Exhibit 10.14
                              Lease of Tinian Land

                                      382
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                                                 (FOR RECORDER'S USE ONLY)


                                                       LEASE


         This Lease (the  "Lease"),  is made and entered into as of the ____ day
of __________,  1998 by and between the Commonwealth  Utilities  Corporation,  a
Commonwealth  of the Northern  Mariana Islands public  corporation,  hereinafter
referred to as  "Lessor",  and  Telesource  CNMI,  Inc., a  Commonwealth  of the
Northern  Mariana  Islands  private  corporation,  hereinafter  referred  to  as
"Lessee".

                                                     Recitals

         Whereas,  Lessor is the current owner of a fee interest in certain real
property  (the  "Premises")  located in  Tinian,  Commonwealth  of the  Northern
Mariana Islands; and

         Whereas,  in 1997,  Lessor and Lessee  entered  into a  contract,  more
particularly described as Contract No. CUC-PG-97-C057,  pursuant to which Lessee
agreed to build a fully  operational 10 Megawatt ("MW")  expandable  Power Plant
(the "Plant") on the Island of Tinian; and

         Whereas,  Lessor  desires to have the Plant built on the  Premises and
to  ultimately  own and operate the Plant; and

         Whereas, Lessee desires and is willing, in accordance with Contract No.
CUC-PG-97-C057,  to design  and  construct  the  Plant;  procure  all  necessary
equipment and materials;  initially own, maintain and operate the Plant; provide
for training and start-up of the Plant;  and transfer  ownership of the Plant to
Lessee;





                                                    WITNESSETH:

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         NOW THEREFORE, In consideration of the rent hereinafter reserved and of
the covenants herein contained to be observed and performed,  Lessor does hereby
demise and let unto Lessee,  and Lessee does hereby lease from Lessor,  the real
property described in section 1:

1)       Description of Premises.

         The Premises  consists of improved  and/or  unimproved  real  property,
lying and  being  situated  in  Tinian,  Commonwealth  of the  Northern  Mariana
Islands,  more  particularly  hereinafter  described,   together  with  Lessor's
easements and  appurtenances  in adjoining and adjacent land,  highways,  roads,
streets,  lanes,  whether  public  or  private,   reasonably  required  for  the
installation, maintenance, operation and service of sewer, water, gas, power and
other  utility  lines and for  driveways  and  approaches  to and from  abutting
highways or streets for the use and benefit of the following described parcel(s)
of  real  property,  including  any  improvements  now or  hereinafter  situated
thereon:

                  Lot No. 082 T 01, containing an area of 20,000 square meters,
                  more or less, as shown on DLS Check No. 082 T 00, filed with
                  the Commonwealth  Recorder's Office as File No. 98-894 on
                  March 30, 1998.

         The  above-described  parcel(s)  of real  property,  together  with any
existing  improvements and/or improvements  subsequently  erected thereon during
the term of this  Lease and the  appurtenances  and other  incidents  associated
therewith are collectively referred to in this Lease as the "Premises".

2) Lessor's Warranties of Title.

         Lessor represents, warrants and covenants that it owns the Premises and
   possesses  all right and  authority to enter into this Lease for the purposes
   set forth herein.

3) Lessor's Warranty of Quiet Enjoyment.

         Lessor  covenants and agrees that Lessor shall,  upon the  commencement
date of the term of this Lease as hereinafter  set forth,  place Lessee in quiet
possession  of the  Premises  and that  Lessee,  upon  paying the rent and other
charges herein provided for and observing and keeping the covenants, conditions,
and terms of this Lease on Lessee's part to be kept or performed, shall lawfully
and quietly  hold,  occupy and enjoy the Premises  during the term of this Lease
without  hindrance or  molestation  by Lessor or any other  person  claiming by,
through or under Lessor.

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4) Incorporation by Reference.

         The terms and  conditions  of Contract  No.  CUC-PG-97-C057  are hereby
incorporated  by reference  into this Lease with the same force and effect as if
fully set forth herein.

5) Term.

         The term of this Lease shall  commence (the  "Commencement  Date") upon
execution  of this Lease and shall  terminate on the date that Lessee turns over
all title and interest in the Plant to Lessor in accordance  with the provisions
of Contract No. CUC-PG-97-C057. Under no circumstances,  however, shall the term
of this  Lease  continue  beyond a period of  twenty-five  (25)  years  from the
Commencement Date.

6) Rental and Time for Payment of Rental.

           Upon  execution  of this Lease,  Lessee  shall pay Lessor One Hundred
Dollars ($100.00) as rent for the entire term of this Lease. No other sums shall
be due and owing by Lessee to Lessor except as stated herein.

7) Utilities and Charges.

         Lessee will pay all charges for water, electricity, telephone and other
utilities used upon the Premises during the term of this Lease.

8) Fire and Casualty Insurance.

         Lessee  shall keep all  improvements  erected on the  Premises  insured
against loss or damage by fire or other casualty in accordance with Section 17.4
of Contract No. CUC-PG-97-C057

9) Use of Premises.

         Lessee  intends to erect a fully  operational  10 MW  expandable  Power
Plant on the Premises.

                                      385
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10)      Removal of Improvements, Soil, Etc. Not to Constitute Waste;
   Crossing Boundaries.

         Lessee  shall have the right at any time  during the term of this Lease
to alter, demolish or remove any and all improvements on the Premises so long as
such action does not violate the terms of Contract  No.  CUC-PG-97-C057.  Lessee
shall also have the right in connection  with any development of the property to
remove  vegetation and to excavate and to remove sand, soil, and other materials
from the Premises.  In no event shall any such action  constitute  waste and the
Lessor hereby releases Lessee from any obligation to restore the Premises to the
condition  existing upon the  commencement  date of this Lease.  Lessee may also
build,  alter,  demolish or remove improvements which cross one or more boundary
lines  of  the  Premises,  provided  that  Lessee  first  obtains  any  required
governmental or regulatory approval. Lessor agrees to join, assist and cooperate
with Lessee in applying for any such required approval at Lessee's expense.

11)      Assignability and Subleasing - Consent Required

         Lessee may not assign this Lease or any part hereof nor sublet all or a
portion of the Premises without the written consent of the Lessor.  Such consent
when requested shall not be unreasonably withheld or delayed.

12)      Condemnation.

         If the entire Premises shall be taken by any lawful authority under the
power of  eminent  domain  then  this  Lease  shall  terminate.  Eminent  domain
proceedings resulting in the condemnation of a part of the Premises, but leaving
the remaining Premises usable by Lessee for the purposes described herein,  will
not terminate this Lease unless Lessee,  at its option,  terminates the Lease by
giving written notice of termination to Lessor.  Any condemnation award shall be
apportioned  between  Lessor and Lessee as may be provided by law at the time of
the execution of this Lease,  except that Lessee shall be entitled to the entire
award made with respect to the improvements on the Premises.

13)      Unavoidable Delay--Force Majeure.

         If either party shall be delayed or prevented  from the  performance of
any act  required  by this  Lease by reason of acts of God,  strikes,  lockouts,
labor troubles,  inability to procure materials,  or other cause,  without fault
and beyond the reasonable  control of the party obligated  (financial  inability
excepted)  performance of such act shall be excused for the period of the delay;
provided,  however,  nothing in this section shall excuse Lessee from the prompt
payment  of any  rental or other  charge  required  of  Lessee  except as may be
expressly provided elsewhere in this Lease.

                                      386
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14)      Termination.

         If Contract No. CUC-PG-97-C057 is terminated for any reason, then this
Lease shall terminate as well.

15)      Gender.

         The use of any gender shall  include any and all genders and the use of
any number shall be construed as singular or plural, as the case may be.

16)      Paragraph Headings.

         The headings of paragraphs herein are inserted only for convenience and
reference  and  shall in no way  define  or limit  the  scope or  intent  of any
provision of this Lease.

17)      Successors and Assigns.

         This Lease shall inure to the benefit of and be binding upon all of the
parties hereto and their respective successors and assigns.

18)      Counterparts.

         This Lease may be executed in several  counterparts each of which shall
be  deemed  an  original  but all of  which  shall  constitute  one and the same
agreement,  which shall be binding upon all parties hereto  notwithstanding that
all of the parties are not signatories to the same counterpart.

19)               Computation of Time.

         The  time in  which  any act  provided  by this  Lease is to be done is
computed by excluding the first day and including the last,  unless the last day
is a  Saturday,  Sunday,  or  holiday,  and then it is also  excluded.  The term
"holiday" shall mean all holidays  specified by the laws of the  Commonwealth of
the Northern Mariana Islands or declared by executive authority.

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20)      Conditions and Covenants.

         All the  provisions  of this Lease shall be deemed as running  with the
land, and construed to be "conditions" as well as "covenants" as though the word
specifically  expressing  or imparting  covenants  and  conditions  were used in
separate provisions.  Whenever in this Lease any words of obligation or duty are
used in connection with either party, such words shall have the force and effect
as  though  framed  in the form of  express  covenants  on the part of the party
obligated.

21)      No Waiver of Breach.

         No  failure  by either  Lessor or  Lessee  to  insist  upon the  strict
performance by the other of any covenant,  agreement, term, or condition of this
Lease or to exercise any right or remedy  consequent upon a breach thereof shall
constitute a waiver of any such breach or such  covenant,  agreement,  term,  or
condition. No waiver of any breach shall affect or alter this Lease but each and
every covenant,  condition,  agreement and the term of this Lease shall continue
in full force and effect with respect to any other then  existing or  subsequent
breach.

22)      Time of the Essence.

         Time is of the essence of this Lease, and of each provision.

23)      Entire Agreement.

         This Lease,  together  with any  exhibits or  documents  identified  or
referred to herein, contains the entire agreement of the parties with respect to
the matters  covered  herein as of the date of  execution  hereof,  and no other
agreement, statement, or promise made by any party, or to any employee, officer,
or agent of any party  prior in time to the date of this Lease  shall be binding
or valid.

24)      Attorneys' Fees.

         In the event  either  party  shall bring any action or  proceeding  for
damages on alleged breach of any provisions of this Lease,  to recover rents, or
to  enforce,  protect  or  establish  any  right or remedy  hereunder,  then the
prevailing  party  shall be  entitled  to  recover  as a part of such  action or
proceeding, reasonable attorneys' fees incurred and court costs.

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25)      Modification.

         This  Lease is not  subject to  modification  except in  writing,  duly
signed by the parties to be charged thereunder.

26)      Effect of Partial Invalidity/Severability.

         If for any reason  whatsoever  any of the  provisions  herein  shall be
unenforceable  or  ineffective,  the same  shall be  deemed  severable  from the
remainder  hereof and shall in no way impair the validity of this Lease, and the
remaining provisions shall be and otherwise remain in full force and effect.

27)      Governing Law.

         The laws of the  Commonwealth  of the Northern  Mariana  Islands  shall
govern the validity, construction and effect of this Lease.

28)      Remedies Cumulative.

         The  various  rights,  options,  elections  or  remedies  of Lessor and
Lessee, respectively,  contained in this Lease shall be cumulative and no one of
them  shall be  construed  as  exclusive  of any other,  or of any other  right,
priority or remedy allowed or provided for by law or in equity and not expressly
waived in this Lease.

29)      Covenant to Execute Additional Instruments.

         The parties  agree to execute and  deliver any  instruments  in writing
necessary  to carry out the  agreement,  term,  condition,  or assurance in this
Lease whenever the occasion shall arise and request for such  instruments  shall
be made.

30)      No Third Party Beneficiary.

         Except as  otherwise  provided  elsewhere  herein,  this  Lease and all
rights  hereunder  are intended  for the sole benefit of the parties  hereto and
shall not imply or create  any  rights on the part of, or  obligations  to,  any
other entity or individual not a party to this Lease.




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         IN WITNESS WHEREOF,  the parties have executed this Lease as of the day
and year first above written.


LESSOR:

COMMONWEALTH UTILITIES CORPORATION


By:

Name:

Its:






LESSEE:

TELESOURCE CNMI, INC.


By:

Name:

Its:





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                                  A C K N O W L E D G M E N T S

COMMONWEALTH OF THE                 )
NORTHERN MARIANA ISLANDS   )
                                                                       ) ss:
SAIPAN                                                                 )

         ON  THIS  day of , 19 ,  before  me,  a  notary  public  in and for the
Commonwealth   of   the   Northern   Mariana   Islands,    personally   appeared
________________,   known  to  me  to  be  the  of  the  Commonwealth  Utilities
Corporation,   whose  name  is  subscribed  to  the  foregoing  instrument,  and
acknowledged   to  me  that  she   executed   the  same  for  the  purposes  and
considerations contained therein.

         IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official
seal the day and year first above written.




                                      (official signature and seal of notary)




COMMONWEALTH OF THE                 )
NORTHERN MARIANA ISLANDS   )
                                                                      ) ss:
SAIPAN                                                                )

         ON  THIS  day of , 19 ,  before  me,  a  notary  public  in and for the
Commonwealth of the Northern Mariana Islands,  personally appeared , known to me
to be the of Telesource  CNMI,  Inc.,  whose name is subscribed to the foregoing
instrument,  and  acknowledged to me that he executed the same on behalf of said
corporation,  in such  capacity,  being fully  authorized  to do so, and for the
purposes and considerations contained therein.

         IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official
seal the day and year first above written.




                                      (official signature and seal of notary)



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