**Exhibit 10.1****THIRD AMENDMENT TO LEASE AGREEMENT**     This THIRD AMENDMENT TO LEASE AGREEMENT (“Third Amendment”) is made this April 12, 2006, byand between VAN DYKE OFFICE LLC, a Michigan limited liability company (the “Landlord”), whoseaddress is 30078 Schoenherr Road, Suite 300, Warren, Michigan 48088, and ASSET ACCEPTANCE, LLC, aDelaware limited liability company (the “Tenant”), whose address is 28405 Van Dyke, Warren,Michigan 48093.**RECITALS**:     This Third Amendment is based on the following recitals:     A. Landlord and Tenant are parties to that certain Lease Agreement dated October 31, 2003, asamended by First Amendment to Lease Agreement (“First Amendment”) dated June 25, 2004, and bySecond Amendment to Lease Agreement (“Second Amendment”) dated October 1, 2004 (as amended, the“Lease”).     B. Landlord desires to sell the Leased Premises and assign its interest in the Lease.     C. Landlord and Tenant wish to modify certain provisions of the Lease, which modificationsshall only take effect upon Landlord’s sale of the Leased Premises, all as more fully set forthherein.     NOW, THEREFORE, in consideration of the mutual covenants and agreements set forth herein, theparties agree as follows:     1. The defined terms in the Lease shall have the same meanings in this Third Amendment.     2. A condition precedent to the effectiveness of this Third Amendment is the sale of theLeased Premises by Landlord to a third party purchaser (or to Tenant if Tenant exercises its rightof first refusal) on or before December 31, 2006 (in such timely manner, “Landlord’s IntendedSale”). In the event that Landlord fails to effectuate any such sale and assignment within suchtime frame, this Third Amendment shall immediately be deemed to be null and void effective as ofMarch 31, 2006. Upon the closing of Landlord’s Intended Sale, this Third Amendment shall takeeffect and shall fully replace the First Amendment and Second Amendment by merger into this ThirdAmendment, which shall thereafter be deemed to be null and void.     3. Intentionally deleted.     4. Tenant hereby agrees to construct the build out of the Vanilla Box Square Footage pursuantto plans and specifications which show improvements better than or equal to the improvements shownin the plans and specifications used by Landlord for Landlord’s Work with respect to the Built OutSquare Footage. At closing of Landlord’s Intended Sale, Landlord shall deposit $1,250,000 inescrow with the Philip F. Greco Title Company (“Title Company”), which funds shall be deposited bythe Title Company in an interest bearing account. The Title Company shall deliver all suchescrowed funds (including interest) to Tenant, in full satisfaction of the Vanilla Box Allowance,within ten (10) days after the last to occur of the following: (a) Landlord’s receipt of evidencethat Tenant has procured a temporary certificate of occupancy for such Vanilla Box Square Footage;and (b) Landlord’s receipt of reasonable evidence (including
 

 
lien waivers and sworn statements) to prove that the build out was completed in accordance with theminimum standards set forth herein and in a workmanlike and lien-free manner. In the event thatTenant has failed to comply with subsections (a) and (b) above on or prior to May 31, 2016, thenthe Title Company shall return all such escrowed funds (including interest) to Landlord,and Tenant shall thereafter have no obligation to build out the Vanilla Box Square Footage nor anyright to receive any of the Vanilla Box Allowance. The Vanilla Box Allowance shall be held by theTitle Company in an interest bearing account in accordance with the terms and condition of thisSection 4 and any additional escrow instructions which may be agreed upon by Landlord and Tenant.     5. The first sentence of Section 1.02 of the Lease is amended to read in its entirety asfollows:     “The term of this Lease shall be for a period of eleven and one-half (11.5) years plus anyoption period as provided below (the “Term”) commencing on December 1, 2004 (the“Commencement Date”), and expiring on May 31, 2016.”     6. The second paragraph of Section 2.01 of the Lease is amended to read in its entirety asfollows:     “Notwithstanding the Rent Schedule, upon the closing of Landlord’s Intended Sale andthereafter for the remainder of the Term of the Lease and any Option Period exercised,Tenant shall pay the same rent for the Vanilla Box Square Footage as Tenant is required topay for the Built Out Square Footage per the Rent Schedule.”     7. The Rent Exhibit attached as Exhibit E to the Lease is hereby amended, restated andreplaced with the Rent Exhibit attached hereto as Exhibit E (“Revised Rent Exhibit”).     8. Section 22.05 of the Lease is amended to provide that Tenant’s address for notice purposesis:Asset Acceptance LLC