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                                                                   EXHIBIT 10.20


                                 Lease between:

                            Duffy Wall Street, L.L.C.
                             411 Waverley Oaks Road
                          Waltham, Massachusetts 02154

                                       and
                               R.E. Stafford, Inc.
                              d.b.a. Colo Solutions
                                 P.O. Box 411571
                            Melbourne, Florida 32940


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                                COMMERCIAL LEASE

1.       PARTIES:

         DUFFY WALL STREET L.L.C. a New Hampshire Limited Liability Company with
         a place of business at 411 Waverley Oaks Road, Waltham MA 02154,
         LESSOR, which expression shall include its heirs, successors, and
         assigns where the context so admits, does hereby lease to R.E.
         Stafford, Inc. d.b.a. Colo Solutions, a Florida corporation with a
         principal place of business at Melbourne Florida 32940, LESSEE, which
         expression shall include its successors, executors, administrators, and
         assigns where the context so admits, and the LESSEE hereby leases the
         following described premises:

2.       LEASED PREMISES:

         Approximately Two Thousand Seven hundred and Thirty-nine (2,739)
         rentable square feet +/- located on the ground floor of the building
         known as One Wall St. in Manchester New Hampshire, and as shown on the
         attached Exhibit A., together with the right to use in common, with
         others entitled thereto, the hallways, stairways, and elevators,
         necessary for access to said leased premises, and lavatories nearest
         thereto.

         "Rentable space" shall mean the measured area occupied by the LESSEE
         plus a Seventeen point five (17.5%) percent common factor.

         Lessor and Lessee acknowledge that the exact area of the Leased
         Premises will not be determined until final layout and completion of
         fit up work provided for below and agree to execute an Addendum in
         substantially the form attached hereto upon completion of the fit-up
         work. The area of the Leased Premises shall be measured from the
         interior surface of the exterior windows and the center line of
         demising partitions.

3.       TERM:

         The term of this lease shall be for five years, commencing on the
         Commencement Date and ending on February 29, 2006.

4.       RENT:

         A.       BASE RENT: The LESSEE shall pay to the LESSOR rent, monthly,
                  on the first day of each month, at the annual rate per square
                  foot of rentable space shown below:

                  Year        Rate/SF        Annual Rate         Monthly Rate
                  ----        -------        -----------         ------------
                    1         $15.00         $41,085.00           $3,423.75

         Base Rent shall increase at a rate of 3% per annum and adjusted at the
         anniversary of each lease year for the initial term of the lease.

         B.       TAX ESCALATION: If any tax year commencing with the fiscal
                  year 2002, the real estate taxes on the land and buildings, of
                  which the leased premises are a part, are in excess of the
                  amount of the real estate taxes thereon for the fiscal year
                  2001, (hereinafter called the "Base Year"), LESSEE will pay to
                  LESSOR as additional rent hereunder, when and as designated by
                  notice in writing by LESSOR, 4.6% of such excess that may
                  occur in each year of the term of this lease or any extension
                  or renewal thereof and proportionately for any part of a
                  fiscal year. If the LESSOR obtains an abatement of any such
                  excess real estate tax, a proportionate share of such
                  abatement, less the reasonable fees and costs incurred in
                  obtaining the same, if any, shall be refunded to the LESSEE.

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         C.       OPERATING COST ESCALATION: The LESSEE shall pay to the LESSOR
                  as additional rent hereunder when and as designated by notice
                  in writing by LESSOR, 4.6% per cent of any increase in
                  operating expenses over those incurred during the calendar
                  year 2001. Operating expenses are defined for the purposes of
                  this agreement include cleaning, trash removal services,
                  repair and maintenance, heating and cooling, electrical
                  services for common areas, snow and ice removal, casualty
                  insurance, and management services calculated at 5% of total
                  rent. This increase shall be prorated should this lease be in
                  effect with respect to only a portion of any calendar year.

         D.       ELECTRICAL USES ON PREMISES: See also UTILITIES, below.

5.       SECURITY DEPOSIT:

         Upon the execution of this lease, the LESSEE shall pay to the LESSOR an
         amount equal to the first month's rent, which shall be held as a
         security for the LESSEE's performance as herein provided and refunded
         to the LESSEE at the end of this lease subject to the LESSEE's
         satisfactorily compliance with the conditions hereof.

6.       UTILITIES:

         The LESSEE shall pay, as they become due, all bills for electricity
         that are furnished to the leased premises and separately metered.
         Lessee shall separately meter the premises at Lessee's sole cost. The
         LESSOR agrees to provide all other utility service and to furnish
         reasonably hot and cold water and reasonable heat and air conditioning
         to the leased premises, the hallways, stairways, elevators, and
         lavatories during normal business hours on regular business days of the
         heating and air conditioning seasons of each year, to furnish elevator
         service and to light passageways and stairways during business hours,
         and to furnish such cleaning service as is customary in similar
         buildings in said city or town, all subject to interruption due to any
         accident, to the making of repairs, alterations, or improvements, to
         labor difficulties, to trouble in obtaining fuel, electricity, service,
         or supplies from the sources from which they are usually obtained for
         said building, or to any cause beyond the LESSOR's control.

         LESSOR shall have no obligation to provide utilities or equipment other
         than the utilities and equipment within the premises as of the
         commencement date of this lease. In the event LESSEE requires
         additional utilities or equipment, the installation and maintenance
         thereof shall be the LESSEE's sole obligation, provided that such
         installation shall be subject to the written consent of the LESSOR.
         LESSOR's consent shall not be unreasonably withheld or delayed.

         LESSOR's obligation to pay costs of HVAC is limited to power required
         to serve office uses during the building hours of operation which is
         Monday through Friday 7:00 a.m. to 6:00 p.m., Saturday 9:00 AM to 12:00
         noon. This power shall be separately metered or determined. After hours
         HVAC will be charged to LESSEE based upon actual usage and costs to
         LESSOR of providing same. This implies no limit in use of the Building
         by the LESSEE.

7.       USE OF LEASED PREMISES:

         The LESSEE shall use the leased premises only for the purpose of
         co-location of telecommunications and internet related equipment
         commonly referred to as a "switch area".

         COMPLIANCE WITH LAWS: The LESSEE acknowledges that no trade or
         occupation shall be conducted in the leased premises or use made
         thereof which will be unlawful, improper, noisy or offensive, or
         contrary to any law or any municipal by-law or ordinance in force in
         the city or town in which the premises are situated.

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9.       FIRE INSURANCE: The LESSEE shall not permit any use of the leased
         premises which will make voidable any insurance on the property of
         which the leased premises are a part, or on the contents of said
         property or which shall be contrary to any law or regulation from time
         to time established by the New England Fire Insurance Rating
         Association, or any similar body succeeding to its powers. The LESSEE
         shall on demand reimburse the LESSOR, and all other tenants, all extra
         insurance premiums caused by the LESSEE's use of the premises.

10.      MAINTENANCE:

         A.       LESSEE'S OBLIGATIONS: The LESSEE agrees to maintain the leased
                  premises in good condition, damage by fire and other casualty
                  only excepted, and whenever necessary, to replace plate glass
                  and other glass therein, acknowledging upon taking possession
                  that the leased premises are then in good order and the glass
                  whole. The LESSEE shall not permit the leased premises to be
                  overloaded, damaged, stripped or defaced, nor suffer any
                  waste. LESSEE shall obtain written consent of LESSOR before
                  erecting any sign on the premises.

         B.       LESSOR'S OBLIGATIONS: The LESSOR agrees to maintain the
                  structure and interior of the building of which the leased
                  premises are a part in the same condition as it is at the
                  commencement of the term or as it may be put in during the
                  term of this lease, reasonable wear and tear, damage by fire
                  and other casualty only excepted, unless such maintenance is
                  required because of the LESSEE or those for whose conduct the
                  LESSEE is legally responsible.

11.      ALTERATIONS - ADDITIONS:

         The LESSEE shall not make structural alterations or additions to the
         leased premises, but may make non-structural alterations provided the
         LESSOR consents thereto in writing, which consent shall not be
         unreasonably withheld or delayed. All such allowed alterations shall be
         at LESSEE's expense and shall be in quality at least equal to the
         present construction. LESSEE shall not permit any mechanics' liens, or
         similar liens, to remain upon the leased premises for labor and
         material furnished to LESSEE or claimed to have been furnished to
         LESSEE in connection with work of any character performed or claimed to
         have been performed at the direction of LESSEE and shall cause any such
         lien to be released of record forthwith without cost to LESSOR. Any
         alterations or improvements made by the LESSEE shall become the
         property of the LESSOR at the termination of occupancy as provided
         herein. However, the LESSEE shall retain ownership of generator, and
         related electrical equipment, D.C. power plant, UPSs, rack cabinets,
         access systems, and Lessee installed cooling systems and special fire
         suppression equipment, provided that upon surrender of the Premises,
         LESSEE removes these items and repairs any damage to the premises or
         building occasioned by their removal.

12.      ASSIGNMENT - SUBLEASING:

         The LESSEE shall not assign or sublet the whole or any part of the
         leased premises without LESSOR'S prior written consent which shall not
         be unreasonably withheld, conditioned or delayed. Notwithstanding such
         consent, LESSEE shall remain liable to LESSOR for the payment of all
         rent and for the full performance of the covenants and conditions of
         this lease. However, LESSEE shall have the right to sublease or assign
         any portion of the premises to any related entity, parent company,
         subsidiary, affiliate or to any successor-in-interest or entity
         acquiring fifty-one percent (51%) or more or its stock or assets
         without the LESSOR'S consent. However, LESSEE shall remain liable to
         LESSOR for the payment of all rent and for the full performance of the
         covenants and conditions of this Lease unless the successor in interest
         is satisfactory to LESSOR as of comparable financial responsibility.

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13.      SUBORDINATION:

         This lease shall be subject and subordinate to any and all mortgages,
         deeds of trust and other instruments in the nature of a mortgage, now
         or at any time hereafter, a lien or liens on the property of which the
         leased premises are a part and the LESSEE shall, when requested,
         promptly execute and deliver such written instruments as shall be
         necessary to show the subordination of this lease to said mortgages,
         deeds of trust or other such instruments in the nature of a mortgage.

14.      LESSOR'S ACCESS:

         The LESSOR or agents of the LESSOR may, at reasonable times, enter to
         view the leased premises and may remove placards and signs not approved
         and affixed as herein provided, and make repairs and alterations as
         LESSOR should elect to do and may show the leased premises to others,
         and at any time within three (3) months before the expiration of the
         term, may affix to any suitable part of the leased premises a notice
         for letting or selling the leased premises or property of which the
         leased premises are a part and keep the same so affixed without
         hindrance or molestation.

15.      INDEMNIFICATION AND LIABILITY:

         The LESSEE shall save the LESSOR harmless from all loss and damage
         occasioned by the use or escape of water or by the bursting of pipes,
         as well as from any claim or damage resulting from neglect in not
         removing snow and ice from the roof of the building or from the
         sidewalks bordering upon the premises so leased, or by any nuisance
         made or suffered on the leased premises, unless such loss is caused by
         the neglect of the LESSOR. The removal of snow and ice from the
         sidewalks bordering upon the leased premises shall be the Lessor's
         responsibility.

16.      LESSEE'S LIABILITY INSURANCE:

         The LESSEE shall maintain with respect to the leased premises and the
         property of which the leased premises are a part comprehensive public
         liability insurance in the amount of 1 MILLION CSL with property damage
         insurance in limits of 1 MILLION CSL in responsible companies qualified
         to do business in New Hampshire and in good standing therein insuring
         the LESSOR and well as LESSEE against injury to persons or damage to
         property as provided. The LESSEE shall deposit with the LESSOR
         certificates for such insurance at or prior to the commencement of the
         term, and thereafter within thirty (30) days prior to the expiration of
         any such policies. All such insurance certificates shall provide that
         such policies shall not be canceled without at least ten (10) days
         prior written notice to each assured named therein.

17.      FIRE - CASUALTY - EMINENT DOMAIN:

         Should a substantial portion of the leased premises, or of the property
         of which they are a part be substantially damaged by fire or other
         casualty, or be taken by eminent domain, the LESSOR may elect to
         terminate this lease. When such fire, casualty, or taking renders the
         leased premises substantially unsuitable for their intended use, a just
         and proportionate abatement of rent shall be made, and the LESSEE may
         elect to terminate this lease if:

         (a)      The LESSOR fails to give written notice within thirty (30)
                  days of intention to restore leased premises, or

         (b)      The LESSOR fails to restore the leased premises to a condition
                  substantially suitable for their intended use within ninety
                  (90) days of said fire, casualty or taking.

         The LESSOR reserves, and the LESSEE grants to the LESSOR, all rights
         which the LESSEE may have for damages or injury to the leased premises
         for any taking by eminent domain, except for damage to the LESSEE's
         fixtures, property or equipment or business interruption.

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18.      LATE PAYMENT- DEFAULT AND BANKRUPTCY:

         A.       LATE PAYMENT: LESSEE agrees that because of actual damages for
                  a late payment or a dishonored check are difficult to fix or
                  ascertain, but recognizing that damage and injury result
                  therefore, LESSEE agrees that if payments of rent and other
                  obligations are not received in hand by LESSOR ten (10)
                  business days after the date is due, LESSEE agrees to pay
                  liquidated damages of $100.00 plus 18% per annum on the
                  delinquent amount from the due date. The postmark on the
                  payment, received plus two (2) days, shall be conclusive
                  evidence of whether the payment is delinquent. However, LESSOR
                  is not responsible for late deliveries by U.S. Mail. LESSEE
                  agrees to pay a liquidated damage of $25.00 for each
                  dishonored check. In the event that two or more of the
                  LESSEE's checks are dishonored in a 12 month period, the
                  LESSOR, in addition to other Rights, shall have the right to
                  demand payment by Certified Check or Money Order.

         B.       DEFAULT AND BANKRUPTCY: In the event that (a) the LESSEE
                  shall default in the payment of any installment of rent or
                  other sum herein specified and such default shall continue for
                  fifteen (15) days after the payment due date; or (b) the
                  LESSEE shall default in the observance or performance of any
                  other of the LESSEE's covenants, agreement, or obligations
                  hereunder and such default shall not be corrected within
                  thirty (30) days after written notice thereof; or (c) the
                  LESSEE shall be declared bankrupt or insolvent according to
                  law, or, if any assignment shall be made of LESSEE's property
                  for the benefit of creditors, then the LESSOR shall have the
                  right thereafter, while such default continues, to re-enter
                  and take complete possession of the leased premises, to
                  declare the term of this lease ended, and remove the LESSEE's
                  effects, without prejudice to any remedies which might be
                  otherwise used for arrears of rent or other default. The
                  LESSEE shall indemnify the LESSOR against all loss of rent and
                  other payments which the LESSOR may incur by reason of such
                  termination during the residue of the term. If the LESSEE
                  shall default, after reasonable notice thereof, in the
                  observance or performance of any conditions or covenants on
                  LESSEE's part to be observed or performed under or by virtue
                  of any of the provisions in any article of this lease, the
                  LESSOR, without being under any obligation to do so and
                  without thereby waiving such default, may remedy such default
                  for the account and at the expense of the LESSEE. If the
                  LESSOR makes any expenditures or incurs any obligations for
                  the payment of money in connection therewith, including but
                  not limited to, reasonable attorney's fees in instituting,
                  prosecuting or defending any action or proceeding, such sums
                  paid or obligations insured, with interest at the rate of 12
                  per cent per annum and costs, shall be paid to the LESSOR by
                  the LESSEE as additional rent.

19.      NOTICE:

         Any notice form the LESSOR to the LESSEE relating to the leased
         premises or to the occupancy thereof, shall be deemed duly served, if
         mailed, postage prepaid, certified return receipt requested to the
         LESSEE at P.O. Box 411571, Melbourne FL 32940 Any notice from the
         LESSEE to the LESSOR relating to the leased premises or to the
         occupancy thereof, shall be deemed duly served, if mailed to the LESSOR
         by registered or certified mail, return receipt requested, postage
         prepaid, addressed to the LESSOR at such address as the LESSOR may from
         time to time advise in writing. All rent notices shall be paid and sent
         to the LESSOR at 411 Waverley Oaks Road, Waltham, MA 02154.

20.      SURRENDER:

         The LESSEE shall at the expiration or other termination of this lease
         remove all LESSEE's goods and effects from the leased premises,
         (including, without hereby limiting the generality of the foregoing,
         all signs and lettering affixed or painted by the LESSEE, either inside
         or outside the leased premises). LESSEE shall deliver to the LESSOR the
         leased premises and all keys, locks thereto, and other fixtures
         connected therewith and all alterations and additions made to or upon
         the leased premises except as noted in Clause 11, above, in good
         condition, damage by fire or other casualty only excepted. In the event
         of the LESSEE's failure to remove any of LESSEE's property from the
         premises, LESSOR is hereby authorized, without liability to LESSEE for
         loss or damage thereto, and at the sole risk of LESSEE, to remove and
         store any of the property at LESSEE's expense,

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         or to retain same under LESSOR's control or to sell at public or
         private sale, without notice any or all of the property not so removed
         and to apply the net proceeds of such sale to the payment of any sum
         due hereunder, or to destroy such property.

21.      BROKERAGE:

         The Broker(s) named herein, the Fini Real Estate Group, Inc. warrants
         that it is duly licensed as such by the State of New Hampshire and
         joins in this agreement and becomes a party hereto, insofar as any
         provisions of this agreement expressly apply to it, and to any
         amendments or modifications of such provisions to which it agrees in
         writing.

         LESSOR agrees to pay the above-named Broker as separately agreed.

         Each party warrants to the other that no other Broker or Brokers have
         represented that party in the transactions resulting in this Agreement.

22.      OTHER PROVISIONS:

         It is also understood and agreed that

         A.       Hazardous Waste: Lessee shall not cause or permit any
                  hazardous waste to be used, stored, generated or disposed of
                  on or about the Demised Premises. Lessee shall indemnify and
                  hold harmless the Lessor from any and all claims, damages,
                  fines, judgments, penalties, costs, liabilities or losses
                  (including, without limitation, any and all costs associated
                  by the removal and clean-up of same, for a decrease in value
                  of the Demised Premises, for damages caused by loss or
                  restriction of rentable or usable space, and any and all sums
                  paid for settlement of claims, attorney's fees, consultant and
                  expert fees) which are attributable to Lessee, for arising
                  during or after the expiration of term or any extension
                  thereof. As used herein, "hazardous substance" means any
                  substance that is toxic, ignitable, reactive or corrosive and
                  that is regulated by any local government, the State of New
                  Hampshire or the United States Government. "Hazardous
                  Substance" includes any and all materials or substances that
                  are defined as "hazardous substance" pursuant to state,
                  federal or local government law.

         B.       Signage: Lessee is granted authority to install proper signage
                  on available marquee now installed on Elm Street at front of
                  building known as One Wall Street. Lessee acknowledges that
                  other lessees of One Wall Street will mutually share space on
                  this marquee. All signage must comply with ordinances of the
                  City of Manchester, NH. Lessor must also approve all signage
                  to be installed. The maximum height of the sign shall be no
                  more than 3 feet and the maximum width shall not exceed the
                  actual width of the sign pillar. Cost of installation to be
                  the responsibility of Lessee. Lessee agrees to reduce the
                  height of signage to 1 foot if necessary to accommodate
                  additional signage from new tenants. LESSEE shall affix no
                  signs, identification logos or notices to any windows or wall
                  on the interior of the Building except as approved by the
                  LESSOR. Subject to the Lessor's prior approval, not to be
                  unreasonably withheld, conditioned or delayed, Lessee may
                  affix identifying signage to the entry way to the Leased
                  Premise, which signage comports with the decor and appearance
                  of the lobby area.

         C.       Option to Renew: Lessor grants Lessee an option to renew for
                  two additional five year terms at market rates existing at the
                  time of each renewal. Lessee will give Lessor nine (9) months
                  written notice, prior to the expiration of the respective
                  term, if any option is to be exercised. See "Exhibit F. for
                  Procedure for Resolution of Dispute on Market Rate, Terms and
                  Conditions".

         D.       Limited Right of Interim Occupancy: Lessee may on after lease
                  execution occupy and use, and install furniture and equipment
                  for the period ending with completion of fit-up. Lessee may
                  occupy

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                  the space ten days prior to the Commencement date for purposes
                  of installation of telephone equipment or business fixtures so
                  long as Lessee does not interfere with Lessor build-out, and
                  subject to coordination and scheduling at the sole discretion
                  of Lessor's work supervisor.

         E.       Access rights: LESSEE shall have access to the Leased Premises
                  twenty four hours per day and seven days per week.

         F.       Life Safety and Americans With Disabilities Act: LESSOR
                  warrants that the site access to the building and the building
                  will meet all current compliance codes at Lessor's sole cost
                  and expense and that may be required by any local, state or
                  federal law.

         G.       Hazardous Materials: LESSOR warrants that to LESSOR's
                  knowledge there are no hazardous materials within the building
                  or the site.

         H.       Fit Out Specifications: Details of layout design and
                  specifications for the Leased Premises are found in
                  Exhibit C., part of this Agreement.

         I.       Lessee shall have the right, at Lessee's sole cost, to install
                  a receiving antenna and associated facilities on the roof of
                  the Building, so long as the Lessor approves the size,
                  location, access and structural aspects of the installation,
                  and the parties concur on a lease rate for that additional
                  use, and Lessee obtains any necessary permits or regulatory
                  authorizations.

         J.       The following Exhibits and Appendices are incorporated by
                  reference:

                  Exhibit A. Layout of Leased Premises
                  Exhibit B. Legal Description of Premises
                  Exhibit C. Fit-Up Work By LESSOR
                  Exhibit D. Cleaning Schedule
                  Exhibit F. Procedure for Resolution of Dispute on Market Rate,
                             Terms and Conditions
                  ADDENDUM TO LEASE AGREEMENT


IN WITNESS WHEREOF, the said parties hereunto set their hands and seals
this    day of           , 2001.

                            DUFFY WALL STREET, L.L.C.
                                     LESSOR

Witness: /s/                      BY: /s/                       Manager/Member
         --------------------         ---------------------     ----------------
                                                                     Title
                     R.E. STAFFORD, INC. D.B.A. COLO SOLUTIONS
                                     LESSEE

Witness:                          BY: /s/ Ronald Stafford       President
         --------------------         ---------------------     ----------------
                                                                     Title

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