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                                                                    Exhibit 10.1

                                 LEASE AGREEMENT

         THIS LEASE AGREEMENT (hereinafter referred to as the "Agreement")
made and entered into this 1st day of April 2001, by and between Outlander,
Inc, whose address is 3250 Hatch Rd. Cedar Park, Texas 78613 (hereinafter
referred to as "Lessor") and Nexle Corporation (hereinafter referred to as
"Lessee").

                             W I T N E S S E T H :

         WHEREAS, Lessor is the fee owner of certain real property being,
lying and situated in Williamson County, Texas, such real property having a
street address of 3250 Hatch Rd. Cedar Park, Texas 78613.

         WHEREAS, Lessor is desirous of leasing the Premises to Lessee upon
the terms and conditions as contained herein; and

         WHEREAS, Lessee is desirous of leasing the Premises from Lessor on
the terms and conditions as contained herein;

         NOW, THEREFORE, for and in consideration of the sum of TEN DOLLARS
($10.00), the covenants and obligations contained herein and other good and
valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, the parties hereto hereby agree as follows:

         1. TERM. Lessor leases to Lessee and Lessee leases from Lessor 750
square feet of office space above described Premises together with any and
all appurtenances thereto, for a term of 1 year, such term beginning on April
1st, 2001, and ending at 12 o'clock midnight on March 31st, 2002.

         2. RENT. The total rent for the term hereof is the sum of Fourteen
Thousand Four Hundred DOLLARS ($ 14,400) payable on the 1st day of each month
of the term, in equal installments of Twelve Hundred DOLLARS ($1,200). All
such payments shall be made to Lessor at Lessor's address as set forth in the
preamble to this Agreement within 10 days of the due date and without demand.

         3. DAMAGE DEPOSIT. Waived

         4. USE OF PREMISES. The Premises described above shall be used and
occupied by Lessee and Lessee's employees exclusively, as office space for
normal business. Lessee shall comply with any and all laws, ordinances, rules
and orders of any and all governmental or quasi-governmental authorities
affecting the cleanliness, use, occupancy and preservation of the Premises.

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         5. CONDITION OF PREMISES. Lessee stipulates, represents and warrants
that Lessee has examined the Premises, and that they are at the time of this
Lease in good order, repair, and in a safe, clean and tenantable condition.

         6. ASSIGNMENT AND SUB-LETTING. Lessee shall not assign this
Agreement, or sub-let or grant any license to use the Premises or any part
thereof without the prior written consent of Lessor. A consent by Lessor to
one such assignment, sub-letting or license shall not be deemed to be a
consent to any subsequent assignment, sub-letting or license. An assignment,
sub-letting or license without the prior written consent of Lessor or an
assignment or sub-letting by operation of law shall be absolutely null and
void and shall, at Lessor's option, terminate this Agreement.

         7. ALTERATIONS AND IMPROVEMENTS. Lessee shall make no alterations to
the buildings or improvements on the Premises or construct any building or
make any other improvements on the Premises without the prior written consent
of Lessor. Any and all alterations, changes, and/or improvements built,
constructed or placed on the Premises by Lessee shall, unless otherwise
provided by written agreement between Lessor and Lessee, be and become the
property of Lessor and remain on the Premises at the expiration or earlier
termination of this Agreement.

         8. NON-DELIVERY OF POSSESSION. In the event Lessor cannot deliver
possession of the Premises to Lessee upon the commencement of the Lease term,
through no fault of Lessor or its agents, then Lessor or its agents shall
have no liability, but the rental herein provided shall abate until
possession is given. Lessor or its agents shall have thirty (30) days in
which to give possession, and if possession is tendered within such time,
Lessee agrees to accept the demised Premises and pay the rental herein
provided from that date. In the event possession cannot be delivered within
such time, through no fault of Lessor or its agents, then this Agreement and
all rights hereunder shall terminate.

         9. HAZARDOUS MATERIALS. Lessee shall not keep on the Premises any
item of a dangerous, flammable or explosive character that might unreasonably
increase the danger of fire or explosion on the Premises or that might be
considered hazardous or extra hazardous by any responsible insurance company.

         10. UTILITIES. Lessor shall be responsible for arranging for and
paying for all utility services required on the Premises.

         11. DAMAGE TO PREMISES. In the event the Premises are destroyed or
rendered wholly untenantable by fire, storm, earthquake, or other casualty
not caused by the negligence of Lessee, this Agreement shall terminate from
such time except for the purpose of enforcing rights that may have then
accrued hereunder. The rental provided for herein shall then be accounted for
by and between Lessor and Lessee up to the time of such injury or destruction
of the Premises, Lessee paying rentals up to such date and Lessor refunding
rentals collected beyond such date. Should a portion of the Premises thereby
be rendered untenantable, the Lessor shall have the option of either
repairing such injured or damaged

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portion or terminating this Lease. In the event that Lessor exercises its
right to repair such untenantable portion, the rental shall abate in the
proportion that the injured parts bears to the whole Premises, and such part
so injured shall be restored by Lessor as speedily as practicable, after
which the full rent shall recommence and the Agreement continue according to
its terms.

         12. INSPECTION OF PREMISES. Lessor and Lessor's agents shall have
the right at all reasonable times during the term of this Agreement and any
renewal thereof to enter the Premises for the purpose of inspecting the
Premises and all buildings and improvements thereon. And for the purposes of
making any repairs, additions or alterations as may be deemed appropriate by
Lessor for the preservation of the Premises or the building. Lessor and its
agents shall further have the right to exhibit the Premises and to display
the usual "for sale", "for rent" or "vacancy" signs on the Premises at any
time within forty-five (45) days before the expiration of this Lease. The
right of entry shall likewise exist for the purpose of removing placards,
signs, fixtures, alterations or additions, but do not conform to this
Agreement or to any restrictions, rules or regulations affecting the Premises.

         13. SUBORDINATION OF LEASE. This Agreement and Lessee's interest
hereunder are and shall be subordinate, junior and inferior to any and all
mortgages, liens or encumbrances now or hereafter placed on the Premises by
Lessor, all advances made under any such mortgages, liens or encumbrances
(including, but not limited to, future advances), the interest payable on
such mortgages, liens or encumbrances and any and all renewals, extensions or
modifications of such mortgages, liens or encumbrances.

         14. LESSEE'S HOLD OVER. If Lessee remains in possession of the
Premises with the consent of Lessor after the natural expiration of this
Agreement, a new tenancy from month-to-month shall be created between Lessor
and Lessee which shall be subject to all of the terms and conditions hereof
except that rent shall then be due and owing at Twelve Hundred DOLLARS
($1,200) per month and except that such tenancy shall be terminable upon
Forty-Five (45) days written notice served by either party.

         15. LESSEE/ LESSOR OPTION TO TERMINATE LEASE. Either Lessee or
Lessor may, upon 45 days written advanced notice, terminate this lease
agreement.

         16. SURRENDER OF PREMISES. Upon the expiration of the term hereof,
Lessee shall surrender the Premises in as good a state and condition as they
were at the commencement of this Agreement, reasonable use and wear and tear
thereof and damages by the elements excepted.

         17. QUIET ENJOYMENT. Lessee, upon payment of all of the sums
referred to herein as being payable by Lessee and Lessee's performance of all
Lessee's agreements contained herein and Lessee's observance of all rules and
regulations, shall and may peacefully and quietly have, hold and enjoy said
Premises for the term hereof.

         19. INDEMNIFICATION. Lessor shall not be liable for any damage or
injury of or to the Lessee, guests, invitees, agents or employees or to any
person entering the Premises

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or the building of which the Premises are a part or to goods or equipment, or
in the structure or equipment of the structure of which the Premises are a
part, and Lessee hereby agrees to indemnify, defend and hold Lessor harmless
from any and all claims or assertions of every kind and nature.

         20. DEFAULT. If Lessee fails to comply with any of the material
provisions of this Agreement, other than the covenant to pay rent, or of any
present rules and regulations or any that may be hereafter prescribed by
Lessor, or materially fails to comply with any duties imposed on Lessee by
statute, within seven (7) days after delivery of written notice by Lessor
specifying the non-compliance and indicating the intention of Lessor to
terminate the Lease by reason thereof, Lessor may terminate this Agreement.

         If Lessee fails to pay rent when due and the default continues for
Thirty (30) days thereafter, Lessor may, at Lessor's option, declare the
entire balance of rent payable hereunder to be immediately due and payable
and may exercise any and all rights and remedies available to Lessor at law
or in equity or may immediately terminate this Agreement.

         22. ABANDONMENT. If at any time during the term of this Agreement
Lessee abandons the Premises or any part thereof, Lessor may, at Lessor's
option, obtain possession of the Premises in the manner provided by law, and
without becoming liable to Lessee for damages or for any payment of any kind
whatever. Lessor may, at Lessor's discretion, as agent for Lessee, relet the
Premises, or any part thereof, for the whole or any part thereof, for the
whole or any part of the then unexpired term, and may receive and collect all
rent payable by virtue of such reletting, and, at Lessor's option, hold
Lessee liable for any difference between the rent that would have been
payable under this Agreement during the balance of the unexpired term, if
this Agreement had continued in force, and the net rent for such period
realized by Lessor by means of such reletting. If Lessor's right of reentry
is exercised following abandonment of the Premises by Lessee, then Lessor
shall consider any personal property belonging to Lessee and left on the
Premises to also have been abandoned, in which case Lessor may dispose of all
such personal property in any manner Lessor shall deem proper and Lessor is
hereby relieved of all liability for doing so.

         23. ATTORNEYS' FEES. Should it become necessary for Lessor to employ
an attorney to enforce any of the conditions or covenants hereof, including
the collection of rentals or gaining possession of the Premises, Lessee
agrees to pay all expenses so incurred, including a reasonable attorneys' fee.

         25. GOVERNING LAW. This Agreement shall be governed, construed and
interpreted by, through and under the Laws of the State of Texas.

         26. SEVERABILITY. If any provision of this Agreement or the
application thereof shall, for any reason and to any extent, be invalid or
unenforceable, neither the remainder of this Agreement nor the application of
the provision to other persons, entities or circumstances shall be affected
thereby, but instead shall be enforced to the maximum extent permitted by law.

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         27. BINDING EFFECT. The covenants, obligations and conditions herein
contained shall be binding on and inure to the benefit of the heirs, legal
representatives, and assigns of the parties hereto.

         28. DESCRIPTIVE HEADINGS. The descriptive headings used herein are
for convenience of reference only and they are not intended to have any
effect whatsoever in determining the rights or obligations of the Lessor or
Lessee.

         29. CONSTRUCTION. The pronouns used herein shall include, where
appropriate, either gender or both, singular and plural.

         30. NON-WAIVER. No indulgence, waiver, election or non-election by
Lessor under this Agreement shall affect Lessee's duties and liabilities
hereunder.

         31. MODIFICATION. The parties hereby agree that this document
contains the entire agreement between the parties and this Agreement shall
not be modified, changed, altered or amended in any way except through a
written amendment signed by all of the parties hereto.

         IN WITNESS WHEREOF, the parties have caused these presents to be
duly executed:

As to Lessor this 1st day of April 2001.

OutLander:

/s/ David Abboud

David Abboud

As to Lessee this 1st day of April 2001.

Nexle Corporation:

/s/Darrell W. McEver

Darrell W. McEver