EXHIBIT 10.9

                    GREENERY E'XECUTIVE SUITES LEASE

This lease is made and entered into on 1/30/02 and between the GREENERY
EXECUTIVE SUITES, (herein after referred to as "Lessor"), and Amerimmune
Pharmaceuticals, Inc. (herein after referred to as "Lessee").


1.   DESCRIPTION OF PREMISES. Premises shall consist of Suite Number A-40
     at 920 Hampshire Road, Westlake Village, CA 91361-2815. (Designated
     suite(s) is outlined on the attached floor plan as Exhibit A). In
     addition, Lessee shall have use of the common areas including the
     lobby and conference rooms to be shared with all other tenants. The
     Greenery Executive Suites building is a non-smoking building.
     Smoking is Permitted outside in the atrium areas.

2.   TERM. The term of this Lease is 12 Months, commencing 2/1/02 and
     3/31/03 unless terminated sooner as herein provided.

3.   RENEWAL. Lessee agrees that  it shall give Lessor thirty (30) days
     written notice, return receipt requested, of Lessee's intention to
     vacate this premises at the expiration of the aforementioned term.
     In the event Lessor does not receive said notice prior to thirty
     (30) days as provided herein, Lease shall be renewed for an
     additional period equal to the original term subject to the same
     covenants and conditions as contained herein. In addition to the
     right of Lessor to terminate this Lease Agreement as otherwise
     provided herein, Lessor shall also have the right, irrespective of
     Lessee's rights, to terminate this Lease Agreement at the end of the
     original term or any renewal term as provided herein by giving
     written notice of such intention to terminate Lease, return receipt
     requested, at least thirty (30) days prior to the ending date of the
     original term or any renewal tenn as provided herein.

4.   USE. Lessee shall use the premises for the following specific
     purpose of general office business, and shall not use or permit the
     premises to be used for any other purpose without prior written
     collsent of Lessor. For so long as Lessee shall comply with the
     provisions, conditions and covenants of this Lease, Lessor also
     warrants and guarantees that Lessee shall have full enjoyment and
     peaceable possession of the Premises for the use stated herin
     without hindrance or interruption at all times during the term of
     this leas.

5.   RENT.  Lessee agrees to pay to lessor, without prior noticc or
     demand, for the premises, the sum, $ 1,450. 00 on or before the
     first (1st) day of each and every successive calendar month
     thereafter during the term hereof, except that the first

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     month's rent shall be paid upon the execution hereof. Rent for any
     period during the term hereof which is for less that one (1) month
     shall be prorated portion of the monthly installment herein based
     upon a thirty (30) day month.  Said rent shall be paid directly to
     Lessor without deduction or offset, in lawful money of the United
     States of America.  If the rent is not received by the Lessor within
     ten (10) days from when the rent is due and payable as provided
     herein, Lessee shall pay to Lessor, a late fee in the amount of
     twenty-five dollars ($25.00) payable immediately thereafter.  The
     late fee is payable without prejudice to Lessor to exercise any
     other rights or Remedies if Lessee fails to pay his rent.  In the
     event rental is not paid in a timely fashion, landlord may deny use
     of common areas until payent is made pursuant to this lease.

     This is a gross lease. The Lessor pays for utilities including gas,
     electrical and water.  The Lessee pays for his/her own telephone
     bill. Lessor shall provide building standard janitorial services
     five times per week (unless national holiday occurs).

     Upon execution of Lease, Lessee shall pay to Lessor $ 2, 900. 00
     representing rent for first and last months.
     If the specified term of this Lease is for more than (1) year, rent
     for the second year and each succeeding year of this Lease shall be
     increased by the Consumer Price Index (CAP.) percent.  The Consumer
     Price Index will be the All Urban Consumers, All Items, Los
     Angeles-Long Beach-Anaheim Metropolitan Areas, compiled by the
     Department of Labor.  Said Consumer Price Index compiled for the
     month which is two months prior to the month of commencement date,
     shall be the basic index.  The adjustment will be make for the prior
     twelve (12) month period.

6.   SECURITY DEPOSIT. An additional deposit of $200.00 for any expenses
     caused by Lessee, including but not limiited to damages, cleaning,
     painting and unpaid rent or other fees, shall be deposited with
     Lessor upon execution of Lease. Total monies due upon execution of
     Lease (security deposit plus advance rent) S3,JDQ,0o , plus any
     pro-rata due. The Security Deposit is fully refundable, ifno
     expenses are incurred by the Lessor. Lessor shall be held
     responsible for damages it causes and Lessor shall leave the
     premises in similar condition as they are at lease inspection, less
     ordinary wear and tear, repairs and/or cleanup from casualty.

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     RECEPTION AREA AND RECEPTIONIST. A furnished Commoll area shall be
     provided for the purpose of receiving clients, customers, and guests
     of Lessee whoare awaiting appointments or meetings with Lessee,
     Lessor shall provide a receptionist *in said area from 8:30 a.m. to
     5:00 p.m., Mondays through Fridays, Holidays excluded, for the
     purpose of greeting such clients~. customers and guests and to
     promptly inform Lessee or its agents of their presence.

     b) ANSWERING SERVICE AND VOICE MAIL. Lessor shall provide one person
     to answer, incoming telephone calls of Lessee during, office hours
     as stated above in subparagraph (a) and to promptly forward messages
     to the Lessee, its agents, or voice mail box. Lessee will pay for
     all  fees necessary  for the installation of telephone
     communications in Lessor's Suite for the purpose of receiving
     outsidt calls. It is necessary to have a telephone that is
     compatible with Lessor's telephone system. GTE will bill each tenant
     for their lines installed and bill each tenant for their monthly
     phone charges.

     c) SECRETARIAL SERVICE. - The Greenery Executive Suites will ensure
     that a secretarial support service is maintained on the premises.
     This service shall provide word processing, copying, and faxing for
     a fee, on a first come basis. Fees will be negotiated directly with
     the secretarial service. Each user of the secretarial service shall
     be solely liable for the accuracy of their corrununications and/or
     coiTespondence and shall hold Greenery Executive suites and the
     secretarial service harmless from any dainages as a result of
     inaccuracy Or errors.

     d) CONFERENCE ROOM. Lessor shall provide one or more conference
     rooms for the purpose of handling conferences or meetings staged by
     Lessee. Said conference room(s) will be available on a first-come,
     first-served basis through prior arrangement with the Lessor's
     receptionist or designated agent Lessor reserves the right, from
     time to time, to institute and/or change the rules and regulations
     relating to the use of the conference room(s). The rules and
     regulations established, from time to time, are hereto incorporated
     into this Lease and the breach of such rules and regulations shall
     be deemed a breach of this Lease.
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8    PROHBITIVE USES:  Lessee shall not Commit or permit the commission
     of any acts on said premises in  any way that:

     a) Will increase the existing rates or cause cancellation  of any
     fire, casualtly, liability, or . other insurance poli cy insuring
     the building or its contents;

     b) Violates or conflicts with any law, statute, ordinance or
     government rule or regulation, whether now in force or hereinafter
     enacted, governing said premises or the building,

     c) Obstructs or interferes with the rights of other tenants or
     occupants of the building or injures or annoys them;

     d) Constitutes the commission of waste on said premises or the
     conunission or maintenance of a nuisance as defined by the laws of
     the State of California;

     e) Violates the rules and regulations established, from
     time-to-time, by Lessor to govern the use of the common areas of the
     Greenery Executive Suites, including, but not limited to, the lobby
     and conference room(s).

     f) Interfere with the operation of the suite by the Lessor or
     interferes, with the business of the other tenants of the suite.

     g) Any commission of the foregoing prohibited acts as set forth
     above shall be considered a material breach of this Agreement.

9.   ALTERATIONS, IMPROVEMENTS OR ADDITIONS/CARE OF PREMISES.
     Lessee shall not make any alterations, improvements or additions to
     the premises without obtaining the written permission of the Lessor
     such as shelving, wall covering or locks. Lessee shall take good
     care not to cause damage to the premises and, at the expiration of
     this Lease, shall deliver the premises to Lessor in as good
     condition as when received by Lessee, repairs that are the
     responsibility of Lessor, damage from casualty, and reasonable use
     and wear expected.

10.  MAINTENANCE AND REPAIRS. Lessor shall deliver possession of the
     premises in good sanitary order, condition and repair. Lessee shall
     exercise due care not to cause damage to the premises and every part
     thereof, damage thereto from causes beyond the reasonable control of
     lessee and ordinary wear and tear excepted.  Lessee shall, upon the
     expiration or sooner termination of this Lease

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     hereof surrender the premises, to the Lessor in good Condition,
     ordingry wear and tear, repairs Which are thc responsibility of
     lessor, damages from casualty,a nd damage from causes beyond the
     resonable control of  lessee excepted. Lessee shall not be
     responsible for any repairs to the structure, mechanical,
     electrical, plumbing, sprinklers, and the like systems. If Lessee
     has given notice to terminate or Lessee is in default of rental
     payments, Lessor's receptionist or authorized agent may show the
     premises, with advance notice, to prospective tenants between the
     hours of 9:00 a.m. and 5:00 p.m., Monday through Friday. Lessor
     agrees to keep the building of which the premises are a part, the
     premises and the cormnon areas in clean order, first-class operating
     condition and in good repair at all times during this Lease.

11.  ASSIGNMENT AND-SUBLETTING.  Lessee shall not either voluntarily or
     by operati on of law, assign, transfer, mortgage, pledge,
     hypotliecate or encumber this Lease or any interest therein, and
     shall not sublet the said premises or any part thereof, or any right
     or privilege appurtenant thereto or suffer any other person (the
     employees, agents, servants and invites of Lessee excepted) to
     occupy or use the said premises, or any portion thereof, without the
     written consent of Lessor first liand and obtained, which consent
     shall not be uru-easonably withheld, and a consent to one
     assignment, subletting, occupation or use by another person. Any
     such assignment or subletting without such consent shall be void,
     and shall, at the option of the Lessor, constitute a default under
     this Lease.

12.  ATTORNEY'S  FEES. If either party commences litigation in connection
     with the enforcing the terms of this Lease or in the event suit  is
     brought for recovery of any rent due under this Lease or damages by
     the breach of any covenant or condition of this Lease, then the
     prevailing party shall be entitled to recover reasonable attorney's
     fees and court costs from the. other party.

13.  INSURANCE INDEMINTY.  Lessor shall not be liable for any damage to
     property or injury to persons sustained by Lessee or others caused
     by conditions or activities on the premises, unless such conditions
     or activities are proximately caused by Lessor's action or
     negligence. Lessee shall indemnify and hold Lessor harmless against
     any and all claims and damages arising out of Lessee"s use of the
     premises including attorney fees, and shall carry liability
     insurance miuring Lessor and Lessee against any claims in an amount
     of not less than $1,000,000. per occurrence of  bodily injury and
     property damage combined. Lessee shall furnish Lessor with
     certificate of insurance naming the Lessor as an additional named
     insured and shall notify Lessor that such policy is in full force
     and effect within thirty (30) days of the commencement of the lease.
     Lessor will not carry insurance on Lessee's personal property.

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14.  RULES AND REGULATIONS. Lessee shall faithfully observe and comply
     with the rules and regulations of the building or those that the
     Lessor shall from time to time, promulgate.  Lessor reserves the
     right, from time to time, to make all resonable modifications to
     said rules. The addlitions to those rules shall be binding upon
     Lessee upon delivery of a copy of them to Lessee. Lessor shall not
     be responsible to Lessee for the non-performance of any said rules
     by and other tenants or occupants but shall proceed with due
     diligence to enforce same.

15.  INABILITY TO DELIVER POSSESSION.  If, as a result of causes beyond
     the Lessor's reasonable control, Lessor is unable to deliver
     possession of the premises by the commencement date, Lessor shall
     not be liable for any damage caused to Lessee thereby. Such delay
     shall not extend the term of this Lease nor shall it make the Lease
     void or violable. Lessee, however, shall not be liable for rent
     until Lessee obtains possession of the Premises. Lessee may elect to
     terminate this Lease immediately upon giving notice in such count or
     at anytime prior to Lessor effecting Possession.

16.  DEFAULTS/REMEDY.  If Lessee defaults or neglects to perform any of
     its obligations under this Lease, then Lessor after reasonable
     notice in writing as set forth, may terminate this Lease, if such
     conditions are not cured within that time. Time is of the essence
     hereof. If any rent or any part thereof shall be and remain unpaid
     when due, or if Lessee violates or defaults in any of the provisions
     of this Lease, then Lessor may terminate this Lease after ten (10)
     days' notice, and re-enter the premises. Notwithstanding any
     re-entry and retaking of possession, Lessee's liability for the rent
     provided herein shall not be extinguished for the balance of the
     term of the Lease.

17.  BINDING ON HEIRS AND SUCCESSORS. This lease shall be binding on and
     shall insure to the benefit of the heirs, executors, administrators,
     successors, and assigns of the parties, Lessor And Lessee, hereto,
     but nothing in this paragraph shall be construed as a consent by
     Lessor to any assignment of Us lease.

18.  WAIVER OF BREACH.The waiver of any breach provision of tbis Lease by
     a party shall not constitute a continuing waiver or a waiver of any
     subsequent breach by the party either of the same or of another
     provision of this Lease.

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19.  ACCESS TO PREMISE . Lessee shall permit Lessor access to the
     premises at all reasonable times for the purpose  of inspecting or
     making  repairs. Additions or alterations to the premises..

20.  PARKING  Executive suite tenants are requested. at no charge, to
     park in the lot conveniently located on the west side of the
     complex. Greenery Executive Suites can also provide covered parking
     at no additional charge.

21.  SIGNAGE.  All signs will be provided by the Lessor to identify each
     suite. No additional signs or other forms of advertising will be
     permitted on the doors or windows of the building.

22.  DESTRUCTION OR DAMAGE OF PREMISES.  In the event the premises are
     destroyed or damaged by fire, earthquake, or any other Act of God,
     then this Lease shall terminate without liability, by either Lessor
     or Lessee. Lessor shall, however, promptly make all other repairs to
     the structure and its various systems, so as to maintain the
     habitability of the premises. Failure to do so, is a material breach
     of this Lease entitling Lessee to terminate the lease immediately
     upon written notice with no liability for rent beyond the date of
     occurrence rendering the premises reasonably uninhabitable or fit
     for their purpose as an executive suite.

23.  NOTICES. Except where otherwise required by statute,  all notices
     given pursuant to the provisions hereof may be sent by registered or
     certified mail, postage paid to the  last known mailing address of
     the party for whom the notice is intended.

24.  INSOLVENCY OR BANKRUPTCY.  If Lessee becomes insolvent; voluntarily
     or involuntarily bankrupt, or if a receiver or other liquidating
     officer is appointed for the business of Lessee which will
     constitute default herein, then Lessor may terminate this Lease.

25.  ESTOPPEL CERTIFICATE.  Lessee agrees to execute any such estoppel
     certificates as Lessor may, from time, to time, request detailing
     the status of Lessee's rental under this lease agreement

26.  ENTIRE AGREEMENT. It is understood and agreed by Lessor and Lessee
     that there are no promises, agreemeents, conditions, understandings,
     warranties oral or written, expressed or implied, between them,
     other than

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     as herin set forth and that this Lease shall not be modified except
     in writing acknowledged by all parties.

IN WITNESS WHEREOF, Lessor and Lessee have executed this Lease on the day
and year first mentioned.

LESSOR:                            LESSES:

GREENERY EXECUTIVE SUITES          AMERIMMUNE PHARMACEUTICALS, INC.

BY:Sandy Abblett                   BY: Pamela M. Kapustay
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TITLE: Office Manager              TITLE: V.P. of Operations
-------------------------------    -------------------------------

DATE:      1/30/02                 DATE:      1/30/02
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                   [Blueprint sketch of office space]









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