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Exhibit 10.21

LESSEE:
WESTAR FINANCIAL SERVICES, INCORPORATED

ADDRESS:
P.O. Box 919
EQUIPMENT
505 E. Union Ave., Suite 300

Olympia WA 98507
LOCATION:
Olympia WA 98507 (Thurston County)


EQUIPMENT & VENDOR(S):   SEE SCHEDULE "A" ATTACHED HERETO AND MADE A PART HEREOF
TERMS: 48 Monthly Rentals of $41,454.35 + Applicable WA Tax of 0.00 = 
          $41,454.35 (U.S.)

SECURITY DEPOSIT:  $ _____________

                         TERMS AND CONDITIONS OF LEASE

1.   LEASE.  Lessee hereby leases from Lessor, and Lessor leases to Lessee, 
     the personal property described above, together with any replacement 
     parts, additions, repairs or accessories now or hereafter incorporated 
     in or affixed to it (hereinafter referred to as the "Equipment").

2.   ACCEPTANCE OF EQUIPMENT.  Lessee agrees to inspect the Equipment and to 
     execute an Acknowledgment and Acceptance of Equipment by Lessee notice 
     as provided by Lessor, after the Equipment has been delivered and after 
     Lessee is satisfied that the Equipment is satisfactory in every respect 
     Lessee hereby authorizes Lessor to insert in this Lease serial numbers 
     or other identifying data with respect to the Equipment.

3.   DISCLAIMER OF WARRANTIES AND CLAIMS; LIMITATION OF REMEDIES.  THERE ARE 
     NO WARRANTIES BY OR ON BEHALF OF LESSOR.  Lessee acknowledges and agrees 
     by his signature below as follows:

     (a)  LESSOR MAKES NO WARRANTIES EITHER EXPRESS OR IMPLIED AS TO THE 
          CONDITION OF THE EQUIPMENT, ITS MERCHANTABILITY, ITS FITNESS OR 
          SUITABILITY FOR ANY PARTICULAR PURPOSE, ITS DESIGN, ITS CAPACITY, 
          ITS QUALITY, OR WITH RESPECT TO ANY CHARACTERISTICS OF THE 
          EQUIPMENT;

     (b)  Lessee has fully inspected the Equipment which it has requested 
          Lessor to acquire and lease to Lessee, and the Equipment is in good 
          condition and to Lessee's complete satisfaction;

     (c)  Lessee leases the Equipment "as is" and with all faults;

     (d)  Lessee specifically acknowledges that the Equipment is leased to 
          Lessee solely for commercial or business purposes and not for 
          personal, family, household, or agricultural purposes;

     (e)  If the Equipment is not properly installed, does not operate as 
          represented or warranted by the supplier or manufacturer, or is 
          unsatisfactory for any reason, regardless of cause or consequence, 
          Lessee's only remedy, if any, shall be against the supplier or 
          manufacturer of the Equipment and not against Lessor;

     (f)  Provided Lessee is not in default under this Lease, Lessor assigns 
          to Lessee any warranties made by the supplier or the manufacturer 
          of the Equipment; lessee shall have no remedy for consequential or 
          incidental damages against lessor; and 

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                                  INITIALS:

     (h)  NO DEFECT, DAMAGE, OR UNFITNESS OF THE EQUIPMENT FOR ANY PURPOSE 
          SHALL RELIEVE LESSEE OF THE OBLIGATION TO PAY RENT OR RELIEVE 
          LESSEE OF ANY OTHER OBLIGATION UNDER THIS LEASE.

4.   CHOICE OF LAW, JURISDICTION AND VENUE.  This Lease shall not be 
     effective until signed by Lessor at its principal place of business 
     listed above, Tacoma, WA, and shall be considered to have been made and 
     shall be construed under the laws of the State of Washington.  Lessee 
     agrees that should any legal action, suit, or proceeding be initiated by 
     any party to this Agreement with regard to or arising out of this Lease, 
     or the Equipment covered hereby, such action shall be brought only in 
     the Superior Court of the State of Washington in and for Pierce County 
     and all parties consent to the jurisdiction of such Court as to all such 
     actions.

5.   STATUTORY FINANCE LEASE.  Lessee agrees and acknowledges that it is the 
     intent of both parties to this Lease that it qualify as a statutory 
     finance lease under Article 2A of the Uniform Commercial Code.  Lessee 
     acknowledges and agrees that Lessee has selected both:  (1) the 
     Equipment;  and (2) the supplier from whom Lessor is to purchase the 
     Equipment.  Lessee acknowledges that Lessor has not participated in any 
     way in Lessee's selection of the Equipment or of the supplier, and 
     Lessor has not selected, manufactured, or supplied the Equipment. lessee 
     is advised that it may have rights under the contract evidencing the 
     lessor's purchase of the equipment from the supplier chosen by lessee 
     and that lessee should contact the supplier of the equipment for a 
     description of any such rights.

6.   ASSIGNMENT BY LESSEE PROHIBITED.  Lessee is expressly prohibited from 
     making any assignment of this Lease, subleasing the Equipment or any 
     interest therein, pledging or transferring the Lease, or otherwise 
     disposing of the Equipment covered hereby, in the absence of prior 
     written consent of Lessor.

7.   RENTAL PAYMENTS.  Lessee agrees to pay rent in accordance with the terms 
     herein, the first monthly payment to be due on the _______ day of 
     ________________, 19_______, and a like amount on the same day of each 
     succeeding calendar month thereafter, payments to be made at Lessor's 
     address set forth above, or as otherwise directed by Lessor.

     (a)  THIS LEASE IS NOT CANCELABLE OR TERMINABLE BY LESSEE.             
                                                                            
     (b)  SEE REVERSE SIDE FOR ADDITIONAL TERMS AND CONDITIONS WHICH ARE A  
          PART OF THIS LEASE.

     (c)  LESSEE UNDERSTANDS AND ACKNOWLEDGES THAT NO BROKER OR SUPPLIER, NOR 
          ANY SALESMAN, BROKER, OR AGENT OF ANY BROKER OR SUPPLIER IS AN AGENT 
          OF LESSOR, NO BROKER OR SUPPLIER, NOR ANY SALESMAN, BROKER, OR AGENT 
          OF ANY BROKER OR SUPPLIER IS AUTHORIZED TO WAIVE OR ALTER ANY TERM OR 
          CONDITION OF THIS LEASE AND NO REPRESENTATION AS TO THE EQUIPMENT OR 
          ANY OTHER MATTER BY THE BROKER OR SUPPLIER, NOR ANY SALESMAN, BROKER,
          OR AGENT OF ANY BROKER OR SUPPLIER, SHALL IN ANY WAY AFFECT LESSEE'S 
          DUTY TO PAY THE RENTALS AND TO PERFORM LESSEE'S OBLIGATIONS SET FORTH
          IN THIS LEASE. 

LESSEE ACKNOWLEDGES HAVING READ AND UNDERSTOOD ALL OF THE TERMS AND 
PROVISIONS OF THIS LEASE, INCLUDING THE REVERSE SIDE HEREOF, AND AGREES TO BE 
BOUND BY ALL OF THE TERMS AND PROVISIONS CONTAINED HEREIN UPON THE EXECUTION 
OF THIS LEASE AGREEMENT OR EARLIER ACCEPTANCE OF THE LEASED EQUIPMENT.

LESSOR:
     T & W FINANCIAL SERVICES COMPANY, L.L.C.

LESSEE:
     WESTAR FINANCIAL SERVICES, INCORPORATED