EXECUTION DRAFT

                     DISTRIBUTION & CO-MARKETING AGREEMENT
                     -------------------------------------


     THIS DISTRIBUTION & CO-MARKETING AGREEMENT (the "Agreement") is entered
into as of May 28, 1999 (the "Effective Date"), between bamboo.com, Inc., a
Delaware corporation with an office located at 124 University Avenue, Palo Alto,
CA 94301 ("bamboo.com"), and Sudler/Beliard Gordon, an Illinois corporation with
an office located at 875 North Michigan Avenue, Chicago, IL 60611 ("Company").

Bamboo.com and Company, in consideration of the mutual promises and covenants
contained herein, and other good and valuable consideration, the receipt and
adequacy of which is hereby acknowledged, agree as follows (definitions appear
in Additional Terms and Conditions):

1.   Volume Purchase. Company will purchase fifty (50) bamboo.com Basic Package
     ---------------
     Tours. In return, bamboo.com will provide thirteen (13) complimentary
     bamboo.com Basic Package Tours. The tours shall be used for current
     inventory. Company will use purchased plus complimentary bamboo.com Tours
     by June 30, 1999. Bamboo.com will provide an invoice to Company by May 28,
     1999. Company will remit payment to bamboo.com of $4,997.50 on June 1,
     1999.

2.   Bamboo.com Service. Bamboo.com will be responsible for receiving orders and
     ------------------
     invoicing and collecting revenues for sales of Production Services.
     Bamboo.comwill capture images at designated sites through its Service
     Provider Network and process captured images to create Bamboo.com Images.
     Company will permit linking of the Company Sites to Bamboo.com Images, and
     the parties will use best efforts to work together to implement this system
     within fourteen (14) days of the Effective Date, and maintain the system
     throughout the term of this Agreement. Additionally, Company will use
     commercially reasonable efforts to link each such Bamboo.com Image to the
     appropriate listings on the Company Sites by the end of the business day
     following the day bamboo.com makes such Bamboo.com Image available on the
     bamboo.com server.

3.   Exclusivity. Bamboo.com will be the exclusive provider of Virtual Tours
     -----------
     Images for the Company Site. Company will not directly or indirectly
     promote itself, or act, as a provider of Virtual Tour Images, nor will it
     promote, display ads for or use the services of any third party acting in
     such capacity. In addition, Company will not permit any Virtual Tour Images
     of any third party to be posted to, linked to or otherwise made accessible
     through the Company Site.

4.   Marketing and Promotion.
     -----------------------

     Bamboo.com agrees to:
     .    Include Company, including use of its logo, as a partner on
          bamboo.com's website and in marketing material, as bamboo.com deems
          appropriate;

     .    Provide fifty (50) listing presentation kits;

     .    Educate each Company office on the benefits of using the Internet in
          real estate and methods of integrating Bamboo.com Tours into the Sales
          Agents' marketing strategy;

     .    Provide custom order forms for Sales Agents;

     .    Discuss other joint marketing opportunities, including collaboration
          on email and direct marketing material from time to time.

     Company agrees to:
     .    Hold an in-office presentation by a bamboo.com representative with
          each Company office within the first thirty (30) days of the Effective
          Date. Company will send out a communication from a Company executive,
          including a statement encouraging them to use bamboo.com's Production
          Services, to each Sales Agent within the first fourteen (14) days
          following the Effective Date. ;

     .    Include an electronic order form and a description of the bamboo.com
          Production Services on the Company Sites that allows Sales Agents to
          submit orders to bamboo.com. Maintain a gallery of Bamboo.com Images
          on the Company Site;

     .    Include description, demonstration of the bamboo.com Production
          Services, and marketing materials in Company sponsored training and
          seminars for Sales Agents;

     .    When appropriate, include a Bamboo.com Mark and a brief, suitable
          reference to the availability of the Production Services in the
          Company's print advertising in magazines, flyers, newspapers and
          general mailings distributed to clients and potential clients.

5.   Term. This Agreement will commence on the Effective Date and continue for
     ----
     twelve (12) months, and will be automatically renewed for successive twelve
     (12) month periods unless either party notifies the other in writing not
     less than ninety (90) days prior to the end of the then-current term of its
     intention to terminate this Agreement as of the end of such term. Upon
     termination or expiration, each party will cease all use of marks and other
     intellectual property of the other party.

IN WITNESS WHEREOF the parties hereto have executed this Agreement.

BAMBOO.COM, INC.                   SUDLER/BELIARD GORDON

By: /s/ Andrew P. Laszlo               By: [SIGNATURE ILLEGIBLE]
    _________________________________      ________________________________

Name/Title: Andrew P. Laszlo           Name/Title: Executive Vice President
            _________________________              ________________________
            SVP, Business Development
            _________________________

<PAGE>

                        ADDITIONAL TERMS AND CONDITIONS

1.  Definitions
    -----------

"Basic Package" means four scenes captured at a designated property and placed
on one website.

"Bamboo.com Image" means an electronic Image of a property produced by or on
behalf of bamboo.com.

"Bamboo.com Technology" means all Bamboo.com Images and software and hardware,
and including the Bamboo.com for Java Software, used to capture, process and
view Bamboo.com Images.

"Bamboo.com Tour" means the combined Production Services supplied by bamboo.com
with respect to a single Property.

"Company Sites" means the collection of HTML documents residing on servers
operated by or for Company or its affiliate, including without limitation
Company's intranet, extranet and public website.

"Confidential Information" means any trade secrets, confidential data or other
confidential information, oral or written, relating to or used in the business
of the other party (the "Disclosing Party"), that a party may obtain from the
Disclosing Party during the Term (the "Confidential Information").

"Production Services" means the services provided by or on behalf of bamboo.com
in producing Bamboo.com Images.

"Sales Agent" means any sales agent, sales representative or broker of the
Company.

"Service Provider Network" means the network of individuals throughout the
Company's territory of operation with whom bamboo.com has entered into
agreements to capture images at designated sites on bamboo.com's behalf.

"Term" means the Initial Term of this Agreement and the Renewal Terms, if any,
as set in forth in Section 4 on the first page of this Agreement.

"Virtual Tour Images" means 360, three-dimensional, virtual reality, virtual
tour, virtual walkthrough or other similar images, or production services for
such images.

2.   Confidentiality
     ---------------

Each party agrees to treat the other party's Confidential Information with the
same degree of care as it maintains its own information of a similar nature.
Each party will use at least the same procedures and degree of care which it
uses to protect the confidentiality of its own Confidential Information of like
importance, and in no event less than reasonable care. The terms of this
Agreement will constitute Confidential Information, except to the extent that
bamboo.com discloses such information in good faith to a legitimate potential,
or actual, strategic investor, investment banker, venture capital firm or
consultant, or as required by statute, regulation or other law.

3.   Bamboo.com Technology
     ---------------------

3.1       Bamboo.com Technology will remain, the exclusive property of
          bamboo.com, and no provision of this Agreement implies any transfer to
          Company of any ownership interest in any Bamboo.com Technology.

3.2       Bamboo.com hereby grants to Company a nonexclusive, worldwide,
          royalty-free, nontransferable license to include links to the
          Bamboo.com Images on the Company Sites and Hosted Sites solely for the
          purposes contemplated in this Agreement. Company will not distribute,
          modify, edit, or prepare derivative works from the Bamboo.com Images
          without the prior written permission of bamboo.com. The foregoing
          license does not include any right to grant or authorize sublicenses.

4.   Trademarks
     ----------

4.1       Bamboo.com owns and at all times will continue to own the trademarks,
          service marks and/or trade names BAMBOO.COM and the bamboo.com logo,
          as well as any name or mark bamboo.com may subsequently adopt as a
          trade name or to designate the Production Services (collectively, the
          "Bamboo.com Marks"), and Company will not take any actions
          inconsistent with bamboo.com's ownership rights. Company owns and at
          all times will continue to own the trademarks, service marks and/or
          trade names customarily used by Company during the Term (the "Company
          Marks"), and bamboo.com will not take any actions inconsistent with
          Company' ownership rights. Each party's use of the other party's marks
          will not create in the using party any right, title or interest
          therein or thereto, and all such use will inure to the exclusive
          benefit of other party.

4.2       Subject to the restrictions set forth herein, bamboo.com hereby grants
          Company a nonexclusive, worldwide, royalty-free, fully paid up,
          nontransferable right to use the Bamboo.com Marks, during the Term,
          with bamboo.com's prior written approval, which bamboo.com will not
          unreasonably withhold or delay, solely in connection with promotion
          and marketing of the Production Services and/or Company financing.
          Subject to the restrictions set forth herein, Company hereby grants
          financing. Subject to the restrictions set forth herein, bamboo.com a
          nonexclusive, worldwide, royalty-free, fully paid up, nontransferable
          right to use the Company Marks, during the Term, solely in connection
          with promotion and marketing of the Production Services and/or
          bamboo.com financing. At the reasonable request of either party, the
          other party will provide assistance with the protection and
          maintenance of the marks of the requesting party. Each party may only
          use the marks of the other party as expressly permitted herein and
          agrees to use the marks of the other party in a manner commensurate
          with the style, appearance and quality of the other party's services
          and/or products bearing such marks.

5.   Limitation on Grant of Rights
     -----------------------------

Except as expressly provided herein, neither party receives any other right or
license to the technology or intellectual property of the other party.

6.   Termination
     -----------

6.1       Upon termination or expiration, (i) Company and bamboo.com will cease
          all use of marks of the other party and (ii) Company will cease all
          use of the Bamboo.com Images and Bamboo.com for Java Software and will
          purge all Bamboo.com for Java Software and Bamboo.com Images from its
          servers.

6.2       This Agreement will terminate in the event a party breaches any
          material term, condition or representation of this Agreement or
          materially fails to perform any of its material obligations or
          undertakings hereunder, and fails to remedy such default within sixty
          (60) days after being notified by the non-breaching party of such
          breach or failure; provided, however, that the non-breaching party
          will not unreasonably withhold or delay its consent to extend the cure
          period if the breaching party has commenced cure during the sixty-day
          notice period and pursues cure of the breach in good faith.

6.3       The provisions of Sections 2, 3.1, 4.1, 5, 6.1, 6.3, 7 and 8 of these
          Additional Terms and Conditions will survive the expiration or
          termination of this Agreement for any reason. All other rights and
          obligations of the parties will cease upon expiration or termination
          of this Agreement.

7.   No Warranties; Limitation of Liability
     --------------------------------------

BAMBOO.COM MAKES NO WARRANTIES, EXPRESS OR IMPLIED, INCLUDING ANY IMPLIED
WARRANTY OF MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE, WITH RESPECT TO
THE ANY GOODS OR SERVICES PROVIDED BY THIS AGREEMENT. EXCEPT WITH RESPECT TO A
BREACH BY EITHER PARTY OF ITS OBLIGATIONS DESCRIBED IN SECTION 3 ON THE FIRST
PAGE OF THIS AGREEMENT OR SECTION 2 OF THESE ADDITIONAL TERMS AND CONDITIONS, IN
NO EVENT WILL EITHER PARTY BE LIABLE TO THE OTHER FOR LOST PROFITS OR ANY FORM
OF INDIRECT, SPECIAL, INCIDENTAL, OR CONSEQUENTIAL DAMAGES OF ANY CHARACTER FROM
ANY CAUSES OF ACTION OF ANY KIND WITH RESPECT TO THIS AGREEMENT WHETHER BASED ON
BREACH OF CONTRACT, TORT (INCLUDING NEGLIGENCE), OR OTHERWISE, AND WHETHER OR
NOT THE OTHER PARTY HAS BEEN ADVISED OF THE POSSIBILITY OF SUCH DAMAGE.

8.   Miscellaneous
     -------------

Any notice required or permitted by this Agreement will be deemed given if sent
by registered mail, postage prepaid, addressed to the other party at the address
set forth within this Agreement. Delivery will be deemed effective three (3)
days after deposit with postal authorities. Nonperformance of either party will
be excused to the extent that performance is rendered impossible by storm,
lockout or other labor trouble, riot, war, rebellion, strike, fire, flood,
accident or other act of God, governmental acts, orders or restrictions, or any
other reason where failure to perform is beyond the control and not caused by
the gross negligence or willful misconduct of the non-performing party. The
relationship of bamboo.com and Company established by this Agreement is that of
independent contractors. This Agreement will be governed by and construed under
the laws of the State of California without reference to conflict of laws
principles. This Agreement, together with all exhibit and attachments hereto,
sets forth the entire agreement and understanding of the parties relating to the
subject matter herein and merges all prior discussions between them. No
modification of or amendment to this Agreement, nor any waiver of any rights
under this Agreement, will be effective unless in writing signed by the party to
be charged, and the waiver of any breach or default will not constitute a waiver
of any other right hereunder or any subsequent breach or default. Neither party
may assign this Agreement, or assign or delegate any right or obligation
hereunder, without the prior written consent of the other party; provided,
however, that either party may assign this Agreement or assign or delegate its
rights and obligations under this Agreement to a successor to all or
substantially all of its business or assets relating to this Agreement whether
by sale, merger, operation of law or otherwise. Company will not issue any press
release regarding the subject matter of this Agreement without the prior written
approval of bamboo.com. This Agreement may be executed by exchange of signature
pages by facsimile and/or in any number of counterparts, each of which shall be
an original as against any party whose signature appears thereon and all of
which together shall constitute one and the same instrument.

                                      -2-

Source: OneCLE Business Contracts.