Conformed Copy
                                      LEASE


             This Lease made this 13th day of October, 1995, by and between
   HOVDE DEVELOPMENT, INC., and/or its successors and assigns (hereinafter
   referred to as "Landlord"); and SWING-N-SLIDE CORP., whose principal place
   of business is located at 1212 Barberry Drive, Janesville, Wisconsin 53545
   (hereinafter referred to as "Tenant").

                              W I T N E S S E T H:

             Landlord, for and in consideration of the covenants and
   agreements hereinafter set forth, to be kept and performed by Tenant,
   demises and leases to Tenant, and Tenant does hereby hire and rent from
   Landlord, the Demised Premises hereinafter described, for the period, at
   the rental and upon the terms and conditions set forth.

                       I.  DESCRIPTION OF DEMISED PREMISES

        1.1  The Demised Premises shall consist of approximately 92,000
   square feet of space in a building upon certain land described on Exhibit
   A attached hereto and made a part hereof.  The 92,000 square feet of said
   building (together with the docks/decking hereinafter described) is herein
   referred to as the "Demised Premises" and is located at Wuthering Hills
   Drive and Enterprise Drive in the City of Janesville, Wisconsin.  The
   Demised Premises are shown on the attached building layout marked
   Exhibit B.  Prior to the commencement date of this Lease (as hereinafter
   defined), Landlord shall install and construct in or about the Demised
   Premises the improvements described in Exhibit C (Landlord's Work),
   attached.  Said work includes the installation of a deck area of
   approximately 2,000 square feet, located on two levels within the Demised
   Premises.  Completion of Landlord's Work, as set forth in such Exhibit C
   shall be on or before March 15, 1996, unless the work be delayed at any
   time by strike, lockouts, fire, unusual delay in transportation,
   unavoidable casualties, delay in obtaining required permits, or any causes
   beyond the contractor's or Landlord's control.  It is agreed that for
   purposes of this Lease, the "commencement date" shall be the first day of
   the calendar month following substantial completion of Landlord's Work in
   or about the Demised Premises.

             1.1(a)    Notwithstanding anything to the contrary contained
   herein, this Lease shall not become effective unless and until the
   Landlord has acquired fee simple title to the Demised Premises from the
   City of Janesville, with the thirty (30) day period following the date of
   execution of this Lease.  If such title is not so obtained by that date,
   then this Lease shall become null and void.

             1.1(b)    Construction of Improvements.  Prior to the
   commencement date of this Lease (as hereinafter defined), Landlord agrees
   that it shall construct on the Premises a new building and appurtenances
   for Tenant's use and occupancy, all in accordance with certain plans and
   specifications attached hereto as Exhibit C.  Said plans and
   specifications are hereby approved by Landlord and Tenant and shall be
   deemed incorporated into this Lease.  Landlord, as soon as reasonably
   practicable after the execution of this Lease, shall commence the
   construction of the Premises and appurtenances and diligently prosecute to
   completion the construction thereof, so that all thereof shall be ready
   for use at the time of the commencement of the term of this Lease.
   Landlord will construct the Premises in good and workmanlike manner and in
   accordance with the aforesaid plans and specifications and will not
   materially deviate from such plans and specifications without the prior
   written consent of Tenant.  Minor deviations from plans and specifications
   shall be construed as substantial compliance with all plans and
   specifications.  All building and mechanical warranties will be assigned
   by Landlord to Tenant.

        1.2  Landlord agrees to allow Tenant, its agents and contractors
   access to the building and to the Demised Premises as soon as reasonably
   possible for the purpose of installing tenant or leasehold improvements.
   In exercising such access rights, Tenant agrees that it will not
   materially interfere with Landlord or Landlord's contractors or in any
   manner impede the progress of Landlord's construction.  Except as provided
   for in Section 6.4 below, Tenant shall not create or permit to be created
   or to remain, and will discharge, any lien (including, but not limited to,
   the liens of mechanics, laborers or materialmen for work or materials
   alleged to be done or furnished in connection with the Demised Premises),
   encumbrance or other charge upon the land, the building or the Demised
   Premises or any part thereof or upon Tenant's leasehold interest therein;
   provided, that Tenant shall not be required to discharge any such liens,
   encumbrances or charges as may be placed upon the land, the building or
   the Demised Premises by the act of Landlord.  Prior to commencement of
   construction by Tenant, Tenant shall furnish Landlord with satisfactory
   evidence of adequate worker's compensation insurance and public liability
   insurance for bodily injury or death and property damage.

        1.3  Tenant shall not install any material leasehold improvements or
   commence any construction upon the Demised Premises without first
   submitting to Landlord the plans and specifications therefor and obtaining
   the Landlord's consent thereto, which consent shall not be unreasonably
   withheld or delayed.

        1.4  During the term of this Lease, Tenant shall have the exclusive
   right to use, in conjunction with all other tenants of the land located in
   Exhibit A, all common driveways and parking areas located thereon.  Such
   use shall be subject to such reasonable rules and regulations relating to
   such use as the Landlord may from time to time promulgate; and all such
   rules and regulations shall be in writing and shall become effective and
   binding upon the Tenant upon delivery.  Subject to reasonable regulation
   as aforesaid, Landlord shall not subsequently eliminate or materially
   restrict such uses of the common areas.

        1.5  Tenant shall have the right to use all loading docks/decks
   serving the Demised Premises; and shall repair and maintain the same
   during the term of this Lease.  Landlord shall have no responsibility or
   obligation to repair or replace the same.

                               II.  TERM OF LEASE

        The term of this Lease shall be for a period of years described as
   beginning on the "commencement date" established in Article I hereof, plus
   seven (7) years thereafter.  On or before the commencement date, Landlord
   and Tenant shall execute a lease Addendum to this document, which shall
   specify the actual commencement date.

                              III.  RENEWAL PERIODS

        3.1  The term of this Lease may be automatically renewed for no more
   than three (3) successive five (5) year periods, upon the same terms and
   conditions contained herein; except that the rental for the renewal
   term(s) shall be as hereinafter provided in Article IV hereof.  In order
   to avoid any one of the automatic renewal terms, Tenant may notify
   Landlord in writing of a desire to not so renew, which notice shall be
   given not less than nine (9) months or more than six (6) months prior to
   the expiration of the initial term of this Lease or the applicable renewal
   thereof, as the case may be.  Notwithstanding the foregoing, however, in
   the event the Tenant shall be in default hereunder upon expiration of the
   initial term hereunder or upon expiration of any renewal term, this Lease
   shall not be renewed and Tenant shall vacate the Demised Premises as
   otherwise provided for herein.

        3.2  In the event the Tenant shall remain in possession of the
   Demised Premises beyond the initial expiration date or any renewal term,
   having notified Landlord of a desire to not renew this Lease as provided
   for in Section 3.1 hereof, this Lease shall continue in full force and
   effect during such period of occupancy; except that the tenancy shall be
   on a month-to-month basis and except that the rental shall be the monthly
   rent then in effect upon the stated expiration date, plus 50.0% thereof.

        3.3  In the event of any holding over or in the event the Tenant has
   renewed the term of this Lease, the Tenant shall accept the Demised
   Premises in the condition in which the same then is; and Landlord shall
   not be obligated to renovate, redecorate or reconstruct the Demised
   Premises during the renewal period, except as provided elsewhere in this
   agreement.

                                   IV.  RENTAL

        4.1  Tenant agrees to pay to Landlord as a Base Rental for the use
   and occupancy of the Demised Premises, the following annual rentals for
   each "lease year."  For purposes of this agreement, the term "first lease
   year" shall mean the period of time commencing on the commencement date of
   this Lease, and expiring one (1) year thereafter; and subsequent lease
   years shall be succeeding annual periods.  The Base Rental for the first
   lease year is in the sum of $276,000.00, payable in equal monthly
   installments of $23,000.00 per month, payable in advance, beginning on the
   commencement date hereof and on the first day of each calendar month
   thereafter during this lease term or any renewal thereof.  Commencing with
   the second lease year and each lease year thereafter during the term of
   this Lease or any renewal thereof, the Base Rental for each such
   succeeding lease year shall be increased as provided for in Section 4.2
   hereof.

        4.2  The Base Rental shall be periodically adjusted as provided for
   in Section 4.1 hereof.  Commencing with the second lease year and on the
   commencement of each lease year thereafter during the remaining term(s) of
   this Lease, the Base Rental shall be increased by the sum of three percent
   (3%) (compounded) over the Base Rental in effect for the immediately
   preceding lease year.  The adjusted Base Rental shall then remain in
   effect until the next succeeding adjustment.  Under no circumstances shall
   the adjusted Base Rental ever be less than the sum set forth in Section
   4.1 hereof.

        4.3  Tenant shall pay the Base Rental to Landlord for each lease
   year, in equal monthly installments, in advance, on the first day of each
   and every month during the term of this Lease, commencing on the
   commencement date of this Lease, plus any excise, sales, use or privilege
   tax or taxes, if any, levied on the rentals or the receipt thereof, except
   Landlord's income tax.  All rent shall be paid by Tenant to Landlord at
   900 Shasta Drive, Madison, Wisconsin, 53704, c/o Glenn Hovde, or at such
   other place as may be designated in writing by the Landlord.

        4.4  Tenant may occupy the Demised Premises subsequent to the
   substantial completion of Landlord's Work.  In such event, the Tenant
   shall pay to Landlord a rental for such period of occupancy prior to the
   commencement date of this Lease in the sum of $767.00 per day for each day
   (or any portion thereof) so occupied by Tenant.  Such earlier occupancy
   shall not change the commencement date or termination date of this Lease.

        4.5  The rent provided for in this Lease shall be an absolute "net
   net net" return to the Landlord for the term of this Lease, free of any
   expenses or charges whatsoever with respect to the Demised Premises.

                           V.  SERVICES AND FACILITIES

        5.1  Tenant's Obligations.  All installations, fixtures, leasehold
   improvements, finishing and decorating on the Demised Premises not
   provided to be done by Landlord in Article I of this Lease shall be
   furnished and accomplished at the sole cost and expense of the Tenant.

        5.2  Taxes.  During the term of this Lease, Tenant shall pay as
   additional rental, as they become due and payable, and before they become
   delinquent, all real estate taxes and special assessments, levied against
   the building and the lands described in Exhibit A.  All such taxes and
   assessments for the year in which this Lease is terminated shall be
   prorated between Landlord and Tenant, as of the termination date, based on
   the actual taxes and assessments if known or if not known, on the taxes
   and assessments for the calendar year preceding the year within which this
   Lease is terminated.

        5.3  Repairs and Maintenance.  During the term of this Lease, Tenant
   shall at all times keep in good order and condition the Demised Premises
   and the building in which the same are located, together with the
   surrounding walkways and parking lots; and at its own cost and expense,
   make all repairs and perform all required maintenance (including
   structural and roof repairs) to the Demised Premises, the building
   containing the same, and all equipment thereof, including, without
   limitation, all pipes, ducts, conduits, plumbing, heating and air-
   conditioning installations, wiring, gas and electrical fittings, and all
   other equipment of every nature whatsoever (including, but not limited to,
   the overhead doors).  At the termination of this Lease, Tenant shall
   deliver the Demised Premises and building to Landlord in good condition
   and repair, allowance being made for ordinary wear and tear and
   obsolescence.  Tenant shall also be responsible for effectuating all
   structural and roof repairs to the Demised Premises; and for all repairs,
   maintenance and replacement of all driveways, parking lots, sidewalks or
   other facilities serving the Demised Premises or the building in which the
   same are located.  Landlord agrees that it will assign all manufacturers'
   or vendors' warranties on any equipment and any contractor(s)' warranties
   relating to the Demised Premises, to Tenant; provided the same are
   assignable and further provided that the assignments herein referred to
   relate only to those items for which Tenant is responsible for the repair
   and maintenance thereof.

        5.4  Utility Charges and Personal Property Taxes.  Tenant shall pay
   all charges for electricity, gas, telephone, and other similar utility
   charges furnished to the Demised Premises.  Tenant shall pay, before they
   become delinquent, all personal property taxes levied or assessed against
   its property located in the Demised Premises, as well as any taxes levied
   against its leasehold improvements referred to in Section 1.2 hereof.
   Tenant shall be responsible for the payment of sewer and water charges for
   such service to the Demised Premises.

        5.5  Heating and Air Conditioning Repairs and Maintenance.  Tenant
   agrees to pay for all operating, maintenance and replacement costs, and
   expenses in providing refrigerated air conditioning and heat to the
   Demised Premises or any part thereof; and shall pay for all repairs and
   maintenance (including replacement) of the heating and air conditioning
   units located therein.  Such heating and air conditioning units are the
   property of Landlord and are to be provided as part of Landlord's Work.

        5.6  Snow Removal and Grass Cutting.  Tenant shall be responsible for
   all grass cutting and snow removal on the premises described in Exhibit A.

        5.7  Net Net Net Obligations.  It is the intent of the parties hereto
   that the Base Rentals provided for in Article IV be an absolutely net net
   net return to Landlord.  Therefore, Tenant shall be responsible for the
   payment of any and all operation, maintenance and operating cost
   associated with the operation, maintenance and repair of the Demised
   Premises and the building containing the same.

                       VI.  CONDITION AND USE OF PREMISES

        6.1  Use - Compliance with Laws and Restrictions.  Tenant shall have
   the peaceful and quiet use of the Demised Premises for office and
   warehouse purposes, without hindrance on the part of Landlord, and
   Landlord shall warrant and defend Tenant in such peaceful and quiet use
   against the lawful claims by any person claiming by, through or under
   Landlord, so long as the Tenant is not in default hereunder.  Tenant shall
   comply with all present and future laws, ordinances, and regulations of
   duly constituted public authorities now or hereafter in any manner
   affecting the Demised Premises, the adjacent sidewalks and parking lots,
   or any building thereon or the use thereof.  Tenant shall have the right,
   without cost or expense to Landlord, to contest the validity of laws,
   ordinances, or regulations adversely affecting the use of the Demised
   Premises; provided, however, that if the delay in complying with any such
   law, ordinances, or regulations may result in subjecting Landlord to
   criminal liability, such contest shall only be had with the consent of
   Landlord.

        6.2  Changes and Alterations by Tenant.  Without the prior written
   consent of Landlord, Tenant shall not make any structural alteration or
   addition in or to the Demised Premises or to the building erected on the
   lands described in Exhibit A.  Tenant may make alterations which are not
   structural in nature to the Demised Premises provided Landlord's consent
   is first obtained and such consent shall not be unreasonably withheld.
   All alterations, renewals, replacements, or improvements of and additions
   to the Demised Premises or equipment on or appurtenant to the Demised
   Premises made or provided by the Tenant shall, upon termination of this
   Lease, be and become the property of Landlord, except for any trade
   fixtures installed by Tenant and used in connection with the operation of
   its business as provided for in Section 6.5 hereof.

        6.3  Landlord's Right to Inspect and Repair.  Landlord, its agents,
   or other representatives, shall have the right to enter into or upon the
   Demised Premises, or any part thereof, at all reasonable hours for the
   purpose of examining the same, or making such repairs or alterations
   therein that may be necessary for the safety and preservation thereof.

        6.4  Mechanics' Liens.  Tenant shall not permit any mechanics',
   materialmen's, or similar liens to remain upon the Demised Premises for
   labor or material furnished to Tenant or claimed to have been furnished to
   Tenant in connection with work of any character performed or claimed to
   have been performed on the Demised Premises or at the direction or with
   the consent of Tenant, whether such work was performed or materials
   furnished before or after the commencement of the term of this Lease.
   Tenant may, however (provided Tenant gives complete and adequate notice to
   Landlord), contest the validity of any such lien or claim, and further
   provided Tenant shall give to Landlord reasonable security to insure
   payment and to prevent any sale, foreclosure, or forfeiture of the Demised
   Premises by reason of such nonpayment, if required by Landlord.  Upon a
   final determination of the validity of any such lien or claim, Tenant
   shall immediately pay any judgment or decree rendered against Tenant
   and/or Landlord with all proper costs and charges and shall cause such
   lien to be released of record without cost to Landlord, and thereupon
   Landlord shall return the said security provided to be deposited with
   Landlord.

        6.5  Machinery, Apparatus, and Equipment.  Tenant may at any time and
   from time to time install on the Demised Premises such machinery,
   apparatus, and equipment as it may desire for the purpose of its use of
   the Demised Premises, and title to such machinery, apparatus, and
   equipment, and any replacements thereof and additions thereto, shall
   remain in Tenant, even though such machinery, apparatus, and equipment or
   any thereof may be affixed to the Demised Premises in such manner as might
   under applicable law cause the same to be regarded as part of the real
   property.  Upon the termination of this Lease for any cause, Tenant shall
   have the right to remove any and all such machinery, apparatus, and
   equipment, provided only that Tenant shall leave the Demised Premises in
   an undamaged condition; except that any equipment stored on the premises
   by the Tenant to replace equipment originally provided by the Landlord
   shall not be removed and shall become the property of the Landlord.

                                 VII.  INSURANCE

        7.1  Tenant to Provide Insurance.  During the term of this Lease,
   Tenant shall keep all of its personal property, furniture, fixtures,
   leasehold improvements and equipment insured against loss or damage by
   fire or other casualty; and Landlord shall have no responsibility or
   objection in connection therewith.

        7.2  Fire and Casualty Insurance.  The Tenant shall insure the
   building and improvements located on Exhibit A against loss or damage by
   fire with extended coverage (including damage due to windstorm, hail,
   explosion, riot, riot attending a strike, civil commotion, aircraft,
   vehicles, and smoke), in an amount equal to the full replacement value
   thereof.  During the term of this Lease, Tenant shall also provide and
   keep in force for the benefit of Tenant and Landlord policies in standard
   form protecting Landlord and Tenant against any and all liability
   occasioned by accident or disaster, such policies to be written by
   insurance companies satisfactory to Landlord in such amounts as Landlord
   may from time to time determine.  The Landlord and Tenant shall be named
   as the insured in all such policies.  Tenant shall not violate or permit
   to be violated any condition of any of said policies, and Tenant shall so
   perform and satisfy the requirements of the companies writing such
   policies that at all times companies of good standing reasonably
   satisfactory to Landlord shall be willing to write such insurance.

        7.3  Injury and Loss.  Landlord shall not be responsible or liable
   for any injury or death of Tenant or any person on or about the Demised
   Premises, and Tenant agrees to indemnify and hold Landlord harmless
   therefrom.  Landlord shall not be liable for any damage to any property at
   any time stored or kept in the Demised Premises from water, rain or snow,
   which may leak, issue or flow from any part of the building in which the
   Demised Premises are located.  Landlord shall not be liable for any loss
   or damage to Tenant resulting from negligence of any other tenants in the
   said building.

        7.4  Waiver.

        A.   Tenant agrees that any fire or liability insurance policy
   carried by Tenant insuring Tenant's property located in or upon the
   Demised Premises on the Tenant's operations thereof, shall contain a
   provision whereby the insurance carrier waives any right of subrogation
   against the Landlord.

        B.   Landlord hereby releases and waives any and all rights of
   subrogation against Tenant which, in the absence of this release and
   waiver, would arise in favor of any insurance company insuring Landlord
   against loss by fire, extended coverage, casualty and loss of any other
   type, resulting from damage to or destruction of the Demised Premises or
   any portion thereof.  The foregoing waiver of subrogation rights is
   expressly conditioned upon the Tenant's being able to obtain in all
   present and future policies of insurance, clauses which permit the insured
   to release and waive the insurance company's right of subrogation.  In the
   event insurance with such subrogation waiver clause cannot be obtained by
   Tenant, then Tenant shall give written notice thereof to Landlord, and
   after the giving of such notice, the waiver hereinabove set forth shall be
   considered withdrawn and ineffective.

                         VIII.  DAMAGE OR DESTRUCTION

        8.1  In the event the Demised Premises or the building in which the
   same are located shall be partially destroyed by fire or other casualty,
   the Tenant will, as soon as possible, repair or replace said building so
   that Tenant may continue in occupancy.  It is further agreed that the
   rental herein required to be paid shall not abate during the period of
   untenantability of the Demised Premises caused by such partial
   destruction.  Partial destruction under this paragraph is defined as
   damage which will cost less than one-third (1/3) of the replacement cost
   of the entire building to replace.

        8.2  In the event the Demised Premises or the building in which the
   same is located shall be damaged by fire or other casualty, and the cost
   of repair and replacement shall cost more than one-third (1/3) of the cost
   of the entire building to repair and replace, the rent payable hereunder
   shall abate as of the date of the occurrence of said damage, and any
   unearned rent paid or credited in advance shall be refunded.  The Landlord
   and Tenant shall each have the option of terminating this Lease by
   delivering written notice to terminate to the other within forty-five (45)
   days of the date of occurrence of said damage.  If both parties elect not
   to terminate the Lease, and such election shall be evidenced by a written
   agreement within forty-five (45) days of the date of occurrence of said
   damage, then Tenant shall with due diligence rebuild and replace said
   building in substantially the same condition as it was in prior to such
   destruction or damage, within one hundred eighty (180) days of said
   notice; excepting therefrom any delays due to strikes, acts of God or any
   other cause beyond the control of the Landlord; and the primary term under
   this Lease shall then run for the balance of the term (extended by a
   period of time equal to the date of occurrence of said damage to the date
   of completion of said construction), and shall be subject thereafter to
   all of the provisions of this Lease.

        8.3  In the event of any repair, replacement or restoration of the
   Demised Premises, the Tenant may limit such repair, replacement or
   restoration to such as may reasonably be obtained by the application of
   the proceeds of insurance covering such loss, so long as such repair,
   replacement or restoration reasonably accommodates the Tenant's previous
   use of the Demised Premises immediately prior to the destruction.

        8.4  In the event the Demised Premises are not restored or repaired
   as a result of any casualty or loss, all applicable insurance proceeds
   shall be payable to Landlord, except for Tenant insurance proceeds per
   Section 7.1.

                                IX.  CONDEMNATION

        In the event the Demised Premises or any part thereof shall be
   condemned and taken for a public or quasi-public use, any award made to
   compensate either Landlord or Tenant for their respective damage or loss
   shall be paid to Landlord; except for any award or portion thereof
   attributable to Tenant's loss of fixtures, business or relocation costs.
   In the event only a part of the Demised Premises is condemned and taken,
   Tenant, in accordance with plans and specifications reasonably acceptable
   to the Landlord, shall promptly restore the remaining portion of the
   Demised Premises so that it will constitute a complete architectural unit,
   and upon completion of such work and upon payment of the award or
   compensation, the Tenant shall be entitled to apply the proceeds of any
   such award to payment of the cost of such restoration.  There shall be no
   abatement in rent or other adjustments under the circumstances.  Tenant
   may limit any such restoration and repair to that which can be obtained by
   a reasonable application of the proceeds of such award.  Upon any total
   taking, Tenant's obligation to pay rent or to discharge any other
   obligation hereunder, other than the payment of money then due and damages
   arising out of any breach on the part of Tenant, shall cease except as
   provided herein.  If the lands and/or buildings condemned prevent the
   Demised Premises from reasonably accommodating the uses thereof by Tenant,
   this Lease shall then terminate at Tenant's option.

                    X. LANDLORD'S RIGHTS ON DEMISED PREMISES

        Landlord shall have the right at any reasonable time to enter the
   Demised Premises for the purpose of examination or any other purpose
   Landlord may deem necessary for the protection of the rights of Landlord,
   and to exhibit the Demised Premises for sale at reasonable times, and
   during the last nine months of the term to place "FOR SALE" and/or "FOR
   RENT" signs on such portions of the Demised Premises as Landlord may
   determine.

                              XI.  INDEMNIFICATION

        11.1 Notwithstanding anything else contained in this agreement,
   Tenant agrees to indemnify, defend and save Landlord harmless from and
   against any and all claims, damages, costs and expenses, including
   reasonable attorney fees, arising from (1) the conduct or management of
   the business conducted by the Tenant on the Demised Promises, (2) any
   breach or default in the performance of any of Tenant's obligations under
   this Lease, and (3) any intentional tort or other negligence of the
   Tenant, its agents, contractors or employees.  In case any action or
   proceeding be brought against Landlord by reason of any such claim,
   Tenant, upon notice from Landlord, shall defend the same at Tenant's
   expense using counsel satisfactory to Landlord.  Nothing contained in this
   Section 11.1, however, shall be deemed to be an indemnification against,
   nor to relieve Landlord from responsibility (including reasonable attorney
   fees) for, any accident, injury, damage, loss or cost caused by the
   negligent or willful acts of Landlord, its contractors, employees, or
   agents.

        11.2 Waste.  Tenant agrees that it will not suffer or permit waste to
   be committed in or upon any portion of the Demised Premises during the
   term of this Lease.

                         XII.  DEFAULT AND MISCELLANEOUS

        12.1 In the event Tenant fails to pay any rental due hereunder or
   fails to keep and perform any of the other terms or conditions hereof,
   time being of the essence, then fifteen (15) days after written notice of
   default from Landlord, the Landlord may, if such default has not been
   corrected, resort to any and all legal remedies or combination of remedies
   which Landlord may desire to assert including, but not limited to, one or
   more of the following:

             (a)  Lock the doors to the Demised Premises and exclude Tenant
                  therefrom;

             (b)  Retain or take possession of any property on the premises
                  pursuant to Landlord's lien;

             (c)  Enter the premises and remove all persons and property
                  therefrom;

             (d)  Declare the Lease at an end and terminate;

             (e)  Sue for rent due and to become due under the Lease and for
                  any damages sustained by Landlord;

             (f)  Continue the Lease in effect and relet the premises on such
                  terms and conditions as Landlord may deem advisable with
                  Tenant remaining liable for the monthly rent plus the
                  reasonable cost of obtaining possession of the premises and
                  of any repairs and alterations necessary to prepare the
                  premises for reletting, less the rentals received from such
                  reletting, if any.

   No action of Landlord shall be construed as an election to terminate the
   Lease unless notice of such intention be given to Tenant.  In the event
   Landlord pursues any of the specifically stated remedies, that the same
   shall be without prejudice to any other rights or remedies Landlord may
   have and without prejudice to Landlord's right to the past rent due or
   future rent to accrue under the Lease.

        12.2 Should Tenant be adjudicated as bankrupt or make an assignment
   for the benefit of creditors, then, and in any such event, the Landlord
   shall immediately have the right to cancel this Lease, to the extent
   permitted by the bankruptcy laws.  No trustee in bankruptcy, receiver or
   other such person representing Tenant shall have any right to continue in
   the place of the Tenant if the Landlord shall have given notice to the
   Tenant or its representative that this Lease is terminated; and in such
   event all of the other applicable provisions of this Article shall apply
   as though the Lease had been terminated for other cause.

        12.3 Both parties agree to pay all reasonable attorneys' fees and
   other costs and expenses incurred by the prevailing party in any action in
   enforcing any and all obligations under this Lease.

        12.4 Any amount due from Tenant to Landlord hereunder not paid within
   ten (10) days of written notice or demand therefor shall bear interest at
   the rate of fifteen percent (15%) per annum, from the due date until paid,
   unless otherwise specifically provided herein, but the payment of such
   interest shall not excuse or cure any default by Tenant under this Lease.

        12.5 If Landlord shall default in performing its obligations under
   this Lease, Tenant shall give Landlord written notice of the deficiency,
   and Landlord shall have fifteen (15) days to correct the same, and if not
   corrected within said fifteen (15) days and such breach is a material
   breach, (except as herein provided), Tenant may terminate this Lease or
   take such other legal steps to which it may be entitled; except that if
   such corrections cannot be completed within fifteen (15) days, Landlord
   agrees that material progress to make such corrections shall continue
   without interruption at all times; provided, however, that Tenant shall
   not surrender or terminate this Lease by reason of any act or omission by
   Landlord until Tenant shall have first given written notice to the holder
   of any mortgage of record covering the Demised Premises of such act or
   omission by Landlord and affording the holder of any mortgage an
   opportunity to foreclose and remedy the situation as necessary.

        12.6 The failure of Tenant or Landlord to perform any of the
   agreements, covenants, or conditions hereof (other than the Payment of
   rental by Tenant) by reason of war, riot, lockout, strike, casualty, or
   act of God, or by reason of restrictions of regulations of any federal,
   state, or local governmental authority, or other cause beyond Tenant's or
   Landlord's control, whether similar or dissimilar to those above
   enumerated, shall not be a default hereunder as long as such cause
   continues.

        12.7 The failure of Landlord to insist upon strict performance of any
   of the terms, covenants, and conditions hereof to be performed by Tenant
   or the failure to invoke any remedy in the event of a default by Tenant
   shall not be deemed a waiver of any rights or remedies which Landlord may
   have and shall not be deemed a waiver of any subsequent breach or default
   by Tenant in any of such terms, covenants, and conditions of this Lease.

        12.8 In the event of voluntary or involuntary bankruptcy on the part
   of Tenant, or the appointment of a receiver for Tenant, or a voluntary
   assignment to creditors by Tenant, or if this Lease shall by operation of
   law devolve upon or pass to any person, firm, or corporation other than
   Tenant, then and in each of said events, this Lease shall, at the option
   of Landlord, be subject to cancellation forthwith.

        12.9 Notices and demands under this Lease from one party to the other
   shall be given or made by registered or certified mail, with return
   receipt requested, addressed as follows:

        TO LANDLORD:   Hovde Development, Inc.
                       Attn: Mr. Glenn J. Hovde, President
                       900 Shasta Drive
                       Madison, WI 53704

        TO TENANT:     Swing-N-Slide Corp.
                       Attn: Richard G. Mueller, President
                       1212 Barberry Drive
                       Janesville, WI 53545

   The date shown by the return receipt as the date on which said registered
   or certified mail is received by the addressee shall be conclusively
   deemed to be the date on which a notice is given or a demand made.  The
   above addresses may be changed at any time or from time to time by notice
   given from one party to the other in the manner hereinabove provided.  In
   the event legal process is required to be served upon Landlord, it is
   agreed that service of process upon Landlord's managing partner at the
   address specified above shall be service of process upon Landlord.

        12.10     Assignment - Subletting.  Tenant shall not assign this
   Lease or sublet the Demised Premises, in whole or in part, without the
   prior written consent of Landlord first obtained, which shall not be
   unreasonably withheld.  Landlord shall, in writing, advise the Tenant
   within thirty (30) days after the receipt by the Landlord of such
   information relative to an assignee or sublessee as Tenant may provide to
   the Landlord of Landlord's intent to give or withhold consent.  The
   failure of the Landlord to respond within such time limit shall constitute
   the Landlord's consent to such assignment or subletting.  In any event,
   such assignment or subletting shall be without release of the Tenant from
   all of the obligations of this Lease.  In the event this Lease is assigned
   or the premises sublet by the Tenant and the rent to be paid the assignee
   or the sublessee is greater than the rent reserved in this Lease, Tenant
   shall pay such greater amounts to the Landlord in monthly installments.

        12.11     Miscellaneous.  No waiver of any default by Tenant
   hereunder shall be implied from any omission by Landlord to take any
   action on account of such default if such default persists or is repeated
   and no express waiver shall effect any default other than the default
   specified in the express waiver and then only for the time and to the
   extent therein stated.  One or more waivers of any covenant, term, or
   condition of this Lease by Landlord shall not be construed as a waiver of
   a subsequent breach of the same covenant, term, or condition.  The
   invalidity or unenforceability of any provision hereof shall not affect or
   impair any other provisions.  The laws of the State of Wisconsin shall
   govern the validity, performance, and enforcement of this Lease.  The
   headings of the sections herein are for convenience and do not define,
   limit, or construe the contents thereof.

        12.12     Signs.  Tenant shall not put upon nor permit to be put upon
   any part of the premises any signs, billboards, or advertisements which
   whatever, without written consent of Landlord, which consent shall not be
   unreasonably withheld.

                       XIII.  SUBORDINATION AND ATTORNMENT

        13.1 Landlord reserves the right to place liens and encumbrances on
   the Demised Premises, superior in lien and effect to this Lease.  This
   Lease, at the option of the Landlord, shall be subject and subordinate to
   any liens and encumbrances now or hereafter imposed by Landlord upon the
   Demised Premises; and the Tenant agrees to execute and deliver upon demand
   such instruments subordinating this Lease to any such lien or encumbrance
   as shall be required by Landlord from time to time, except that any such
   lien or encumbrance shall be subject to Tenant's right to quiet possession
   hereunder so long as it is not in default hereunder.

        13.2 In the event any proceedings are brought for the foreclosure of
   any mortgage or any other lien covering the Demised Premises, Tenant will
   attorn to the purchaser at foreclosure sale and recognize the purchaser as
   the Landlord under this Lease.  The purchaser by virtue of such
   foreclosure shall be deemed to have assumed, as substitute Landlord, the
   terms and conditions of this Lease until the resale or other disposition
   of its interest by such purchaser.  Such assumption, however, shall not be
   deemed of itself an acknowledgement by the purchaser of the validity of
   any then-existing claims of Tenant against the prior Landlord.

        13.3 Tenant agrees to execute and deliver such further assurance and
   other documents (including a new lease upon the same terms and conditions
   as the within Lease) confirming the foregoing as such purchaser may
   reasonably request.  Tenant waives any right of election to terminate this
   Lease because of any such foreclosure proceedings.

        13.4 Tenant agrees, upon request by Landlord from time to time, to
   execute agreements with the holder of any mortgage covering the Demised
   Premises wherein Tenant agrees to waive any right of election to terminate
   this Lease because of any foreclosure proceedings, to attorn to such
   holder of any mortgage in accordance with Section 13.2 hereof, and not to
   surrender or terminate this Lease by reason of any act or omission of
   Landlord until Tenant shall have first given written notice to such holder
   of any mortgage of record of such act or omission by Landlord and
   affording the holder of any mortgage an opportunity to foreclose and
   remedy the situation as necessary.  In consideration of Tenant's executing
   any such agreement, the holder of any mortgage shall therein agree that so
   long as Tenant is not in default, (beyond any period given to cure such
   default) in the performance of any of the terms, covenants, or conditions
   of this Lease on the Tenant's part to be performed, the mortgagee will not
   join Tenant as a party defendant in any action or proceeding for the
   purpose of terminating Tenant's interest and estate under this Lease.

                          XIV.  WAIVER AND SEPARABILITY

        14.1 The consent of the Landlord in any instance to any variation of
   the terms of this Lease or the receipt of rent with knowledge of any
   breach shall not be deemed to be a waiver as to any breach of any covenant
   or condition herein contained, nor shall any waiver be claimed as to any
   provision of this Lease unless the same be in writing, signed by the
   Landlord or the Landlord's authorized agent.

        14.2 This Lease and any written addendum contains the entire
   agreement between Landlord and Tenant.

        14.3 If any term or provision of this Lease or any application hereof
   shall be invalid or unenforceable, the remaining terms and provisions of
   this Lease and any other application of such term or provision shall not
   be affected thereby.

                                XV.  TERMINATION

        15.1 Upon the termination of this Lease for any reason, Tenant shall
   deliver up and surrender to Landlord the Demised Premises in good
   condition and repair, reasonable wear and tear and obsolescence excepted.

        15.2 Upon termination of this Lease, Tenant, if not in default
   hereunder, may take and remove from the Demised Premises all trade
   fixtures and equipment placed or installed therein by Tenant, provided
   that Tenant shall restore and repair any damage done to the Demised
   Premises by such removal and provided that materials so glued or affixed
   to floors, walls, ceilings, or structural parts of the Demised Premises as
   are not susceptible of removal without damage to the Demised Premises
   shall become the property of the Landlord upon termination.  In no event
   may Tenant remove any tenant improvements installed at the expense of
   Landlord.  Any items not removed by Tenant within thirty (30) days after
   such termination shall, at the option of Landlord, become the property of
   Landlord; but Tenant shall continue to pay rent until said space is
   finally delivered to the Landlord.

                           XVI.  ESTOPPEL CERTIFICATES

        Each party agrees that from time to time upon written request of the
   other party or the holder of any mortgage covering the Demised Premises,
   the party requested so to do will execute, acknowledge and deliver to the
   other party or to the mortgagee, as the case may be, a certificate
   evidencing whether or not:

             (a)  This Lease is in full force and effect;

             (b)  This Lease has been modified or amended in any respect, and
                  submitting copies of such modifications or amendments, if
                  any; and

             (c)  There are any existing defaults under this Lease to the
                  knowledge of the Tenant or Landlord and specifying the
                  nature of such defaults, if any.

                                XVII.  NO MERGERS

        There shall be no merger of this Lease or of the leasehold estate
   hereby created with the fee estate in the Demised Premises or any part
   thereof by reason of the fact that the same person, firm, corporation or
   other legal entity may acquire or hold, directly or indirectly, this Lease
   or the leasehold estate hereby created or any interest in this Lease or in
   such leasehold estate and the fee estate in the Demised Premises or any
   interest in such fee estate.

                XVIII.  STORAGE OF MATERIALS AND REMOVAL THEREOF

        Notwithstanding any other provisions contained in this Lease,  Tenant
   shall not utilize any part of the Demised Premises for the storage of
   hazardous materials or toxic wastes as those terms are defined in
   applicable federal, state and local rules and regulations including, but
   not limited to, U.S. Federal Register, Vol. 52, #77.  On or before the
   termination of this Lease, Tenant agrees to remove all materials brought
   to the Demised Premises at any time after the commencement date, and
   agrees to pay to the Landlord the cost of removing any such materials in
   the event Tenant fails to remove such materials and such materials are
   removed by the Landlord.

                               XIX.  PARTIES BOUND

        This Lease and the provisions thereof shall be binding upon and shall
   inure to the parties hereto and their respective successors and assigns;
   it being understood, however, that nothing herein contained shall be
   construed to affect, abridge, or modify in any manner the provisions of
   Section 12.10 hereof.

                             XX.  OPTION TO PURCHASE

        20.1 During the term or this Lease and any and all extensions, the
   Tenant shall have the right and option to purchase the Demised Premises,
   the building comprising the same and the lands thereof, as set forth in
   Exhibit A, in accordance with the terms and provisions set forth herein.
   In order to exercise said Option, Tenant shall exercise it by giving
   written notice to Landlord during the term of this Lease.  Such notice
   shall specifically advise the Landlord of Tenant's intent and election to
   purchase the premises in accordance with the provisions of this Section
   20.1. Upon the exercise of the Option, then in such event, the Landlord
   shall provide to the Tenant, a commitment for title insurance, issued by a
   title insurance company licensed to engage in business in the State of
   Wisconsin, in an amount equal to the purchase price.  Upon receipt of such
   commitment, Tenant shall have ten (10) days to object to the same.  If no
   objection is made, then the Tenant shall be deemed to have accepted the
   commitment.  If an objection is made, Landlord will then have thirty (30)
   days within which to cure any title defects so raised.  Within thirty (30)
   days following the date of the notice exercising the Option, the
   transaction shall be closed.  At the closing, the Tenant shall pay the
   purchase price; and upon payment therefor, the Landlord shall convey the
   Demised Premises, the land and building described in Exhibit A, to the
   Tenant, free and clear of all liens and encumbrances, excepting any lien
   or encumbrance created by the act or omission of the Tenant.  Upon such
   conveyance, this Lease shall terminate and be of no further force and
   effect.  Landlord shall be responsible for the payment of any and all real
   estate transfer tax occasioned as a result of the sale of the property;
   and there shall be no proration of taxes, insurance and other costs,
   excepting rental payments which will be prorated to the date of
   termination of the Lease.  For purposes hereof, the purchase price shall
   be determined pursuant to the following formula.  The Base Rental in
   effect for the lease year in which the closing shall occur, shall be
   applied against the capitalization rate of ten percent (10%) to arrive at
   the purchase price.  For example, if the Base Rent in effect for the year
   in question is in the sum of $300,000.00, said Base Rent would then be
   divided by a factor of .10 to arrive at a purchase price of $3,000,000.00.
   Notwithstanding anything to the contrary contained herein, the notice
   exercising the Option shall be given at least six (6) months in advance of
   the anticipated closing and the closing must occur on or before the
   February 1st following the date of the notice.

        IN WITNESS WHEREOF, the parties hereto have caused these presents to
   be signed on their behalf by all on the day and year first written above.

   IN THE PRESENCE OF:           TENANT:

                                 SWING-N-SLIDE CORP.


     /s/ Kelly Richards          By:  /s/ Richard G. Mueller
                                      Name:     Richard G. Mueller
                                      Title:    President

   IN THE PRESENCE OF:           LANDLORD:

                                 HOVDE DEVELOPMENT, INC.


   _____________________         By:  /s/ Glenn J. Hovde
                                      Glenn J. Hovde, Landlord


<PAGE>


                                    EXHIBIT A

        The following described lands situated in the County of Rock, State
   of Wisconsin, to-wit:

             6 acres - Janesville, Wisconsin - corner of Enterprise Drive
             (400') and Wuthering Hills Drive to be surveyed off from a 16.99
             acre parcel being purchased from the City of Janesville.

             Enterprise Drive is under construction and Wuthering Hills Drive
             is to be constructed in 1996 by the City of Janesville at no
             cost to the Tenant.

             Tenant will have no special assessments for the construction of
             Enterprise Drive being done in 1995 nor for Wuthering Hills
             Drive being constructed in 1996 by the City of Janesville as a
             part of their TIF District cost.

<PAGE>


                                    EXHIBIT B

                                 Building Layout

             Those plans submitted October 12, 1995, and are a part of this
             Lease.


<PAGE>


                                    EXHIBIT C

                                 Landlord's Work

             Landlord's work includes those items in the building plans and
             also set forth in the letter of intent.

             90,000 sq. ft. metal building - 24' high at eaves
             16 docks with 8 dock levelers
             2000 sq. ft. office/bathroom/breakroom with HVAC
             2000 sq. ft of deck above office/bathroom/breakroom    sprinkled
             +/- 6 acres of land subject to survey