| Revised                December 23, 2004 |                                     |   |
|------------------------------------------|------------------------------------------|--------|
| Revised                January 10, 2005  |                                     |   |
| Revised                January 21, 2005  | **SHOPPING                CENTER LEASE** |   |

**KIMCO      AUSTIN L. P.**
**BROKERS      NATIONAL LIFE ASSURANCE COMPANY**

**W      I T N E S S E T H:**

**WHEREAS**

**NOW,      THEREFORE**

|   | 1. | **Basic                Lease Provisions and                Definitions.** |
|--------|----|---------------------------------------------------------------------------|

| (A)                Shopping                Center Location: | Depicted                on Exhibit                "A",                located in Center of the Hills                                                                                                            |
|-------------------------------------------------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|                                                        | Austin,                TXSite                No.:                                                                                                                                                               | **STXA0589****/** |
|                                                        |                                                                                                                                                                                                            |
| (B)                Leased                Premises:          | The                premises Identified as **12**                shown hatched on Exhibit                "A"                (see Article 2).                                                                     |
|                                                        |                                                                                                                                                                                                            |
| (C)                Floor                Area:               | **20,337**                square feet (see Article 2).                                                                                                                                                          |
|                                                        |                                                                                                                                                                                                            |
| (D)                Lease                Commencement Date:  | The                date Landlord tenders possession of the Leased Premises to Tenant                (see                Article 2 and Article 37).                                                              |
|                                                        |                                                                                                                                                                                                            |
| (D-1)                Triple                Net Rent Date:   | June                1,                2005 (see Article 2).                                                                                                                                                     |
|                                                        | :                                                                                                                                                                                                               |
| (E)                Rent                Commencement Date:   | June                1,                2006 (see Article 2).                                                                                                                                                     |
|                                                        |                                                                                                                                                                                                            |
| (G)                Expiration                Date:          | The                last day of the calendar month in which occurs the 7th                anniversary of the                day immediately preceding the Rent Commencement Date (see Article                2). |

| (H)                Base                Rent Schedule - Original Term                (see Article 3) |
|-----------------------------------------------------------------------------------------------------|

| **Lease** | **Annual                Base** | **Monthly**     |
|-----------|--------------------------------|-----------------|
| **Year**  | **Rent**                       | **Installment** |
|      |                           |            |
| 1         | $157,611.75                    | $13,134.31      |
| 2         | $183,033.00                    | $15,252.75      |
| 3         | $183,033.00                    | $15,252.75      |
| 4         | $183,033.00                    | $15,252.75      |
| 5         | $223,707.00                    | $18,642.25      |
| 6         | $223,707.00                    | $18,642.25      |
| 7         | $264,381.00                    | $22,031.75      |

| (I)                Tax                Rent:             | As                provided In Article 5(B).                                                                                                                                                                            |
|---------------------------------------------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|                                                    |                                                                                                                                                                                                                   |
| (J)                Common                Area Rent:     | As                provided in Article 8(D).                                                                                                                                                                            |
|                                                    |                                                                                                                                                                                                                   |
| (K)                Percentage                Rent Rate: | None                                                                                                                                                                                                                   |
|                                                    |                                                                                                                                                                                                                   |
| (L)                Security                Deposit:     | None                                                                                                                                                                                                                   |
|                                                    |                                                                                                                                                                                                                   |
| (M)                Permitted                Use:        | An                insurance office selling life, accident and health insurance to Tenant's                customers.                Tenant Is strictly prohibited from (i) providing tax preparation                or |

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|                                                                                            | consulting                services to its customers and (ii) operating the Leased Premises                as                a chiropractic care center or medical rehabilitation office.  |
|-------------------------------------------------------------------------------------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|                                                                                            |                                                                                                                                                                                           |
| (N)                Landlord's                Notice Address:See                Article 29  | 3333                NEW HYDE PARK ROADSUITE                100P.O.                BOX 5020NEW                HYDE PARK, NEW YORK 11042-0020                                               |
|                                                                                            |                                                                                                                                                                                           |
| (O)                Tenant's                Notice Address:                                 | Brokers                National Life Assurance Company2100                W. William Cannon DriveAustin,                TX 78745                                                          |
|                                                                                            |                                                                                                                                                                                           |
| (P)                Broker(s):                                                              | Ranger                Commercial207                DasherAustin,                TX 78734(512)                750-9311Attn:                Richard Skinner                                 |
|                                                                                            |                                                                                                                                                                                           |
|                                                                                            | The                Weitzman Group106                East 6th, Suite 200Austin,                TX 78701(512)                482-0094Attn:                David Simmonds                    |

|                                          | FOR                INFORMATION ONLY                          |
|-----------------------------------------------|--------------------------------------------------------------|
|                                          |                                                         |
| Tenant's                Telephone No.:   | (800)                798-1125                           |
|                                          |                                                         |
| Tenant's                Fax No.:         | (512)                383-8502                           |
|                                          |                                                         |
| Tenant's                Email Address.:  |                                                         |
|                                          |                                                         |
| Tenant's                Business Name:   | Brokers                National Life Assurance Company  |
|                                          |                                                         |
| Tenant's                Contact Person:  | Barry                Shamas                             |
|                                          |                                                         |
| Guarantor(s):                            |                                                         |

| Riders:     |   | Rider                "A"                General Lease Provisions (set forth in Articles 2 through                29).  |
|-------------|--------|-----------------------------------------------------------------------------------------------------------------------------|
|        |   | Rider                "B"                Specific Lease Provisions (beginning with Article 30).                         |
|        |   |                                                                                                                        |
| Exhibit(s): |   |                                                                                                                        |
|        |   | Exhibit                "A"                -                Site Plan                                                   |
|        |   | Exhibit                "B"                -                Intentionally Deleted                                       |
|        |   | Exhibit                "B-1" -                Contractor's Indemnity Agreement                                         |
|        |   |                                                                                                                        |

**IN      WITNESS WHEREOF, **

| WITNESS                TO LANDLORD: | LANDLORD:                **KIMCO                AUSTIN L.P.** |
|-------------------------------------|---------------------------------------------------------------|
|                                | By:                                                           | Kimco                Austin 589, Inc., its General Partner |
|                                |                                                          |   |
|                                | By:                                                           | /s/                BRUCE M. KAUDERER |
|                                |                                                          | (corporate                seal) |
| /s/                Illegible        | Print                Name:                                    | BRUCE                M. KAUDERER |
| /s/                Illegible        | Title                                                         | Vice                President |
|                                | Date                Signed:                                   | 2/15/05 |

----

**RIDER      A**

**2.**
**Leased      Premises, Term and Lease Year.**

**3.**
**(A)**
**Base      Rent.**

**(B)**
**Additional      Rent.**

**(C)**
**Late      Rent.**

**(D)**

|   | **4.** | **Intentionally                Deleted.** |
|--------|--------|-------------------------------------------|

|   | **5.** | **Taxes.** |
|--------|--------|------------|

**(A)**

----

**(B)**
**Tax      Rent.**

**(C)**
**Other      Taxes**

**7.**
**Construction;      Condition of Premises; Ownership of Installations.**

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**8.**
**Common      Area.**

**(A)**

**(B)**

**(C)**

**(D)**

**(E)**
*inter      alta*

**(F)**

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|   | **9.** | **Use                of Premises.** |
|--------|--------|-------------------------------------|

**(A)**

**(C)**
**Tenant's      Business Operations.**

----

**(D)**

**10.**
**(A)**
**Utilities.**

**(B)**
**Landlord's      Repairs.**

**(C)**
**Tenant's      Repairs.**

**(D)**
**Signs;      Painting; Displays.**

----

**(E)**
**Alterations.**

**(F)**
**Permits;      Liens.**

|   | **11.** | **Indemnity;                Insurance.** |
|--------|---------|------------------------------------------|

**(A)**

**(B)**
**Tenant's      Insurance.**

**12.**
**Access      to Premises.**

**13.**
**Fire      or Other Casualty.**

**(A)**

**(B)**

----

**(C)**

**(D)**

**(E)**

|   | **14.** | **Eminent                Domain.** |
|--------|---------|------------------------------------|

**(A)**

**(B)**

**(C)**

|   | **15.** | **Defaults                and Remedies.** |
|--------|---------|-------------------------------------------|

**(A)**

**(B)**

----

**Article      15(A)(2)**
**fifteen      (15)**
**Article      15(B)(ii)**

**(C)**

**(E)**

**(F)**

**(G)**

**(H)**
**Landlord      Default.**

|   | **16.** | **Subordination.** |
|--------|---------|--------------------|

**(A)**

----

**(B)**

**(C)**

**17.**
**Waiver      of Subrogation.**

**18.**
**ASSIGNMENT      OR SUBLETTING**

**19.**
**Surrender      and Holding Over.**

**(A)**

----

**(B)**

**20.**
**No      Waivers by Landlord.**

**21.**
**Rules      and Regulations.**

**22.**
**Failure      of Performance by Tenant.**

**23.**
**Limitations      on Landlord's Liability.**

**(A)**

**(B)**

**24.**
**Miscellaneous      Provisions.**

**(A)**

**(B)**

----

**(D)**

**(E)**

**(F)**
**Quiet      Enjoyment.**

**25.**
**Unavoidable      Delays.**

**26.**
**Sole      Broker.**

**27.**
**Estoppel      Certificates.**

**28.**
**Shopping      Center Changes.**

**29.**
**Notices.**

----

**SEE        **
**RIDER        B**
**        ATTACHED HERETO AND HEREBY MADE A PART OF THIS LEASE.**

**RIDER      B**

**PLANS      AND SPECIFICATIONS.**

----

----

|   | b) | partial                lien waivers, as well as paid invoices or statements, from the contractors                and subcontractors who performed the work for which this payment                is being                made and the materialmen and suppliers who provided the materials                used for                this work. |
|--------|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | c) | Tenant's                written request to Landlord's Leasing Representative for the Shopping                Center, which written request must specifically reference this Article                and                contain the documents set forth in (a) and (b)                above. |
|--------|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

|   | a) | Completing                all of the work pursuant to all of the terms and conditions of this                Lease                (including installation of a Landlord approved exterior storefront                sign)                and delivering to Landlord a final Certificate of Occupancy and any                other                approvals required by local government agencies (e.g. the fire department)                to operate Tenant's business; |
|--------|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | b) | Furnishing                Landlord with Tenant's affidavit that all work, labor and materials                have                been paid for, and delivering to Landlord final lien waivers, as                well as                paid invoices or statements from (i) all contractors and subcontractors                who performed work at the Leased Premises; and (ii) all materialmen                and                suppliers who provided materials and/or equipment used in connection                with                Tenant's work at the Leased                Premises; |
|--------|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | c) | Submitting                to Landlord the insurance certificate required under Article 11 of                the                Lease; |
|--------|----|---------------------------------------------------------------------------------------------------------------------------------------|

|   | d) | Fully                fixturing, stocking and staffing the Leased Premises and opening                for                business to the public; and, |
|--------|----|------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | e) | Paying                the first installments of Common Area Rent and Tax Rent after the                Triple                Net Rent Commencement Date has                occurred, |
|--------|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | f) | Tenant's                written request to Landlord's Leasing Representative for the Shopping                Center, which written request must specifically reference this Article                and                contain the documents set forth in (a), (b), (c)                above. |
|--------|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | g) | Furnished                Landlord with a copy of: (i) the inspection application form submitted                to                the Texas Department of Licensing and Regulation, (ii) a copy of                the check                showing Tenant has paid the required inspection fee, (iii) a copy                of the                final Notice of Substantial Compliance Certificate, and (iv) proof                that                all work which has been required to be performed by the Department                has                been completed; and |
|--------|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | h) | Sent                a written request to Landlord's Leasing Representative for the Shopping                Center, which a written request must specifically reference this                Article                and contain the documents set forth in (a), (b), (c) and (g)                above. |
|--------|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**37.**
**Possession.**

**38.**
**Employee      Parking - Reference Article 8(C) and Article 15.**

**39.**
**Intentionally      Deleted.**

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