Document:

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                    SOFTWARE & HARDWARE DEVELOPMENT AGREEMENT

THIS SOFTWARE & HARDWARE DEVELOPMENT AGREEMENT ("Agreement"), effective as of
January 1, 2001 ("Effective Date") by and between Canon Inc., a Japanese
corporation registered in the name of "Canon Kabushiki Kaisha" under the
Japanese law having its principal place of business at 30-2, Shimomaruko
3-chome, Ohta-ku, Tokyo 146-8501, Japan ("CANON") and T/R Systems, Inc., a
Georgian corporation having its principal place of business at 1300 Oakbrook
Drive, Norcross, Georgia 30093, U.S.A. ("T/R"), each sometimes referred to
hereinafter as a "Party" and jointly as the "Parties,"

                                   WITNESSETH:

WHEREAS, CANON has been and is now engaged in the development, manufacture
and/or sales of a certain color digital copying and printing machine identified
by CANON as "CLC5000" and certain monochrome digital copy machine-based
multifunctional devices identified by CANON as "iR8500" and "iR600" (hereinafter
collectively "PRODUCTS"), and owns certain information relating thereto;

WHEREAS, T/R has been and is now engaged in the business of certain document
cluster printing systems comprised of a network server installing a certain T/R
server software program identified by T/R as "MicroPress" and multiple numbers
of certain office machines having printing functions with device connection
boards identified by T/R as "PrintLink" (hereinafter the "SYSTEM"); and

WHEREAS, CANON wishes to ask T/R and T/R is willing to undertake development
work of certain software programs and relating board products for CANON to
enable the PRODUCTS to be operated in such SYSTEM;

NOW, THEREFORE, the Parties agree as follows:

ARTICLE 1. DEFINITIONS

1.1      The term "Specifications" as used herein shall mean the enumerated
         particulars of software and hardware functions which CANON wishes to
         implement and which are specified in Exhibit A attached hereto.

1.2      The term "Project Hardware" as used herein shall mean the hardware
         portions of the device connection boards for the PRODUCTS which are
         developed by T/R for CANON and sufficiently meets the Specifications;
         and any relevant documentation.

1.3      The term "Project Firmware" as used herein shall mean the software
         program portions of the device connection boards for the PRODUCTS in
         source code form

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         and object code form to be stored on an IC or any other storage on
         the Project Hardware which are developed by T/R for CANON and
         sufficiently meets the Specifications; and any relevant
         documentation.

1.4      The term "Project Board" as used herein shall mean the device
         connection boards for the PRODUCTS comprised of the Project Hardware
         and Project Firmware and which is more particularly described in
         Exhibit A and identified therein as the "Project Board," and is to be
         developed by T/R for CANON and delivered to CANON in accordance with
         the schedule provided in Exhibit B attached hereto and which
         sufficiently meets the Specifications; and any relevant documentation.

1.5      The term "Project Server Software" as used herein shall mean certain
         software programs including without limitation certain server software
         programs in source code form, which are more particularly described in
         Exhibit A and identified therein as the "Project Server Software," and
         are to be developed by T/R for CANON and delivered to CANON in
         accordance with the schedule provided in Exhibit B attached hereto and
         which sufficiently meets the Specifications; and any relevant
         documentation.

1.6      The term "Project Software" as used herein shall mean the Project
         Firmware and Project Server Software in source code form; and any
         relevant documentation.

1.7      The term "Project" as used herein shall mean the development work for
         CANON to develop the Project Hardware and Project Software performed by
         T/R hereunder pursuant to the schedule provided in the Exhibit B
         attached hereto.

1.8      The term "Deliverables" as used herein shall mean the items specified
         in Exhibit C attached hereto to be delivered by T/R to CANON hereunder.

1.9      The term "Underlying Portion" as used herein shall mean any T/R
         software portion (including related documentation) that is incorporated
         in the Project Software which can be evidenced in writing to have been
         acquired or developed by T/R separately from and independently of the
         Project. Underlying Portion shall not include any software owned by a
         third party.

1.10     The term "Project Technology" as used herein shall mean any and all
         inventions, discoveries, improvements, designs, ideas, technical data,
         devices, steps, works, software, equipment or other creations, whether
         or not protectable or protected through patent, utility model,
         copyright, trade secret, mask works or other intellectual property
         rights, which are conceived, developed, reduced to practice or acquired
         by T/R solely or jointly with CANON in carrying out the Project.
         Project Technology shall in no event include any T/R Technology.

1.11     The term "T/R Technology" as used herein shall mean any and all
         inventions,

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         discoveries, improvements, designs, ideas, technical data, devices,
         steps, works, software, equipment or other creations, whether or not
         protectable or protected through patent, utility model, copyright,
         trade secret, mask works or other intellectual property rights, which
         can be evidenced in writing to have been acquired or developed by T/R
         separately from and independently of the Project, and which are
         incorporated in or otherwise applicable to the Project Hardware,
         Project Software, Deliverables or the Project Technology, including
         without limitation the Underlying Portion.

1.12     The term "CANON Information" as used herein shall mean any and all
         information, regardless of the form or nature thereof, disclosed by
         CANON to T/R hereunder in relation to the Project, including without
         limitation the Specifications, which CANON has the right to do so
         subject to the terms of this Agreement.

1.13     The term "CANON Item" as used herein shall mean any device, machine,
         other equipment or software to be lent to T/R by CANON for the use in
         performing the Project.

ARTICLE 2. PERFORMANCE OF PROJECT

2.1      T/R shall diligently perform and complete the Project as provided
         herein.

2.2      T/R shall keep CANON informed of its progress during the Project and
         shall promptly provide CANON with notice of any delay in the Project.

2.3      CANON agrees to disclose, at its sole discretion, to T/R any CANON
         Information which CANON deems necessary for T/R to perform the Project.

2.4      T/R shall, at T/R's expense, deliver to CANON all the Deliverables in
         accordance with the schedules provided in the Exhibit attached hereto.
         Furthermore, T/R shall provide written reports to CANON without delay
         in sufficient detail to transfer to CANON all the Project Technology.
         T/R shall not deliver the Deliverables and shall not provide such
         written reports to any third party without the prior written consent of
         CANON. Notwithstanding anything contained herein to the contrary, T/R
         will deliver to CANON only the executable code of the Underlying
         Portion contained in the Project Software.

2.5      CANON will have the right to inspect the Deliverables to determine
         whether they meet the Specifications and certain acceptance criteria of
         CANON which shall be separately provided to T/R by CANON. In the event
         they fail to meet the Specifications or the foregoing acceptance
         criteria, CANON shall have the right

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         for a time period of [ * ] from receipt of the Deliverables to notify
         T/R in writing of its rejection thereof, and the reasons therefor. T/R
         shall have [ * ] from the date of such notice to modify the
         Deliverables to meet the Specifications and the foregoing acceptance
         criteria and shall deliver such modified Deliverables to CANON;
         provided that, if T/R requires an extended period for such
         modification, T/R shall notify CANON of such request within [ * ] of
         CANON's notification, upon which the Parties shall discuss in good
         faith and determine an extended time period for T/R's modification. In
         the event any modified Deliverables fail to meet the Specifications and
         the foregoing acceptance criteria after one or more prior failures to
         meet the Specifications and the foregoing acceptance criteria, CANON
         shall have the right for a time period of [ * ] from receipt of such
         modified Deliverables to notify T/R in writing of its rejection
         thereof, and the reasons therefor, in which case CANON shall have the
         right either to (a) request T/R to further modify the Deliverables, in
         accordance with this Section 2.5, or (b) treat such failure to meet the
         Specifications or the foregoing acceptance criteria as a material
         breach and terminate this Agreement under Section 11.2 below.

2.6      The Project shall be deemed completed when CANON notifies T/R in
         writing of its acceptance of all the Deliverables. CANON's sole ground
         for non-acceptance of the Deliverables shall be such Deliverables'
         non-compliance with either the Specifications or the acceptance
         criteria pursuant to Section 2.5.

2.7      During the Project, CANON may send at its expense one or more of its
         employees to the facilities of T/R for (1) observation and/or
         evaluation of the progress and results of the Project and (2)
         assistance in T/R's delivery, transfer and assignment to CANON of the
         Deliverables and the Project Technology pursuant to Section 2.4 above.

2.8      During the Project, CANON may also send at its expense one or more of
         its employees to the facilities of T/R for participation in the
         performance of the Project without relieving T/R from any of its
         obligations under this Agreement.

2.9      In the event that CANON requests T/R to answer inquiries in connection
         with the Project Hardware, Project Software, Deliverables, Project
         Technology, T/R Technology and other information and items disclosed or
         provided hereunder by T/R to CANON, T/R shall promptly comply with such
         requests in a manner satisfactory to CANON.

2.10     CANON agrees to, at its sole discretion, lend to T/R one or more CANON
         Items which CANON deems necessary for T/R to perform the Project.
         Notwithstanding

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         anything contained herein to the contrary, T/R shall use reasonable
         care in using the CANON Items and shall not use the CANON Items for any
         purpose other than performing the Project nor analyze, disassemble,
         decompile or reverse engineer the same. All rights, titles and
         interests in and to the CANON Items shall remain vested in CANON.

2.11     If T/R believes it appropriate to use as part of the Project Software,
         any software program, in whole or in part, for which T/R has no right
         to grant a license hereunder to CANON, including without limitation,
         any publicly available third party software program, T/R shall seek
         CANON's prior consent to do so by giving CANON necessary information
         including license terms for such software program. If CANON withholds
         such consent, T/R shall look for or create by itself a possible
         alternative software program. If T/R recognizes or is aware of
         necessity for a license under any third party patent, copyright or
         other intellectual property rights in performing and completing the
         Project, T/R shall promptly inform CANON thereof, and CANON and T/R
         shall discuss and determine whether such license is necessary.

2.12     In the event T/R makes any update, enhancement, version-up or upgrade
         of the Underlying Portion or any software program contained in the
         Underlying Portion, separately and independently from carrying out the
         Project during the term of the Project, T/R shall promptly inform CANON
         thereof in writing. Upon CANON's request, T/R shall include such
         update, enhancement, version-up or upgrade in the Project Software
         [ * ], and Exhibits A, B and C, attached hereto shall be amended to
         reflect such update, enhancement, version-up or upgrade.

ARTICLE 3. PROJECT FEE

3.1      In full and complete consideration of this Agreement including the fees
         for the Project and the costs and expenses for the Deliverables, CANON
         shall pay to T/R [ * ] in accordance with the schedule specified in
         Exhibit B subject to T/R's issuance of the invoice prior to each
         payment due date:

         (a)      [ * ]; and

         (b)      [ * ]

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3.2      Notwithstanding anything contained herein to the contrary, in the event
         this Agreement is sooner terminated pursuant to Section 11.2 due to
         T/R's breach or Section 11.3 due to T/R's insolvency, CANON shall be
         under no obligation of paying any compensation or fee to T/R after such
         termination. In the event this Agreement is sooner terminated pursuant
         to Section 11.2 due to Canon's breach, Section 11.3 due to Canon's
         insolvency or Section 11.4, CANON shall pay T/R the amount mutually
         agreed upon between the Parties for the Project actually performed by
         T/R and the costs and expenses for the Deliverables actually delivered
         by T/R to CANON pursuant Section 11.5 up to the time of termination of
         this Agreement; provided that such amount together with any payments
         already made by CANON to T/R pursuant the payment schedule in Section
         3.1 above shall in no event exceed the total amount set forth in
         Section 3.1 above.

3.3      Within [ * ] after the execution hereof T/R shall provide CANON with an
         estimated cost and expense report in writing which is necessary to
         prove that all of the payment to be made by CANON pursuant to Section
         3.1 above will be used only for the performance of the Project. In the
         event T/R fails to issue the foregoing report or such report is not
         appropriate or sufficient to prove that the payment is not taxable,
         CANON may deduct and withhold from any payment hereunder taxes imposed
         by the Japanese Government. In the event CANON pays such withheld
         taxes, CANON shall provide T/R with receipts of such taxes issued by
         the Japanese Government. If, upon audit by the Japanese Government, any
         taxes are subsequently assessed for amounts set forth in Section 3.1
         above, [ * ] agrees to pay such taxes including penalty taxes and
         delinquency taxes required by the Government directly or to refund such
         taxes to [ * ] if such taxes are paid by [ * ].

3.4      For customs purposes, in the event T/R delivers the Deliverables to
         CANON hereunder, T/R shall accompany the Deliverables with an invoice
         specifying actual costs and expenses for each of the Deliverables.

3.5      Payments made by CANON under this Agreement shall be made to T/R by
         cable transfer to the following:

         Bank of America NA
         Atlanta GA
         5125 Oakbrook Parkway
         Norcross, GA 30093, U.S.A

         T/R Systems, Inc.
                  [ * ]

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ARTICLE 4. OWNERSHIP

4.1      All rights, titles and interests in and to the T/R Technology
         (including the Underlying Portion) shall remain vested in T/R. T/R
         shall grant CANON a world wide, payment free, non-exclusive,
         non-transferable, non-royalty bearing license, with the right to
         sublicense third parties, to copy and have copied the Underlying
         Portion and any software programs of third party suppliers contained in
         the Project Software for the sole purpose of inspection and evaluation
         the Deliverables, Project Server Software and Project Board and any
         improvements thereof pursuant to Section 4.4 below; provided that Canon
         shall not, nor shall it allow third parties sublicensed by CANON to
         disassemble, decompile or otherwise reverse engineer the executable
         code of the Underlying Portion and any software programs of third party
         suppliers contained in the Project Software.

4.2      T.R shall transfer and assign to CANON all rights, title and interests
         in and to the Project Technology without any additional fee or cost.
         T/R retains no right, title and interest in and to the Project
         Technology and resultant intellectual property rights whatsoever. CANON
         may freely and exclusively use, have used, copy, have copied, modify,
         have modified, sell, distribute or otherwise dispose of the Project
         Technology for any purpose without restriction, including the right to
         apply in its own name and at its own expense for any and all patents,
         utility models and any other intellectual property rights for any
         Project Technology in such jurisdictions as may be selected by CANON,
         and T/R shall cooperate with and assist CANON and its designees
         including its attorneys, upon CANON's request, in the preparation,
         filing, prosecution, issuance, registration and maintenance of any such
         applications for intellectual property rights and resultant
         intellectual property rights.

4.3      T/R shall transfer and assign to CANON any and all rights, titles and
         interests in and to the items of the Deliverables, Projects Software
         and Project Hardware without any fee or cost, subject to T/R's rights
         in the T/R Technology and third party supplier's rights in software
         programs of such third party supplier contained in the Project
         Software.

4.4      CANON shall have the right to develop improvements of the Deliverables,
         Project Hardware, Project Software and Project Technology, subject to
         T/R's rights in the T/R Technology and third party supplier's rights in
         software programs of such third party supplier, independent of T/R and
         without any obligation to notify T/R of CANON's intent to do so or the
         results thereof. All rights, titles and interests in and to such
         improvements shall be wholly vested in CANON, and CANON may freely
         make, have made, use, have used, copy, have copied, modify, have
         modified, sell, lease, distribute, display or otherwise dispose of such
         improvements, and T/R shall have no rights whatsoever with respect to
         such improvements.

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4.5      Except as expressly provided herein, no license or right, express or
         implied, is hereby conveyed or granted for any invention, patent
         application, patent, copyright or other intellectual property rights of
         either party.

ARTICLE 5. CONFIDENTIALITY

5.1      During the term hereof and thereafter, T/R shall keep in strict
         confidence the Specifications, Project Technology, Deliverables,
         Project Hardware, Project Software, CANON Information and CANON Item
         and shall neither disclose them to any person, firm, corporation or any
         other entity nor use the same for any purpose other than performing the
         Project without the prior written consent of CANON. Notwithstanding the
         foregoing, T/R may disclose the Specifications, Project Technology,
         Deliverables, Project Hardware, Project Software, CANON Information and
         CANON Item, to its officers and employees who need to know such Project
         Technology, Deliverables, Project Hardware, Project Software, CANON
         Information and CANON Item in order to perform the Project and T/R
         shall have such officers and employees comply with the terms and
         conditions of this Agreement.

5.2      Notwithstanding Section 5.1 above to the contrary, T/R shall not have
         any confidentiality obligation, and no use restriction and no other
         restrictions hereunder with respect to any information which:

         (a)      is or becomes publicly known through no fault of T/R; or

         (b)      is permitted for release or use without any restriction or
                  obligation by prior written consent of CANON.

5.3      The CANON Information and CANON Item shall remain the property of
         CANON. Upon CANON's request or expiration of the Warranty Period
         (defined in Section 7.1 below) hereof, T/R agrees to promptly return to
         CANON all the CANON Information and CANON Item, and any copies thereof
         in T/R's possession. In case of CANON's specific request, T/R shall
         destroy all CANON Information, CANON Item and any copies thereof in
         T/R's possession and shall certify CANON of such destruction.

5.4      Subject to Article 4 above, CANON shall have no confidentiality
         obligation and no use restriction and no other restrictions concerning
         any and all items, technical information and other information
         disclosed or provided by T/R hereunder, including without limitation
         the Deliverables, the Project Technology, all T/R Technology disclosed
         to CANON, and CANON shall have the right to disclose to others, freely
         use and otherwise dispose of such items, technical information and
         other information without restriction.

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ARTICLE 6. SUBCONTRACT

6.1      T/R may assign any task of the Project, in whole or in part, to a
         subcontractor and disclose CANON Information and/or provide the CANON
         Item to such subcontractor only for the purpose of carrying out such
         task, subject to terms and conditions of this Agreement and subject
         further to CANON's prior written consent thereto.

6.2      In the event that T/R assigns all or a part of the Project to such
         subcontractor, T/R shall execute a written agreement with such
         subcontractor which at least sets forth:

         (a)      all rights, titles and interests in and to all inventions,
                  discoveries, improvements, designs, ideas, technical data,
                  devices, steps, works, software, equipment or other creations,
                  whether or not protectable or protected through patent,
                  utility model, copyright, trade secret, mask works or other
                  intellectual property rights, which are conceived, developed,
                  reduced to practice or acquired by such subcontractor in
                  carrying out such task (the "Subcontractor Project
                  Technology") shall be assigned and transferred to T/R so that
                  they shall be qualified as the Project Technology hereunder;
                  and

         (b)      such subcontractor shall transfer to T/R all materials,
                  devices, notebooks, documents and other items made by the
                  subcontractor in carrying out such task (the "Subcontractor
                  Deliverables"); and

         (c)      such subcontractor shall bear the same confidentiality
                  obligations and other restrictions as set forth in Article 5
                  and Section 2.10 hereof with respect to the Subcontractor
                  Project Technology, Subcontractor Deliverables, CANON
                  Information and CANON Item;

         and T/R ensures that such subcontractor shall abide by the foregoing
         terms and conditions of the written agreement.

6.3      All activities and works performed by any subcontractors shall be
         considered to be performed by T/R for the purpose hereof, and the
         foregoing permission to assign the task of the Project to any
         subcontractors shall not relieve T/R from performing hereunder. It is
         expressly understood by the Parties that T/R shall hold CANON harmless
         from any dispute arising out of the relation between T/R and
         subcontractors and CANON shall be free form any liability with respect
         to any task performed by any subcontractors.

         ARTICLE 7. WARRANTY

7.1      T/R represents and warrants that the Deliverables delivered to CANON
         shall be free from any defect and/or program error for [ * ] from
         acceptance by CANON pursuant to Section 2.6 (the "Warranty Period").
         Upon CANON's

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         request, T/R shall during the Warranty Period correct any defect
         and/or program error in the Deliverables and/or furnish CANON with
         necessary or reasonable assistance or service for maintenance of the
         Deliverables, including any repair service to remedy any defect and/or
         program error in the Deliverables, without requiring further
         additional payment by CANON.

7.2      Upon CANON's request made at any time after the Warranty Period, T/R
         agrees to furnish such assistance or service as referred to in Section
         7.1 above to CANON on mutually agreeable terms and conditions,
         including compensation.

7.3      In the event T/R makes any update, enhancement, version-up or upgrade
         of the Underlying Portion or any software program contained in the
         Underlying Portion separately and independently after the completion of
         the Project pursuant to Section 2.6 above or termination hereof, T/R
         shall provide CANON with such update, enhancement, version-up or
         upgrade on mutually agreeable terms and conditions, including
         compensation, irrespective of the termination or expiration hereof. In
         the event CANON requests T/R to make any update, enhancement,
         version-up or upgrade of the Project Hardware and Project Software
         after the completion of the Project pursuant to Section 2.6 above or
         termination hereof, T/R shall make and provide CANON with such update,
         enhancement, version-up or upgrade on mutually agreeable terms
         including compensation, irrespective of the termination or expiration
         hereof.

ARTICLE 8. INDEMNITY

8.1      T/R represents and warrants that the "Warranted Activity" (defined
         below) will not infringe any patent, copyright, trade secret or other
         intellectual property right of any third party. "Warranted Activity"
         shall mean the manufacture, creation, copying, use, sale, distribution,
         transfer, lease, display, modification, exportation or other
         disposition of (a)the Deliverables, Project Hardware and Project
         Software, (b) the Project Technology, or (c) any product or process
         embodying any of the foregoing, whether alone or in combination with
         other products or processes.

8.2      In the event that any claim, action, suit or proceeding is brought by
         any third party in any country of the world against CANON, any of its
         subsidiaries, affiliates or licensees, or against any distributor,
         dealer, agent or customer of any of them (each referred to as an
         "Indemnified Party"), alleging that any Warranted Activity infringes
         any patent, copyright, trade secret or other intellectual property
         right (whether direct, contributory, or by inducement), T/R shall hold
         the Indemnified Party harmless and shall, at its option, defend or
         settle such claim, action, suit or proceeding. T/R shall pay for all
         losses, damages and reasonable expenses and costs incurred by the
         Indemnified Party relating to such claim, action, suit or proceeding,
         provided that CANON:

         (a)      notifies T/R in writing of any such claim, action, suit or
                  proceeding after CANON itself receives written notice of it;

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         (b)      reasonably cooperates in the defense thereof at T/R's expense;
                  and

         (c)      authorizes T/R to defend against or settle such claim, action,
                  suit or proceeding on behalf of CANON, or on behalf of its
                  subsidiaries, affiliates or licensees, or on behalf of the
                  distributors, dealers, agents or customers of any of them, to
                  the extent that CANON has the right to grant such
                  authorization.

8.3      Notwithstanding Section 8.2 above, in the event CANON desires, CANON
         may defend (employing counsel selected by CANON and approved by T/R,
         which approval may not be unreasonably withheld) the claim, action,
         suit or proceeding as set forth in Section 8.2 above, and may settle
         such matter if such settlement is approved in advance by T/R, which
         consent may not be unreasonably withheld. Such defense costs of CANON,
         to the extent reasonably incurred, shall be paid by T/R. In any event
         T/R may participate at its own expense in such defense and settlement,
         and if requested by CANON, T/R shall assist CANON in such defense and
         settlement at T/R's expense.

8.4      If any Warranted Activity becomes, or in the opinion of CANON, may
         become the subject of a claim, action, suit or proceeding alleging
         infringement of any patent, copyright, trade secret or other
         intellectual property right (whether direct, contributory, or by
         inducement), then T/R shall perform either of the following at T/R's
         expense:

         (a)      procure for the Indemnified Party the right under such patent,
                  copyright, trade secret or other intellectual property to
                  continue the Warranted Activity; or

         (b)      to alter, change or modify the Deliverables, Project Hardware
                  or Project Software so as not to infringe such third party's
                  intellectual property, or replace the Deliverables, Project
                  Hardware or Project Software with non-infringing alternatives,
                  while conforming, as closely as possible, to the
                  Specifications subject to CANON's approval.

ARTICLE 9. SUPPLY AND LICENSE FOR THE PROJECT BOARD AND PROJECT SERVER SOFTWARE

9.1      Upon CANON's request made after acceptance pursuant to Section 2.6, T/R
         agrees to manufacture and steadily supply CANON or the persons,
         companies or other entities designated by CANON with the Project Board
         and Project Server Software as requested by CANON, all to be
         incorporated as part of the SYSTEM. The detailed terms and conditions
         for such supply shall be determined in a separate distribution
         agreement between T/R and CANON or its designees.

9.2      The supply of the Project Board and Project Server Software from T/R to
         CANON's designees other than CANON pursuant to Section 9.1 above shall
         be

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         subject to a non-exclusive, royalty bearing, limited license under the
         Project Technology, Project Hardware and Project Software to be granted
         by CANON to T/R. The detailed terms and conditions of such license from
         CANON to T/R for the Project Software and Project Technology shall be
         determined in a separate agreement between the Parties.

9.3      During the term of this Agreement and thereafter, T/R shall not deliver
         or supply any Project Board and Project Server Software and other
         products made with use of any Project Technology, Project Hardware,
         Project Software (other than the Underlying Portion) and/or CANON
         Information to any third party other than CANON and its designees
         without the prior written consent of CANON.

9.4      T/R may use any subcontractor for the production of the Project Board
         and Project Server Software, in whole or in part, to support T/R's
         supply thereof to CANON pursuant to Articles 9.1 and 9.2 above;
         provided, however, that T/R shall execute, prior to any disclosure of
         the CANON Information, CANON Item, Project Technology, Project Hardware
         or Project Software, an appropriate written agreement with such
         subcontractor, which agreement shall impose on such subcontractor
         obligations and restrictions no less restrictive than those imposed on
         T/R hereunder and that T/R shall be responsible for such
         subcontractor's faithful compliance with said agreement.

ARTICLE 10. REPRESENTATION

10.1     T/R and CANON represent and warrant that each Party has full power and
         authority to enter into this Agreement.

10.2     T/R represents and warrants that it has not made and shall not make any
         commitment to any third party inconsistent with or in derogation of the
         rights vested in or granted to CANON hereunder. T/R further represents
         and warrants that it is free from any obligation or restriction that
         would prevent T/R from entering into or performing under this
         Agreement.

ARTICLE 11. TERM AND TERMINATION

11.1     This Agreement shall become effective as of the Effective Date and
         continue until the date of completion of CANON's final payment pursuant
         to Section 3.1 above unless earlier terminated pursuant to Section
         11.2, 11.3 or 11.4 below.

11.2     In the event either Party hereto materially breaches any of its
         obligations hereunder, the non-breaching Party may terminate this
         Agreement by giving the breaching Party a written notice thereof to be
         effective thirty (30) days after the receipt of such notice, unless the
         breaching Party cures such breach within such thirty (30)

                                                                         Page 12

* Confidential information has been omitted and filed separately with the
  Commission.

<PAGE>

         days of the receipt of such notice. In the event that the breaching
         Party cures such breach within such thirty (30) days of the receipt of
         such notice, there shall be no termination.

11.3     In the event either Party hereto becomes insolvent or makes an
         assignment for the benefit of creditors, or a receiver or similar
         officer is appointed to take charge of all or part of such Party's
         assets, the other Party may terminate this Agreement immediately by
         giving a written notice thereof to such Party.

11.4     CANON may terminate this Agreement without cause upon sixty (60) days
         written notice to T/R.

11.5     Upon termination of this Agreement pursuant to Section 11.2, 11.3 or
         11.4 above, T/R shall immediately deliver to CANON the Deliverables
         "as-is" as of the date of such termination.

11.6     Notwithstanding anything herein contained to the contrary, Sections
         2.4, 2.9, 2.10, 3.2, 3.3, 3.4, Articles 4 through 10 and Section 12.13
         shall survive any termination or expiration hereof.

ARTICLE 12. MISCELLANEOUS

12.1     Each Party shall comply with applicable export control laws and
         regulations of the country involved for its exportation of any
         information, technical data and commodity. In the event that the export
         of any commodity, software, technical data or information by T/R to
         CANON hereunder requires a license set forth in the US Export
         Administration Regulations, as amended ("EAR"), T/R shall take all
         necessary steps to obtain such license and shall promptly notify CANON
         thereof. In the event that the export of any commodity, software,
         technical data or information by T/R to CANON hereunder requires a
         written assurance set forth in the EAR, T/R shall request CANON to
         issue such written assurance, providing CANON with sufficient
         information therefor. Upon CANON's request, T/R shall furnish CANON
         with all necessary assistance, information and documentation, including
         without limitation the ECCN (Export Control Classification Number) on
         the Commerce Control List.

12.2     The validity, performance, and construction hereof shall be governed by
         and interpreted in accordance with the laws of the State of New York,
         U.S.A., without reference to its conflict of laws provisions.

12.3     Any and all disputes arising under or in relation to this Agreement
         shall be amicably and promptly settled upon consultation between the
         parties hereto, but in case of failure to reach such settlement, all
         disputes that arise under or in relation to this Agreement shall be
         settled or resolved by arbitration. The place of arbitration

                                                                         Page 13

* Confidential information has been omitted and filed separately with the
  Commission.

<PAGE>

         shall be the country of the respondents, and shall be conducted(a)
         under the Commercial Arbitration Rules of the International Chamber of
         Commerce if the arbitration is to be held in The United States or (b)
         under the Commercial Arbitration Rules of the Japan Commercial
         Arbitration Association if the arbitration is to be held in Japan. Any
         award of the arbitration shall be final and binding upon the parties.

12.4     No amendment or change hereof or addition hereto shall be effective or
         binding on the Parties unless set forth in writing and executed by a
         duly authorized representative of each of the Parties.

12.5     Neither Party may assign this Agreement and any of its rights or
         obligations under this Agreement without the prior written consent of
         the other Party, and purported assignment without such consent shall
         have no force or effect. Subject to the foregoing, this Agreement shall
         bind and inure to the benefit of the respective Parties and their
         successors and assigns.

12.6     In the event that any of the provision of this Agreement shall be held
         by a court or other tribunal of competent jurisdiction to be invalid or
         unenforceable, the remaining portions of this Agreement shall remain in
         full force and effect. The Parties shall then endeavor to replace such
         invalid or unenforceable provision with a clause which is closest to
         the contents of such invalid or unenforceable provision.

12.7     No delay or omission in exercising any right or remedy hereunder shall
         operate as a waiver thereof or of any other right or remedy, and no
         single or partial exercise thereof shall preclude any other or further
         exercise thereof or the exercise of any other right or remedy.

12.8     CANON reserves the right to, freely and independently of the Project,
         develop solely by itself or jointly with others and acquire from any
         third party any board product, hardware product and software product of
         which operations, characteristics, features or functions may be similar
         or identical to, or competitive with the Project Hardware and Project
         Software (or Project Board and Project Server Software). No obligation,
         including any payment, shall be owed by CANON to T/R as a result of
         such independent creation or acquisition.

12.9     Neither Party shall be liable to the other Party for any failure or
         delay in the performance of any of its obligations under this Agreement
         for the period and to the extent such failure or delay is caused by
         riots, civil commotions, wars, hostilities, actions of any government,
         acts of God, earthquakes, floods, storms, fires, accidents, explosions,
         epidemics, acts of public enemy, invasion, strikes, labor disputes,
         lockouts or other similar or different contingencies beyond the
         reasonable control of the respective Parties; provided, however, that
         any payment obligations of CANON hereunder shall not be executed by
         such contingencies.

                                                                         Page 14

* Confidential information has been omitted and filed separately with the
  Commission.

<PAGE>

         The Party affected shall notify the other Party in writing of the
         circumstances of force majeure as soon as possible. If such
         circumstances last longer than six (6) months, the other Party may
         terminate this Agreement forthwith upon thirty (30) days' prior written
         notice to the Party affected.

12.10    Headings to Articles hereof are facilitate reference only, do not form
         a part thereof, and shall not in any way affect the interpretation or
         construction hereof.

12.11    T/R shall not be deemed to be an agent of CANON as a result of or in
         any transaction under or relating to this Agreement, and T/R shall not
         in any way pledge CANON's credit or incur any obligation in or on
         behalf of CANON.

12.12    Any notice which either Party desires or is obligated to give to the
         other Party hereunder shall be in writing and sent by registered air
         mail or courier, postage prepaid and addressed to the last known
         address of such Party which the notice is intended. As of the date
         hereof, any notice to be given to CANON shall be addressed to:

         Canon Inc.
         30-2, Shimomaruko 3-chome
         Ohta-ku, Tokyo 146-8501, Japan

         Attention:   For technical matters:
                             Manager
                             Office Imaging Products System Design Dept. 132
                             Facsimile Number: +81-3-3757-7183

                      For all other matters:
                             Group Executive
                             Corporate Intellectual Property and
                             Legal Headquarters
                             Facsimile Number: +81-3-3756-0947

         As of the date hereof, any notice to be given to T/R shall be addressed
         to:

                      T/R Systems, Inc.
                      1300 Oakbrook Drive
                      Norcross, GA 30093

                  For all other matters:
                      Vice President Business Development
                      T/R Systems, Inc.
                      Facsimile Number: 770-448-3202

                                                                         Page 15

* Confidential information has been omitted and filed separately with the
  Commission.

<PAGE>

         Except as otherwise expressly provided herein, notice shall be deemed
         to have been received on the date when actually received by the
         receiving Party. Notice hereunder may be given via facsimile; provided,
         however, that such notice shall be promptly confirmed in writing and
         sent to the receiving Party in accordance with procedures set forth
         above in this Section 12.12.

12.13    During the term of this Agreement and thereafter, each Party agrees not
         to disclose the terms and conditions of this Agreement to any third
         party, except:

         (a)      with the prior written consent of the other Party; or

         (b)      to a court or government body having jurisdiction to call
                  therefor or as required by law, subject to making reasonable
                  efforts to obtain appropriate protective order to the extent
                  possible and permissible under laws.

12.14    This Agreement constitutes the entire agreement and understanding
         between the Parties on the subject matter hereof, and supersedes and
         replaces all prior written or oral discussions and negotiations between
         the Parties regarding such subject matter, including without limitation
         the NON-DISCLOSURE AGREEMENT effective as of 11 December, 2000 by and
         between the Parties ("NDA"). Any and all "CONFIDENTIAL INFORMATION"
         defined in the NDA and disclosed by CANON to T/R prior to the Effective
         Date shall be governed and controlled by this Agreement.

IN WITNESS WHEREOF, each Party has caused this Agreement to be executed in
duplicate originals as of the date below.

CANON INC.                                  T/R SYSTEMS, INC.

BY:    /s/ Masahiro Tomosada                BY:    /s/ Mike Kohlsdorf
    -----------------------------------            ----------------------------

NAME:  Masahiro Tomosada                    NAME:  Mike Kohlsdorf
      ---------------------------------            ----------------------------
       Senior General Manager,
       Office Imaging Products                     President and CEO
TITLE: System Development Center 1          TITLE: T/R Systems Inc.
       --------------------------------            ----------------------------

DATE:    August 24, 2001                    DATE:  August 28, 2001
       --------------------------------            ----------------------------

                                                                         Page 16

* Confidential information has been omitted and filed separately with the
  Commission.

<PAGE>

CANON        NETWORK MICROPRESS       FUNCTIONAL SPECIFICATION        REV. 1.0.5

                                    EXHIBIT-A

                                 T/R SYSTEMS NMP
                          (NETWORK MICROPRESS PRINTER)

                                   FUNCTIONAL
                                  SPECIFICATION

                             PREPARED BY CANON INC.
                                  JUN. 12, 2001
                                  VERSION 1.0.6

                           CANON STRICTLY CONFIDENTIAL

CANON STRICTLY CONFIDENTIAL                                            PAGE 1/77

* Confidential information consisting of 76 pages has been omitted and filed
separately with the Commission.
<PAGE>

                                            NMP
CANON         SCHEDULE         (NETWORK MICROPRESS PRINTER)         REV. 1.0.3

                                    EXHIBIT-B

                                 T/R SYSTEMS NMP
                          (NETWORK MICROPRESS PRINTER)

                                    SCHEDULE

                             PREPARED BY CANON INC.
                                  AUG. 07, 2001
                                  VERSION 1.0.2

                           CANON STRICTLY CONFIDENTIAL

CANON STRICTLY CONFIDENTIAL       Rev.1.0.2; August 07, 2001            Page 1/2

* Confidential information consisting of 1 page has been omitted and filed
separately with the Commission.

<PAGE>

CANON           NETWORK MICROPRESS           DELIVERABLES           REV. 1.0.3

                                    EXHIBIT-C

                                 T/R SYSTEMS NMP
                          (NETWORK MICROPRESS PRINTER)
                                 (NORTH AMERICA)

                                  DELIVERABLES

                             PREPARED BY CANON INC.
                                  AUG. 10, 2001
                                  VERSION 1.0.4

                           CANON STRICTLY CONFIDENTIAL

CANON STRICTLY CONFIDENTIAL                                            PAGE 1/12

* Confidential information consisting of 11 pages has been omitted and filed
separately with the Commission.<PAGE>

                                                                    EXHIBIT 10.1

                         AGREEMENT TO PURCHASE AND SELL
                                  REAL PROPERTY

                  THIS AGREEMENT ("Agreement") made this 30 day of September,
2001, by and between BLUE RHINO CORPORATION, a Delaware corporation ("Buyer"),
and R4 TECHNICAL CENTER - NORTH CAROLINA, LLC, a Delaware limited liability
company ("Seller").

                  FOR AND IN CONSIDERATION OF TEN DOLLARS ALONG WITH THE MUTUAL
PROMISES SET FORTH HEREIN AND OTHER GOOD AND VALUABLE CONSIDERATION, THE RECEIPT
AND SUFFICIENCY OF WHICH ARE HEREBY ACKNOWLEDGED, THE PARTIES HERETO AGREE AS
FOLLOWS:

SECTION 1. TERMS AND DEFINITIONS: The terms listed below shall have the
respective meaning given them as set forth adjacent to each term.

      (a) "CLOSING" shall occur on or before October 31, 2001, or as further
extended by the parties hereto.

      (b) INTENTIONALLY DELETED.

      (c) "INTENDED USE" shall mean the use of the Property for the following
purpose: operation of a propane tank filling facility, maintenance and storage
facilities, and such other lawful uses as are consistent with the business of
Seller and its affiliates.

      (d) "PROPERTY": 1309 Buck Shoals Road, Yadkin County, North Carolina

[X] If this box is checked, "Property" shall mean that property described on
Exhibit A attached hereto and incorporated herewith by reference as if fully set
forth herein, together with all buildings and improvements thereon and all
fixtures and appurtenances thereto and all personal property, if any, itemized
on Exhibit A.

      (e) "PURCHASE PRICE" shall mean the sum of Seven Million Five Hundred
Ninety-Eight Thousand Eight Hundred Forty-Three and No/100 Dollars
($7,598,843.00), PAYABLE ON THE FOLLOWING TERMS:

            (i) Satisfaction and cancellation of debt owed by Seller to Buyer in
the amount of Seven Million One Hundred Ninety-Nine Thousand Two Hundred eight
and No/100 Dollars ($7,199,208.00).

            (ii) Delivery of an unsecured purchase money promissory note, said
promissory note in the amount of Three Hundred Ninety-Nine Thousand Six Hundred
Thirty-Five and No/100 Dollars ($399,635.00), being substantially in the form of
Exhibit B, attached hereto and incorporated herein by reference.

            (f) "SELLER'S NOTICE ADDRESS" shall be as follows:

                        R4 Technical Center - North Carolina, LLC
                        100 Cambridge Park Court
                        Winston-Salem, NC  27104
                        Attention:  David Sloan

                        except as same may be changed pursuant to Section 11.

                                       1
<PAGE>
            (g) "BUYER'S NOTICE ADDRESS" shall be as follows:

                        Blue Rhino Corporation
                        100 Cambridge Park Court
                        Winston-Salem, NC  27104
                        Attention:  Mark Castaneda

                        except as same may be changed pursuant to Section 11.

SECTION 2. PAYMENT OF COSTS. Seller shall pay deed stamps and other conveyance
fees or taxes, and Buyer shall pay recording costs and costs associated with
obtaining a title search and title policy, if any.

SECTION 3. SALE OF PROPERTY. Seller agrees to sell the Property to Buyer for the
Purchase Price set forth above.

SECTION 4. PAYMENT OF PURCHASE PRICE. Buyer shall pay the Purchase Price to
Seller in accordance with all of the terms and conditions of this Agreement,
subject to the following: (i) Seller's satisfaction of all of the terms and
conditions set forth in this Agreement, as of the date of Closing; (ii) the
accuracy of all representations and warranties made by Seller in this Agreement,
as of the date of Closing; and (iii) Buyer's determination, in its sole
discretion, to Close.

SECTION 5. TITLE. Seller agrees to convey fee simple marketable title to the
Property by general warranty deed, subject only to the exceptions hereinafter
described. Seller represents and warrants that Seller is the fee simple owner of
the Property, and at Closing, Seller shall deliver to Buyer good and marketable
fee simple title to said Property, free and clear of all liens, encumbrances and
defects of title other than zoning ordinances affecting the Property, utility
easements of record serving the Property, taxes not yet due and payable and road
rights-of-way of record.

SECTION 6. CONDITIONS. This Agreement and the rights and obligations of the
parties under this Agreement are hereby made expressly conditioned upon
fulfillment (or waiver by Buyer) of the following conditions:

            (a) FEE SIMPLE TITLE. At Closing, Seller shall deliver fee simple
marketable title of record and in fact to the Property to Buyer by general
warranty deed pursuant to the terms and conditions set forth in Section 5 of
this Agreement.

            (b) ECONOMIC FEASIBILITY. The Intended Use must be deemed by Buyer,
in Buyer's sole discretion and determination, to be an economically feasible
project.

            (c) BUYER'S DETERMINATION. Should Buyer, in its sole discretion,
determine prior to Closing that Buyer does not desire to purchase the Property
for any reason whatsoever, Buyer shall notify Seller in writing, and Buyer shall
then have no further obligations in connection with this Agreement.

SECTION 7. ENVIRONMENTAL. Seller represents and warrants that it has no actual
knowledge of the presence or disposal within the buildings or on the Property of
hazardous or toxic waste or substances, which are defined as those substances,
materials, and wastes, including but not limited to, those substances, materials
and wastes listed in the United States Department of Transportation Hazardous
Materials Table (49 CFR 172.101) or by the Environmental Protection Agency as
hazardous substances

                                       2
<PAGE>
(40 CFR Part 302) and amendments thereto, or such substances, materials and
wastes, which are or become regulated under any applicable local, state or
federal law, including, without limitation, any material, waste or substance
which is (i) petroleum, (ii) asbestos, (iii) polychlorinatedbiphenyls, (iv)
designated as a Hazardous Substance pursuant to Section 331 of the Clean Water
Act, 33 U.S.C. Sec. 1251, et. seq. (33 U.S.C. 1321), or listed pursuant to
Section 307 of the Clean Water Act (33 U.S.C. Sec. 1371), (v) defined as a
hazardous waste pursuant to Section 1004 of the Resource Conservation and
Recovery Act, 42 U.S.C. Sec. 6901, et. seq. (42 U.S.C. Sec. 6903) or (vi)
defined as a hazardous substance pursuant to Section 101 of the Comprehensive
Environmental Response, Compensation and Liability Act, 42 U.S.C. Sec. 9601, et.
seq. (42 U.S.C. 9601). Seller further states that it has no actual knowledge of
any contamination of the Property from such substances as may have been disposed
of or stored on neighboring tracts, and it has no reason to suspect that such
use or disposal has occurred, either during or prior to its ownership of the
Property.

SECTION 8. RISK OF LOSS/DAMAGE/REPAIR. Until the Closing, the risk of loss or
damage to the Property, except as otherwise provided herein, shall be borne by
Seller. In the event the Property is damaged so that the Property cannot be
conveyed in substantially the same condition as it was prior to Closing, Buyer
may elect to terminate this Agreement by written notice, and neither party shall
then have any further obligations in connection with this Agreement.

SECTION 9. INTENDED USE. Seller represents and warrants that, to the best of
Seller's knowledge, use of the Property for its Intended Use will not violate
any private restrictions or governmental regulations. If Buyer determines, prior
to the date of Closing, that use of the Property for its Intended Use will
violate any such private restrictions or governmental regulations, then Buyer
may terminate the Agreement by written notice, and neither party shall then have
any further obligations in connection with this Agreement.

SECTION 10. CLOSING. The Closing shall consist of (i) the execution and delivery
by Seller to Buyer of a general warranty deed and other documents customarily
executed by a seller in similar transactions, including without limitation, an
owner's affidavit, lien waiver form, non-foreign affidavit, Member's Resolution
and Bill of Sale and (ii) the payment by Buyer to Seller of the Purchase Price
in accordance with the terms of this Agreement. The Closing shall be held at the
office of Buyer's attorney or such other place as the parties hereto may
mutually agree. Possession shall be delivered at Closing unless otherwise agreed
herein.

SECTION 11. NOTICES. Unless otherwise provided herein, all notices and other
communications which may be or are required to be given or made by any party to
the other in connection herewith shall be in writing and shall be deemed to have
been properly given and received on the date delivered in person or deposited in
the United States mail, registered or certified, return receipt requested, to
the addresses set out in Section l(f) as to Seller and in Section l(g) as to
Buyer, or at such other addresses as specified by written notice delivered in
accordance herewith.

SECTION 12. ENTIRE AGREEMENT. This Agreement constitutes the sole and entire
agreement between the parties hereto with respect to the subject matter hereof
and no modification of this Agreement shall be binding unless in writing and
signed by both parties hereto.

SECTION 13. ADVERSE INFORMATION AND COMPLIANCE WITH LAWS.

      (a) SELLER KNOWLEDGE. Seller has no knowledge of (i) condemnation(s)
affecting or contemplated with respect to the Property; (ii) actions, suits or
proceedings pending or threatened against the Property;

                                       3
<PAGE>
(iii) changes contemplated in any applicable laws, ordinances or restrictions
affecting the Property; or (iv) governmental special assessments, either pending
or confirmed, for sidewalk, paving, water, sewer, or other improvements on or
adjoining the Property, and no owners' association special assessments, except
as follows: None

(Insert "None" or the identification of such assessments, if any). Seller shall
pay all confirmed owners' association assessments and all confirmed governmental
assessments, if any, and Buyer shall take title subject to all pending
assessments, if any.

      (b) COMPLIANCE. To the best of Seller's knowledge and belief, (i) Seller
has complied with all applicable laws, ordinances, regulations, statutes, rules
and restrictions pertaining to or affecting the Property; (ii) performance of
this Agreement will not result in the breach of, constitute any default under,
or result in the imposition of any lien or encumbrance upon the Property under,
any agreement or other instrument to which Seller is a party or by which Seller
or the Property is bound; and (iii) there are no legal actions, suits or other
legal or administrative proceedings pending or threatened against the Property,
and Seller is not aware of any facts which might result in any such action, suit
or other proceeding.

SECTION 14. SURVIVAL OF REPRESENTATIONS AND WARRANTIES. All representations,
warranties, covenants and agreements made by the parties hereto shall survive
the Closing and delivery of the deed. Seller shall, at or within six (6) months
after the Closing, and without further consideration, execute, acknowledge and
deliver to Buyer such other documents and instruments, and take such other
action as Buyer may reasonably request or as may be necessary to more
effectively transfer to Buyer the Property described herein in accordance with
this Agreement.

SECTION 15. APPLICABLE LAW. This Agreement shall be construed under the laws of
the state of North Carolina, the state in which the Property is located.

SECTION 16. TAX-DEFERRED EXCHANGE. In the event Buyer or Seller desires to
effect a tax-deferred exchange in connection with the conveyance of the
Property, Buyer and Seller agree to cooperate in effecting such exchange;
provided, however, that the exchanging party shall be responsible for all
additional costs associated with such exchange, and provided further, that a
non-exchanging party shall not assume any additional liability with respect to
such tax-deferred exchange. Seller and Buyer shall execute such additional
documents, at no cost to the non-exchanging party, as shall be required to give
effect to this provision.

                           [SIGNATURE PAGE TO FOLLOW]

                                       4
<PAGE>
IN WITNESS WHEREOF, the parties hereto have executed this Agreement on this the
day and year first above written.

BUYER:                                   SELLER:

BLUE RHINO CORPORATION                   R4 TECHNICAL CENTER-NORTH CAROLINA, LLC

By:    /s/ Mark Castaneda                 By:    /s/ David Slone
       ------------------------                  -----------------------------
Name:  Mark Castaneda                     Name:  David Sloan
Title: CFO                                Title: President
       ------------------------                  -----------------------------

                                       5
<PAGE>
                                   EXHIBIT "A"

BEGINNING at an existing nail in the Intersection of the centerlines of Buck
Shoals Road (SR 1103) and Burgiss Road (SR 1112); thence with the centerline of
Buck Shoals Road the following three (3) calls: N 06 degrees 23' 17" W, 334.83
feet to a point; N 00 degrees 47' 46" W, 185.99 feet to a point; and N 03
degrees 40' 07" E, 395.86 feet to a new nail; thence with the southern boundary
of Lydall Atlantic, Inc. S 85 degrees 57' 32" E, 633.57 feet to an existing iron
pipe; thence continuing with the southern boundary of Lydall Atlantic, Inc. S 42
degrees 35' 09" E, 231.68 feet to a new iron pipe; thence a new line with
Millard F. Ashley, Sr. S 00 degrees 20' 28" W, 884.18 feet to a new nail in the
centerline of Burgiss Road (SR 1112); thence with the centerline of Burgiss Road
the following five (5) calls: N 50 degrees 49' 29" W, 66.94 feet to a point;
along a curve to the left having a radius of 331.10 feet, a chord bearing N 66
degrees 48' 28" W, and a chord distance 213.84 feet to a point; N 85 degrees 38'
52" W, 54.28 feet to a point; along a curve to the right having a radius of
1,848.46 feet, a chord bearing N 85 degrees 02' 34" W, and a chord distance
275.43 feet to a point; and N 80 degrees 46' 13" W, 194.54 feet to the point and
place of BEGINNING, containing 17.000 Acres more or less.

TOGETHER WITH all personal property, including all machinery and equipment,
currently owned by Seller located upon the above described Property.

LESS AND EXCEPT the following described property:

BEGINNING at a nail in the centerline intersection of Burgess Road, N.C.S.R.
1112, (60' Right of Way) and Buck Shoals Road, N.C.S.R. 1103, (60' Right of
Way); thence along Buck Shoals Road, N 00(0) 54' 35" W, 913.89 feet to a nail in
the centerline of Buck Shoals Road; thence leaving said road, S 85(0) 57' 32" E,
619.57 feet to a point; thence S 40(0) 02' 28" W, 17.32 feet to a point
northeast of the existing water tank in the R4 Technical Center-North Carolina,
LLC property recorded in Deed Book 494, Page 0217, in the Yadkin County Register
of Deeds, THE POINT AND PLACE OF BEGINNING; thence from the point and place of
Beginning, S 04(0) 02' 28" W, 45.00 feet to a point; thence N 85(0) 57' 32" W,
30.00 feet to a point; thence N 04(0) 02' 28" E, 45.00 feet to a point; thence S
85(0) 57' 32" E, 30.00 feet to the point and place of Beginning. Containing 1350
square feet, and being that property that encloses the water tank and adjoining
building on the R4 Technical Center-North Carolina, LLC property, along with
access to the water tank through the existing driveway.

TOGETHER WITH the right for first right of refusal on the above described Less
and Excepted property.

                                       6
<PAGE>
                                   EXHIBIT "B"

                         PURCHASE MONEY PROMISSORY NOTE

                                       7

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