Document:

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                                                                   EXHIBIT 10.24

                          MEMORANDUM OF UNDERSTANDING
                          ---------------------------

     This Memorandum of Understanding (this "Memorandum") is entered into as of
the 30th day of March, 2000, by and between divine interVentures, inc.
("Divine") and Aon Corporation ("Aon").  This Memorandum sets forth the basic
terms upon which Divine and Aon currently contemplate collaborating with respect
to the development and operation of (i) the insurance brokerage, production and
consulting component of FiNetrics, Inc. (Divine's dedicated financial services
portal, which will provide comprehensive financial products and services to the
small-size business marketplace ("FiNetrics")) ("eInsco"), and (ii) an
insurance/reinsurance facility ("Divine Reinsurance"), which will facilitate
eInsco' relationship with its insurance company markets and allow the parties to
participate in a portion of the underwriting profit generated by the insurance
business produced by eInsco.

     Subject to Section 7 of this Memorandum, Divine and Aon currently intend to
negotiate and, if mutually agreeable terms are reached, execute, within sixty
(60) days of the date of this Memorandum, one or more definitive written
agreements (collectively, the "Definitive Agreement"), which set forth the terms
of the parties' agreement, if any, with respect to FiNetrics, eInsco and Divine
Reinsurance, including, among other things, those set forth herein.

SECTION 1.  eInsco.  Aon will be recognized as a partner company in FiNetrics,
with respect to eInsco, on an exclusive or non-exclusive basis, as the parties
may agree.  Divine will be generally responsible for funding the development and
implementation of the Internet and e-commerce platform for FiNetrics.  Aon will
be responsible for and entitled to the following in connection with its
relationship with FiNetrics:

     1.1  Aon will provide such facilities management services to eInsco, as the
          parties may agree upon. FiNetrics and Aon will enter into a definitive
          management agreement with respect to the foregoing services, and Aon
          will receive agreed upon fee compensation therefor, as agreed by the
          parties.

     1.2  Aon will provide FiNetrics and its clients with access to Aon's
          insurance company markets, as FiNetrics and Aon may agree. With
          respect to any such access, FiNetrics and Aon will enter into a
          definitive insurance brokerage/production agreement, which will
          provide for the sharing of commission and fee revenue generated
          through Aon's insurance company markets.

     1.3  Aon will offer its proprietary small business insurance programs
          through FiNetrics or eInsco, as appropriate, on a non-exclusive basis,
          as the parties may from time to time agree.
<PAGE>

     1.4  FiNetrics will promote the Aon insurance products and services offered
          by or through FiNetrics and will direct its clients to such products
          and services subject to the client's specific direction to the
          contrary. The foregoing is based on the general understanding that
          FiNetrics use of Aon's insurance products and services is dependent on
          such products and services meeting agreed-upon standards.

     1.5  Aon will acquire an agreed-upon minority equity interest in FiNetrics,
          in consideration of (i) providing the foregoing products, services and
          other value, and (ii) an agreed-upon capital infusion to FiNetrics.
          The specific amount and form of such capital infusion, and the terms
          and conditions upon which Aon will acquire and hold such equity
          interest, will be as agreed upon in the Definitive Agreement.

     1.6  Divine and Aon (and/or their affiliates, as applicable) will enter
          into a shareholders or other similar agreement relating to their
          respective ownership of FiNetrics, including provisions addressing
          corporate governance, future capital requirements, appropriate
          transfer restrictions, buy-sell arrangements, etc.

Section 2.  Divine Reinsurance.  Divine and Aon will organize and capitalize one
or more insurance/reinsurance companies, which will constitute Divine
Reinsurance.  The specific legal form, regulatory status and domicile of Divine
Reinsurance will be determined based on its operations and scope of activity.
Divine Reinsurance will be capitalized at an initial level of $50 million, which
must constitute qualified regulatory capital and surplus under applicable law.
Divine Reinsurance will participate, as an assuming reinsurer, in the insurance
business produced by or through eInsco and such other insurance business as its
management considers appropriate to create a balanced and stable risk portfolio;
such participation may be on either a treaty or facultative basis, as Divine
Reinsurance's management considers appropriate.  Divine and Aon will be entitled
to and responsible for the following with respect to Divine Reinsurance:

     2.1  Divine (or one or more of its affiliates) will make an agreed-upon
          cash infusion to Divine Reinsurance, in exchange for a majority equity
          interest commensurate with the amount of such infusion in relation to
          the contemplated initial capitalization of Divine Reinsurance.

     2.2  Aon (or one or more of its affiliates) will make an agreed-upon
          infusion of cash or other consideration, in exchange for a minority
          equity interest commensurate with the amount of such infusion in
          relation to the contemplated initial capitalization of Divine
          Reinsurance. Aon's capital contribution may be in cash or such other
          form as the parties may agree

     2.3  Divine and Aon will enter into a shareholders or other similar
          agreement relating to their respective ownership of Divine
          Reinsurance, including

                                       2
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          provisions addressing corporate governance, future capital
          requirements, appropriate transfer restrictions, buy-sell
          arrangements, etc.

     2.4  Aon will use all commercially reasonable efforts to cause the various
          insurance company markets with whom it places eInsco business to
          include Divine Reinsurance on their respective treaty reinsurance
          programs or otherwise cede a portion of such business to Divine
          Reinsurance. In addition, as the provider of management services as
          described in Section 2.5 hereof, Aon will identify other underlying
          insurance business and risk portfolios that may provide appropriate
          balance and diversification to Divine Reinsurance's reinsurance
          business, and, at the request of Divine Reinsurance's management, will
          use commercially reasonable efforts to arrange for the cession of a
          portion of such other business to Divine Reinsurance.

     2.5  Aon will provide general management services to Divine Reinsurance,
          including contract negotiations with ceding insurers, underwriting,
          reinsurance claims administration, regulatory compliance, record and
          systems management, accounting and general administration. Divine
          Reinsurance and Aon will enter into a definitive management agreement
          with respect to the foregoing services, and Aon will receive agreed-
          upon compensation therefor, in cash or such other form as the parties
          may agree.

Section 3.  Public Announcements and Disclosure.  Divine and Aon will issue a
joint press release announcing the relationship set forth in this Memorandum;
the form and content of such press release, as well as any prospective public
announcements relating to the subject matter of this Memorandum, must be
approved by both Aon and Divine, subject to applicable securities laws.  Such
press release will in all events be subject to any federal and state securities
laws to which Divine and/or FinNetrics may be subject.  Notwithstanding the
foregoing, upon the advice of legal counsel, and with the prior approval of the
other party, Divine and Aon will be permitted to include a description of the
substance of this Memorandum in any filing made with the Securities and Exchange
Commission or any state or foreign securities regulator having jurisdiction over
such issuer or its securities.

Section 4.  Confidentiality and Non-Disclosure.  Divine and Aon hereby
acknowledge that, in the context of the relationships contemplated in this
Memorandum, each will become privy to certain confidential and proprietary
information of the other, including client identity and data, which is not
otherwise available in the public domain.  In this regard, Divine and Aon hereby
agree to hold all such confidential and proprietary information of the other in
the strictest confidence and not to disclose or otherwise use such information
outside of the contexts contemplated in this Memorandum.  Divine and Aon may
enter into one or more confidentiality agreements setting forth, in more
specific detail, the covenants and obligations contemplated by this Section 4.

Section 5.  Term of this Memorandum.  This Memorandum will remain in effect
until the earlier of (i) the effective date of the Definitive Agreement (or in
the event that the Definitive

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Agreement is comprised of more than one agreement, the effective date of the
agreement which supersedes the last remaining portion of this Memorandum), (ii)
90 days following the date of this Memorandum, or (iii) termination of this
Memorandum by Aon or Divine giving the other notice to such effect. To the
extent that the confidentiality and non-disclosure covenants and obligations
generally set forth in Section 4 of this Memorandum are not addressed in the
Definitive Agreement, such covenants and obligations shall remain in effect
indefinitely, or until the subject information is no longer recognized as
confidential and proprietary under the law.

Section 6.  Equity Investment.  Simultaneous with the execution of this
Memorandum, Aon and Divine are entering into a purchase agreement (the "Purchase
Agreement") to purchase $25,000,000 of the non-voting common stock of Divine,
simultaneous with the closing of Divine's initial public offering.

          Notwithstanding anything to the contrary herein (including Section 5
hereof), or in the Purchase Agreement, this Memorandum shall termiante without
any liability to Divine or FiNetrics, in the sole discretion of Divine, if the
transactions contemplated by the Purchase Agreement are not consummated.

Section 7.  Miscellaneous.  This Memorandum does not create any legal or binding
obligations, other than as expressly set forth in Sections 3, 4 and 5, which are
the only sections which shall survive the termination of this Agreement.  This
Memorandum may not be amended without the written consent of Divine and Aon.
This Memorandum will be governed by and construed in accordance with the laws of
Illinois, without regard to principles of conflicts of law.  Neither Divine nor
Aon shall be obligated to enter into any definitive agreements with respect to,
or otherwise consummate, any of the transactions contemplated hereby, unless (i)
the Board of Directors of each of Divine and Aon approves such agreements and
transactions and, with respect to Divine, such agreements and transactions are
approved by its Investment Committee and Conflicts Committee, and (ii) the
parties negotiate, agree upon and execute definitive agreements, on terms
agreeable to each of them, in their sole discretion.

             [THE REMAINDER OF THIS PAGE IS INTENTIALLY LEFT BLANK]

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

          Aon Corporation                 divine interVentures, Inc.

By:  /s/ Patrick Ryan                     By: /s/ Michael P. Cullinane
     ---------------------------             ---------------------------------
                                             Michael P. Cullinane
Title:   Chairman and CEO                    Executive Vice President
        ------------------------

ACKNOWLEDGED AND AGREED TO:

FiNetrics, Inc.

By: /s/ Kenneth Mueller
   ----------------------------
   Kenneth Mueller
   President

                                       5<PAGE>

                                                                   Exhibit 10.30

                                 Blackhawk LLC
                           9700 West Bryn Mawr Avenue
                            Rosemont, Illinois 60018

                                  May 26, 2000

Mr. Andrew J. Filipowski                 divine interVentures, inc.
divine interVentures, inc.               676 North Michigan Avenue. Ste. 3410
676 North Michigan Avenue, Ste. 3410     Chicago, IL 60610
Chicago, IL 60610

RE:  Blackhawk LLC (hereinafter referred to as the "Company")

Gentlepersons:

     The Company owns property located at and commonly known as 1132 Blackhawk
Street, Chicago, Illinois (hereinafter referred to as the "Property").  By
letter dated July 1, 1999 (hereinafter referred to as the "Letter Agreement"):
(i) Andrew J. Filipowski (hereinafter referred to as "Flip") agreed to purchase
three percent (3%) of the membership interests in the Company and the Company
was granted a right to require Flip to acquire, and in the event the Company did
not exercise such right, Flip had the option to acquire, an additional thirty
and thirty-three hundredths percent (30.33%) of the membership interests in the
Company (said rights being hereinafter referred to in the Letter Agreement and
herein as the "Company Option" and the "Purchase Option," respectively), and
(ii) divine interVentures, inc. (hereinafter referred to as "divine") was
granted an option to lease, or under certain circumstances, to purchase, the
Property, in accord with the terms therein described.

     Pursuant to that certain Letter Agreement dated January __, 2000
(hereinafter referred to as the "Indemnity"), divine and Flip acknowledged that,
although divine had not exercised the option to lease contained in the Letter
Agreement, divine and Flip requested that the Company proceed with the
rehabilitation and development of the improvements located on the Property, and,
in order to induce the Company to so proceed and incur various expenses, both
Flip and divine, jointly and severally, indemnified the Company for certain
costs as therein set forth.

     Pursuant to that certain Letter Agreement dated February 28, 2000
(hereinafter referred to as the "Extension Letter"), the Company, Flip and
divine agreed to extend the time in which divine may exercise the option to
lease or purchase the Property through a period ending March 31, 2000 and to
modify the Indemnity to increase the limitation on the joint and several
liability of Flip and divine to the Company (said amount as so increased is
referred to as the "Indemnified Amount") and to provide that the Indemnified
Amount would be paid within five (5) days of request therefor by the Company.
The Letter Agreement, the Indemnity, and the Extension Letter, as same are
amended hereby, are hereinafter collectively referred to as the
"divineAgreement".

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     The members of the Company entered into the Blackhawk LLC Amended and
Restated Operating Agreement dated as of November 15, 1999 (hereinafter referred
to as the "Operating Agreement") which provided for the initial sale to Flip of
three percent (3%) of the membership interests in the Company (hereinafter
referred to as the "Initial Interest") by the original members of the Company
and the subsequent sale to Flip of thirty and thirty-three hundredths percent
(30.33%) of the membership interests in the Company (hereinafter referred to as
the "Additional Interest") by the original members of the Company.

     Pursuant to that certain Membership Interest Purchase Agreement dated as of
November 15, 1999 by and among David R. Kahnweiler (hereinafter referred to as
"David"), individually and as agent for the other original members of the
Company, and Flip (hereinafter referred to as the "Initial Membership Purchase
Agreement") and pursuant to that certain Assignment and Acceptance of Membership
Interests dated February 11, 2000 by and among David, individually and as agent
for the other original members in the Company, and Flip, Flip acquired the
Initial Interest in the Company from the original members of the Company in
exchange for the sum of Thirty Eight Thousand Eight Hundred Fifty Dollars and No
Cents ($38,850.00).

     Pursuant to that certain letter dated March 29, 2000 from divine to Flip
and the Company, whereby divine validly exercised its option to purchase the
Property ("divineOption") pursuant to paragraph 10 of the Letter Agreement and
deposited with the Company earnest money in the amount of Six Hundred Thousand
Dollars and No Cents ($600,000.00), as required pursuant to the Letter Agreement
and thus divine was required to consummate such purchase on or before April 28,
2000. divine has not purchased the Property and has failed to perform under the
divineOption and the Letter Agreement.

     By letter dated April 28, 2000 to Flip from the Company, the Company
validly exercised the Company Option and thus, Flip was required to purchase the
Additional Interest on May 8, 2000 for a purchase price of One Million Two
Hundred Fifty Thousand Six Hundred Fifty Three Dollars and No Cents
($1,250,653.00.).  Flip has not purchased the Additional Interest and has thus
failed to perform under the Company Option and the Letter Agreement.

     Flip, divine and the Company acknowledge and agree that the forgoing
statements are true and correct and, in consideration of same and of the
agreements hereinafter set forth, the parties hereto have agreed to amend the
divineAgreement as follows:

1.   Purchase of Property.  The Company and divine agree that paragraph 10 of
the Letter Agreement is deleted, and the purchase of the Property by divine
shall be upon the following terms and conditions:

     (i)   The Company will sell to divine interVentures, inc., or its nominee,
           and divine interVentures, inc., or its nominee, shall purchase the
           Property in its absolute "as-is" condition as of the date hereof,
           ordinary wear and tear, acts of divine and of any party acting on
           behalf of divine and casualty excluded, but not subject to any waste

                                       2
<PAGE>

           hereafter committed by the Company, for a purchase price (hereinafter
           referred to as the "Price") of Nine Million Seven Hundred Fifty
           Thousand Dollars and No Cents ($9,750,000.00) plus the amount of
           Reimbursable Costs (as defined below). "Reimbursable Costs" include
           and are limited to all costs expended by the Company on or after July
           1, 1999 and prior to the date that the purchase of the Property by
           divine interVentures, inc., or its nominee, is consummated (said date
           is hereinafter referred to as the "Property Closing Date") excluding
           any Reimbursable Costs which have been reimbursed to the Company by
           divine interVentures, inc. or an affiliate of divine interVentures,
           inc. prior to the Property Closing Date. The parties hereto hereby
           acknowledge and agree that as of June 30, 2000 Reimbursable Costs are
           One Million Sixty Two Thousand Three Hundred Thirty Six Dollars and
           No Cents ($1,062,336.00).

     (ii)  The parties hereto acknowledge that divine interVentures, inc. has
           heretofore paid the Company the Fee in the amount of Four Hundred
           Fifty Thousand Dollars and No Cents ($450,000.00), and agrees, upon
           execution hereof, to pay to the Company the additional sum of One
           Hundred Fifty Thousand Dollars and No Cents ($150,000.00) which sum,
           together with the Fee, is hereinafter referred to as the "Total Fee".
           The Total Fee is earned by the Company upon payment thereof and shall
           not be a credit to the Price or otherwise be refundable to the
           Company for any reason whatsoever.

     (iii) divine interVentures, inc., or its nominee, shall consummate the
           purchase of the Property on or before 5:00 p.m., Chicago time on June
           30, 2000 (hereinafter referred to as the "Last Date"), the parties
           hereto agreeing that time shall be of the essence hereof.
           Notwithstanding the forgoing, divine interVentures, inc. may extend
           the Last Date to a date which is the earlier to occur of: (1) July
           31, 2000; or (2) fifteen (15) days after divine interVentures, inc.
           commences an IPO (hereinafter defined) upon written notice to the
           Company accompanied by an extension fee in the sum of Fifty Thousand
           Dollars and No Cents ($50,000.00) which shall be received by the
           Company on or before June 28, 2000, which extension fee shall be
           deemed earned by the Company upon payment thereof and shall not be a
           credit to the Price or otherwise be refundable to the Company.

     (iv)  At the consummation of the purchase and sale of the Property, the
           Company and Wooton Construction, Ltd. (hereinafter referred to as
           "Wooton") shall convey and assign to divine interVentures, inc. (with
           warranties of title, but without any other warranty or
           representation) all personal property and contract rights held by
           such parties in connection with the Property and its improvement and
           rehabilitation, as set forth on Exhibit "A" attached hereto and by
           this reference incorporated herein. Real estate taxes and other
           expenses of the Property will be prorated as of July 1, 1999, and the
           Company shall provide divine interVentures, inc. with a policy of
           title insurance in the same form, and subject to the same exceptions,
           other than the lien of the mortgage to LaSalle National Bank, as the
           Company held with respect to the

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           Property as of November 15, 1999, except for acts of divine
           interVentures, inc. and any party acting by or through divine
           interVentures, inc. and except for liens due to non-payment by divine
           of any portion of the Indemnified Amount. Notwithstanding anything
           contained herein to the contrary and provided that divine
           interVentures, inc. shall have paid or reimbursed the Company for the
           Indemnified Amount, the Company shall provide all necessary lien
           waivers and contractor statements to the title company so that no
           liens or exceptions for new construction appear on the aforesaid
           owner's title policy as of the Property Closing Date. All costs of
           sale shall be allocated pursuant to local custom.

2.   Indemnified Amount. The parties hereto hereby acknowledge and agree that
the Indemnified Amount is Two Million Four Hundred Twenty Four Thousand Three
Hundred Eight Dollars and No Cents ($2,424,308.00).  Concurrently with the
execution hereof divine and Flip shall pay to Wooton Construction, Ltd. the sum
of One Million Six Hundred Twenty One Thousand Six Hundred Seven Dollars and
Fifty Eight Cents ($1,621,607.58) of the Indemnified Amount, and divine and Flip
shall pay Wooton Construction, Ltd. the balance thereof on the earlier to occur
of: (i) July 15, 2000 and (ii) the Property Closing Date.  The obligations of
divine and Flip under this paragraph 2 are joint and several.

3.   Commission.  Flip, divine and the Company acknowledge that Colliers,
Bennett & Kahnweiler Inc. (hereinafter referred to as "CBK") acted as the sole
broker in connection with the transactions herein contemplated and each party
will pay (and indemnify the other party against claims for) any and all fees and
commissions of any other brokers based on dealings with such brokers by the
indemnifying party. divine shall pay a commission to CBK in the amount of
$646,258.00, all of which shall be paid on the Property Closing Date.

4.   Development Fee.  Flip, divine and the Company acknowledge that CBK and
Smithfield Properties, LLC have provided certain development services to Flip
and divine in connection with the Property on or prior to the date hereof.  In
connection therewith: (i) in the event that divine does not consummate the
purchase of the Property on the Last Date and has not, on or before such date
sold a portion of its stock on a public exchange ("IPO"), divine shall pay to
Smithfield Properties, LLC and CBK, jointly, a development fee in the amount of
$200,000.00 on the Last Date; (ii) in the event that divine does not consummate
the purchase of the Property on the Last Date and has, on or before such date
commenced an IPO, divine shall pay to Smithfield Properties, LLC and CBK ,
jointly, a development fee in the amount of $400,000.00 on the Last Date; and
(iii) in the event that divine  consummates the purchase of the Property divine
shall pay to Smithfield Properties, LLC and CBK , jointly, a development fee in
the amount of $400,000.00 concurrently with such purchase.

5.   Amendment.  The parties hereto agree to execute the First Amendment to
Amended and Restated Operating Agreement to so amend the Amended and Restated
Operating Agreement of the Company in the form attached hereto as Exhibit "B"
and incorporated herein by reference.

6.   Company Option.  The Company and Flip agree that the Company Option is
reinstated, and

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<PAGE>

Flip shall purchase the Additional Interest concurrently upon execution hereof.
To effectuate such purchase, Flip and the Company shall execute and deliver
counterparts of the Assignment and Acceptance of Membership Interests attached
hereto as Exhibit "C" and by this reference incorporated herein.

7.   Indemnity.  Pursuant to the Letter Agreement Flip shall, concurrently upon
execution hereof, execute and deliver the Indemnity in the form attached hereto
as Exhibit "D" and by this reference incorporated herein.

8.   Inspection.  The Company hereby grants to divine, its agents, employees,
and contractors, permission to enter upon the Property for the sole purpose of
making a physical inspection thereof and performing studies and tests thereon,
at divine's sole expense subject to the following:

          (a) divine shall notify the Company in writing of any proposed
testing, boring sampling, or any other inspection procedures and request the
Company's consent thereto. In the event that the Company objects to the
inspection procedures proposed by divine, divine shall revise such procedures as
required in order to obtain the Company's approval thereof. In the event that
the Company does not object to the inspection procedures within three (3) days
after receipt of written notice from divine, the Company shall be deemed to have
agreed to the inspection procedures. divine shall schedule the inspection
procedures so that the Company's representative may observe such inspections.

          (b) divine shall conduct such inspections at reasonable times of the
day.

          (c) divine shall restore the Property to substantially the same
condition existing prior to the commencement of its inspections.

          (d) divine shall provide the Company with copies of any and all data,
results, conclusions, and reports generated as a result of or during divine's
inspections.

          (e) Notwithstanding anything herein contained to the contrary, divine
acknowledges that for the purposes of the divineAgreement the Company has not
made any representations or warranties to divine and divine shall examine and
investigate to the full satisfaction of divine the Property and divine has not
and shall not rely upon any information or statement provided to divine by the
Company or any agent, attorney, employee, or representative of the Company.

          (f) divine does hereby agree to  indemnify, defend and hold the
Company harmless from any and all damage to property or injury or death to
persons, and from any and all claims, actions, or liabilities arising out of
divine's inspection, including without limitation reasonable attorneys' fees.

          (g) Prior to entering upon the Property, divine shall, at its sole
cost and expense,

                                       5
<PAGE>

procure and keep in force and effect during the entire term of the
divineAgreement, as modified hereby a comprehensive general liability insurance
policy, including insurance against assumed or contractual liability under the
divineAgreement, with respect to all of divine's activities in, on or about the
Property. The limits of such policy with respect to personal liability and
property damage shall be not less than $3,000,000.00 combined single limit. The
Company shall be listed as an additional named insured on such policy and a copy
of such policy or an ACORD form 27 certificate shall be delivered to the Company
prior to divine's entry on the Property. The insurer under such policy shall
agree not to cancel, materially change or fail to renew the coverage provided by
such policy, without first giving the Company thirty (30) business days' advance
written notice.

          (h) The Company does not assume any risk, liability, or responsibility
or duty of care as to divine, its employees, agents, or contractors when on the
Property to conduct it physical inspection. divine acknowledges and agrees that
divine, its employees, agents, or contractors enter the Property and conduct
their investigation thereon at their own risk.

          (i) divine acknowledges that notwithstanding any investigation or
inspection, divine shall purchase the Property in its "as-is" condition as of
the date hereof, ordinary wear and tear, acts of divine and of any party acting
on behalf of divine and casualty excluded, but not subject to any waste
hereafter committed by the Company.

9.   Exhibits.  Exhibits A, B, C and D attached hereto are incorporated herein
by this reference.

10.  Interest.  All amounts payable by Flip or divine hereunder shall bear
interest from the date due until the date paid at an annual rate of interest
equal to twelve percent (12%) per annum.

11.  All Agreements.  To the extent of any conflict between the terms of this
letter agreement and the terms of the divineAgreement, the terms of this letter
agreement shall govern and control and as so amended hereby the divineAgreement
shall is in full force and effect.

12.  Acceptance.  Kindly execute the enclosed copy of this letter to evidence
your agreement hereto.

Very truly yours,

     Blackhawk LLC

     By:  /s/ David Kahnweiler
          ____________________________
          David Kahnweiler, Manager

     By:  /s/ W. Harris Smith
          ____________________________
          W. Harris Smith, Manager

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<PAGE>

     By:  /s/ Andrew J. Filipowski
          ____________________________
          Andrew J. Filipowski, Manager

The undersigned hereby agree to the foregoing as of the day and year first above
written.

          /s/ Andrew J. Filipowski
          __________________________________
          Andrew J. Filipowski, individually

divine interVentures, inc.,
a Delaware corporation

By:    /s/ Michael P. Cullinane
       _____________________________
Name:  Michael P. Cullinane
       _____________________________
Title: Executive V.P. & CFO
       _____________________________

                                       7
<PAGE>

                                   EXHIBIT A
                                   ---------

                     PERSONAL PROPERTY AND CONTRACT RIGHTS
                     -------------------------------------

     All personal property located on the Property owned by the Company and all
contract rights owned by the Company relating to the Property.

                            EXHIBIT A PAGE 1 OF 1
<PAGE>

EXHIBIT B

                                 BLACKHAWK LLC
          FIRST AMENDMENT TO AMENDED AND RESTATED OPERATING AGREEMENT

     THIS FIRST AMENDMENT TO AMENDED AND RESTATED OPERATING AGREEMENT is made
and entered into as of the 26th day of May, 2000 by and between the Persons
identified in the signature section hereof.

                              W I T N E S S E T H:

     WHEREAS, Lawrence M. Gritton, as the Organizer, filed Articles of
Organization for Blackhawk LLC (hereinafter referred to as the "Company") with
the Secretary of State of Illinois on October 14, 1998.; and

     WHEREAS, the Members of Blackhawk LLC did enter into that certain Operating
Agreement of Blackhawk  LLC dated the 1st day of January, 1999, but effective as
of the 14th day of October, 1998 which was amended By Amended and Restated
Operating Agreement made and entered into as of the 15/th/ day of November, 1999
( said Operating Agreement as so amended and restated is hereinafter referred to
as the "Operating Agreement"); and

     WHEREAS, the Operating Agreement provides that same can be amended by
Members owing an Approval Interest (as such terms are therein defined) and the
Persons identified in the signature section hereof now constitute Members of the
Company who hold an Approval Interest, and such Persons desire to further amend
the Operating Agreement.

                              W I T N E S S E T H:

     NOW, THEREFORE, the parties hereto incorporate the forgoing recitals into
this First Amendment to Amended and Restated Operating Agreement, acknowledge
and agree that they hold an Approval Interest in the Company and agree that the
Operating Agreement shall be amended as follows, it being understood that all
terms defined in the Operating Agreement shall carry the same definitions when
used herein:

                           EXHIBIT B - PAGE 1 OF 3
<PAGE>

     1.   Section 5.2.  Section 5.2 of the Operating Agreement shall be amended
to provide that  Managers need not be Members of the Company.

     2.   Article I.  Paragraphs (m), (n) and (ab) of Article I of the Operating
Agreement are hereby deleted and replaced with the following paragraphs (m), (n)
and (ab).

               (m) "Flip Agreement" shall mean: (i) that certain letter
          agreement dated July 1, 1999 attached hereto as Exhibit "B" and by
          this reference incorporated herein (hereinafter referred to as the
          "Letter Agreement") ; (ii) that certain Letter Agreement dated January
          __, 2000, (hereinafter referred to as the "Indemnity") whereby dvi, as
          hereinafter defined, and Flip, as hereinafter defined, acknowledged
          that, although divine had not exercised the option to lease contained
          in the Letter Agreement, divine and Flip requested that the Company
          proceed with the rehabilitation and development of the improvements
          located on the Property, and, in order to induce the Company to so
          proceed and incur various expenses, both Flip and dvi, jointly and
          severally, indemnified the Company for certain costs as therein set
          forth; (iii) that certain Letter Agreement dated February 28, 2000
          between the Company, Flip and dvi which extended the time in which
          divine may exercise the option to lease or purchase the Property
          through a period ending March 31, 2000 and to modify the Indemnity to
          increase the limitation on the joint and several liability of Flip and
          dvi to the Company and to provide a time for payment thereof; (iv)
          that certain letter dated March 29, 2000 from dvi to Flip and the
          Company, whereby dvi validly exercised its option to purchase the
          Property; and (v) that certain letter dated April 28, 2000 to Flip
          from the Company, whereby the Company validly exercised the an option
          requiring Flip to consummate the Total Flip Purchase on May 8, 2000
          for a purchase price of One Million Two Hundred Fifty Thousand Six
          Hundred Fifty Three Dollars and No Cents ($1,250,653.00).

               (n) "Initial Flip Purchase" shall mean the purchase of a three
          percent (3%) Membership Interest in the Company by Andrew J. Flipowski
          pursuant to Paragraph 1 of the Letter Agreement.

               (ab) "Total Flip" Purchase shall mean the purchase of a Thirty
          and Thirty-Three One-Hundredths Percent (30.33%) Membership Interest
          in the Company by Andrew Flipowski pursuant to Paragraph 9 of the
          Letter Agreement.

     3.   Section 9.4.  Section 9.4(b)(2) of the Operating Agreement is hereby
deleted in its entirety.

     4.   Ratification.  Except as modified herein, the terms, conditions and
covenants of the Operating Agreement shall remain unchanged and otherwise in
full force and effect, and are

                           EXHIBIT B - PAGE 2 OF 3
<PAGE>

hereby ratified and affirmed. All prior acts of the Company are hereby ratified
and confirmed.

     5.   Binding Effect.  Except as modified herein, the terms, conditions and
covenants of the Operating Agreement shall remain in full force and effect.  The
paragraph headings herein contained are for convenience and shall not be deemed
to govern or control the substance hereof.

     6.   Governing Law.  This Agreement shall be governed and construed under
the laws of the State of Illinois.

     IN WITNESS WHEREOF, this First Amendment to Amended and Restated Operating
Agreement is executed as of the day and year set forth above.

                              The Pooba Trust

                              By:________________________________
                                 Benjamin J. Randall, trustee

                              ___________________________________
                              David R. Kahnweiler

                              ___________________________________
                              William M. Fausone

                              ________________________________
                              Andrew J. Flipowski

                           EXHIBIT B - PAGE 3 OF 3
<PAGE>

                                   EXHIBIT C
                                   ---------

               ASSIGNMENT AND ACCEPTANCE OF MEMBERSHIP INTERESTS
               -------------------------------------------------

     This Assignment and Acceptance of Membership Interests (this "Assignment")
is dated as of the ___ day of May, 2000, by and among David R. Kahnweiler,
individually and as agent for the other "Current Owners" (hereinafter defined),
and Andrew J. Filipowski ("Flip").

                                   Recitals:
                                   --------

     WHEREAS, David R. Kahnweiler, Henry E. Mawicke, Jeffrey F. Kahan, William
M. Fausone, James B. Planey, Joseph J. Dvorak, T. Andrew Sexson, Debra L.
Schwartz, Gerald T. Cernick, J. Louis DeSanto, Jack H. Rosenberg, David A.
Bercu, Jeffrey J. Kapcheck, James Bower, John P. Noonan, Solomon Weisgal
Investment Associates, The Pooba Trust, The Clown Trust, Robert Buono, Benjamin
J. Randall and Stanley Nitzberg (referred to herein individually as an "Original
Owner" and collectively as the "Original Owners") are members of a limited
liability company organized under the laws of the State of Illinois and known as
Blackhawk LLC, an Illinois limited liability company ("Company"), pursuant to a
certain Amended and Restated Operating Agreement dated as of November 15, 1999
(as amended and restated, the "Operating Agreement"); and

     WHEREAS, the Original Owners conveyed to Flip three percent (3%) of the
membership interests in the Company pursuant to an Assignment and Acceptance of
Membership Interests dated February 11, 2000; and

     WHEREAS, pursuant to that certain Letter Agreement ("Letter") by and
between the Company, Flip, and devine interVentures, inc. dated July 1, 1999,
the Company was granted the option (the "Option") to require Flip to purchase
and accept, thirty and thirty-three hundredths percent (30.33%) of the
membership interests in the Company, contributed pro rata by each Original Owner
(the "Additional Transferred Interest") such that following said transfer Flip
will own thirty-three and thirty-three hundredths percent (33.33%); and

     WHEREAS, by letter dated April 28, 2000 the Company exercised the Option;
and

     WHEREAS, pursuant to Paragraph 10.3 of the Operating Agreement, the
Original Owners authorize David R. Kahnweiler to act as the agent of the
Original Owners to take all action necessary to sell and convey to Flip the
Additional Transferred Interest.

     NOT THEREFORE, for and in consideration of the sum of One Million Two
Hundred Fifty

                           EXHIBIT C - PAGE 1 OF 3
<PAGE>

Thousand Six Hundred Fifty Three Dollars and No Cents ($1,250,653.00), in hand
paid, and other good and valuable consideration, the receipt, adequacy and
sufficiency of which is hereby acknowledged, Original Owners and Flip agree as
follows:

     1.   Assignment.  Original Owners hereby transfer to Flip the Additional
Transferred Interest, without warranty or representation, except as expressly
provided in this Assignment.  The Assignment is effect as of the date hereof.

     2.   Acceptance and Assumption.  Flip hereby accepts the Additional
Transferred Interest and assumes all of Original Owners' obligations under the
Operating Agreement, to the extent applicable to the Additional Transferred
Interest and to the extent arising on or after the date hereof.

     3.   Representations.  The Original Owners, jointly and severally, as
applicable, represent to Flip as of the date hereof as follows:

     (a) Company is a limited liability company duly organized, validly existing
and in good standing under the laws of the State of Illinois, and is authorized
to exercise its limited liability company power and authority to own, lease,
sell or otherwise develop the property commonly referred to as 1132 Blackhawk
Street, Chicago, Illinois and to carry on its business as now conducted.  The
Company is duly qualified to do business and is in good standing in Illinois.

     (b) The capital of the company consists of one hundred percent (100%) of
the Membership Interests, all of which Membership Interests are outstanding.
All such Membership Interests are fully paid.  Except as set forth in the
Letter, there are no authorized or outstanding options, rights, preemptive
rights, agreements, contracts, commitments, or any other rights or claims of any
character obligating the Company to issue, transfer, or redeem any Membership
Interests.

     4.   Membership Interests.  Upon the execution of this Assignment, the
Membership Interests of the Members shall be as set forth on Exhibit A attached
hereto and made a part hereof by this reference.

     5.   Definitions.  Initially capitalized terms not separately defined
herein shall have the meanings ascribed to them in the Operating Agreement.

     6.   Effective Date.  The acceptance and assumption under this Assignment
is effective as of the date hereof.

                           [execution page follows]

                           EXHIBIT C - PAGE 2 OF 3
<PAGE>

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

ORIGINAL OWNERS:

___________________________________           _____________________________
David R. Kahnweiler, individually             Andrew J. Filipowski
and as agent for the other Original
Owners

                           EXHIBIT C - PAGE 3 OF 3
<PAGE>

                                   EXHIBIT A
                                   ---------

David R. Kahnweiler                                  17.3435%

Henry E. Mawicke                                      1.3333%

Jeffrey F. Kahan                                      1.1733%

William M. Fausone                                    7.1500%

James B. Planey                                        .6667%

Joseph J. Dvorak                                      1.0000%

T. Andrew Sexson                                       .6667%

Debra L. Schwartz                                      .3333%

Gerald T. Cernick                                      .3333%

J. Louis DeSanto                                       .3333%

Jack H. Rosenberg                                      .3333%

David A. Bercu                                        1.0000%

Jeffrey J. Kapcheck                                    .3333%

James Bower                                            .6667%

John P. Noonan                                         .3333%

Solomon Weisgal Investment Associates                  .3333%

The Pooba Trust                                      22.9867%

The Clown Trust                                       3.4467%

Robert Buono                                          2.3000%

Benjamin J. Randall                                   2.3000%

Stanley Nitzberg                                      2.3000%

Andrew J. Filipowski                                 33.3333%
                                                    ---------

                                                    100.0000%
<PAGE>

                                   EXHIBIT D
                                   ---------

                              INDEMNITY AGREEMENT
                              -------------------

          THIS INDEMNITY AGREEMENT (hereinafter referred to as the "Indemnity")
is dated this 26th day of May, 2000, by ANDREW J. FILIPOWSKI (hereinafter
referred to as "Flip") to and for the benefit of DAVID R. KAHNWEILER
(hereinafter referred to as "David") and W. HARRIS SMITH (hereinafter referred
to as "Bill"), in light of the following:

     A.   Flip, divine interVentures, Inc. (hereinafter referred to as "divine")
and Blackhawk LLC (hereinafter referred to as the "Company") have entered into a
certain letter agreement (hereinafter referred to as the "May Agreement") which
incorporates certain agreements relating to the Company and the Property as
defined in the May Agreement; initially capitalized terms not defined herein
shall have the meanings ascribed to such terms in the May Agreement; and

     B.  The Company has entered into a Construction Loan Agreement with LaSalle
National Bank, as lender (hereinafter referred to as "Bank") dated April 22,
1999 to provide the Company Eleven Million Three Hundred Thousand Dollars and No
Cents ($11,300,000.00) of financing (hereinafter referred to as the "Loan"),
copies of which have been provide to Flip (hereinafter referred to as the "Loan
Docs"), which Loan Docs include: (i) a Limited Guaranty, (ii) a Guaranty of
Completion, and (iii) an Environmental Indemnity Agreement (hereinafter
collectively referred to as the "Guarantys") whereby David and Bill have,
jointly and severally, made various guarantees, indemnities and representations
to the Bank in connection with the Loan; and

     C.  The Company has entered into a Construction Loan Agreement with LaSalle
National Bank, as lender, (hereinafter referred to as "Bank") dated April 22,
1999 to provide the Company Eleven Million Three Hundred Thousand Dollars and No
Cents ($11,300,000.00) of financing, (hereinafter referred to as the "Loan")
along with various documents to evidence and secure the Loan, copies of which
have been provided to Flip (hereinafter referred to as the "Loan Docs"), which
Loan Docs include: (i) a Limited Guaranty, (ii) a Guaranty of Completion, and
(iii) an Environmental Indemnity Agreement (hereinafter collectively referred to
as the "Guarantys") whereby David and Bill have, jointly and severally made
various guarantees, indemnities and representations to the Bank in connection
with the Loan; and

     NOW THEREFORE for and inconsideration of the forgoing recitals which are by
this reference incorporated herein, and, in pursuance of the Letter Agreement
which requires Flip to provide this Indemnity, Flip covenants and agrees as
follows:

     1.   Liability.  Flip hereby acknowledges and agrees that it is possible
that, from time to time, either or both of David or Bill may incur liability
under the Guarantys (hereinafter referred to as "Liability").

                           EXHIBIT D - PAGE 1 OF 2
<PAGE>

     2.   Indemnity.  Flip hereby agrees to  indemnify, defend and hold harmless
David and Bill against any Liability and the costs of defense and attorneys fees
(hereinafter referred to as the "Costs") of, and actual liability, if any,
incurred by either or both of David or Bill in connection with a Liability or
asserted Liability to provide the same liability to Flip, David and Bill as if
Flip, David and Bill had executed the Guaranty concurrently on a joint and
several basis. All payments made pursuant to such rights of contribution shall
be made on a current basis, as and when such Costs or Liability are incurred and
paid by either or both of David or Bill. Nothing herein contained shall be
deemed to limit any rights of Bill, David or Flip under section 6.7 of the
Amended and Restated Operating Agreement of the Company, as same may be amended,
to the extent that Bill, David, Flip or any of them incur Liability.

     3.   Payments.  In the event that Flip breaches his obligations hereunder,
the amount required to have been paid shall, following ten (10) days after
written demand therefor by David or Bill, bear interest at a rate of three (3%)
percent over the Bank's "Reference Rate" as defined in the Loan Docs.

     4.   Governing Law.  This Indemnity and the obligations of the Individuals
hereunder shall be interpreted, construed and enforced in accordance with the
laws of the State of Illinois.

     5.   Successors and Assigns.  This Indemnity shall inure to the benefit of
the parties, their beneficiaries, successors, permitted assigns and legal
representatives, and shall be binding upon such parties and/or entities.  Except
as expressly set forth in the preceding sentence, this Indemnity establishes
rights and obligations only as between and among the parties hereto, and shall
not be construed in any manner as granting rights or benefits to any party not a
party to this Indemnity.

     6.   Non-Assignability.  This Indemnity may not be assigned by any party
hereto, without, in each such instance, the written consent of all other parties
hereto.

     7.   Counterparts.  This Indemnity may be executed in one (1) or more
counterparts, each of which shall be an original and all of which together shall
constitute one (1) and the same instrument.

          IN WITNESS WHEREOF, this Indemnity is effective as of the date first
above written.

FLIP:                         ____________________
----                          Andrew J. Filipowski

                           EXHIBIT D - PAGE 2 OF 2

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