Exhibit 10.2

LEASE AGREEMENT

This Lease is entered into between Daycon Investors Associates, Inc. ("Landlord"
or "Daycon"), a Florida Profit corporation,  and Cavit Sciences,  Inc. ("Tenant"
or "Cavit"), a Florida Profit corporation.

RECITALS

1. Landlord is the owner of the Americare Building, 20 N.W. 181st Street, Miami,
FL 33169. The Americare Building is referred to as "the Building."

2. Tenant wishes to lease from Landlord laboratory space, comprising 36 feet x 7
inches in width and 49 feet x 3 inches in length for a total of  1801.56  square
feet of space, located on the first floor of the Building,  and 500 total square
feet  of  warehouse  space  located  on  the  first  floor  of the  building  in
consideration of the mutual covenants and agreements of this lease. The premises
are referred to in this lease as "the premises" or "the leased premises."

3.  Landlord  wishes to lease the  premises  to Tenant in  consideration  of the
mutual  covenants  and  agreements  of this lease,  and other good and  valuable
consideration.

ARTICLE 1

TERM

Term of Lease

ss. 1.01.  The term of this lease is one year,  beginning on January 1, 2008 and
ending on December 31, 2008 unless  terminated sooner or extended as provided in
this lease.

Option To Extend Term

ss. 1.02.  Tenant may extend this lease beyond the  expiration  date provided in
ss. 1.01 on the following conditions:

(a) Tenant may, if it fully and faithfully  complies with this lease, extend the
lease term for 1 year.  The extended  term will begin on the day  following  the
expiration  date of the lease term  specified in ss. 1.01,  and for 4 additional
periods of the same length,  each to begin on the day following  the  expiration
date of the  immediately  preceding  extended  term.  But if,  on the  date  the
original  term or any extended  term  expires,  Tenant is in default  beyond any
grace  period  provided  in this  lease in  performing  any of the terms of this
lease,  the remaining option or options are void. All the terms and covenants of
the original lease term apply to all extended lease terms.

(b) Tenant may  exercise  each  option to extend  this lease by giving  Landlord
notice of its  intention  to do so not later than 30 days  before the lease term
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expires,  in the case of the initial  option to extend,  or before the  extended
lease term expires,  in the case of successive  options to extend.  Notice of an
intention to exercise an option under this lease must, to be effective,  be sent
by certified or registered mail to Landlord at 400 Poinciana  Drive,  Hallandale
Beach, FL 33009 and be postmarked no later than the latest date provided in this
section for Tenant's exercising the option.

Holdover

ss. 1.03. If Tenant holds over and continues in possession of the premises after
the lease term (or any  extension of it) expires,  other than as provided in ss.
1.02, Tenant will be considered to be occupying the premises on a month-to-month
tenancy, subject to all of the terms of this lease.

ARTICLE 2

RENT

Basic Rent

ss. 2.011 Tenant will pay Landlord  $5,337.34  per month,  from the beginning of
the lease  term and  throughout  the  original  lease  term,  in  advance on the
fifteenth  (15th) day of each month.  This amount is the "basic  rent." Rent for
any fractional  month at the beginning or end of the lease term will be prorated
on a per-day basis.  This basic rent will increase by ten (10%) percent for each
extended lease term.

Leasehold Improvement Fee

ss. 2.012 In consideration of Landlord having expended  approximately $45,000 to
make premises  suitable for Tenant's  needs,  Tenant agrees to pay an additional
$14,000  for the first  month of this  lease and an  additional  $7,750  for the
second through fifth month of this lease, in addition to the basic rent above in
section 2.011.

Security Deposit

ss. 2.02 Tenant will  deposit with  Landlord  $5,337.34 as security for Tenant's
fully and faithfully  performing  the terms of this lease.  This deposit will be
made no later than Tenant's occupancy of the premises.

Security Deposit as Landlord's Remedy

ss. 2.03 Landlord may apply all or any part of the deposit  required in ss. 2.02
of this article to cure any default of Tenant  under this lease.  In that event,
Tenant  must  deposit  with  Landlord  the amount  applied  to cure its  default
immediately on notice from Landlord of the nature and amount of the application.

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Effect of Transfer of Premises

ss. 2.04 If Landlord  transfers  its interest in the  premises  during the lease
term, it may either: (a) return the deposit to Tenant, plus interest at the rate
of five (5%) percent annually,  minus any deductions made under Section ss. 2.03
of this  article and not replaced by Tenant;  or (b) transfer the deposit,  plus
interest at the rate of five (5%) percent  annually,  minus any deductions  made
under Section ss. 2.03 of this article and not replaced by Tenant, to Landlord's
successor in interest.  If Landlord  transfers all or any portion of the deposit
under this  section,  on  transfer  Landlord  will be relieved of all rights and
obligations with regard to the deposit,  and all of these rights and obligations
will accrue to the  transferee.  Landlord  must give  Tenant  notice of any such
transfer,  including  the name and  address  of the  transferee  and the  amount
transferred.

Return of Security Deposit

ss. 2.05 Landlord  must return the deposit to Tenant,  with interest at the rate
of percent  annually,  minus any amounts deducted under ss. 2.03 of this article
that have not been  replaced  by  Tenant,  no later  than 30 days  after  Tenant
surrenders possession of the premises to Landlord.  The deposit must be returned
as provided in this section to the address left with Landlord by Tenant for this
purpose or, if no such address was left, at Tenant's last known address.

Increased Operating Costs

ss. 2.06 If Landlord's  costs,  as  determined  by its  auditors,  of owning and
maintaining  the  Building,  including the parking  garage and other  facilities
maintained  for the benefit of the Building or its tenants,  during any calendar
month of the lease term,  exceeds the average  monthly cost for the first twelve
(12) months of the term,  Tenant will pay to Landlord  each month  thereafter an
amount  representing  Tenant's  proportionate  share of the increased cost. This
amount is referred to as "additional rent" under this lease.

(a)  Landlord  must make written  demand of Tenant for the amount of  additional
rent due to effectuate  this section.  Landlord's  failing to demand  payment of
additional  rent to cover increased  operating  costs does not waive  Landlord's
right  to  claim  the  additional  rent  in the  future,  but no  assessment  of
additional rent under this paragraph may be made retroactive.

(b)  Tenant's   proportionate  share  of  the  increased  costs  of  owning  and
maintaining  the  Building is computed by  dividing  the total  rentable  square
footage of the Building by the total square  footage of the leased  premises and
multiplying  the  increase in the monthly  operating  expenses by the  resulting
percentage  figure.  The total rentable square footage is computed by taking the
total square footage of the Building and  subtracting  the square footage of all
common areas, storage areas, areas required for heating or air conditioning,  or
other  equipment  required to service or maintain the Building and the basement.
It includes any space occupied by Landlord as office space.

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Additional Real Estate Taxes

ss. 2.07 If the real estate taxes attributable to the premises and applicable to
the calendar year beginning  January 1, 2008 or to any calendar year  thereafter
during  which the  premises  are fully  assessed,  exceed the real estate  taxes
attributable  to the premises and  applicable  to the  calendar  year  beginning
January 1, 2007, Tenant must pay Landlord as additional rent the portion of such
excess attributable to the premises.  The additional rent must be paid in twelve
(12) equal monthly  installments  beginning on December 1st of the calendar year
immediately  succeeding the calendar year in which such excess occurs.  However,
any such additional rent is not due and payable beyond the term of this Lease or
its renewal.

Notice of Excess

ss. 2.08 On or before  December 31, 2008,  and on or before  December 31 of each
subsequent  calendar year, the Landlord must give the Tenant a written statement
showing the computation of such excess, if any, for the preceding  calendar year
and  showing  the amount of  additional  rent for which the Tenant is  obligated
under ss. 2.09.

Computation of Excess

ss. 2.09 To determine the  applicability  of real estate taxes for each calendar
year, real estate taxes levied on the basis of a tax year that does not coincide
with a calendar  year will be deemed to apply 1/12th to each  calendar  month in
the tax year. The portion of real estate taxes attributable to the premises will
be deemed to be equal to the product  obtained by multiplying the increased real
estate  taxes  assessed  against the Building  (including  the land on which the
Building  is  situated)]  by a  fraction,  the  numerator  of which is the gross
square-foot  area of the leased premises  (2301.56) and the denominator of which
is the gross  square  foot area of the  Building  as it existed at the time this
lease was executed.

Property Tax Notice and Revision

ss. 2.10 Landlord must notify Tenant  promptly on receipt of any real estate tax
assessment  notice received from the taxing  authorities.  On Tenant's  request,
Landlord must seek redress from the taxing  authority  following the  procedures
provided by law. If such redress is denied, Landlord must promptly notify Tenant
of  the   denial.   On   Tenant's   request,   Landlord   must  be  required  to
administratively appeal the denial following the procedures provided by law.

ARTICLE 3

USE OF PREMISES

Permitted Use

ss. 3.01.  Tenant represents and warrants to Landlord that Tenant intends to use
the premises only for a nutritional and surgical instrumentation  laboratory and
storage space, respectively. Tenant's use of the premises is restricted to those
purposes  specified in this section,  unless Landlord gives Tenant prior written
consent for a different use.

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Insurance Hazards

ss. 3.02.  Tenant may not use, or permit using,  the premises in any manner that
will cause a  cancellation  of, or an increase in, the existing  rates for fire,
liability, or other insurance policies covering the premises or any improvements
on them, or insuring  Landlord for any  liability in connection  with owning the
premises.

Compliance With Laws

ss. 3.03.  (a) Tenant may not use, or permit  using,  the premises in any manner
that results in waste of premises or  constitutes  a nuisance or for any illegal
purpose.  Tenant, at its own expense,  will comply, and will cause its officers,
employees, agents, and invitees to comply, with all applicable laws, ordinances,
and  governmental  rules and  regulations  concerning  the use of the  premises,
including Hazardous Materials Laws.

(b) Tenant,  at its sole cost, must comply with all Hazardous  Materials Laws in
connection with Tenant's use of the premises. If Tenant stores, uses or disposes
of any other Hazardous Materials on the premises, Tenant must notify Landlord in
writing at least five (5) days prior to their first  appearance on the premises,
and Tenant's failure to do so is a default under the lease.

(c) "Hazardous  Materials"  means any substance,  material,  or waste that is or
becomes regulated by any local governmental agency, the State of Florida, or the
federal  government,  including,  but not limited to, any  material or substance
that is (i) designated as a "hazardous substance" pursuant to Section 311 of the
Clean Water Act, 33 U.S.C.  ss. 1251,  or listed  pursuant to Section 307 of the
Clean Water Act, 33 U.S.C.  ss. 1317,  (ii)  defined as a "hazardous  substance"
pursuant  to  Section   101  of  the   Comprehensive   Environmental   Response,
Compensation,  and  Liability  Act,  42 U.S.C.  ss.  9601,  (iii)  defined  as a
"hazardous  waste"  pursuant to Section  1004 of the Resource  Conservation  and
Recovery  Act, 42 U.S.C.  ss.  6901,  (iv)  petroleum,  (v)  asbestos,  and (vi)
polychlorinated biphenyls.

(d)  "Hazardous  Materials  Laws" means any federal,  state,  or local  statute,
ordinance,  order,  rule,  or  regulation  of any type  relating to the storage,
handling, use, or disposal of any Hazardous Materials,  the contamination of the
environment,   or  any  removal  of  such  contamination,   including,   without
limitation, those statutes referred to in subsection (c).

Use of Common Areas

ss. 3.04. Restrooms,  elevators,  stairs,  hallways,  lobbies,  parking lots and
garage,  walkways,  second floor foyer,  three (3) third floor conference rooms,
third floor break room and all other  common  areas of the  Building are for the
joint use of Tenant  and the  other  tenants  of the  Building.  Tenant  and its
officers,  employees,  agents,  and  invitees  will  use the  common  areas in a
reasonable,  orderly,  and sanitary manner in cooperation with all other tenants
and their officers, employees, agents, and invitees.

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Consideration for Other Tenants

ss. 3.05.  Tenant will conduct  itself--and will cause its officers,  employees,
agents,  and  invitees to conduct  themselves--with  full regard for the rights,
convenience, and welfare of all other tenants in the Building.

ARTICLE 4

SERVICES, MAINTENANCE, AND SURRENDER

Services and Maintenance by Landlord

ss. 4.01.  So long as Tenant is not in default  under this lease,  Landlord will
furnish the premises with the  following  services and  maintenance  at its sole
expense:

Air Conditioning

(a) Air  conditioning  from 8:00 a.m. until 6:00 p.m., every day except weekends
and  holidays,  during the customary  periods of the year when,  and to the same
extent, Landlord furnishes air conditioning for other portions of the Building.

Elevators

(b)  Elevator  service for the use of all tenants and  occupants of the Building
and their invitees.

Electricity

(c) Electric  current  consisting of service for lighting and ordinary  business
appliances.  Tenant  will pay to  landlord  each  month the  increased  electric
current charges associated with Tenant's use of industrial and/or  manufacturing
machinery.

Water

(d) Water service for restrooms, break rooms and leased laboratory.

Janitorial Service

(e) Given the sensitivity  and security  required for the work to be done in the
leased  premises  by  tenant,  Landlord  will not be  providing  any  janitorial
services to Tenant for the spaces being leased and described herein. Tenant will
be  responsible  for the  cleanliness  and  complete  maintenance  of the leased
premises  described  herein,  including  but not limited to sweeping  and waxing
floors,   removing  trash,  cleaning  windows  and  replacing  light  globes  or
fluorescent  tubes in the  standard  lighting  fixtures  installed in the leased
premises.  Tenant will also be responsible for maintaining the two bathrooms and
shower located in the above described leased premises.

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Maintaining Common Areas and Their Accessibility

(f)  Maintaining  in  reasonably  good order and condition the public and common
areas of the Building and property on which it is situated,  including  lobbies,
elevators,  stairs,  corridors,  restrooms  not  located in the leased  premises
described  herein above,  walkways,  courtyards,  parking areas, and appropriate
landscaping  of outdoor areas.  Landlord will, at its sole expense,  install and
maintain  all  measures to comply with  accessibility  legal  requirements  with
respect  to  the  public  and  common  areas  of  the  Building  and   property.
"Accessibility  legal  requirements"  means all federal,  state, and local laws,
regulations,  rules,  and  orders  related  to  accessibility  by  persons  with
disabilities,  including,  but not limited to, Title III of the  Americans  with
Disabilities Act, 42 U.S.C. ss. 12181

Maintaining Building Structure

(g) Maintaining the structure of the Building,  including but not limited to the
roof, exterior walls (including windows), floors, and foundation.

Maintenance and Surrender by Tenant

ss. 4.02.  Except as provided in ss. 4.01, Tenant will maintain the premises and
keep  them  free  from  waste or  nuisance  throughout  the  lease  term and any
extensions of it. When the lease terminates, Tenant must deliver the premises in
as good a state of repair and condition as they were in when Landlord  delivered
possession to Tenant,  except for  reasonable  wear and tear and damage by fire,
hurricane, tornado, or other casualty. If Tenant neglects to reasonably maintain
the premises, Landlord may, but is not required to, cause repairs or corrections
to be made. Any reasonable  costs incurred for repairs or corrections  for which
Tenant is  responsible  under this  section are payable by Tenant to Landlord as
additional rental on the next rental installment date.

ARTICLE 5

TAXES ON TENANT'S PROPERTY

Tenant  will  pay all  taxes  levied  or  assessed  against  personal  property,
furniture,  or fixtures it places in or on the  premises.  If any such taxes for
which  Tenant is liable are levied or assessed  against  Landlord or  Landlord's
property,  and  Landlord  elects  to pay  them,  or if  the  assessed  value  of
Landlord's property is increased by including personal property,  furniture,  or
fixtures placed by Tenant in the premises,  and Landlord elects to pay the taxes
based on the increase,  Tenant must,  upon demand,  pay Landlord the part of the
taxes for which Tenant is primarily liable under this article.

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ARTICLE 6

ALTERATIONS, ADDITIONS, IMPROVEMENTS, AND FIXTURES

Consent of Landlord

ss. 6.01. Tenant may not make any alterations, additions, or improvements to the
premises without Landlord's prior written consent. Landlord may not unreasonably
withhold consent for nonstructural alterations, additions, or improvements.

Property of Landlord

ss. 6.02. All alterations, additions, or improvements made by Tenant will become
Landlord's property when this lease terminates. But Tenant must promptly remove,
if Landlord so elects,  all alterations,  additions,  and improvements,  and any
other  property  placed in or on the premises by Tenant,  and Tenant must repair
any damage caused by the removal.

Trade Fixtures

ss. 6.03.  Tenant has the right at all times to erect or install  furniture  and
fixtures,  as long as Tenant  complies with all  applicable  governmental  laws,
ordinances,  and  regulations.  Tenant  may  remove  such  items when this lease
terminates,  if Tenant is not in  default at that time and the  fixtures  can be
removed without structural damage to the premises. Before this lease terminates,
Tenant must repair any damage caused by removing any fixtures.  Any furniture or
fixtures  not  removed  by Tenant  when this  lease  terminates  are  considered
abandoned by Tenant and automatically become Landlord's property.

Alterations Required by Accessibility Laws

ss. 6.04. (a) Tenant is responsible for making any  alterations,  additions,  or
improvements  to  the  premises  that  are  mandated  by   accessibility   legal
requirements ("accessibility alterations").  The allocation of responsibility to
Tenant for compliance with accessibility  legal requirements with respect to the
premises is a material inducement for the parties to enter this lease.

(b)  Landlord  will  reimburse  Tenant for all  reasonable  out-of-pocket  costs
incurred by Tenant in making the  accessibility  alterations  within thirty (30)
days after Tenant submits a written demand along with supporting  documentation.
The cost of these  accessibility  alterations  for  which  Tenant  has  received
reimbursement  from  Landlord  will  be  amortized  over  their  useful  life as
reasonably  agreed by the parties,  together  with  interest on the  unamortized
balance at the rate of three (3%)  percent per year,  and will be paid by Tenant
to Landlord as additional rent.

(c) Before  undertaking the  accessibility  alterations,  Tenant must deliver to
Landlord a detailed cost breakdown of the accessibility  alterations.  This cost
breakdown  is  subject  to  Landlord's  reasonable  approval.  Tenant  must  use
reasonable  efforts to minimize  the cost of the  accessibility  alterations  by
coordinating   them  with  Tenant's   undertaking  of  other   alterations   and
improvements on the premises. Unless Landlord otherwise agrees, Tenant must seek
competitive  bidding  for  all  significant   components  of  any  accessibility
alterations.

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ARTICLE 7

DAMAGE OR DESTRUCTION

Notice to Landlord

ss. 7.01. If the premises or any structures or  improvements on them are damaged
or  destroyed  by fire,  hurricane,  tornado,  or other  casualty,  Tenant  must
immediately give Landlord written notice of the damage or destruction, including
a  description  of the damage and,  as far as known to Tenant,  the cause of the
damage.

Total Destruction

ss. 7.02. If the premises are totally destroyed by fire, hurricane,  tornado, or
other  casualty  not the fault of Tenant or any person in or about the  premises
with  Tenant's  express  or  implied  consent,  or if they are so  damaged  that
rebuilding or repairs cannot reasonably be completed within 180 working days and
at a cost not to exceed $10,000.00,  this lease will terminate, and rent will be
abated for the  unexpired  portion of this  lease,  effective  as of the date of
written notification as provided in ss. 7.01.

Partial Destruction

ss.  7.03.  If the premises are damaged by fire,  hurricane,  tornado,  or other
casualty  not the fault of Tenant or any  person in or about the  premises  with
Tenant's express or implied  consent,  but not to such an extent that rebuilding
or repairs cannot  reasonably be completed within 180 working days and at a cost
not to exceed $10,000.00, this lease will not terminate except as follows:

(a) If the premises are partially destroyed before the final three (3) months of
the lease term, Landlord must, at its sole cost and risk, proceed immediately to
rebuild or repair the  premises  to  substantially  the  condition  they were in
before the damage.  If the damage renders the premises  untenantable in whole or
in part, the rent payable during the period in which they are untenantable  will
be adjusted  equitably.  If Landlord fails to complete the rebuilding or repairs
within 180  working  days after the date of  Tenant's  written  notification  to
Landlord of the  occurrence of the damage,  Tenant may  terminate  this lease by
written  notification  to  Landlord.  Upon  the  notification,  all  rights  and
obligations under this lease will cease.

(b) If the premises are partially destroyed in the final three (3) months of the
lease term, Landlord need not rebuild or repair the premises. If Landlord elects
not to rebuild or repair,  and the damage rendered the premises  untenantable in
whole or in part,  Tenant may  terminate the lease or continue it, with the rent
for the remainder of the lease period adjusted equitably.

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ARTICLE 8

CONDEMNATION

Total Condemnation

ss. 8.01.  If,  during the lease term or any  extension or renewal of the lease,
all of the  premises  are taken for any  public  or  quasi-public  use under any
governmental law,  ordinance,  or regulation,  or by right of eminent domain, or
are sold to the condemning  authority under threat of  condemnation,  this lease
will terminate, and the rent will be abated during the unexpired portion of this
lease, effective as of the date the condemning authority takes the premises.

Partial Condemnation

ss. 8.02. If less than all, but more than fifty (50%)  percent,  of the premises
is taken  for any  public  or  quasi-public  use  under  any  governmental  law,
ordinance,  or  regulation  or by right  of  eminent  domain,  or is sold to the
condemning  authority under threat of  condemnation,  either party may terminate
the lease by giving  written notice to the other within 30 days after the entity
exercising the power of condemnation takes possession of the condemned portion.

If the premises are  partially  condemned  and neither party elects to terminate
the lease,  or if less than fifty (50%)  percent of the  premises is  condemned,
this lease will not terminate,  but the rent will be adjusted  equitably  during
the unexpired portion of this lease.

Condemnation Award

ss. 8.03.  Landlord  will receive the entire  award from any  condemnation,  and
Tenant will have no claim to that award or for the value of any  unexpired  term
of this lease.

ARTICLE 9

RULES AND REGULATIONS

Tenant and its officers,  employees, agents, and invitees will comply fully with
all of the rules and  regulations  of the Building and related  facilities.  The
following rules and regulations are are made a part of the lease as though fully
set out in it:

     1.   Landlord requires that Tenant, Tenant's officers, employees and guests
          keep the building in good working  condition and are respectful of the
          other tenants in the building and their privacy.
     2.   All of Tenant's  employees are required to have background  checks and
          any of those  with  questionable  backgrounds  cannot be  employed  by
          Tenant because of the  sensitivity of work being done by other tenants
          in the building.
     3.   All of  Tenant's  employees  must have and  wear,  at all times in the
          building, a picture identification.
     4.   There is no smoking in the Building.
     5.   There are to be no firearms in the Building.

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Landlord at all times may make reasonable  changes,  additions,  or deletions to
these rules and regulations to ensure or enhance the safety, care,  cleanliness,
maintenance, or preservation of the Building and related facilities and premises
and to preserve good order in and on the Building and its related facilities and
the premises. Tenant and its officers,  employees,  agents, and invitees will be
bound by any such changes,  additions, or deletions to the rules and regulations
when Tenant receives from Landlord  written notice of the change,  addition,  or
deletion.  Tenant is  responsible  for  compliance by its  officers,  employees,
agents, and invitees with all such rules and regulations.

ARTICLE 10

INSPECTION BY LANDLORD

Landlord and its officers,  agents, employees, and representatives may enter any
part of the  premises  at all  reasonable  hours  for  purposes  of  inspection,
cleaning, maintenance,  repairs, alterations, or additions as Landlord considers
necessary (but without any obligation to perform any of these  functions  except
as  stated in this  lease),  or to show the  premises  to  prospective  tenants,
purchasers,  or lenders. Tenant is not entitled to any abatement or reduction of
rent  by  reason  of the  entry  of  Landlord  or any of its  officers,  agents,
representatives,  or  employees  under this  article,  nor will such an entry be
considered an actual or constructive eviction.

ARTICLE 11

MECHANIC'S LIENS

Tenant will not permit any mechanic's lien or liens to be placed on the premises
or on  improvements on them. If a mechanic's lien is filed on the premises or on
improvements on them,  Tenant will promptly pay it. If default in payment of the
lien continues for 20 days after Landlord's  written notice to Tenant,  Landlord
may, at its option, pay the lien or any portion of it without inquiring into its
validity. Any amounts Landlord pays to remove a mechanic's lien caused by Tenant
to be filed  against  the  premises  or against  improvements  on the  premises,
including  expenses  and  interest,  are due from Tenant to Landlord and must be
repaid to Landlord immediately on rendition of notice, together with interest at
eighteen (18%) percent annually until repaid.

Landlord's  interest  in the  premises is not  subject to  mechanics'  liens for
improvements  made,  or  contracted  for, by Tenant.  Tenant  must give  written
notification to all contractors  making any improvements on the premises of this
provision of the lease.

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ARTICLE 12

INDEMNITY

Tenant's General Indemnity

ss. 12.01.  Tenant will indemnify and hold Landlord harmless against any claims,
demands, damages, costs, and expenses, including reasonable attorney's fees, for
defending  claims and demands arising from the conduct or management of Tenant's
business  on the  premises  or its use of the  premises,  or from any  breach on
Tenant's part of any conditions of this lease,  or from any act or negligence of
Tenant, its officers, agents, contractors, employees, subtenants, or invitees in
or about the  premises.  In case of any  action or  proceeding  brought  against
Landlord by reason of any such claim,  Tenant,  on notice  from  Landlord,  will
defend the action or proceeding by counsel acceptable to Landlord.

Tenant's Environmental Indemnity

ss. 12.02. (a) Tenant is responsible only for the payment of that portion of any
cleanup costs for the premises necessary for compliance with Hazardous Materials
Laws that arise as a result of Tenant's discharge of Hazardous  Materials on the
premises during Tenant's occupancy of the premises.  Landlord is responsible for
all other  cleanup  costs and for  ensuring  that any  other  responsible  party
participate in the cleanup to the extent of its responsibility for a release.

(b) Tenant must indemnify,  defend,  and hold harmless Landlord from and against
all claims,  liabilities,  losses,  damages, and costs,  foreseen or unforeseen,
including without  limitation  counsel,  engineering,  and other professional or
expert fees,  that  Landlord may incur by reason of Tenant's  action or inaction
with regard to Tenant's  obligations  under this section.  This section survives
the expiration or earlier termination of this lease.
Insurance

ss. 12.03.  Tenant  agrees to obtain an insurance  policy issued in the names of
the  Landlord and Tenant for any  negligence  or  intentional  acts by Tenant or
Tenant's  employees  or guests  while on or in the  premises  and the  adjoining
parking lot. Tenant further agrees to insure Landlord against theft or any other
hazard that is not covered by the aforementioned  coverage obtained above caused
by Tenant, Tenant's employees or guests.

ss. 12.04.  Landlord  agrees to promptly pay Tenant for any loss of inventory or
product  or  business  interruption  that  Tenant  may  incur,  as a  result  of
Landlord's  negligence in failing to provide the services  specified in ss. 4.01
above, that are not covered by Tenant's insurance company. If default in payment
of the loss  continues for 20 days after  Tenant's  written  notice to Landlord,
Tenant may, at its option, pay the loss or any portion of it, or deduct the loss
or any portion of it from future  Basic Rent or Leasehold  Improvement  Fees due
Landlord as  specified  in ss. 2.011 and ss.  2.022,  respectively.  Any amounts
Tenant  pays to cover the loss  caused by  Landlord's  failure to provide  above
services,  including expenses and interest,  are due from Landlord to Tenant and
must be repaid to Tenant  immediately  on  rendition  of notice,  together  with
interest at eighteen (18%) percent annually until repaid.

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ARTICLE 13

ASSIGNMENT AND SUBLEASE

Assignment and Subletting by Tenant

ss.13.01.  Tenant  has no right to sublet or assign its  interest  in the leased
premises described above.

Assignment by Landlord

ss.13.02. Landlord may assign any or all of its interest under this lease.

ARTICLE 14

DEFAULT

Tenant's Default

ss.14.01.  The following events are considered events of default by Tenant under
this lease:

(a) Tenant fails to pay any  installment  of rent due under this lease,  and the
failure continues for 10 days.

(b) Tenant  fails to comply with any term or covenant of this lease,  other than
the payment of rent,  and does not cure the failure within 20 days after written
notice of the failure to Tenant.

(c) Tenant makes an assignment for the benefit of creditors.

(d) Tenant deserts or vacates any  substantial  portion of the premises for five
or more days.

Landlord's Remedies

ss.14.02. If any default specified inss.14.01 occurs, Landlord may pursue one or
more of the following remedies:

(a) Without notice to Tenant,  Landlord may terminate this lease, in which event
Tenant must  immediately  surrender  the premises to Landlord.  Tenant will,  on
demand,  pay Landlord the amount of all loss and damage that Landlord suffers by
reason of the  termination,  whether through  inability to relet the premises on
satisfactory terms or otherwise.

(b)  Landlord  may  enter on and take  possession  of the  premises;  relet  the
premises on the terms Landlord considers advisable; and receive the rent for the
reletting. Tenant will, on demand, pay Landlord any deficiency that may arise by
reason of reletting.

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(c) Landlord  may enter the  premises and do whatever  Tenant is obligated to do
under the terms of this lease to correct the default.  Tenant  will,  on demand,
reimburse Landlord for any expenses that Landlord incurs in effecting compliance
with Tenant's  obligations  under this lease in this manner,  and Tenant further
releases  Landlord from liability for any damages  resulting to Tenant from such
an action.

No reentry or taking  possession of the premises by Landlord may be construed as
an election on its part to terminate this lease,  unless a written notice of the
intention is given to Tenant. Notwithstanding any reletting or reentry or taking
possession,  Landlord  may at any time  thereafter  terminate  this  lease for a
previous  default.  The loss or damage that  Landlord may suffer in  terminating
this lease, or the deficiency from any reletting as provided above, includes the
expense of repossession.

Landlord's Lien

ss. 14.03.  (a) Landlord has, at all times, a valid security  interest to secure
payment of all  rentals  and other sums of money  becoming  due under this lease
from  Tenant and to secure  payment of any  damages  or loss that  Landlord  may
suffer by reason of Tenant's  breaching  any covenant,  agreement,  or condition
contained  in this  lease.  This  security  interest  covers all  goods,  wares,
equipment,  fixtures,  furniture,  and other personal property of Tenant that is
now on the  premises  or placed on the  premises  at some  later  date,  and all
proceeds from them.  This property may not be removed from the premises  without
Landlord's consent until all arrearages in rent and all other sums of money then
due  Landlord  under  this  lease  have  been paid and  discharged,  and all the
covenants,  agreements,  and  conditions of this lease have been fully  complied
with and performed by Tenant.

(b) If Tenant is in default,  Landlord  may,  in addition to any other  remedies
provided in this lease or by law, after giving  reasonable  notice of the intent
to take possession and giving an opportunity  for a hearing on the issue,  enter
on the premises and take possession of any goods,  wares,  equipment,  fixtures,
furniture,  and other  personal  property of Tenant  situated  on the  premises,
without liability for trespass or conversion.  Landlord may sell the property at
public or private sale,  with or without having the property at the sale,  after
giving Tenant  reasonable  notice of the time and place of any public sale or of
the time after which any private sale is to be made. Landlord or its assigns may
buy any items to be sold at the sale unless they are prohibited from doing so by
law. Unless otherwise provided by law, and without excluding any other manner of
giving Tenant reasonable  notice,  the  reasonable-notice  requirement is met if
notice is given at least fifteen (15) days before the time of sale. The proceeds
from any such disposition,  less any expenses  connected with taking possession,
holding,  and selling the property  (including  reasonable  attorney's  fees and
other expenses), will be applied as a credit against the indebtedness secured by
the  security  interest  granted in this  section.  Any surplus  will be paid to
Tenant or as  otherwise  required by law,  and Tenant will pay any  deficiencies
immediately.

(c) When  Landlord  requests,  Tenant  will  execute  and  deliver to Landlord a
financing  statement in sufficient form to perfect Landlord's  security interest
in the property and proceeds  under the Uniform  Commercial  Code. The statutory
lien for rent is not waived as the contractual security interest granted in this
article supplements the statutory lien.

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<PAGE>
Landlord's Default

ss.14.04.  (a) If Landlord  defaults  in  performing  any term or covenant  that
Landlord  must  perform  under  this  agreement,  Tenant  may do  either  of the
following:

(i) After not fewer than seven (7) days' notice to  Landlord,  Tenant may remedy
the default by any necessary action and, in connection with this remedy, may pay
expenses  and employ  counsel.  Landlord  must,  on demand,  pay Tenant all sums
expended  or  obligations  incurred  by  Tenant  in  connection  with  remedying
Landlord's  default.  Tenant  may, if not  reimbursed,  in addition to any other
right or remedy that it may have,  deduct these costs from rent subsequently due
under this lease.

(ii) Tenant may  terminate  this lease by giving at least seven (7) days' notice
to Landlord of its  intention.  If Tenant  chooses this  option,  the lease will
terminate on the date designated in Tenant's  notice,  unless Landlord has cured
the default before the seven-day period expires.

(b)  Landlord's  default  does not give Tenant the right to withhold  payment of
rent during the lease term.

Cumulative Remedies

ss. 14.05. By pursuing any remedy provided in this lease,  neither  Landlord nor
Tenant is precluded  from  pursuing  any other remedy  provided in this lease or
provided by law. Either party's pursuing any remedy provided in this lease or by
law is not a  forfeiture  or waiver of any damages  accruing to either  party by
reason of  violating  any term or covenant of this  lease.  Nor will  Landlord's
pursuing any remedies  provided in this lease  constitute a waiver or forfeiture
of any rent due under this lease.

Waiver of Default

ss. 14.06. Either party's waiving any default or violation or breach of any term
or  covenant of this lease does not waive any other  violation  or breach of any
term or covenant of the lease. Nor does either party's forbearing to enforce one
or more of the  remedies  provided in this lease or by law upon a default  waive
the default.  Landlord's  accepting rent following default under this lease does
not waive the default.

Surrender of Premises

ss.  14.07 No act done by  Landlord  or its agents  during the lease term may be
considered an  acceptance  of a surrender of the  premises,  and no agreement to
accept a surrender of the premises is valid unless in writing and  subscribed by
Landlord.

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<PAGE>
ARTICLE 15

LEASE OF OFFICE FURNITURE AND LABORATORY EQUIPMENT

ss.  15.01 The  Landlord  hereby  leases to the Tenant the  furniture,  personal
property,  and  accessories  hereinafter  referred  to as the  "furniture,"  and
described in a separate Schedule A or any amendment,  which shall be agreed upon
by the Landlord and the Tenant.

Term

ss.  15.02  This  Lease  shall  become  effective  commencing  with the date the
furniture is delivered to the Tenant, which will be on or about January 1, 2008,
and shall  continue  for a full  term of 1 year from the date of such  delivery,
unless renewed or terminated as provided herein.

Surrender

ss. 15.03 The Tenant  shall leave at the leased  premises  described  above each
item of furniture  leased  hereunder,  immediately at the conclusion of the term
for which such  furniture  is leased,  in good  order,  condition,  and  repair,
subject only to the normal use, wear, and tear to be expected in view of the age
of such furniture.

Rental

ss. 15.04 The leased  furniture  will be in the leased  premises  upon  Tenant's
taking possession of the same. The payment of rent for the furniture is included
in the rent to be paid for the leased  premises  as  described  in  Article  Two
above.

Use

ss.  15.05 The  furniture  covered  hereby may be used by the Tenant only at the
location stated above and shall not be removed there from or subletted or leased
to any third parties.

Ownership

ss.  15.06 It is expressly  understood  that this is an agreement of lease only,
and that the Tenant acquires no right, title, or interest in or to the furniture
described  in  Schedule  A or  amendments  thereto,  other than the right to the
possession and use of the same in accordance  with the terms of this Lease.  Any
identification tags attached to leased property shall not be removed.

Maintenance

ss.  15.07 The Tenant  agrees to  exercise  due and  proper  care in the use and
maintenance of the  furniture,  to keep the furniture in a good state of repair,
and to be responsible for all damage to the furniture from negligence.

                                       16
<PAGE>
Inspection

ss. 15.07 The Landlord  shall have the right of access to the Tenant's  premises
for  inspection  of the  furniture  at  reasonable  times and with a minimum  of
interference with the Tenant's  operation.  If inspection reveals that furniture
is improperly used,  repaired,  or maintained,  then the Landlord may service or
repair the same as needed and such expense shall be paid by the Tenant.

Service

ss. 15.08 Any work  performed by the Landlord in the service or  maintenance  of
the furniture as the result of the Tenant's failure or neglect shall not deprive
the Landlord of any of its rights,  remedies,  or actions against the Tenant for
damages resulting from such failure or neglect.

Warranty

ss. 15.09 THE LANDLORD HAS MADE NO GUARANTY OR  WARRANTIES,  EXPRESS OR IMPLIED,
REGARDING THE LEASED FURNITURE AS TO MATERIAL,  WORKMANSHIP,  OR THE CAPACITY OF
THE FURNITURE,  INCLUDING THE IMPLIED WARRANTIES OF MERCHANTABILITY  AND FITNESS
FOR A PARTICULAR PURPOSE.

Breakdown

ss.  15.10 The  Landlord  shall not be  responsible  for any loss of time or any
other  loss  resulting  from any  furniture  breakdown  or other  failures.  The
Landlord  will replace any  defective  parts  within a reasonable  time of being
notified.  It is also  understood  that there  shall be no  abatement  of rental
during any period of breakdown or nonuse of the leased furniture.

Insurance

ss. 15.11 The Landlord  shall  insure all of the personal  property  involved in
this Lease, or any amendments thereto,  against any loss by fire or other hazard
or perils ordinarily included under the standard extended coverage  endorsement.
The  Tenant  agrees  to obtain an  insurance  policy  issued in the names of the
Landlord and the Tenant,  and to insure said  property  against loss by theft or
any other hazard that is not covered by the aforementioned  coverage obtained by
the Landlord.

Indemnity

ss. 15.12 The Tenant shall  indemnify the  Landlord,  its  directors,  officers,
employees,  agents, and assigns,  against,  and hold them harmless from, any and
all claims, demands, liabilities, actions, suits, and proceedings of every kind,
including  the  costs  and  expenses  thereof,  caused  by,  arising  out of, or
connected  with each item of  furniture  leased  hereunder,  including,  without
limitation, the manufacture,  selection,  delivery,  possession, use, operation,
and return of such furniture,  and any and all bodily injury, death, or property
damage.  The Landlord shall not be liable for any loss, damage, or injury to the

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<PAGE>
Tenant of any kind and in any manner  caused by or connected  with any furniture
or  the  condition,  reconditioning,  repair,  maintenance,  possession,  or use
thereof.

Additional Furniture

ss.15.13  Additional  furniture  may be  added  by  amendment  to this  Lease as
required.

Amendments

ss.  15.14 All such  additions  shall be shown as an amendment to this Lease and
shall contain,  in addition to an itemized listing of all additions,  a schedule
of lease payments, if any. All additions made through the month shall be grouped
together  and covered by one  amendment,  effective as of the first of the month
following the installation.

ARTICLE 16

MISCELLANEOUS

Mortgages

ss. 16.01.  Tenant  accepts this lease  subject to any deeds of trust,  security
interests,  or  mortgages  that  might  now or  later  constitute  a lien on the
Building or on  improvements  in it or on the premises.  Tenant must, on demand,
execute any instruments,  releases, or other documents required by any lender to
subject  and  subordinate  this  lease to the lien of any  such  deed of  trust,
security  interest,  or mortgage.  With  respect to any deed of trust,  security
interest,  or mortgage constituting a lien on the Building or improvements in it
or on the premises,  Landlord may waive the  application of this section so that
this  lease  will not be  subject  and  subordinate  to any such  deed of trust,
security interest, or mortgage.

Notices and Addresses

ss.16.02.  (a) All notices  required under this lease must be given by certified
or registered mail, addressed to the proper party, at the following addresses:

Landlord:  Daycon Investors  Associates,  Inc., 400 Poinciana Drive,  Hallandale
Beach, FL 33009

Tenant: Cavit Sciences, Inc., 20 NW 181st Street, Miami, FL 33169

(b)  Either  party may change the  address  to which  notices  are to be sent by
sending  written notice of the new address to the other party in accordance with
the terms of this section.

Parties Bound

ss. 16.03.  This agreement  binds,  and inures to the benefit of, the parties to
the  lease  and  their  respective  heirs,  executors,   administrators,   legal
representatives, successors, and permitted and proper assignees.

                                       18
<PAGE>
Choice of Law

ss.  16.04.  This  agreement  is to be  construed  under  Florida  law,  and all
obligations  of the  parties  created  by  this  agreement  are  performable  in
Miami-Dade County, Florida.

Legal Construction

ss. 16.05.  If any one or more of the  provisions in this  agreement are for any
reason  held to be  invalid,  illegal,  or  unenforceable  in any  respect,  the
invalidity,  illegality, or unenforceability will not affect any other provision
of the agreement, which will be construed as if it had not included the invalid,
illegal, or unenforceable provision.

Prior Agreements Superseded

ss. 16.06. This agreement constitutes the parties' sole agreement and supersedes
any prior  understandings or written or oral agreements between the parties with
respect to the subject matter.

Amendment

ss.  16.07.  No  amendment,  modification,  or  alteration  of the terms of this
agreement is binding  unless in writing,  dated  subsequent  to the date of this
agreement, and duly executed by the parties.

Joint and Several Liability

ss. 16.08. If there is more than one Tenant, the obligations  imposed on Tenants
by this  lease  are joint  and  several.  If there is a  guarantor  of  Tenant's
obligations  under this lease,  the obligations  imposed on Tenant are the joint
and several  obligations  of Tenant and the  guarantor.  Landlord need not first
proceed  against Tenant before  proceeding  against the guarantor,  nor will any
such guarantor be released from its guaranty for any reason whatsoever.

Rights and Remedies Cumulative

ss. 16.09.  The rights and remedies  provided by this lease are cumulative,  and
either party's using any right or remedy will not preclude or waive its right to
use any other  remedy.  These  rights and  remedies are in addition to any other
rights the parties may have by law, statute, ordinance, or otherwise.

Attorney's Fees and Costs

ss. 16.10.  If any action is brought to enforce this  agreement,  the prevailing
party is entitled to recover reasonable attorney's fees from the other party, in
addition to any other relief that may be awarded.

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<PAGE>
Force Majeure

ss.  16.11.  Neither  Landlord  nor Tenant is  required  to perform  any term or
covenant of this lease so long as  performance  is delayed or prevented by FORCE
MAJEURE,  which  includes  acts of God,  strikes,  lockouts,  material  or labor
restrictions by any governmental  authority,  civil riot,  floods, and any other
cause not reasonably  within Landlord's or Tenant's control and that Landlord or
Tenant  cannot,  by exercising  due  diligence,  prevent or overcome in whole or
part.

Time of Essence

ss.16.12. Time is of the essence of this agreement.

The undersigned Landlord and Tenant execute this agreement on December 28, 2007,
at Miami, Miami-Dade County, Florida.

LANDLORD
Daycon Investors Associates, Inc.


By /s/ Joseph P. D'Angelo
   --------------------------------------
   Dr. Joseph P. D'Angelo, President

TENANT
Cavit Sciences, Inc.


By /s/ Colm J. King
   --------------------------------------
   Colm J. King, President


                                       20