Exhibit 10.1

                               AGREEMENT OF LEASE

                                      LEASE

     THIS LEASE is made as of the 12th day of August, 2011, by and between CORBI
PROPERTIES,  L.L.C, a limited  liability company organized under the laws of the
state of Iowa and CLEAR LAKE SPECIALTY PRODUCTS,  INC., a corporation  organized
under the laws of the state of Iowa  (hereinafter  collectively  referred  to as
"Landlord") and THE SOUTH STREET BAKERY, INC., a corporation organized under the
laws of the state of Delaware (hereinafter referred to as "Tenant").

                                    RECITALS

     WHEREAS,  Landlord is the owner of a 51,950 square foot industrial building
on Lots 9, 10, 11 &12 in the Clear Lake Industrial Park, the improvements  being
know as 2205 6th Avenue, South Clear Lake, IA 50428; and

     WHEREAS,  Tenant  desires  to lease  the  Premises  and  certain  Equipment
described on Exhibit "A" attached hereto (hereinafter defined) for manufacturing
ready baked, processed and packaged wholesale baked products; and

     WHEREAS,  the parties desire to enter into this Lease,  which defines their
respective rights, duties, and liabilities relating to the Premises.

     NOW,  THEREFORE,  WITNESSETH in  consideration  of the mutual  promises and
covenants  contained  herein,  and other good and  valuable  consideration,  the
receipt and  sufficiency of which are hereby  acknowledged,  Landlord and Tenant
hereby agree as follows:

                                 SECTION 1

                                DEFINITIONS

     For  purposes  of this Lease,  Landlord  and Tenant  hereby  agree that the
following terms shall have the indicated meanings:

Additional  Rent:  all sums of money or  charges  required  to be paid by Tenant
under this Lease other than Annual Rent, whether or not such sums or charges are
designated "Additional Rent", including Percentage Rent.

Annual Rent: shall be the consideration set forth in paragraph 5 hereof.

Assignment:  any  assignment,   transfer,  mortgage,  or  encumbrance,   whether
voluntarily, involuntarily, or by operation of law, of Tenant's interest in this
Lease,  any sublease by Tenant,  any license by Tenant of space in the Premises,
or any  concession  agreement  by  Tenant  with  respect  to all or  part of the

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Premises,  any  agreement by Tenant giving any other person the right to use all
or part of the  Premises,  or such other  events  determined  to be  Assignments
pursuant to Section 29.

Bonds:  the City of Clear Lake,  Iowa Variable Rate Demand  Development  Revenue
Bonds (Joe Corbi's Pizza Project)  Series 2006 issued in the original  aggregate
amount of $3,600,000 in order to provide  financing for the  acquisition  by the
Landlord of the land and the  acquisition,  construction  and  equipping  by the
Landlord of the Building.

Building: the improvements  containing  approximately 51,950 square feet located
at 2205 6th Avenue, South Clear Lake, IA 50428.

Commencement Date: August 12, 2011.

Common Area Maintenance and Marketing Charge:  N/A

Documents:  all the documents and agreements entered into by Landlord and others
in connection  with the Bonds and the Letter of Credit  issued by  Manufacturers
and Traders Trust Company to provide payment for, and secure the payment of, the
principal and purchase price of, and interest on, the Bonds

Escrow Payments:  any Insurance Escrow Payment,  Tax Escrow Payment,  or similar
monthly payment into escrow

Equipment:  all that equipment  described on Exhibit "D" which is located in the
Building  to be used by Tenant for  manufacturing  ready  baked,  processed  and
packaged wholesale baked products and cookie dough.

Extension Term: a period of one (1) year from the last day of the Original Term.

Hazardous  Material:  any  hazardous  or  toxic  substance,  material,  or waste
including, but not limited to, those substances, materials, and wastes listed in
the United States Department of Transportation Hazardous Materials Table (49 CFR
172.101) or by the Environmental  Protection Agency as hazardous  substances (40
CFR Part 302) and amendments thereto, or such substances,  materials, and wastes
that are or become regulated under any applicable federal,  state, or local law,
ordinance,   or  regulation   including,   but  not  limited  to,  the  Resource
Conservation   and  Recovery  Act,  the  Toxic   Substances   Control  Act,  the
Comprehensive  Environmental Response,  Compensation and Liability Act ("CERCLA"
or "Superfund"), the Clean Air Act, and the Clean Water Act

Insurance Expense: Landlord's annual cost of carrying fire and extended coverage
insurance on the Building and all other  insurance  required by the Documents to
be carried by Landlord

Landlord:  Corbi  Properties,  L.L.C., an Iowa limited  liability  company,  its
successors  and  assigns  and  Clear  Lake  Specialty  Products,  Inc.,  an Iowa
corporation its successors and assigns.

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Land:  those parcels of land  containing in the  aggregate  approximately  14.36
acres located at 2205 6th Avenue South, Clear Lake, Iowa. . Landlord's  Address:
1430 Desoto Road Baltimore, Maryland 21230

Landlord's Telecopier Number:

Lease  Year:  in the  case  of the  first  Lease  Year,  that  period  from  the
Commencement Date to the anniversary date of the Commencement Date;  thereafter,
"Lease  Year" shall mean each  successive  twelve  (12)  calendar  month  period
following the  expiration of the first Lease Year.  The last Lease Year shall be
the period from the end of the preceding Lease Year to such date of termination.

Monthly  Installment of Rent: the sum of the Monthly Installment of Annual Rent,
and Insurance Escrow Payment,  Tax Escrow Payment, and any other amount required
to be paid hereunder on a monthly basis.

Mortgage:  any  mortgage,  deed of trust,  or security  agreement  from Landlord
affecting the Premises, or any part thereof, at any time.

Mortgagee:  Manufacturers  and Traders  Trust Company while any of the Bonds are
outstanding and the Letter of Credit Agreement dated as of April __, 2011 by and
between Landlord and Manufacturers  and Traders Trust Company is in effect,  and
thereafter, any other beneficiary of any Mortgage.

Net Income: Earnings after cost of goods sold, sales, administrative and general
expenses, interest, taxes and other miscellaneous income expenses.

Notices: all notices, requests,  demands, or other communications,  which may be
or are required or permitted to be served or given under this Lease.

Original  Term: a period of one (1) year  commencing on the  Commencement  Date,
plus,  unless the  Commencement  Date is the first day of a calendar month,  the
number of days from the  Commencement  Date to the last day of the month  during
which the Commencement  Date falls,  with the right of an automatic one (1) year
extension if the Tenant has complied with the conditions of the Lease.

Permitted Use:  manufacturing of ready baked,  processed and packaged  wholesale
baking and cookie dough.

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Premises: the Land, the Building and the Equipment.

Rent: all Annual Rent, Monthly  Installments of Annual Rent, and Additional Rent
payable by Tenant to Landlord under this Lease.

Security  Deposit:  the  sum  set  forth  in  paragraph  7  to  assure  Tenant's
performance of the Tenant's obligations under this Lease.

Taxes: all taxes,  assessments,  and governmental charges of any kind and nature
whatsoever  levied  or  assessed  against  the  Premises.   Notwithstanding  the
foregoing, Taxes shall not include any taxes levied on income of Landlord.

Tax Escrow Payment: the monthly amount equal to one-twelfth (1/12) of Landlord's
estimate of Tenant's proportionate share of the Taxes.

Tenant: The South Street Bakery,  Inc., a Delaware  corporation,  its successors
and assigns.

Tenant's Address: 3400 Mt. Pleasant Street, Burlington, Iowa

Tenant's Mailing Address:

Tenant's Telecopier Number:

Tenant's Trade Name:

Tenant's  Equipment  and Personal  Property:  Any equipment or items of personal
property  installed or located within the Premises by Tenant in connection  with
the operation of the business.

Term: the Original Term and any Extension  Term as to which Tenant  exercises an
option to renew this Lease

     When used herein, the singular shall apply to the plural, the plural to the
singular, and the use of any gender shall apply to all genders.

                                    SECTION 2

                               DEMISE OF PREMISES

     Landlord  leases to Tenant and Tenant leases from Landlord the Premises for
the Term, Rent, and upon the terms, covenants, and conditions set forth herein.

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                                    SECTION 3

                                      TERM

     Landlord  and Tenant  hereby  agree that the term of this Lease and for the
demise  of the  Premises  shall  be  for a  period  of one  (1)  year  from  the
Commencement  Date. Tenant shall have the exclusive first right to automatically
renew this Lease for an Extension  Term of one (1) year.  The terms of the Lease
during  any  Extension  Term shall be the same terms  during the  original  term
except that Tenants Option to Purchase shall no longer be available.

                                    SECTION 4

                     CONSTRUCTION AND ACCEPTANCE OF PREMISES

                             [INTENTIONALLY OMITTED]

                                    SECTION 5

                                      RENT

     (a) Tenant shall pay unto  Landlord the Annual Rent of Three  Hundred Sixty
Thousand  Dollars  ($360,000.00).  Tenant  shall  pay the  Annual  Rent in equal
monthly  installments  of Thirty  Thousand  Dollars  ($30,000.00).  The  Monthly
Installments of Annual Rent shall be paid by the 1st day of each and every month
for  the  Term  of  this  Lease,   without   deduction,   set-off,   recoupment,
counterclaim,  or demand, at Landlord's  Address or at such other place as shall
be designated in writing by Landlord. If the Term shall commence or end on a day
other than the first day of a month,  the  Monthly  Installment  of Rent for any
such  partial  month of the Term  shall be  prorated  on a per diem  basis.  The
Monthly  installments  of Annual Rent shall be fully applied  towards (i) paying
down the  principal  and  interest  expense  of the Bonds in  substantially  the
allocation  set forth on Schedule 1,  attached  hereto,  (ii) the payment of the
principal  and interest  related to that certain  mixer  equipment  note between
Clear Lake Specialty  Products,  Inc. and M&T Bank and (iii) any fees related to
the operation of the Premises.

     This  Lease  shall  be  deemed  and  construed  to  be a  "net  lease"  and
accordingly,  anything in this Lease to the contrary  notwithstanding,  Landlord
shall receive any payments  required to be made by Tenant free from any charges,
assessments,  impositions,  expenses, set offs, recoupments or deductions of any
and every kind or nature whatsoever.  Tenant's obligation to pay Rent under this
Lease  shall  not be  affected  by  reason  of any  prohibition,  limitation  or
prevention  of Tenant's use,  occupancy or enjoyment of the Property  other than
the Landlord's breach of the covenant contained in Section 18.

     (b) In  addition  to the Annual  Rent  Tenant  shall pay unto  Landlord  as
Additional  Rent such costs that  Landlord  shall incur in  connection  with the

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ownership or operation of the Premises.  Such costs shall include but be limited
to any Taxes,  as set forth in Section 10 of this  Lease.  Tenant  agrees to pay
Insurance Expense related to the Premises.

     (c) In the event that Tenant  shall fail to exercise its Option to purchase
the Premises as identified in paragraph 8 of the Lease,  Tenant shall  beginning
on August 12, 2012 pay as Additional Rent  Percentage  Rent. The Percentage Rent
due shall be equal to Ten Percent  (10%) of the Net Profits  generated by Tenant
from the operation of the Premises in the immediately  proceeding month.  Tenant
shall deliver to Landlord at the end of each month a statement setting forth its
revenue for the prior month.  Tenant shall on the twenty-fifth day of each month
pay the  Percentage  Rent to Landlord  shall credit any payments  made under the
this  provision  towards the Purchase  Price if Tenant  exercises  its Option to
purchase the Premises in  accordance  with the terms of Section 8 of this Lease.
Said  payments are to be applied  directly to the principal  outstanding  on the
Bonds and the portion of the  accelerated  amortization  that results from these
payments  will  increase  the  portion of the  monthly  rental  payment  that is
attributed  to  principal on the Bonds.  Landlord  shall  provide  Tenant with a
monthly statement indicating the principal balance on the Bonds and the value of
the Net Purchase Price.

                                   SECTION 6

                                 LATE PAYMENTS

     In the event that any monthly installment of Annual Rent or Additional Rent
is not paid by the  tenth  (10th)  day  after  it is due,  Tenant  shall  pay to
Landlord as  additional  rent a late charge  equal to five  percent (5%) of such
payment  which  remains due but unpaid.  Notwithstanding  the  foregoing  to the
contrary,  no late charge or interest  thereon  shall be due with respect to the
first late  payment in any twelve (12) month  period until such time as Landlord
has provided five (5) days advance  written  notice to Tenant of such failure to
pay and Tenant fails to make such  payments  within ten (10) days of the date of
such written notice from  Landlord.  Landlord shall not be required to give more
than one (1) such notice in any twelve (12) month calendar period.

                                    SECTION 7

                                SECURITY DEPOSIT

     Tenant has  deposited  with Landlord  simultaneously  with the execution of
this Lease a Security Deposit of Sixty Thousand Dollars ($60,000.00),  which sum
shall be held  without  payment of interest as security for the  performance  by
Tenant of its  obligations  under this Lease.  Landlord is authorized to deposit
those funds in a non-interest-bearing account. Landlord shall not be responsible
for the  solvency  of the  depository  so long as it is insured  by the  Federal
Deposit Insurance  Corporation,  or similar insurer. If Tenant shall perform all

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of its obligations  under the Lease,  the Security  Deposit shall be refunded to
Tenant,  without  interest,  within thirty (30) days after  termination  of this
Lease. If Tenant shall default in any obligation,  Landlord shall be entitled to
apply  any  or all  of  the  Security  Deposit  toward  Landlord's  damages,  as
substantiated by Landlord,  and Tenant shall,  within five (5) days after notice
thereof,  deposit  with  Landlord an amount  sufficient  to restore the Security
Deposit to its original amount,  which amount shall  constitute  Additional Rent
under the Lease.

                                    SECTION 8

                               OPTION TO PURCHASE

     Landlord  does hereby grant unto Tenant the Option to purchase the Premises
and  Equipment  from the  Landlord.  Tenant  shall have until August 11, 2012 to
exercise the Option. Should the Tenant fail to exercise the Option by August 11,
2012  date  then in that  event  this  Option  shall  be null and void and of no
further effect.  Tenant shall exercise this Option by delivering to Landlord two
copies of a  Contract  of Sale  attached  hereto as  Exhibit  B.  Closing on the
purchase  shall occur no later than ninety (90) days after Tenant  exercises the
Option.  Tenant shall pay all costs associated with the sale and purchase of the
Premises and Equipment  including but not limited to any sales tax,  recordation
and/or transfer  taxes.  Landlord agrees to credit towards the Purchase Price an
amount  equivalent  to any principal  payments  made on the Bonds,  Mortgage and
loans on the Equipment.

                                    SECTION 9

                                    UTILITIES

      Tenant shall promptly pay all charges for  electricity,  water, gas (where
available),  telephone service,  sewerage service, and other utilities furnished
to the Premises and shall promptly pay any maintenance charges therefor.  Tenant
shall place any accounts for such utilities in its own name.

                                   SECTION 10

                                      TAXES

     (a) Tenant shall be liable for all taxes levied against personal  property,
trade fixtures, and tenant improvements placed by Tenant in the Premises. If any
such taxes based on the personal  property or trade fixtures placed by Tenant in
the Premises are levied against Landlord or Landlord's  property and if Landlord
elects  to pay the same or if the  assessed  value  of  Landlord's  property  is

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increased by inclusion of personal  property and trade fixtures placed by Tenant
in the  Premises and  Landlord  elects to pay the taxes based on such  increase,
Tenant  shall pay to  Landlord  upon  demand  that part of such  taxes for which
Tenant is primarily liable hereunder. Tenant shall pay any personal property tax
assessed against the Equipment,  with such tax payments in year one of the Lease
to be on a pro rata basis for the period of occupancy.

     (b) Tenant  agrees to pay as  Additional  Rent all Taxes levied or assessed
against the Premises. Tenant shall pay such Taxes within thirty (30) days of the
delivery of the invoice  for such taxes,  with such tax  payments in year one of
the Lease to be on a pro rata basis for the period of occupancy.

     (c) If  Tenant  should  fail to pay any  Taxes  required  to be paid out by
Tenant hereunder,  in addition to any other remedies  provided herein,  Landlord
may,  if it so elects,  pay such  Taxes.  Any sum so paid by  Landlord  shall be
deemed  to be due and owing by Tenant to  Landlord  and due as  Additional  Rent
within five (5) days after written demand.

     (d) If at any time  during the Term of this Lease,  the  present  method of
taxation shall be changed so that in lieu of the whole or any part of any taxes,
assessments,  levies, or charges levied, assessed, or imposed on real estate and
the  improvements  thereon,  there  shall be  levied,  assessed,  or  imposed on
Landlord a capital levy, or other tax directly on the rents  received  therefrom
and/or a franchise  tax  assessment,  levy, or charge  measured by or based,  in
whole or in part,  upon such rents,  then such taxes,  assessments,  levies,  or
charges that are in lieu of the present method of taxation shall be deemed to be
included within the term "Taxes" for the purposes hereof.

     (e) Any payment to be made  pursuant to this  Section  with  respect to the
real estate tax year in which this Lease commences or terminates  shall bear the
same ratio to the payment that would be required to be made for the full year as
that part of such tax year covered by the Term of this Lease bears to a full tax
year.

     (f) Tenant shall have the right to employ a tax consulting  firm to attempt
to  assure a fair Tax  burden  on the  Premises.  Tenant  shall  bear the  costs
associated with the employment of any such consultant.

     (g) In addition to the other payments under this Section,  Tenant shall pay
upon  written  demand any  reasonable  fees,  expenses,  and costs  incurred  by
Landlord  in  contesting  any Tax,  or any  assessments,  levies,  or tax  rate,
applicable to the Premises or portions  thereof.  Landlord  shall provide Tenant
all notices of any Tax, or any assessments,  levies, or tax rate,  applicable to
the Premises or portions thereof and in the event Landlord files for bankruptcy,
insolvency or shall no longer be in business,  shall in a timely and  reasonable
manner  provide  Tenant,  and advise the Tax  authorities  of  Tenant's  mailing
address for all future Tax notices.

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                                   SECTION 11

                            USE AND CARE OF PREMISES

     (a) The  Premises may be used only for the  Permitted  Use and for no other
purpose or purposes without the prior written consent of Landlord.

     (b) Tenant,  at Tenant's expense,  shall comply with all laws,  ordinances,
and regulations of federal,  state, and local authorities pertaining to Tenant's
use  of  the  Premises  and  with  the  recorded  covenants,   conditions,   and
restrictions,  regardless  of when they  become  effective,  including,  without
limitation,  the  Americans  with  Disabilities  Act of 1990 and all  applicable
federal, state, and local laws, ordinances, or regulations pertaining to air and
water quality,  Hazardous  Material,  waste disposal,  air emissions,  and other
environmental   matters,  all  zoning  and  other  land  use  matters,   utility
availability, and with any direction of any public officer or officers, pursuant
to law,  which shall impose any duty upon Landlord or Tenant with respect to the
use or occupation of the Premises.

     (c)  Tenant  shall (i) not cause or permit  any  Hazardous  Material  to be
brought  upon,  kept,  or  used  in or  about  the  Premises  by  Tenant  or its
contractors or subcontractors, or its or their agents, or employees, without the
prior  written  consent  of  Landlord,  which  Landlord  shall not  unreasonably
withhold as long as Tenant  demonstrates to Landlord's  reasonable  satisfaction
that such  Hazardous  Material is necessary  or useful to Tenant's  business and
will be  used,  kept,  and  stored  in a  manner  that  complies  with  all laws
regulating any such  Hazardous  Material so brought upon, or used, or kept in or
about the Premises.  If Tenant breaches the obligations  stated in the preceding
sentence,  or if the  presence of Hazardous  Material on the Premises  caused or
permitted  by  Tenant  results  in   contamination   of  the  Premises,   or  if
contamination of the Premises by Hazardous  Material  otherwise occurs for which
Tenant is legally liable to Landlord for damage resulting therefrom, then Tenant
shall  indemnity,  defend,  and hold Landlord  harmless from any and all claims,
judgments,  damages, penalties, fines, costs, liabilities, or losses (including,
without limitation, diminution in value of the Premises, damages for the loss or
restriction  on use of  rentable  or  usable  space  or of  any  amenity  of the
Premises,  damages  arising from any adverse impact on marketing of space,  sums
paid in settlement of claims, attorneys' fees, consultant fees, and expert fees)
which arise during or after the lease term as a result of such contamination.

     This  indemnification of Landlord by Tenant includes,  without  limitation,
costs incurred in connection  with any  investigation  of site conditions or any
clean-up, remedial, removal, or restoration work required by any federal, state,
or local  governmental  agency or  political  subdivision  because of  Hazardous
Material  present in the soil or ground water on or under the Premises.  Without
limiting  the  foregoing,  if the  presence  of any  Hazardous  Material  on the
Premises  caused or  permitted  by Tenant  results in any  contamination  of the
Premises,  Tenant  shall  promptly  take all actions at its sole  expense as are
necessary  to  return  the  Premises  to the  condition  existing  prior  to the

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introduction  of any such  Hazardous  Material to the  Premises;  provided  that
Landlord's  approval of such  actions  shall first be obtained,  which  approval
shall not be unreasonably withheld so long as such actions would not potentially
have any material adverse  long-term or short-term  effect on the Premises.  The
foregoing  indemnity shall survive the expiration or earlier termination of this
Lease

     Landlord  hereby  warrants  to the  best  of its  knowledge  that as of the
Commencement  Date of the Lease no contamination of the Premises has occurred as
the result of the use,  storage or  presence  of any  Hazardous  Material on the
Premises. In the event that contamination is determined to have existed prior to
the  Commencement  Date of this Lease then in that event Landlord shall, for all
contamination  that  arose or  existed  on or prior  to the  Commencement  Date,
indemnify,  defend, and hold Tenant harmless from any and all claims, judgments,
damages, penalties, fines, costs, liabilities, or for the loss or restriction on
use of rentable or usable  space or of any amenity of the  Premises,  as well as
any sums paid in settlement of claims,  attorneys'  fees,  consultant  fees, and
expert   fees)  which  arise   during  the  lease  term  as  a  result  of  such
contamination.

     (d) At the  commencement  of this  Lease,  and on  January  1 of each  year
thereafter, including January 1 of the year after the termination of this Lease,
Tenant  shall  disclose  to  Landlord  the names and  amounts  of all  Hazardous
Materials,  or any combination thereof,  which were stored, used, or disposed of
on the  Premises,  or which Tenant  intends to store,  use, or dispose of on the
Premises.

     (e) Tenant  shall not,  without  Landlord's  prior  written  consent,  keep
anything  within the  Premises for any purpose  which  increases  the  insurance
premium cost or invalidates any insurance policy carried on the Premises. Tenant
shall pay as  Additional  Rent,  upon  demand by  Landlord,  any such  increased
premium cost due to Tenant's use or occupation  of the  Premises.  Except to the
extent  prohibited by law, all property kept,  stored,  or maintained within the
Premises by Tenant shall be at Tenant's sole risk.

     (f) Tenant shall take good care of the Premises and keep the same free from
waste at all times. Tenant shall keep the Premises and sidewalks,  service-ways,
and loading  areas  adjacent to the Premises  neat,  clean,  and free from dirt,
rubbish,  insects, and pests at all times, and shall store all trash and garbage
within  appropriate  containers,  arranging for the regular pickup of such trash
and garbage at Tenant's expense.

     (g) Tenant shall  procure,  at its sole  expense,  any permits and licenses
required for the  transaction  of business in the Premises and otherwise  comply
with all applicable laws, ordinances,  and governmental  regulations that affect
the  Premises  either  now  or in the  future.  Notwithstanding  the  foregoing,
Landlord  agrees to provide any consents for any permits and licenses  necessary
to operate the business on the  Premises,  and shall not  unreasonably  withhold
said consent.

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     (h) Tenant shall procure, at its sole expense,  any permits and/or licenses
required  for  the use  and  operation  of the  Equipment.  Notwithstanding  the
foregoing,  Landlord  agrees to provide any consent for any permits and licenses
necessary to operate the Equipment on the Premises,  and shall not  unreasonably
withhold said consent.

                                   SECTION 12

                        REPAIRS AND MAINTENANCE BY TENANT

     (a) Tenant shall keep the Premises in good clean  condition  and shall,  at
its sole cost and  expense,  make all needed  repairs and  replacements.  Tenant
shall keep all plumbing units,  pipes, and connections free from obstruction and
protected against ice and freezing. If any repairs required to be made by Tenant
hereunder  are not made within ten (10) days after written  notice  delivered to
Tenant by Landlord (except that in an emergency no notice shall be required), at
Landlord's  option,  and in addition to  Landlord's  other  remedies  under this
Lease,  at law or in equity,  Landlord may (but shall not be obligated  to) make
such repairs without  liability to Tenant for any loss or damage that may result
to its stock or  business  by reason of such  repairs.  Within  sixty (60) days,
Tenant  shall pay to  Landlord as  Additional  Rent  hereunder  the cost of such
completed or ongoing repairs plus ten percent (10%) of the amount  thereof,  and
failure  to do so shall  constitute  an event of default  hereunder  for any non
insurance related damages.

     (b)  Maintenance  and  replacement  of the  air  conditioning  and  heating
equipment  shall be Tenant's sole  responsibility  throughout the entire Term of
this  Lease.  Tenant  shall  provide  Landlord  with  proof  of  a  service  and
maintenance  agreement upon occupancy.  Landlord represents and warrants that as
of the Commencement  Date the air  conditioning  and heating  equipment has been
inspected, maintained and is in proper working order.

     (c) Tenant  shall,  at its sole cost and expense  maintain,  and repair the
Equipment.  Tenant shall keep in place during the Lease,  service or maintenance
contract(s)   or  plan(s)  for  the  Equipment   which  shall  comply  with  the
specifications  or  requirements  established  by  the  manufacturer(s)  of  the
Equipment.  Tenant shall provide  Landlord  with evidence of the existence  such
plans  annually.  Landlord  represents and warrants that as of the  Commencement
Date the  Equipment  has been  inspected,  maintained  and is in proper  working
order.

     (d)  Tenant  will  repair  promptly  at its own  expense  by or  under  the
direction of Landlord any damage (whether  structural or  nonstructural)  to the
Premises  caused by any  construction  or  alteration  performed by Tenant or by
bringing into the Premises any property for Tenant's use, or by the installation
or removal of such property, regardless of fault or by whom such damage shall be
caused,  unless  solely by the  negligence  of  Landlord or its  contractors  or
subcontractors or its or their agents or employees.

                                       11
<PAGE>
     (e) Tenant  shall  have no right to direct or  instruct  any of  Landlord's
contractors  or  subcontractors  or their agents or  employees,  except with the
prior written agreement of Landlord.

     (f)  Tenant  shall be  responsible  for  maintaining  the  exterior  of the
Premises  including  and parking areas or loading  docks.  Tenant shall bear the
cost of any snow removal for such areas.

                                   SECTION 13

                               REPAIRS BY LANDLORD

     Landlord  shall  have  no  obligation  to  make  repairs  to the  Premises.
Notwithstanding  the  foregoing,  for a period  of one (1) year from the date of
this Lease,  Landlord agrees that it shall, at its sole and absolute expense and
immediately upon notification, make all necessary repairs and/or replacements of
the broken gear in the Sigma mixer with tilting gear as  identified by Kofab and
confirmed by Marvin Miller and James Eagen with serial number ______________.

                                   SECTION 14

                          PLACEMENT OF HEAVY EQUIPMENT

     Tenant shall not place a load upon any floor of the Premises  exceeding the
floor load per square foot area which such floor was  designed to carry or which
may be allowed by law.  Landlord  reserves the right to prescribe the weight and
position  of all  safes,  telephone  switchboards,  computers,  or  other  heavy
equipment,  and to prescribe the  reinforcing  necessary,  if any,  which in the
opinion of Landlord may be required under the circumstances, such reinforcing to
be at Tenant's expense.  Business machines and mechanical equipment, if approved
by Landlord in a separate written agreement  between Landlord and Tenant,  shall
be placed  and  maintained  by  Tenant,  or at  Tenant's  expense,  in  settings
sufficient in Landlord's  judgment to absorb and prevent  vibration,  noise,  or
annoyance,  and Tenant  shall,  at its expense,  take such steps as Landlord may
direct to remedy any such condition.

                                   SECTION 15

                                  FORCE MAJEURE

     This Lease and the  obligation of Tenant to pay Rent  hereunder and perform
all of the other covenants and agreements  hereunder on the part of Tenant to be
performed shall not be affected, impaired, or excused because Landlord is unable
to fulfill any of its obligations under this Lease or is unable to supply, or is
delayed in  supplying,  any service to be supplied by it under the terms of this

                                       12
<PAGE>
Lease or is unable to make,  or is delayed in making,  any  repairs,  additions,
alterations,  or decorations or is unable to supply, or is delayed in supplying,
any  equipment  or  fixtures,  if Landlord is  prevented or delayed or otherwise
hindered  from doing so by reason of any outside  cause  whatsoever,  including,
without limitation,  acts of God; fire; earthquake;  flood; explosion; action of
the elements;  declared or undeclared war; riots; civil disturbances;  inability
to procure or a general  shortage of labor,  equipment,  energy,  materials,  or
supplies in the open  market;  breakage or  accident  to  machinery;  partial or
entire  failure of  utilities;  failure of  transportation;  strikes;  lockouts;
action  of labor  unions;  condemnation;  injunction;  court  order  or  decree;
governmental  preemption;  any rule,  order,  or regulation of any department or
subdivision  of any  government  agency;  or the conditions of supply and demand
which have been or are affected by war or other emergency.  Similarly,  Landlord
shall not be liable for any interference with any services supplied to Tenant by
others  if such  interference  is caused  by any of the  reasons  listed in this
Section.  Nothing  contained  in this  Section  shall be deemed  to  impose  any
obligation on Landlord not expressly imposed by other provisions of this Lease.

                                   SECTION 16

                              SURRENDER OF PREMISES

     (a) At the expiration or earlier  termination  of the Term of this,  Lease,
Tenant shall peaceably  surrender the Premises in broom clean condition and good
order and  repair and  otherwise  in  substantially  the same  condition  as the
Premises was upon the commencement of this Lease,  except for: (i) ordinary wear
and tear,  (ii)  needed  repairs or  maintenance  to the  Premises  that are not
required to be repaired and/or maintained by Tenant, and (iii) damage by fire or
other  casualty to the extent there is actually paid to Landlord,  to repair any
damage to the Premises,  sufficient  net proceeds from the policies of insurance
which  Tenant is obligated to provide and to maintain  under the  provisions  of
this Lease.

     (b)  If   Landlord   elects  to  require   that   alterations,   additions,
improvements,  changes, affixations of chattels, or other work made or performed
by Tenant to the Premises be removed at the  termination  of this Lease,  Tenant
hereby  agrees to cause the same to be removed at its sole cost and expense.  If
Tenant  fails to remove  the same,  Landlord  may cause  them to be  removed  at
Tenant's expense, and Tenant hereby agrees to reimburse Landlord for the cost of
such  removal  together  with all and any damages  that  Landlord may suffer and
sustain  by reason of  failure  of Tenant  to  remove  the same.  At  Landlord's
election,  any  or all of the  alterations,  additions,  improvements,  changes,
affixations  of  chattels,  or other work made or  performed  by Tenant upon the
Premises  shall  remain at the  termination  of this  Lease and not be  removed.
Tenant's  obligation  to observe  and perform  the  covenants  set forth in this
Section  shall  survive the  expiration  or earlier  termination  of this Lease.
Tenant shall be permitted to remove any equipment which installs on the Premises
at the expiration of the Lease. Provided,  however, that Tenant shall return the
Premises  to   substantially   the  same  condition  as  existed  prior  to  the

                                       13
<PAGE>
installation of such  Equipment.  Should Tenant cause any damage to the Premises
as the result of the  removal of its  Equipment  Tenant  shall be liable for the
cost of any repairs occasioned by such damage. In the event that Tenant fails to
repair such damage prior to the  expiration  of the Lease and Landlord  shall be
forced to make such repairs Tenant shall reimburse Landlord for the actual costs
of such repair plus Ten Percent (10%) of the costs of such repairs.

     (c) At the  expiration  or earlier  termination  of the Term of this Lease,
Tenant shall  promptly  remove all property that it owns from the Premises under
the provisions of this Lease,  and, failing to do so, Landlord at its option may
either (i) cause that  property  to be removed at the risk and expense of Tenant
(both as to loss and damage),  and Tenant  hereby  agrees to pay all  reasonable
costs and expenses incurred  thereby,  including sums paid to store the property
elsewhere  and the cost of any repairs to the Premises  caused by the removal of
the property,  or (ii) upon five (5) days' written  notice to Tenant,  which the
parties agree is commercially reasonable,  sell at public or private sale any or
all of such  property,  whether  exempt  or not from  sale  under  execution  or
attachment  (such property being deemed charged with a lien in favor of Landlord
for all sums due  hereunder),  with the  proceeds  to be applied as set forth in
this Lease.  Landlord is entitled by Tenant to treat the  property as  abandoned
and title shall pass to Landlord.

                                   SECTION 17

                    ABANDONING PREMISES OR PERSONAL PROPERTY

     Tenant shall not vacate or abandon the Premises at any time during the Term
of this  Lease,  but if  Tenant  does  vacate  or  abandon  the  Premises  or is
dispossessed  by process of law, any personal  property  belonging to Tenant and
left on the Premises may, at the option of the Landlord,  be deemed to have been
abandoned by Tenant.

                                   SECTION 18

                      QUIET ENJOYMENT/LANDLORD'S WARRANTIES

     Landlord  warrants  that  Tenant  shall  be  granted  peaceable  and  quiet
enjoyment of the Premises free from any eviction or  interference by Landlord or
anyone claiming through Landlord or Landlord's  successors or assigns,  provided
Tenant pays the Annual Rent and  Additional  Rent provided  herein and otherwise
fully performs the terms, covenants, and conditions imposed herein.

     (a) Landlord specially warrants that Landlord shall be seized of fee simple
title to the Premises, that Landlord's title thereto shall be good of record and
in fact,  and that  Landlord's  title shall be marketable and free of any liens,
encumbrances,  or  restrictions of any kind,  except for those title  exceptions
agreed to by Tenant  which are listed on Exhibit C which is attached  hereto and
incorporated herewith.

                                       14
<PAGE>
     (b) Landlord warrants that if and so long as Tenant shall not be in default
hereunder,  Tenant shall  quietly hold,  occupy,  and enjoy the Premises and all
rights  relating  thereto  during  the Term,  without  hindrance,  ejection,  or
molestation by Landlord or any party claiming by,  through,  or under  Landlord,
subject to the terms of this Lease.

                                   SECTION 19

                       INDEMNIFICATION AND WAIVER OF CLAIM

     Except when caused by the  negligence  or willful  misconduct  of Landlord,
Tenant shall  indemnify and save Landlord  harmless  against and from, and shall
reimburse Landlord for, all liabilities, obligations, damages, fines, penalties,
claims  demands,  costs,  charges,  judgments,  and expenses,  including but not
limited to, reasonable  attorney's fees which may be imposed upon or incurred or
paid by or asserted  against Landlord or Landlord's fee or reversionary or other
interest  in the  Premises  by  reason of or in  connection  with any one of the
following:

     (a) Tenant's use and occupancy of the Premises; (b) the conduct of Tenant's
business or any work or activity or other things  allowed or permitted by Tenant
to be done in or on the Premises;  (c) any breach or default in the  performance
of any of Tenant's  obligations under this Lease; (d) any  misrepresentation  or
breach of  warranty  by Tenant  under this  Lease;  and/or (e) any other acts or
omissions or Tenant, its agents, employees, invitees or contractors.

     In case any action or proceeding is brought  against  Landlord by reason of
any claims  described in this Section,  Tenant,  if Landlord gives Tenant prompt
written notice thereof, shall, at Tenant's expense, resist or defend such action
or proceeding.

                                   SECTION 20

                                    INSURANCE

                             20.1 Tenant's Insurance

     Liability  Insurance.  Tenant,  at Tenant's  sole cost and  expense,  shall
obtain and maintain in effect throughout the Term a policy of Commercial General
Liability  Insurance (ISO form or equivalent) naming Landlord and (at Landlord's
request)  the  Mortgagee  as  additional  insureds,  protecting  Tenant  against
liability for bodily injury,  death and property damage occurring upon or in the
Leased Premises,  with such policy to afford protection to the limit of not less
than

                                       15
<PAGE>
One  Million  Dollars  ($1,000,000)  with  respect to bodily  injury or death or
damage to property  arising from any one  occurrence  and Three Million  Dollars
($3,000,000) from the aggregate of all occurrences within each policy year.

     (b) [Intentionally omitted.]

     (c) Property Damage  Insurance.  Tenant, at Tenant's sole cost and expense,
shall  obtain  and  maintain  throughout  the Term a policy of  property  damage
insurance  on  the  Tenant's  Equipment  and  Personal  Property  in  an  amount
sufficient to prevent Tenant from becoming a co insurer.

     (d) Workers'  Compensation  Insurance.  Tenant,  at Tenant's  sole cost and
expense,  shall  obtain and  maintain  throughout  the Term a policy of workers'
compensation  insurance covering all persons  (regardless of number) employed on
the Premises,  which insurance shall include all coverage required by applicable
State law.

     (e) Business  Interruption  Insurance.  Tenant,  at Tenant's  sole cost and
expense,  shall  obtain and  maintain  throughout  the Term a policy of business
interruption  insurance sufficient to satisfy Tenant's obligations  hereunder in
the event the  Buildings,  fixtures or  Equipment on the Premises are damaged or
destroyed by fire or other casualty event.

     (f) Policy Requirements.  The insurance policies required to be obtained by
Tenant under this Section 20.1 and by Landlord  under Section 20.2: (i) shall be
issued by an  insurance  company of  recognized  responsibility  qualified to do
business in the  jurisdiction in which the Building is located which is rated A-
or better  (and is in a  Financial  Size  Category  of Class  VIII or higher) by
Best's Key  Rating  Guide or which has an  equivalent  financial  rating  from a
comparable  insurance  rating  organization,  and (ii) shall  provide  (and each
certificate  evidencing  the existence of such  insurance  policy shall certify)
that the  insurer  shall  provide  thirty  (30)  days  prior  written  notice of
cancellation or amendment  (other than to increase the amount of coverage).  All
such policies shall be written as primary  policies,  not contributing  with, or
relating  simply to any excess not  covered  by,  any  policy  the  Landlord  or
Landlord  may  carry.  Tenant  shall,  within  thirty  (30)  days  prior  to the
expiration  of such  policies,  furnish  Landlord  with  renewals  or binders or
Landlord may order such  insurance and charge the cost to Tenant,  which amounts
shall be payable  by Tenant on  demand.  All  limits of  liability  required  by
subsection (a) may be satisfied by maintaining a policy of primary insurance and
a policy or policies of excess liability insurance.  Neither the issuance of any
insurance  policy  required  under this Lease nor the minimum  limits  specified
herein with respect to Tenant's  insurance  coverage shall be deemed to limit or
restrict in any way Tenant's liability arising under or out of this Lease. It is
understood and agreed that said policies may be blanket and/or umbrella policies
covering  other  locations  operated by Tenant or Landlord,  its  affiliates  or
subsidiaries,  provided that such blanket  and/or  umbrella  policies  otherwise
comply with the provisions of this subsection.

                                       16
<PAGE>
     (g) Evidence of Insurance.  On or before the Commencement  Date, and thirty
(30)  days  before  the  expiration  of  the  expiring  certificate   previously
furnished,   Tenant  shall  deliver  to  Landlord  a  certificate  of  insurance
evidencing  the  issuance of each  insurance  policy.  Tenant  shall  deliver to
Landlord  certificates of insurance evidencing the existence and amounts of such
insurance required to be obtained by Tenant under this section with loss payable
clauses  satisfactory to Landlord;  provided that in the event that Tenant fails
to procure and maintain such insurance,  Landlord may (but shall not be required
to) procure  same at Tenant's  expense and any sum so paid by Landlord  shall be
deemed to be owing by Tenant to Landlord and due and payable as Additional  Rent
within  five (5) days  after  Landlord's  written  notice  to  Tenant  regarding
Landlord's payment of such sum. No such policy shall be cancelable or subject to
reduction of coverage or other modification  except after thirty (30) days prior
written notice to Landlord by the insurer.

     (h)  Indemnification of Landlord.  Except for the willful or negligent acts
or  omissions  (where  applicable  law imposes a duty to act) of Landlord or its
agents,  employees or  contractors,  Tenant  hereby agrees to indemnify and hold
harmless Landlord, the Additional Insureds and the officers,  directors,  agents
and employees  of, and the partners in,  Landlord and the  Additional  Insureds,
from and against any and all claims, losses, actions,  damages,  liabilities and
expenses (including reasonable attorneys' fees and disbursements) that (i) arise
from or are in connection  with Tenant's  possession,  use,  occupancy,  repair,
maintenance or control of all or any part of the Premises or the Equipment,  the
making  or  removal  of any  Tenant  Equipment  or  Personal  Property  and  the
performance of all related construction work, or that relate in any other manner
to the business  conducted by Tenant in the Premises,  or (ii) arise from or are
in  connection  with any willful or  negligent  act or omission of Tenant or its
agents, contractors,  subcontractors, invitees and/or licensees, or (iii) result
from any  default,  breach,  violation  or  nonperformance  of this Lease or any
provision  therein by Tenant,  or (iv) arise from injury or death to individuals
or damage to property  sustained on or about the Premises.  Tenant shall, at its
own cost and  expense,  upon notice  thereof from  Landlord,  defend any and all
actions,  suits and  proceedings  which may be  brought  against  Landlord,  the
Additional  Insureds and the officers,  directors,  agents and employees of, and
the partners in,  Landlord and the  Additional  Insureds,  or any of them,  with
respect to the foregoing or in which Landlord,  the Additional  Insureds and the
officers,  directors, agents and employees of, and the partners in, Landlord and
the Additional  Insureds,  or any of them,  may be impleaded.  Tenant shall pay,
satisfy and discharge any and all final money  judgments  which may be recovered
against Landlord,  the Additional Insureds and the officers,  directors,  agents
and employees of, and the partners in, Landlord and the Additional Insureds,  or
any of them,  in  connection  with the  foregoing.  For so long as  Tenant is in
compliance  with the insurance  requirements of this Section 20.1, the indemnity
provided  above  shall  be  limited  to the  policy  limits  of such  insurance,
excluding only such deductibles as Tenant  maintains (such deductible  amount to
be determined by Tenant in its sole discretion),  provided, however, that Tenant
is still  liable if the act is not covered by Tenant's  insurance  or  insurance
coverage is not in place.

                                       17
<PAGE>
     (i) (Contractual  Liability  Insurance.  Tenant agrees to keep and maintain
throughout  the Term as part of the  coverage of its  policy(ies)  of  liability
insurance  contractual liability coverage or a contractual liability endorsement
covering Tenant's  liability to Landlord for bodily injury or damage to property
of others under subsection (h), in the same limits required by subsection (a).

     (j) Prohibition Against Concurrent Insurance. All property damage insurance
shall be  written  as  primary  insurance.  Tenant  shall not take out  separate
insurance  concurrent  in form or  contributing  in the  event of loss  with any
property damage insurance carried by Landlord for the Premises,  unless Landlord
is included  therein as an insured.  (k)Revision  of Insurance  Coverage.  As of
January 1, 2012 and January 1 of each year thereafter,  the parties shall review
whether the insurance  minimums  stated in this Section 20.1 and in Section 20.2
provide for sound and prudent coverage in relation to liability risks as of each
such date. As of each date, the parties shall discuss the appropriate  liability
insurance  minimums.  Within  thirty (30) days  following  establishment  of any
required adjustment, Tenant or Tenant, as applicable, shall forward to the other
certificates of insurance indicating that insurance is no less than the required
amounts and is in full force and effect.

     (l) Waiver.  Landlord,  on one hand, and Tenant, on the other,  shall waive
any and all  rights of  recovery  against  the other or  against  the  officers,
employees, agents and representatives of the other, on account of loss or damage
occasioned to such waiving party or its property or the property of others under
its control caused by fire or any of the extended coverage risks described above
to the extent that such loss or damage is insured.  Tenant  shall give notice to
the insurance  carrier or carriers  involved that the foregoing mutual waiver of
subrogation option is contained in this Agreement.

                            20.2 Landlord's Insurance

     (a) Property  Damage  Insurance.  Landlord,  at its cost and  expense,  but
subject to Section 5, shall obtain and maintain  throughout the Term a policy of
property  damage  insurance  covering the Facility  and the  Equipment,  but not
Tenant's Work,  Alterations or Tenant's Personal  Property,  providing  all-risk
coverage in such amount as any first  Mortgagee of the Facility may from time to
time  require  or in such  greater  amount  as  Landlord  may from  time to time
determine,  but in no event less than the replacement  cost (excluding  footings
and  foundations)  of the Facility  and with a  deductible  of not more than one
percent (1%) of the replacement value of the Facility.

     (b) Liability  Insurance.  Landlord,  at Landlord's  cost and expense,  but
subject to Section 5, shall obtain and maintain in effect  throughout the Term a
policy of  Commercial  General  Liability  Insurance  (ISO  form or  equivalent)
insuring  Landlord and naming Tenant as an additional  insured against liability
for bodily injury,  death and property  damage  occurring  upon, in or about the
Land and the Facility, with such policy to afford protection to the limit of not
less than Three  Million  Dollars  ($3,000,000)  combined  single  limit  annual

                                       18
<PAGE>
aggregate  for  bodily  injury,  death and  property  damage and  provide  for a
deductible  of not more than one percent  (1%) of the  replacement  value of the
Building.

     (c)  Blanket  Policy.  Landlord  shall have the right to comply with and to
satisfy its obligations  under subsections (a) and (b) by means of any so-called
blanket  policy or policies of insurance  covering this and other  liability and
locations  of  Landlord,  provided  that such  policy or  policies  by the terms
thereof shall  allocate to the Facility and the  liabilities to be insured under
this  Section  an amount not less than the amount of  insurance  required  to be
carried pursuant to this Section, so that the proceeds from such insurance shall
not be less than the amount of proceeds that would be available if Landlord were
insured under a unitary policy.

     (d) Mutual Waiver of Subrogation. Landlord and Tenant shall each include in
each of its property damage insurance policies, including Landlord's policies of
rent insurance and Tenant's policies of business interruption insurance, if any,
a waiver of the insurer's  right of subrogation  against the other party and the
officers,  directors,  agents and  employees  of, and the partners in, the other
party (and, in the case of Tenant's  policies,  against the Additional  Insureds
and their respective  officers,  directors,  agents and employees),  or, if such
waiver at any time  becomes  unobtainable  (i) an  express  agreement  that such
policy shall not be  invalidated  if the insured waives or has waived before the
loss the  right  of  recovery  against  any  party  responsible  for an  insured
casualty,  or  (ii)  any  other  form of  permission  for  the  release  of such
responsible party,  provided such waiver,  agreement or permission is obtainable
under  normal  commercial  insurance  practice  at the  time.  If  such  waiver,
agreement or permission is not, or ceases to be,  obtainable at all, the insured
party shall so notify the other party  promptly  after notice  thereof and shall
use its reasonable efforts to name the other as an additional insured.  Landlord
and Tenant hereby  acknowledge  and agree that such waiver is  obtainable  under
normal commercial  insurance practice on the date of this Lease at no additional
charge.

     (e)  Landlord  Released  from  Liability.  As long as Tenant's  policies of
property  damage  insurance  include the waiver of  subrogation  or agreement or
permission to release  liability  referred to in Section 20.2(d),  Tenant hereby
waives (and agrees to cause all other  occupants  of the Premises to execute and
deliver to Landlord instruments waiving) any right of recovery against Landlord,
the Additional Insureds and any of their respective officers, directors, agents,
employees, partners, contractors or invitees, for any loss or damage to Tenant's
Work,  Alterations or Tenant's  Personal  Property caused by fire or other peril
insurable  under the broadest form of "all risk" or "Special Form" policy issued
in Iowa (whether or not Tenant actually maintains such policy and without giving
effect to deductibles or self-insured  amounts).  If at any time any of Tenant's
policies shall not include a waiver of subrogation or agreement or permission or
similar provisions set forth in (d) above, the waiver set forth in the preceding
sentence shall, upon notice given by Tenant to Landlord,  be of no further force
or effect from and after the giving of such notice (or, if the insurer shall not

                                       19
<PAGE>
grant a waiver for all of the required parties,  the waiver shall be of no force
or effect only with respect to the required parties not included in the waiver).
If Tenant fails to obtain and maintain the policy of property  damage  insurance
required  by  Section  20.1,  Tenant  hereby  waives  (and  agrees  to cause all
occupants  of the  Premises  to  execute  and  deliver to  Landlord  instruments
waiving) any right of recovery against Landlord, the Additional Insureds and any
of  their  respective  officers,   directors,   agents,   employees,   partners,
contractors  and  invitees  for any loss or damage  to  Tenant's  Equipment  and
Personal  Property  caused by fire or other  perils of the type that  would have
been  insured  against by a policy of property  damage  insurance  if Tenant had
obtained the policy and the policy had been in effect on the date of the fire or
other insured peril.

                                   SECTION 21

                               EFFECT ON INSURANCE

     Tenant will not do, omit to do, or suffer to be done,  or keep or suffer to
be kept  anything  in,  upon,  or about the  Premises  which  will  violate  the
provisions of Landlord's  policies  insuring the Premises against loss or damage
by fire or other  hazards  (including,  but not limited to,  public  liability),
which will  adversely  affect  Landlord's  fire or liability  insurance  premium
rating or which will prevent  Landlord from procuring such policies in companies
acceptable to Landlord.  If anything done, omitted to be done, or suffered to be
done by Tenant,  or kept or suffered by Tenant to be kept in, upon, or about the
Premises shall cause the premium rate of fire or other insurance on the Premises
in companies  acceptable to Landlord to be increased beyond the established rate
from time to time fixed by the appropriate  underwriters  with regard to the use
of the Premises for the purposes permitted under this Lease. Tenant will pay the
amount of such  increase  as  Additional  Rent upon  Landlord's  demand and will
thereafter  pay the amount of such  increase,  as the same may vary from time to
time, with respect to every premium  relating to coverage of the Premises during
a  period  falling  within  the  Term of  this  Lease  until  such  increase  is
eliminated.  If for any reason including, but not limited to, the abandonment of
the Premises, Tenant's failure to pay any insurance premium, or Tenant's failure
to occupy the Premises as herein permitted,  Tenant fails to provide and keep in
force any or all of the insurance  policies set forth in Section  20.1,  then in
such event Tenant shall  indemnity and hold Landlord and the Mortgagee  harmless
against any loss that would have been covered by such insurance.

                                   SECTION 22

                    TOTAL OR PARTIAL DESTRUCTION OF PREMISES

     (a) If the Premises is damaged by fire or other casualty but is not thereby
rendered untenable in whole or in part, Landlord, at its own expense, subject to
the  limitations  and  restrictions  set forth in this Lease and the  Documents,
shall cause such damage to be repaired,  and the Annual Rent and Additional Rent
shall  abate  until such  damage has been  repaired  and Tenant can  operate the
business  in whole or in part on the  Premises.  If by reason  of any  damage or
destruction  to the Premises the Premises  shall be rendered  untenable in part,

                                       20
<PAGE>
Landlord,  at its own expense,  subject to the limitations and  restrictions set
forth in this Lease and the  Documents,  shall cause the damage to be  repaired,
and the Annual Rent and Additional Rent shall not be abated. If by reason of any
damage or  destruction to the Premises,  the Premises  shall be rendered  wholly
untenable  Landlord,  at  its  option,  at  its  own  expense,  subject  to  the
limitations  and  restrictions  set forth in this Lease and the  Documents,  may
cause the damage to be repaired,  and the Annual Rent and Additional  Rent shall
not abate.  Should  Landlord not elect to repair or rebuild the Premises then in
that event this Lease shall terminate upon Landlord's  election not to repair or
rebuild the  Premises  and  Tenant's  obligations  for the payment of Rent shall
terminate  upon the date of Landlord's  election.  Landlord  shall make any such
election within ninety (90) days of the date of the casualty  causing the damage
or destruction of the Premises.

     (b) In no event shall  Landlord be  obligated  to expend for any repairs or
reconstruction  pursuant  to this  Section an amount in excess of the  insurance
proceeds,  if any,  recovered by it and  allocable to the damage to the Premises
after  deducting  therefrom  Landlord's  reasonable  expenses in obtaining  such
proceeds and any amounts  required to be paid to the  Mortgagee.  Tenant  agrees
that promptly after completion of any such work by Landlord it will proceed with
reasonable  diligence and at its sole cost and expense to rebuild,  repair,  and
restore its signs, fixtures, equipment, and other items of Tenant's Work.

     (c) Notwithstanding anything set forth herein to the contrary, Tenant shall
be responsible for all repairs and replacements of damage and/or  destruction of
the  Premises  resulting  from a burglary or  attempted  burglary,  or any other
illegal or forcible entry into the Premises.

     (d) Tenant  covenants  that it will give written  notice to Landlord of any
accident  or damage,  whether  such  accident  or damage is caused by insured or
uninsured casualty,  occurring in, on, or about the Premises within a reasonable
time after  Tenant has or should have had  knowledge of the  occurrence  of such
accident  or  damage.  If Tenant  breaches  its  covenant  set forth  hereunder,
Landlord,  in addition to all other rights and remedies under this Lease, at law
or in equity shall, at its option,  be relieved of any of its obligations  under
this Section.

     (e) Tenant agrees that during any period of reconstruction or repair of the
Premises it will continue the  operation of its business  within the Premises to
the extent reasonably practicable.

                                   SECTION 23

                                   ALTERATIONS

     Tenant agrees that it will not make any alterations  (whether structural or
otherwise), additions, improvements,  changes, affixations of chattels, repairs,
or other work to the  interior or exterior  of the  Premises  during the Term of

                                       21
<PAGE>
this Lease except for the  installation  of  unattached,  movable trade fixtures
that may be installed  without  drilling,  cutting,  or  otherwise  defacing the
Premises,  without in each instance  obtaining  Landlord's  and the  Mortgagee's
prior  written  consent  which will not be  unreasonably  withheld  or  delayed.
Together  with each request for such  consent,  Tenant shall present to Landlord
and the Mortgagee reasonably detailed plans and specifications for such proposed
alterations, additions, improvements, changes, affixations of chattels, repairs,
or other work; provided,  however,  approval of such plans and specifications by
Landlord  and  the  Mortgagee   shall  not  constitute  any  assumption  of  any
responsibility  by Landlord or the Mortgagee for their accuracy or  sufficiency,
and Tenant shall be solely responsible  therefor.  All construction work done by
Tenant within the Premises shall be performed in a good and workmanlike  manner,
in compliance with all  governmental  requirements,  and the requirements of any
contract or  mortgage to which the  Landlord  may be a party.  Tenant  agrees to
indemnify  Landlord and the Mortgagee  and hold them harmless  against any loss,
liability, or damage resulting from such work, and Tenant shall, if requested by
Landlord  or the  Mortgagee,  furnish  bond or other  security  satisfactory  to
Landlord  against  any such  loss,  liability,  or damage.  Notwithstanding  the
foregoing,  Tenant shall have no obligation to obtain Landlord's written consent
for the  installation  of  additional  equipment  necessary  for  operating  the
business on the Premises and in the event the Option to purchase the Premises is
not exercised by the Tenant,  any additional  equipment  installed by the Tenant
shall remain the property of the Tenant and shall be  reasonably  removed at the
expiration  of the  Lease and  Tenant  shall  ensure  that the  Premises  are in
substantially  the same condition as the Premises was upon the  commencement  of
this Lease.

     All alterations, additions, improvements, changes, affixations of chattels,
repairs,  or other work made or performed by Tenant shall, unless Landlord gives
written  notice to Tenant to remove the same,  remain  upon the  Premises at the
expiration or earlier termination of the Term of this Lease and shall become the
property of  Landlord  immediately  upon  installation  thereof.  The same shall
remain the  property  of Landlord  (without  any  obligation  of Landlord to pay
compensation therefor) unless Landlord gives Tenant written notice to remove any
or all of the aforesaid,  in which event Tenant shall remove at Tenant's expense
such of the same as may be specified in Landlord's notice to Tenant,  and Tenant
shall  promptly  restore the Premises to the same good order and condition as it
was at the  commencement  of the Term of this Lease except (i) to the extent the
Premises is not  required to be repaired  and/or  maintained  by Tenant and (ii)
damage  by fire or  other  casualty  to the  extent  there is  actually  paid to
Landlord,  to repair any damage to the  Premises,  sufficient  net  proceeds for
policies of insurance which Tenant is obligated to provide and to maintain under
the provisions of this Lease.  Should Tenant fail to do so,  Landlord may do so,
collecting,  at Landlord's  option, the cost and expense thereof from Tenant, as
Additional Rent, upon demand. Notwithstanding the foregoing and in the event the
Option to purchase the Premises is not exercised by the Tenant,  any  additional
equipment  installed  by the Tenant  shall remain the property of the Tenant and
shall be  reasonably  removed at the  expiration  of the Lease and Tenant  shall
ensure that the Premises are in substantially the same condition as the Premises
was upon the commencement of this Lease.

                                       22
<PAGE>
                                   SECTION 25

                                 MECHANICS LIENS

     Tenant shall not do or suffer to be done any act, matter,  or thing whereby
Landlord's  or Tenant's  interest in the Premises,  or any part thereof,  may be
encumbered  by  any  mechanics'  lien.   Tenant  shall  discharge  or  stay  the
enforcement by bond or otherwise, within ten (10) days after the date of filing,
any mechanics'  liens filed against  Tenant's  interest in the Premises,  or any
part  thereof,  purporting  to be  for  labor  or  material  furnished  or to be
furnished to Tenant. Landlord may, at its option,  discharge any such mechanics'
lien not discharged by Tenant within such ten (10) day period, and Tenant,  upon
demand,  shall reimburse  Landlord for any such reasonable  expense  incurred by
Landlord.  Any monies  expended by  Landlord  shall be deemed  Additional  Rent,
collectible  as such by Landlord.  Landlord shall not be liable for any labor or
materials  furnished or to be furnished to Tenant upon credit, and no mechanics'
or other lien for labor or materials shall attach to or affect the  reversionary
or other estate or interest of Landlord in and to the Premises.

                                   SECTION 26

                                BREACH OR DEFAULT

     Tenant shall have  breached  this Lease and shall be  considered in default
hereunder  if (a) Tenant files a petition in  bankruptcy  or  insolvency  or for
reorganization  under  any  bankruptcy  or  insolvency  law or act,  or makes an
assignment  for the  benefit  of  creditors;  (b)  involuntary  proceedings  are
instituted  against  Tenant under any  bankruptcy or insolvency  law or act; (c)
Tenant fails to pay any Monthly  Installment  of Annual Rent or Additional  Rent
when due and after the expiration of any cure period provided herein; (d) Tenant
fails to perform or comply in all  material  respects  with any of the  material
terms, covenants or conditions of this Lease or the rules and regulations now or
hereinafter  established  for the  Premises or the  Building,  provided  however
"material  terms"  shall be limited to Rent,  Taxes,  Insurance  and Repairs and
Maintenance; or (e) the Premises shall be deserted or vacated.

                                   SECTION 27

                                EFFECT OF BREACH

     (a) If Tenant shall fail to pay any installment of rent or other monies due
pursuant  to this  Lease  promptly  on the day when they  shall  become  due and
payable and shall  continue  in default for a period of fifteen  (15) days after
written Notice of Default by Landlord  (provided Tenant shall not be entitled to
such notice if Tenant has been given  notice one (1) time within any twelve (12)
month  period),  or if Tenant  shall fail to  promptly  keep and  perform in all

                                       23
<PAGE>
material  respects  any  other  material  affirmative  covenants  of this  Lease
strictly  in  accordance  with the terms of this  Lease and  shall  continue  in
default  for a period of thirty  (30) days  after  written  Notice of Default by
Landlord of default and demand for performance, then, as often as any such event
shall  occur,  Landlord  may:  (i)  re-enter  the  Premises,  in a  commercially
reasonable  manner,  to  dispossess  Tenant  and all  other  occupants  from the
Premises and to remove any or all of Tenant's property at the Premises; and (ii)
to store Tenant's property in a public warehouse or elsewhere at the cost, risk,
and expense of Tenant,  without  Landlord's  being deemed  guilty of trespass or
becoming liable for any loss or damage that may occur on Tenant's property (iii)
upon  thirty (30) days'  written  notice to Tenant,  which the parties  agree is
commercially  reasonable,  to sell at public or private  sale any or all of said
property,  whether exempt or not from sale under  execution or attachment  (such
property  being deemed charged with a lien in favor of Landlord for all sums due
hereunder),  with the  proceeds of sale to be applied:  first,  to the costs and
expenses of retaking,  removal,  storage,  preparing  for sale,  and sale of the
property (including  reasonable  attorney's fees); and second, to the payment of
any sum due hereunder to Landlord  (including Rent, charges,  and damages,  both
theretofore and thereafter accruing); and, third, any surplus to Tenant.

     (b)  Further,  upon  the  occurrence  of any such  breach  and  after  such
opportunity  to cure as set forth  above,  Landlord,  in  addition  to any other
remedies it may have at law, in equity, by statute, or under any other provision
of this Lease,  shall have the right to  terminate  this  Lease,  as well as all
right,  title,  and interest of Tenant  hereunder,  by giving to Tenant not less
than sixty (60) days' advance  written  notice of Landlord's  election to cancel
and to terminate this Lease. Upon the expiration of the time fixed in the notice
of termination,  this Lease and the balance of the Term then remaining, as, well
as all of the right,  title,  and  interest of Tenant  under this  Lease,  shall
expire in the same  manner and with the same force and  effect  (except  for the
Tenant's  liability as  hereinafter  set forth) as if the expiration of the time
fixed in the  notice  of  termination  was the date upon  which  the Term  would
normally  have  expired.  Tenant shall then  immediately  quit and surrender the
Premises  and each and every part  thereof to  Landlord,  and Landlord may enter
upon the Premises, by force, summary proceedings,  or otherwise.  In any of such
events,  Landlord  shall be  entitled to the  benefit of all  provisions  of the
ordinances  and public  local laws of the city or county  where the  Premises is
located and of the Laws of Iowa  dealing  with the speedy  recovery of lands and
tenements  held over by tenants or  proceedings  in forcible entry and detainer.
Upon any entry or re-entry by Landlord, with or without legal process,  Landlord
shall also have the right (but not the  obligation)  to relet all or any part of
the Premises,  from time to time, at the risk and expense of Tenant. No re-entry
by Landlord with or without a declaration of  termination  shall be deemed to be
an  acceptance  or a  surrender  of this Lease or as a release  of the  Tenant's
liability for damages under the provisions of this Section.

     (c) Tenant further agrees (i) notwithstanding  re-entry by Landlord with or
without  termination  pursuant  to the  provisions  of  Subsection  (a) of  this
Section,  or (ii) if this Lease is  otherwise  terminated  by reason of Tenant's
default,  or (iii) if Landlord retakes possession with or without process of law
and/or  re-enters  with or  without a  declaration  of  termination,  or (iv) if

                                       24
<PAGE>
Landlord,  following  any of the  foregoing  events,  elects to let or relet the
Premises  (whether once or more than once during the remainder of the Term,  and
upon such  conditioning  as are  satisfactory  to Landlord)  that Tenant  shall,
nevertheless,  in  each  instance,  remain  liable  for the  performance  of any
covenant  of this Lease then in default  and for all Rent and all other  charges
and damages  which may be due or sustained  before and after the date of default
less mitigated  amounts,  together with the cost of seizure and  repossession of
the Premises and reasonable  attorney's fees incurred by Landlord as a result of
the breach of this Lease.

     (d) In any of the events  described  in the  preceding  subsection,  Tenant
agrees  that it will  remain  liable to Landlord  for  liquidated  damages to be
calculated and paid, at Landlord's option, in either of the following ways:

          (i) the Rent that, but for the  termination of this Lease,  would have
become due during the remainder of the Term, less the amount or amounts of Rent,
if any, that Landlord  shall receive  during such period from others to whom the
Premises  may be rented net of all  reasonable  costs and  expenses  incurred by
Landlord in connection with Tenant's default, including, but not limited to, the
cost to repair,  restore,  renovate,  or decorate the Premises for a new tenant,
reasonable  attorney's  fees,  real  estate  commissions,  the cost of any legal
actions,  in which case  liquidated  damages  shall be  computed  and payable in
monthly  installments,  in  advance,  on the  first day of each  calendar  month
following the  termination  of this Lease and shall  continue  until the date on
which the Term would have expired but for such termination; or

          (ii) the Rent that, but for the termination of this Lease,  would have
become due during the  remainder of the Term,  less the fair rental value of the
Premises,  as determined by an  independent  real estate  appraiser  selected by
Landlord,  in which case such liquidated damages shall be payable to Landlord in
one lump sum on demand  and shall  bear  interest  at the  interest  rate of ten
percent  per annum,  until  paid.  . In no event  shall  Landlord be required to
account to Tenant  for any  amounts by which the fair  rental  value  shall have
exceeded the stipulated Rent at the time of such termination.

     (e) Suit or suits for the recovery of such  deficiency  or damages or for a
sum  equal  to any  Monthly  Installment  or  Installments  of  Annual  Rent and
Additional Rent and other charges  payable  hereunder may be brought by Landlord
from time to time, at Landlord's  election.  Nothing herein  contained  shall be
deemed to require  Landlord  to await the date when this Lease or the Term would
have  normally  expired  had  there  been no such  default  by Tenant or no such
termination by Landlord.

     (f) In connection  with any  reletting(s)  of the Premises,  Landlord shall
have the absolute  right,  without such  action's  being or being deemed to be a
surrender of its rights or as a termination of this Lease or as a release of the
Tenant's  liability  hereunder for the balance of the Term or Extension Term, to
let or relet the Premises for a longer or shorter term than that remaining after
Tenant's  default,  to  lease  more or less  area  than  that  contained  in the
Premises,  to lease the Premises  together with other premises or property owned
or controlled by Landlord, and to change the character or use of the Premises.

                                       25
<PAGE>
     (g) No entry or re-entry by  Landlord,  whether had or taken under  summary
proceedings  or  otherwise,  nor any  letting  or  reletting  shall  absolve  or
discharge Tenant from liability hereunder. Tenant's liability hereunder, even if
there be no letting or reletting,  shall survive the issuance of any  dispossess
warrant,  order of court  terminating this Lease, or any other termination based
upon Tenant's default.  The words "enter," "re-enter," and "re-entry" as used in
this Section and elsewhere in this Lease are not  restricted to their  technical
legal meanings.

     (h) No payment  received by  Landlord  from  Tenant  after  re-entry or the
termination  of this Lease in any lawful manner shall  reinstate,  continue,  or
extend the Term of this Lease or affect any notice  theretofore  given to Tenant
by  Landlord  or  operate  as a waiver  of the  right  of  Landlord  to  recover
possession of the Premises by proper suit, action, proceedings, or other remedy.

     (i) In the event  Tenant  fails to vacate  the  Premises  at any time after
termination  of this Lease as provided  above,  Tenant  shall pay double Rent as
Additional Rent for such holdover period.

     (j) Nothing in this Section  shall limit or prejudice the right of Landlord
to prove and to obtain, as liquidated damages by reason of a termination arising
out of the provisions of this Section, an amount equal to the maximum allowed by
any  statute or rule of law in effect as of the time  when,  and  governing  the
proceedings in which, such damages are to be proved,  whether or not such amount
be greater,  equal to, or less than the amount of  liquidated  damages  computed
under this Section.

                                   SECTION 28

                               ACCESS BY LANDLORD

     (a)  Landlord,   the  Mortgagee,   and  their  respective  contractors  and
subcontractors  and its and their  agents and  employees  may at all  reasonable
times  during the Term of this Lease enter to inspect the  Premises to determine
whether  Tenant is  complying  with the  provisions  of this Lease upon 48 hours
notice and so long as said access does not  interfere  with  production or other
business  activities  of the Tenant,  and whether  Landlord  is  complying  with
provisions of the  Documents,  and/or may show the Premises to others,  provided
that such  entrance is with the prior notice  (provided an emergency is present)
to Tenant and consistent  with Tenant's  security  obligations.  In the event of
notice of  termination  of this  Lease or during  the last six (6) months of the
Term, Landlord shall have the right from the date of such notice to display (but
not so as to  unreasonably  obstruct  the view  thereof or access  thereto)  the
customary  "For Rent" sign,  and  Landlord  may show the  Premises and all parts
thereof to prospective tenants when the Premises is open for business.

                                       26
<PAGE>
     (b) Landlord  and the  Mortgagee  also  reserve the right,  after notice of
intention to so enter (except that in the event of an emergency, no notice shall
be  required),  to enter the  Premises at any time and from time to time to make
such repairs,  additions,  or alterations or remedy any  contamination as it may
deem necessary for the safety, improvements, preservation, or condition thereof,
but neither  Landlord or the Mortgagee  assumes any obligation to do so, and the
performance  thereof by Landlord or the Mortgagee  shall not constitute a waiver
of Tenant's default in failing to perform the same. . Landlord and the Mortgagee
shall  in no  event  be  liable  for  any  inconvenience,  disturbance,  loss of
business,  or other damage to Tenant by reason of the performance by Landlord or
the  Mortgagee of any work in, upon,  above,  under,  or outside the Premises If
Tenant  shall have  vacated or  abandoned  the  Premises,  or in the event of an
emergency, or if in any other instance after Landlord or the Mortgagee has given
written notice of Landlord's or the  Mortgagee's  intention to enter,  Tenant or
Tenant's agents and employees shall not be personally present to permit an entry
into the Premises,  then in any such event, Landlord and the Mortgagee and their
contractors and  subcontractors  and its or their agents and employees may enter
the same by the use of force or  otherwise  without  rendering  Landlord  or the
Mortgagee  liable  therefor,  and  without  in  any  manner  affecting  Tenant's
obligations under this Lease.

     (c) If during the last month of the Term Tenant has  vacated  the  Premises
and removed all or  substantially  all of its  personal  property,  Landlord may
immediately enter and alter, renovate, and redecorate the Premises. The exercise
of any such reserved  right by Landlord or the Mortgagee  shall not be deemed an
eviction or disturbance of Tenant's use and possession of the Premises and shall
not render  Landlord or the  Mortgagee  liable in any manner to Tenant or to any
other person, nor shall the same constitute any grounds for an abatement of Rent
hereunder.

                                   SECTION 29

                            ASSIGNMENT AND SUBLETTING

     (a)  Tenant  shall not make or permit an  Assignment  of this  Lease or any
interest  of  Tenant  herein,  in  whole  or in  part,  by  operation  of law or
otherwise,  without first obtaining in each and every instance the prior written
consent of Landlord and the  Mortgagee,  which  consent.  may be withheld in the
sole  and  absolute  subjective   discretion  of  Landlord  and  the  Mortgagee.
Notwithstanding  the foregoing,  Tenant may assign this Lease to any subsidiary,
parent, or affiliated entity of Tenant, with the written consent of Landlord and
Mortgagee. Landlord agrees that such consent will not be unreasonably withheld.

     (b) Any consent by Landlord  and the  Mortgagee to an  Assignment  shall be
held to apply only to the specific  transaction thereby authorized and shall not
constitute  a  waiver  of the  necessity  for  such  consent  to any  subsequent
Assignment,  including,  but  not  limited  to a  subsequent  Assignment  by any
trustee,  receiver,  liquidator,  or personal  representative  of Tenant. In the
event Tenant executes an agreement to effect an Assignment, such agreement shall

                                       27
<PAGE>
provide (i) that the subtenant or other  occupier of space shall take subject to
this Lease, (ii) the occupier shall also fulfill all obligations of Tenant under
this Lease as they  pertain  to the  portion  of the  Premises  set forth in the
Assignment,  and (iii) that with  respect to such  portion of the  Premises  the
occupier shall be deemed to be Tenant under this Lease.

     (c) If this Lease or any interest  herein is assigned or if the Premises or
any part  thereof is sublet,  used,  or  occupied  by anyone  other than  Tenant
without Landlord's or the Mortgagee's prior written consent having been obtained
thereto, Landlord may nevertheless collect Rent (including Additional Rent) from
the assignee, sublessee, user, or occupant and apply the net amount collected to
the Rents herein  reserved.  Furthermore,  in any such event Tenant shall pay to
Landlord monthly,  as Additional Rent, the excess of the consideration  received
or to be received during such month for such Assignment  (whether or not denoted
as rent) over the Annual Rent  reserved for such month in this Lease  applicable
to such portion of the Premises so assigned,  sublet, used, or occupied. No such
Assignment or correction shall be deemed a waiver of the covenant herein against
Assignment  by others or the  acceptance of the  assignee,  subtenant,  user, or
occupant as Tenant hereunder, or constitute a release of Tenant from the further
performance by Tenant of the terms and  provisions of this Lease.  If this Lease
or any interest of Tenant  herein is assigned or if the whole or any part of the
Premises  is  sublet  or used or  occupied  by  others,  after  having  obtained
Landlord's  and the  Mortgagee's  prior written  consent  thereto,  Tenant shall
nevertheless  remain fully liable for the full  performance  of all  obligations
under this Lease to be  performed  by Tenant,  and Tenant  shall not be released
therefrom in any manner.

     (d) If Tenant is a  partnership  and if at any time during the Term of this
Lease any person or entity which at the time of the execution of this Lease owns
a general partner's interest ceases to own such general partner's interest, such
cessation of  ownership  shall  constitute  an  Assignment  of this Lease for an
purposes of this Section,  and Tenant shall promptly  notify Landlord in writing
of such change.

                                   SECTION 30

                                  CONDEMNATION

     (a) If  the  whole  of the  Premises  shall  be  taken  by  any  public  or
quasi-public  authority  under the power of  eminent  domain,  condemnation,  or
expropriation  or in the event of a conveyance in lieu thereof,  then this Lease
shall  terminate as of the date on which  possession of the Premises is required
to be surrendered to the  condemning  authority,  and Tenant shall have no claim
against Landlord or the condemning authority for the value of the unexpired Term
of this Lease.

     (b) If any part of the Premises shall be so taken or conveyed,  and if such
partial  taking or  conveyance  shall  render the  Premises  unsuitable  for the
business of Tenant in the reasonable opinion of Landlord,  then the Term of this
Lease shall cease and  terminate as of the date on which  possession of the part

                                       28
<PAGE>
of the  Premises  so taken or conveyed  is  required  to be  surrendered  to the
condemning  authority,  and Tenant shall have no claim  against  Landlord or the
condemning  authority for the value of any unexpired Term of this Lease.  In the
event such partial  taking or conveyance  is not extensive  enough to render the
Premises  unsuitable  for the business of Tenant,  this Lease shall  continue in
full force and effect  except  that the Annual Rent shall be reduced in the same
proportion  that the floor area of the  Premises so taken or  conveyed  bears to
such floor area immediately  prior to such taking or conveyance,  such reduction
commencing  as of the date Tenant is required to  surrender  possession  of such
part of the Premises so taken or conveyed.  Subject to the terms and  provisions
of the Documents, Landlord shall promptly restore the Premises, to the extent of
condemnation  proceeds available for such purpose, as nearly as practicable to a
condition  comparable to its condition at the time of such condemnation less the
part lost in the taking or conveyance, and thereafter Tenant shall promptly make
all  necessary  repairs,  restoration,  and  alterations  of Tenant's  fixtures,
equipment,  and  furnishings  and shall  promptly  re-enter  the  Premises.  For
purposes of  determining  the amount of funds  available for  restoration of the
Premises from the condemnation award, said amount will be deemed to be that part
of the award which  remains  after  payment of  Landlord's  reasonable  expenses
incurred  in  recovering  the  condemnation  award and of any amounts due to the
Mortgagee and which  represents a portion of the total sum so available  that is
equitably allocatable to the Premises.

     (c) In the event of any  condemnation or taking as herein before  provided,
whether whole or partial,  Tenant shall not be entitled to any part of the award
as damages or otherwise  for such  condemnation,  and Landlord and the Mortgagee
are to receive the full amount of such award as their  respective  interests may
appear.  Tenant hereby  expressly  waives any right or claim to any part thereof
and assigns to Landlord  any such right or claim to which  Tenant  might  become
entitled.

     (d) Although all damages in the event of any  condemnation are to belong to
the Landlord and the Mortgagee as aforesaid, whether such damages are awarded as
full  compensation for diminution in value of the leasehold or to the fee of the
Premises,  Tenant  shall  have the  right,  to the  extent  that same  shall not
diminish the Landlord's or the Mortgagee's  award, to claim and recover from the
condemning authority, but not from Landlord or the Mortgagee,  such compensation
as may be separately  awarded or recoverable by Tenant under law in Tenant's own
right for or on account of, and limited solely to moving expenses,  loss of good
will,  profit,  any  cost to which  Tenant  might  be put in  removing  Tenant's
furniture, fixtures, leasehold improvements, and equipment.

                                   SECTION 31

                        EXECUTION OF ESTOPPEL CERTIFICATE

     At any time, and from time to time, upon the written request of Landlord or
the Mortgagee,  so long as Landlord has complied with all material terms of this

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<PAGE>
Lease, Tenant, within ten (10) days of the date of such written request,  agrees
to execute and deliver to Landlord and/or the Mortgagee, without charge and in a
form  satisfactory to Landlord and/or the Mortgagee,  a written  statement:  (a)
ratifying this Lease;  (b) confirming the  commencement  and expiration dates of
the Term of this  Lease;  (c)  certifying  that  Tenant is in  occupancy  of the
Premises  and  that the  Lease  is in full  force  and  effect  and has not been
modified, assigned, subleased,  supplemented, or amended except by such writings
as shall be stated;  (d) certifying that an conditions and agreements under this
Lease to be satisfied or performed by Landlord have been satisfied and performed
except as shall be stated;  (e)  certifying  that Tenant is not in default under
the Lease and there are no defenses,  set-offs,  recoupments,  or counter claims
against the  enforcement  of this Lease by  Landlord,  or stating the  defaults,
defenses,  set-offs,  recoupments  and/or counter claims claimed by Tenant;  (f)
certifying  that  Landlord  is not in  default  under the Lease and there are no
defenses,  set-offs,  recoupments,  or counter claims against the enforcement of
this Lease by Landlord, or stating the defaults, defenses, set-offs, recoupments
and/or  counter  claims  claimed by Tenant;  (g)  reciting the amount of Advance
Rent, if any, paid by Tenant and the date to which such Rent has been paid;  (h)
reciting  the amount of the Security  Deposit held by Landlord,  if any; and (i)
containing any other information which Landlord or the Mortgagee shall require.

                                   SECTION 32

                          SUBORDINATION AND ATTORNMENT

     (a) Tenant agrees: (i) that, except as hereinafter provided, this Lease is,
and any of  Tenant's  rights  hereunder  are and shall  always be,  subject  and
subordinate  to the  Mortgage  dated  as of  April  1,  2006  from  Landlord  to
Manufacturers  and Traders Trust Company and any other Mortgage  hereafter given
by  Landlord  and to any  advances  made  or to be  made  thereunder  and to the
interest thereon, and all renewals, replacements, modifications, consolidations,
or  extensions  thereof;  (ii) that if the  Mortgagee or if the purchaser at any
foreclosure  sale or at any  sale  under a power  of sale or  assent  to  decree
contained in any such Mortgage shall at its sole option so request,  Tenant will
attorn to, and  recognize  the  Mortgagee or  purchaser,  as the case may be, as
landlord  under this Lease for the balance  then  remaining  of the Term of this
Lease,  subject to all terms of this Lease  provided the  Mortgagee or purchaser
recognizes  Tenant's rights as and (iii) that the aforesaid  provisions shall be
self-operative,  and no further instrument or document shall be necessary unless
required by the Mortgagee or purchaser.  In the event of any foreclosure sale or
at any sale  under a power of sale or  assent to  decree  contained  in any such
Mortgage,  Landlord shall provide Tenant with reasonable notice of any such sale
and  Tenant  shall  have  the  right,  but not the  obligation,  to  enter  into
agreements directly with the Mortgagee.

     (b) Notwithstanding anything to the contrary set forth above, the Mortgagee
may at any  time  subordinate  its  Mortgage  to this  Lease,  without  Tenant's
consent, by execution of a written document  subordinating such Mortgage to this
Lease to the extent set forth therein,  and thereupon this Lease shall be deemed

                                       30
<PAGE>
prior to such Mortgage to the extent set forth in such written  document without
regard to their respective  dates of execution,  delivery and/or  recording.  In
that event,  to the extent set forth in such  written  document,  the  Mortgagee
shall have the same rights  with  respect to this Lease as though this Lease had
been  executed  and  this  Lease or  memorandum  thereof  recorded  prior to the
execution,  delivery,  and  recording of the  Mortgage.  Should  Landlord or the
Mortgagee or purchaser desire  confirmation of either such subordination or such
attornment,  as the case may be, Tenant upon written  request,  and from time to
time,  will  execute  and deliver  without  charge and in form  satisfactory  to
Landlord, the Mortgagee,  or the purchaser all instruments and/or documents that
may be requested to acknowledge such  subordination  and/or agreement to attorn,
in recordable form, within fifteen (15) days of such request.

     (c)   Tenant    agrees    that    neither    the    Mortgagee,    nor   any
Mortgagee-in-possession  or purchaser shall be bound by any payment of Rent made
more than thirty (30) days prior to its due date,  and any such sum shall be due
and payable on the due date. Tenant further agrees that neither  Mortgagee,  nor
Mortgagee  in-possession  or  purchaser  shall be  responsible  for the Security
Deposit,  Escrow  Payments,  Option Payment or other similar funds in respect of
this Lease not  actually  paid to it;  liable for any action or  omission of any
prior  landlord  under the Lease;  or subject to any  offsets or  defenses  that
Tenant might have against Landlord.

                                   SECTION 33

                                      SIGNS

Tenant shall not without  Landlord's  prior  approval  erect any signage for the
Premises, which approval shall not be unreasonably withheld. Notwithstanding the
foregoing, Tenant shall have the right to resign the Premises upon the execution
of the Lease, so long as Tenant complies with local zoning laws.

                                   SECTION 34

     Landlord  does not,  in any way or for any  purpose,  become a  partner  of
Tenant in the  conduct of its  business,  or  otherwise  or joint  venturer or a
member of a joint  enterprise  with Tenant,  and nothing herein  contained shall
create a principal  and agent  relationship  between  Landlord and Tenant.  This
Lease establishes a relationship solely of landlord and tenant.

                                       31
<PAGE>
                                   SECTION 35

                             ACCORD AND SATISFACTION

     No payment by Tenant or receipt by  Landlord  of a lesser  amount  than any
payment of Annual Rent or Additional Rent herein  stipulated  shall be deemed to
be other than on account of the earliest  stipulated  Annual Rent or  Additional
Rent due and payable, nor shall any endorsement or statement on any check or any
letter  accompanying  any check or  payment  as,  Rent be  deemed an accord  and
satisfaction.  Landlord  may accept such check or payment  without  prejudice to
Landlord's  right to recover the balance of such Rent or pursue any other remedy
provided in this Lease, at law or in equity.

                                   SECTION 36

                                  HOLDING OVER

Should Tenant hold over in possession  of the Premises  after the  expiration of
this Lease,  Tenant shall be deemed to be occupying  the Premises  from month to
month,  subject to such  occupancy's  being  terminated  by either party upon at
least thirty (30) days' written  notice,  at double the Annual Rent in effect at
the expiration of this Lease,  all  calculated  from time to time as though this
Lease had continued, and otherwise subject to all of the other terms, covenants,
and  conditions  of this  Lease  insofar  as the  same  may be  applicable  to a
month-to-month  tenancy.  Nothing in this Section excludes  Landlord's rights of
re-entry or any other right hereunder.

                                   SECTION 37

                                   RECORDATION

     This Lease  shall be recorded  in the Land  Records of Cerro Gordo  County,
Iowa. The parties may execute a short form of this Lease if permitted by law for
recording  purposes  containing such terms as Landlord  believes  appropriate or
desirable. Upon the termination of this Lease Tenant shall execute, acknowledge,
and deliver to Landlord an instrument in writing releasing and quite claiming to
Landlord an right,  title, and interest of Tenant in and to the Premises arising
from this Lease or otherwise, all without cost or expense to Landlord.

                                   SECTION 38

                                     WAIVERS

     The failure of Landlord to insist on strict  performance of any one or more
of the terms,  covenants,  or conditions  hereof shall not be deemed a waiver of
the rights or remedies that Landlord may have,  and shall not be deemed a waiver

                                       32
<PAGE>
of any subsequent breach or default of any term, covenant,  or condition hereof.
No waiver by Landlord of any provision  hereof shall be deemed to have been made
unless expressed in writing and signed by Landlord.

                                   SECTION 39

                              REMEDIES FOR LANDLORD

     Any and all  remedies  available  to Landlord  for the  enforcement  of the
provisions of this Lease are cumulative and not exclusive, and Landlord shall be
entitled  to pursue  either the  rights  enumerated  in this  Lease or  remedies
authorized  by law,  or both.  Tenant  shall be liable for any costs or expenses
incurred by Landlord in  enforcing  any terms of this Lease,  or in pursuing and
legal action for the enforcement of Landlord's rights, including court costs and
reasonable attorney's fees.

                                   SECTION 40

                           TABLE OF CONTENTS; CAPTIONS

     The Table of Contents and the captions appearing in this Lease are inserted
only as a matter of convenience and do not define, limit,  construe, or describe
the scope or intent of the  Sections  of this  Lease or in any way  affect  this
Lease.

                                   SECTION 41

                                     NOTICES

     Any and all Notices permitted or required to be given hereunder shall be in
writing and shall be deemed duly given the business day  following  the day such
Notice shall be deposited into the United States mail, if delivery is by postage
prepaid,  registered or certified  mail,  return  receipted mail or the day when
sent by telecopier.

     Any  Notice  in any  other  manner  shall be  deemed  given  when  actually
received.  Such Notice shall be sent to the  respective  party at the address or
telecopier  number  given in this Lease or to any other  address  or  telecopier
number that the  respective  party may  designate by Notice  delivered  pursuant
hereto.  All Notices sent by  telecopier  shall be sent  promptly by first class
mail as well.  Nothing herein contained shall be construed to preclude  personal
service of any Notice in the manner prescribed for personal service of a summons
or other legal process.

                                       33
<PAGE>
                                   SECTION 42

                                 APPLICABLE LAW

     This Lease shall be governed by and construed in  accordance  with the laws
of the State of Iowa, without regards to conflicts of laws principles thereof.

                                   SECTION 43

                         SUCCESSORS AND INCLUDED PERSONS

     All rights, obligations,  and liabilities herein given to, or imposed upon,
the respective  parties  hereto shall extend to and bind the several  respective
personal representatives,  successors, and assigns of the parties; and if Tenant
shall consist of more than one person or entity, they shall all be bound jointly
and  severally  by the  terms,  covenants,  and  conditions  herein.  No rights,
however, shall inure to the benefit of any personal  representative,  successor,
or assign of Tenant  unless the  Assignment  to such party has been  approved by
Landlord and the Mortgagee in writing as provided in Section 29.

     In any  provision of this Lease  involving  Landlord's  or the  Mortgagee's
being defended,  released from  liability,  indemnified,  held harmless,  or not
being deemed to be liable for any action,  omission,  or circumstance,  the term
"Landlord" shall include Landlord and Landlord's  contractors and subcontractors
and its or their present and future controlling  persons,  directors,  officers,
employees,  and  agents,  and the term  "Mortgagee"  shall  include  Mortgagee's
contractors and subcontractors,  and its present and future controlling persons,
directors, officers, employees, and agents.

                                   SECTION 44

                             WAIVER OF TRIAL BY JURY

     LANDLORD AND TENANT  HEREBY WAIVE TRIAL BY JURY IN ANY ACTION OR PROCEEDING
OR  COUNTERCLAIM  BROUGHT BY EITHER PARTY HERETO  AGAINST THE OTHER PARTY ON ANY
AND EVERY MATTER, DIRECTLY OR INDIRECTLY, ARISING OUT OF OR WITH RESPECT TO THIS
LEASE.

                                   SECTION 45

                      RIGHTS OF AND CLAIMS AGAINST LANDLORD

     (a) Tenant waives all rights to bring a counterclaim  in any action brought
by Landlord for the non-payment of Rent or any other summary proceeding thereon.

     (b) All obligations of Landlord  hereunder shall be construed as covenants,
not conditions.

                                       34
<PAGE>
     (c) Upon  ninety  (90) days  written  notice,  Landlord  may  transfer  its
interest  in the  Premises  and this  Lease,  at any time and from time to time,
provided  however,  in the event of such  transfer of interest,  Tenant shall be
entitled to receive the  $275,000  Option  Payment,  provided  that the Tenant's
Option has not expired and any assignee of the Landlord has not acknowledged and
confirmed  Tenant's rights under Section 8 of the Lease.  If Landlord  transfers
its estate in the Premises,  or if Landlord  further leases the Premises subject
to this Lease,  then Landlord  shall be relieved of all  obligations of Landlord
thereafter  arising  expressed in this Lease or implied by law. Landlord and its
successors shall be relieved of their obligation to refund the Security Deposit,
Escrow Payments, and other similar funds to Tenant which they have received from
Tenant or a  predecessor  Landlord to the extent they  transfer  such amounts to
their respective transferees,  and such transferees acknowledge their obligation
under this Lease to return said deposit to Tenant.

     (d) In the absence of evidence satisfactory to Landlord of an Assignment of
this Lease to which  Landlord and the Mortgagee  consented and which included an
assignment  of the right to receive  any  deposit  made by Tenant or any balance
thereof,  Landlord  may return the Security  Deposit,  Escrow  Payments,  or any
balance  thereof to Tenant  originally  named herein,  regardless of one or more
Assignments of this Lease.

     (e) If Tenant obtains a money judgment  against  Landlord or its successors
or assigns under any  provisions of, or with respect to this Lease or on account
of any matter, condition, or circumstance arising out of the relationship of the
parties  under this Lease,  Tenant's  occupancy of the  Premises,  or Landlord's
ownership of the Premises,  Tenant shall be entitled to have execution upon such
judgment on any assets of Landlord.  provided, however, that this sentence shall
be inapplicable to the extent that the judgment  against  Landlord is covered by
insurance.

     (f) At any time when there is an outstanding  Mortgage covering  Landlord's
interest in the  Premises,  Tenant may not  exercise any remedies for default by
Landlord  hereunder  unless and until the Mortgagee shall have received  written
notice of such  default  and a  reasonable  time for curing such  default  after
Landlord's period to cure shall have elapsed.

                                   SECTION 46

                               CALCULATION OF TIME

     In computing  any period of time  prescribed or allowed by any provision of
this Lease,  the day of the act,  event,  or default  from which the  designated
period of time begins to run shall not be  included.  The last day of the period
so  computed  shall be  included,  unless it is a Saturday,  Sunday,  or a legal
holiday,  in which  event the period runs until the end of the next day which is
not a Saturday,  Sunday, or legal holiday.  Unless otherwise  provided herein, a
notice and other periods expire as of 5:00 p.m. (local time in Iowa) on the last
day of the notice or other period.

                                       35
<PAGE>
                                   SECTION 47

                       SEVERABILITY; REDUCTION OF CHARGES

     If the application of any term or provision of this Lease, whether in whole
or in part, be held invalid or unenforceable in general or in any instance,  the
remainder of this Lease shall not be affected by such holding and shall be fully
valid and enforceable.

     In the event that any late charge, interest rate, or other payment provided
herein exceeds the maximum applicable charge legally allowed,  such late charge,
interest  rate,  or other  payment shall be reduced to the maximum legal charge,
rate, or amount.

                                   SECTION 48

                                  C0UNTERPARTS

     This  Lease  may be  executed  in  multiple  counterparts  or in  duplicate
including  by facsimile  or PDF  signature,  and when so executed by all parties
shall constitute one agreement and shall not affect the validity, enforceability
or binding effect of this Lease.

                                   SECTION 49

                                 TOTAL AGREEMENT

     This Lease contains the entire agreement  between the parties and cannot be
changed or modified except by a written instrument  subsequently executed by the
parties hereto.

                                   SECTION 50

                                    NO MERGER

     There shall be no merger of this Lease or of the  leasehold  estate  hereby
created with the fee estate in the 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 and the fee
estate in the  Premises or any  interest  in such fee estate,  without the prior
written consent of the Mortgagee.

                                   SECTION 51

                               TIME OF THE ESSENCE

     Time is of the essence in all  provisions  of this Lease to be performed by
or on behalf of Tenant.

                                       36
<PAGE>
                                   SECTION 52

                               COMMERCIAL PURPOSE

     The parties  stipulate  that the Premises is being leased  exclusively  for
business, commercial, manufacturing, mercantile, or industrial purposes.

     IN WITNESS  WHEREOF,  Landlord  and  Tenant  have  caused  this Lease to be
executed, under seal, as of the date and year first above written.

ATTEST/WITNESS:                            CORBI PROPERTIES, L.L.C., LANDLORD


                                           /s/ Rocco Violi
---------------------------------          -----------------------------------
                                           BY: Rocco Violi, Managing Member

                                           CLEAR LAKE SPECIALTY PRODUCTS, INC.,
                                           LANDLORD


                                           By: /s/ Rocco Violi
---------------------------------          -----------------------------------
                                           Rocco Violi, President

                                           THE SOUTH STREET BAKERY, INC.


                                           By: /s/ Robert P. Brookhart
---------------------------------          -----------------------------------
                                           Robert P. Brookhart, President

                                       37
<PAGE>
                                    EXHIBIT A

                           DESCRIPTION OF THE PREMISES

                          DESCRIPTION OF THE EQUIPMENT




                                       38
<PAGE>
                                   Schedule 1

               Monthly Allocation of Annual Rent towards payments




                                       39
<PAGE>
                                    EXHIBIT B

                      See attached Copy of Option Agreement




                                       40