TENTH AMENDMENT TO LEASE


            THIS AGREEMENT  made the 10th day of April,  2003 by and between THE
TILLES INVESTMENT  COMPANY,  having offices at 7600 Jericho Turnpike,  Woodbury,
New York 11797  hereinafter  referred to as the  "1LANDLORD""  and DELTA FUNDING
CORPORATION  having  offices at 1000  Woodbury  Road,  Woodbury,  New York 11797
hereinafter referred to as the "TENANT".

                                   WITNESSETH

            WHEREAS,  the  parties  have  heretofore  on or about the 1st day of
November,  1993 entered into a certain Agreement of Lease, which was amended the
20th day January,  1994,  the 23rd day of March,  1994, the 8th day of December,
1995 (3rd Amendment), the 8th day of December, 1995 (4th Amendment), the 4th day
of March, 1996, the 28th day of August, 1997, the 29th day of October, 1997, the
2nd day of April,  1998 and the 16th day of February,  2001 for certain premises
located at 1000 Woodbury Road, Woodbury, New York and

            NOW,  THEREFORE,  in  consideration of One Dollar and other good and
valuable  consideration,  each in hand paid to the other, the receipt whereof is
hereby  acknowledged  and  in  further  consideration  of the  mutual  covenants
contained herein, it is agreed as follows:

            FIRST:  Commencing  April 1, 2003,  TENANT'S Demised Premises on the
            ------
third (3rd) floor shall be  increased  by 11,800  square feet  rentable,  making
TENANT'S total Demised Premises on the third (3rd) floor, 58,437 square feet.

<PAGE>
            SECOND: The  Demised  Premises  to remain "as is" with no additional
            ------
work to be provided by LANDLORD.

            THIRD:  Commencing April 1, 2003,  TENANT shall occupy 92,362 square
            ------
feet on the second (2nd) and third (3rd)  floors of said  building and shall pay
an Annual Basic Rent in equal  monthly  installments,  based upon the  following
schedule:
<TABLE>
<S>                           <C>                            <C>

   TERM                      ANNUAL BASIC RENT            MONTHLY BASIC RENT
   ----                     ------------------            ------------------

4/1/03-3/31/04                 $2,085,121.47                  $173,760.12
411/04-3131/05                 $2,368,218.70                  $197,351.56
4/1/05 - 3/31/06               $2,452,637.57                  $204,386.46
4/1/06 - 3/31/07               $2,540,012.02                  $211,667.67
4/1/07 - 3/31/08               $2,630,526.78                  $219,210.56
</TABLE>

This rent schedule amends and supersedes all previous schedules as set forth
in the Lease as amended.

            FOURTH: Section  "Sixth"  of  the  Ninth Amendment to Lease shall be
            ------
changed  to  read as follows: ". . .   rentable area  of  the  Demised  Premises
(i.e., 92,362 sq. ft.). . . form a part (i.e., 230,000 sq. ft.), i.e., 40.16%.

            FIFTH:   Section "Seventh" of  the Ninth Amendment to Lease shall be
            -----
changed to read as follows: .... . TENANT'S Energy Base = $175,487.80 .."

            SIXTH:   Section "Eighth" of  the  Ninth Amendment to Lease shall be
            -----
changed  to  read  as follows: ". . pay the sum of $175,487.80 per year in equal
monthly installments of $14,623.98 in advance. .."

<PAGE>

            SEVENTH:  The foregoing provisions are intended to modify said lease
            --------
only in the foregoing  respects and such  modifications  and the terms hereof as
herein set forth are to be strictly construed. It is further agreed that, except
as  hereinabove  provided,  all of the terms,  covenants and  conditions of said
lease dated the 1st day of November,  1993, and amended the 20th day of January,
1994, the 23rd day of March, 1994, the 8th day of December, 1995 (3rd Amendment)
the 8th day of December,  1995 (4th Amendment),  the 4th day of March, 1996, the
28th day of August,  1997, the 29th day of October,  1997, the 2nd day of April,
1998 and the 16th day of  February,  2001 shah  continue to remain in full force
and effect as therein written and shall be read and construed together with this
instrument.

            IN WITNESS WHEREOF, the parties hereto have hereunto set their hands
and seals the day and year first above written

                               THE TILLES INVESTMENT COMPANY


                               BY: /S/ ROGER TILLES
                                   -------------------------------



                               DELTA FUNDING CORPORATION


                               BY: /S/ MARC E. MILLER
                                   -------------------------------