Document:

exv10w43

 

Exhibit 10.43

LEASE

 

CROSSINGS COMMERCIAL LLC,

an Illinois limited liability company,

Landlord,

and

Midwest Bank and Trust Company,

Tenant

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TABLE OF CONTENTS

	 	 	 	 	 	 	 	 	 
	ARTICLE	 	 	PAGE	 
	 	 	 	 	 
	 	 	 	 
	 	1.	 	 	TERM
	 	 	1	 
	 	 	 	 	 
	 	 	 	 
	 	2.	 	 	RENT AND SECURITY DEPOSIT
	 	 	1	 
	 	 	 	 	 
	 	 	 	 
	 	3.	 	 	INTENTIONALLY OMITTED
	 	 	2	 
	 	 	 	 	 
	 	 	 	 
	 	4.	 	 	ADDITIONAL RENT
	 	 	2	 
	 	 	 	 	 
	 	 	 	 
	 	5.	 	 	USE OF PREMISES; TENANT COVENANTS
	 	 	4	 
	 	 	 	 	 
	 	 	 	 
	 	6.	 	 	COMMON AREAS
	 	 	5	 
	 	 	 	 	 
	 	 	 	 
	 	7.	 	 	ALTERATIONS
	 	 	6	 
	 	 	 	 	 
	 	 	 	 
	 	8.	 	 	REPAIR
	 	 	6	 
	 	 	 	 	 
	 	 	 	 
	 	9.	 	 	LIENS
	 	 	7	 
	 	 	 	 	 
	 	 	 	 
	 	10.	 	 	ASSIGNMENT AND SUBLETTING
	 	 	7	 
	 	 	 	 	 
	 	 	 	 
	 	11.	 	 	INDEMNIFICATION
	 	 	9	 
	 	 	 	 	 
	 	 	 	 
	 	12.	 	 	INSURANCE
	 	 	9	 
	 	 	 	 	 
	 	 	 	 
	 	13.	 	 	WAIVER OF SUBROGATION
	 	 	10	 
	 	 	 	 	 
	 	 	 	 
	 	14.	 	 	SERVICES AND UTILITIES
	 	 	10	 
	 	 	 	 	 
	 	 	 	 
	 	15.	 	 	HOLDING OVER
	 	 	10	 
	 	 	 	 	 
	 	 	 	 
	 	16.	 	 	SUBORDINATION
	 	 	11	 
	 	 	 	 	 
	 	 	 	 
	 	17.	 	 	REENTRY BY LANDLORD
	 	 	11	 
	 	 	 	 	 
	 	 	 	 
	 	18.	 	 	DEFAULT
	 	 	11	 
	 	 	 	 	 
	 	 	 	 
	 	19.	 	 	REMEDIES
	 	 	12	 
	 	 	 	 	 
	 	 	 	 
	 	20.	 	 	TENANT’S BANKRUPTCY OR INSOLVENCY
	 	 	14	 
	 	 	 	 	 
	 	 	 	 
	 	21.	 	 	QUIET ENJOYMENT
	 	 	15	 
	 	 	 	 	 
	 	 	 	 
	 	22.	 	 	DAMAGE BY FIRE, ETC
	 	 	15	 
	 	 	 	 	 
	 	 	 	 
	 	23.	 	 	EMINENT DOMAIN
	 	 	17	 
	 	 	 	 	 
	 	 	 	 
	 	24.	 	 	SALE BY LANDLORD
	 	 	17	 
	 	 	 	 	 
	 	 	 	 
	 	25.	 	 	ESTOPPEL CERTIFICATES
	 	 	17	 
	 	 	 	 	 
	 	 	 	 
	 	26.	 	 	SURRENDER OF PREMISES
	 	 	17	 

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TABLE OF CONTENTS

(Continued)

	 	 	 	 	 	 	 	 	 
	ARTICLE	 	 	PAGE	 
	 	 	 	 	 
	 	 	 	 
	 	27.	 	 	NOTICES
	 	 	18	 
	 	 	 	 	 
	 	 	 	 
	 	28.	 	 	TAXES PAYABLE BY TENANT
	 	 	18	 
	 	 	 	 	 
	 	 	 	 
	 	29.	 	 	INTENTIONALLY OMITTED
	 	 	19	 
	 	 	 	 	 
	 	 	 	 
	 	30.	 	 	INTENTIONALLY OMITTED
	 	 	19	 
	 	 	 	 	 
	 	 	 	 
	 	31.	 	 	DEFINED TERMS AND HEADINGS
	 	 	19	 
	 	 	 	 	 
	 	 	 	 
	 	32.	 	 	TENANT’S AUTHORITY
	 	 	19	 
	 	 	 	 	 
	 	 	 	 
	 	33.	 	 	COMMISSIONS
	 	 	19	 
	 	 	 	 	 
	 	 	 	 
	 	34.	 	 	TIME AND APPLICABLE LAW
	 	 	19	 
	 	 	 	 	 
	 	 	 	 
	 	35.	 	 	SUCCESSORS AND ASSIGNS
	 	 	20	 
	 	 	 	 	 
	 	 	 	 
	 	36.	 	 	ENTIRE AGREEMENT
	 	 	20	 
	 	 	 	 	 
	 	 	 	 
	 	37.	 	 	EXAMINATION NOT OPTION
	 	 	20	 
	 	 	 	 	 
	 	 	 	 
	 	38.	 	 	RECORDATION
	 	 	20	 
	 	 	 	 	 
	 	 	 	 
	 	39.	 	 	LIMITATION OF LANDLORD’S LIABILITY
	 	 	21	 
	 	 	 	 	 
	 	 	 	 
	EXHIBIT A — PREMISES	 	 	A-1	 
	EXHIBIT B — INITIAL ALTERATIONS	 	 	B-1	 
	EXHIBIT C — RULES AND REGULATIONS	 	 	C-1	 
	EXHIBIT D — PROVISIONS OF DECLARATION	 	 	D-1	 

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RETAIL LEASE

REFERENCE PAGES

	 	 	 
	 
	 	 
	BUILDING:

	 	9650 — 9698 Franklin Avenue_, Franklin Park,
Illinois (also known as the “Retail
Property” in that certain Declaration as
defined in Section 4.1.1 hereof)
	 
	 	 
	LANDLORD:

	 	Crossings Commercial LLC, an
Illinois limited liability company
	 
	 	 
	LANDLORD’S ADDRESS:

	 	4350 DiPaolo Center
	 

	 	Glenview, Illinois 60025
	 
	 	 
	LEASE REFERENCE DATE

	 	_________November 9___, 2005_
	 
	 	 
	TENANT:

	 	___Midwest Bank & Trust Company
	 
	 	 
	TENANT’S ADDRESS:
	 	 
	 
	 	 
	(a) As of beginning of Term:

	 	9668 Franklin Avenue, Franklin Park, IL 60131
	(b) Prior to beginning of Term
(if different):

	 	501 W. North Avenue, Melrose Park, IL 60160
	 
	 	 
	PREMISES IDENTIFICATION:

	 	Space Number H_________(for
outline of Premises, see Exhibit A)
	 
	 	 
	PREMISES AREA:

	 	approximately
_________ 1897.5 sq. ft.
	 
	 	 
	USE:

	 	Banking Facility___
	 
	 	 
	TENANT’S TRADE NAME:

	 	Midwest Bank & Trust Company___
	 
	 	 
	SCHEDULED COMMENCEMENT DATE:

	 	November 15___, 2005_
	 
	 	 
	TERMINATION DATE:

	 	_________, ___
	 
	 	 
	TERM OF LEASE:

	 	Initial Term- 5 years and 0 months beginning
on the Commencement Date and ending on the
Termination Date (unless sooner terminated
pursuant to the Lease)
	 
	 	 
	 

	 	First Option — One additional Five Year
Period after the Initial Term
	 
	 	 
	 

	 	Second Option — One Additional Renewal Term
(5 years) per Exhibit E
	 
	 	 
	ANNUAL RENT (Article 2):

	 	Initial Term — 1st Year
$37,944.00; 2nd Year $39,300.00;
3rd Year $40,260.00;
4th Year $41,460.00;
5th Year $42,708.00. In the
event that any of the commercial space is
rented during the initial rent up to others
at a rent of less than $20 annual per square
foot, Tenant’s rent will be adjusted down to
match that rate.
	 
	 	 
	 

	 	First Option Term — 1st Year
escalated 3% from the last year of the
Initial Term; subsequent years each
escalated 3% from the prior year’s rent
	 
	 	 
	 

	 	Additional Renewal Term— Per Exhibit E
	 
	 	 
	INITIAL MONTHLY INSTALLMENT OF
ANNUAL RENT (Article 2):

	 	1st year $3,162.00;
2nd Year $3,275.00;
3rd Year $3,355.00;
4th Year $3,455.00;
5th Year $3,559.00
	 
	 	 
	TENANT’S PROPORTIONATE SHARE:

	 	___10.30___%
	 
	 	 
	SECURITY DEPOSIT:

	 	$___6,324.00____________
	 
	 	 
	ASSIGNMENT/SUBLETTING FEE

	 	$___5,000.00____________
	 
	 	 
	REAL ESTATE BROKER DUE COMMISSION:

	 	___Price and Associates____________

	 	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 

	 	 	 	Initials
	CROSSINGS FORM LEASE — NO PERCENTAGE RENT	 	 
	 

	 	iii	 	 

 

 

The Reference Page information is incorporated into and made a part of the Lease. In the
event of any conflict between any Reference Page information and the Lease, the Lease shall
control. This Lease includes Exhibits A through D, all of which are made a part of this Lease.

	 	 	 	 	 	 	 	 	 
	LANDLORD:

	 	 	 	 
	 	TENANT:	 	 
	 
	 	 	 	 	 	 	 	 
	Crossings Commercial LLC,

	 	 	 	 	 	 
	an Illinois limited liability company

	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	By:

	 	/s/ Angelo DiPaolo
	 	 	 	By:
	 	/s/ Bruno P. Costa
	 

	 	 
	 	 	 	 	 	 
	 

	 	Its: Manager
	 	 	 	Title:
	 	Executive Vice President
	 
	 	 	 	 	 	 	 	 
	Dated:

	 	December 29, 2005
	 	 	 	Dated:
	 	December 29, 2005
	 

	 	 
	 	 	 	 	 	 

CROSSINGS FORM LEASE — NO PERCENTAGE RENT

 

 

LEASE

      By this Lease Landlord leases to Tenant and Tenant leases from Landlord the Premises in the
Building as set forth and described on the Reference Page. The Reference Page, including all terms
defined thereon, is incorporated as part of this Lease.

1. TERM.

      1.1 The Term of this Lease shall begin on the date (“Commencement Date”) which shall be the
later of the Scheduled Commencement Date as shown on the Reference Page and the date that Landlord
shall tender possession of the Premises to Tenant. Landlord and Tenant shall execute a memorandum
setting forth the actual Commencement Date and Termination Date.

      1.2 Tenant agrees that in the event of the inability of Landlord to deliver possession of the
Premises on the Scheduled Commencement Date, Landlord shall not be liable for any damage resulting
from such inability, but Tenant shall not be liable for any rent until the time when Landlord can,
after notice to Tenant, deliver possession of the Premises to Tenant. No such failure to give
possession on the Scheduled Commencement Date shall affect the other obligations of Tenant under
this Lease, except that if Landlord is unable to deliver possession of the Premises within one
hundred twenty (120) days of the Scheduled Commencement Date (other than as a result of strikes,
shortages of materials or similar matters beyond the reasonable control of Landlord and Tenant is
notified by Landlord in writing as to such delay), Tenant shall have the option to terminate this
Lease unless said delay is as a result of: (a) Tenant’s failure to agree to plans and
specifications; (b) Tenant’s request for materials, finishes or installations other than Landlord’s
standard except those, if any, that Landlord shall have expressly agreed to furnish without
extension of time agreed by Landlord; (c) Tenant’s change in any plans or specifications; or, (d)
performance or completion by a party employed by Tenant. If any delay is the result of any of the
foregoing, the Commencement Date and the payment of rent under this Lease shall be accelerated by
the number of days of such delay.

      1.3 In the event Landlord shall permit Tenant to occupy the Premises prior to the Commencement
Date, such occupancy shall be subject to all the provisions of this Lease. Said early possession
shall not advance the Termination Date.

2. RENT AND SECURITY DEPOSIT.

      2.1 Tenant agrees to pay to Landlord the Annual Rent in effect from time to time by paying the
Monthly Installment of Rent then in effect on or before the first day of each full calendar month
during the Term, except that the first month’s payable rent shall be paid upon the execution of
this Lease. The Monthly Installment of Rent in effect at any time shall be one-twelfth of the
Annual Rent in effect at such time. Rent for any period during the Term which is less than a full
month shall be a prorated portion of the Monthly Installment of Rent based upon a thirty (30) day
month. Said rent shall be paid to Landlord, without deduction or offset and without notice or
demand, at the Landlord’s address, as set forth on the Reference Page, or to such other person or
at such other place as Landlord may from time to time designate in writing.

      2.2 Intentionally Omitted.

      2.3 Intentionally Omitted.

      2.4 Intentionally Omitted.

	 	 	 
	 
	 	 
	 

	 	 
	 

	 	Initials
	CROSSINGS FORM LEASE — NO PERCENTAGE RENT
	 	 

 

 

      2.5 Tenant recognizes that late payment of any rent or other sum due under this Lease will
result in administrative expense to Landlord, the extent of which additional expense is extremely
difficult and economically impractical to ascertain. Tenant therefore agrees that if rent or any
other sum is not paid when due and payable pursuant to this Lease, a late charge shall be imposed
in an amount equal to the greater of: (a) Fifty Dollars ($50.00), or (b) a sum equal to five
percent (5%) per month of the unpaid rent or other payment. The amount of the late charge to be
paid by Tenant shall be reassessed and added to Tenant’s obligation for each successive monthly
period until paid. The provisions of this Section 2.5 in no way relieve Tenant of the obligation
to pay rent or other payments on or before the date on which they are due, nor do the terms of this
Section 2.5 in any way affect Landlord’s remedies pursuant to Article 19 of this Lease in the event
said rent or other payment is unpaid after date due.

      2.6 Tenant shall deposit the Security Deposit with Landlord upon the execution of this Lease.
Said sum shall be held by Landlord as security for the faithful performance by Tenant of all the
terms, covenants and conditions of this Lease to be kept and performed by Tenant and not as an
advance rental deposit or as a measure of Landlord’s damage in case of Tenant’s default. If Tenant
defaults with respect to any provision of this Lease, Landlord may use any part of the Security
Deposit for the payment of any rent or any other sum in default, or for the payment of any amount
which Landlord may spend or become obligated to spend by reason of Tenant’s default, or to
compensate Landlord for any other loss or damage which Landlord may suffer by reason of Tenant’s
default. If any portion is so used, Tenant shall within five (5) days after written demand
therefore, deposit with Landlord an amount sufficient to restore the Security Deposit to its
original amount and Tenant’s failure to do so shall be a material breach of this Lease. Except to
such extent, if any, as shall be required by law, Landlord shall not be required to keep the
Security Deposit separate from its general funds, and Tenant shall not be entitled to interest on
such deposit. If Tenant shall fully and faithfully perform every provision of this Lease to be
performed by it, the Security Deposit or any balance thereof shall be returned to Tenant at such
time after termination of this Lease when Landlord shall have determined that all of Tenant’s
obligations under this Lease have been fulfilled.

3. INTENTIONALLY OMITTED.

4. ADDITIONAL RENT.

      4.1 Tenant shall pay as additional rent for each Lease Year Tenant’s Proportionate Share of
Common Area Maintenance (CAM) and Taxes incurred for such Lease Year.

          4.1.1 “CAM” shall be defined as: all direct costs of operation, maintenance, repair and
management of the Building, as determined in accordance with generally accepted accounting
principles, including the following costs by way of illustration, but not limitation: insurance
charges relating to all insurance policies and endorsements deemed by Landlord to be reasonably
necessary or desirable for the protection, preservation or operation of all or any part of the
Building; utility costs for all parts of the Building shared in common by tenants of the Building
and tenants’ utility costs to the extent not separately metered such as heat, light, power, steam,
gas, waste disposal, water and sewer; the cost of security and alarm services (including any
central station signaling system); the cost of maintaining, repairing and replacing any heating,
ventilating and air conditioning systems not otherwise being paid for by tenants; assessments
levied pursuant to the Declaration of Easements, Restrictions and Covenants for The Crossings at
Franklin Station (The “Declaration”); the cost of maintaining and repairing any exterior stairway,
truck way, loading dock, package pick-up station, pedestrian sidewalk and ramp; the cost of
maintaining, repairing, operating and policing the Building and its appurtenances and equipment,
including, without limitation, common signage, exterior window cleaning costs; labor costs; all
management costs including: management fees, if any; employee benefits and payroll taxes;
accounting and legal fees; material costs; equipment costs, including the cost of service
agreements on equipment; tool costs; the costs of licenses, permits and inspection fees, and any
sales, use or service taxes incurred in connection therewith. Excluded are amounts chargeable to
specific tenants of the Building and amounts resulting from structural replacements to the exterior
of the Building

	 	 	 
	 
	 	 
	 

	 	 
	 

	 	Initials
	CROSSINGS FORM LEASE — NO PERCENTAGE RENT
	 	 

2

 

which are normally chargeable to capital account under sound accounting principles. CAM shall
not include depreciation or amortization of the Building or equipment in the Building except as
provided herein, loan principal payments, costs of alterations of tenants’ premises, leasing
commissions, interest expenses on long-term borrowings, advertising costs or management salaries
for executive personnel other than personnel located at the Building. In addition, Landlord shall
be entitled to amortize and include as an additional rental adjustment: (i) an allocable portion of
the cost of capital improvement items which are reasonably calculated to reduce operating expenses;
(ii) fire sprinklers and suppression systems and other life safety systems; and (iii) other capital
expenses which are required under any governmental laws, regulations or ordinances which were not
applicable to the Building at the time it was constructed. All such costs shall be amortized over
the reasonable life of such improvements in accordance with such reasonable life and amortization
schedules as shall be determined by Landlord in accordance with generally accepted accounting
principles, with interest on the unamortized amount at one percent (1%) in excess of the prime
lending rate announced from time to time as such by The Northern Trust Company of Chicago,
Illinois.

          4.1.2 “Taxes” shall be defined as: Real estate taxes and any other taxes, charges and
assessments which are payable with respect to the Building or the land appurtenant to the Building,
or with respect to any improvements, fixtures and equipment or other property of Landlord, real or
personal, located in the Building and used in connection with the operation of the Building and
said land, and all fees, expenses and costs incurred by Landlord in investigating, protesting,
contesting or in any way seeking to reduce or avoid increase in any assessments, levies or the tax
rate pertaining to any Taxes to be paid by Landlord in any Lease Year. Taxes shall not include any
corporate franchise, or estate, inheritance or net income tax, or tax imposed upon any transfer by
Landlord of its interest in this Lease or the Building.

      4.2 The annual determination of CAM shall be made by Landlord and certified to Tenant. Tenant
may review the books and records supporting such determination in the office of Landlord, or
Landlord’s agent, during normal business hours, upon giving Landlord five (5) days advance written
notice within sixty (60) days after receipt of such determination, but in no event more often than
once in any one year period.

      4.3 Prior to the actual determination thereof for a Lease Year, Landlord may from time to time
estimate Tenant’s liability for CAM and/or Taxes under Section 4.1, Article 7 and Article 28 for
the Lease Year or portion thereof. Landlord will give Tenant written notification of the amount of
such estimate and Tenant agrees that it will pay, by increase of its Monthly Installments of Rent
due in such Lease Year, additional rent in the amount of such estimate. Any such increased rate of
Monthly Installments of Rent pursuant to this Section 4.3 shall remain in effect until further
written notification to Tenant pursuant hereto.

      4.4 When the above mentioned actual determination of Tenant’s liability for CAM and/or Taxes
is made in any Lease Year and when Tenant is so notified in writing, then:

          4.4.1 If the total additional rent Tenant actually paid pursuant to Section 4.2 on account of
CAM and/or Taxes for the Lease Year is less than Tenant’s liability for CAM and/or Taxes, then
Tenant shall pay to Landlord such deficiency as additional rent in one lump sum within thirty (30)
days of receipt of Landlord’s bill therefore; and

          4.4.2 If the total additional rent Tenant actually paid pursuant to Section 4.2 on account of
CAM and/or Taxes for the Lease Year is more than Tenant’s liability for CAM and/or Taxes, then
Landlord shall credit the difference against the then next due payments to be made by Tenant under
this Article 4.

      4.5 If the Commencement Date is other than January 1 or if the Termination Date is other than
December 31, Tenant’s liability for CAM and Taxes for the Lease Year in which said date occurs
shall be prorated based upon a three hundred sixty-five (365) day year.

	 	 	 
	 
	 	 
	 

	 	 
	 

	 	Initials
	CROSSINGS FORM LEASE — NO PERCENTAGE RENT
	 	 

3

 

5. USE OF PREMISES; TENANT COVENANTS.

      5.1 Tenant shall in good faith continuously throughout the Term of this lease conduct and
carry on in the entire Premises under Tenant’s Trade Name the type of business described on the
Reference Page and shall not conduct or carry on any other business.

      5.2 Tenant shall comply with all governmental laws, ordinances and regulations applicable to
the use of the Premises and its occupancy and shall promptly comply with all governmental orders
and directions for the correction, prevention and abatement of any violations in or upon, or in
connection with, the Premises, all at Tenant’s sole expense.

      5.3 Tenant shall operate its business in a dignified manner and in accordance with high
standards of a store operation so as to maintain a character in keeping with the rest of Building,
and shall, at all times when the Premises are open for business to the public, keep the Premises
properly equipped with fixtures, stocked with an adequate supply of merchandise and attended by
adequate personnel.

      5.4 In the event that at any time during the Term, or any extension or renewal thereof, Tenant
should vacate, abandon, or desert the Premises or cease operating the store therein, then, in any
such event, Tenant shall be in default hereunder and Landlord shall have all rights and remedies
provided under Article 19.

      5.5 Tenant will light any electric signs and keep the display windows in the Premises well
lighted during such times as the level of light outside the Premises is less than 10 foot candles
of natural light, and shall keep such signs and display windows lit until at least one-half hour
after Tenant’s close of business each day. Tenant shall not, without Landlord’s prior written
consent: (i) make any changes to the store front of the Premises; (ii) install any exterior
lighting, decorations, painting, awnings, canopies and the like; or (iii) erect or install any
signs, window or door lettering, placards, decoration or advertising media of any type which is
visible from the exterior of the Premises, excepting only dignified displays of customary type for
its display windows. No handwritten signs shall be permitted.

      5.6 Tenant agrees to comply with and observe the rules and regulations shown on Exhibit C.
Tenant’s failure to keep and observe said rules and regulations shall constitute a breach of the
terms of this Lease as if the same were contained herein as covenants. Landlord reserves the right
from time to time to amend or supplement said rules and regulations. Notice of such amendments and
supplements shall be given to Tenant and Tenant agrees to comply with and observe all such rules
and regulations, as revised.

      5.7 Tenant shall not do or permit anything to be done in or about the Premises which will in
any way obstruct or interfere with the rights of other tenants or occupants of the Building or
injure, annoy, or disturb them or allow the Premises to be used for any improper, immoral,
unlawful, or objectionable purpose. Tenant shall not do, permit or suffer in, on, or about the
Premises the sale of any alcoholic liquor without the written consent of Landlord first obtained,
or the commission of any waste. Tenant shall not do or permit anything to be done on or about the
Premises or bring or keep anything into the Premises which will in any way increase the rate of,
invalidate or prevent the procuring of any insurance protecting against loss or damage to the
Building or any of its contents by fire or other casualty or against liability for damage to
property or injury to persons in or about the Building or any part thereof; and shall cooperate
with Landlord’s insurance representatives.

      5.8 Tenant may install at Tenant’s expense exterior signs conforming to the general
appearance of other signs in the Building and the sign criteria established by Landlord from time
to time in writing. Tenant shall at all times keep all signs in accordance with Landlord’s sign
criteria and in good condition, proper operating order and in accordance with all applicable
government regulations. Use of the roof of the Premises is reserved to Landlord and Landlord may
install upon the roof equipment, signs, antenna, displays and other objects and may construct

	 	 	 
	 
	 	 
	 

	 	 
	 

	 	Initials
	CROSSINGS FORM LEASE — NO PERCENTAGE RENT
	 	 

4

 

additional stories above the Premises, provided any such use does not unreasonably interfere
with Tenant’s occupancy of the Premises. Upon termination of this lease, Tenant shall remove any
signs and repair any damage to the Building caused by the installation and removal thereof, or, at
Landlord’s option, such signs shall become part of the realty and belong to Landlord without
compensation to Tenant with title passing to Landlord under this lease as by a bill of sale.

      5.9 Tenant shall not, and shall not direct, suffer or permit any of its agents, contractors,
employees, licensees or invitees to at any time handle, use, manufacture, store or dispose of in or
about the Premises or the Building any (collectively “Hazardous Materials”) flammables, explosives,
radioactive materials, hazardous wastes or materials, toxic wastes or materials, or other similar
substances, petroleum products or derivatives or any substance subject to regulation by or under
any federal, state and local laws and ordinances relating to the protection of the environment or
the keeping, use or disposition of environmentally hazardous materials, substances, or wastes,
presently in effect or hereafter adopted, all amendments to any of them, and all rules and
regulations issued pursuant to any of such laws or ordinances (collectively “Environmental Laws”),
nor shall Tenant suffer or permit any Hazardous Materials to be used in any manner not fully in
compliance with all Environmental Laws, in the Premises or the Building and appurtenant land or
allow the environment to become contaminated with any Hazardous Materials. Notwithstanding the
foregoing, and subject to Landlord’s prior consent, Tenant may handle, store, use or dispose of
products containing small quantities of Hazardous Materials (such as aerosol cans containing
insecticides, toner for copiers, paints, paint remover and the like) to the extent customary and
necessary for the use of the Premises for general office purposes; provided that Tenant shall
always handle, store, use, and dispose of any such Hazardous Materials in a safe and lawful manner
and never allow such Hazardous Materials to contaminate the Premises, Building and appurtenant land
or the environment. Tenant shall protect, defend, indemnify and hold each and all of the Landlord
Entities (as defined in Article 31) harmless from and against any and all loss, claims, liability
or costs (including court costs and attorney’s fees) incurred by reason of any actual or asserted
failure of Tenant to fully comply with all applicable Environmental Laws, or the presence,
handling, use or disposition in or from the Premises of any Hazardous Materials (even though
permissible under all applicable Environmental Laws or the provisions of this Lease), or by reason
of any actual or asserted failure of Tenant to keep, observe, or perform any provision of this
Section 5.9.

      5.10 Tenant shall comply with the covenants of the Declaration which are paraphrased on
Exhibit D attached hereto and made a part hereof.

6. COMMON AREAS.

      Subject to Landlord’s rights under Article 17 and the rules and regulations set forth in
Exhibit C, Tenant, and its licensees, concessionaires, employees and customers (for purposes of
this Section, collectively “Tenant”) shall have the non-exclusive right to use the “Common Areas”
(which shall be defined as the areas of the Building other than tenants’ premises, as constituted
from time to time), in common with Landlord, other tenants of the Building and other persons
entitled to use the same. Tenant shall not interfere with the rights of other persons to use the
Common Areas. Landlord may temporarily close parts of the Common Areas for such periods of time as
may be necessary for (i) temporary use as a work area in connection with the construction of
improvements within the Building or contiguous property, (ii) repairs or alterations in or to the
Common Areas or to any utility type facilities, (iii) preventing the public from obtaining
prescriptive rights in or to the Common Areas, (iv) security reasons, or (v) doing and performing
such other acts as in the use of good business judgment Landlord shall determine to be appropriate
for the Building, provided however, that Landlord shall use reasonable efforts not to unduly
interfere with or disrupt Tenant’s business. Landlord shall have the right at any time to change
the dimensions of the Building and the arrangement and/or locations of entrances, sidewalks,
landscaped areas, passageways or other parts of the Common Areas and to change the name, number or
designation by which the Building is commonly known.

	 	 	 
	 
	 	 
	 

	 	 
	 

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7. ALTERATIONS.

      7.1 Except for those, if any, specifically provided for in Exhibit B to this Lease, Tenant
shall not make or suffer to be made any alterations, additions, or improvements, including, but not
limited to, the attachment of any fixtures or equipment in, on, or to the Premises or any part
thereof or the making of any improvements as required by Article 8, without the prior written
consent of Landlord. When applying for such consent, Tenant shall, if requested by Landlord,
furnish complete plans and specifications for such alterations, additions and improvements.

      7.2 In the event Landlord consents to the making of any such alteration, addition or
improvement by Tenant, the same shall be made using Landlord’s contractor (unless Landlord agrees
otherwise) at Tenant’s sole cost and expense. If Tenant shall employ any Contractor other than
Landlord’s Contractor and such other Contractor or any Subcontractor of such other Contractor shall
employ any non-union labor or supplier, Tenant shall be responsible for and hold Landlord harmless
from any and all delays, damages and extra costs suffered by Landlord as a result of any dispute
with any labor unions concerning the wage, hours, terms or conditions of the employment of any such
labor. In any event Landlord may charge Tenant a reasonable charge to cover its overhead as it
relates to such proposed work.

      7.3 All alterations, additions or improvements proposed by Tenant shall be constructed in
accordance with all government laws, ordinances, rules and regulations and Tenant shall, prior to
construction, provide the additional insurance required under Article 12 in such case, and also all
such assurances to Landlord, including but not limited to, waivers of lien, surety company
performance bonds and personal guaranties of individuals of substance as Landlord shall require to
assure payment of the costs thereof and to protect Landlord and the Building and appurtenant land
against any loss from any mechanic’s, materialmen’s or other liens. Tenant shall pay in addition
to any sums due pursuant to Article 4, any increase in real estate taxes attributable to any such
alteration, addition or improvement for so long, during the Term, as such increase is
ascertainable; at Landlord’s election said sums shall be paid in the same way as sums due under
Article 4.

      7.4 All alterations, additions, and improvements in, on, or to the Premises made or installed
by Tenant, including carpeting, shall be and remain the property of Tenant during the Term but,
excepting furniture, furnishings, movable partitions of less than full height from floor to ceiling
and other trade fixtures, shall become a part of the realty and belong to Landlord without
compensation to Tenant upon the expiration or sooner termination of the Term, at which time title
shall pass to Landlord under this Lease as by a bill of sale, unless Landlord elects otherwise.
Upon such election by Landlord, Tenant shall upon demand by Landlord, at Tenant’s sole cost and
expense, forthwith and with all due diligence remove any such alterations, additions or
improvements which are designated by Landlord to be removed, and Tenant shall forthwith and with
all due diligence, at its sole cost and expense, repair and restore the Premises to their original
condition, reasonable wear and tear and damage by fire or other casualty excepted.

8. REPAIR.

      8.1 Landlord shall have no obligation to alter, remodel, improve, repair, decorate or paint
the Premises, except as specified in Exhibit B if attached to this Lease and except that Landlord
shall repair and maintain the structural portions of the roof, foundation and exterior wall of the
Building, including the basic plumbing, air conditioning, heating and electrical systems which do
not serve the Premises exclusively. By taking possession of the Premises, Tenant accepts them as
being in good order, condition and repair and in the condition in which Landlord is obligated to
deliver them. It is hereby understood and agreed that no representations respecting the condition
of the Premises or the Building have been made by Landlord to Tenant, except as specifically set
forth in this Lease. Landlord shall not be liable for any failure to make any repairs or to
perform any maintenance unless such failure shall persist for an unreasonable time after written
notice of the need of such repairs or maintenance is given to Landlord by Tenant.

	 	 	 
	 
	 	 
	 

	 	 
	 

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      8.2 Tenant shall, at all times during the Term, keep the Premises in good condition and
repair, including windows, glass and plate glass, doors, skylights and special store entries,
interior walls and finish work, floors and floor coverings, electrical systems and fixtures,
plumbing work and fixtures and heating, ventilating and air conditioning equipment, excepting
damage by fire, or other casualty, and in compliance with all applicable governmental laws,
ordinances and regulations, promptly complying with all governmental orders and directives for the
correction, prevention and abatement of any violations or nuisances in or upon, or connected with,
the Premises, all at Tenant’s sole expense. Tenant shall, at its own cost and expense, enter into
a regularly scheduled preventive maintenance/service contract with a maintenance contractor
approved by Landlord for servicing all heating and air conditioning systems and equipment serving
the Premises (and a copy thereof shall be furnished to Landlord). The service contract must
include all services suggested by the equipment manufacturer in the operation/maintenance manual
and must become effective within thirty (30) days of the date Tenant takes possession of the
Premises. Landlord may, upon notice to Tenant, enter into such a maintenance/ service contract on
behalf of Tenant or perform the work and in either case, charge Tenant the cost thereof along with
a reasonable amount for Landlord’s overhead.

      8.3 Except as provided in Article 22, there shall be no abatement of rent and no liability of
Landlord by reason of any injury to or interference with Tenant’s business arising from the making
of any repairs, alterations or improvements in or to any portion of the Building or the Premises or
to fixtures, appurtenances and equipment in the Building. Except to the extent, if any, prohibited
by law, Tenant waives the right to make repairs at Landlord’s expense under any law, statute or
ordinance now or hereafter in effect.

9. LIENS.

      Tenant shall keep the Premises, the Building and appurtenant land and Tenant’s leasehold
interest in the Premises free from any liens arising out of any services, work or materials
performed, furnished, or contracted for by Tenant, or obligations incurred by Tenant. In the event
that Tenant shall not, within ten (10) days following the imposition of any such lien, either cause
the same to be released of record or provide Landlord with insurance against the same issued by a
major title insurance company or such other protection against the same as Landlord shall accept,
Landlord shall have the right to cause the same to be released by such means as it shall deem
proper, including payment of the claim giving rise to such lien. All such sums paid by Landlord
and all expenses incurred by it in connection therewith shall be considered additional rent and
shall be payable to it by Tenant on demand.

10. ASSIGNMENT AND SUBLETTING.

      10.1 Tenant shall not have the right to assign or pledge this Lease or to sublet the whole or
any part of the Premises whether voluntarily or by operation of law, or permit the use or occupancy
of the Premises by anyone other than Tenant, and shall not make, suffer or permit such assignment,
subleasing or occupancy, without the prior written consent of Landlord, and said restrictions shall
be binding upon any and all assignees of the Lease and subtenants of the Premises. In the event
Tenant desires to sublet, or permit such occupancy of, the Premises, or any portion thereof, or
assign this Lease, Tenant shall give written notice thereof to Landlord at least ninety (90) days
but no more than one hundred eighty (180) days prior to the proposed commencement date of such
subletting or assignment, which notice shall set forth the name of the proposed subtenant or
assignee, the relevant terms of any sublease or assignment and copies of financial reports and
other relevant financial reports and other relevant financial information of the proposed subtenant
or assignee.

      10.2 Notwithstanding any assignment or subletting, permitted or otherwise, Tenant shall at all
times remain directly, primarily and fully responsible and liable for the payment of the rent
specified in this Lease and for compliance with all of its other obligations under the terms,
provisions and covenants of this Lease. Upon the occurrence of an Event of Default, if the
Premises or any part of them are then assigned or sublet, Landlord, in addition to any other
remedies provided in this Lease or provided by law, may, at its option, collect directly from such
assignee or subtenant all rents due and becoming due to Tenant under such assignment or sublease
and apply

	 	 	 
	 
	 	 
	 

	 	 
	 

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such rent against any sums due to Landlord from Tenant under this Lease, and no such
collection shall be construed to constitute a novation or release of Tenant from the further
performance of Tenant’s obligations under this Lease.

      10.3 In addition to Landlord’s right to approve of any subtenant or assignee, Landlord shall
have the option, in its sole discretion, in the event of any proposed subletting or assignment, to
terminate this Lease, or in the case of a proposed subletting of less than the entire Premises, to
recapture the portion of the Premises to be sublet, as of the date the subletting or assignment is
to be effective. The option shall be exercised, if at all, by Landlord giving Tenant written
notice given by Landlord to Tenant within sixty (60) days following Landlord’s receipt of Tenant’s
written notice as required above. If this Lease shall be terminated with respect to the entire
Premises pursuant to this Section, the Term of this Lease shall end on the date stated in Tenant’s
notice as the effective date of the sublease or assignment as if that date had been originally
fixed in this Lease for the expiration of the Term. If Landlord recaptures under this Section only
a portion of the Premises, the rent to be paid from time to time during the unexpired Term shall
abate proportionately based on the proportion by which the approximate square footage of the
remaining portion of the Premises shall be less than that of the Premises as of the date
immediately prior to such recapture. Tenant shall, at Tenant’s own cost and expense, discharge in
full any outstanding commission obligation on the part of Landlord with respect to this Lease, and
any commissions which may be due and owing as a result of any proposed assignment or subletting,
whether or not the Premises are recaptured pursuant to this Section 10.3 and rented by Landlord to
the proposed tenant or any other tenant.

      10.4 In the event that Tenant sells, sublets, assigns or transfers this Lease, Tenant shall
pay to Landlord as additional rent an amount equal to one hundred percent (100%) of any Increased
Rent (as defined below) when and as such Increased Rent is received by Tenant. As used in this
Section, “Increased Rent” shall mean the excess of (i) all rent and other consideration which
Tenant is entitled to receive by reason of any sale, sublease, assignment or other transfer of this
Lease, over (ii) the rent otherwise payable by Tenant under this Lease at such time. For purposes
of the foregoing, any consideration received by Tenant in form other than cash shall be valued at
its fair market value as determined by Landlord in good faith.

      10.5 Notwithstanding any other provision hereof, Tenant shall have no right to make (and
Landlord shall have the absolute right to refuse consent to) any assignment of this Lease or
sublease of any portion of the Premises if at the time of either Tenant’s notice of the proposed
assignment or sublease or the proposed commencement date thereof, there shall exist any uncured
default of Tenant or matter which will become a default of Tenant with passage of time unless
cured, or if the proposed assignee or sublessee is an entity: (a) with which Landlord is already
in negotiation as evidenced by the issuance of a written proposal; (b) is already an occupant of
the Building unless Landlord is unable to provide the amount of space required by such occupant;
(c) is a governmental agency; (d) is incompatible with the character of occupancy of the Building;
or (e) would subject the Premises to a use which would: (i) involve increased personnel or wear
upon the Building; (ii) violate any exclusive right granted to another tenant of the Building;
(iii) require any addition to or modification of the Premises or the Building in order to comply
with building code or other governmental requirements; or, (iv) involve a violation of Section 5.9.
Tenant expressly agrees that Landlord shall have the absolute right to refuse consent to any such
assignment or sublease and that for the purposes of any statutory or other requirement of
reasonableness on the part of Landlord such refusal shall be reasonable.

      10.6 Upon any request to assign or sublet, Tenant will pay to Landlord the
Assignment/Subletting Fee plus, on demand, a sum equal to all of Landlord’s costs, including
attorney’s fees, incurred in investigating and considering any proposed or purported assignment or
pledge of this Lease or sublease of any of the Premises, regardless of whether Landlord shall
consent to, refuse consent, or determine that Landlord’s consent is not required for, such
assignment, pledge or sublease. Any purported sale, assignment, mortgage, transfer of this Lease
or subletting which does not comply with the provisions of this Article 10 shall be void.

      10.7 If Tenant is a corporation, partnership or trust, any transfer or transfers of or change
or changes within any twelve month period in the number of the outstanding voting shares of the
corporation, the general

	 	 	 
	 
	 	 
	 

	 	 
	 

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partnership interests in the partnership or the identity of the persons or entities
controlling the activities of such partnership or trust resulting in the persons or entities owning
or controlling a majority of such shares, partnership interests or activities of such partnership
or trust at the beginning of such period no longer having such ownership or control shall be
regarded as equivalent to an assignment of this Lease to the persons or entities acquiring such
ownership or control and shall be subject to all the provisions of this Article 10 to the same
extent and for all intents and purposes as though such an assignment. Anything in this Section 10
to the contrary notwithstanding, in the event Tenant shall desire to assign this Lease in
connection with the sale of the business being conducted by Tenant at the Premises, Landlord shall
not have the right to terminate this Lease as provided in Section 10.3, and Landlord shall not
unreasonably withhold its consent to any such assignment provided that , in Landlord’s reasonable
judgment, the financial condition of the assignee is at least as good as the financial condition of
the Tenant immediately prior to the assignment. In that regard, Tenant shall furnish to Landlord,
together with its request for approval of an assignment of this Lease to be made in connection
with the sale of the business being conduced by Tenant at the Premises, such financial information
concerning Tenant and the proposed assignee of this Lease in order to enable Landlord to judge the
relative financial condition of the assignee and Tenant.

11. INDEMNIFICATION.

      None of the Landlord Entities shall be liable and Tenant hereby waives all claims against them
for any damage to any property or any injury to any person in or about the Premises or the Building
by or from any cause whatsoever (including without limiting the foregoing, rain or water leakage of
any character from the roof, windows, walls, basement, pipes, plumbing works or appliances, the
Building not being in good condition or repair, gas, fire, oil, electricity or theft), except to
the extent caused by or arising from the gross negligence or willful misconduct of Landlord or its
agents, employees or contractors. Tenant shall protect, indemnify and hold the Landlord Entities
harmless from and against any and all loss, claims, liability or costs (including court costs and
attorney’s fees) incurred by reason of (a) any damage to any property (including but not limited to
property of any Landlord Entity) or any injury (including but not limited to death) to any person
occurring in, on or about the Premises or the Building to the extent that such injury or damage
shall be caused by or arise from any actual or alleged act, neglect, fault, or omission by or of
Tenant, its agents, servants, employees, invitees, or visitors to meet any standards imposed by any
duty with respect to the injury or damage; (b) the conduct or management of any work or thing
whatsoever done by the Tenant in or about the Premises or from transactions of the Tenant
concerning the Premises; (c) Tenant’s failure to comply with any and all governmental laws,
ordinances and regulations applicable to the condition or use of the Premises or its occupancy; or
(d) any breach or default on the part of Tenant in the performance of any covenant or agreement on
the part of the Tenant to be performed pursuant to this Lease. The provisions of this Article
shall survive the termination of this Lease with respect to any claims or liability accruing prior
to such termination.

12. INSURANCE.

      12.1 Tenant shall keep in force throughout the Term: (a) a Commercial General Liability
insurance policy or policies to protect the Landlord Entities against any liability to the public
or to any invitee of Tenant or a Landlord Entity incidental to the use of or resulting from any
accident occurring in or upon the Premises with a limit of not less than $1,000,000.00 per
occurrence and not less than $2,000,000.00 in the annual aggregate, or such larger amount as
Landlord may prudently require from time to time, covering bodily injury and property damage
liability and $1,000,000 products/completed operations aggregate; (b) Business Auto Liability
covering owned, non-owned and hired vehicles with a limit of not less than $1,000,000 per accident;
(c) insurance protecting against liability under Worker’s Compensation Laws with limits at least as
required by statute; (d) Employers Liability with limits of $500,000 each accident, $500,000
disease policy limit, $500,000 disease—each employee; (e) All Risk or Special Form coverage
protecting Tenant against loss of or damage to Tenant’s alterations, additions, improvements,
carpeting, floor coverings, panelings, decorations, fixtures, inventory, plate glass and other
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property situated in or about the Premises to the full replacement value of the property so
insured; and, (f) Business Interruption Insurance with limit of liability representing loss of at
least approximately six months of income.

      12.2 Each of the aforesaid policies shall (a) be provided at Tenant’s expense; (b) name the
Landlord and the Building management company, if any, as additional insureds; (c) be issued by an
insurance company with a minimum Best’s rating of “A:VII” during the Term; and (d) provide that
said insurance shall not be canceled unless thirty (30) days prior written notice (ten days for
non-payment of premium) shall have been given to Landlord; and said policy or policies or
certificates thereof shall be delivered to Landlord by Tenant upon the Commencement Date and at
least thirty (30) days prior to each renewal of said insurance.

      12.3 Whenever Tenant shall undertake any alterations, additions or improvements in, to or
about the Premises (“Work”) the aforesaid insurance protection must extend to and include injuries
to persons and damage to property arising in connection with such Work, without limitation
including liability under any applicable structural work act, and such other insurance as Landlord
shall require; and the policies of or certificates evidencing such insurance must be delivered to
Landlord prior to the commencement of any such Work.

13. WAIVER OF SUBROGATION.

      So long as their respective insurers so permit, Tenant and Landlord hereby mutually waive
their respective rights of recovery against each other for any loss insured by fire, extended
coverage, All Risks or other insurance now or hereafter existing for the benefit of the respective
party but only to the extent of the net insurance proceeds payable under such policies. Each party
shall obtain any special endorsements required by their insurer to evidence compliance with the
aforementioned waiver.

14. SERVICES AND UTILITIES.

      Tenant shall pay for all water, gas, heat, light, power, telephone, sewer, sprinkler system
charges and other utilities and services used on or from the Premises, together with any taxes,
penalties and surcharges or the like pertaining thereto and any maintenance charges for utilities.
If any such services are not separately metered to Tenant, Tenant shall pay such proportion of all
charges jointly metered with other premises as determined by Landlord, in its sole discretion, to
be reasonable. Any such charges paid by Landlord and assessed against Tenant shall be immediately
payable to Landlord on demand and shall be additional rent hereunder. Landlord shall in no event
be liable for any interruption or failure of utility services on or to the Premises.

15. HOLDING OVER.

      Tenant shall pay Landlord for each day Tenant retains possession of the Premises or part
thereof after termination of this Lease by lapse of time or otherwise at the rate (“Holdover Rate”)
which shall be 200% of the greater of: (a) the amount of the Annual Rent for the last period prior
to the date of such termination plus all Rent Adjustments under Article 4; and, (b) the then market
rental value of the Premises as determined by Landlord assuming a new lease of the Premises of the
then usual duration and other terms, in either case prorated on a daily basis, and also pay all
damages sustained by Landlord by reason of such retention. If Landlord gives notice to Tenant of
Landlord’s election to that effect, such holding over shall constitute renewal of this Lease for a
period from month to month or one year, whichever shall be specified in such notice, in either case
at the Holdover Rate, but if the Landlord does not so elect, no such renewal shall result
notwithstanding acceptance by Landlord of any sums due hereunder after such termination; and
instead, a tenancy at sufferance at the Holdover Rate shall be deemed to have been created. In any
event, no provision of this Article 15 shall be deemed to waive Landlord’s right of reentry or any
other right under this Lease or at law.

	 	 	 
	 
	 	 
	 

	 	 
	 

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16. SUBORDINATION.

      Without the necessity of any additional document being executed by Tenant for the purpose of
effecting a subordination, this Lease shall be subject and subordinate at all times to the lien of
any mortgages or deeds of trust now or hereafter placed on, against or affecting the Building,
Landlord’s interest or estate in the Building; provided, however, that if the mortgagee, trustee,
or holder of any such mortgage or deed of trust elects to have Tenant’s interest in this Lease be
superior to any such instrument, then, by notice to Tenant, this Lease shall be deemed superior,
whether this Lease was executed before or after said instrument. Notwithstanding the foregoing,
Tenant covenants and agrees to execute and deliver upon demand such further instruments evidencing
such subordination or superiority of this Lease as may be required by Landlord.

17. REENTRY BY LANDLORD.

      Landlord reserves and shall at all times have the right to re-enter the Premises to inspect
the same, to supply any service to be provided by Landlord to Tenant under this Lease, to show said
Premises to prospective purchasers, mortgagees or tenants, and to alter, improve or repair the
Premises and any portion of the Building, without abatement of rent, and may for that purpose
erect, use and maintain scaffolding, pipes, conduits and other necessary structures and open any
wall, ceiling or floor in and through the Building and Premises where reasonably required by the
character of the work to be performed, provided entrance to the Premises shall not be blocked
thereby, and further provided that the business of Tenant shall not be interfered with
unreasonably. Tenant hereby waives any claim for damages for any injury or inconvenience to or
interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises, and
any other loss occasioned by any action of Landlord authorized by this Article 17. Tenant agrees
to reimburse Landlord, on demand, as additional rent, for any expenses which Landlord may incur in
thus effecting compliance with Tenant’s obligations under this Lease.

18. DEFAULT.

      18.1 Except as otherwise provided in Article 20, the following events shall be deemed to be
Events of Default under this Lease:

          18.1.1 Tenant shall fail to pay when due any sum of money becoming due to be paid to Landlord
under this Lease, whether such sum be any installment of the rent reserved by this Lease, any other
amount treated as additional rent under this Lease, or any other payment or reimbursement to
Landlord required by this Lease, whether or not treated as additional rent under this Lease, and
such failure shall continue for a period of five days after written notice that such payment was
not made when due, but if any such notice shall be given, for the twelve month period commencing
with the date of such notice, the failure to pay within five days after due any additional sum of
money becoming due to be paid to Landlord under this Lease during such period shall be an Event of
Default, without notice.

          18.1.2 Tenant shall fail to comply with any term, provision or covenant of this Lease which is
not provided for in another Section of this Article and shall not cure such failure within twenty
(20) days (forthwith, if the failure involves a hazardous condition) after written notice of such
failure to Tenant.

          18.1.3 Tenant shall abandon or vacate any substantial portion of the Premises or cease
continuously operating its business therein.

          18.1.4 Tenant shall fail to vacate the Premises immediately upon termination of this Lease, by
lapse of time or otherwise, or upon termination of Tenant’s right to possession only.

	 	 	 
	 
	 	 
	 

	 	 
	 

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          18.1.5 Tenant shall become insolvent, admit in writing its inability to pay its debts
generally as they become due, file a petition in bankruptcy or a petition to take advantage of any
insolvency statute, make an assignment for the benefit of creditors, make a transfer in fraud of
creditors, apply for or consent to the appointment of a receiver of itself or of the whole or any
substantial part of its property, or file a petition or answer seeking reorganization or
arrangement under the federal bankruptcy laws, as now in effect or hereafter amended, or any other
applicable law or statute of the United States or any state thereof.

          18.1.6 A court of competent jurisdiction shall enter an order, judgment or decree adjudicating
Tenant bankrupt, or appointing a receiver of Tenant, or of the whole or any substantial part of its
property, without the consent of Tenant, or approving a petition filed against Tenant seeking
reorganization or arrangement of Tenant under the bankruptcy laws of the United States, as now in
effect or hereafter amended, or any state thereof, and such order, judgment or decree shall not be
vacated or set aside or stayed within thirty (30) days from the date of entry thereof.

19. REMEDIES.

      19.1 Except as otherwise provided in Article 20, upon the occurrence of any of the Events of
Default described or referred to in Article 18, Landlord shall have the option to pursue any one or
more of the following remedies without any notice or demand whatsoever, concurrently or
consecutively and not alternatively:

          19.1.1 Landlord may, at its election, terminate this Lease or terminate Tenant’s right to
possession only, without terminating the Lease.

          19.1.2 Upon any termination of this Lease, whether by lapse of time or otherwise, or upon any
termination of Tenant’s right to possession without termination of the Lease, Tenant shall
surrender possession and vacate the Premises immediately, and deliver possession thereof to
Landlord, and Tenant hereby grants to Landlord full and free license to enter into and upon the
Premises in such event and to repossess Landlord of the Premises as of Landlord’s former estate and
to expel or remove Tenant and any others who may be occupying or be within the Premises and to
remove Tenant’s signs and other evidence of tenancy and all other property of Tenant therefrom
without being deemed in any manner guilty of trespass, eviction or forcible entry or detainer, and
without incurring any liability for any damage resulting therefrom, Tenant waiving any right to
claim damages for such re-entry and expulsion, and without relinquishing Landlord’s right to rent
or any other right given to Landlord under this Lease or by operation of law.

          19.1.3 Upon any termination of this Lease, whether by lapse of time or otherwise, Landlord
shall be entitled to recover as damages, all rent, including any amounts treated as additional rent
under this Lease, and other sums due and payable by Tenant on the date of termination, plus as
liquidated damages and not as a penalty, an amount equal to the sum of: (a) an amount equal to the
then present value of the rent reserved in this Lease for the residue of the stated Term of this
Lease including any amounts treated as additional rent under this Lease and all other sums provided
in this Lease to be paid by Tenant, minus the fair rental value of the Premises for such residue;
(b) the value of the time and expense necessary to obtain a replacement tenant or tenants, and the
estimated expenses described in Section 19.1.4 relating to recovery of the Premises, preparation
for reletting and for reletting itself; and (c) the cost of performing any other covenants which
would have otherwise been performed by Tenant.

          19.1.4 Upon any termination of Tenant’s right to possession only without termination of the
Lease:

               19.1.4.1 Neither such termination of Tenant’s right to possession nor Landlord’s taking and
holding possession thereof as provided in Section 19.1.2 shall terminate the Lease or release
Tenant, in

	 	 	 
	 
	 	 
	 

	 	 
	 

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whole or in part, from any obligation, including Tenant’s obligation to pay the rent,
including any amounts treated as additional rent, under this Lease for the full Term, and if
Landlord so elects Tenant shall pay forthwith to Landlord the sum equal to the entire amount of the
rent, including any amounts treated as additional rent under this Lease, for the remainder of the
Term plus any other sums provided in this Lease to be paid by Tenant for the remainder of the Term.

               19.1.4.2 Landlord may, but need not, relet the Premises or any part thereof for such rent and
upon such terms as Landlord, in its sole discretion, shall determine (including the right to relet
the premises for a greater or lesser term than that remaining under this Lease, the right to relet
the Premises as a part of a larger area, and the right to change the character or use made of the
Premises). In connection with or in preparation for any reletting, Landlord may, but shall not be
required to, make repairs, alterations and additions in or to the Premises and redecorate the same
to the extent Landlord deems necessary or desirable, and Tenant shall, upon demand, pay the cost
thereof, together with Landlord’s expenses of reletting, including, without limitation, any
commission incurred by Landlord. If Landlord decides to relet the Premises or a duty to relet is
imposed upon Landlord by law, Landlord and Tenant agree that nevertheless Landlord shall at most be
required to use only the same efforts Landlord then uses to lease premises in the Building
generally and that in any case that Landlord shall not be required to give any preference or
priority to the showing or leasing of the Premises over any other space that Landlord may be
leasing or have available and may place a suitable prospective tenant in any such other space
regardless of when such other space becomes available. Landlord shall not be required to observe
any instruction given by Tenant about any reletting or accept any tenant offered by Tenant unless
such offered tenant has a credit-worthiness acceptable to Landlord and leases the entire Premises
upon terms and conditions including a rate of rent (after giving effect to all expenditures by
Landlord for tenant improvements, broker’s commissions and other leasing costs) all no less
favorable to Landlord than as called for in this Lease, nor shall Landlord be required to make or
permit any assignment or sublease for more than the current term or which Landlord would not be
required to permit under the provisions of Article 9.

               19.1.4.3 Until such time as Landlord shall elect to terminate the Lease and shall thereupon be
entitled to recover the amounts specified in such case in Section 19.1.3, Tenant shall pay to
Landlord upon demand the full amount of all rent, including any amounts treated as additional rent
under this Lease and other sums reserved in this Lease for the remaining Term, together with the
costs of repairs, alterations, additions, redecorating and Landlord’s expenses of reletting and the
collection of the rent accruing therefrom (including attorney’s fees and broker’s commissions), as
the same shall then be due or become due from time to time, less only such consideration as
Landlord may have received from any reletting of the Premises; and Tenant agrees that Landlord may
file suits from time to time to recover any sums falling due under this Article 19 as they become
due. Any proceeds of reletting by Landlord in excess of the amount then owed by Tenant to Landlord
from time to time shall be credited against Tenant’s future obligations under this Lease but shall
not otherwise be refunded to Tenant or inure to Tenant’s benefit.

      19.2 Landlord may, at Landlord’s option, enter into and upon the Premises with, or if Tenant
shall have vacated the Premises without, five (5) days notice, if Landlord determines in its sole
discretion that Tenant is not acting within a commercially reasonable time to maintain, repair or
replace anything for which Tenant is responsible under this Lease and correct the same, without
being deemed in any manner guilty of trespass, eviction or forcible entry and detainer and without
incurring any liability for any damage or interruption of Tenant’s business resulting therefrom.
If Tenant shall have vacated the Premises, Landlord may at Landlord’s option re-enter the Premises
at any time during the last six months of the then current Term of this Lease and make any and all
such changes, alterations, revisions, additions and tenant and other improvements in or about the
Premises as Landlord shall elect, all without any abatement of any of the rent otherwise to be paid
by Tenant under this Lease.

      19.3 If, on account of any breach or default by Tenant in Tenant’s obligations under the terms
and conditions of this Lease, it shall become necessary or appropriate for Landlord to employ or
consult with an attorney concerning or to enforce or defend any of Landlord’s rights or remedies
arising under this Lease, Tenant agrees to

	 	 	 
	 
	 	 
	 

	 	 
	 

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pay all Landlord’s attorney’s fees so incurred. Tenant expressly waives any right to: (a)
trial by jury; and (b) service of any notice required by any present or future law or ordinance
applicable to landlords or tenants but not required by the terms of this Lease.

      19.4 Pursuit of any of the foregoing remedies shall not preclude pursuit of any of the other
remedies provided in this Lease or any other remedies provided by law (all such remedies being
cumulative), nor shall pursuit of any remedy provided in this Lease constitute a forfeiture or
waiver of any rent due to Landlord under this Lease or of any damages accruing to Landlord by
reason of the violation of any of the terms, provisions and covenants contained in this Lease.

      19.5 No act or thing done by Landlord or its agents during the Term shall be deemed a
termination of this Lease or an acceptance of the surrender of the Premises, and no agreement to
terminate this Lease or accept a surrender of said Premises shall be valid, unless in writing
signed by Landlord. No waiver by Landlord of any violation or breach of any of the terms,
provisions and covenants contained in this Lease shall be deemed or construed to constitute a
waiver of any other violation or breach of any of the terms, provisions and covenants contained in
this Lease. Landlord’s acceptance of the payment of rental or other payments after the occurrence
of an event of default shall not be construed as a waiver of such default, unless Landlord so
notifies Tenant in writing. Forbearance by Landlord in enforcing one or more of the remedies
provided in this Lease upon an event of default shall not be deemed or construed to constitute a
waiver of such default or of Landlord’s right to enforce any such remedies with respect to such
default or any subsequent default.

      19.6 To secure the payment of all rentals and other sums of money becoming due from Tenant
under this Lease, Landlord shall have and Tenant grants to Landlord a first lien upon the leasehold
interest of Tenant under this Lease, which lien may be enforced in equity, and a continuing
security interest upon all goods, wares, equipment, fixtures, furniture, inventory, accounts,
contract rights, chattel paper and other personal property of Tenant situated on the Premises, and
such property shall not be removed therefrom without the consent of Landlord until all arrearages
in rent as well as any and all other sums of money then due to Landlord under this Lease shall
first have been paid and discharged. In the event of a default under this Lease, Landlord shall
have, in addition to any other remedies provided in this Lease or by law, all rights and remedies
under the Uniform Commercial Code, including without limitation the right to sell the property
described in this Section 19.6 at public or private sale upon five (5) days’ notice to Tenant.
Tenant shall execute all such financing statements and other instruments as shall be deemed
necessary or desirable in Landlord’s discretion to perfect the security interest hereby created.

      19.7 Any and all property which may be removed from the Premises by Landlord pursuant to the
authority of this Lease or of law, to which Tenant is or may be entitled, may be handled, removed
and/or stored, as the case may be, by or at the direction of Landlord but at the risk, cost and
expense of Tenant, and Landlord shall in no event be responsible for the value, preservation or
safekeeping thereof. Tenant shall pay to Landlord, upon demand, any and all expenses incurred in
such removal and all storage charges against such property so long as the same shall be in
Landlord’s possession or under Landlord’s control. Any such property of Tenant not retaken by
Tenant from storage within thirty (30) days after removal from the Premises shall, at Landlord’s
option, be deemed conveyed by Tenant to Landlord under this Lease as by a bill of sale without
further payment or credit by Landlord to Tenant.

20. TENANT’S BANKRUPTCY OR INSOLVENCY.

      20.1 If at any time and for so long as Tenant shall be subjected to the provisions of the
United States Bankruptcy Code or other law of the United States or any state thereof for the
protection of debtors as in effect at such time (each a “Debtor’s Law”):

	 	 	 
	 
	 	 
	 

	 	 
	 

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          20.1.1 Tenant, Tenant as debtor-in-possession, and any trustee or receiver of Tenant’s assets
(each a “Tenant’s Representative”) shall have no greater right to assume or assign this Lease or
any interest in this Lease, or to sublease any of the Premises than accorded to Tenant in Article
10, except to the extent Landlord shall be required to permit such assumption, assignment or
sublease by the provisions of such Debtor’s Law. Without limitation of the generality of the
foregoing, any right of any Tenant’s Representative to assume or assign this Lease or to sublease
any of the Premises shall be subject to the conditions that:

               20.1.1.1 Such Debtor’s Law shall provide to Tenant’s Representative a right of assumption of
this Lease which Tenant’s Representative shall have timely exercised and Tenant’s Representative
shall have fully cured any default of Tenant under this Lease.

               20.1.1.2 Tenant’s Representative or the proposed assignee, as the case shall be, shall have
deposited with Landlord as security for the timely payment of rent an amount equal to the larger
of: (a) three months’ rent and other monetary charges accruing under this Lease; and (b) any sum
specified in Article 5; and shall have provided Landlord with adequate other assurance of the
future performance of the obligations of the Tenant under this Lease. Without limitation, such
assurances shall include, at least, in the case of assumption of this Lease, demonstration to the
satisfaction of the Landlord that Tenant’s Representative has and will continue to have sufficient
unencumbered assets after the payment of all secured obligations and administrative expenses to
assure Landlord that Tenant’s Representative will have sufficient funds to fulfill the obligations
of Tenant under this Lease; and, in the case of assignment, submission of current financial
statements of the proposed assignee, audited by an independent certified public accountant
reasonably acceptable to Landlord and showing a net worth and working capital in amounts determined
by Landlord to be sufficient to assure the future performance by such assignee of all of the
Tenant’s obligations under this Lease.

               20.1.1.3 The assumption or any contemplated assignment of this Lease or subleasing any part of
the Premises, as shall be the case, will not breach any provision in any other lease, mortgage,
financing agreement or other agreement by which Landlord is bound.

               20.1.1.4 Landlord shall have, or would have had absent the Debtor’s Law, no right under
Article 10 to refuse consent to the proposed assignment or sublease by reason of the identity or
nature of the proposed assignee or sublessee or the proposed use of the Premises concerned.

21. QUIET ENJOYMENT.

      Landlord represents and warrants that it has full right and authority to enter into this Lease
and that Tenant, while paying the rental and performing its other covenants and agreements
contained in this Lease, shall peaceably and quietly have, hold and enjoy the Premises for the Term
without hindrance or molestation from Landlord subject to the terms and provisions of this Lease.
Landlord shall not be liable for any interference or disturbance by other tenants or third persons,
nor shall Tenant be released from any of the obligations of this Lease because of such interference
or disturbance.

22. DAMAGE BY FIRE, ETC.

      22.1 In the event the Premises or the Building are damaged by fire or other cause and in
Landlord’s reasonable estimation such damage can be materially restored within ninety (90) days,
Landlord shall forthwith repair the same and this Lease shall remain in full force and effect,
except that Tenant shall be entitled to a proportionate abatement in rent from the date of such
damage. Such abatement of rent shall be made pro rata in accordance with the extent to which the
damage and the making of such repairs shall interfere with the use and occupancy by Tenant of the
Premises from time to time. Within forty-five (45) days from the date of such damage, Landlord
shall notify Tenant, in writing, of Landlord’s reasonable estimation of the length of time within
which

	 	 	 
	 
	 	 
	 

	 	 
	 

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material restoration can be made, and Landlord’s determination shall be binding on Tenant.
For purposes of this Lease, the Building or Premises shall be deemed “materially restored” if they
are in such condition as would not prevent or materially interfere with Tenant’s use of the
Premises for the purpose for which it was being used immediately before such damage.

      22.2 If such repairs cannot, in Landlord’s reasonable estimation, be made within ninety (90)
days, Landlord and Tenant shall each have the option of giving the other, at any time within sixty
(60) days after such damage, notice terminating this Lease as of the date of such damage. In the
event of the giving of such notice, this Lease shall expire and all interest of the Tenant in the
Premises shall terminate as of the date of such damage as if such date had been originally fixed in
this Lease for the expiration of the Term. In the event that neither Landlord nor Tenant exercises
its option to terminate this Lease, then Landlord shall repair or restore such damage, this Lease
continuing in full force and effect, and the rent hereunder shall be proportionately abated as
provided in Section 22.1.

      22.3 Landlord shall not be required to repair or replace any damage or loss by or from fire or
other cause to any panelings, decorations, partitions, additions, railings, ceilings, floor
coverings, office fixtures or any other property or improvements installed on the Premises or
belonging to Tenant. Any insurance which may be carried by Landlord or Tenant against loss or
damage to the Building or Premises shall be for the sole benefit of the party carrying such
insurance and under its sole control.

      22.4 In the event that Landlord should fail to complete such repairs and material restoration
within sixty (60) days after the date estimated by Landlord therefore as extended by this Section
22.4, Tenant may at its option and as its sole remedy terminate this Lease by delivering written
notice to Landlord, within fifteen (15) days after the expiration of said period of time, whereupon
the Lease shall end on the date of such notice or such later date fixed in such notice as if the
date of such notice was the date originally fixed in this Lease for the expiration of the Term;
provided, however, that if construction is delayed because of changes, deletions or additions in
construction requested by Tenant, strikes, lockouts, casualties, Acts of God, war, material or
labor shortages, government regulation or control or other causes beyond the reasonable control of
Landlord, the period for restoration, repair or rebuilding shall be extended for the amount of time
Landlord is so delayed.

      22.5 Notwithstanding anything to the contrary contained in this Article: (a) Landlord shall
not have any obligation whatsoever to repair, reconstruct, or restore the Premises when the damages
resulting from any casualty covered by the provisions of this Article 22 occur during the last
twelve (12) months of the Term or any extension thereof, but if Landlord determines not to repair
such damages Landlord shall notify Tenant and if such damages shall render any material portion of
the Premises untenantable Tenant shall have the right to terminate this Lease by notice to Landlord
within fifteen (15) days after receipt of Landlord’s notice; and (b) in the event the holder of any
indebtedness secured by a mortgage or deed of trust covering the Premises or Building requires that
any insurance proceeds be applied to such indebtedness, then Landlord shall have the right to
terminate this Lease by delivering written notice of termination to Tenant within fifteen (15) days
after such requirement is made by any such holder, whereupon this Lease shall end on the date of
such damage as if the date of such damage were the date originally fixed in this Lease for the
expiration of the Term.

      22.6 In the event of any damage or destruction to the Building or Premises by any peril
covered by the provisions of this Article 22, it shall be Tenant’s responsibility to properly
secure the Premises and upon notice from Landlord to remove forthwith, at its sole cost and
expense, such portion of all of the property belonging to Tenant or its licensees from such portion
or all of the Building or Premises as Landlord shall request.

	 	 	 
	 
	 	 
	 

	 	 
	 

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23. EMINENT DOMAIN.

      If all or any substantial part of the Premises shall be taken or appropriated by any public or
quasi-public authority under the power of eminent domain, or conveyance in lieu of such
appropriation, either party to this Lease shall have the right, at its option, of giving the other,
at any time within thirty (30) days after such taking, notice terminating this Lease, except that
Tenant may only terminate this Lease by reason of taking or appropriation, if such taking or
appropriation shall be so substantial as to materially interfere with Tenant’s use and occupancy of
the Premises. If neither party to this Lease shall so elect to terminate this Lease, the rental
thereafter to be paid shall be adjusted on a fair and equitable basis under the circumstances. In
addition to the rights of Landlord above, if any substantial part of the Building shall be taken or
appropriated by any public or quasi-public authority under the power of eminent domain or
conveyance in lieu thereof, and regardless of whether the Premises or any part thereof are so taken
or appropriated, Landlord shall have the right, at its sole option, to terminate this Lease.
Landlord shall be entitled to any and all income, rent, award, or any interest whatsoever in or
upon any such sum, which may be paid or made in connection with any such public or quasi-public use
or purpose, and Tenant hereby assigns to Landlord any interest it may have in or claim to all or
any part of such sums, other than any separate award which may be made with respect to Tenant’s
trade fixtures and moving expenses; Tenant shall make no claim for the value of any unexpired Term.

24. SALE BY LANDLORD.

      In event of a sale or conveyance by Landlord of the Building, the same shall operate to
release Landlord from any future liability upon any of the covenants or conditions, expressed or
implied, contained in this Lease in favor of Tenant, and in such event Tenant agrees to look solely
to the responsibility of the successor in interest of Landlord in and to this Lease. Except as set
forth in this Article 24, this Lease shall not be affected by any such sale and Tenant agrees to
attorn to the purchaser or assignee. If any security has been given by Tenant to secure the
faithful performance of any of the covenants of this Lease, Landlord may transfer or deliver said
security, as such, to Landlord’s successor in interest and thereupon Landlord shall be discharged
from any further liability with regard to said security.

25. ESTOPPEL CERTIFICATES.

      Within ten (10) days following any written request which Landlord may make from time to time,
Tenant shall execute and deliver to Landlord or mortgagee or prospective mortgagee a sworn
statement certifying: (a) the date of commencement of this Lease; (b) the fact that this Lease is
unmodified and in full force and effect (or, if there have been modifications to this Lease, that
this lease is in full force and effect, as modified, and stating the date and nature of such
modifications); (c) the date to which the rent and other sums payable under this Lease have been
paid; (d) the fact that there are no current defaults under this Lease by either Landlord or Tenant
except as specified in Tenant’s statement; and (e) such other matters as may be requested by
Landlord. Landlord and Tenant intend that any statement delivered pursuant to this Article 25 may
be relied upon by any mortgagee, beneficiary or purchaser and Tenant shall be liable for all loss,
cost or expense resulting from the failure of any sale or funding of any loan caused by any
material misstatement contained in such estoppel certificate. Tenant irrevocably agrees that if
Tenant fails to execute and deliver such certificate within such ten (10) day period Landlord or
Landlord’s beneficiary or agent may execute and deliver such certificate on Tenant’s behalf, and
that such certificate shall be fully binding on Tenant.

26. SURRENDER OF PREMISES.

      26.1 Tenant shall, at least thirty (30) days before the last day of the Term, arrange to meet
Landlord for a joint inspection of the Premises. In the event of Tenant’s failure to arrange such
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vacating the Premises, Landlord’s inspection at or after Tenant’s vacating the Premises shall
be conclusively deemed correct for purposes of determining Tenant’s responsibility for repairs and
restoration.

      26.2 At the end of the Term or any renewal of the Term or other sooner termination of this
Lease, Tenant will peaceably deliver up to Landlord possession of the Premises, together with all
improvements or additions upon or belonging to the same, by whomsoever made, in the same conditions
received or first installed, broom clean and free of all debris, excepting only ordinary wear and
tear and damage by fire or other casualty. Tenant may, and at Landlord’s request shall, at
Tenant’s sole cost, remove upon termination of this Lease, any and all furniture, furnishings,
movable partitions of less than full height from floor to ceiling, trade fixtures and other
property installed by Tenant, title to which shall not be in or pass automatically to Landlord upon
such termination, repairing all damage caused by such removal. Property not so removed shall,
unless requested to be removed, be deemed abandoned by the Tenant and title to the same shall
thereupon pass to Landlord under this Lease as by a bill of sale. All other alterations, additions
and improvements in, on or to the Premises shall be dealt with and disposed of as provided in
Article 7 hereof.

      26.3 All obligations of Tenant under this Lease not fully performed as of the expiration or
earlier termination of the Term shall survive the expiration or earlier termination of the Term.
In the event that Tenant’s failure to perform prevents Landlord from releasing the Premises, Tenant
shall continue to pay rent pursuant to the provisions of Article 15 until such performance is
complete. Upon the expiration or earlier termination of the Term, Tenant shall pay to Landlord the
amount, as estimated by Landlord, necessary to repair and restore the Premises as provided in this
Lease and/or to discharge Tenant’s obligation for unpaid amounts due or to become due to Landlord.
All such amounts shall be used and held by Landlord for payment of such obligations of Tenant, with
Tenant being liable for any additional costs upon demand by Landlord, or with any excess to be
returned to Tenant after all such obligations have been determined and satisfied. Any otherwise
unused Security Deposit shall be credited against the amount payable by Tenant under this Lease.

27. NOTICES.

      Any notice or document required or permitted to be delivered under this Lease shall be
addressed to the intended recipient, shall be transmitted personally, by fully prepaid registered
or certified United States Mail return receipt requested, or by reputable independent contract
delivery service furnishing a written record of attempted or actual delivery, and shall be deemed
to be delivered when tendered for delivery to the addressee at its address set forth on the
Reference Page, or at such other address as it has then last specified by written notice delivered
in accordance with this Article 27, or if to Tenant at either its aforesaid address or its last
known registered office or home of a general partner or individual owner, whether or not actually
accepted or received by the addressee.

28. TAXES PAYABLE BY TENANT.

      In addition to rent and other charges to be paid by Tenant under this Lease, Tenant shall
reimburse to Landlord, upon demand, any and all taxes payable by Landlord (other than net income
taxes) whether or not now customary or within the contemplation of the parties to this Lease: (a)
upon, allocable to, or measured by or on the gross or net rent payable under this Lease, including
without limitation any gross income tax or excise tax levied by the State, any political
subdivision thereof, or the Federal Government with respect to the receipt of such rent; (b) upon
or with respect to the possession, leasing, operation, management, maintenance, alteration, repair,
use or occupancy of the Premises or any portion thereof, including any sales, use or service tax
imposed as a result thereof; (c) upon or measured by the Tenant’s gross receipts or payroll or the
value of Tenant’s equipment, furniture, fixtures and other personal property of Tenant or leasehold
improvements, alterations or additions located in the Premises; or (d) upon this transaction or any
document to which Tenant is a party creating or transferring any interest of Tenant in this Lease
or the Premises. In addition to the foregoing, Tenant agrees to pay, before delinquency, any and
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taxes levied or assessed against Tenant and which become payable during the term hereof upon
Tenant’s equipment, furniture, fixtures and other personal property of Tenant located in the
Premises.

29. INTENTIONALLY OMITTED.

30. INTENTIONALLY OMITTED.

31. DEFINED TERMS AND HEADINGS.

      The Article headings shown in this Lease are for convenience of reference and shall in no way
define, increase, limit or describe the scope or intent of any provision of this Lease. Any
indemnification or insurance of Landlord shall apply to and inure to the benefit of all the
following “Landlord Entities”, being Landlord, Landlord’s investment manager, and the trustees,
boards of directors, officers, general partners, beneficiaries, stockholders, employees and agents
of each of them. Any option granted to Landlord shall also include or be exercisable by Landlord’s
trustee, beneficiary, agents and employees, as the case may be. In any case where this Lease is
signed by more than one person, the obligations under this Lease shall be joint and several. The
terms “Tenant” and “Landlord” or any pronoun used in place thereof shall indicate and include the
masculine or feminine, the singular or plural number, individuals, firms or corporations, and each
of their respective successors, executors, administrators and permitted assigns, according to the
context hereof. Tenant hereby accepts and agrees to be bound by the figures for the square footage
of the Premises shown on the Reference Page. The term “Tenant’s Proportionate Share” shall be that
fraction, the numerator of which shall be the total square footage in the Premises Area and the
denominator of which shall be the total leasable square footage in the Building (or, in the case of
the payment of Taxes, the total leasable square footage in the tax parcel which includes the
Premises). Tenant’s Proportionate Share may change from time to time as the leasable square
footage and/or configuration of the Building is changed.

32. TENANT’S AUTHORITY.

      If Tenant signs as a corporation each of the persons executing this Lease on behalf of Tenant
represents and warrants that Tenant has been and is qualified to do business in the state in which
the Building is located, that the corporation has full right and authority to enter into this
Lease, and that all persons signing on behalf of the corporation were authorized to do so by
appropriate corporate actions. If Tenant signs as a partnership, trust or other legal entity, each
of the persons executing this Lease on behalf of Tenant represents and warrants that Tenant has
complied with all applicable laws, rules and governmental regulations relative to its right to do
business in the state and that such entity on behalf of the Tenant was authorized to do so by any
and all appropriate partnership, trust or other actions. Tenant agrees to furnish promptly upon
request a corporate resolution, proof of due authorization by partners, or other appropriate
documentation evidencing the due authorization of Tenant to enter into this Lease.

33. COMMISSIONS.

      Each of the parties represents and warrants to the other that it has not dealt with any broker
or finder in connection with this Lease, except as described on the Reference Page.

34. TIME AND APPLICABLE LAW.

      Time is of the essence of this Lease and all of its provisions. This Lease shall in all
respects be governed by the laws of the state in which the Building is located.

	 	 	 
	 
	 	 
	 

	 	 
	 

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35. SUCCESSORS AND ASSIGNS.

      Subject to the provisions of Article 10, the terms, covenants and conditions contained in this
Lease shall be binding upon and inure to the benefit of the heirs, successors, executors,
administrators and assigns of the parties to this Lease.

36. ENTIRE AGREEMENT.

      This Lease, together with its exhibits, contains all agreements of the parties to this Lease
and supersedes any previous negotiations. There have been no representations made by the Landlord
or understandings made between the parties other than those set forth in this Lease and its
exhibits. This Lease may not be modified except by a written instrument duly executed by the
parties to this Lease.

37. EXAMINATION NOT OPTION.

      Submission of this Lease shall not be deemed to be a reservation of the Premises. Landlord
shall not be bound by this Lease until it has received a copy of this Lease duly executed by Tenant
and has delivered to Tenant a copy of this Lease duly executed by Landlord, and until such delivery
Landlord reserves the right to exhibit and lease the Premises to other prospective tenants.
Notwithstanding anything contained in this Lease to the contrary, Landlord may withhold delivery of
possession of the Premises from Tenant until such time as Tenant has paid to Landlord the first
month’s rent and any security deposit required by Article 2 and any other sum owed pursuant to this
Lease.

38. RECORDATION.

      Tenant shall not record or register this Lease or a short form memorandum hereof without the
prior written consent of Landlord, and then shall pay all charges and taxes incident such recording
or registration.

(THE NEXT ARTICLE IS ARTICLE 39)

	 	 	 
	 
	 	 
	 

	 	 
	 

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39. LIMITATION OF LANDLORD’S LIABILITY.

      Redress for any claim against Landlord under this Lease shall be limited to and enforceable
only against and to the extent of Landlord’s interest in the Building. The obligations of Landlord
under this Lease are not intended to and shall not be personally binding on, nor shall any resort
be had to the private properties of, any of its trustees or board of directors and officers, as the
case may be, its investment manager, the general partners thereof, or any beneficiaries,
stockholders, employees, or agents of Landlord or the investment manager.

	 	 	 	 	 	 	 	 	 
	LANDLORD:

	 	 	 	 
	 	TENANT:	 	 
	Crossings Commercial LLC,

	 	 	 	 	 	 
	an Illinois limited liability company

	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	By:

	 	/s/ Angelo DiPaolo
	 	 	 	By:
	 	/s/ Bruno P. Costa
	 

	 	 
	 	 	 	 	 	 
	 

	 	Its: Manager
	 	 	 	Title:
	 	Executive Vice President
	 
	 	 	 	 	 	 	 	 
	Dated:

	 	December 29, 2005
	 	 	 	 	 	Dated: December 29, 2005
	 

	 	 
	 	 	 	 	 	 

	 	 	 
	 
	 	 
	 

	 	 
	 

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EXHIBIT A

attached to and made a part of Lease bearing the

Lease Reference Date of _____November 9, 2005__ between

Crossings Commercial LLC, an Illinois limited liability company, as Landlord and

Midwest Bank and Trust Company, as Tenant

for exhibit A, attach copy of building floor plan with space H shown

	 	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 

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EXHIBIT B

attached to and made a part of Lease bearing the

Lease Reference Date of ___November 9, 2005__ between

Crossings Commercial LLC, an Illinois limited liability company, as Landlord and

Midwest Bank and Trust Company, as Tenant

for exhibit B, attach copy of Landlord’s Share of Work document created by contractor Cesario Builders and

indicating Landlord to pay $52,064.00 as its portion of build out

	 	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 

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EXHIBIT C

attached to and made a part of Lease bearing the

Lease Reference Date of ___November 9, 2005__ between

Crossings Commercial LLC, an Illinois limited liability company, as Landlord and

Midwest Bank and Trust Company, as Tenant

RULES AND REGULATIONS

1. Landlord reserves the right to change from time to time the format of the signs or lettering on
the signs, and to require replacement of any signs previously approved pursuant to Article 5 to
conform to Landlord’s new standard sign criteria established pursuant to any remodeling of the
Building.

2. Tenant shall not (i) conduct or permit any fire, bankruptcy or auction sale (whether real or
fictitious) unless directed by order of a court of competent jurisdiction, or conduct or permit any
legitimate or fictitious “Going Out of Business” sale nor represent or advertise that it regularly
or customarily sells merchandise at “manufacturer’s,” “distributor’s,” or “wholesale,” “warehouse,”
or similar prices or other than at “off price” or at “retail” prices; (ii) use, or permit to be
used, the malls or sidewalks adjacent to such Premises, or any other area outside the Premises for
solicitation or for the sale or display of any merchandise or for any other business, occupation or
undertaking, or for outdoor public meetings, circus or other entertainment (except for promotional
activities in cooperation with the management of the Building or an association of merchants within
the Building); (iii) use or permit to be used any flickering lights or any sound broadcasting or
amplifying device which can be heard outside of the Premises; (iv) operate or cause to be operated
any “elephant trains” or similar transportation devices; or (v) use or permit to be used any
portion of the Premises for any unlawful purpose or use or permit the use of any portion of the
Premises as regular living quarters, sleeping apartments or lodging rooms or for the conduct of any
manufacturing business.

3. Tenant shall at all times keep the Premises at a temperature sufficiently high to prevent
freezing of water pipes and fixtures. Tenant shall not, nor shall Tenant at any time permit, any
occupant of the Premises to: (i) use, operate or maintain the Premises in such manner that any
rates for any insurance carried by Landlord, or the occupant of any premises within the Building,
shall thereby be increased; or (ii) commit waste, perform any acts or carry on any practices which
may injure the Building or be a nuisance or menace to other tenants in the Building.

4. Tenant shall not obstruct any sidewalks, passages, exits, entrances, truck ways, loading docks,
package pick-up stations, pedestrian sidewalk and ramps, first aid and comfort stations, or
stairways of the Building. No Tenant and no employee or invitee of any Tenant shall go upon the
roof of the Building.

5. If Tenant requires telegraphic, telephonic, burglar alarm or similar services, it shall first
obtain, and comply with Landlord’s instructions in their installation.

6. Tenant shall not place a load upon any floor which exceeds the designed load per square foot or
the load permitted by law. Landlord shall have the right to prescribe the weight, size and
position of all equipment, materials, furniture or other property brought into the Premises. Heavy
objects shall stand on such platforms as determined by Landlord to be necessary to properly
distribute the weight. Business machines and mechanical equipment belonging to Tenant which cause
noise or vibration that may be transmitted to the structure of Tenant’s store or to any other space
to such a degree as to be objectionable to Landlord or to any tenants shall be placed and
maintained by Tenant, at Tenant’s expense, on vibration eliminators or other similar devices. The
persons employed to move equipment in or out of Tenant’s store must be acceptable to Landlord.
Landlord will not be responsible for loss of, or damage to, any equipment or other property from
any cause, and all damage done to the Building by maintaining or moving such equipment or other
property shall be repaired at the expense of Tenant.

	 	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 

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7. The toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any
purpose other than that for which they were constructed, no foreign substance of any kind
whatsoever shall be thrown therein, and the expense of any breakage, stoppage or damage resulting
from the violation of this rule shall be borne by the Tenant who, or whose employees or invitees,
shall have caused it.

8. Tenant shall not install any radio or television antenna, satellite dish, loudspeaker or other
device on the roof or exterior walls of Tenant’s store. Tenant shall not interfere with radio or
television broadcasting or reception from or in the Building or elsewhere.

9. Except as approved by Landlord, Tenant shall not mark, drive nails, screw or drill into the
partitions, woodwork or plaster or in any way deface the Premises. Tenant shall not cut or bore
holes for wires. Tenant shall not affix any floor covering to the floor of the Premises in any
manner except as approved by Landlord. Tenant shall repair any damage resulting from noncompliance
with this rule.

10. Tenant shall not install, maintain or operate upon the Premises any vending machine or video
game without Landlord’s prior written consent.

11. Tenant shall store all its trash and garbage in containers at locations designated by Landlord.
Tenant shall not place in any trash box or receptacle any material which cannot be disposed of in
the ordinary and customary manner of trash and garbage disposal. All garbage and refuse disposal
shall be made in accordance with directions issued from time to time by Landlord.

12. No cooking on the Premises shall be permitted or done by Tenant without Landlord’s prior
written consent, except (as long as odors do not emanate from the Premises) brewing coffee or
similar beverages and cooking with a single microwave oven by employees only, provided that such
use is in accordance with all applicable federal, state and city laws, codes, ordinances, rules,
and regulations.

13. Tenant shall not use in any space any hand trucks except those equipped with the rubber tires
and side guards or such other material-handling equipment as Landlord may approve. Tenant shall
not bring any other vehicles of any kind into Tenant’s store.

14. Employees of Landlord shall not perform any work or do anything outside of their regular duties
unless under special instructions from Landlord.

15. The delivery or shipping of merchandise, supplies and fixtures to and from the Premises shall
be subject to such rules and regulations as in the judgement of Landlord are necessary for the
proper operation of the Building.

16. Landlord may waive any one or more of these Rules and Regulations for the benefit of any
particular tenant or tenants, but no such waiver by Landlord shall be construed as a waiver of such
Rules and Regulations in favor of any other tenant or tenants, nor prevent Landlord from thereafter
enforcing any such Rules and Regulations against any or all of the tenants of the Building.

17. These Rules and Regulations are in addition to, and shall not be construed to in any way modify
or amend, in whole or in part, the terms, covenants, agreements and conditions of any lease of
premises in the Building.

18. Tenant shall be responsible for the observance of all of the foregoing rules by Tenant’s
employees, agents, clients, customers, invitees and guests.

	 	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 

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EXHIBIT D

attached to and made a part of Lease bearing the

Lease Reference Date of ______November 9, 2005__ between

Crossings Commercial LLC, an Illinois limited liability company, as Landlord and

Midwest Bank and Trust Company, as Tenant

PROVISIONS OF DECLARATION

1. The Tenant shall not use or occupy the Premises or any easement for the benefit of the Premises,
or permit the use or occupancy of their Premises or such easements, for any purpose or in any
manner which (i) is unlawful or in violation of any applicable legal or governmental requirement,
ordinance or rule, (ii) may be dangerous to persons or Premises, (iii) may invalidate any policy of
insurance affecting any part of the Building, and if any additional amounts of insurance premiums
are incurred, the Tenant shall pay the increased amounts to the Landlord or Landlords whose
insurance premiums are increased thereby on demand, (iv) may create a nuisance or injure the
reputation of the Building, (v) may cause an offensive odor or offensive or loud noise or vibration
to emanate from the Premises, (vi) may be illegal or immoral, which prohibition shall include, but
not be limited to use of all or any portion of the Premises as a massage parlor (which for purposes
of this prohibition shall not be defined to include the operation of a beauty parlor or day spa in
which massage therapies are offered as an ancillary services to customers), for the sale of nude,
erotic or pornographic adult entertainment, books, magazines, videos and other similar products,
(vii) is not in keeping with a first class building, (viii) involves the business of off-track
betting, (ix) operates a bar or nightclub (except a bar serving alcoholic beverages for on-premise
consumption to the patrons of a restaurant located in the Building), (x) involves a commercial
liquor store use for off premise consumption which devotes more than twenty-five percent (25%) of
the entire display space of the Premises to the display of intoxicants, exclusive of wine and beer
(which intoxicants must be only first class, high grade spirits), or sells intoxicants (except
wine, beer, and items used in cooking) in containers holding less than one-fifth of a gallon, (xi)
operates a laundromat business, provided, however that nothing herein shall prohibit the operation
of a dry cleaning business which does not include a self-service laundromat, or (xii) operates a
cinema/movie theater, bowling alley, skating rink, video game room, amusement gallery or amusement
arcade, pool hall, facility which hosts obscene, nude or semi-nude live performances, facility for
the sale, display or advertisement of any paraphernalia used in the preparation or consumption of
controlled substances, funeral home or store selling caskets, facility for industrial or
manufacturing uses, pet grooming or veterinary medicine. The Tenant shall, at its expense, obtain
and maintain at all times, all licenses and permits necessary for its operations from the Premises
as appropriate and shall post or display in a prominent place in the Premises such permits and/or
notices as required by law.

2. The operations conducted in the Premises shall be of a quality not less than similar facilities
and operations in other buildings in the immediate vicinity of the Building. The Tenant agrees to
conduct its business at all times in a first-class and reputable manner, maintaining at all times a
full staff of experienced and qualified employees for efficient operation in a proper, workmanlike
and dignified manner.

3. No portion of the Premises shall operate or be open for business between the hours of midnight
and 7:00 A.M.

4. Signage may be installed within and mounted to the sign band above the commercial windows, and
shall be designed with individual internally illuminated letters with aluminum fabricated sides and
returns. The Association (as defined in the Declaration), as well as the Landlord, has reserved
the right to approve the design, location, color, and size of any and all canopies, signs,
pictures, advertisements or notices the Tenant either places inside the Building (where same are
visible from outside the Building) or outside the Building, such approval not to be unreasonably
withheld, delayed or conditioned. Without limiting the generality of the foregoing, no signs shall
contain any strobe lights, moving parts or day-glow colors unless approved by the Association. At
the request of the Association, the Tenant, at its cost, shall remove any and all signs, pictures,
advertisements and notices installed by

	 	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 

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Tenant which are not in existence on the date of this Lease and which the Association, in its
reasonable judgment, shall consider objectionable or injurious to the Total Property (as defined in
the Declaration). Notwithstanding the foregoing, all such canopies, signs, pictures,
advertisements or notices in installed by the Declarant, and replacements thereof, shall not
require the approval of the Association. In the event the Association fails to reply to a request
for a required approval within twenty-one (21) days after receipt of the request, and still fails
to do so within fourteen (14) days after further request, the Association shall be deemed to have
approved the request.

	 	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 

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Exhibit E

attached to and made a part of Lease bearing the

Lease Reference Date of ____November 9, 2005__ between

Crossings Commercial LLC, an Illinois limited liability company, as Landlord and

Midwest Bank and Trust Company, as Tenant

ADDITIONAL RENEWAL AT FAIR MARKET RENT

	(a)	 	Renewal. Tenant shall have an option (the “Additional Renewal Option”) to extend the term of
this lease for an additional renewal term of five years (the “Additional Renewal Term”), by
giving Owner notice thereof not more than 1 year, but at least 4 months, prior to, the date
set forth above for the expiration of the term of this lease (with time to be of the essence
as to the timely exercise of such Additional Renewal Option). If Tenant shall exercise the
Additional Renewal Option, then this lease shall be extended for the Additional Renewal Term
upon all of the terms, covenants, and conditions contained in this lease, except that, during
the Additional Renewal Term the fixed annual rent shall be 100% of the annual market rental
value (the “Market Value Rent”) of the demised premises on the date that Tenant exercises the
Additional Renewal Option (the “Exercise Date”), determined as provided in Section (b) below.

	(b)	 	Arbitration. The term “Market Value Rent” shall mean the annual fixed rent that a willing
lessee would pay and a willing lessor would accept in an arms-length lease of the demised
premises as of the Exercise Date. If Owner and Tenant shall fail to agree upon the Market
Value Rent within (60) days after the Exercise Date, then Owner and Tenant each shall give
notice (the “Determination Notice”) to the other setting forth their respective determinations
of the Market Value Rent, and, subject to the provisions of Section (c) below, either party
may apply to the American Arbitration Association or any successor thereto for the designation
of an arbitrator satisfactory to both parties to render a final determination of the Market
Value Rent. The arbitrator shall be a real estate appraiser or consultant who shall have at
least (15) years continuous experience in the business of appraising. The arbitrator shall
conduct such hearings and investigations as the arbitrator shall deem appropriate and shall,
within thirty (30) days after having been appointed, choose one of the determinations set
forth in either Owner’s or Tenant’s Determination Notice, and that choice by the arbitrator
shall be binding upon Owner and Tenant. Each party shall pay its own counsel fees and
expenses, if any, in connection with any arbitration under this Section (b), and the parties
shall share equally all other expenses and fees of any such arbitration. The determination
rendered in accordance with the provisions of this Section (b) shall be final and binding in
fixing the Market Value Rent. The arbitrator shall not have the power to add to, modify, or
change any of the provisions of this lease.

	(c)	 	Arbitration cancelled. In the event that the determination of the Market Value Rent set forth
in the Owner’s and Tenant’s Determination Notices shall differ by less than 5% per rentable
square foot per annum for each year during the Additional Renewal Term, then the Market Value
Rent shall not be determined by arbitration, but shall instead be set by taking the average of
the determinations set forth in

	 	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 

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	 	 	Owner’s and Tenant’s Determination Notices. Only if the determinations set forth in Owner’s
and Tenant’s Determination Notices shall differ by more than 5% per rentable square foot per
annum for any year during the Additional Renewal Term shall the actual determination of
Market Value Rent be made by an arbitrator as set forth in Section (b) above.

	(d)	 	Late determination. If for any reason the Market Value Rent shall not have been determined
prior to the commencement of the Additional Renewal Term, then, until the Market Value Rent
and, accordingly, the fixed annual rent, shall not have been finally determined, the fixed
annual rent shall remain the same as payable during the last year of the initial term of the
lease. Upon final determination of the Market Value Rent, an appropriate adjustment to the
fixed annual rent shall be made reflecting such final determination, and Owner or Tenant, as
the case may be, shall promptly refund or pay to the other any overpayment of deficiency, as
the case may be, in the payment of fixed annual rent from the commencement of the Additional
Renewal Term to the date of such final determination.

	 	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 

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D-4<PAGE>
                                                                    EXHIBIT 10.4

                               ADVISORY AGREEMENT

     ADVISORY AGREEMENT made as of July 19, 2006 between NNN Apartment REIT,
Inc., a Maryland corporation (the "Company"), and NNN Apartment REIT Advisor,
LLC, a Virginia limited liability company (the "Advisor").

                                   WITNESSETH:

     WHEREAS, the Company intends to qualify as a real estate investment trust
(a "REIT") as defined in Sections 856 through 860 of the Internal Revenue Code
of 1986, as amended (the "Code"), and to make investments of the type permitted
to qualified REITs under the Code and not inconsistent with the Charter of the
Company (the "Charter"), and the Bylaws of the Company; and

     WHEREAS, the Company desires to avail itself of the experience, sources of
information, advice and assistance of the Advisor and to have the Advisor
undertake the duties and responsibilities hereinafter set forth, on behalf of
and subject to the supervision of the Board of Directors of the Company (the
"Board of Directors"), as provided herein; and

     WHEREAS, the Advisor is willing to undertake to render such services,
subject to the supervision of the Board of Directors, on the terms and
conditions herein set forth;

     NOW, THEREFORE, in consideration of the mutual covenants herein set forth,
the parties hereto agree as follows:

     1.   DEFINITIONS.

     As used herein, the following terms shall have the meanings set forth
below:

          (a) "Acquisition Expenses" shall mean any and all expenses related to
     the Company's selection, evaluation and acquisition of, and investment in
     properties, whether or not acquired or made, including, but not limited to,
     legal fees and expenses, travel and communications expenses, cost of
     appraisals and surveys, nonrefundable option payments on property not
     acquired, accounting fees and expenses, computer use related expenses,
     architectural, engineering and other property reports, environmental and
     asbestos audits, title insurance and escrow fees, loan fees or points or
     any fee of a similar nature paid to a third party, however designated,
     transfer taxes, and personnel and miscellaneous expenses related to the
     selection, evaluation and acquisition of properties.

          (b) "Advisor" shall mean NNN Apartment REIT Advisor, LLC, a Virginia
     limited liability company, any successor advisor to the Company, the
     Partnership or any person or entity to which NNN Apartment REIT Advisor,
     LLC or any successor advisor subcontracts substantially all of its
     functions.

<PAGE>

          (c) "Affiliate" shall mean: (i) any Person directly or indirectly
     owning, controlling or holding, with the power to vote 10% or more of the
     outstanding voting securities of such other Person; (ii) any Person 10% or
     more of whose outstanding voting securities are directly or indirectly
     owned, controlled or held, with the power to vote, by such other Person;
     (iii) any Person directly or indirectly controlling, controlled by or under
     common control with such other Person; (iv) any executive officer,
     director, trustee or general partner of such other Person; and (v) any
     legal entity for which such Person acts as an executive officer, director,
     trustee or general partner.

          (d) "Asset Management Fee" shall mean an annual amount equal to the
     percentage of the Company's Average Invested Assets set forth in Section
     9(b).

          (e) "Average Invested Assets" shall mean, for any period, the average
     of the aggregate Book Value of the assets of the Company invested, directly
     or indirectly, in real estate assets or equity interests in and loans
     secured by real estate, before deducting depreciation, bad debts or other
     similar non-cash reserves, computed by taking the average of such values at
     the end of each month during such period.

          (f) "Book Value" of an asset shall mean the value of such asset on the
     books of the Company, before allowance for depreciation or amortization.

          (g) "Common Stock" shall mean the common stock, par value $.01 per
     share, of the Company.

          (h) "Company" shall have the meaning set forth in the preamble of this
     Agreement.

          (i) "Competitive Real Estate Commission" shall mean the real estate or
     brokerage commission paid for the purchase or sale of a property which is
     reasonable, customary and competitive in light of the size, type and
     location of such property.

          (j) "Contract Purchase Price" shall mean the amount actually paid or
     allocated to the purchase or improvement of Real Estate Assets, exclusive
     of Real Estate Commissions and Acquisition Expenses.

          (k) "Contract Sales Price" shall mean the amount actually paid or
     allocated to the Sale of a Property or Properties, exclusive of Disposition
     Fees.

          (l) "Cumulative Return" shall mean a cumulative, non-compounded return
     equal to 8% per annum on Invested Capital commencing upon acceptance by the
     Company of an investor's subscription.

          (m) "Director" shall mean a member of the Board of Directors of the
     Company.

          (n) "Fiscal Year" shall mean any period for which any income tax
     return is submitted by the Company to the Internal Revenue Service and
     which is treated by the Internal Revenue Service as a reporting period.

                                       2

<PAGE>
          (o) "GAAP" means accounting principles generally accepted in the
     United States of America.

          (p) "Gross Offering Proceeds" shall mean the total proceeds from the
     sale of Shares before deductions for Organizational and Offering Expenses.
     For purposes of calculating Gross Offering Proceeds, the purchase price for
     all Shares issued in the Company's initial public offering, including those
     for which volume discounts apply, shall be deemed to be $10.00 per Share.

          (q) "Gross Income From Properties" shall mean all cash receipts
     derived from the operation of the Company's Property, excluding (i) tenant
     security deposits unless and until such deposits are forfeited upon a
     tenant default, and (ii) proceeds from insurance claims, condemnation
     proceedings, sales or refinancings.

          (r) "Incentive Distribution Upon Listing" shall mean an amount equal
     to 15.0% of the amount, if any, by which (1) the market value of the
     outstanding Shares at Listing, measured by taking the average closing price
     or the average of the bid and asked price, as the case may be, over a
     period of 30 days during which the Shares are traded, with such period
     beginning 180 days after Listing (the "Market Value"), plus the total
     distributions paid to Stockholders prior to Listing exceeds (2) the sum of
     the Invested Capital plus the Cumulative Return.

          (s) "Incentive Distribution Upon Sales" shall mean an amount equal to
     15% of the net proceeds from the sale of a Property after the Company has
     received and paid to Stockholders the sum of (i) Invested Capital, and (ii)
     any remaining shortfall in the Cumulative Return as described in Section
     9(e).

          (t) "Independent Directors" shall mean a Director who is not, and
     within the last two (2) years has not been, directly or indirectly
     associated with a Sponsor or the Advisor by virtue of (i) ownership of an
     interest in a Sponsor, the Advisor or their Affiliates, (ii) employment by
     a Sponsor, the Advisor or their Affiliates, (iii) service as an officer or
     director of a Sponsor, the Advisor or their Affiliates, (iv) performance of
     services, other than as a Director, for the Company, (v) service as a
     director or trustee of more than three (3) real estate investment trusts
     organized by a Sponsor or advised by the Advisor, or (vi) maintenance of a
     material business or professional relationship with a Sponsor, the Advisor
     or any of their Affiliates. An indirect relationship shall include
     circumstances in which a Director's spouse, parents, children, siblings,
     mothers- or fathers-in-law, sons- or daughters-in-law or brothers- or
     sisters-in-law is or has been associated with a Sponsor, the Advisor, any
     of their Affiliates or the Company. A business or professional relationship
     is considered material if the gross revenue derived by the Director from a
     Sponsor, the Advisor and Affiliates exceeds five percent (5%) of either the
     Director's annual gross revenue during either of the last two (2) years or
     the Director's net worth on a fair market value basis.

          (u) "Invested Capital" shall mean the total proceeds from the sale of
     Shares. When a Property is sold, Invested Capital shall be reduced by the
     lesser of (i) the net sale proceeds available for distribution from such
     sale or (ii) the sum of (A) the portion of Invested Capital that initially
     was allocated to that Property and (B) any remaining shortfall in the
     recovery of Invested Capital with respect to prior sales of Properties.

          (v) "Joint Venture" shall mean any partnership, limited liability
     company, business trust or other unincorporated organization through or by
     means of which the Company acts jointly with any Person or Affiliate to
     make an investment in Real Estate Assets.

          (w) "Listing" shall mean the listing of the Shares on i) the New York
     Stock Exchange, the American Stock Exchange, or the National Market System
     of the Nasdaq Stock Market (or any successor to such entities), or ii) a
     national securities exchange (or tier or segment thereof) that has listing
     standards that the U.S. Securities and Exchange Commission has determined
     by rule are substantially similar to the listing standards applicable to
     securities described in Section 18(b)(1)(A) of the Securities Act of 1933,
     as amended. Upon such Listing, the Shares shall be deemed Listed.

          (x) "Net Income" shall mean, for any period, total revenues applicable
     to such period, less the operating expenses applicable to such period other
     than additions to or allowances

                                       3

<PAGE>

     for reserves for depreciation, amortization or bad debts or other similar
     noncash reserves; provided, however, that Net Income shall not include any
     gain from the sale of the Company's assets.

          (y) "Organizational and Offering Expenses" shall mean those expenses
     incurred by and to be paid from the assets of the Company in connection
     with and in preparing the Company for registration and subsequently
     offering and distributing Shares to the public, including, but not limited
     to, total underwriting and brokerage discounts and commissions (including
     fees of the underwriters' attorneys), expenses for printing, engraving and
     mailing, salaries of employees while engaged in sales activities, charges
     of transfer agents, registrars, trustees, escrow holders, depositaries and
     experts, expenses of qualification of the sale of the securities under
     federal and state laws, including taxes and fees, and accountants',
     consultants' and attorneys' fees and expenses.

          (z) "Partnership" shall mean NNN Apartment REIT Holdings, L.P., a
     Virginia limited partnership.

          (aa) "Property" or "Properties" shall mean any, or all, respectively,
     of the real property and improvements thereon owned or to be owned by the
     Company, directly or indirectly.

          (ab) "Property Disposition Fee" shall mean a real estate disposition
     fee, payable (under certain conditions) to the Advisor and its Affiliates
     upon the sale of the Company's Property as described in Section 9(e).

          (ac) "Property Management Fee" shall mean any fee paid to an Affiliate
     or third party as compensation for management of the Company's Properties
     as described in Section 9(c).

          (ad) "Property Manager" shall mean an entity that provides property
     rental, leasing, operation and management services to the Properties owned
     by the Company, directly or indirectly. The Property Manager may be the
     Advisor, an Affiliate or a third-party property management firm.

          (ae) "Person" shall mean any natural person, partnership, corporation,
     association, trust, limited liability company or other legal entity.

          (af) "Prospectus" shall mean the final prospectus of the Company in
     connection with the initial registration of Shares filed with the
     Securities and Exchange Commission on Form S-11, as supplemented and
     amended from time to time.

          (ag) "Real Estate Assets" shall mean any and all investments in: (i)
     Property whether directly or indirectly through owned or controlled
     subsidiaries and including amounts invested in Joint Ventures; and (ii)
     loans, or other evidence of indebtedness secured, directly or indirectly,
     by interests in Property.

          (ah) "Real Estate Commission" shall mean the real estate or brokerage
     commission paid in connection with the purchase of a Property as described
     in Section 9(a).

                                       4

<PAGE>
          (ai) "Sale" or "Sales" shall mean any transaction or series of
     transactions whereby: (A) the Company or the Partnership directly or
     indirectly (except as described in other subsections of this definition)
     sells, grants, transfers, conveys or relinquishes its ownership of any
     Property or portion thereof, including the lease of any Property consisting
     of a building only, and including any event with respect to any Property
     which results in the payment to the Company or the Partnership, directly or
     indirectly, of a significant amount of insurance proceeds or condemnation
     or similar award related to a Property; (B) the Company or the Partnership
     directly or indirectly (except as described in other subsections of this
     definition) sells, grants, transfers, conveys or relinquishes its ownership
     of all or substantially all of the interests of the Company or the
     Partnership in any Joint Venture in which it is a co-venturer or partner;
     (C) any Joint Venture directly or indirectly (except as described in other
     subsections of this definition) in which the Company or the Partnership as
     a co-venturer or partner sells, grants, transfers, conveys or relinquishes
     its ownership of any Property or portion thereof, including any event with
     respect to any Property which results in the payment to the Joint Venture,
     directly or indirectly, of a significant amount of insurance proceeds or
     condemnation or similar award related to a Property; or (D) the Company or
     the Partnership directly or indirectly (except as described in other
     subsections of this definition) sells, grants, conveys or relinquishes its
     interest in any loan or mortgage or any portion thereof (including with
     respect to any mortgage or loan, all payments thereunder or in satisfaction
     thereof other than regularly scheduled interest payments) of amounts owed
     pursuant to such loan or mortgage and any event which gives rise to the
     payment of a significant amount of insurance proceeds or condemnation or
     similar award; or (E) the Company or the Partnership directly or indirectly
     (except as described in other subsections of this definition) sells,
     grants, transfers, conveys or relinquishes its ownership of any other Real
     Estate Asset not previously described in this definition or any portion
     thereof.

          (aj) "Shares" shall mean the shares of Common Stock of the Company.

          (ak) "Sponsor" shall mean any Person directly or indirectly
     instrumental in organizing, wholly or in part, the Company or any Person
     who will control, manage or participate in the management of the Company,
     and any Affiliate of such Person. Not included is any Person whose only
     relationship with the Company is that of an independent property manager of
     Company assets, and whose only compensation is as such. Sponsor does not
     include wholly independent third parties such as attorneys, consultants,
     accountants and underwriters whose only compensation is for professional
     services. A Person also may be deemed a Sponsor of the Company by:

               (i) taking the initiative, directly or indirectly, in founding or
          organizing the business or enterprise of the Company, either alone or
          in conjunction with one or more other Persons;

               (ii) receiving a material participation in the Company in
          connection with the founding or organizing of the business of the
          Company, in consideration of services or property, or both services
          and property;

               (iii) having a substantial number of relationships and contacts
          with the Company;

               (iv) possessing significant rights to control Company properties;

               (v) receiving fees for providing services to the Company which
          are paid on a basis that is not customary in the industry; or

                                       5

<PAGE>

               (vi) providing goods or services to the Company on a basis which
          was not negotiated at arms length with the Company.

          (al) "Stockholders" shall mean holders of the Shares.

          (am) "Total Development Cost" shall mean, with regard to any Property
     acquired by the Company prior to or during the development or acquisition
     stages, all costs and expenses paid or incurred by the Company that are in
     any way related to the development of such Property, including, but not
     limited to, land and construction costs.

          (an) "Total Operating Expenses" shall mean the aggregate expenses of
     every character paid or incurred by the Company as determined under
     generally accepted accounting principles, including fees paid to the
     Advisor, but excluding:

               (i) the expenses of raising capital such as Organizational and
          Offering Expenses, legal, audit, accounting, underwriting, brokerage,
          listing, registration and other fees, printing and other such
          expenses, and taxes incurred in connection with the issuance,
          distribution, transfer, registration and Listing of the Shares;

               (ii) interest payments;

               (iii) taxes;

               (iv) non-cash expenditures such as depreciation, amortization and
          bad debt reserves;

               (v) the Incentive Distribution upon Sales and the Incentive
          Distribution upon Listing; and

               (vi) Acquisition Expenses, real estate commissions on resale of
          property and other expenses connected with the acquisition,
          disposition (whether by sale, exchange or condemnation) and ownership
          of real estate interests, mortgage loans or other property (such as
          the costs of foreclosure, insurance premiums, legal services,
          maintenance, repair and improvement of property).

     2.   DUTIES OF ADVISOR.

     The Advisor shall consult with the Company and shall, at the request of the
Board of Directors or the officers of the Company, furnish advice and
recommendations with respect to all aspects of the business and affairs of the
Company. In general, the Advisor shall inform the Board of Directors of factors
that come to its attention which could influence the policies of the Company.
Subject to the supervision of the Board of Directors and consistent with the
provisions of the Charter, the Advisor undertakes to use its reasonable efforts
to:

          (a) Present to the Company a continuing and suitable investment
     program and opportunities to make investments consistent with the
     investment policies of the Company and the investment program adopted by
     the Board of Directors and in effect at the time and furnish the Company
     with advice with respect to the making, acquisition, holding and
     disposition of investments and commitments therefor. The Advisor is also
     obligated to provide the Company with the first opportunity to purchase any
     Class A income producing multi-family property which satisfies the
     Company's investment objectives placed under contract by the Advisor or its

                                       6

<PAGE>

     Affiliates. If the Board of Directors of the Company does not vote to make
     such purchase within seven (7) days of being offered such property, the
     Advisor is free to offer such opportunity to any other Affiliates or
     non-Affiliates, as it so chooses. The Advisor shall use commercially
     reasonable efforts to identify potential investment opportunities
     consistent with the Company's investment objectives and policies including
     but not limited to:

               (i)  locating, analyzing and selecting potential investments in
                    Real Estate Assets;

               (ii) structuring and negotiating the terms and conditions of
                    acquisition and disposition transactions;

               (iii) arranging for financing and refinancing and making other
                    changes in the asset or capital structure of the Company and
                    disposing of and reinvesting the proceeds from the sale of,
                    or otherwise deal with the investments in, Real Estate
                    Assets; and

               (iv) entering into leases and service contracts, on the Company's
                    behalf, for Real Estate Assets and, to the extent necessary,
                    performing all functions necessary to maintain and
                    administer the Company's assets.

          (b) Manage the Company's day-to-day operations to effect the
     investment program adopted by the Board of Directors and perform or
     supervise the performance of such other administrative functions necessary
     in connection with the management of the Company as may be agreed upon by
     the Advisor and the Company;

          (c) Serve as the Company's investment advisor in connection with
     policy decisions to be made by the Board of Directors and, as requested,
     furnish reports to the Board of Directors and provide research, economic
     and statistical data in connection with the Company's investments and
     investment policies;

          (d) On behalf of the Company, investigate, select and conduct
     relations with lenders, consultants, accountants, brokers, property
     managers, attorneys, underwriters, appraisers, insurers, corporate
     fiduciaries, banks, builders and developers, sellers and buyers of
     investments and persons acting in any other capacity specified by the
     Company from time to time, and enter into contracts with, retain and
     supervise services performed by such parties in connection with investments
     which have been or may be acquired or disposed of by the Company;

          (e) Act as property manager or cooperate with a third party or
     affiliated Property Manager in connection with property management services
     and other activities relating to the Company's assets, subject to the
     requirement that the Advisor, its Affiliate or the Property Manager, as the
     case may be, qualifies as an "independent contractor" as the phrase is used
     in connection with applicable laws, rules and regulations affecting REITs
     that own real property;

          (f) Conduct periodic on-site property visits to some or all (as the
     Advisor deems reasonably necessary) of the Properties to inspect the
     physical condition of the Properties and to evaluate the performance of the
     Property Manager;

          (g) Review, analyze and comment on the operating budgets, capital
     budgets and leasing plans prepared and submitted by the Property Manager
     and aggregate these property budgets into the Company's overall budget;

          (h) Review and analyze on-going financial information pertaining to
     each Property and the overall portfolio of Properties;

                                       7

<PAGE>

          (i) Upon request of the Company, act, or obtain the services of others
     to act, as attorney-in-fact or agent of the Company in making, acquiring
     and disposing of investments, disbursing and collecting the funds, paying
     the debts and fulfilling the obligations of the Company and handling,
     prosecuting and settling any claims of the Company, including foreclosing
     and otherwise enforcing mortgage and other liens and security interests
     securing investments;

          (j) Assist in negotiations on behalf of the Company with investment
     banking firms and other institutions or investors for public or private
     sales of securities of the Company or for other financing on behalf of the
     Company, but in no event in such a way that the Advisor shall be acting as
     a broker, dealer or underwriter of securities of the Company;

          (k) On behalf of the Company, maintain, with respect to any Real
     Estate Assets and to the extent available, title insurance or other
     assurance of title and customary fire, casualty and public liability
     insurance;

          (l) At the direction of the Board of Directors, invest and reinvest
     any money of the Company;

          (m) Provide the Company with all necessary cash management services;

          (n) Supervise the preparation and filing and distribution of returns
     and reports to governmental agencies and to investors and act on behalf of
     the Company in connection with investor relations;

          (o) Provide office space, equipment and personnel as required for the
     performance of the foregoing services as advisor;

          (p) Advise the Company of the operating results of the Company's
     properties, prepare on a timely basis, and review, for such properties,
     operating budgets, maintenance and improvement schedules, projections of
     operating results and such other reports as may be requested by the Board
     of Directors;

          (q) As requested by the Company, make reports to the Company of its
     performance of the foregoing services and furnish advice and
     recommendations with respect to other aspects of the business of the
     Company;

          (r) Prepare on behalf of the Company, or engage independent
     professionals to prepare, all reports and returns required by the
     Securities and Exchange Commission, Internal Revenue Service and other
     state or federal governmental agencies, provided that the Company shall be
     responsible for the fees of such independent professionals;

          (s) Undertake and perform all services or other activities necessary
     and proper to carry out the investment objectives of the Company;

          (t) Undertake communications with Stockholders in accordance with
     applicable law and the Charter; and

                                       8

<PAGE>

          (u) Enter into ancillary agreements with the Sponsor and its
     Affiliates to arrange for the services to be provided by the Advisor
     hereunder in accordance with this Agreement;

provided, however, that Affiliates of the Advisor have no obligations to the
Company other than as expressly stated herein, and the Advisor and its
Affiliates have no obligations to present to the Company any specific investment
opportunity except as described herein and in the Prospectus. Notwithstanding
the foregoing, the Advisor hereby represents and acknowledges that it will have
fiduciary duties to the Stockholders and that the Company is making a statement
to that effect in its registration statement filed with the Securities and
Exchange Commission.

     3.   NO PARTNERSHIP OR JOINT VENTURE.

     The Company and the Advisor are not, and shall not be deemed to be,
partners or joint venturers with each other.

     4.   RECORDS.

     The Advisor shall maintain appropriate books of account and records
relating to services performed hereunder, which shall be accessible for
inspection by the Company at any time during ordinary business hours.

     5.   ACTIONS RELATING TO REIT QUALIFICATION.

     Notwithstanding any other provision of this Agreement to the contrary, the
Advisor shall refrain from any action which, in its reasonable judgment or in
any judgment of the Board of Directors of which the Advisor has written notice,
would adversely affect the qualification of the Company as a REIT under the Code
or which would violate any law, rule or regulation of any governmental body or
agency having jurisdiction over the Company or its securities, or which would
otherwise not be permitted by the Charter. If any such action is ordered by the
Board of Directors, the Advisor shall promptly notify the Board of Directors of
the Advisor's judgment that such action would adversely affect such status or
violate any such law, rule or regulation or the Charter, and shall thereafter
refrain from taking such action pending further clarification or instruction
from the Board of Directors.

     6.   BANK ACCOUNTS.

     At the direction of the Board of Directors, the Advisor may establish and
maintain bank accounts in the name of the Company, and may collect and deposit
into and disburse from such accounts any money on behalf of the Company, under
such terms and conditions as the Board of Directors may approve, provided that
no funds in any such account shall be commingled with funds of the Advisor. The
Advisor shall from time to time, as the Company may require, render appropriate
accountings of such collections, deposits and disbursements to the Board of
Directors and to the auditors of the Company.

     7.   FIDELITY BOND.

     The Advisor shall not be required to obtain or maintain a fidelity bond in
connection with the performance of its services hereunder.

                                       9

<PAGE>

     8.   INFORMATION FURNISHED TO THE ADVISOR.

     The Board of Directors will keep the Advisor informed in writing concerning
the investment and financing policies of the Company. The Board of Directors
shall notify the Advisor promptly in writing of its intention to make any
investments or to sell or dispose of any existing investments. The Company shall
furnish the Advisor with a certified copy of all financial statements, a signed
copy of each report prepared by independent certified public accountants, and
such other information with regard to its affairs as the Advisor may reasonably
request.

     9.   COMPENSATION.

     The Advisor and its Affiliates shall be paid for services rendered by the
Advisor under this Agreement as follows:

          (a) The Advisor or its Affiliates shall receive as compensation for
     services rendered in connection with the investigation, selection and
     acquisition of Real Estate Assets (by purchase, investment or exchange) a
     Real Estate Commission payable by the Company. The total Real Estate
     Commissions paid to the Advisor or its Affiliates shall not exceed (i) 3.0%
     of the Contract Purchase Price of Real Estate Assets acquired directly or
     indirectly by the Company, and (ii) 4.0% of the Total Development Cost of
     Properties developed by or on behalf of the Company for services provided
     by the Advisor, its Affiliates or sub-contractors thereof. At the Advisor's
     discretion, a portion of the Real Estate Commission may be paid to
     third-party developers for services rendered. Real Estate Commissions shall
     be payable on the acquisition of a specific Property, on the acquisition of
     a portfolio of Properties through a purchase of assets, controlling
     securities or by Joint Venture, by a merger or similar business combination
     or other comparable transaction, or on the completion of development of a
     Property or Properties for the Company. However, the total of all Real
     Estate Commissions and Acquisition Expenses payable with respect to any
     Real Estate Assets shall not exceed 6% of the Contract Purchase Price or
     the Total Development Cost (as applicable) of such Real Estate Assets
     unless fees in excess of such amount are approved by a majority of the
     Directors not interested in such transaction and by a majority of the
     Independent Directors not interested in such transaction and which
     transaction is determined to be commercially competitive, fair and
     reasonable to the Company.

          (b) The Advisor shall receive as compensation for services rendered in
     connection with the management of the Company's assets the Asset Management
     Fee. The Asset Management Fee shall be payable monthly in arrears by the
     Company in cash or in shares at the option of the Advisor, and may be
     deferred, in whole or in part, from time to time, by the Advisor (without
     interest). The Asset Management Fee shall be equal to 1.0% of Average
     Invested Assets; provided, however, that the Company's obligation to pay
     the Asset Management Fee shall be subject to the stockholders receiving
     annualized distributions in an amount equal to five percent (5.0%) per
     annum of Invested Capital. The Asset Management Fee shall be calculated
     monthly not to exceed one-twelfth of 1.0% of the Average Invested Assets of
     the Company as of the last day of the immediately preceding quarter.

          (c) The Advisor, an Affiliate or an unaffiliated third party shall
     receive a monthly Property Management Fee equal to 4.0% of the monthly
     Gross Income from Properties.

                                       10

<PAGE>
          (d) If the Advisor or an Affiliate provides a substantial amount of
     the services in connection with the Sale of one or more Properties the
     Advisor or an Affiliate shall receive a Disposition Fee equal to the lesser
     of (i) one-half of a Competitive Real Estate Commission or (ii) 1.75% of
     the Contract Sales Price of such Property or Properties. The Disposition
     Fee may be paid in addition to real estate commissions paid to
     non-Affiliates; provided, however, that the total real estate commissions
     paid to all Persons by the Company with respect to the Sale of such
     Property or Properties shall not exceed an amount equal to the lesser of
     (i) 6% of the Contract Sales Price of the Property or Properties or (ii)
     the Competitive Real Estate Commission.

          (e) Upon the Sale of a Property by the Company, the Partnership will
     pay an Incentive Distribution upon Sale equal to 15% of the net proceeds
     from the Sale after the Company has received and paid to the Stockholders
     the sum of (i) the Invested Capital, and (ii) any remaining shortfall in
     the Cumulative Return. If the Company, and in turn the Stockholders, have
     not received a return of Invested Capital or if there is a shortfall in the
     Cumulative Return after the Sale of the last Property and the Advisor
     previously has received Incentive Distributions, other than Incentive
     Distributions that have been repaid previously, the Advisor will repay to
     the Partnership a portion of those distributions sufficient to cause the
     Company, and in turn the Stockholders, to receive a full return of Invested
     Capital and the full Cumulative Return. In no event will the aggregate
     amount repaid by the Advisor to the Partnership exceed the aggregate amount
     of Incentive Distributions upon Sales that the Advisor previously received.

     10.  Expenses.

          (a) In addition to the compensation paid to the Advisor pursuant to
     Section 9 hereof, the Company or the Partnership shall pay directly or
     reimburse the Advisor for all of the expenses paid or incurred by the
     Advisor in connection with the services it provides to the Company and the
     Partnership pursuant to this Agreement, including, but not limited to:

               (i) the Company's Organizational and Offering Expenses; provided,
          however, that within 60 days after the end of the month in which the
          Offering terminates, the Advisor shall reimburse the Company for any
          Organizational and Offering Expenses reimbursement received by the
          Advisor pursuant to this Section 10, to the extent that such
          reimbursement exceeds the maximum amount permitted or, at the option
          of the Company, such excess shall be subtracted from the next
          reimbursement of expenses to be made by the Company pursuant to this
          Section 10. The Advisor shall be responsible for the payment of all
          the Company's Organizational and Offering Expenses in excess of the
          maximum amount permitted;

               (ii) Acquisition Expenses incurred in connection with the
          selection, evaluation and acquisition of Properties;

                                       11

<PAGE>

               (iii) the actual cost of goods and services used by the Company
          and obtained from entities not affiliated with the Advisor, other than
          Acquisition Expenses;

               (iv) interest and other costs for borrowed money, including
          discounts, points and other similar fees;

               (v) taxes and assessments on income of the Company or its Real
          Estate Assets;

               (vi) costs associated with insurance required in connection with
          the business of the Company or by the Directors;

               (vii) expenses of managing and operating Properties owned by the
          Company, payable to the Property Manager, whether the Property Manager
          is an Affiliate of the Company or a non-affiliated Person.

               (viii) all compensation and expenses payable to the Independent
          Directors and all expenses payable to the non-Independent Directors in
          connection with their services to the Company and the Stockholders and
          their attendance at meetings of the Directors and Stockholders;

               (ix) expenses associated with a Listing, if applicable, or with
          the issuance and distribution of Shares, such as selling commissions
          and fees, marketing and advertising expenses, taxes, legal and
          accounting fees, Listing and registration fees, and other
          Organizational and Offering Expenses;

               (x) expenses connected with payments of distributions in cash or
          otherwise made or caused to be made by the Company to the
          Stockholders;

               (xi) expenses of amending, converting, liquidating or terminating
          the Company or the Charter;

               (xii) expenses of maintaining communications with Stockholders,
          including the cost of preparation, printing and mailing annual and
          other Stockholder reports, proxy statements and other reports required
          by governmental entities;

               (xiii) administrative services expenses (including personnel
          costs; provided, however, that no reimbursement shall be made for
          costs of personnel to the extent that such personnel perform services
          for which the Advisor receives a separate fee);

               (xiv) transfer agent and registrar's fees and charges paid to
          third parties; and

               (xv) audit, accounting, legal and other professional fees.

          (b) Expenses incurred by the Advisor on behalf of the Company and the
     Partnership and payable pursuant to this Section 10 shall be reimbursed no
     less than monthly to the Advisor. The Advisor shall prepare a statement
     documenting the expenses of the Company and the Partnership and the
     calculation of the Asset Management Fee during each quarter, and shall
     deliver such statement to the Company and the Partnership within 45 days
     after the end of each quarter.

                                       12

<PAGE>

     11.  COMPENSATION FOR ADDITIONAL SERVICES, CERTAIN LIMITATIONS.

          (a) If the Company shall request the Advisor or its Affiliates to
     render services for the Company other than those required to be rendered by
     the Advisor hereunder, such additional services, if the Advisor elects to
     perform them, will be compensated separately on terms to be agreed upon
     between such party and the Company from time to time in accordance with
     this Section. The rate of compensation for such services shall be approved
     by a majority of the Board of Directors, including a majority of the
     Independent Directors, and shall not exceed an amount that would be paid to
     nonaffiliated third parties for similar services.

          (b) In extraordinary circumstances, the Advisor and its Affiliates may
     provide other goods and services to the Company if all of the following
     criteria are met: (i) the goods or services must be necessary to the
     prudent operation of the Company; or (ii) the compensation, price or fee
     must be equal to the lesser of 90% of the compensation, price or fee the
     Company would be required to pay to independent parties who are rendering
     comparable services or selling or leasing comparable goods on competitive
     terms in the same geographic location, or 90% of the compensation, price or
     fee charged by the Advisor or its Affiliates for rendering comparable
     services or selling or leasing comparable goods on competitive terms. In
     addition, any such payment will be subject to the further limitation
     described in paragraph (c) below. Extraordinary circumstances shall be
     presumed only when there is an emergency situation requiring immediate
     action by the Advisor or its Affiliates and the goods or services are not
     immediately available from unaffiliated parties. Services which may be
     performed in such extraordinary circumstances include emergency maintenance
     of Company Properties, janitorial and other related services due to strikes
     or lock-outs, emergency tenant evictions and repair services which require
     immediate action, as well as operating and re-leasing properties with
     respect to which the leases are in default or have been terminated.

          (c) No reimbursement will be permitted to the Advisor or its
     Affiliates under Section 10(a) above for the salaries, fringe benefits,
     travel expenses and other administrative items of any controlling persons
     of the Advisor, its Affiliates or any other supervisory personnel except in
     those instances in which the Company believes it to be in the best interest
     of the Company that the Advisor or its Affiliates operate or otherwise deal
     with, for an interim period, a property with respect to which the lease is
     in default or terminated. Permitted reimbursements, except as set forth
     above, include salaries and related salary expenses for non-supervisory
     services which could be performed directly for the Company by independent
     parties such as legal, accounting, transfer agent, data processing and
     duplication. Controlling persons, for purposes of this Section, include,
     but are not limited to, those entities or individuals holding 5% or more of
     the ownership interests of the Advisor or a person having the power to
     direct or cause the direction of the Advisor, whether through ownership of
     voting securities, by contract or otherwise, and any person, irrespective
     of his or her title, who performs functions for the Advisor similar to
     those of: (a) chairman or member of the board of directors; or (b)
     president or executive vice president.

     Notwithstanding the foregoing, and subject to the approval of the Board of
Directors, the Company may reimburse the Advisor for expenses related to the
activities of controlling persons undertaken in capacities other than those
which cause them to be controlling persons. The Advisor believes that the
employees of the Advisor, its Affiliates and controlling persons who perform
services for the Company for which reimbursement is allowed pursuant to Section
11(b) have the experience and educational background, in their respective fields
of expertise, appropriate for the performance of such services.

                                       13

<PAGE>

     The Advisor and its Affiliates may not be reimbursed by the Company for
their overhead, nor can overhead costs or expenses of the Advisor or its
Affiliates be allocated to or paid by the Company. The foregoing reimbursements
of expenses, as limited by this Agreement, will be made regardless of whether
any cash distributions are made to the Stockholders.

     12.  STATEMENTS.

     The Advisor shall furnish to the Company not later than the 30th day
following the end of each Fiscal Year, a statement showing a computation of the
fees or other compensation payable to the Advisor or an Affiliate of the Advisor
with respect to such Fiscal Year under Sections 9 and 11 hereof. The final
settlement of compensation payable under Sections 9 and 11 hereof for each
Fiscal Year shall be subject to adjustments in accordance with, and upon
completion of, the annual audit of the Company's financial statements.

     13.  INTERNALIZATION OF THE ADVISOR.

     The Company shall consider becoming a self-administered REIT once the
Company's assets and income are, in the view of the Board of Directors,
including a majority of the Independent Directors, of sufficient size such that
internalizing the management functions by the Advisor and the Property Manager
is in the best interests of the Stockholders. The compensation payable to the
Advisor upon such internalization shall be agreed upon by a special committee
comprised of all of the Independent Directors (the "Special Committee") and the
Advisor. In determining such compensation, the Special Committee will be
authorized to engage its own independent financial advisor and legal counsel and
will consider factors including, but not limited to, the Advisor's performance
compared to the performance of other advisors for similar entities that the
special committee believes are relevent in making the determination, any
available valuations for such advisors and independent legal and financial
advice.

     14.  LISTING OF THE SHARES.

     If this Agreement is terminated in connection with a Listing, the Advisor
will receive, in exchange for terminating this Agreement and the giving up or
waiving of its fees then earned but not paid and all future fees, the Incentive
Distribution Upon Listing equal to 15.0% of the amount, if any, by which (1) the
market value of the outstanding Shares at Listing measured by taking the average
closing price or the average of the bid and asked price, as the case may be,
over a period of 30 days during which the Shares are traded, with such period
beginning 180 days after Listing (the "Market Value"), plus the total
distributions paid to Stockholders prior to Listing exceeds (2) the sum of the
Invested Capital plus the Cumulative Return. Upon payment of the Incentive
Distribution upon Listing the Advisor's "Incentive Limited Partnership
Interests" (as defined in the Partnership's Agreement of Limited Partnership)
will be redeemed and the Advisor will not be entitled to any further Incentive
Distributions upon Sales. In the event of such a termination of this Agreement,
the Company shall thereafter be relieved of its obligation to pay the fees
contemplated by this Agreement.

                                       14

<PAGE>

     15.  REIMBURSEMENT BY ADVISOR.

     The parties acknowledge that pursuant to the "Statement of Policy Regarding
Real Estate Investment Trusts," as revised and adopted by the North American
Securities Administrators Association on September 29, 1993, Total Operating
Expenses of the Company shall be deemed to be excessive if in any Fiscal Year
they exceed the greater of (a) 2% of the Company's Average Invested Assets for
such Fiscal Year; or (b) 25% of the Net Income for such Fiscal Year. The
Independent Directors shall have the fiduciary responsibility of limiting such
expenses to amounts that do not exceed such limitations. Within 60 days after
the end of any fiscal quarter of the Company for which Total Operating Expenses
(for the 12 months then ended) exceed 2% of Average Invested Assets or 25% of
Net Income, whichever is greater, the Company shall send to the Stockholders
written notice of such fact together with the determination of the Independent
Directors as to whether such higher operating expenses were justified and if so
justified, an explanation of the facts the Independent Director considered in
arriving at that conclusion also shall be included. If the Independent Directors
determine that such excess expenses are not justified, then the Advisor shall
reimburse the Company the amount by which the aggregate expenses incurred by the
Company exceed the limitations described above at the end of the Fiscal Year;
provided, however, that the Company may instead permit such reimbursements to be
effected by a reduction in the amount of the next payments of compensation under
Section 9.

     16.  NAME.

     Triple Net Properties, LLC has a proprietary interest in the name "NNN."
Accordingly, and in recognition of this right, if, at any time the Company or
the Partnership ceases to retain Triple Net Properties, LLC or an Affiliate
thereof to perform the services of Advisor, the Company or the Partnership, as
the case may be, will, promptly after receipt of written request from Triple Net
Properties, LLC, cease to conduct business under or use the name "NNN" or any
derivative thereof and the Company or the Partnership shall use its best efforts
to change the name of the Company to a name that does not contain the name "NNN"
or any other word or words that might, in the sole discretion of the Advisor, be
susceptible of indication of some form of relationship between the Company and
the Advisor or any Affiliate thereof. Consistent with the foregoing, it is
specifically recognized that the Advisor or one or more of its Affiliates has in
the past and may in the future organize, sponsor or otherwise permit to exist
other investment entities (including entities for investment in real estate) and
financial and service organizations having "NNN" as a part of their name, all
without the need for any consent (and without the right to object thereto) by
the Company or its Board of Directors.

     17.  OTHER ACTIVITIES OF THE ADVISOR.

     Subject to the provisions specifically set forth herein, the Advisor and
its Affiliates currently engage, and may engage in the future, in other
businesses or activities including the rendering of services and investment
advice with respect to real estate investment opportunities to other persons or
entities and may manage other investments (including the investments of the
Advisor and its Affiliates), including those in competition with the Company.
The Advisor or its Affiliates may, with respect to any investment in which the
Company is a participant, also render advice and service to each and every other
participant therein. The Advisor shall report to the Board of Directors the
existence of any condition or circumstance, existing or anticipated, of which it
has knowledge, which creates or could create a conflict of interest between the
Advisor's obligations to the Company and its obligations to or its interest in
any other Person. The Advisor or its Affiliates shall promptly disclose to the
Board of Directors knowledge of such condition or circumstance.

     Directors, officers, employees and agents of the Advisor or of Affiliates
of the Advisor may serve as directors, officers, employees or agents of the
Company.

                                       15

<PAGE>

     18.  TERM; TERMINATION OF AGREEMENT.

     This Agreement will have an initial term of one year from its date, subject
to successive one year renewals with the written mutual consent of the parties
including approval of a majority of the Independent Directors.

     Notwithstanding any other provision of this Agreement to the contrary,
either the Company or the Advisor may terminate this Agreement, or any extension
hereof, or the parties by mutual consent or a majority of the Independent
Directors may do so, in each case upon 60 days written notice without cause or
penalty. In the event of the termination of this Agreement, the Advisor will
cooperate with the Company and take all reasonable steps requested to assist the
Board of Directors in making an orderly transition of the advisory function.

     If this Agreement is terminated pursuant to this Section, such termination
shall be without any further liability or obligation of either parry to the
other, except as provided in Section 21.

     If this Agreement is terminated for any reason other than the Listing of
the Shares as contemplated in Section 14, all obligations of the Advisor and its
Affiliates to offer property to the Company for purchase, as described in
Section 2(a), also shall terminate.

     19.  ASSIGNMENTS.

     The Company may terminate this Agreement immediately in the event of its
assignment by the Advisor except an assignment to a successor organization which
acquires substantially all of the property and carries on the affairs of the
Advisor, provided that following such assignment the persons who controlled the
operations of the Advisor immediately prior thereto shall control the operations
of the successor organization, including the performance of its duties under
this Agreement; however, if at any time subsequent to such assignment such
persons shall cease to control the operations of the successor organization, the
Company may thereupon immediately terminate this Agreement. This Agreement shall
not be assignable by the Company without the consent of the Advisor, except in
the case of assignment by the Company to a corporation, trust or other
organization which is a successor to the Company. Any assignment of this
Agreement shall bind the assignee hereunder in the same manner as the assignor
is bound hereunder.

     20.  DEFAULT, BANKRUPTCY, ETC.

     At the sole option of the Company, this Agreement shall be terminated
immediately upon written notice of termination from the Board of Directors to
the Advisor if any of the following events occur:

          (a) The Advisor violates any material provisions of this Agreement
     and, after receipt of written notice of violation, such violation is not
     cured within 30 days; or

          (b) A court of competent jurisdiction enters a decree or order for
     relief in respect of the Advisor in any involuntary case under the
     applicable bankruptcy, insolvency or other similar law now or hereafter in
     effect, or appoints a receiver, liquidator, assignee, custodian, trustee,
     sequestrator (or similar official) of the Advisor or for any substantial
     part of its property or orders the winding up or liquidation of the
     Advisor's affairs; or

                                       16

<PAGE>

          (c) The Advisor commences a voluntary case under any applicable
     bankruptcy, insolvency or other similar law now or hereafter in effect, or
     consents to the entry of an order for relief in an involuntary case under
     any such law, or consents to the appointment of or taking possession by a
     receiver, liquidator, assignee, custodian, trustee, sequestrator (or
     similar official) of the Advisor or for any substantial part of its
     property, or makes any general assignment for the benefit of creditors, or
     fails generally to pay its debts as they become due.

               The Advisor agrees that if any of the events specified in
     subsections (b) and (c) of this Section 20 occur, it will give written
     notice thereof to the Company within 7 days after the occurrence of such
     event.

     21.  ACTION UPON TERMINATION.

     The Advisor shall not be entitled to compensation after the date of
termination of this Agreement for further services hereunder, but shall be paid
all compensation accruing to the date of termination. Subject to the provisions
of Sections 13 and 14, the Advisor shall forthwith upon a termination:

          (a) Pay over to the Company all monies collected and held for the
     account of the Company pursuant to this Agreement, after deducting any
     accrued compensation and reimbursement for its expenses to which it is then
     entitled;

          (b) Deliver to the Board of Directors a full accounting, including a
     statement showing all payments collected by it and a statement of all
     monies held by it, covering the period following the date of the last
     accounting furnished to the Board of Directors;

          (c) Deliver to the Board of Directors all property and documents of
     the Company then in the custody of the Advisor; and

          (d) Cooperate with the Company and take all reasonable steps requested
     by the Company to assist the Board of Directors in making an orderly
     transition of the advisory function.

     22.  AMENDMENTS.

     This Agreement shall not be amended, changed, modified, terminated or
discharged in whole or in part except by an instrument in writing signed by both
parties hereto, or their respective successors or assigns.

     23.  SUCCESSORS AND ASSIGNS.

     This Agreement shall bind any successors or permitted assigns of the
parties hereto as herein provided.

     24.  GOVERNING LAW.

     The provisions of this Agreement shall be governed, construed and
interpreted in accordance with the laws of the Commonwealth of Virginia, without
regard to its conflict of laws provisions.

                                       17

<PAGE>

     25.  LIABILITY AND INDEMNIFICATION.

          (a) The Company shall, subject to the limitations imposed by Virginia
     statutory or decisional law, as amended or interpreted, indemnify and pay
     or reimburse reasonable expenses to the Advisor and its Affiliates,
     provided, that: (i) the Advisor or other party seeking indemnification has
     determined, in good faith, that the course of conduct which cased the loss
     or liability was in the best interest of the Company; (ii) the Advisor or
     other person seeking indemnification was acting on behalf of or performing
     services on the part of the Company; (iii) such liability or loss was not
     the result of negligence, misconduct or a knowing violation of the criminal
     law or any federal or state securities laws on the part of the indemnified
     party; and (iv) such indemnification or agreement to be, held harmless is
     recoverable only out of the net assets of the Company and not from the
     Stockholders.

          (b) The Company shall not indemnify the Advisor or its Affiliates for
     losses, liabilities or expenses arising from or out of an alleged violation
     of federal or state securities laws by such party unless one or more of the
     following conditions are met: (i) there has been a successful adjudication
     on the merits of each count involving alleged securities law violations as
     to the particular indemnitee; (ii) such claims have been dismissed with
     prejudice on the merits by a court of competent jurisdiction as to the
     particular indemnitee; or (iii) a court of competent jurisdiction approves
     a settlement of the claims and finds that indemnification of the settlement
     and related costs should be made and the court considering the request has
     been advised of the position of the Securities and Exchange Commission and
     the published opinions of any state securities regulatory authority in
     which securities of the Company were offered and sold as to indemnification
     for securities law violations.

          (c) The Company may advance amounts to persons entitled to
     indemnification hereunder for legal and other expenses and costs incurred
     as a result of any legal action for which indemnification is being sought
     only if all of the following conditions are satisfied: (i) the legal action
     relates to acts or omissions with respect to the performance of duties or
     services by the indemnified party for or on behalf of the Company; (ii) the
     legal action is initiated by a third party and a court of competent
     jurisdiction specifically approves such advancement; and (iii) the
     indemnified party receiving such advances undertakes to repay the advanced
     funds to the Company, together with the applicable legal rate of interest
     thereon, in instances in which such party would not be entitled to
     indemnification.

     26.  NOTICES.

     Any notice, report or other communication required or permitted to be given
hereunder shall be in writing unless some other method of giving such notice,
report or other communication is accepted by the party to whom it is given and
shall be given by being delivered at the following addresses of the parties
hereto:

          THE COMPANY AND/OR THE BOARD OF DIRECTORS:

          NNN Apartment REIT, Inc.
          Suite 200
          1551 N. Tustin Avenue
          Santa Ana, CA 92705

                                       18

<PAGE>

          THE ADVISOR:

          NNN Apartment REIT Advisor, LLC
          Suite 200
          1551 N. Tustin Avenue
          Santa Ana, CA 92705

     Either party may at any time give notice in writing to the other party of a
change of its address for the purpose of this Section 24.

     25.  HEADINGS.

     The section headings hereof have been inserted for convenience of reference
only and shall not be construed to affect the meaning, construction or effect of
this Agreement.

                                       19

<PAGE>
     IN WITNESS WHEREOF, the undersigned have executed this Agreement as of the
date first above written.

                                Company:

                                NNN Apartment REIT, INC., a Maryland corporation

                                By: /s/  Louis J. Rogers
                                    --------------------------------------------
                                    Title:

                                Advisor:

                                NNN Apartment REIT, Advisor, LLC, a Virginia
                                limited liability company

                                By: /s/  Louis J. Rogers
                                    --------------------------------------------
                                    Triple Net Properties, LLC, a Virginia
                                    limited liability company, its Manager

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

                                       20

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