Exhibit 10.1.  Eighth Amendment to Lease Agreement.

                            EIGHTH AMENDMENT TO LEASE

               THIS  AGREEMENT  made the 1st day of April,  1998, by and between
THE  TILLES  INVESTMENT  COMPANY,  having  offices  at  7600  Jericho  Turnpike,
Woodbury,  New York 11797,  hereinafter  referred to as the "LANDLORD" and DELTA
FUNDING CORPORATION,  having offices at 1000 Woodbury Road,  Woodbury,  New York
11797, hereinafter referred to as the "TENANT".

                             W I T N E S S E T H :

               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 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 and the 29th day of October,  1997,
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:  TENANT  shall  surrender  2,410 square feet on the fourth
floor as noted on the floor plan attached hereto as Exhibit "A", making TENANT'S
total Demised Premises 115,894 square feet rentable.

               SECOND:  Commencing  on the date the  TENANT  delivers  the 2,410
square feet to allow the LANDLORD to construct the demising  wall,  TENANT shall
pay an Annual  Basic Rent in equal  monthly  installments  as per the  following
schedule:

     TERM                      ANNUAL BASIC RENT               MONTHLY RENT
     Lease Year 1                $2,433,774.00                 $202.814.50

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     Lease Year 2                $2,519,535.56                 $209,961.30
     Lease Year 3                $2,607,615.00                 $217,301.25
     Lease Year 4                $2,699,171.26                 $224,930.94
     Lease Year 5                $2,794,204.34                 $232,850.36
     Lease Year 6                $2,891,550.30                 $240,962.53
     Lease Year 7                $2,992,383.08                 $249,365.26
     Lease Year 8                $3,096,687.68                 $258,057,31
     Lease Year 9                $3,205,628.04                 $267,135.67
     Lease Year 10               $3,318,045.22                 $276,503.77

               THIRD:  Section "Sixth" of the Seventh Amendment to Lease
shall be changed to read as follows:  "...rentable area of the Demised
Premises (i.e., 115,894 square feet)...form a part (i.e., 230,000 square
feet), i.e., 50.39%."

               FOURTH:  Section "Seventh" of the Seventh Amendment to Lease
shall be changed to read as follows:  "...TENANT'S Energy Base =
$405,629.00..."

               FIFTH:   Section "Eighth" of the Seventh Amendment to Lease
shall be changed to read as follows:  "...pay the sum of $220,198.60 per year
in equal monthly installments of $18,349.81 in advance..."

               SIXTH:   Sections  "Twelfth",   "Thirteenth",   "Fourteenth"  and
"Fifteenth" of the Seventh Amendment to Lease shall be adjusted  proportionately
based upon the actual square footage at the time of any surrender of space.

               SEVENTH:  Nothing herein shall modify any rent credits due to
the TENANT under the Seventh Amendment to Lease

               EIGHTH:  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

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construed. It is further agreed  that  except  as herein above  provided all  of
the terms, convenants  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,  1994 (3rd  Amendment),  the 8th day of December,
1995 (4th Amendment),  the 4th day of March, 1996, the 28th day of August,  1997
and the 29th day of October,  1997,  shall  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/ PETER TILLES
                                 -------------------------

                             DELTA FUNDING CORPORATION
                             By: /s/ MARC E. MILLER
                                 -------------------------


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