EXHIBIT 10.7
                                                                    ------------

                           LEASE TERMINATION AGREEMENT

This Lease Termination Agreement (this "AGREEMENT") is made on June 21, 2001,
between Spieker Properties, L.P., a California limited partnership ("LANDLORD"),
and LION Inc. a Washington corporation ("TENANT").

1.       Recitals:

         a.       Landlord and Tenant entered into a lease dated June 30, 1999
                  (the "LEASE"), in which Landlord leased to Tenant, and Tenant
                  leased from Landlord premises located in the City of Renton,
                  County of King, Washington, commonly known as Southgate Office
                  Plaza, 2201 Lind Ave. SW, Suite 200 (the "PREMISES").

         b.       The parties wish to terminate the Lease subject to the terms
                  and conditions contained in this Agreement.

         NOW, THEREFORE, the parties hereby agree as follows:

2.       Termination/Conditions. The Lease shall be terminated with no ongoing
         liability to Tenant and Landlord except as identified herein and such
         termination shall be effective as of August 1, 2001 (the "EFFECTIVE
         DATE"), subject to satisfaction of the following conditions (which are
         for the sole benefit of Landlord):

         a.       That all financial obligations of Tenant under the Lease,
                  including, but not limited to, rental, operating expenses,
                  real estate taxes, alteration costs, late charges, additional
                  rent and other charges, are paid through the Effective Date.

         b.       That Landlord has a fully executed lease with Sisters of
                  Providence in Washington d.b.a. Providence Washington Service
                  Center for the Premises.

         c.       Tenant shall not be in default of the Lease and shall be
                  current in all obligations of the Lease as of the Effective
                  Date.

         d.       That the Premises shall be vacated by Tenant as required
                  hereunder and left in a broom clean condition with all
                  fixtures, walls, floor coverings and other appurtenances to
                  the Premises in good condition less reasonable wear and tear.

         e.       Tenant shall still be obligated for reconciliation of
                  operating expenses for the portion of the Lease for the time
                  period January 1, 2001, through July
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                  31, 2001. Tenant hereby waives its right to audit Landlord's
                  books and records contained in the Lease, if any.

                  If any of the above conditions have not been satisfied,
                  Landlord shall have the option to render this Agreement null
                  and void by providing written notice to Tenant.

3.       Release. Tenant acknowledges that Landlord has fully performed all of
         its obligations under the Lease.

4.       Vacation of Premises. On or before the Effective Date, Tenant shall
         vacate the Premises and surrender control and possession of the
         Premises to Landlord in accordance with Paragraph 2.d above and with
         all of the provisions of the Lease relating to surrender of the
         Premises upon expiration or termination of the Lease.

5.       Prepaid Rent; Security Deposit. As additional consideration for
         Tenant's entering into this Agreement, Landlord shall return the sums
         presently held by Landlord pursuant to Paragraph 19 of the Lease which
         shall not be applied to last month's rent notwithstanding anything to
         the contrary that may be contained in the Lease.

6.       Representations of Tenant. Tenant represents and warrants to Landlord
         that (a) Tenant has not heretofore assigned or sublet all or any
         portion of the Premises or its interest in the Lease; (b) no other
         person, firm, entity has any right, title or interest in the Lease; (c)
         Tenant has the full right, legal power and actual authority to enter
         into this Agreement and to terminate the Lease without the consent of
         any person, firm or entity; and (d) Tenant has the full right, legal
         power and actual authority to bind Tenant to the terms and conditions
         hereof. Tenant further represents and warrants to Landlord that as of
         the date hereof there are no, and as of the Effective Date there shall
         not be any, mechanics liens or other liens encumbering all or a portion
         of the Premises, by virtue of any act or omission on the part of
         Tenant, its predecessors, contractors, agents, employees, successors or
         assigns. Regardless of language to the contrary in this agreement
         concerning the termination of the Lease and the release of liability
         contained herein, the representations and warranties set forth in this
         paragraph shall survive the Effective Date and Tenant shall be liable
         to Landlord for any inaccuracy or any breach thereof.

7.       Miscellaneous.

         a.       Voluntary Agreement. The parties have read this Agreement and
                  the mutual releases contained in it, and on advice of counsel
                  they have freely and voluntarily entered into this Agreement.

         b.       Attorneys' Fees. If either party commences an action against
                  the other party arising out of or in connection with this
                  Agreement, the prevailing
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                  party shall be entitled to recover from the losing party
                  reasonable attorneys' fees and costs of suit.

         c.       Successors. This Agreement shall be binding on and inure to
                  the benefit of the parties and their successors.

         d.       Counterparts. This Agreement may be executed in two or more
                  counterparts, each of which shall be deemed to be a duplicate
                  original, but all of which together shall constitute one and
                  the same instrument.

         e.       Governing Law. This Agreement shall be governed by and
                  construed in accordance with the laws of the State of
                  Washington.

         f.       Additional Documents. Each of the parties hereto specifically
                  agree to execute such other and further instruments and
                  documents, as may be reasonably required to effectuate the
                  terms, conditions and objectives of this Agreement.

         g.       Entire Agreement. This Agreement constitutes the entire
                  understanding of the parties hereto and supersedes all prior
                  agreements, understandings, discussions, statements and
                  negotiations of the parties relating to the subject matter
                  herein contained.

         h.       Authority. Each person signing this Agreement on behalf of the
                  respective parties represents and warrants that he or she is
                  authorized to execute and deliver this Agreement, and that
                  this Agreement will thereby become binding upon Landlord and
                  Tenant, respectively.

         i.       Forwarding Address. All notices to Tenant shall hereafter be
                  deemed to be delivered to Tenant if sent to Tenant at Mr.
                  Steve Thomson, CFO, 4700-42nd Ave. SW, Suite 430, Seattle, WA
                  98116
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         IN WITNESS WHEREOF, the parties hereto have executed this Lease
Termination Agreement as of the date first written above.

                                    LANDLORD

                                    SPIEKER PROPERTIES, L.P.,
                                    a California limited partnership

                                    By:   Spieker Properties, Inc.,
                                          a Maryland corporation,
                                          its general partner



                                    By:
                                       -----------------------------------------
                                          Richard P. Gervais


                                    Its:  Senior Vice President
                                          --------------------------------------


                                    TENANT

                                    LION Inc.

                                    a Washington corporation

                                    By:
                                         ---------------------------------------
                                         Dave Stedman

                                    Its:   President
                                           -------------------------------------