELLER:
Executed by Seller this
9th day of January, 2001.             TOWNSEND PROPERTY TRUST LIMITED
                                      PARTNERSHIP, doing business in
                                      New Jersey as TPT Limited Partnership

                                      By: DWT A II, LLC, General Partner

                                      By           David C. Cramer
                                           -------------------------------------
                                      Name:        David C. Cramer
                                      Title:       Vice President

<PAGE>

         The Title Company hereby agrees to perform its  obligations  under this
Agreement  and upon receipt of the Earnest  Money from  Purchaser  will hold the
same in escrow in accordance  with this  Agreement.  Receipt of a fully executed
counterpart of this Agreement is acknowledged the ____ day of January, 2001.

                                      TITLE COMPANY:
                                      -------------

                                      CHICAGO TITLE INSURANCE COMPANY

                                      By:      Ralph A. Romano
                                         --------------------------------------
                                      Name:    Ralph A. Romano
                                      Title:   Vice President

<PAGE>

                                    EXHIBIT A

         ALL THAT CERTAIN TRACT,  PARCEL AND LOT OF LAND LYING AND BEING SITUATE
IN THE TOWNSHIP OF PISCATAWY,  COUNTY OF MIDDLESEX,  STATE OF NEW JERSEY,  BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEGINNING AT A POINT IN THE WESTERLY SIDELINE OF SOUTH RANDOLPHVILLE ROAD, BEING
DISTANT THE FOLLOWING TWO COURSES AND DISTANCES FROM ITS  INTERSECTION  WITH THE
EXTENSION OF THE NORTHERLY SIDELINE OF COLONIAL DRIVE (A) ON A COURSE OF NORTH 4
DEGREES 18 MINUTES 13 SECONDS WEST A DISTANCE OF 575.26 FEET; (B) IN A NORTHERLY
DIRECTION  ALONG A CURVE TO THE LEFT  HAVING A RADIUS OF  1000.00  FEET,  AN ARC
DISTANCE OF 51.35 FEET TO THE BEGINNING POINT AND RUNNING THENCE

1.       IN A NORTHWESTERLY  DIRECTION ALONG A CURVE TO THE LEFT HAVING A RADIUS
         OF 44.00 FEET AN ARC DISTANCE OF 44.77 FEET TO A POINT; THENCE

2.       ON A COURSE OF SOUTH 73 DEGREES  58 MINUTES 5O SECONDS  WEST A DISTANCE
         OF 78.33 FEET TO A POINT; THENCE

3.       ON A COURSE OF NORTH 80 DEGREES  49 MINUTES 48 SECONDS  WEST A DISTANCE
         OF 34.26 FEET TO A POINT; THENCE

4.       ON A COURSE OF SOUTH 72 DEGREES  58 MINUTES 17 SECONDS  WEST A DISTANCE
         OF 490.58 FEET TO A POINT; THENCE

5.       ON A COURSE OF NORTH 16 DEGREES  56 MINUTES 23 SECONDS  WEST A DISTANCE
         OF 49.82 FEET TO A POINT; THENCE

6.       ON A COURSE OF SOUTH 73 DEGREES  03 MINUTES 37 SECONDS  WEST A DISTANCE
         OF 413.53 FEET TO A POINT; THENCE

7.       ON A COURSE OF NORTH 16 DEGREES  59 MINUTES 30 SECONDS  WEST A DISTANCE
         OF 719.09 FEET TO A POINT; THENCE

8.       ON A COURE OF NORTH 63 DEGREES 44 MINUTES 53 SECONDS EAST A DISTANCE OF
         416.53  FEET TO A POINT IN THE  SOUTHWESTERLY  SIDELINE  OF NEW  JERSEY
         ROUTE NO. 287; THENCE

9.       ALONG SAID SOUTHWESTERLY SIDELINE OF NEW JERSEY STATE HIGHWAY ROUTE NO.
         287 ON A COURSE  OF SOUTH 76  DEGREES  53  MINUTES  15  SECONDS  EAST A
         DISTANCE OF 60.80 FEET TO A POINT; THENCE

                            (continued on next page)

<PAGE>

10.      STILL ALONG SAID  SOUTHWESTERLY  SIDELINE OF NEW JERSEY  STATE  HIGHWAY
         ROUTE NO.  287 ON A COURSE OF SOUTH 65  DEGREES  39  MINUTES 24 SECONDS
         EAST A DISTANCE OF 112.70 FEET TO A POINT; THENCE

11.      STILL ALONG SAID  SOUTHWESTERLY  SIDELINE OF NEW JERSEY  STATE  HIGHWAY
         ROUTE NO.  287 ON A COURSE OF SOUTH 67  DEGREES  56  MINUTES 32 SECONDS
         EAST A DISTANCE OF 150.27 FEET TO A POINT; THENCE

12.      STILL ALONG SAID  SOUTHWESTERLY  SIDELINE OF NEW JERSEY  STATE  HIGHWAY
         ROUTE NO.  287 ON A COURSE OF SOUTH 67  DEGREES  55  MINUTES 33 SECONDS
         EAST A DISTANCE OF 10.57 FEET TO A POINT; THENCE

13.      STILL ALONG SAID  SOUTHWESTERLY  SIDELINE OF NEW JERSEY  STATE  HIGHWAY
         ROUTE NO.  287 ON A COURSE OF SOUTH 73  DEGREES  14  MINUTES 39 SECONDS
         EAST A DISTANCE OF 40.65 FEET TO A POINT; THENCE

14.      STILL ALONG SAID  SOUTHWESTERLY  SIDELINE OF NEW JERSEY  STATE  HIGHWAY
         ROUTE NO.  287 ON A COURSE OF SOUTH 73  DEGREES  14  MINUTES 25 SECONDS
         EAST A DISTANCE OF 51.06 FEET TO A POINT; THENCE

15.      STILL ALONG SAID  SOUTHWESTERLY  SIDELINE OF NEW JERSEY  STATE  HIGHWAY
         ROUTE NO.  287 ON A COURSE OF SOUTH 73  DEGREES  14  MINUTES 31 SECONDS
         EAST A DISTANCE OF 64.50 FEET TO A POINT; THENCE

16.      STILL ALONG SAID  SOUTHWESTERLY  SIDELINE OF NEW JERSEY  STATE  HIGHWAY
         ROUTE NO.  287 ON A COURSE OF SOUTH 78  DEGREES  11  MINUTES 22 SECONDS
         EAST A DISTANCE OF 198.32 FEET TO A POINT; THENCE

17.      STILL ALONG SAID  SOUTHWESTERLY  SIDELINE OF NEW JERSEY  STATE  HIGHWAY
         ROUTE NO. 287 IN A  SOUTHEASTERLY  DIRECTION ALONG A CURVE TO THE RIGHT
         HAVING A RADIUS  OF 139.00  FEET AN ARC  DISTANCE  OF 135.96  FEET TO A
         POINT; THENCE

18.      STILL ALONG SAID  SOUTHWESTERLY  SIDELINE OF NEW JERSEY  STATE  HIGHWAY
         ROUTE NO.  287 ON A COURSE OF NORTH 67  DEGREES  5l  MINUTES 17 SECONDS
         EAST A DISTANCE  OF 1.67 FEET TO A POINT IN THE  WESTERLY  SIDELINE  OF
         SOUTH RANDOLPHVILLE ROAD; THENCE

19.      ALONG SAID WESTERLY SIDELINE OF SOUTH RANDOLPHVILLE ROAD ON A COURSE OF
         SOUTH 22 DEGREES 08 MINUTES 43 SECONDS  EAST A DISTANCE  OF 117.56 FEET
         TO A POINT; THENCE

                            (continued on next page)

<PAGE>

20.      STILL ALONG SAID  WESTERLY  SIDELINE OF SOUTH  RANDOLPHVILLE  ROAD IN A
         SOUTHERLY  DIRECTION  ALONG A CURVE TO THE  RIGHT  HAVING  A RADIUS  OF
         1000.00  FEET AN ARC DISTANCE OF 260.04 FEET TO A POINT BEING THE POINT
         OR PLACE OF BEGINNING.

THE  ABOVE  DESCRIPTION  IS IN  ACCORDANCE  WITH  A  SURVEY  PREPARED  BY  JAMAN
ENGINEERING ASSOCIATES, STEVEN I. SMITH, P.L.S., DATED DECEMBER 12, 1994 REVISED
THROUGH DECEMBER, 12, 2000

TOGETHER WITH AND SUBJECT TO THE RIGHTS AS SET FORTH IN DECLARATION OF EASEMENTS
IN DEED  BOOK  3339 PAGE  551,  AMENDED  BY DEED  BOOK  3495  PAGE  497,  SECOND
AMENDEMENT  IN DEED BOOK 4262 PAGE 514 AND ACCEPTED BY  MEMORANDUM OF ACCEPTANCE
IN DEED BOOK 4371 PAGE 896

BEING ALSO KNOWN AS (REPORTED FOR INFORMATIONAL PURPOSES ONLY):

LOT 5.05 IN BLOCK 460.3, ON THE OFFICIAL TAX MAP OF PISCATAWAY TOWNSHIP

<PAGE>

                                  EXHIBIT A- 1

                       LIST OF TANGIBLE PERSONAL PROPERTY

                  None

<PAGE>

                                   EXHIBIT A-2

                              DESCRIPTION OF LEASE

                  1. Lease  Agreement  dated  January 3, 1996,  between MBL Life
         Assurance Corporation and AT&T Corp.

                  2. Assignment of Lease dated as of February 1, 1996, from AT&T
         Corp. to Lucent Technologies Inc. (formerly known as NS-MPG Inc.)

                  3.  Assignment  and Assumption of Lease dated October 1, 1997,
         from Lucent Technologies Inc. to Philips Consumer Communications L.P.

                  4.  Assignment  of Lease  dated  April 3, 1998,  from MBL Life
         Assurance Corporation to Townsend Property Trust Limited Partnership

                  5. Assignment and Assumption of Lease dated December 14, 1998,
         from Philips Consumer Communications L.P. to Motorola, Inc.

<PAGE>

                                    EXHIBIT B

                                SUBMISSION ITEMS

         1.       Property Condition Assessment,  prepared by Property Solutions
                  Inc., dated March 16, 2000.

         2.       ALTA/ACSM  Land Title  Survey,  prepared by Jaman  Engineering
                  Associates, dated March 2, 2000.

         3.       Township of  Piscataway  Sewer  Utility bill for Year 1999 4th
                  quarter, Year 2000, 1st, 2nd and 3rd quarter.

         4.       Township of Piscataway Year 1999 3rd and 4th Quarter Tax Bill,
                  Year 2000 1st, 2nd 3rd and 4th Quarter Tax Bill.

         5.       _______ _______ Letters from Robertet  Flavors,  dated October
                  25,  2000,  August 13,  1999 and August  12,  1998,  regarding
                  assessment for  right-of-way  granted to MBL and any successor
                  owners.

         6.       Single  Occupancy Net Lease  Agreement from MBL Life Assurance
                  Corporation to AT&T Corp., dated January 3, 1996.

         7.       Assignment of Tenant's  Interest in Lease,  dated  February 1,
                  1996 by AT&T, Assignor, to Lucent Technologies Inc., Assignee.

         8.       Letter  dated  September  9, 1997,  from  Lucent  Technologies
                  regarding    assignment   of   Lease   to   Philips   Consumer
                  Communications L.P.;

         9.       Assignment and Assumption of Lease dated October 1, 1997, from
                  Lucent  Technologies  Inc. to Philips Consumer  Communications
                  L.P.;

         10.      Assignment and Assumption of Lease dated December 14, 1998, by
                  and between Philips Consumer Communications L.P. and Motorola,
                  Inc.;

         11.      ______  ______ Letter dated  November 25, 1996,  from MBL Life
                  Assurance  Corporation,  regarding the purchase of 2.344 acres
                  of  land   contiguous   to  330  South   Randolphville   Road,
                  Piscataway, NJ.

         12.      Assignment   and  Assumption   Agreement,   between  MBL  Life
                  Assurance  Corporation,  Assignor and Townsend  Property Trust
                  Limited Partnership, Assignee, effective as of April 3, 1998.

         13.      New Jersey Bargain and Sale Deed, dated April 3, 1998, by M13L
                  Life Assurance  Corporation to Townsend Property Trust Limited
                  Partnership;

         14.      Letter from Chicago Title Insurance Company,  dated August 19,
                  1998, regarding exclusion of Parcel R-10 from the Title Deed;

         15.      Owner's  Title  Insurance  Policy  issued  June 3, 1998,  from
                  Chicago  Title  Insurance  Company,   Policy  No.  9736-00420,
                  together with copies of exceptions;

         16.      Letter from Chicago Title Insurance Company,  and attachments,
                  dated November 18, 1998, regarding Amended Schedule A of Title
                  Insurance Policy.

         17.      Letter and attachments from Hillmann  Environmental Co., Inc.,
                  dated April 28,  2000,  regarding  second round of sampling at
                  monitor wells MW1 and MW4 on March 24, 2000.

         18.      Phase I  Environmental  Site  Assessment  prepared by Hillmann
                  Environmental Company, Inc., dated March 22, 2000.

         19.      Remedial  Investigation Report Extended Investigation prepared
                  by  Hillmann  Environmental  Company,  Inc.,  date of services
                  September 20-22, 1999.

         20.      Initial   Questionnaire/Memorandum  of  Agreement  Application
                  executed by Townsend Property Trust Limited Partnership, dated
                  March 20, 1998.

         21.      Remedial    Investigation    Report   prepared   by   Hillmann
                  Environmental  Company, Inc., date of services October 1 & 27,
                  1998.

         22.      UST   Closure  &  Site   Assessment,   prepared   by  Hillmann
                  Environmental Co., Inc., dated September 18, 1995.

         23.      ______  ______  Right of Entry and  Indemnification  Agreement
                  permitting  Townsend  Property  Trust Limited  Partnership  to
                  install a groundwater monitoring well, dated August 26, 1999.

         24.      ______ ______  Letters from State of New Jersey  Department of
                  Environment  Protection,  dated June 9, 2000,  August 4, 1998,
                  May 20,  1998,  July 17,  1998 and March 26,  1996,  regarding
                  environmental issues at 330 S. Randolphville Road.

         25.      Letters from Hillmann  Environmental Co., Inc., dated June 19,
                  2000,   November  8,  1999,  and  June  11,  1998,   regarding
                  environmental issues at 330 S. Randolphville Road.

         26.      ______ ______ Owner's Title Commitment issued by Chicago Title
                  Insurance  Company dated October 27, 2000 and revised December
                  6, 2000.

         27.      ISRA  Non-Applicability  letter  from the State of New Jersey,
                  dated September 26, 1997.

<PAGE>

                                    EXHIBIT C

                        NEW JERSEY BARGAIN AND SALE DEED

BARGAIN AND SALE DEED                       Prepared by:
(With Covenants Against
Grantor's Acts)                             ________________________________
                                            Bart I. Mellits, Esquire

         THIS DEED is made on  _______________  2001,  between TOWNSEND PROPERTY
TRUST  LIMITED  PARTNERSHIP,  doing  business  in  New  Jersey  as  TPT  Limited
Partnership,  a  Maryland  limited  partnership,  with an address  c/o  Townsend
Capital,   LLC,  210  W.  Pennsylvania  Avenue,  Suite  700,  Towson,   Maryland
21204-4515, referred to as the Grantor,

                                     - and -

__________________________________,   a  ____________________________,  with  an
address c/o  _____________________________________________________,  referred to
as the Grantee.  The words  "Grantor" and "Grantee"  shall mean all Grantors and
Grantees listed above.

         TRANSFER  OF  OWNERSHIP.  The  Grantor  grants and  conveys  (transfers
ownership of) the property described below to the Grantee. This transfer is made
for the  sum of  __________  ($_______________),  receipt  of  which  is  hereby
acknowledged by Grantor.

         TAX MAP REFERENCE. (N.J.S.A. 46:15-1.1) Block No. 460.3, Lot 5.05.

         PROPERTY.  The property  consists of the land and all the buildings and
structures on the land in the Township of Piscataway,  County of Middlesex,  and
State of New Jersey  commonly known as 330 South  Randolphville  Road. The legal
description  is fully  described in Exhibit "A" attached  hereto and made a part
hereof.

         BEING the same  premises  conveyed  to Grantor  by Deed dated  April 3,
1998,  from MBL Life  Assurance  Corporation  and  recorded in the office of the
Clerk/Register of Middlesex County, New Jersey in Deed Book 4502 Page 643.

         PROMISES BY GRANTOR.  The Grantor promises that the Grantor has done no
act to encumber the property.  The promise is called a "covenant as to grantor's
acts"  (N.J.S.A.  46:4-6).  This promise  means that the Grantor has not allowed
anyone else to obtain any legal rights  which  affect the  property  (such as by
making a mortgage or allowing a judgment to be entered against the Grantor).

                         [SIGNATURES ON FOLLOWING PAGE)

<PAGE>

         SIGNATURES. This Deed is executed by the Grantor as of the date written
above.

                                     TOWNSEND PROPERTY TRUST LIMITED PARTNERSHIP

                                       By:  DWT A II, LLC, General Partner

                                       By: ________________________________
                                     Name: ________________________________
(Corporate Seal)                    Title: ________________________________

Attest:______________________
Name:  Judith S. Waranch
Title:  Secretary

STATE OF MARYLAND          :
                           :        SS:
COUNTY OF BALTIMORE        :

         I CERTIFY that on __________________ 2001, Judith S. Waranch personally
came before me and this person  acknowledged  under  oath,  to my  satisfaction,
that:

         (i)      ______ ______ this person is the Secretary of DWT A II, LLC, a
                  limited  liability  company which serves as General Partner of
                  Townsend  Property  Trust  Limited  Partnership,   a  Maryland
                  limited  partnership,  the limited  partnership  named in this
                  Deed;

         (ii)     this  person is the  attesting  witness to the signing of this
                  Deed by the proper corporate officer who is __________________
                  the Vice President of the corporation;

         (iii)    ____  ____  this  Deed  was  signed  and   delivered   by  the
                  partnership   and   corporation  as  its  voluntary  act  duly
                  authorized by a proper  consent of the partners and resolution
                  of the Board of Managers;

         (iv)     this person  signed this proof to attest to the truth of these
                  facts; and

         (v)      the full and actual  consideration  paid or to be paid for the
                  transfer of title is  $_____________  (Such  consideration  is
                  defined in N.J.S.A. 46:15-5.)

Signed and sworn to before me on ___________________ 2001.

                                           ------------------------------------
                                          (print name and title below signature)

<PAGE>

                                    EXHIBIT D

                 BLANKET CONVEYANCE, BILL OF SALE AND ASSIGNMENT

THE STATE OF MARYLAND    ss.
                         ss. KNOW ALL MEN BY THESE PRESENTS:
COUNTY OF BALTIMORE      ss.

                  Concurrently  with the  execution and delivery of this Blanket
Conveyance, Bill of Sale and Assignment (this "Bill of Sale"), TOWNSEND PROPERTY
TRUST LIMITED  PARTNERSHIP,  a Maryland  limited  partnership  ("Assignor"),  is
conveying  to  ______________,  a  ______________  ("Assignee"),  whose  mailing
address is _______________, by New Jersey Bargain and Sale Deed (with covenants)
(the "Deed"),  that certain tract or parcel of land  containing  16.085 acres of
land,  more or less,  situated  in  Middlesex  County,  New  Jersey,  being more
particularly  described on Exhibit A attached  hereto and made a part hereof for
all purposes,  together with all improvements situated thereon (collectively the
"Property").

                  It is the desire of Assignor hereby to assign,  transfer,  and
convey to Assignee all tangible and intangible personal property owned by Seller
and situated upon and used in connection  with the  ownership,  operation,  use,
enjoyment or occupancy of the Property (all of such  properties and assets being
hereinafter referred to collectively as the ("Assigned Properties").

                  NOW, THEREFORE, in consideration of the receipt of Ten and No/
100 Dollars  10.00) and other good and  valuable  consideration  in hand paid by
Assignee  to  Assignor,   the  receipt  and  sufficiency  of  which  are  hereby
acknowledged and confessed by Assignor,  Assignor does hereby ASSIGN,  TRANSFER,
SET OVER,  and DELIVER to  Assignee,  its  successors  and  assigns,  all of the
Assigned  Properties,  including,  without  limitation of the  generality of the
foregoing, the following:

                  1. Any and all tangible  personal  property  owned by Assignor
         and situated upon and used in connection with the Property,  including,
         but not limited to, the  personal  property  described  on the attached
         inventory,  all  assignable  permits for the Property,  all  assignable
         warranties and guaranties and all equipment, if any; PROVIDED, HOWEVER,
         THAT ALL SUCH  PERSONAL  PROPERTY IS DELIVERED BY ASSIGNOR AND ACCEPTED
         BY ASSIGNEE WITHOUT ANY WARRANTY OF FITNESS OR MERCHANTABILITY,  EITHER
         EXPRESS OR  IMPLIED,  AND ON AN "AS IS",  "WHERE IS" BASIS AND WITH ALL
         FAULTS AS OF THE DATE HEREOF.

                  2.  The  rights  and  interests  of  Assignor  in and to,  and
         existing  under  and by  virtue  of,  the  contracts  described  on the
         schedule  attached  hereto as Exhibit B and made a part  hereof for all
         purposes  to which  Assignor  is now a party  and  which  relate to the
         operation and leasing of the Property  (ONLY THE  OPERATING  AGREEMENTS
         WILL BE LISTED].

                  3. All assignable  warranties,  bonds, and guaranties (express
         or  implied)  issued  in  connection  with  or  arising  out of (a) the
         purchase and repair of all fixtures,  equipment,  and personal property
         owned by Assignor and attached to and located in or used in  connection
         with the Property,  including,  but not limited to (i) all  electrical,
         heating,  air  conditioning,   plumbing,   and  lighting  fixtures  and
         equipment, and (ii) all carpeting,  furniture, and window draperies; or
         (b) the construction of any of the improvements  constituting a portion
         of the  Property;  provided that Assignor  makes no  representation  or
         warranty with respect to the existence,  availability or  assignability
         of any warranty, bond or guaranty.

                  TO HAVE AND TO HOLD the Assigned Properties unto Assignee, its
successors  and assigns,  forever,  and Assignor does hereby bind itself and its
successors  to  WARRANT  AND  FOREVER  DEFEND,  all and  singular,  title to the
Assigned  Properties  unto Assignee,  its successors and assigns,  against every
person  whomsoever  lawfully  claiming or to claim the same, or any part thereof
by, through or under Assignor, but not otherwise, subject to the liens and other
matters set forth above.

                  It  is   specifically   agreed  that  Assignee  shall  not  be
responsible  for the  discharge  and  performance  of any duties or  obligations
required to be  performed  and/or  discharged  in  connection  with the Assigned
Properties prior to the effective date hereof.  In such regard,  Assignor agrees
to indemnify, save and hold harmless Assignee from and against any and all loss,
liability,  cost, damage or expense (including,  without limitation,  attorneys'
fees,  accountants' fees, court costs and interest) resulting from any claims or
causes of action existing in favor of or asserted by any party arising out of or
relating to Assignor's failure to perform any duties or obligations of the owner
of the Assigned Properties prior to the effective date hereof.

                  It is further  specifically  agreed that Assignor shall not be
responsible  for the  discharge  and  performance  of any duties or  obligations
required to be  performed  and/or  discharged  in  connection  with the Assigned
Properties on and after the effective  date hereof By acceptance of this Bill of
Sale,  Assignee  accepts and agrees to perform all of the terms,  covenants  and
conditions in connection with the Assigned  Properties  required to be performed
by the owner  thereof,  on and after the  effective  date hereof,  but not prior
thereto,  and agrees to  indemnify,  save and hold  harmless  Assignor  from and
against any and all loss, liability, cost, damage or expense (including, without
limitation,  attorneys'  fees,  accountants'  fees,  court  costs and  interest)
resulting  from any claims or causes of action  existing in favor of or asserted
by any party  arising out of or relating  to  Assignee's  failure to perform any
duties or obligations  of the owner of the Assigned  Properties on and after the
effective date hereof.

<PAGE>

                  Nothing herein  contained shall be deemed to limit or restrict
the  properties,  assets and rights  conveyed,  assigned  or  transferred  to or
acquired by Assignee  pursuant to the Deed or other  instruments  of  conveyance
executed in connection therewith.

                  EXECUTED on the dates of the acknowledgements set forth below,
         to be effective for all purposes as of the ____ day of _____, 2001.

                                    ASSIGNOR:
                                    --------

                                    TOWNSEND PROPERTY TRUST LIMITED PARTNERSHIP

                                    By:  DWT A II, LLC, General Partner

                                         By:  _____________________________
                                         Name: ____________________________
                                         Title:  Vice President

                                    ASSIGNEE:
                                    --------

                                     -----------------------------------
                                    a __________________________________

                                    By: _____________________________________
                                         Name:  _____________________________
                                         Title:  ____________________________

<PAGE>

THE STATE OF MARYLAND    ss.
                         ss.
COUNTY OF BALTIMORE      ss.

         This  instrument  was  acknowledged  before  me on  the  _____  day  of
__________, 2001, by _________________, Vice President of DWT A II, LLC, General
Partner of Townsend  Property  Trust  Limited  Partnership,  a Maryland  limited
partnership, on behalf of said limited partnership.

                               -----------------------------------------
                               Notary Public in and for the State of Maryland

                               -----------------------------------------
                               Printed or Typed Name of Notary

My Commission Expires:

[SEAL]

THE STATE OF ___________ ss.
                                          ss.
COUNTY OF _____________  ss.

         This  instrument  was  acknowledged  before  me  on  the  ____  day  of
_________,    2001,   by    _____________________,    ____________________    of
_________________, a _____________, on behalf of said ____________________.

                                  -----------------------------------------
                                  Notary Public in and for the
                                  State of ____________

                                  -----------------------------------------
                                  Printed or Typed Name of Notary

My Commission Expires:

[SEAL]

<PAGE>

                                    EXHIBIT E

                CLOSING MEMORANDUM AND INDEMNIFICATION AGREEMENT

                  THIS CLOSING  MEMORANDUM AND  INDEMNIFICATION  AGREEMENT (this
"Closing  Memorandum")  is entered into  effective as of  _____________________,
2001 (the  "Closing  Date"),  by and between  TOWNSEND  PROPERTY  TRUST  LIMITED
PARTNERSHIP,  ____ a Maryland limited partnership ____ ("Seller"), ____ and ____
____________________,   ____  a  ________________________  ("Purchaser"),  whose
mailing address is ____________________.

                  In connection  with and in  consideration  of the closing (the
"Closing")  of the  transaction  contemplated  under that  certain  Agreement of
Purchase and Sale (the "Agreement")  dated January ___, 2001, between Seller and
Purchaser,  covering  that  certain  tract or parcel  of land  (the  "Property")
situated in Middlesex County, New Jersey and more particularly  described in the
Agreement, Seller and Purchaser hereby agree as follows:

                  1.  Definitions.  All  capitalized  terms used but not defined
herein shall have the definitions set forth in the Agreement.

                  2. Proration  Date. All prorations  have been made as of 12:01
a.m., Eastern Standard Time, on the Closing Date.

                  3. Operating  Expenses.  Except as otherwise  herein provided,
any and all costs and expenses  relating to the  ownership  and operation of the
Property  for  the  period  prior  to  the  Closing  Date,  including,   without
limitation,  accounts and payments  under the Operating  Agreements  and utility
charges,  are the  responsibility  of Seller and will be paid by Seller promptly
upon receipt of billing therefor, and Seller hereby agrees to indemnify,  defend
and hold  Purchaser  harmless  from and  against  any loss,  liability  or claim
relating to same.  Any and all costs and expenses  relating to the ownership and
operation  of the  Property on and after the Closing  Date,  including,  without
limitation,  accounts and payments  under the Operating  Agreements  and utility
charges,  are the  responsibility  of  Purchaser  and will be paid by  Purchaser
promptly  upon  receipt of billing  therefor,  and  Purchaser  hereby  agrees to
indemnify,  defend and hold Seller harmless from and against any loss, liability
or claim relating to same. To the extent not reflected in the closing statements
(the "Closing  Statements")  evidencing the transaction  contemplated  under the
Agreement,  Purchaser and Seller agree to adjust between  themselves  outside of
Closing any amounts which are the  responsibility  of the other pursuant to this
Closing Memorandum and in accordance with the Agreement.

                  4. Earnest  Money.  Seller and Purchaser  acknowledge  that at
Closing  the  Earnest  Money shall be  delivered  to Seller and applied  towards
payment of the Purchase Price.

                  5.  Real  Property  Taxes.  The 2001 real  property  taxes and
personal  property taxes with respect to the Property shall be paid by Purchaser
prior to their  becoming  delinquent,  with Seller  being  charged at Closing an
amount equal to that portion of such taxes which relate

<PAGE>

                  to the period before the Closing Date. Such  prorations  shall
be based  upon the  corresponding  taxes for 2000 if the 2001 taxes have not yet
been  assessed  at the  time  of  Closing.  Should  the  actual  assessments  be
different,  Seller and  Purchaser  shall make  appropriate  adjustments  between
themselves  as soon as  reasonably  possible  after the actual  assessments  are
available.  Purchaser  shall indemnify and hold harmless Seller from and against
all claims, demands, liabilities,  damages, causes of action, costs and expenses
arising by virtue of Purchaser's failure to pay 2001 real property taxes for the
Property prior to delinquency.

                  6. Errors or Omissions.  Subject to the limitations imposed by
and in accordance  with Section  4.4(b) of the  Agreement,  Seller and Purchaser
agree to adjust between  themselves after Closing any errors or omissions in the
prorations or adjustments set forth in the Closing Statements.

                  7.  Survival.  This Closing  Memorandum and the agreements and
provisions contained herein shall survive Closing and the execution and delivery
of any documents in connection therewith.

                  EXECUTED effective as of the day and year first above written.

                                     SELLER:

                                     TOWNSEND PROPERTY TRUST LIMITED PARTNERSHIP

                                     By:  DWT A II, LLC, General Partner

                                         By:____________________________________
                                         Name: _________________________________
                                         Title: Vice President

                                   PURCHASER:

                                   _________________________________________, a

                                       By: _____________________________________
                                       Name: ___________________________________
                                       Title: __________________________________

<PAGE>

                                    EXHIBIT F

                                FIRPTA AFFIDAVIT

THE STATE OF MARYLAND    ss.
                         ss.
COUNTY OF BALTIMORE      ss.

                  Section 1445 of the Internal  Revenue Code of 1986, as amended
(the "Code"),  provides that a transferee of a U.S. real property  interest must
withhold tax if the transferor is a foreign person. To inform  _____________,  a
____________  ("Transferee"),  whose  mailing  address  is  _____________,  that
withholding of tax is not required upon the  disposition of a U.S. real property
interest by Townsend  Property  Trust Limited  Partnership,  a Maryland  limited
partnership ("Transferor"), the undersigned hereby certifies as follows:

         1.       Transferor is not a foreign corporation,  foreign partnership,
                  foreign trust or foreign estate (as those terms are defined in
                  the Code and the regulations promulgated thereunder);

         2.       Transferor's   U.S.   employer    identification   number   is
                  52-1991239;

         3.       Transferor's  office address is 210 West Pennsylvania  Avenue,
                  Suite 700, Towson, MD 21204.

                  Transferor   understands  that  this   certification   may  be
disclosed to the Internal  Revenue  Service by the Transferee and that any false
statement contained herein could be punished by fine, imprisonment, or both.

                  Under penalties of perjury I declare that I have examined this
certification  and to the best of my knowledge  and belief it is true,  correct,
and complete, and I further declare that I have authority to sign this document.

<PAGE>

         EXECUTED effective as of the ____ day of _______, 2001.

                                     TOWNSEND PROPERTY TRUST LIMITED PARTNERSHIP

                                     By: DWT A II, LLC, General Partner

                                         By _______________________________
                                         Name: ____________________________
                                         Title: Vice President

         SWORN TO AND SUBSCRIBED BEFORE ME this _____ day of _____, 2001.

                                ------------------------------------------
                                Notary Public in and for the State of Maryland

                                ------------------------------------------
                                Printed or Typed Name of Notary

                                My Commission Expires:

                                ------------------------------------------

<PAGE>

                                    EXHIBIT G

                             PURCHASER'S CERTIFICATE

         THIS PURCHASER'S  CERTIFICATE  (this  "Certificate")  is executed to be
effective as of ____  ____________,  ____ 2001 (the ____  "Closing  ____ Date"),
____ by ___________________________,  a _____________________  ("Purchaser"), in
favor of  TOWNSEND  PROPERTY  TRUST  LIMITED  PARTNERSHIP,  a  Maryland  limited
partnership ("Seller").

         Capitalized  terms used but not defined in this Certificate  shall have
the definitions  set forth in that certain  Agreement of Purchase and Sale dated
January ____, 2001,  between Seller and Purchaser,  covering and describing that
certain tract or parcel of land and related interests and improvements  situated
in Middlesex County, New Jersey and more fully described in the Agreement.

         In connection with and in  consideration of the closing (the "Closing")
of the transaction contemplated by the Agreement,  Purchaser makes the following
representations, warranties and covenants to Seller.

         1. REPRESENTATIONS AND WARRANTIES OE PURCHASER.  Purchaser hereby makes
the following  representations and warranties to Seller,  which  representations
and  warranties  shall be deemed to be  restated  at Closing  and shall  survive
Closing:

                  (a) Purchaser is duly organized and in good standing under the
         laws of the State of its organization. Purchaser has complete power and
         authority to enter into this  Agreement and all other  agreements to be
         executed  and  delivered  by  Purchaser   pursuant  to  the  terms  and
         provisions hereof, to perform its obligations hereunder and thereunder,
         and to consummate the transaction contemplated hereby; and

                  (b) Purchaser has experience in financial and business matters
         that  enable it to  evaluate  the risks and  merits of the  transaction
         contemplated hereby.

         2. COVENANTS OF PURCHASER.  Purchaser hereby covenants to Seller, which
covenants shall survive Closing, as follows:

                  (a) Purchaser has, in connection with its investigation of the
         Property during the Feasibility Period,  inspected the Property for the
         presence of Hazardous  Substances  (as such term is defined  below) and
         has  notified  Seller in  writing of the  results  of such  inspection.
         Purchaser hereby assumes full  responsibility for such inspections.  As
         used in this Certificate, the term "Hazardous Substances" means any and
         all substances,  materials and wastes which are or become  regulated as
         hazardous  or toxic  under  applicable  local,  state or federal law or
         which are classified as hazardous or toxic under local, state or

<PAGE>

         federal laws or regulations,  including,  without limitation, (i) those
         substances  included within the definitions of "hazardous  substances,"
         "hazardous  materials," "toxic  substances," "solid waste," "pollutant"
         or  "contaminant"  as  such  terms  are  defined  by or  listed  in the
         Comprehensive Environmental Response,  Compensation,  and Liability Act
         of 1980 (42 U.S.C.ss.9601 et seq.) ("CERCLA"),  as amended by Superfund
         Amendments  and  Reauthorization  Act of 1986 (Pub. L. 99-499 100 Stat.
         1613)  ("SARA"),   the  Hazardous  Materials   Transportation  Act  (49
         U.S.C.ss.1801  et seq.),the  Resource  Conservation and Recovery Act of
         1976 (42  U.S.C.ss.6901 et seq.) ("RCRA"),  the Toxic Substance Control
         Act (15 U.S.C.  ss. 2601 et seq.), the Federal  Insecticide,  Fungicide
         and Rodenticide Control Act (7 U.S.C.ss. 136 et seq.), the Occupational
         Safety and Health Act of 1970 (29  U.S.C.ss.651 et seq.), the Emergency
         Planning and Community Right to Know Act of 1986 (42 U.S.C.ss. 11001 et
         seq.),  the  Hazardous  and Solid Waste  Amendments of 1984 (Public Law
         86-616 Nov. 9, 1984),  the Federal Clean Air Act (42 U.S.C.ss.  7401 et
         seq.), and in the regulations promulgated pursuant to such laws, all as
         amended,  (ii) those substances  listed in the United States Department
         of  Transportation  Table (49 CFR 172. 101) or 40 CFR Part 302, both as
         amended,  and (iii) any material,  waste or substance which is (A) oil,
         gas or any petroleum or petroleum by-product, (B) asbestos in any form,
         (C)   polychlorinated   biphenyls,   (D)  designated  as  a  "hazardous
         substance" pursuant to Section 311 of the Clean Water Act (33 U.S.C.ss.
         1251 et seq.), as amended, (E) flammable explosives, or (F) radioactive
         materials.

                  (b) Purchaser has not acquired the Property with the assets of
         an employee  benefit  plan as defined in Section  3(3) of the  Employee
         Retirement Income Security Act of 1974, as amended.

                  (c)  Purchaser  has  acquired  the  Property  subject  to  the
         disclaimers set forth in Section 9.1 of the Agreement, which Section is
         incorporated herein by reference.

         3.   STIPULATIONS   AND  AGREEMENTS  OF  PURCHASER.   Purchaser  hereby
represents and warrants to Seller and stipulates and agrees with Seller that all
conditions to Seller's and  Purchaser's  obligations  under the  Agreement  have
occurred or been satisfied.

         The representations, warranties, covenants, stipulations and agreements
contained in this Certificate are hereby deemed to be restated as of the Closing
Date and shall survive the Closing.

                 EXECUTED effective as of the _____ day of ____________,  2001.

                              PURCHASER:
                              ---------

                              a __________________________________

                                   By _________________________________
                                   Name:  _____________________________
                                   Title:  ____________________________

<PAGE>

                                    EXHIBIT H

                               LITIGATION SCHEDULE

                  NONE

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