LEASE

This lease made this 18th day of  SEPTEMBER  1998 by and between  QUALITY  DAIRY
COMPANY a Michigan  CORPORATION  having its principal offices at 111 W. MT. HOPE
AVE..  LANSING.  MI 48190  hereinafter  called "Landlord" and OPEN PLAN SYSTEMS.
INC., a Virginia  CORPORATION having its principal office at 4299 CAROLINA AVE.,
BLDG. C. RICHMOND, VA 23222, hereinaffer called "Tenant".

                                   WITNESSETH:

1.  LEASED  PREMISES -  Landlord,  in  consideration  of the rent to be paid and
covenants to be performed by Tenant,  does hereby  demise and lease unto Tenant,
and the Tenant hereby rents from  Landlord,  those certain  premises  located at
2100 and 2110 S.  WASHINGTON  AVE.  LANSING,  MI 48910 which property is legally
described as:

SEE  ATTACHED  EXHIBITS  A, B, AND C THAT ARE  INCLUDED  AND MADE A PART OF THIS
LEASE.

2. TERM - The term of this Lease shall commence on OCTOBER 1. 1998 at which time
occupancy shall begin and shall be for TWO ( 2 ) year ending  SEPTEMBER 30. 2000
at 12:00 midnight. Tenant shall have the option to continue and renew this lease
under the following terms and conditions:

1) Tenant must notify  Landlord  ninety (90) days before the termination of this
lease of its intention to exercise its option to renew the same.

2) The  option to renew  this  lease  shall be ONE (1) YEAR.  OCTOBER 1. 2000 TO
SEPTEMBER 30. 2001.

3. LEASE YEAR DEFINED - The term "lease year" as used herein shall be defined to
mean a period of twelve (12) consecutive  calendar months.  The first lease year
shall begin on the commencement  date of the term of this Lease. Each succeeding
lease year shall commence on the anniversary date of the first lease year.

4.  MINIMUM  ANNUAL RENT - Tenant  shall pay the Landlord as minimum rent during
the term of this  lease  the sum of ONE  HUNDRED  NINETY  THREE  THOUSAND  THREE
HUNDRED SIXTY EIGHT AND 00/100 ( $193.368.00 1 Dollars  annually  which is to be
paid at the rate of SIXTEEN THOUSAND ONE HUNDRED FOURTEEN AND 00/100 ($16 114.00
) Dollars  monthly in advance on the first day of each month.  This minimum rent
is  calculated  at the rate of $2.65 per square  feet for the  58.850  leaseable
square  feet  and at the  rate of  $1.17  per  so.  ft.  for the 32 100 sq.  ft.
basement.

      Tenant  shall pay                     -0- Security deposit
      Tenant  shall pay                     -0- Security deposit
      Tenant shall pay                      -0- Security deposit

                                       -1-
<PAGE>
5. COST OF LIVING  ADJUSTMENT  - On every  anniversary  of the  beginning of the
lease term, the monthly minimum rent as specified for the yearly period shall be
adjusted,  but not below the rent for the prior yearly period, to compensate for
the loss of purchasing  power of the United States of America  Dollar during the
preceding  year.  Increases  shall be  limited to $.085 per sq. ft. per year for
main floor areas and $.03 per sq. ft. per year for the basement area.

6. USE OF PREMISES - Tenant shall use premises for STORAGE AND RECONDITIONING OF
OFFICE FURNITURE AND OFFICES

Tenant shall conduct no other  business  from the  premises.  Tenant must notify
Landlord  in writing of any  intended  change in use at least  thirty  (30) days
prior to such  change  in use and  Tenant  shall not make  such  change  without
Landlord's   written  permission  which  permission  will  not  be  unreasonably
withheld. There shall be no storage of toxic substances within the leased area,


7. REPAIRS BY LANDLORD AT LEASE  COMMENCEMENT'-  Tenant-will  inform Landlord in
writing within thirty (30) days of  commencement  of the lease of any defects in
the operation of the air, heat, electric and plumbing. Landlord will bring these
systems  into good  operating  condition  within  seven (7) days of  receipt  of
Tenants written correspondence.

8.  JANITORIAL - Tenant  shall be liable for the removal of its trash,  interior
cleaning and cleaning of the exterior  grounds  within fifty (50) feel radius of
the leased premises.

9. PARKING AREA - Tenant,  its employees and agents shall restrict their parking
of any vehicle only to that area designated by the Landlord for such parking.

10. SNOW REMOVAL - Landlord will hire an  independent  contractor to remove snow
from the parking  lot.  Tenant will pay AS BILLED per  incidence of such removal
costs  when  billed by the  Landlord.  Sidewalk  snow  removal  and  deicing  of
sidewalks and parking lot shall be the responsibility of the Tenant.

11. REPAIR AND  MAINTENANCE - Landlord  agrees during the term of this Lease, at
Landlord's cost and expense,  to properly  maintain and make necessary  exterior
walls,  roof and structural  portions of the leased  premises.  Tenant agrees to
maintain and repair,  ceilings,  floor cover,  wall  finish,  glass  windows and
doors, Heating, Ventilating, Air conditioning system rest rooms. Landlord agrees
to maintain all utility  connections  from the exterior walls of the premises to
the  utility  connections.  Tenant  agrees to  maintain  and repair all  utility
systems,  pipes,  lines,  etc. on the interior of the leased premises at his own
cost. Landlord agrees to maintain the parking lot surface and landscaping.

12. FIRE OR CASUALTY - If the leased  premises  shall be damaged or destroyed in
whole or in part by fire, the elements or other casualty during the term hereof,
Landlord  shall,  at its own cost and  expense  promptly  repair and restore the
entire leased  property to a condition  substantially  equal to the condition of
the lease property before the damage.  The minimum rents,  and all other changes
shall abate from the date of such  damage  until the date thirty (30) days after
the dale the Landlord  shall have  repaired and restored the leased  premises as
outlined.

In the event the Landlord has not completed the repairs and  restoration  of the
leased premises within three (3) months after the date of the damage, the Tenant
at its option,  may cancel and  terminate  this Lease upon ten (10) days written
notice.

13.  CONDITION OF PREMISES - Tenant  agrees to maintain the premises in the same
condition as when  received  and will not allow any waste,  misuse or neglect or
should  waste,  misuse  or  neglect  occur  on  the  leased  premise,  that  the
responsibility  therefore  shall be that of the  Lessee,  unless  damage  occurs
through the fault of the Lessor.

                                       -2-

14.  IMPROVEMENTS  - Tenants  may not  alter,  make  improvements  or change the
property or its improvements, without the prior approval of Landlord.

15.  CONDITION OF PREMISES UPON  TERMINATION  - At the  expiration of this Lease
Tenant will quit and surrender the leased  premises in as good a condition as it
was when entered into except for wear and tear.

16.  UTILITIES  AND TAXES - Tenant shall be  responsible  for the payment of all
utility costs and personal property taxes. Landlord shall pay annual real estate
taxes assessed against this property when due.

17. EMINENT DOMAIN - If the whole of the leased  premises shall be taken for any
public or quasi-public use under any statute or by right of eminent domain, then
this  Lease  shall  automatically  terminate  as of the date the title  shall be
taken.  If any part of the leased  premises shall be taken so that it interferes
with the right of Tenant in carrying out its general  business,  then the tenant
shall  have the right to  terminate  this Lease upon  thirty  (30) days  written
notice to Landlord  given within  ninety (90) days after the date of such taking
and upon  termination  the parties  hereto  shall be  released  from a all their
respective  obligations  hereunder.  Landlord  shall be  entitled  to claim  all
damages and award for damages and all  compensation  for the diminution in value
of the fee of the leased premises.

18.  RE-RENTING - Tenant hereby agrees that for a period  commencing  sixty (60)
days  prior to the  expiration  of this  Lease,  Landlord  may  show the  leased
premises to prospective  Tenants by giving 24 hours written notice to Tenant and
only during normal business hours.

19.  HOLDING OVER - In the event Tenant holds over after the  expiration  of the
term of this Lease,  including any  extensions  thereof,  thereafter the tenancy
will be deemed to be from month to month at the rents  specified  (prorated on a
monthly  basis)  and  shall  otherwise  be on the terms  and  conditions  herein
specified as applicable.

20.  TENANT'S  DEFAULT - Tenant shall be deemed in default for failing to timely
pay the rent or other charges due hereunder.  After seven (7) day written notice
of these charges has been given. to Tenant and the allotted time for payment has
lapsed and Tenant has failed to correct the default,  Landlord shall be entitled
to start eviction procedures for the removal of Tenant from the leased premises.
Tenant  shall be deemed to be in  default of other  provisions  of this Lease if
written notice of such  violation has not been corrected  within thirty (3) days
of the date such written notice is given to Tenant.

21. RIGHT TO RE-ENTER - In the event any rent shall be due and unpaid,  and such
default  shall not have been  cured  after  written  notice  and within the time
herein provided, or if the leased premises shall be abandoned,  then it shall be
lawful for Landlord,  its certain attorney,  representative or assigns, upon ten
(10) day written notice to Tenant, to either terminate this Lease or to lawfully
re-enter into and  repossess  the leased  premises and Tenant and each and every
occupant to remove and put out.

22.  ASSIGNMENT - Tenant may not assign this Lease or any interest in it without
the prior written approval of Landlord,  which approval will not be unreasonably
withheld.

23.  SUCCESSORS  - All rights and  liabilities  herein given or imposed upon the
parties  hereto shall extend to and bind the heirs,  executors,  administrators,
successors and assigns of the said parties.

24. NOTICE - Any notice, demand, request, or other instrument which may be or is
required to be given under this lease  shall be sent by United  State  Certified
mail, return receipt requested, postage prepaid to the respective parties at the
addresses given hereto in this Lease.

                                       -3-

25.  ARBITRATION - Any  controversy  or claim arising out of or relating to this
contract, or the breach thereof, shall be settled by arbitration administered by
the American Arbitration association under its Commercial Arbitration rules, and
judgment on the award rendered by the arbitrator(s) may be entered in the Ingham
County,  Michigan  Circuit Court.  This is intended to be statutory  arbitration
under MCL 600.5001, et. sea. MSA 27 A.5001, and MCR3.602.

26. JURY TRIAL - Landlord and Tenant knowingly,  voluntarily,  and intentionally
waive trail by jury in any action to enforce this lease.

27-. ATTORNEY FEES - Each party shall pay their own respective legal fees.

28. INSURANCE REQUIREMENTS - Tenant shall keep in force throughout the Term: (a)
A  Commercial  General  Liability  insurance  policy or  policies to protect the
Landlord  Entities  against  any  liability  to the public or to any  invitee of
Tenant or a  Landlord  Entity  incidental  to the use of or  resulting  from any
accident  occurring  in or upon  the  Premises  with  limits  of not  less  than
$1,000,000.00  per  occurrence  and not less than  $2,000,000.00  in the  annual
aggregate,  or such larger amount as Landlord may prudently require from time to
time,  covering  bodily injury and property damage  liability and  $1,000,000.00
products completed operations aggregate: (b) A Business Auto Liability insurance
policy or policies  covering owner,  non-owned and hired vehicles with limits of
not less than  $1,000,000.00  per accident;  (c) An insurance policy or policies
protecting  against  liability under Worker's  Compensation  Laws with limits at
least as required by statue;  (d) An Employer's  Liability  insurance  policy or
policies with limits of  $100,000.00  per accident,  $500,000.00  disease policy
limit,  $100,000.00  disease  - each  employees:  (e) All Risk or  Special  Form
insurance  coverage  protecting  Tenant  against  loss  or  damage  to  Tenant's
alterations,  additions,  improvements,  carpeting, floor coverings,  panelings,
decorations,  fixtures,  inventory,  plate  glass  and other  business  personal
property  situated in or about the premises to the full replacement value of the
property so insured loss of income.

29. PROOF OF INSURANCE - Each of the required  policies shall (a) be provided at
Tenant's expense; (b) name the Landlord Entities as additional insureds;  (c) be
issued by an insurance  company  authorized to transact business in Michigan and
rated at Least "A Class Vll" by Best's  Insurance  Reports  during the Term; and
9d) provide that said  insurance  shall not be canceled  unless thirty (30) days
prior written notice (ten days for non-payment of premium) shall have been given
to  Landlord;  and said  policy or  policies or  certificates  thereof  shall be
delivered to Landlord by Tenant upon the Actual  Commencement  Date and at least
thirty (30) days prior to each renewal of said insurance.

30. WAIVER OF  SUBROGATION  - Tenant and Landlord  hereby  mutually  waive their
respective  rights of recovery  against each other for any loss insured by fire,
extended  coverage,  All Risks or other insurance now or hereafter  existing for
the benefit of the  respective  party by only to the extent of the net insurance
proceeds  payable  under such  policies.  Each party  shall  obtain any  special
endorsements   required  by  their  insurer  to  evidence  compliance  with  the
aforementioned waiver.

31.  CONTRACTORS  INSURANCE - Whenever Tenant shall  undertake any  alterations,
additions or  improvements  in, to or about the Premises  ("Work") the aforesaid
insurance protection must extend to and indude injuries to persons and damage to
property  arising in connection with such Work,  without  limitation,  including
liability  arising  under any  applicable  structural  work act,  and such other
insurance  as  Landlord  shall  require;  and the  policies  of or  certificates
evidencing   such   insurance  must  be  delivered  to  Landlord  prior  to  the
commencement of any such Work.

-4- 32. HOLD HARMLESS  AGREEMENT - Tenant shall save the Landlord and its Agents
harmless and indemnified from all loss,  damage  liability or expense  incurred,
suffered or claimed by any person by reason of Tenant's negligence or use of the
lease  premises  or the  building  of which  the  leased  premises  are apart or
anything  herein,  or the parking  facilities  on or adjacent  thereto ... or by
reason of any injury,  loss, or damage to any person or property upon the leased
premises not caused by negligence of the Landlord.

33.  INDEMNIFICATION  - None of the Landlord Entities shall be liable and Tenant
hereby  waves all  claims  against  them for any damage to any  property  or any
injury  to any  person  in or about the  Premises  or from any cause  whatsoever
(including  without  limiting  the  foregoing,  rain  or  water  leakage  of any
character from the roof,  windows,  walls,  basement,  pipes,  plumbing works or
appliances,  the premises not being in good condition or repair),  except to the
extent caused by or arising from the sole  negligence of Landlord or its agents,
employees  contractors.  Tenant shall  protect,  indemnify and hold the Landlord
Entities  harmless from and against any and all loss,  claims liability or costs
(including  court  costs and  attorney's  fees)  incurred  by reason of; (a) any
damage to any  property  (including  but not limited to property of any Landlord
Entity)  or any  injury  (including  but not  limited  to death)  to any  person
occurring  in, on or about the Premises to the extent that such injury or damage
shall be caused by or arise from any actual or alleged act,  neglect,  fault, or
omission by or of Tenant, its agents, servants, employees, invitees, or visitors
to meet any standards  imposed by any duty with respect to the injury or damage;
(b) the conduct or management of any work or thing whatsoever done by the Tenant
in or about the  Premises  or from  transactions  of the Tenant  concerning  the
Premises;  (c) Tenant's  failure to comply with any and all  governmental  laws,
ordinances and regulations applicable to the condition or use of the Premises or
its  occupancy;  or (d) any  breach  or  default  on the part of  Tenant  in the
performance  of any  covenant  or  agreement  on the  part of the  Tenant  to be
performed  pursuant to this Lease.  The provisions of this Article shall survive
the  termination of this Lease with respect to any claims or liability  accruing
prior to such termination.  Landlord may charge Tenant for additional  insurance
costs related to the use or occupancy of the premises or from the failure of the
Tenant to supply Landlord with the insurance and proper proof of insurance.

34. PARTIAL INVALIDITY - The invalidity or  unenforceability of any provision of
this Lease shall not effect or impair the validity of any other  provision.  The
Lease shall be governed by the laws of the State of Michigan.

35. ENTIRE AGREEMENT - This Lease the Exhibits  attached  hereto,  set forth all
the  covenants,  promises,  agreements,  conditions  and  understandings  of the
parties  hereto and there  exist no other oral or written  covenants,  promises,
agreements, conditions or understandings between them. No change or amendment to
the Lease can be made or be binding  unless it is in writing  and signed by both
parties.

36. ODOR CONTROL - Tenant agrees to  effectively  prevent  odors from  vaporized
paints,  solvents or other materials used in the restoration of office furniture
or any other  operations in the leased  premises to contaminate the air space in
any building area above, below or the sides of the leased premises. Tenant shall
remove odors from its leased premises upon written notification by Landlord.  It
is mutually agreed that time is of the essence.

37.  OFFICE AREA  LIMITATION  - Tenant shall limit its office space to 5,000 sq.
ft. at 2110 S.  Washington and to 800 sq. ft.  existing  office space at 2100 S.
Washington   Avenue.  No  further  expansion  of  office  space  is  allowed  or
contemplated with this lease.

38.  TRUCK  PARKING - Tenant  shall not park trucks or trailers  that are longer
than 25 ft. overnight at any of the truck docks at 2100 S. Washington Avenue.

                                                                -5-

39. COMMON DOCKS - Use of two docks at 2100 and 2104 S. Washington shall be made
available  to  Tenant.  The dock  area is not  under  lease of  Tenant,  it is a
non-dedicated common use dock.

40. BASEMENT STORAGE - All storage of products in basement are on pallets or any
other material raised two (2) inches or more off floor.

41.  UTILITY  ROOM - Landlord  reserves a 3,200 sq. ft.  area in the  North-East
corner of the  basement  of 2110 S.  Washington  for access to  various  utility
connections.

42. PARKING for Tenant is described as follows:
      A. 55 employee parking spaces.
      B. 5 customer parking spaces
      C. 8 truck or trailer parking spaces.

43.  EXTERIOR  AREA USES - No storage or staging  of  materials  in dock  areas,
raceway or elevator areas which are designated common areas by Landlord.

44.  DUMPSTERS - Trash  Containers may not be stored outside of leased  premises
unless approved in advance by Landlord.

45.  SECURITY - Tenant shall secure all exterior doors to common areas and close
and lock all fire doors in  raceways  (both  floors)  when not  actively  moving
materials.

46.  SUCCESSOR  LEASE - This lease is intended  to replace the Lease  originally
signed on August 8, 1993 between Quality Dairy Co. and Immaculate Eagle, Inc.

47. FLOOR REPAIR - Landlord  shall  promptly  repair floors that need repair and
are the responsibility of the Landlord to repair.

48. FORK TRUCK LOADS - Tenants fork trucks  maximum loaded weight may not exceed
8,000  pounds.  Tenant  minimum  tire size for three (3)  existing  fork  trucks
numbered  1, 2, and 3 in 4 1/2"  wide by 13" in  diameter.  All new fork  trucks
shall have Pneumatic tires (either air or rubber filled) and have a tire size of
6" wide and 13" in diameter. Tenants use of fork trucks that contain wheel sizes
smaller  than the defined  minimum  sizes  constitutes  misuse of the  premises.
Tenant will then be responsible for repairs to the damaged  building  structures
such as floors and floor supports.

IN WITNESS WHEREOF,  Landlord and Tenant have signed their names and fixed their
seals (if any) as of this day and year first above written.

In the Presence of:                                   Landlord

                                                      By:
                                                      /s/ Quality Dairy Inc.

/s/ Debra A. Dixon                                    Its:


                                                      Tenant By:
                                                      /s/ William F.  Crabtree