LEASE AGREEMENT







                               Dated April 1, 1999


                                 By and between



                         CRISP COUNTY-CORDELE INDUSTRIAL
                              DEVELOPMENT AUTHORITY



                                       and



                           CAVALIER INDUSTRIES, INC.










         The interest of Crisp County-Cordele  Industrial  Development Authority
in any rents, revenues and receipts derived by it under this Lease Agreement has
been assigned to First  Commercial  Bank,  as Trustee under the Trust  Indenture
dated as of April 1, 1999.



<PAGE>


STATE OF GEORGIA

CRISP COUNTY

                                 LEASE AGREEMENT


         LEASE AGREEMENT dated as of April 1, 1999, between CRISP COUNTY-CORDELE
INDUSTRIAL  DEVELOPMENT  AUTHORITY,  a  public  corporation  and a  public  body
corporate and politic under the laws of the State of Georgia (the "Issuer"), and
CAVALIER INDUSTRIES, INC., a Delaware corporation (the "User").

                                    Recitals

         Pursuant to and for the purposes  expressed in     that  constitutional
amendment to the Constitution of the State of  Georgia   proposed by  Resolution
No. 244    (House  Resolution  No.  674-1450) (Ga. L.   1968, p. 1757),  enacted
at the 1968 session of the General  Assembly,  duly ratified at the 1968 general
election (Ga. L. 1969, p. 4416), as amended by that constitutional  amendment to
the  Constitution of the State of Georgia  proposed by Resolution No. 142 (House
Resolution  No. 597) (Ga. L. 1982, p. 2570),  enacted at the 1982 session of the
General  Assembly,  duly ratified at the 1982 general  election (Ga. L. 1983, p.
5197), as specifically continued in force and effect as part of the Constitution
of the State of Georgia  by Act No. 27 (House  Bill No.  13) (Ga.  L.  1987,  p.
3548),  enacted at the 1987 session of the General Assembly,  the Issuer and the
User have executed and delivered this Lease  Agreement  simultaneously  with the
issuance  and sale by the  Issuer  of its  $4,500,000  Revenue  Bonds  (Cavalier
Industries,  Inc.  Project),  dated April 15,  1999,  under and pursuant to that
certain  Trust  Indenture  dated as of April 1,  1999  from the  Issuer to First
Commercial  Bank,  as trustee,  to finance  the  acquisition,  construction  and
installation  of a  "project"  within the meaning of the  Enabling  Law, as more
particularly described in said Trust Indenture.

         NOW,  THEREFORE,  for and in  consideration  of the  premises,  and the
mutual covenants and agreements herein contained, the Issuer and the User hereby
covenant, agree and bind themselves as follows:


                                    ARTICLE 1

                                   Definitions

         For all purposes of this Lease Agreement:

         (a)  Capitalized  terms used herein without  definition  shall have the
respective meanings assigned thereto in the Indenture.

         (b)  The following general rules of construction shall apply:

<PAGE>


              (1) The  terms   defined  in   this  Article  have  the   meanings
         assigned to them in this  Article and include the plural as well as the
         singular.

              (2) All accounting terms not otherwise  defined  herein   have the
         meanings  assigned to them, and all  computations  herein  provided for
         shall  be  made,  in  accordance  with  generally  accepted  accounting
         principles.  All references  herein to "generally  accepted  accounting
         principles"  refer  to such  principles  as they  exist  at the date of
         application thereof.

              (3)  All references in  this instrument to  designated "Articles",
         "Sections"  and other  subdivisions  are to the   designated  Articles,
         Sections and  subdivisions  of this instrument as originally  executed.

              (4) The   terms  "herein",  "hereof" and  "hereunder"  and   other
         words of similar  import  refer to this Lease  Agreement as a whole and
         not to any particular Article, Section or other subdivision.

         (c)  The following terms shall have the following meanings:

         Additional  Rental Payments shall mean the payments to be made pursuant
to Section 5.03.

         Basic  Rental  Payments  shall mean the  Payments  payable  pursuant to
Section 5.02.

         Bond Fund shall mean the fund  established  pursuant to Section 8.01 of
the Indenture.

         Bond  Guaranty  shall mean that  certain Bond  Guaranty and  Continuing
Disclosure  Agreement  dated  April 1,  1999,  executed  by User in favor of the
Trustee.

         Bond  Payment  Date  shall  mean each date on which any  principal  of,
premium (if any) or  interest  on the Bonds is due and  payable  (whether on the
maturity  or  due  dates   thereof,   by  call  for  optional  or  mandatory  or
extraordinary redemption, or by acceleration).

         Construction  Fund shall mean the fund established  pursuant to Section
7.02 of the Indenture.

         Credit Documents shall mean  collectively that certain Credit Agreement
dated April 1, 1999 between the Credit Obligor and the User and all  agreements,
documents, guaranties,  instruments, notes, notices, and other writings executed
and  delivered  by the User or any other  person or persons  which  evidence  or
provide  security for the  obligations of the User with respect to the Letter of
Credit, including any amendments or supplements to any thereof from time to time
entered into pursuant to the applicable  provisions thereof,  until a Substitute
Letter of Credit shall have been accepted by the Trustee, and thereafter "Credit
Documents"  shall mean  collectively  all  agreements,  documents,  instruments,
notes,  notices,  and other writings which evidence or provide  security for the
obligations of the User with respect to such Substitute Letter of Credit.

<PAGE>

         Credit  Obligor  Mortgage  shall mean that certain Deed to Secure Debt,
Assignment  of Leases and  Security  Agreement  dated as of April 1, 1999 by the
Issuer and the User to the Credit Obligor as security for the obligations of the
User to the Credit Obligor under the Credit Documents.

         Enabling  Law   shall    mean  that  constitutional  amendment  to  the
Constitution  of the State of  Georgia     proposed by Resolution No. 244 (House
Resolution No. 674-1450) (Ga. L. 1968, p.  1757), enacted at the 1968 session of
the General   Assembly, duly ratified at the 1968 general election (Ga. L. 1969,
p. 4416), as amended by that constitutional amendment to the Constitution of the
State of Georgia proposed by Resolution No.   142 (House  Resolution   No.  597)
(Ga. L.  1982,  p.  2570), enacted at the 1982  session of the General Assembly,
duly  ratified  at  the  1982   general   election  (Ga. L. 1983, p. 5197),   as
specifically  continued in force and effect as part of the  Constitution  of the
State  of Georgia  by  Act No.  27 (House  Bill No. 13)  (Ga. L. 1987, p. 3548),
enacted at the 1987 session of the General Assembly.

         Environmental Law shall mean and include all laws, rules,  regulations,
ordinances,  judgments, decrees, codes, orders, injunctions,  notices and demand
letters of any Governmental Authority applicable to the User or the Project Site
(including the Comprehensive Environmental Response,  Compensation and Liability
Act of 1980, as amended, 42 U.S.C. Sections 9601, et seq.) relating to pollution
or  protection  of human health or the  environment,  including  any relating to
Hazardous Substances.

         Equipment  shall have the meaning  assigned  in Demising  Clause III of
Article 3.

         Financing Documents shall mean the Indenture,  the Lease Agreement, the
Bond Guaranty, the Credit Documents, and the Letter of Credit.

         Governmental   Authority  shall  mean  any  federal,   state,   county,
municipal, or other government,  domestic or foreign, and any agency, authority,
department, commission, bureau, board, court or other instrumentality thereof.

         Hazardous   Substances   shall  mean  and   include   all   pollutants,
contaminants,   toxic  or  hazardous  wastes  and  other  substances  (including
asbestos,  urea  formaldehyde,  foam insulation and materials  containing either
petroleum or any of the substances referenced in Section 101(14) of CERCLA), the
removal of which is required or the manufacture,  use,  maintenance and handling
of which is regulated,  restricted,  prohibited or penalized by an Environmental
Law, or, even though not so  regulated,  restricted,  prohibited  or  penalized,
might pose a hazard to the health and safety of the public or the  occupants  of
the property on which it is located or the  occupants  of the property  adjacent
thereto.

         Improvements  shall have the meaning  assigned in Demising Clause II of
Article 3.

<PAGE>


         Indenture  shall mean that certain Trust Indenture dated as of April 1,
1999 between the Issuer and the Trustee as originally executed or as it may from
time to time be  supplemented,  modified or amended by one or more indentures or
other  instruments  supplemental  hereto entered into pursuant to the applicable
provisions thereof.

         Indenture Indebtedness shall mean all indebtedness of the Issuer at the
time secured by the Indenture,  including  without  limitation (i) all principal
of,  premium  (if any) and  interest  on the Bonds and (ii) all  reasonable  and
proper  fees,  charges and  disbursements  of the  Trustee and Paying  Agent for
services performed and disbursements made under the Indenture.

         Internal  Revenue Code shall mean the Internal Revenue Code of 1986, as
amended; and the transition rules of related legislation.

         Issuer   shall  mean  Crisp   County-Cordele   Industrial   Development
Authority,  a public  corporation  and a public body corporate and politic under
the laws of the State of  Georgia,  until a  successor  shall have  become  such
pursuant to the applicable provisions of the Indenture and this Lease Agreement,
and thereafter "Issuer" shall mean such successor corporation.

         Lease Agreement shall mean this instrument  including any amendments or
supplements  to such  instrument  from time to time entered into pursuant to the
applicable provisions thereof.

         Lease Default shall have the meaning stated in Article 10 of this Lease
Agreement.  A Lease Default shall "exist" if a Lease Default shall have occurred
and be continuing.

         Lease  Term  means the  duration  of the  leasehold  estate  granted in
Section 5.01 of this Lease Agreement.

         Net Proceeds,  when used with respect to any insurance or  condemnation
award,  means the gross proceeds from the insurance or  condemnation  award with
respect to which that term is used  remaining  after  payment of all  reasonable
expenses (including  reasonable attorneys' fees and any extraordinary fee of the
Trustee) incurred in the collection of such gross proceeds.

         Permitted  Encumbrances  means,  as of any  particular  time,  (i)  the
Financing  Documents,  (ii) liens for taxes,  assessments or other  governmental
charges or levies not due and payable or which are currently  being contested in
good faith by appropriate proceedings, (iii) utility, access and other easements
and rights of way, party walls,  restrictions and exceptions that may be granted
or are permitted under this Lease  Agreement,  (iv) any  mechanic's,  laborer's,
materialman's,  supplier's or vendor's lien or right or purchase  money security
interest if payment is not yet due and payable  under the  contract in question,
(v) such minor defects, irregularities,  encumbrances,  easements, rights of way
and  clouds  on title  as do not,  in the  opinion  of an  independent  Counsel,
materially  impair the Project  for the purpose for which it was  acquired or is
held by the Issuer,  and (vi) such  encumbrances,  mortgages,  and other matters
which  appear of public  record  prior to the date of  recording  of this  Lease
Agreement.

<PAGE>

         Project  shall  mean  the  Project  Site,  the   Improvements  and  the
Equipment,  as the same may at any time exist, and all other property and rights
referred to or intended so to be in Demising  Clauses I through III,  inclusive,
hereof.

         Project  Costs shall have the meaning  assigned to the phrase  "Cost of
project" in the Enabling Law.

         Project Site shall mean the real property  described in Demising Clause
I of Article 3.

         Rental Payments shall mean  collectively  the Basic Rental Payments and
the Additional Rental Payments.

         State shall mean the State of Georgia.

         Trustee shall mean First  Commercial  Bank,  until a successor  Trustee
shall have become such pursuant to the  applicable  provisions of the Indenture,
and thereafter "Trustee" shall mean such successor.

         Unimproved  when used with reference to the Project Site shall mean any
part of the  Project  Site upon which no part of a building  or other  structure
rests.

         User shall mean Cavalier  Industries,  Inc., a  Delaware   corporation,
and its successors and assigns, and thereafter "User" shall mean such persons.


                                    ARTICLE 2

                                 Representations

         SECTION 2.01  Representations by the Issuer

         The Issuer makes the following representations

         (a)  The  Issuer  is  duly  incorporated under  the  provisions  of the
Enabling Law and has the power to enter into the  transactions  contemplated  by
this Lease Agreement and to carry out its obligations  hereunder.  The Issuer is
not in default under any of the  provisions  contained in the laws of the State.
By proper  corporate  action the Issuer has duly  authorized  the  execution and
delivery of this Lease Agreement, the Indenture, and the Bonds.

         (b)  The Issuer has determined that

              (1) the   Project  constitutes a "project" under the Enabling Law,

<PAGE>
              (2) the   Project   and  the   use thereof will further the public
         purpose of the Enabling Law,

              (3) the   Project   will  develop  and  promote  trade,  commerce,
         industry  and  employment  opportunities  for the  public  good and the
         general welfare of the State of Georgia and will increase employment in
         the territorial area of the Issuer.

         (c)  The Bonds  will be  issued  and  delivered contemporaneously  with
the  delivery  of this  Lease Agreement.

         SECTION 2.02  Representations by the User

         The User makes the following representations:

         (a) The User is duly  organized  and validly  existing as a corporation
under the laws of the State of Delaware, is duly qualified to do business in the
State of Georgia,  is not in violation  of any  provisions  of its  documents of
organization  or the laws of the State of Delaware or the State of Georgia,  has
power  to enter  into  this  Lease  Agreement,  and by  proper  action  has duly
authorized the execution and delivery of this Lease Agreement.

         (b)  The  User  has  the  corporate  power  and  authority  to own  its
properties,  carry  on the  business  in  which  it is  presently  engaged,  and
consummate the transactions  contemplated by the Financing Documents to which it
is a party.

         (c) By  proper  corporate  action  the  User has  duly  authorized  the
execution,  delivery and performance of the Financing Documents to which it is a
party and the consummation of the transactions contemplated therein.

         (d) The User has obtained all consents,  approvals,  authorizations and
orders of, and made all  filings  with,  each  Governmental  Authority  that are
required  to be  obtained  or made by it as a  condition  to the  execution  and
delivery of the Financing Documents to which it is a party.

         (e) The execution  and delivery by the User of the Financing  Documents
to  which  it  is a  party  and  the  consummation  by it  of  the  transactions
contemplated  therein will not conflict with, be in violation of, or result in a
default  under,  its  documents of  organization,  or any  agreement,  contract,
instrument,  order,  writ, decree or judgment to which the User is a party or is
subject.

         (f) The  Financing  Documents  to which the User is a party  constitute
legal, valid and binding obligations of the User and are enforceable against the
User in accordance  with the terms of such  instruments,  except as  enforcement
thereof  may be limited by (i) the  exercise  of  judicial  discretion  and (ii)
bankruptcy,  insolvency,  or other  similar laws  affecting the  enforcement  of
creditors' rights, to the extent constitutionally applicable.

<PAGE>
         (g) There is no action,  suit,  proceeding,  inquiry  or  investigation
pending before any Governmental  Authority,  or threatened  against or affecting
the  User or its  properties,  that (a)  involves  (i) the  consummation  of the
transactions  contemplated  by,  or  the  validity  or  enforceability  of,  the
Financing Documents, (ii) its organization,  (iii) the election or qualification
of its  directors or officers,  (iv) its powers,  or (b) could have a materially
adverse effect upon the financial condition or operations of the User.

         (h) The User is not an "investment  company" or a company  "controlled"
by an "investment  company", as such terms are defined in the Investment Company
Act of 1940, as amended.

         (i) The financing of the Project  through the issuance of the Bonds and
the leasing of the  Project to the User has induced the User to enlarge,  expand
and improve existing operations in the State as provided in the Enabling Law.

         (j) The  User  intends   to  operate  the  Project  for  manufacturing,
production, assembling, processing, storing and distribution of such products as
the  User  shall  determine  and in such a  manner  that it  will  constitute  a
"project" within the meaning of the Enabling Law.

         (k) This Lease  Agreement  is  necessary  to promote  and  further  the
financial and economic  interests of the User and the  assumption by the User of
its obligations hereunder will result in direct financial benefits to the User.


                                    ARTICLE 3

                                Demising Clauses

         The  Issuer,  for and in  consideration  of the  rents,  covenants  and
agreements hereinafter reserved, mentioned and contained on the part of the User
to be paid,  kept and  performed,  does hereby demise and lease to the User, and
the User  does  hereby  lease,  take and hire  from the  Issuer,  the  following
property:

                                       I.

                  The real property  described on Exhibit A hereto and all other
         real  property,  or  interests  therein,  acquired  by the Issuer  with
         proceeds of the Bonds or with funds  advanced or paid  pursuant to this
         Lease  Agreement  (the "Project  Site"),  together with all  easements,
         permits,  licenses,   rights-of-way,   contracts,   leases,  tenements,
         hereditaments,   appurtenances,   rights,   privileges  and  immunities
         pertaining or applicable to said real property.
<PAGE>

                                       II.

                  All  buildings,  structures  and  other  improvements  now  or
         hereafter  constructed  or  situated  on the  Project  Site,  including
         without  limitation  all buildings,  structures and other  improvements
         constructed  on the  Project  Site with  proceeds  of the Bonds or with
         funds  advanced or paid by the User  pursuant  to this Lease  Agreement
         (the "Improvements").

                                      III.

                  The  machinery,  equipment,  personal  property  and  fixtures
         described  on  Exhibit  B  attached  hereto  and all  other  machinery,
         equipment, personal property and fixtures acquired with the proceeds of
         the Bonds or with funds  advanced or paid by the User  pursuant to this
         Lease  Agreement,  together  with all  personal  property  and fixtures
         acquired  in  substitution  therefor  or as a  renewal  or  replacement
         thereof (the "Equipment").

SUBJECT, HOWEVER, to Permitted Encumbrances.

         THE RIGHTS OF THE USER HEREUNDER ARE A USUFRUCT NOT SUBJECT TO LEVY AND
SALE.


                                    ARTICLE 4

                           Acquisition of the Project

         SECTION 4.01  Agreement to Acquire

         (a) Simultaneously with the delivery of this Lease Agreement the Issuer
shall cause the Bond  proceeds to be deposited  in the  Construction  Fund.  The
Issuer  shall cause the Bond  proceeds to be advanced to the User by  withdrawal
from  the  Construction  Fund,  in  accordance  with  the  requirements  of  the
Indenture, for the payment of Project Costs at such times and in such amounts as
shall be directed by the User.  The Bond  proceeds  shall be used solely for the
payment of Project Costs as provided in the Indenture.

         (b) The User will acquire and construct the Project with all reasonable
dispatch and due diligence and will cause the Project to be placed in service as
promptly as  practicable.  The Issuer will not execute any  contract or purchase
orders for the Project without the prior written consent of the User.



<PAGE>


         (c) The User may, with the prior written  consent of the Credit Obligor
except as provided  below,  cause  changes or amendments to be made in the plans
and  specifications  for  such  acquisition  and  construction  of the  Project,
provided  (1) such  changes  or  amendments  will not  change  the nature of the
Project to the extent that it would not  constitute a "project" as authorized by
the Enabling Law, and (2) such changes or amendments will not materially  affect
the utility of the  Project  for its  intended  use.  The User may,  without the
consent of the Credit Obligor,  make changes to the plans and specifications for
the  Project  which do not  increase  the total cost of the Project by more than
$100,000 in the aggregate  for all such changes.  The Issuer will make only such
changes or amendments in the plans and  specifications  for the  acquisition and
construction of the Project as may be requested in writing by the User.

         (d) The Issuer  and the User  shall  from time to time each  appoint by
written instrument an agent or agents authorized to act for each respectively in
any or all matters  relating to the acquisition and  construction of the Project
and  payments  to be  made  out  of the  Construction  Fund.  One of the  agents
appointed by the User shall be  designated  its Project  Supervisor.  Either the
Issuer or the User may from time to time revoke,  amend or  otherwise  limit the
authorization of any agent appointed by such party to act on such party's behalf
or designate  another  agent or agents to act on such party's  behalf,  provided
that there shall be at all times at least one agent  authorized to act on behalf
of the  Issuer,  and at least one agent  (who shall be the  Project  Supervisor)
authorized  to act on behalf of the User,  with  reference to all the  foregoing
matters.  The Project  Supervisor  at any time  designated by the User is hereby
irrevocably  appointed as agent for the Issuer to issue and execute,  for and in
the name and behalf of the Issuer and without any further  approval of the board
of directors or any officer,  employee or other agent thereof, a payment request
or requisition on the Construction Fund.

         (e) In the event the  proceeds  derived  from the sale of the Bonds are
insufficient  to pay in full all Project  Costs,  the User shall be obligated to
complete the acquisition and  construction of the Project at its own expense and
the User  shall pay any such  deficiency  and shall  save the  Issuer  whole and
harmless  from any  obligation  to pay such  deficiency.  The User  shall not by
reason of the payment of such  deficiency  from its own funds be entitled to any
diminution in Rental Payments.

         SECTION 4.02  No Warranty of Suitability of Issuer

         THE USER  RECOGNIZES  THAT  SINCE  THE  PLANS  AND  SPECIFICATIONS  FOR
ACQUIRING AND  CONSTRUCTING THE PROJECT ARE FURNISHED BY IT, THE ISSUER MAKES NO
WARRANTY,  EITHER EXPRESS OR IMPLIED, NOR OFFERS ANY ASSURANCES THAT THE PROJECT
WILL BE SUITABLE FOR THE USER'S  PURPOSES OR NEEDS OR THAT THE PROCEEDS  DERIVED
FROM THE SALE OF THE BONDS WILL BE SUFFICIENT TO PAY IN FULL ALL PROJECT COSTS.

         SECTION 4.03  Pursuit   of   Remedies  Against Vendors, Contractors and
Subcontractors and Their Sureties



<PAGE>


         The User may, in its own name or in the name of the  Issuer,  prosecute
or defend  any  action or  proceeding  or take any other  action  involving  any
vendor, contractor, subcontractor or surety under any contract or purchase order
for acquisition and  construction of the Project which the User deems reasonably
necessary, and the Issuer hereby irrevocably appoints the User as its agent with
respect to any such action or proceeding and agrees that it will cooperate fully
with the User and will take all action  requested by the User in any such action
or proceeding. Any amounts recovered by way of damages, refunds,  adjustments or
otherwise in connection with the foregoing  shall be paid into the  Construction
Fund and applied as provided for funds on deposit therein. The User will pay all
costs, fees and expenses incurred which are not paid from the Construction Fund.

         SECTION 4.04  Completion of the Project

         (a) The  completion of the Project shall be evidenced to the Trustee by
a  certificate  signed by the Project  Supervisor  on behalf of the User stating
that (1)  construction of the Improvements has been completed in accordance with
the plans and  specifications  approved by the User,  (2) the Equipment has been
acquired  and  installed in  accordance  with the User's  instructions,  (3) all
Project Costs have been paid, and (4) all facilities and improvements  necessary
in  connection  with the Project have been  acquired and installed and all costs
and expenses  incurred in connection  therewith have been paid.  Notwithstanding
the foregoing,  such certificate  shall state that it is given without prejudice
to any rights against any vendor, contractor,  subcontractor or other person not
a party to this Lease Agreement  which exist at the date of such  certificate or
which may  subsequently  come into being. The Issuer and the User will cooperate
in causing such certificate to be furnished to the Trustee.

         (b) After the delivery of the aforesaid certificate to the Trustee, any
moneys then remaining in the Construction  Fund shall be transferred to the Bond
Fund and applied as provided therein.


                                    ARTICLE 5

                             Duration of Lease Term
                              and Rental Provisions

         SECTION 5.01  Duration of Term

         The term of this Lease  Agreement  and of the lease  herein  made shall
begin on the date of the delivery of this Lease  Agreement  and,  subject to the
provisions of this Lease  Agreement,  shall  continue until midnight of April 1,
2009.  The Issuer  will  deliver to the User  possession  of the  Project on the
commencement date of the Lease Term,  subject to the inspection and other rights
reserved in this Lease Agreement, and the User will accept possession thereof at
such time;  provided,  however,  the Issuer will be permitted such possession of
the Project as shall be necessary and  convenient for it to construct or install
any additions or improvements  and to make any repairs or restorations  required
or permitted to be constructed,  installed or made by the Issuer pursuant to the
provisions hereof.
<PAGE>

         SECTION 5.02  Basic Rental Payments; Draws Under Letter of Credit

         (a) On or before  10:00 a.m.  (Birmingham,  Alabama  time) on each Bond
Payment Date, the User shall pay to the Trustee,  for the account of the Issuer,
as Basic Rent for the use an occupancy  of the  Project,  an amount equal to the
principal of, premium (if any) and interest on the Bonds due and payable on such
Bond Payment Date; provided,  however, that (i) any amount already on deposit in
the Bond Fund on the due date of such Basic Rental Payment and available for the
payment of the principal of,  premium (if any) and interest on the Bonds on such
Bond  Payment  Date shall be credited  against  the amount of such Basic  Rental
Payment,  and (ii) any amount  drawn by the  Trustee  pursuant  to the Letter of
Credit for the payment of the principal of, premium (if any) and interest on the
Bonds on such Bond  Payment  Date shall be credited  against  such Basic  Rental
Payment.

         (b) On each Bond Payment Date prior to 10:00 a.m. (Birmingham,  Alabama
time) the Trustee  shall,  without  making any prior claim or demand on the User
for the payment of Basic  Rental  Payments  with respect to Bonds make a draw on
the Letter of Credit in an amount equal to the amount of principal  of,  premium
(if any) and  interest on the Bonds due and payable on such Bond  Payment  Date.
The User shall receive a credit against Basic Rental  Payments for the amount so
drawn.

         (c) The User hereby  authorizes  and directs the Trustee to draw moneys
under the Letter of Credit in  accordance  with the  provisions of the Indenture
and this  Lease  Agreement  to the extent  necessary  to pay the  principal  of,
premium (if any) and interest on the Bonds when due and payable  pursuant to the
Indenture and the Letter of Credit.

         (d) All  Basic  Rental  Payments  shall  be made in  funds  immediately
available to the Trustee at its  Principal  Office on or before the related Bond
Payment Date.

         (e) If any Basic Rental Payment is due on a day which is not a Business
Day,  such payment may be made on the first  succeeding  day which is a Business
Day with the same effect as if made on the day such payment was due.

         (f) The  User  acknowledges,  covenants,  and  agrees  that  until  the
Indenture  Indebtedness  is paid in full the User shall make Basic Rent Payments
in such amounts and at such times as shall be necessary to enable the Trustee to
pay in full in accordance  with the Indenture the principal of, premium (if any)
and interest on the Bonds when and as the same becomes due and payable.

         SECTION 5.03  Additional Rental Payments

         (a) The User shall make Additional Rental Payments as follows:

             (1)  the   acceptance  fee  of the Trustee and the annual (or other
             regular) fees,  charges  and  expenses of  the  Trustee   and   the
             Paying Agent.

<PAGE>
             (2)  any amount to which the Trustee may be entitled under
             Section  13.07 of the  Indenture; and

             (3)  the   reasonable  expenses  of   the  Issuer  incurred  at the
             request of the User, or in the  performance of its duties under any
             of   the Financing Documents, or in  connection with any litigation
             which may   at  any  time  be  instituted  involving  the  Project,
             the  Financing  Documents,  or in  the  pursuit  of  any   remedies
             under  the  Financing Documents.

         (b) All Additional  Rental  Payments shall be due and payable within 10
days after receipt by the User of an invoice therefor.

         SECTION 5.04  Advances by Issuer or Trustee

         If the User shall fail to perform  any of its  covenants  in this Lease
Agreement,  the Issuer or the  Trustee  may,  at any time and from time to time,
after written  notice to the User if no Lease Default  exists,  make advances to
effect  performance  of any such  covenant  on behalf of the User.  Any money so
advanced by the Issuer or the  Trustee,  together  with  interest at the base or
prime rate of the Trustee plus 2%, shall be paid upon demand.

         SECTION 5.05  Indemnity of Issuer, Trustee and Paying Agent

         (a) The User  covenants and agrees to pay and to indemnify and hold the
Issuer and the Trustee (and each officer,  director,  employee, member and agent
of each thereof) harmless  against,  any and all liabilities,  losses,  damages,
claims or actions (including all reasonable  attorneys' fees and expenses of the
Issuer and  Trustee),  of any nature  whatsoever  incurred by the Issuer and the
Trustee  without gross  negligence  or willful  misconduct on their part arising
from or in connection  with their  performance  or observance of any covenant or
condition on their part to be observed or performed  under any of the  Financing
Documents, including without limitation, (i) any injury to, or the death of, any
person or any damage to property at the Project, or in any manner growing out of
or connected with the use, nonuse, condition or occupation of the Project or any
part thereof, (ii) any damage, injury, loss or destruction of the Project, (iii)
any other act or event  occurring  upon, or affecting,  any part of the Project,
(iv) violation by the User of any contract,  agreement or restriction  affecting
the Project or the use thereof of which the User has notice and which shall have
existed at the commencement of the Lease Term hereof or shall have been approved
by the User, or of any law, ordinance or regulation affecting the Project or any
part thereof or the ownership,  occupancy or use thereof,  (v) any violation of,
or non-compliance of the Project Site with,  Environmental Laws, or the presence
of Hazardous  Substances now or hereafter on or under or included in the Project
Site and any investigation,  clean up or removal of, or other remedial action or
response  costs with  respect  to, any  Hazardous  Substances  now or  hereafter
located on or under or included in the Project Site,  or any part thereof,  that
may be required by any Environmental Law or Governmental Authority (specifically
including without limitation any and all liabilities, damages, fines, penalties,
response  costs,  investigatory  or other costs  pursuant  to the  Comprehensive
Environmental  Response,  Compensation and Liability Act of 1980, as amended, 42
U.S.C.  Sections 9601 et seq.) and including without  limitation claims alleging
non-compliance  with  Environmental Laws which seek relief under or are based on
state or common law theories such as trespass or nuisance, and (vi) liabilities,
losses,  damages,  claims or  actions  arising  out of the offer and sale of the
Bonds or a subsequent sale or distribution of any of the Bonds,  unless the same
resulted from a  representation  or warranty of the Issuer or the Trustee in any
of the  Financing  Documents or any  certificate  delivered by the Issuer or the
Trustee  pursuant  thereto being false or  misleading in a material  respect and
such  representation or warranty was not based upon a similar  representation or
warranty  of the User  furnished  to the  Issuer or the  Trustee  in  connection
therewith.

         (b) The User hereby  agrees  that the Issuer and the Trustee  shall not
incur  any  liability  to  the  User,  and  shall  be  indemnified  against  all
liabilities,  in  exercising  or  refraining  from  asserting,   maintaining  or
exercising any right,  privilege or power of the Issuer or the Trustee under any
of the  Financing  Documents  if the Issuer or the Trustee as the case may be is
acting in good  faith and  without  willful  misconduct  or in  reliance  upon a
written request by the User.

         (c) If any  indemnifiable  party  (whether  the Issuer or the  Trustee)
shall be obligated to pay any claim,  liability  or loss,  and if in  accordance
with all  applicable  provisions  of this Section the User shall be obligated to
indemnify  and hold  such  indemnifiable  party  harmless  against  such  claim,
liability or loss, then, in such case, the User shall have a primary  obligation
to pay such claim,  liability or loss on behalf of such indemnifiable  party and
may not  defer  discharge  of its  indemnity  obligation  hereunder  until  such
indemnifiable  party  shall have first paid such  claim,  liability  or loss and
thereby incurred actual loss.

         (d) The  covenants of  indemnity by the User  contained in this Section
shall survive the  termination of this Lease Agreement with respect to events or
occurrences  happening  prior to or upon the termination of this Lease Agreement
and shall  remain in full force and effect until the  commencement  of an action
with respect to any such event or occurrence shall be prohibited by law.
<PAGE>

         SECTION 5.06  Obligations of User Unconditional

         The  obligation  of the User to make all Rental  Payments and all other
payments provided for herein and to perform and observe the other agreements and
covenants  on its part herein  contained  shall be absolute  and  unconditional,
irrespective  of any rights of  set-off,  recoupment  or  counterclaim  it might
otherwise have against the Issuer.  The User will not suspend or discontinue any
such  payment or fail to perform  and observe  any of its other  agreements  and
covenants contained herein or terminate any of the Financing Documents,  for any
cause whatsoever,  including,  without limiting the generality of the foregoing,
any acts or  circumstances  that may  constitute  an  eviction  or  constructive
eviction,  failure of  consideration or commercial  frustration of purpose,  the
invalidity or unenforceability of the Bonds or any of the Financing Documents or
any provision thereof, the invalidity or unconstitutionality of the Enabling Law
or any provision  thereof,  any damage to or  destruction  of the Project or any
part thereof, the taking by eminent domain of title to or the right to temporary
use of all or any part of the Project, any failure of the Credit Obligor to make
a payment  pursuant  to the  Letter of Credit or to  reinstate  the  appropriate
amount thereof,  any change in the tax or other laws or administrative  rulings,
actions or  regulations  of the United  States of America or of the State or any
political or taxing subdivision of either thereof,  or any failure of the Issuer
to perform and observe any  agreement or covenant,  whether  express or implied,
any duty,  liability or  obligation  arising out of or in  connection  with this
Lease Agreement.  Notwithstanding  the foregoing,  the User may, at its own cost
and  expense  and in its own name or in the  name of the  Issuer,  prosecute  or
defend  any  action or  proceeding,  or take any other  action  involving  third
persons which the User deems reasonably  necessary in order to secure or protect
its rights of use and occupancy and the other rights  hereunder.  The provisions
of the first and second  sentences of this  Section  shall apply only so long as
any of the Bonds remains Outstanding.

         SECTION 5.07  This Lease a Net Lease

         The  User  recognizes,  understands  and  acknowledges  that  it is the
intention  hereof that this Lease  Agreement  be a net lease and that as long as
any of the Bonds are  Outstanding all Basic Rent be available for payment of the
principal of, premium (if any) and interest on the Bonds and that all Additional
Rent  shall  be  available  for the  purposes  specified  therefor.  This  Lease
Agreement shall be construed to effectuate such intent.

         SECTION 5.08 Payments in Lieu of Taxes

         So long as (a) this Lease  Agreement  remains in force and effect,  and
(b) User's  interest in the Project  shall not have been  determined by judicial
order to be subject to ad valorem  taxation  and (c) User has not taken title to
the  Project,  the  User  shall  pay to  the  City  of  Cordele  and to the  Tax
Commissioner  of Crisp  County,  beginning  December  20,  1999  and  continuing
annually or before such date until Issuer  holds no interest in the  Project,  a
figure  determined as follows:  take the total fair market value of the real and
personal  property (NOT to include the raw land purchased with the moneys of the
User and the four  governmental  agencies as  described  in Section 9.02 hereof)
placed in service on January 1 of each year in which this Lease  Agreement is in
effect  and  multiply  that by  forty  percent  (40%).  Then  multiply  the then
resulting product by the applicable  millage rate for that particular year asset
by the respective taxing  authorities.  Then multiply the then resulting product
by the factors in the table below for the applicable year and the then resulting
product thereof shall be paid by User as set out above.

                  1999...............................................0%
                  2000...............................................0%
                  2001...............................................0%
                  2002...............................................0%
                  2003...............................................0%
                  2004..............................................20%
                  2005..............................................40%
                  2006..............................................60%
                  2007..............................................80%
                  2008.............................................100%


<PAGE>


         If User's  interest shall be judicially  determined to be subject to ad
valorem  taxation as to any year,  User shall receive  credit  against any taxes
assessed  for the amount of any payment  made under this  Section  5.08 for that
year,  and shall owe no further  payments  under this  provision  unless  User's
interest for a future period within the above period is again  determined not be
subject to ad valorem taxation.


                                    ARTICLE 6

                     Maintenance, Alterations, Replacements,
                               Taxes and Insurance

         SECTION 6.01  Maintenance and Repairs,  Alterations and   Improvements,
Party Walls;  and Liens;  Utility Charges

         (a) The User  shall,  at its own  expense,  (1) keep the  Project in as
reasonably safe condition as its operations  permit,  (2) from time to time make
all necessary and proper repairs,  renewals and replacements thereto,  including
external and structural repairs, renewals and replacements, and (3) pay all gas,
electric, water, sewer and other charges for the operation, maintenance, use and
upkeep of the Project.

         (b)  The  User  may,  at its  own  expense,  make  structural  changes,
additions, improvements, alterations or replacements to the Improvements that it
may deem desirable,  provided such structural changes, additions,  improvements,
alterations  or  replacements  do not change the  character  of the Project as a
"project"  under  the  Enabling  Law,  and that  such  additions,  improvements,
alterations or replacements will not adversely affect the utility of the Project
or substantially  reduce its value. All such changes,  additions,  improvements,
alterations and replacements whether made by the User or the Issuer shall become
a part of the Project and shall be covered by this Lease Agreement.

         (c) The User may  connect or  "tie-in"  walls of the  Improvements  and
utility and other facilities located on the Project Site to other structures and
facilities owned or leased by it on real property  adjacent to the Project Site.
The User may use as a party  wall  any wall of the  Improvements  which is on or
contiguous to the boundary  line of real property  owned or leased by it, and in
the event of such use,  each party hereto  hereby grants to the other a ten-foot
easement  adjacent  to any  such  party  wall  for the  purpose  of  inspection,
maintenance,   repair  and   replacement   thereof  and  the  tying  in  of  new
construction.  If the User utilizes any wall of the Improvements as a party wall
for the purpose of tying in new construction  that will be utilized under common
control  with the  Project,  the User may also remove any  non-loadbearing  wall
panel in the party wall; provided however, if the adjacent property ceases to be
operated  under  common  control with the  Project,  the User shall,  at its own
expense, install wall panels similar in quality to those that have been removed.
Prior  to the  exercise  of any  one or  more  of the  rights  granted  by  this
subsection (c), the User shall demonstrate to the reasonable satisfaction of the
Issuer and  Trustee  that the  operation  of the Project  will not be  adversely
affected by the exercise of such rights.
<PAGE>

         (d) The Issuer shall also, upon request of the User, grant such utility
and other similar  easements over,  across or under the Project Site as shall be
necessary or convenient for the furnishing of utility and other similar services
to the Project or to real  property  adjacent  to or near the  Project  Site and
owned or leased by the User;  provided that such  easements  shall not adversely
affect the operation of the facilities forming a part of the Project.

         SECTION 6.02  Removal of, Substitution and Replacement for Equipment

         If the  User  in its  sole  discretion  determines  that  any  item  of
Equipment has become inadequate, obsolete, worn-out, unsuitable,  undesirable or
unnecessary in the operation of the Project,  the User may remove such Equipment
from the  Improvements  or the Project Site and (on behalf of the Issuer)  sell,
trade in,  exchange or  otherwise  dispose of it without any  responsibility  or
accountability  to the Issuer or the Trustee  therefor,  provided  that the User
shall either:

                  (a)      substitute  and  install  in or on the  Project  Site
         other  personal  property  or  fixtures  which  shall (1) have equal or
         greater utility (but not necessarily the same value or function) in the
         operation  of the  Project,  (2) be free of all liens and  encumbrances
         except for purchase money liens or encumbrances  reasonably  acceptable
         to the Trustee, (3) be the sole property of the Issuer,  subject to the
         demise hereof, (4) be held by the User on the same terms and conditions
         as the items  originally  comprising the Equipment,  and (5) not impair
         the Project or change the nature of the  Project as a  "project"  under
         the Enabling Law; or

                  (b)      forthwith  upon such  sale  apply the price or amount
         obtained  upon  the sale of such  Equipment  to the  redemption  of the
         principal of the Bonds in accordance with the terms thereof.

         SECTION 6.03 Installation of Machinery and Equipment Owned or Leased by
the User or Subject to a Security Interest in Third Parties

         (a) The User,  may, at its own expense,  or permit any sublessee of the
Project to, at its own expense, install at the Project any machinery,  equipment
or other personal  property which will  facilitate the operation of the Project.
Any such  property  which is  installed  and does not  constitute  a part of the
Project under the terms of this Lease Agreement shall be and remain the property
of the User or such  sublessee  and may be removed  thereby at any time while no
Event of Default exists under this Lease Agreement; provided, that any damage to
the Project  occasioned  by such removal  shall be repaired by such party at its
own expense.

<PAGE>
         (b) If (i) any  machinery,  equipment  or other  personal  property  is
leased by the User or the User shall have  granted a  security  interest  in any
such property in connection with the acquisition  thereof by the User, (ii) such
property is installed or is located on the Project Site, and (iii) such property
does  not  constitute  a part of the  Project  under  the  terms  of this  Lease
Agreement,  then the  lessor of such  property  or the party  holding a security
interest therein,  as the case may be, may remove such property from the Project
Site even  though an Event of  Default  may then exist  hereunder  or this Lease
Agreement  may have been  terminated  following  an Event of Default  hereunder,
provided,  that the  foregoing  permission  to remove  shall be  subject  to the
agreement  by such  lessor or  secured  party to repair at its own  expense  any
damage to the Project occasioned by such removal.

         SECTION 6.04  Insurance

         (a) The User  will take out and  continuously  maintain  in effect  the
following  insurance with respect to the Project,  paying as the same become due
all premiums with respect thereto:

                  (1)      Insurance  to the extent of the full insurable  value
         of the  Project  against  loss or damage by fire,  tornado,  windstorm,
         flood and other hazards and casualties,  with uniform standard extended
         coverage  endorsement  limited  only as may be provided in the standard
         form of extended coverage endorsement at the time in use in the State.

                  (2)      Insurance  against  liability for bodily injury to or
         death of persons and for damage to or loss of property  occurring on or
         about the Project or in any way related to the  condition  or operation
         of the Project,  in the minimum  amounts of $1,000,000  for death of or
         bodily  injury to any one person,  $3,000,000  for all death and bodily
         injury  claims  resulting  from  any one  accident,  and  $500,000  for
         property damage.

                  (3)      Flood  insurance  under the national flood  insurance
         program established by the Flood Disaster Protection Act of 1973, as at
         any time amended,  only during such times while the Project is eligible
         under such program, in an amount at least equal to the principal amount
         of the Bonds  Outstanding  or to the  maximum  limit of  coverage  made
         available  with  respect to the Project  under said Act,  whichever  is
         less.

                  (4)      Title  insurance  in an amount  equal to the  initial
         stated  amount of the Letter of Credit,  insuring  the  mortgage on the
         Project  created  by the  Financing  Documents  subject to no liens and
         encumbrances  other than such  encumbrances as shall be approved by the
         Trustee and the Credit  Obligor.  Any proceeds of such title  insurance
         shall be applied,  at the direction of the Credit Obligor,  to cure the
         title defect in respect of which such  proceeds  are made  available or
         shall be deposited  with the Trustee and applied to the  redemption  of
         the Bonds in accordance with the terms thereof.

                  (5)      Use and occupancy insurance (or business interruption
         or risk  insurance)  covering  suspension or interruption of the User's
         operations at the Project in whole or in part,  with such exemptions as
         are customarily imposed by insurers, covering a period of suspension or
         interruption  of at least six months with a minimum  limit in an amount
         equal to 100% of the maximum  amount to be paid as Rental  Payments and
         other  payments  under  Article 5 hereof during the then current or any
         subsequent year.
<PAGE>
                  (6)      During  the period of acquisition and construction of
         any part of the Project  builders'  risk insurance in the amount of the
         full  replacement  value of the Project  against  all losses  which are
         normally covered by such builders' risk insurance. The User may satisfy
         its obligations with respect to the builder's risk insurance by causing
         such insurance to be carried by a construction  contractor for any part
         of the Project.

         (b) All policies  evidencing the insurance required by the terms of the
preceding  paragraph  shall be taken out and maintained in generally  recognized
responsible insurance companies, qualified under the laws of the State to assume
the  respective  risks  undertaken  and  which  are not  under  receivership  or
administrative   enforcement   action  by  the  State  of  Georgia's   Insurance
Commissioner.  All such  insurance  policies  shall name as either loss payee or
additional  insureds  the Credit  Obligor,  the Issuer and the Trustee (as their
respective  interests  shall  appear)  and  shall  contain,  where  appropriate,
standard  mortgage  clauses  providing  for all losses  thereunder  in excess of
$50,000 to be paid to the Trustee;  provided that all losses (including those in
excess of  $50,000)  may be adjusted  by the User,  subject,  in the case of any
single loss in excess of $50,000,  to the approval of the Trustee.  The User may
insure under a blanket policy or policies.

         (c) Each insurance  policy required to be carried by this Section shall
contain, to the extent obtainable, an agreement by the insurer that (1) the User
may not,  without the  consent of the Credit  Obligor,  the Issuer and  Trustee,
cancel  such  insurance  or sell,  assign or  dispose  of any  interest  in such
insurance,  policy or any proceeds  thereof,  (2) such insurer  shall notify the
Credit  Obligor,  the Issuer and the Trustee if any premium is not paid when due
or if any such policy is not renewed prior to the  expiration  thereof,  and (3)
such insurer shall not  materially  amend or cancel any such policy except on 30
days' prior written notice to the Credit Obligor, the Issuer and the Trustee.

         (d)  The  User  shall  deposit  with  the  Trustee  a  certificate   or
certificates  of the  respective  insurers  attesting the fact that all policies
evidencing the insurance required to be carried by this Section are in force and
effect.  Upon the  expiration of any such policy,  the User shall furnish to the
Trustee  evidence  reasonably  satisfactory  to the Trustee that such policy has
been  renewed  or  replaced  by  another  policy or that  there is no  necessity
therefor under this Lease Agreement.

<PAGE>

                                    ARTICLE 7

                          Provisions Respecting Damage,
                          Destruction and Condemnation

         SECTION 7.01  Damage and Destruction

         (a) If no Lease Default  shall have occurred and be continuing  and the
Letter of Credit is in effect  and the Credit  Obligor  has not  dishonored  any
draws thereunder and there has not been instituted  insolvency  proceedings with
respect to the Credit Obligor, then all Net Proceeds of insurance resulting from
claims  for losses in respect of damage to or  destruction  of the  Project  (in
whole or in part) shall be applied as provided in the Credit Obligor Mortgage.

         (b) If no Lease Default  shall have occurred and be continuing  and the
Letter of Credit is not in effect,  or if the Credit  Obligor has dishonored any
draw  thereunder or if there has been  instituted  insolvency  proceedings  with
respect to the Credit  Obligor,  then the  following  provisions  shall apply in
event of damage to or destruction of the Project(in whole or in part):

                  (1)      If  the Project is destroyed (in whole or in part) or
         is damaged the User shall  continue to make  Rental  Payments  and will
         promptly  give  written  notice of such damage and  destruction  to the
         Trustee and the Issuer.  All Net Proceeds of insurance  resulting  from
         claims for such losses  shall be paid to the Trustee and  deposited  in
         the  Construction  Fund,  whereupon  (i) the User, or the Issuer at the
         User's direction,  shall proceed promptly to repair, rebuild or restore
         the property damaged or destroyed to  substantially  the same condition
         in  which  it  existed  prior  to the  event  causing  such  damage  or
         destruction,   with  such  changes,   alterations   and   modifications
         (including the  substitution  and addition of other property) as may be
         desired  by the User  and as will not  impair  the  operating  unity or
         productive  capacity  of the  Project or its  character  as a "project"
         under the Enabling Law, and (2) the Issuer shall cause  withdrawals  to
         be made from the  Construction  Fund to pay the  costs of such  repair,
         rebuilding or restoration,  either on completion thereof or as the work
         progresses.  The balance (if any) of Net Proceeds  remaining  after the
         payment of all of the costs of such repair,  rebuilding or  restoration
         shall be  applied to the  redemption  of Bonds in  accordance  with the
         provisions  thereof and of the Indenture,  or, if none of the Bonds are
         then Outstanding, shall be paid to the User.

                  (2)      In  the event the Net Proceeds are not  sufficient to
         pay in full the  costs  of  repairing,  rebuilding  and  restoring  the
         Project  as  provided  in this  Section,  the  User  shall  nonetheless
         complete  the work  thereof  and  shall pay that  portion  of the costs
         thereof  in excess of the amount of said  proceeds  or shall pay to the
         Trustee for the account of the Issuer the moneys  necessary to complete
         said work.  The User shall not by reason of the  payment of such excess
         costs  (whether  by direct  payment  thereof or payment to the  Trustee
         therefor)  be  entitled  to any  reimbursement  from the  Issuer or any
         abatement or diminution of the Rental Payments hereunder.

                  (3)      Anything    in   this   Section   to   the   contrary
         notwithstanding, if, as a result of such damage or destruction the User
         is entitled to exercise an option to purchase the Project and duly does
         so in  accordance  with the  applicable  provisions  of  Section  11.03
         hereof,  then  neither  the User nor the Issuer  shall be  required  to
         repair,  rebuild or restore the property  damaged or destroyed,  and so
         much (which may be all) of any Net Proceeds referable to such damage or
         destruction  as shall be  necessary  to provide for full payment of the
         Indenture  Indebtedness  shall be paid to the  Trustee  and the  excess
         thereafter remaining (if any) shall be paid to the User.



<PAGE>


         (c) If a Lease Default has occurred and is  continuing,  and the Letter
of Credit  is not in  effect  or the  Credit  Obligor  has  dishonored  any draw
thereunder or there has been instituted  insolvency  proceedings with respect to
the Credit Obligor, then all Net Proceeds of insurance resulting from claims for
losses in respect to damage to or  destruction  of the  Project  (in whole or in
part) shall be applied to the  redemption  of the Bonds in  accordance  with the
terms thereof.

         SECTION 7.02  Condemnation

         (a) If no Lease Default  shall have occurred and be continuing  and the
Letter of Credit is in effect  and the Credit  Obligor  has not  dishonored  any
draws thereunder and there has not been instituted  insolvency  proceedings with
respect to the Credit Obligor,  then all Net Proceeds  resulting from any taking
by  eminent  domain of the  Project  (in whole or in part)  shall be  applied as
provided in the Credit Obligor Mortgage.

         (b) If no Lease Default  shall have occurred and be continuing  and the
Letter of Credit is not in effect,  or if the Credit  Obligor has dishonored any
draw  thereunder or if there has been  instituted  insolvency  proceedings  with
respect to the Credit  Obligor,  then the  following  provisions  shall apply in
event of any taking by eminent domain of the Project (in whole or in part):

                  (1)      In  the event that title to, or the temporary use of,
         the Project or any part  thereof  shall be taken under the  exercise of
         the  power  of  eminent  domain  and as a  result  thereof  the User is
         entitled to exercise an option to purchase the Project and duly does so
         in accordance  with the applicable  provisions of Section 11.03 hereof,
         so  much  (which  may be all) of the  Net  Proceeds  referable  to such
         taking, including the amounts awarded to the Issuer and the Trustee and
         the amount awarded to the User for the taking of all or any part of the
         leasehold  estate  of the User in the  Project  created  by this  Lease
         Agreement,  as shall be  necessary  to provide for full  payment of the
         Indenture  Indebtedness  shall be paid to the Trustee and the excess of
         such Net Proceeds remaining (if any) shall be paid to the User.

                  (2)      If  as a  result  of  such  taking,  the  User is not
         entitled to exercise an option to purchase  the Project  under  Section
         11.03  hereof,  or,  having such option,  fails to exercise the same in
         accordance  with the terms  thereof  or  notifies  the  Issuer  and the
         Trustee in writing  that it does not propose to exercise  such  option,
         the User shall be obligated to continue to make the Rental Payments and
         the entire Net Proceeds  hereinabove  referred to shall, be paid to the
         Trustee  and applied in one or more of the  following  ways as shall be
         directed in writing by the User:

                           (i) To the restoration of the remaining  improvements
                  located  on  the  Project  Site  to  substantially   the  same
                  condition in which they  existed  prior to the exercise of the
                  power of eminent domain;



<PAGE>


                           (ii)  To  the   acquisition,   by   construction   or
                  otherwise,  by the  Issuer  of  other  lands  or  improvements
                  suitable for the User's operations at the Project,  which land
                  or  improvements  shall be  deemed a part of the  Project  and
                  available  for use  and  occupancy  by the  User  without  the
                  payment of any Rental Payments other than that herein provided
                  to the same extent as if such land or other  improvements were
                  specifically  described  herein and demised hereby,  and which
                  land or  improvements  shall be acquired by the Issuer subject
                  to no liens or encumbrances.

                  (3)      Any  balance of such Net Proceeds remaining after the
         application thereof as provided in subsection (b) of this Section shall
         be applied to the redemption of the Bonds in accordance  with the terms
         thereof,  or, if the Indenture  Indebtedness is paid in full,  shall be
         paid to the User.

                  (4)      The Issuer shall cooperate fully with the User in the
         handling  and  conduct  of  any  prospective  or  pending  condemnation
         proceeding  with  respect to the Project or any part thereof and shall,
         to the extent it may lawfully do so, permit the User to litigate in any
         such proceeding in the name and behalf of the Issuer. In no event shall
         the Issuer settle,  or consent to the settlement of, any prospective or
         pending  condemnation  proceeding  without the prior written consent of
         the User.

                  (5)      The User shall be entitled to the Net Proceeds of any
         award or  portion  thereof  made for  damage  to or  taking  of its own
         property not included in the  Project,  provided  that any Net Proceeds
         resulting from the taking of all or any part of the leasehold estate of
         the User in the Project  created by this Lease  Agreement shall be paid
         and applied in the manner provided in this Section 7.02.

         (c) If a Lease Default has occurred and is  continuing,  and the Letter
of Credit  is not in  effect  or the  Credit  Obligor  has  dishonored  any draw
thereunder or there has been instituted  insolvency  proceedings with respect to
the Credit Obligor,  then all Net Proceeds of condemnation awards resulting from
condemnation  of the  Project  (in  whole or in part)  shall be  applied  to the
redemption of the Bonds in accordance with the terms thereof.


                                    ARTICLE 8


                Assignment, Subleasing, Mortgaging and the Bonds

         SECTION 8.01  Provisions Relating to Assignment and Subleasing

         With the consent of the Trustee  and the Credit  Obligor,  and with the
consent of the Issuer to any  assignment  of this Lease  Agreement to any person
who is not an  Affiliate  of the User,  except as provided  below,  the User may
assign this Lease  Agreement and the leasehold  interest  created hereby and may
sublet the  Project or any part  thereof,  subject,  however,  to the  following
conditions:



<PAGE>


                  (1)      No  such  assignment or subleasing and no dealings or
         transactions  between  the Issuer or the  Trustee  and any  assignee or
         sublessee shall in any way relieve the User from primary  liability for
         any of its obligations  hereunder.  In the event of any such assignment
         or subleasing  the User shall continue to remain  primarily  liable for
         the payment of all Rental Payments herein provided to be paid by it and
         for  the  performance  and  observance  of  the  other  agreements  and
         covenants on its part herein  provided to be performed  and observed by
         it.

                  (2)      The  User  will not  assign  the  leasehold  interest
         created  hereby nor  sublease  the  Project  to any  person  unless the
         operations of such assignee or sublessee are  consistent  with,  and in
         furtherance of, the purpose of the Enabling Law. The User shall,  prior
         to any such  assignment  or  sublease,  demonstrate  to the  reasonable
         satisfaction  of the Trustee that the  operations  of such  assignee or
         sublessee  will  preserve  the  character of the Project as a "project"
         under the Enabling  Law, if  applicable,  and deliver to the Trustee an
         Opinion of Bond  Counsel  acceptable  to the Trustee to the effect that
         such assignment or sublease will not cause the interest on the Bonds to
         be Taxable.

                  (3)      The  User  shall,  within 30 days after the  delivery
         thereof, furnish to the Issuer and the Trustee a true and complete copy
         of each such assignment or sublease.

         SECTION 8.02  Assignment of Lease Agreement and Rents by the Issuer

         The  Issuer  has,  simultaneously  with  the  delivery  of  this  Lease
Agreement,  assigned its interest in and pledged any money receivable under this
Lease Agreement (other than certain rights to indemnification and reimbursement)
to the  Trustee  as  security  for  payment of the  Bonds,  and the User  hereby
consents  to  such  assignment  and  pledge.  The  Issuer  has in the  Indenture
obligated  itself to follow the  instructions  of the Trustee or the Owners or a
certain  percentage  thereof in the election or pursuit of any  remedies  herein
vested in it. The Trustee shall have all rights and remedies  herein accorded to
the Issuer and any  reference  herein to the  Issuer  shall be deemed,  with the
necessary  changes in detail,  to include the  Trustee,  and the Trustee and the
registered owners of the Bonds are deemed to be third party beneficiaries of the
covenants,  agreements and representations of the User herein contained. Neither
the Issuer nor the User will unreasonably  withhold any consent herein or in the
Indenture required of either of them. The User shall not be deemed to be a party
to the  Indenture  or the Bonds and  reference  in this Lease  Agreement  to the
Indenture and the Bonds shall not impose any  liability or  obligation  upon the
User other than its specific  obligations  and  liabilities  undertaken  in this
Lease Agreement.
<PAGE>


         SECTION 8.03   Transfer or  Encumbrance   Created by Issuer;  Corporate
Existence of Issuer

         (a)  Without  the prior  written  consent  of the  Trustee,  the Credit
Obligor,  and the User,  the  Issuer (1) will not sell,  transfer  or convey the
Project or any part thereof, except as provided in this Lease Agreement, and (2)
will not  create or incur or suffer or permit to be created  or  incurred  or to
exist any  mortgage,  lien,  charge or  encumbrance  on the  Project or any part
thereof.

         (b) The  Issuer  shall  not  consolidate  with or merge  into any other
corporation  or transfer its property  substantially  as an entirety,  except as
provided in the Indenture.

         SECTION 8.04  Redemption of Bonds

         (a) The Issuer will redeem any or all of the Bonds upon the  occurrence
of any event or contingency  requiring the mandatory redemption of Bonds, all in
accordance with the applicable provisions of the Bonds and the Indenture.

         (b) If no Lease Default  exists,  the Issuer will exercise any right of
optional  redemption  with respect to the Bonds only upon the written request of
the User.


                                    ARTICLE 9

                              Covenants of the User

         SECTION 9.01 General Covenants

         Until the Indenture Indebtedness is paid in full:

         (a) The User shall not do or permit  anything to be done at the Project
that will materially affect, impair or contravene any policies of insurance that
may be carried on the Project.

         (b) The User shall permit the Issuer,  the Trustee,  the Credit Obligor
and their duly authorized agents at all reasonable times to enter upon,  examine
and inspect the Project.

         (c) The User will maintain proper books of record and account, in which
full and correct  entries will be made, in accordance  with  generally  accepted
accounting  principles,  of all its business and affairs. The User shall furnish
to the Trustee with reasonable promptness such financial information of the User
as the Trustee shall reasonably request.

         (d) The User will duly pay and  discharge  all taxes,  assessments  and
other  governmental  charges and liens lawfully imposed on the User and upon the
properties of the User, and the Project; provided, however, the User will not be
required to pay any taxes,  assessments or other governmental charges so long as
in good  faith it shall  contest  the  validity  thereof  by  appropriate  legal
proceedings,  the User has given notice of such contest to the Trustee, the User
has established adequate reserves therefor, and no part of the Project shall, in
the opinion of the Trustee, be subject to loss or forfeiture.

<PAGE>

         (e) The User will comply with all valid laws,  ordinances,  regulations
and requirements applicable to it or to its property and the Project.

         (f) Except as  otherwise  permitted in the Credit  Documents,  the User
will maintain and preserve its existence as a corporation  under the laws of the
State of Delaware and will not voluntarily  dissolve  without first  discharging
its  obligations  under this  Agreement  and will not in any manner  transfer or
convey any  substantial  portion of its properties,  assets or licenses  without
receipt of present and adequate consideration therefor.

         (g) The User shall not bring Hazardous Substances onto the Project Site
except those that are used in the ordinary course of the business of the User on
the Project Site and which are required to be handled,  used, and disposed of in
accordance with applicable federal and State laws and regulations.

         (h) The User  agrees  that all  improvements  constructed  by it on the
Project Site shall be aesthetically  pleasing taking into  consideration its use
and  purpose,  and  that  the  property  shall  be  landscaped  with  attractive
vegetation.

         (i) The User will do,  execute,  acknowledge  and deliver  such further
acts, conveyances,  mortgages, financing statements and assurances as the Issuer
or the Trustee  shall  require for  accomplishing  the purposes of the Financing
Documents.  The User will cause this Lease  Agreement,  any  amendments  to this
Lease Agreement and other instruments of further assurance,  including financing
statements and continuation statements, to be promptly recorded,  registered and
filed, and at all times to be kept recorded, registered and filed in such places
as may be required by law fully to preserve and protect the rights of the Issuer
and the Trustee to all property comprising the Project.

         SECTION 9.02 Special Covenant to Construct Project

         The Issuer has received  funds from four (4)  government  agencies   to
assist it in purchasing  the Project   Site: the State of Georgia acting through
its Department   of Community Affairs  (hereinafter  referred to as "D. C. A."),
$250,000.00;  the City of Cordele,  $66,667.00;  Crisp County,   acting  through
its Board of  Commissioners, $66,667.00;  and  Crisp  County  Power  Commission,
$66,667.00.  These  funds  are  not by  this  Lease  Agreement transferred to or
for the benefit of the User as a gratuity.
<PAGE>
         In consideration of the foregoing,

                  (a)      The User hereby agrees:

                           (i) To begin construction of manufacturing facilites
                  of estimated  capital  costs of $2,250,000 on the Project Site
                  (the  "Plant")  within 24 months of the  issuance of the Bonds
                  but not later than May 1, 2001 and in the event the User fails
                  to  commence  such  construction  within  such period of time,
                  complete such  construction  thereafter in a reasonable  time,
                  and only in such  event,  shall  the User  refund to the above
                  entities  the  amounts   contributed   thereby  as  set  forth
                  hereinabove, without interest or penalties,

                           (ii)     To provide a minimum payroll   of $5,000,000
                  at the Plant over the Lease Term.

                           (iii) To use its best efforts to provide a minimum of
                  225 jobs or provide a minimum  payroll of  $10,000,000  at the
                  Plant over the Lease Term.

                  (b)      The  Issuer agrees that the agreements of the User in
         this subparagraph  9.02(a)(iii)  above are not enforceable  against the
         User and if the User  fails to  create  225 jobs or  provide  a minimum
         payroll of  $10,000,000 at the Plant over the Lease Term, the User will
         not be required to make any  payments to any person and will not suffer
         or  incur  any  obligation,  liability,  or  forfeiture  of any  nature
         whatsoever as a consequence thereof.

         If User makes such payment of  $450,000.00  to the Issuer,  the  Issuer
will pay any sums owing to D. C. A.   on   such   termination and  hold the User
harmless therefrom.

         The User represents,  in good faith,  that it has the intention to make
the investment and use its best efforts to generate the employment in amounts at
or higher than as described in this Section 9.02. The User agrees to provide any
and all documentation required by the Georgia Department of Community Affairs to
document the propriety of the grant.


                                   ARTICLE 10

                         Events of Default and Remedies

         SECTION 10.01  Events of Default

         Any one or more of the following  shall  constitute an event of default
(a "Lease  Default")  under this Lease  Agreement  (whatever the reason for such
event and  whether  it shall be  voluntary  or  involuntary  or be  effected  by
operation  of law or pursuant to any  judgment,  decree or order of any court or
any order, rule or regulation of any administrative or governmental body):

                  (1)    default in the  payment of any   Basic  Rental  Payment
         when such  Basic  Rental  Payment becomes due and payable; or

<PAGE>
                  (2)    default  in  the    performance,   or  breach,  of  any
         covenant or warranty of the User in this Lease Agreement  (other than a
         covenant or warranty,  a default in the  performance or breach of which
         is  elsewhere  in  this  Section  specifically   described),   and  the
         continuance  of such  default  or breach  for a period of 30 days after
         there has been given,  by registered or certified mail, to the User and
         the Credit  Obligor by the  Issuer or by the  Trustee a written  notice
         specifying  such default or breach and  requiring it to be remedied and
         stating that such notice is a "notice of default"  hereunder,  provided
         that if such  default is of a kind  which  cannot  reasonably  be cured
         within such thirty-day  period, the User shall have a reasonable period
         of time within which to cure such  default,  provided that it begins to
         cure the default  promptly after its receipt of such written notice and
         proceeds in good faith,  and with due diligence,  to cure such default;
         or

                  (3)    The  dissolution  or  liquidation  of the   User or the
         filing by the User of a voluntary petition in bankruptcy, or failure by
         the User promptly to lift any  execution,  garnishment or attachment of
         such  consequence as will impair its ability to carry on its operations
         at  the  Project,  or  the  User's  seeking  of  or  consenting  to  or
         acquiescing in the  appointment  of a receiver of all or  substantially
         all its property or of the Project,  or the adjudication of the User as
         a  bankrupt,  or any  assignment  by the  User for the  benefit  of its
         creditors,  or the entry by the User into an agreement  of  composition
         with its  creditors,  or if a  petition  or answer is filed by the User
         proposing  the   adjudication   of  the  User  as  a  bankrupt  or  its
         reorganization,  arrangement or debt readjustment  under any present or
         future federal  bankruptcy  code or any similar federal or state law in
         any  court,  or if any such  petition  or  answer is filed by any other
         person and such  petition  or answer  shall not be stayed or  dismissed
         within 60 days.

                  (4)      The occurrence of an event  of default under   any of
         the other Financing Documents; or

                  (5)      Receipt  by the  Trustee of written  notice  from the
         Credit  Obligor that an event of default has occurred and is continuing
         under the Credit Documents or any other related  documents to which the
         User and the Credit Obligor are parties signatory thereto.

         SECTION 10.02  Remedies on Default

         Whenever any such Lease Default shall have happened and be  continuing,
the Issuer or the Trustee may, with the consent of the Credit Obligor,  take any
of the following remedial steps:

                  (1)      Declare all installments of Basic Rental Payments for
         the  remainder  of the Lease Term to be  immediately  due and  payable,
         whereupon the same shall become immediately due and payable;

<PAGE>
                  (2)      Reenter  the Project,  without terminating this Lease
         Agreement,  and,  upon ten days' prior  written  notice to the User and
         Credit  Obligor,  relet the Project or any part thereof for the account
         of the User, for such term (including a term extending beyond the Lease
         Term) and at such  rentals  and upon such other  terms and  conditions,
         including  the right to make  alterations  to the  Project  or any part
         thereof, as the Issuer may, with the approval of the Trustee and Credit
         Obligor, deem advisable,  and such reentry and reletting of the Project
         shall not be construed as an election to terminate this Lease Agreement
         nor  relieve  the  User  of its  obligations  to  pay  Basic  Rent  and
         Additional Rent or to perform any of its other  obligations  under this
         Lease Agreement, all of which shall survive such reentry and reletting,
         and the User shall continue to pay Basic Rent and all  Additional  Rent
         provided for in this Lease  Agreement  until the end of the Lease Term,
         less the net  proceeds,  if any, of any  reletting of the Project after
         deducting all of the Issuer's and Trustee's expenses in connection with
         such reletting,  including, without limitation, all repossession costs,
         brokers' commissions, attorneys' fees, alteration costs and expenses of
         preparation for reletting;

                  (3)      Terminate this Lease Agreement, exclude the User from
         possession  of the Project  and, if the Issuer or Trustee  elects so to
         do,  lease the same for the  account of the  Issuer,  holding  the User
         liable  for all  rent  due up to the  date  such  lease is made for the
         account of the Issuer; or

                  (4)      Take  whatever legal proceedings may appear necessary
         or  desirable  to collect  the  Rental  Payments  then due,  whether by
         declaration  or otherwise,  or to enforce any obligation or covenant or
         agreement of the User under this Lease Agreement or by law.

         SECTION 10.03  Availability of Remedies

         (a) No remedy  herein  conferred  upon or reserved to the Issuer or the
Trustee is intended to be exclusive of any other  available  remedy or remedies,
but each and every such remedy shall be  cumulative  and shall be in addition to
every other remedy given under this Lease Agreement or now or hereafter existing
at law or in equity or by statute. No delay or omission to exercise any right or
power accruing upon any default shall impair any such right or power or shall be
construed  to be a waiver  thereof but any such right or power may be  exercised
from time to time and as often as may be deemed expedient.

         (b) In the event any agreement contained in this Lease Agreement should
be breached  by either  party and  thereafter  waived by the other  party,  such
waiver  shall be  limited  to the  particular  breach so waived and shall not be
deemed to waive any other breach hereunder.

         (c) All rights,  remedies  and powers  provided by this  Article may be
exercised  only  to the  extent  the  exercise  thereof  does  not  violate  any
applicable  provision of law in the  premises,  and all the  provisions  of this
Article are intended to be subject to all applicable mandatory provisions of law
which  may be  controlling  in the  premises  and to be  limited  to the  extent
necessary  so that  they  will  not  render  this  Lease  Agreement  invalid  or
unenforceable.
<PAGE>

         SECTION 10.04  Agreement to Pay Attorneys' Fees and Expenses

         In the event the User should  default  under any of the  provisions  of
this Lease  Agreement  and the Issuer or the  Trustee (in its own name or in the
name and on  behalf  of the  Issuer)  should  employ  attorneys  or incur  other
expenses  for the  collection  of  rent or the  enforcement  of  performance  or
observance  of any  obligation  or  agreement  on the  part of the  User  herein
contained, the User will on demand therefor pay to the Issuer or the Trustee (as
the case may be) the reasonable fee of such attorneys and such other  reasonable
expenses so incurred.


                                   ARTICLE 11

                                    OPTIONS

         SECTION 11.01  Options to Terminate

         The User shall have, if it is not in default  hereunder,  the option to
cancel or  terminate  the term of this  Lease  Agreement  at any time after full
payment of the Indenture Indebtedness and termination of the Letter of Credit by
giving the Issuer  notice in writing of such  termination  and such  termination
shall  forthwith  become  effective.  This Lease Agreement may not be terminated
prior to payment in full of the Indenture  Indebtedness  even if all amounts due
hereunder have been paid in full.

         SECTION 11.02  Option to Renew

         There shall be no option to renew the term of this Lease Agreement.

         SECTION 11.03  Option to Purchase Prior to Payment of the Bonds

         (a) The User,  if not in  default  hereunder,  shall have the option to
purchase  the  Project  at any time prior to the full  payment of the  Indenture
Indebtedness if any of the following shall have occurred:

                  (i)      The  Project  or any part  thereof  shall  have  been
         damaged or  destroyed  (A) to such extent  that,  in the opinion of the
         User,  it  cannot  be  reasonably  restored  within  a  period  of four
         consecutive months  substantially to the condition thereof  immediately
         preceding  such damage or  destruction,  or (B) to such extent that, in
         the opinion of the User, the User is thereby prevented from carrying on
         its normal  operations at the Project for a period of four  consecutive
         months,  or (C) to such  extent  that the cost of  restoration  thereof
         would exceed by more than $50,000 the Net Proceeds of insurance carried
         thereon pursuant to the requirements of this Lease Agreement; or

<PAGE>
                  (ii)     Title  to the   Project  or any  part thereof  or the
         leasehold  estate  of the User in the  Project  created  by this  Lease
         Agreement or any part thereof  shall have been taken under the exercise
         of the power of eminent domain by any governmental authority or person,
         firm or corporation acting under governmental  authority,  which taking
         may  result,  in the  opinion of the User,  in the User  being  thereby
         prevented  from carrying on its normal  operations at the Project for a
         period of four consecutive months; or

                  (iii)    As a result of any changes in the Constitution of the
         State  or the  Constitution  of the  United  States  of  America  or of
         legislative or administrative  action (whether state or Federal), or by
         final  decree,  judgment or order of any court or  administrative  body
         (whether  state or Federal)  entered  after the contest  thereof by the
         User in good  faith,  this Lease  Agreement  shall have  become void or
         unenforceable  or impossible  of  performance  in  accordance  with the
         intent and purpose of the parties as expressed  herein, or unreasonable
         burdens or excessive  liabilities shall have been imposed on the Issuer
         or the User,  including without limitation,  the imposition of taxes of
         any  kind  on the  Project  or the  income  or  profits  of the  Issuer
         therefrom,  or upon the interest of the User therein,  which taxes were
         not being imposed on the date of this Lease Agreement;

         (b) To exercise such option,  the User shall,  within 30 days following
the event  authorizing  the exercise of such option,  give written notice to the
Issuer and to the Trustee  and shall  specify  therein the date of closing  such
purchase, which date shall be not less than 30 days from the date such notice is
mailed,  and shall make arrangements  satisfactory to the Trustee for the giving
of the required  notice for the  redemption  of the Bonds.  The  purchase  price
payable by the User in the event of its  exercise of the option  granted in this
Section shall be that amount required to pay in full all Indenture  Indebtedness
and shall be paid to the Trustee.

         (c) Upon the  exercise  of the option  granted in this  Section and the
payment of the option price, any Net Proceeds of insurance or condemnation award
then on hand or thereafter received shall be paid to the User.

         SECTION 11.04  Option  to  Purchase  Project  After   Payment  of   the
Indenture Indebtedness

         (a) The User shall have the option to purchase  the Project at any time
following  full payment of the Indenture  Indebtedness  for a purchase  price of
$100.00.  To exercise the option granted in this Section,  the User shall notify
the Issuer of its  intention  so to exercise  such option  prior to the proposed
date of purchase  and shall on the date of purchase pay such  purchase  price to
the Issuer.  The User may not purchase  the Project  prior to payment in full of
all Indenture  Indebtedness  even if all amounts due  hereunder  shall have been
paid in full.

         (b) In the event the option  granted in this Section 11.04 has not been
exercised  prior  to  the  end  of  the  Lease  Term,  then  said  option  shall
automatically  be  considered  to be  exercised  upon the end of the Lease  Term
unless the User gives  written  notice  prior  thereto that it does not elect to
exercise such option.
<PAGE>
         SECTION 11.05  Option to Purchase Portions of Project Site

         (a) The User,  if not in  default  hereunder,  shall have the option to
purchase any Unimproved portion of the Project Site at any time and from time to
time with the prior  written  consent of the  Trustee  and for a purchase  price
equal  to the  pro-rata  cost  of  such  portion  of the  Project  Site to be so
purchased,  provided  that the User  furnish the Issuer and the Trustee with the
following:

                  (1)      A notice in writing  containing (i) an adequate legal
         description  of that  portion of the Project Site with respect to which
         such  option is to be  exercised,  which  portion  may  include  rights
         granted in party walls, the right to "tie-into" existing utilities, the
         right to connect and join any building,  structure or improvement  with
         existing  structures,  facilities and improvements on the Project Site,
         and the right of ingress or egress to and from the public highway which
         shall not interfere with the use and occupancy of existing  structures,
         improvements and buildings,  and (ii) a statement that the User intends
         to exercise such option to purchase such portion of the Project Site on
         a date stated.

                  (2)      A  certificate  of an  Independent  Engineer or of an
         Independent Architect made and dated not more than 90 days prior to the
         date of the  purchase  and stating  that,  in the opinion of the person
         signing  such  certificate,  (i) the portion of the  Project  Site with
         respect  to  which  the  option  is  exercised  is not  needed  for the
         operation of the then  existing  Project and (ii) the severance of such
         portion of the Project Site and the location or construction thereon of
         buildings,  structures  and  improvements,  if any, will not impair the
         usefulness  of the then  existing  Project or the means of ingress  and
         egress to and from the  remaining  portions of the Project or impair or
         deny highway access,  rail access or utility services to such remaining
         portions of the Project.

                  (3)      An  amount  of  money  equal  to the  purchase  price
         computed as provided in this Section, which amount shall be paid to the
         Trustee and applied to the  redemption of the Bonds in accordance  with
         the terms thereof.

         (b) Upon receipt of the notice and certificate required in this Section
to be  furnished  by the User and the  payment by the User to the Trustee of the
purchase  price,  the Issuer  will  promptly  deliver to the User the  documents
referred to in Section 11.06.

         (c) If such option  relates to  portions  of the Project  Site on which
transportation  or utility  facilities  are located,  the Issuer shall retain an
easement  to use  such  transportation  or  utility  facilities  to  the  extent
necessary for the efficient operation of the Project.

         (d) No purchase  effected  under the  provisions  of this Section shall
affect the  obligation of the User for the payment of Rent and other payments in
the amounts and at the times provided in this Lease Agreement or the performance
of any other  agreement,  covenant or  provision  hereof,  and there shall be no
abatement or  adjustment in Rent by reason of the release of any such portion of
the Project Site and the  obligations of the User shall continue in all respects
as  provided in this Lease  Agreement,  excluding,  however,  any portion of the
Project Site so purchased.

         SECTION 11.06  Conveyance of Exercise of Option to Purchase

         At the closing of the  purchase  pursuant to the exercise of any option
to purchase granted herein,  the Issuer shall upon receipt of the purchase price
deliver to the User a limited  warranty deed and limited  warranty bills of sale
conveying  to the User the  property  with  respect  to which  such  option  was
exercised,  as such  property  then exists,  subject to the  following:  (a) all
easements or other rights,  if any,  required to be reserved by the Issuer under
the terms and  provisions of the option being  exercised by the User;  (b) those
liens and encumbrances, if any, to which title to said property was subject when
conveyed to the Issuer; (c) those liens and encumbrances  created by the User or
to the creation or suffering  of which the User  consented;  and (d) those liens
and  encumbrances  resulting  from the failure of the User to perform or observe
any of the agreements on its part contained in this Lease Agreement.

<PAGE>
                                   ARTICLE 12

                              Internal Revenue Code

         SECTION 12.01  Covenants Regarding Section 103 and Sections  141-150 of
the Code

         (a) The Issuer and the User do each hereby  covenant  and agree for the
benefit of the Owners that neither the Issuer nor the User will take any action,
omit to take any  action,  permit any action to be taken or fail to require  any
action to be taken,  which would cause the interest on the Bonds to be or become
includable in gross income for federal  income  taxation.  Without  limiting the
generality of the foregoing, the User covenants and agrees that (a) the proceeds
of the Bonds shall not be used or applied in such manner as to cause any Bond to
be or become an  "arbitrage  bond" as that term is defined in Section 148 of the
Code, (b) ninety-five percent (95%) or more of the net proceeds will be used for
the  acquisition,  construction,  reconstruction,  or  improvement  of  land  or
property of a character  subject to the allowance for  depreciation,  within the
meaning of Section  144(a) of the Code, (c) the proceeds will be used solely for
the  acquisition  and  construction  of  the  Project,  which  shall  constitute
facilities  solely for the  manufacturing,  including  processing,  of  tangible
personal property,  or for issuance expenses,  or shall be rebated to the United
States of America as provided in this Lease Agreement and the Indenture,  and no
part of the  proceeds  will be used by the User,  directly  or  indirectly,  for
working  capital or to finance  inventory,  or to acquire any  facility or asset
which may not be financed, in whole or in part, with the proceeds of obligations
the  interest  on which is  excludable  from  gross  income for  federal  income
taxation,  (d)  the  net  proceeds  shall  not  be  used  for  the  acquisition,
construction,  reconstruction  or  improvement of any property which would cause
the average maturity of the Bonds to exceed one hundred twenty percent (120%) of
the average  reasonably  expected economic life of the facilities  financed with
the net proceeds of the Bonds, within the meaning of Section 147(b) of the Code,
(e) none of the net proceeds  shall be used to acquire  (directly or indirectly)
any land (or any  interest  therein) to be used for farming  purposes;  (f) less
than  twenty-five  percent  (25%) of the net  proceeds  shall be used to acquire
(directly  or  indirectly)  the Project  Site or any other land (or any interest
therein),  (g) none of the net proceeds shall be used to acquire any property or
any interest therein  (including,  without  limitation,  buildings,  structures,
facilities,  improvements,  equipment, machinery or other personal property) the
first  use of which  property  was not  pursuant  to such  acquisition  with the
proceeds,  (h)  neither  the  Bonds nor any  proceeds  therefrom  shall  ever be
federally  guaranteed,  as such term is defined  in Section  149(b) of the Code,
except as expressly  permitted by said Section 149(b),  (i) neither the User nor
any related  person shall ever have allocated to it and  outstanding  tax-exempt
facility-related bonds (as such term is used in Section 144(a) (10) of the Code)
in an aggregate principal amount exceeding $40,000,000,  (j) no party shall ever
be allowed to use or otherwise occupy or derive any benefit  whatsoever from the
Project,  or any part thereof,  if the effect of the foregoing shall result in a
test period  beneficiary  (as defined in Section 144(a) (10) of the Code) having
allocated to it and outstanding in excess of $40,000,000 in aggregate  principal
amount of tax-exempt facility related bonds, (k) no more than two percent of the
face amount of the Bonds shall be used to pay issuance costs.

         (b) The Issuer has elected and does hereby elect to have the provisions
relating to the $10,000,000  limit in Section 144(a)(4) of the Code apply to the
Bonds.

         (c) The User  covenants and agrees that (i) the limitation set forth in
Section  144(a)(4)(A)  of the Code will not be  exceeded  during the  applicable
six-year period with respect to "facilities"  described in Section  144(a)(4)(B)
of the Code, and (ii) during such six-year period it will not make, or permit to
be made,  "capital  expenditures" (as described in Section 144(a)(4) of the Code
and applicable regulations  thereunder) in an aggregate amount that would exceed
the limitation set forth in said Section.

         (d) The Issuer and the User will each  cooperate  to assure  compliance
with the provisions of Section 12.03 of this Lease  Agreement and Article XVI of
the Indenture.

         SECTION 12.02  User's Obligation Upon Determination of Taxability

         (a) Upon the occurrence of a Determination  of Taxability,  the Trustee
shall notify the User in writing that all Outstanding  Bonds shall be subject to
mandatory redemption on the date specified by the Trustee in accordance with the
Indenture  irrespective  of  whether  the  User has  violated  any  covenant  or
representation  in this Lease Agreement.  Within seven days after the receipt of
such notice the User shall  purchase  the Project  from the Issuer for the price
specified in subsection (b) of this Section,  which purchase price shall be paid
to the Trustee.

         (b) The price  payable  by the User for the  Project  in the event of a
Determination  of Taxability shall be equal to the amount required to redeem the
Bonds in  accordance  with the terms  thereof  and to pay in full all  Indenture
Indebtedness. There shall be credited against such payment otherwise required by
this  paragraph all amounts which have been paid to the Trustee  pursuant to the
Letter of Credit with respect to such payment of the Bonds then Outstanding.

<PAGE>
         (c) Any other  options of the User to  purchase  the  Project  shall be
superseded by its mandatory  obligation to purchase the Project pursuant to this
section 12.02.

         SECTION 12.03  Federal Rebate Payments

         The provisions of Article XVI of the Indenture are incorporated  herein
by reference,  and the User shall comply with said  provisions and shall perform
and discharge all obligations, duties and responsibilities imposed upon the User
under said Article,  including  without  limitation  the payment of all required
rebates to the United States of America.


                                   ARTICLE 13

                        Provisions of General Application

         SECTION 13.01  Covenant of Quiet Enjoyment

         So long as the  User  performs  and  observes  all  the  covenants  and
agreements on its part herein  contained,  it shall  peaceably and quietly have,
hold and enjoy the  Project  during the Lease Term  subject to all the terms and
provisions hereof.

         SECTION 13.02  Investment of Funds

         The Issuer  shall cause any money held as a part of the  Special  Funds
which  may by the  terms of the  Indenture  be  invested  to be so  invested  or
reinvested  by the Trustee  solely at the request of, and solely as directed by,
the User and as provided in the Indenture.

         SECTION 13.03  Issuer's Liabilities Limited

         (a) The  covenants  and  agreements  contained in this Lease  Agreement
shall never  constitute  or give rise to a personal or  pecuniary  liability  or
charge  against  the  general  credit  of the  Issuer  or of the State or of any
county,  municipal corporation or political subdivision of the State, and in the
event of a breach of any such  covenant or  agreement,  no personal or pecuniary
liability or charge  payable  directly or indirectly  from the general assets or
revenues of the Issuer or of the State, or of any county,  municipal corporation
or political subdivision of the State, shall arise therefrom.  Nothing contained
in this  Section,  however,  shall  relieve the Issuer from the  observance  and
performance of the covenants and agreements on its part contained herein.

<PAGE>
         (b) No recourse  under or upon any  covenant or agreement of this Lease
Agreement shall be had against any past,  present or future officer or member of
the governing body of the Issuer, or of any successor either directly or through
the Issuer, whether by virtue of any constitution, statute or rule of law, or by
the  enforcement of any assessment or penalty or otherwise;  it being  expressly
understood that this Lease Agreement is solely a corporate obligation,  and that
no personal  liability  whatever shall attach to, or is or shall be incurred by,
any  officer  or member of the  governing  body of the  Issuer or any  successor
corporation,  or any of them,  under or by reason of the covenants or agreements
contained in this Lease Agreement.

         SECTION 13.04  Prior Agreements

         Excepting  any deed,  bill of sale,  or other  instrument  by which the
Project,  any part thereof,  or any interest  therein has been  transferred  and
conveyed by the User to the Issuer,  this Lease Agreement  shall  completely and
fully supersede all prior agreements,  both written and oral, between the Issuer
and the User relating to the  acquisition of the Project Site, the  construction
of the  Improvements,  the  acquisition and  installation of the Equipment,  the
leasing of the Project and any options to  purchase.  Neither the Issuer nor the
User shall  hereafter  have any rights  under such prior  agreements,  except as
otherwise  herein  provided,  but shall look solely to this Lease  Agreement for
definition and determination of all of their respective rights,  liabilities and
responsibilities relating to the Project.

         SECTION 13.05  Execution Counterparts

         This Lease Agreement may be executed in several  counterparts,  each of
which shall be an original  and all of which  shall  constitute  but one and the
same instrument.

         SECTION 13.06  Binding Effect; Governing Law

         This  Lease  Agreement  shall  inure to the  benefit  of,  and shall be
binding upon, the Issuer, the User and their respective  successors and assigns.
This Lease Agreement shall be governed exclusively by the applicable laws of the
State.

         SECTION 13.07  Enforceability

         In the  event  any  provision  of this  Lease  Agreement  shall be held
invalid or  unenforceable by any court of competent  jurisdiction,  such holding
shall not invalidate or render unenforceable any other provision hereof.

         SECTION 13.08  Article and Section Captions

         The Article and Section  headings  and  captions  contained  herein are
included  for  convenience  only and shall not be  considered  a part  hereof or
affect in any manner the construction or interpretation hereof.
<PAGE>

         SECTION 13.09  Notices

         (a) Any request, demand, authorization,  direction, notice, consent, or
other  document  provided or permitted by this Lease  Agreement to be made upon,
given or furnished to, or filed with,  the Issuer,  the User, the Trustee or the
Credit Obligor shall be sufficient for every purpose hereunder if in writing and
(except as  otherwise  provided in this Lease  Agreement)  either (i)  delivered
personally to the party or, if such party is not an  individual,  to an officer,
or  other  legal  representative  of the  party  to whom  the  same is  directed
(provided  that  any  document  delivered  personally  to the  Trustee  must  be
delivered to a corporate  trust  officer at its  Principal  Office during normal
business  hours) at the hand delivery  address  specified in Section 1.10 of the
Indenture or (ii) mailed by first-class,  registered or certified mail,  postage
prepaid,  addressed as specified in Section 1.10 of the  Indenture.  Any of such
parties may change the address for receiving  any such notice or other  document
by giving notice of the change to the other parties as provided in this Section.

         (b) Any such notice or other  document  shall be deemed  delivered when
actually  received  by the party to whom  directed  (or, if such party is not an
individual,  to an officer,  or other legal  representative of the party) at the
address  specified  pursuant to this  Section,  or, if sent by mail,  three days
after such notice or document is  deposited in the United  States  mail,  proper
postage prepaid, addressed as provided above.

         SECTION 13.10  Amendment of Indenture and this Lease Agreement

         (a) The Issuer will not cause or permit the  amendment of the Indenture
or the execution of any  amendment or  supplement  to the Indenture  without the
prior  written  consent of the User and the Credit  Obligor.  The Issuer and the
User  shall  have no power to  modify,  alter,  amend or  terminate  this  Lease
Agreement without the prior written consent of the Credit Obligor.  Prior to the
payment  in full of the  Indenture  Indebtedness,  the Issuer and the User shall
have no power to modify,  alter, amend or terminate this Lease Agreement without
the prior  written  consent  of the  Trustee  and then only as  provided  in the
Indenture.

         (b) This Lease Agreement may not be amended unless there has first been
delivered  to the  Trustee  and the User an  opinion of Bond  Counsel  that such
action  will not,  whether  solely  or in  conjunction  with any  other  fact or
circumstance, cause the interest on the Bonds to be or to become Taxable.


<PAGE>


         IN WITNESS WHEREOF, the Issuer and the User have each caused this Lease
Agreement  to be executed in its name,  under seal,  and the same  attested,  by
officers thereof duly authorized  thereunto,  and the parties hereto have caused
this Lease Agreement to be dated as of April 1, 1999.

                           CRISP COUNTY-CORDELE INDUSTRIAL DEVELOPMENT AUTHORITY

                           By /s/ Zack Wade
                              ------------------------
                                  Chairman

S E A L

Attest: _________________________________
            Its Secretary


                           CAVALIER INDUSTRIES, INC.

                           By _______________________________________


                           Its ______________________________________

<PAGE>
STATE OF GEORGIA  )
CRISP COUNTY      )

         I, the  undersigned,  a Notary  Public  in and for said  County in said
State,  hereby  certify  that  Zack Wade,  whose   name   as   Chairman of Crisp
County-Cordele Industrial Development Authority, a public corporation, is signed
to the foregoing Lease Agreement and who is known to me,  acknowledged before me
on this day that, being informed of the contents of said Lease  Agreement,  she,
as such officer and with full authority,  executed the same  voluntarily for and
as the act of said public corporation.

         Given under my hand and seal this the  4th day of April, 1999.



                                          ------------------------------------
                                                       Notary Public

NOTARIAL SEAL

My commission expires: July 15, 2000
                       -------------

<PAGE>
STATE OF ALABAMA )
WINSTON COUNTY   )

         I, the  undersigned,  a Notary  Public  in and for said  County in said
State, hereby certify that  Michael R. Murphy,  whose    name   as Secretary  of
Cavalier Industries,  Inc., a Delaware  corporation,  is signed to the foregoing
Lease  Agreement,  and who is known to me,  acknowledged  before  me on this day
that,  being  informed  of the  contents  of said Lease  Agreement,  he, as such
officer and with full  authority,  executed the same  voluntarily for and as the
act of said corporation.

         Given under my hand and seal this the 20th  day of  April, 1999.
1999.


                                             /s/ Shirley Ann Barnett
                                             ___________________________________
                                                       Notary Public

NOTARIAL SEAL

My commission expires: 2/4/2001
                       ---------
<PAGE>

                                    EXHIBIT A
                                       TO
                                 LEASE AGREEMENT
                           DATED AS OF APRIL 1, 1999
                                     BETWEEN
                         CRISP COUNTY-CORDELE INDUSTRIAL
                              DEVELOPMENT AUTHORITY
                                       AND
                           CAVALIER INDUSTRIES, INC.

                              Property Description


All that tract or parcel of land lying and being in Land Lot 24,  Eleventh  Land
District of Crisp County, Georgia, containing 56.199 acres, and being bounded as
follows:  On the north by the right-of-way  for 13th Avenue,  on the east by the
right-of-way for Midway Road, on the south by the right-of-way for CSX Railroad,
and on the west by the  right-of-way  for  Interstate  Highway 75. Said tract is
more  particularly  shown and delineated on Plat of Survey  prepared by James B.
Faircloth,  Georgia R.L.S. No. 2120,  dated November 24, 1998,  recorded on Plat
Slide 30-C,  Public  Records,  Crisp  County,  Georgia,  which Plat is expressly
incorporated herein by reference.

<PAGE>
                                    EXHIBIT B
                                       TO
                                 LEASE AGREEMENT
                           DATED AS OF APRIL 1, 1999
                                     BETWEEN
                         CRISP COUNTY-CORDELE INDUSTRIAL
                              DEVELOPMENT AUTHORITY
                                       AND
                            CAVALIER INDUSTRIES, INC.



                                 EQUIPMENT LIST

                  Description of Personal Property and Fixtures

         All building  materials,  equipment,  fixtures,  tools,  apparatus  and
fittings of every kind or character now owned or hereafter  acquired by Cavalier
Industries,  Inc. for the purpose of, or used or useful in connection  with, the
Project, wherever the same may be located,  including,  without limitation,  all
lumber and lumber  products,  bricks,  stones,  building blocks,  sand,  cement,
roofing materials,  paint,  doors,  windows,  hardware,  nails,  wires,  wiring,
engines, boilers, furnaces, tanks, motors, generators, switchboards, telephones,
telecopy, and other communication equipment and facilities, computers, printers,
copy  machines,  fire  detection,  suppression  and  extinguishment  facilities,
elevators, escalators, plumbing, plumbing fixtures, air-conditioning and heating
equipment and appliances,  electrical and gas equipment and appliances,  stoves,
refrigerators,   dishwashers,   hot  water  heaters,  garbage  disposers,  trash
compactors,  other  appliances,  carpets,  rugs,  window  treatments,  lighting,
fixtures,  pipes, piping, decorative fixtures, and all other building materials,
equipment and fixtures of every kind and character  used or useful in connection
with the  Project,  including  the personal  property (if any)  described on the
attached pages.


<PAGE>
                                 LEASE AGREEMENT

                                TABLE OF CONTENTS

RECITALS.....................................................................  1


                                    ARTICLE 1

                                     Definitions.............................  1


                                    ARTICLE 2

                                 Representations

         SECTION 2.01  Representations by the Issuer.........................  6
         SECTION 2.02  Representations by the User...........................  7

                                    ARTICLE 3

                                     Demising Clauses........................  8

                                    ARTICLE 4

                           Acquisition of the Project

         SECTION 4.01  Agreement to Acquire..................................  9
         SECTION 4.02  No Warranty of Suitability of Issuer.................. 10
         SECTION 4.03  Pursuit of Remedies Against Vendors, Contractors and
                                    Subcontractors and Their Sureties........ 10
         SECTION 4.04  Completion of the Project............................. 10

                                    ARTICLE 5

                             Duration of Lease Term
                              and Rental Provisions

         SECTION 5.01  Duration of Term...................................... 11
         SECTION 5.02  Basic Rental Payments; Draws Under Letter of Credit... 11
         SECTION 5.03  Additional Rental Payments............................ 12
         SECTION 5.04  Advances by Issuer or Trustee......................... 12
         SECTION 5.05  Indemnity of Issuer, Trustee and Paying Agent......... 13
         SECTION 5.06  Obligations of User Unconditional..................... 14
         SECTION 5.07  This Lease a Net Lease................................ 14

                                    ARTICLE 6

                     Maintenance, Alterations, Replacements,
                                Taxes and Insurance

         SECTION 6.01  Maintenance and Repairs,  Alterations  and  Improvements,
                                    Party Walls;  and Liens; Utility Charges..15
         SECTION 6.02  Removal of, Substitution and Replacement
                                    for Equipment............................ 16
         SECTION 6.03  Installation  of Machinery and Equipment  Owned or Leased
                                    by   the  User  or   Subject  to  a Security
                                    Interest in Third Parties................ 16
         SECTION 6.04  Insurance............................................. 17

                                    ARTICLE 7

                          Provisions Respecting Damage,
                          Destruction and Condemnation

         SECTION 7.01  Damage and Destruction................................ 18
         SECTION 7.02  Condemnation.......................................... 20

                                    ARTICLE 8


                Assignment, Subleasing, Mortgaging and the Bonds

         SECTION 8.01  Provisions Relating to Assignment and Subleasing...... 21
         SECTION 8.02  Assignment  of  Lease  Agreement   and    Rents  by   the
                                    Issuer................................... 22
         SECTION 8.03  Transfer or Encumbrance Created by Issuer; Corporate
                                    Existence of Issuer...................... 22
         SECTION 8.04  Redemption of Bonds................................... 23

                                    ARTICLE 9

                           Covenants of the User............................. 23


                                   ARTICLE 10

                         Events of Default and Remedies

         SECTION 10.01  Events of Default.................................... 24
         SECTION 10.02  Remedies on Default.................................. 25
         SECTION 10.03  Availability of Remedies............................. 26
         SECTION 10.04  Agreement to Pay Attorneys' Fees and Expenses........ 26


                                   ARTICLE 11

                                     OPTIONS

         SECTION 11.01  Options to Terminate................................. 27
         SECTION 11.02  Option to Renew...................................... 27
         SECTION 11.03  Option to Purchase Prior to Payment of the Bonds..... 27
         SECTION 11.04  Option  to  Purchase   Project  After  Payment  of the
                                    Indenture Indebtedness................... 28
         SECTION 11.05  Option to Purchase Portions of Project Site.......... 28
         SECTION 11.06  Conveyance of Exercise of Option to Purchase......... 29

                                   ARTICLE 12

                              Internal Revenue Code

         SECTION 12.01  Covenants Regarding Section 103 and Sections 141-150
                                     of the Code............................. 30
         SECTION 12.02  User's Obligation Upon Determination of Taxability... 31
         SECTION 12.03  Federal Rebate Payments.............................. 31


                                   ARTICLE 13

                        Provisions of General Application

         SECTION 13.01  Covenant of Quiet Enjoyment.......................... 32
         SECTION 13.02  Investment of Funds.................................. 32
         SECTION 13.03  Issuer's Liabilities Limited......................... 32
         SECTION 13.04  Prior Agreements..................................... 32
         SECTION 13.05  Execution Counterparts............................... 33
         SECTION 13.06  Binding Effect; Governing Law........................ 33
         SECTION 13.07  Enforceability....................................... 33
         SECTION 13.08  Article and Section Captions......................... 33
         SECTION 13.09  Notices.............................................. 33
         SECTION 13.10  Amendment of Indenture and this Lease Agreement...... 34




TESTIMONIAL...................................................................35
SIGNATURES....................................................................35
ACKNOWLEDGMENTS............................................................36-37


EXHIBIT A
EXHIBIT B