MASTER LEASE AGREEMENT



                          Dated as of November 30, 2000



                                     between





                         ATLANTIC FINANCIAL GROUP, LTD.

   (registered to do business in Arizona as AFG Equity, Limited Partnership),

                                   as Lessor,





                                       and





                          EDWARD D. JONES & CO., L.P.,

                                    as Lessee









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<TABLE>

                                                  TABLE OF CONTENTS

                                                  (Lease Agreement)

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                                                                                                             Page

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ARTICLE I         DEFINITIONS...................................................................................1

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ARTICLE II        LEASE OF LEASED PROPERTY......................................................................1

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Section 2.1       Restatement of Bridge Lease; Acceptance and Lease of Property.................................1

Section 2.2       Acceptance Procedure..........................................................................2



ARTICLE III       RENT..........................................................................................2

                  ----

Section 3.1       Basic Rent....................................................................................2

Section 3.2       Supplemental Rent.............................................................................2

Section 3.3       Method of Payment.............................................................................2

Section 3.4       Late Payment..................................................................................3

Section 3.5       Net Lease; No Setoff, Etc.....................................................................3

Section 3.6       Certain Taxes.................................................................................4

Section 3.7       Utility Charges...............................................................................5



ARTICLE IV        WAIVERS.......................................................................................5

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ARTICLE V         LIENS; EASEMENTS; PARTIAL CONVEYANCES.........................................................6

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ARTICLE VI        MAINTENANCE AND REPAIR; ALTERATIONS, MODIFICATIONS AND ADDITIONS..............................7

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Section 6.1       Maintenance and Repair; Compliance With Law...................................................7

Section 6.2       Improvements and Alterations..................................................................8

Section 6.3       Title to Alterations..........................................................................9

Section 6.4       Lessee's Personal Property...................................................................10



ARTICLE VII       USE..........................................................................................10

                  ---



ARTICLE VIII      INSURANCE....................................................................................10

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ARTICLE IX        ASSIGNMENT AND SUBLEASING....................................................................12

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ARTICLE X         LOSS, DESTRUCTION, CONDEMNATION OR DAMAGE....................................................12

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

Section 10.1      Event of Loss................................................................................12

Section 10.2      Event of Taking..............................................................................13

Section 10.3      Casualty.....................................................................................13

Section 10.4      Condemnation.................................................................................14

Section 10.5      Verification of Restoration and Rebuilding...................................................14





                                       i



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Section 10.6      Application of Payments......................................................................14

Section 10.7      Prosecution of Awards........................................................................15

Section 10.8      Application of Certain Payments Not Relating to an Event of Taking...........................16

Section 10.9      Other Dispositions...........................................................................16

Section 10.10     No Rent Abatement............................................................................16



ARTICLE XI        INTEREST CONVEYED TO LESSEE..................................................................16

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ARTICLE XII       EVENTS OF DEFAULT............................................................................17

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ARTICLE XIII      ENFORCEMENT..................................................................................22

                  -----------

Section 13.1      Remedies.....................................................................................22

Section 13.2      Remedies Cumulative; No Waiver; Consents.....................................................24

Section 13.3      Purchase Upon an Event of Default............................................................25



ARTICLE XIV       SALE, RETURN OR PURCHASE  OF LEASED PROPERTY; RENEWAL........................................25

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

Section 14.1      Lessee's Option to Purchase..................................................................25

Section 14.2      Conveyance to Lessee.........................................................................26

Section 14.3      Acceleration of Purchase Obligation..........................................................26

Section 14.4      Determination of Purchase Price..............................................................26

Section 14.5      Purchase Procedure...........................................................................26

Section 14.6      Option to Remarket...........................................................................27

Section 14.7      Rejection of Sale............................................................................29

Section 14.8      Return of Leased Property....................................................................30

Section 14.9      Renewal......................................................................................30

Section 14.10     Environmental Report.........................................................................31



ARTICLE XV        LESSEE'S EQUIPMENT...........................................................................31

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