EXHIBIT 10.91

                            Miramar Park of Commerce

                                 BUSINESS LEASE



     THIS LEASE,  entered into this 18th day of November,  2002, between Sunbeam
Development  Corporation hereinafter called the Lessor, party of the first part,
and NMHCRX MAIL ORDER, Inc., a division of National Medical Health Card Systems,
Inc., a Delaware corporation,  hereinafter called the Lessee or tenant, party of
the second part:


     WITNESSETH,  That the said Lessor does this day Lease unto said Lessee, and
said Lessee does hereby hire and take as tenant 9994 Premier  Parkway,  Miramar,
Broward County, Florida 33025 (the "Premises"),  which consists of approximately
12,853  square feet as shown on Exhibit "A"  attached  and which is a portion of
the  "Building"  as  identified  on Exhibit "A". The Premises  shall be used and
occupied by the Lessee as a mail order  pharmacy and offices  ancillary  thereto
and for no other purposes or uses whatsoever without the express written consent
of Lessor, said consent not to be unreasonably withheld or delayed, for the term
of  approximately  five (5) years beginning the 14th day of December,  2002, and
ending  the31st day of December,  2007, at and for the agreed rental  payable as
follows:
<TABLE>
<S>                                                              <C>    <C>    <C>    <C>    <C>    <C>

       $3,855.90 plus State Sales Tax for the period from December 14-31, 2002;
       $6,640.72         per month plus State Sales Tax from January 1, 2003  thru December 31, 2003;
       $6,906.35         per month plus State Sales Tax from January 1, 2004  thru December 31, 2004;
       $7,182.60         per month plus State Sales Tax from January 1, 2005  thru December 31, 2005;
       $7,469.90         per month plus State Sales Tax from January 1, 2006  thru December 31, 2006;
       $7,768.70         per month plus State Sales Tax from January 1, 2007  thru December 31, 2007.
</TABLE>

Such payments are in addition to all other payments to be made under this Lease
by Lessee, including but not limited to those described in Paragraph 28.

Lessee hereby deposits $66,783.72 with Lessor for the following:
      December 14-31, 2002 Rent:                                       $3,855.90
      Lessee's Proportionate Share of December 14-31, 2002
      Estimated Expenses (per Paragraph 28):                           $1,243.84
      Sales Tax:                                                      $   305.98
      Lessee's Contribution towards Lessor's
         Improvements (per Paragraph 36(e) below)                     $61,378.00
         Security Deposit:                                        $         0.00
                                                                  --------------
         Total:                                                       $66,783.72

     In the event the term of this Lease  begins or ends on other than the first
or last day of a month,  rent for such month(s)  shall be prorated on a per diem
basis.  In the event  that any  monthly  rental  payment  due  hereunder  is not
received by Lessor by the fifteenth (15th) day of any month,  said payment shall
bear a late charge of ten percent  (10%) of the monthly  payment  which shall be
then due and payable.

     All  payments  to be made to the  Lessor on the first day of each and every
month in advance without demand at the office of Sunbeam Development Corporation
1401 79th St.  Causeway  in the City of Miami,  Florida  33141 or at such  other
place  and to such  other  person,  as the  Lessor  may  from  the  time to time
designate in writing.

The following express stipulations and conditions are made a part of this Lease
and are hereby assented to by the Lessee:

     FIRST:  Assignment,  Subletting & Alterations.  The Lessee shall not assign
this Lease,  nor sub-let the Premises,  or any part thereof nor use the same, or
any part thereof,  nor permit the same, or any part thereof,  to be used for any
other purpose than as above stipulated,  nor make any alterations  therein,  and
all additions thereto,  without the written consent of the Lessor,  said consent
not to be  unreasonably  withheld or delayed,  and all additions,  fixtures,  or
improvements which may be made by Lessee, except movable office furniture, shall
become  the  property  of the  Lessor and  remain  upon the  Premises  as a part
thereof,  and be surrendered with the Premises at the termination of this Lease.
Lessor's consent shall not be required for any assignment and/or sublease to any
parent or  wholly-owned  subsidiary  of Lessee.  Notwithstanding,  Lessee  shall
remain liable for all of its  obligations  under this Lease  irrespective of any
assignment,  unless specifically  released in writing by Lessor pursuant to this
Paragraph.

     SECOND:  Personal  Property/Leasehold  Improvements.  All personal property
placed  or moved in the  Premises  above  described  shall be at the risk of the
Lessee or owner  thereof,  and Lessor shall not be liable for any damage to said
personal  property,  or to the Lessee  arising  from the  bursting or leaking of
water pipes,,( unless caused by the gross negligence of the Lessor), or from any
act of  negligence of any co-tenant or occupants of the Building or of any other
person whomsoever.

     THIRD:  Compliance  with Laws.  That the Lessee shall promptly  execute and
comply  with  all  statutes,   ordinances,   rules,   orders,   regulations  and
requirements of the Federal,  State and City Government and of any and all their
Departments  and  Bureaus  applicable  to said  Premises,  for  the  correction,
prevention,  and  abatement  of  nuisances or other  grievances,  in,  upon,  or
connected with said Premises during said term.

     FOURTH:  Casualty.  In the  event the  Premises  shall be  destroyed  or so
damaged  or  injured by fire or other  casualty  during the life of this  Lease,
whereby the same shall be rendered untenantable,  then the Lessor shall have the
right to render said Premises  tenantable by repairs within 150 days  therefrom.
If said  Premises  are not  rendered  tenantable  within said time,  it shall be
optional with either party hereto to cancel this Lease, and in the event of such
cancellation  the rent shall be paid only to the date of such fire or  casualty.
The cancellation herein mentioned shall be evidenced in writing.

     FIFTH:  Compliance.  The prompt  payment of the rent for said Premises upon
the dates  named,  and the  faithful  observance  of the  rules and  regulations
printed upon this Lease, and which are hereby made a part of this covenant,  are
the conditions upon which this Lease is made and accepted and any failure on the
part of the Lessee to comply with the terms of said Lease, or any of said rules,
shall at the option of the Lessor, be deemed a default of this Lease.

     SIXTH: Default. If the Lessee shall be in default under this Lease or shall
abandon or vacate said  Premises  before the end of the term of this  Lease,  or
shall suffer the rent to be in arrears,  the Lessor may, at its option,  upon 30
days  written  notice,  cancel  this Lease or it may enter said  Premises as the
agent of the Lessee,  by force or otherwise (all in accordance  with local law),
and relet the Premises with or without any furniture that may be therein, as the
agent of the Lessee,  at such price and upon such terms and for such duration of
time as the Lessor may determine,  and receive the rent  therefor,  applying the
same to the  payment of the rent due by these  presents,  and if the full rental
herein  provided  shall not be realized by Lessor over and above the expenses to
Lessor in such re-letting, the said Lessee shall pay any deficiency, and if more
than the full rental is realized  Lessor will pay over to said Lessee the excess
of demand.  In the alternative,  Lessor may elect to declare the entire rent for
the balance of the Lease Term, or any part thereof,  due and payable  forthwith,
and to bring an action for the recovery thereof.

     SEVENTH:  Attorney's  Fees and  Expenses.  Lessee agrees to pay the cost of
collection and reasonable attorney's fees on any part of said rental that may be
collected by suit or by attorney, after the same is past due.

     EIGHTH:  Lessee's  Obligations  to Pay Rent and Other  Charges.  The Lessee
agrees  that it will  pay all  charges  for  rent,  gas,  electricity  or  other
illumination  used on said  Premises,  and should said charges for rent or light
herein provided for at any time remain due and unpaid for the space of five days
after the same shall have become due, the Lessor may at its option  consider the
said Lessee tenant at sufferance and immediately re-enter upon said Premises and
the entire rent for the rental period then next ensuing shall at once be due and
payable and may forthwith be collected by distress or otherwise. In addition, it
shall be  considered  a  default  of this  Lease in the  event a lien is  placed
against the  Building or premises as the result of the work  performed by Lessee
or Lessee's contractors,  subcontractors or agents and such lien is not released
or bonded off within thirty (30) days of Lessee  receiving  notice of such lien.
However, nothing herein contained shall prevent Lessee from contesting,  in good
faith, and at its own expense, any such lien or claim of lien.

     NINTH:  Lessor's  Lien.  The said Lessee hereby  pledges and assigns to the
Lessor all the furniture,  fixtures,  goods, and chattels of said Lessee,  which
shall or may be brought or put on said  Premises as security  for the payment of
the rent  herein  reserved,  and the  Lessee  agrees  that the said  lien may be
enforced  by  distress  foreclosure  or  otherwise  at the  election of the said
Lessor,  and does  hereby  agree to pay  attorney's  fees of ten  percent of the
amount so  collected  or found to be due,  together  with all costs and  charges
therefore incurred or paid by Lessor.  Notwithstanding  anything to the contrary
contained  hereinabove,  Lessor  acknowledges  that its lien rights as described
above shall be  subordinate  to the lien rights of any Lenders of Lessee and any
lien rights predating this Lease.

         TENTH:  [INTENTIONALLY DELETED]

     ELEVENTH: Lessor's Right of Entry. The Lessor, or any of its agents, shall,
upon 24 hour notice (except in the case of an emergency) have the right to enter
said  Premises  during all  reasonable  hours,  to examine the same to make such
repairs,  additions or  alterations  as may be deemed  necessary for the safety,
comfort,  or  preservation  thereof,  or of said  Building,  or to exhibit  said
Premises,  and to put or keep upon the doors or  windows  thereof a notice  "FOR
RENT" at any time within  thirty (30) days before the  expiration of this Lease.
The right of entry shall  likewise  exist for the purpose of removing  placards,
signs, fixtures,  alterations, or additions, which do not conform to this Lease,
or to the rules and regulations of the Building.

     TWELFTH:  Condition of Premises.  Subject to Lessors  completion of Lessors
Improvements described in Paragraph 36 below, Lessee hereby accepts the Premises
in as-is  condition and agrees to maintain said Premises in the same  condition,
order and repair as they are at the  commencement  of said term,  excepting only
reasonable  wear and tear arising from the use thereof under this Lease,  and to
make good to said Lessor immediately upon demand, any damage to water apparatus,
or  electric  lights,  or any  fixtures,  appliances  or  appurtenances  of said
Premises, or of the Building,  not caused by any act or neglect of Lessor, or of
any person or persons in the employ or under the control of the Lessor.

     THIRTEENTH:  Waiver and  Indemnification.  (a) It is  expressly  agreed and
understood  by and between the parties to this Lease,  that the Lessor shall not
be liable for any damage or injury by water,  which may be sustained by the said
tenant  or other  person or for any other  damage or injury  resulting  from the
carelessness, negligence, or improper conduct on the part of any other tenant or
agents, or employees,  or by reason of the breakage,  leakage, or obstruction of
the water, sewer or soil pipes, or other leakage in or about the said Building.

     (b) Except for Lessor's negligence or intentional acts and except as may be
specifically  provided  elsewhere in this Lease,  Lessor shall not be liable for
any  damage or injury to any person or  property  whether it be to the person or
property of the Lessee, its employees,  agents, invitees, licensees or guests by
reason  of  Lessee's  occupancy  of the  Premises  or  because  of fire,  flood,
windstorm,  water,  acts of God or third  parties or for any other reason beyond
the control of Lessor.  Lessee agrees to indemnify and save harmless Lessor from
and  against  any and all loss,  damage,  claim  demand,  liability  or expense,
including  reasonable  attorney's  fees at trial and upon  appeal,  by reason of
damage to person or  property  which may arise or be claimed to have arisen as a
result of Lessee's occupancy or use of the Premises, Building and/or property of
which  the  Premises  is a part by  Lessee,  its  employees,  agents,  invitees,
licensees  or  guests,  or in  connection  therewith,  or in any way  arising on
account of any injury or damage  caused to any person or  property  on or in the
Premises.

     FOURTEENTH:  Bankruptcy.  If  the  Lessee  shall  become  insolvent  or  if
bankruptcy  proceedings shall be begun by or against the Lessee,  before the end
of said term the  Lessor is hereby  irrevocably  authorized  at its  option,  to
forthwith  cancel this Lease, as for a default.  Lessor may elect to accept rent
from such receiver,  trustee, or other judicial officer during the term of their
occupancy in their  fiduciary  capacity  without  effecting  Lessor's  rights as
contained in this Lease,  but no  receiver,  trustee or other  judicial  officer
shall  ever have any  right,  title or  interest  in or to the  above  described
Premises by virtue of this Lease.

         FIFTEENTH: [INTENTIONALLY DELETED]

     SIXTEENTH: Binding Effect. This Lease shall bind the Lessee and its assigns
or successors,  and the heirs, assigns,  administrators,  legal representatives,
executors or successors as the case may be, of the Lessee.

     SEVENTEENTH:  Time is of the Essence.  It is understood  and agreed between
the parties hereto that time is of the essence of this Lease and this applies to
all terms and conditions contained herein.

     EIGHTEENTH:  Notice. It is understood and agreed between the parties hereto
that written notice mailed or delivered to the Premises  Leased  hereunder shall
constitute  sufficient  notice  to the  Lessee  and  written  notice  mailed  or
delivered to the office of the Lessor shall constitute  sufficient notice to the
Lessor, to comply with the terms of this Lease.

     NINETEENTH:  Cumulative  Rights & No  Forfeiture.  The rights of the Lessor
under the foregoing  shall be cumulative,  and failure on the part of the Lessor
to exercise promptly any rights given hereunder shall not operate to forfeit any
of the said rights.

     TWENTIETH: Charges. It is further understood and agreed between the parties
hereto  that any charges  against  the Lessee by the Lessor for  services or for
work done on the  Premises by order of the Lessee or  otherwise  accruing  under
this Lease shall be considered as rent due and shall be included in any lien for
rent due and unpaid.

     TWENTY-FIRST:  Signage.  (a) It is hereby  understood  and agreed  that any
signs or  advertising  to be used,  including  awnings,  in connection  with the
Premises  leased  hereunder  shall be first  submitted to the Lessor for written
approval before installation of same and such approval shall not be unreasonably
withheld.

     (b) Lessee may install an eighteen  inch (18") high by four-foot  (4') wide
sign on the glass panel over its front door.  Said sign shall be white vinyl and
surface-applied  and shall be subject to Lessor's  reasonable  written approval.
The defined copy area is attached as Exhibit "D-1".

     (c) Lessee shall also be given the  opportunity to have shared signage on a
monument  sign to be  installed  by  Lessor in front of the  Building.  Lessee's
portion of the sign shall be installed by Lessor. The copy and graphics shall be
in Lessee's  corporate colors. A conceptual  example of such signage is attached
as Exhibit  "D-2".  Lessee shall  reimburse  Lessor for the actual cost for such
signage at the time the parties mutually approve same.

     (d) Lessee at its sole cost and  expense  shall  have the right  install an
exterior  sign  on the  west  exterior  wall  of the  Premises  identifying  its
business.  Lessor  shall  reasonably  approve any such sign in writing  prior to
Lessee's  installation  of same. Any sign that Lessee installs shall be entirely
"black" and shall comply with all applicable laws and the sign standard attached
in Exhibit "D-3".  Lessee shall perform the maintenance of such sign at its sole
cost and expense.  Upon termination of the tenancy herein created,  Lessee shall
remove any sign so placed and repair any damage to the Building  caused thereby.
Lessee  acknowledges that the City of Miramar may require a personnel door to be
added to the west wall of the  Building  to permit  such  signage.  All costs of
adding such overhead door shall be borne by Lessee.

     TWENTY-SECOND: Lessee's Insurance. All personal property placed or moved in
the Premises  and tenant  improvements  to the Premises  shall be at the risk of
Lessee or the  owner  thereof,  and  Lessor  shall  not be liable to Lessee  for
damages to same unless caused by or due to gross negligence of Lessor,  Lessor's
agents or employees.  Lessee agrees to obtain liability  insurance  containing a
single limit of not less than $1,000,000.00 for both property (including but not
limited to fire hazard) and bodily injury,  at its own cost.  Lessee consents to
provide  Lessor with a Certificate  of  Insurance,  as above  described,  naming
Lessor as  additional  insured  and  favoring  the Lessor with a thirty (30) day
notice of cancellation.

     TWENTY-THIRD:   (a)  Lessee's  Repairs.   Lessee  is  responsible  for  the
maintenance and repair of the Premises, including but not limited to plate glass
windows,  all doors, all interior  plumbing,  the electrical and any items which
the Lessee  installs or has others  install.  If Lessee or any agent employed by
Lessee  damages  the  roof,  the  repair  of said  roof  will be  Lessee's  sole
responsibility.  Lessee  shall,  at its  own  cost  and  expense,  enter  into a
regularly scheduled preventive  maintenance/service  contract with a maintenance
contractor  reasonably  approved by Lessor,  for  servicing  all heating and air
conditioning  systems and  equipment  within the  Premises.  Such  contract must
become  effective within thirty (30) days of the date Lessee takes possession of
the Premises.

     (b) Storm Shutters Lessor shall supply Lessee with access to storm shutters
and associated hardware  ("Shutters") that comply with applicable codes. Lessee,
at its option, may install the shutters upon issuance of a "Hurricane Watch". In
the event Lessee  installs the  shutters,  Lessee shall remove the shutters from
the Building and return said  shutters to the storage area  designated by Lessor
within five (5) business days after the Hurricane Watch is lifted.  Lessee shall
perform the work  described  above and shall  repair any damage to the  Building
and/or shutters caused while  performing such work at its sole cost and expense.
Neither Lessor nor Lessee shall have any obligation  under this Lease to install
the shutters unless Lessor or Lessee is required to do so by code, in which case
all such work shall be Lessee's sole responsibility.

     TWENTY-FOURTH:  Broker. Lessee represents and warrants that Phillip Slewett
is the only  broker  due a  commission,  fee or other sum which is now or in the
future may be due and payable with regard to leasing,  acquisition or other such
matters  related to the Premises.  Said fee shall be paid by Lessee.  Lessor and
Lessee  agree  to  indemnify  and  hold  each  other  harmless  from any and all
liability for the payment of any other such commissions, fees and other sums.

     TWENTY-FIFTH:  Lessor's  Maintenance.  Lessor  agrees to provide  water and
sewer  service to the Building  and  Premises,  maintain the roof,  landscaping,
irrigation  system,  the  exterior  of the  Building,  the  adjacent  lake bank,
lighting, loading areas, parking areas, sidewalks and driveways, and to keep the
common areas  reasonably  clean of debris and to provide proper  supervision and
security of such areas as necessary.  Lessee  agrees to pay as  additional  rent
Lessee's Proportionate Share of such costs (which costs include a management fee
of five percent (5%)).  "Lessee's  Proportionate Share" shall be the fraction or
ratio of the floor area of the  Premises  divided by the total floor area of the
Building. (12,853 square feet/ 120,286 square feet = 10.6854%)

     TWENTY-SIXTH:  Real Estate Taxes & Lessor's Insurance. Lessor shall pay all
taxes, assessments and levies charged or assessed by any governmental authority,
(hereinafter  collectively  referred  to as  Taxes)  upon  its  property  in the
Building and Lessee's Premises and land,  Buildings or Premises in or upon which
the Premises are located,  and shall cause  all-risk  insurance to be maintained
thereon in amounts not to exceed the full  replacement  cost of the improvements
constituting the Building from time to time.  Lessee agrees to pay as additional
rent, without relief from valuation or appraisement laws, Lessee's Proportionate
Share of any such taxes,  of any premiums  payable in respect of such  insurance
coverage,  and of any premiums payable in respect of public liability  insurance
and rental insurance  maintained by or for the Lessor in respect of the land and
the Building.

     TWENTY-SEVENTH:  Declaration  of  Protective  Covenants  and  Restrictions.
Lessee  recognizes that the Premises are subject to that certain  Declaration of
Protective  Covenants and Restrictions  for Miramar Park of Commerce.  Under the
Declaration,  Sunbeam  Properties,  Inc.  currently enforces the Declaration and
operates and maintains the Common Area referred to therein. The Lessee agrees to
pay as additional rent, on behalf of Lessor, Lessee's Proportionate Share of any
and all maintenance or other assessments imposed by Sunbeam Properties, Inc. (or
its  successor)  on the  Lessor  as owner of the  Building  as  provided  in the
Declaration.

     TWENTY-EIGHTH:  Lessee's Proportionate Share of Expenses.  Lessee shall pay
$2,142.16   per  month  plus  State   Sales  Tax  as  an  estimate  of  Lessee's
Proportionate  Share of the expenses described in Paragraphs 25, 26 AND 27. Said
payment is hereby deemed to be  additional  rent and is in addition to all other
sums to be paid by Lessee including but not limited to the rent described in the
Witnesseth  Paragraph on page 1 of this Lease. On an annual basis,  Lessor shall
notify Lessee what the actual expenses were over the previous  calendar year and
within ten (10) days of such  notice,  Lessee shall pay as  additional  rent (or
receive a  reimbursement)  for the  difference,  if any,  plus State  Sales Tax,
between what Lessee paid as an estimate and the actual expenses.  Lessee's share
for a partial  calendar  year at the  beginning or end of the term of this Lease
shall be  prorated on a per diem  basis.  In the event that  Lessor  adjusts its
estimate  of the  expenses  described  in  Paragraphs  25,  26  and  27 to  more
accurately  reflect the actual expenses  incurred,  Lessee's  monthly  estimated
payment  of its  Proportionate  Share of such  expenses  shall be  appropriately
adjusted.

     TWENTY-NINTH: Condemnation. (a) If the whole or any substantial part of the
Premises should be taken for any public or quasi-public  use under  governmental
law,  ordinance  or  regulation,  or by right of eminent  domain,  or by private
purchase in lieu thereof and the taking would  prevent or  materially  interfere
with the use of the  Premises for the purpose of which they are then being used,
this Lease shall  terminate  and the rent shall be abated  during the  unexpired
portion of this Lease, effective when the physical taking shall occur.

     (b) If part of the Premises  shall be taken for any public or  quasi-public
use under any governmental law, ordinance or regulation,  or by right of eminent
domain, or by private purchase in lieu thereof, and this Lease is not terminated
as provided in the  Subparagraph  above,  this Lease shall not terminate but the
rent  payable  hereunder  during the  unexpired  portion of this Lease  shall be
reduced  to  such  extent  as  may  be  fair  and  reasonable  under  all of the
circumstances  and Lessor shall undertake to restore the Premises to a condition
suitable  for the Lessee's  use, as near to the  condition  thereof  immediately
prior to such taking as is a reasonably feasible under all the circumstances.

     (c) In the event of any such taking or private  purchase  in lieu  thereof,
Lessor and Lessee  shall each be entitled  to receive  and retain such  separate
awards and/or portion of lump sum awards as may be allocated to their respective
interest in any  condemnation  proceedings;  provided  that Lessee  shall not be
entitled to receive any award for Lessee's loss of its Leasehold  interest,  the
right to such award being hereby assigned by Lessee to Lessor.

     THIRTIETH:  Holdover.  Should  Lessee hold over and remain in possession of
the Premises at the  expiration of any term hereby  created,  Lessee  shall,  by
virtue of this paragraph, become a Lessee by the month at one and half times the
Rent per month of the last  monthly  installment  of Rent above  provided  to be
paid,  which said monthly  tenancy  shall be subject to all the  conditions  and
covenants of this Lease as though the same had been a monthly tenancy instead of
a tenancy as provided  herein,  and Lessee  shall give to Lessor at least thirty
(30) days'  written  notice of any  intention to remove from the  Premises,  and
shall be  entitled  to ten (10) days'  notice  from  Lessor in the event  Lessor
desires possession of the Premises;  provided,  however, that said Lessee by the
month shall not be entitled to ten (10) days'  notice in the event the said Rent
is not paid in advance without  demand,  the usual ten (10) days' written notice
being hereby expressly waived.

     THIRTY-FIRST:  Substituted Space.  Notwithstanding anything to the contrary
contained  elsewhere in this Lease,  Lessor, at Lessor's option, at any time and
from time to time during the term of this Lease, may require that Lessee move to
other  comparable  space within the Miramar Park of Commerce  upon giving Lessee
sixty (60) days advance written notice of such move. The substituted space shall
have  approximately  the same  dimensions  as the  Premises.  Base  rent for the
substituted  space  shall  be the  lesser  of the  per  square  foot  base  rent
applicable  under the Lease or the per square foot base rent for the substituted
space at the time Lessor serves  written notice and request of Lessee to move to
the substituted space,  whereupon Lessee shall continue to Lease the substituted
space upon the other terms and conditions as are herein  provided.  Lessor shall
pay for the cost of moving Lessee into the substituted space as well as the cost
of improving the substituted space to approximately the same interior design and
functionability as the Premises.  Notwithstanding the foregoing,  if Lessee does
not desire to move to the substituted space, then Lessee shall have the right to
terminate  this Lease by giving  Lessor  written  notice of  termination  within
fifteen (15) days after Lessee  receives  (from  Lessor) such notice to move. If
Lessee so terminates  this Lease,  the  termination  shall be effective upon the
expiration of sixty (60) days from the date of Lessor's notice to move, and upon
the effective date of such termination Lessee shall surrender  possession of the
Premises to Lessor.

     THIRTY-SECOND:  Parking. Lessee shall be entitled to the use of twenty-four
(24) parking spaces on an unassigned,  non-reserved  basis. Some of this parking
maybe  provided by Lessor by restriping a portion of the  truckyard  adjacent to
the Premises. In its normal course of business,  Lessee will not cause more than
said number of parking spaces to be occupied at any one time by its employees or
invitees.

     THIRTY-THIRD:  Hazardous  Materials  Standard.  Lessee,  its successors and
assigns shall comply with the Hazardous  Materials Standard for the Miramar Park
of Commerce attached hereto as Exhibit "B".

     THIRTY-FOURTH:  Radon. Radon is a naturally occurring radioactive gas that,
when it has  accumulated  in a building in  sufficient  quantities,  may present
health  risks to persons who are  exposed to it over time.  Levels of radon that
exceed  federal and state  guidelines  have been found in  buildings in Florida.
Additional information may be obtained from your county public health unit.

     THIRTY-FIFTH:  Force  Majeure.  In any case,  where  either party hereto is
required to do any act, except the payment of rent or other money,  the term for
the performance  thereof shall be extended by a period equal to any delay caused
by or resulting from acts of God, the elements,  weather,  war, civil commotion,
fire or other casualty,  strikes,  lockouts,  labor  disturbances,  inability to
procure labor or materials,  failure of power,  government  regulations or other
causes beyond such party's reasonable  control,  whether such time be designated
by a fixed date, a fixed time or a "reasonable time".

     THIRTY-SIXTH:  Lessor's  Improvements.  (a) Lessor  agrees to complete  the
improvements  ("Lessor's  Improvements")  described  in Exhibit "C" on or before
December 14, 2002.  Lessor's  Improvements  shall meet current ADA code.  Lessor
represents  that  the  Building  of which  the  Premises  is a part is  handicap
accessible.  All of the  Lessor's  Improvements  shall  come with a one (1) year
warranty to cover latent defects,  nonconformity  with Exhibit "C" and/or faulty
design. In addition, the new air conditioning compressor(s) serving the Premises
shall carry a five (5) year warranty.

     (b)  Neither  Lessee  or its  contractors  shall  perform  any  work in the
Premises (including but not limited to the installation of alarm systems,  phone
or data lines,  racks or  conveyors)  without  first  having all of the required
permits from the City of Miramar and all other applicable governmental agencies.

     (c) In the event  Lessor's  Improvements  is completed on a date other than
December 14, 2002,  Lessee and Lessor agree to make the appropriate  adjustments
to the lease dates and rental schedule described in this Lease. Such adjustments
shall be verified in writing and shall maintain a lease term of approximately 60
months.

     (d) Upon Lease execution and per the Witnesseth Paragraph on Page 1 of this
Lease, Lessee has paid Lessor $61,378.00 ("Lessee's Contribution").

     (e) Lessee and Lessor  acknowledge that the City and/or other  governmental
agencies may require changes to the Plans and  Specifications  as a condition to
issuing the required permits,  including but not limited to the building permit,
for  Lessor's  Improvements.  In addition,  the City and/or  other  governmental
agencies may require changes to Lessor's Improvements during construction and/or
after construction has been completed in order for a Certificate of Occupancy to
be issued.  Lessor shall present  Lessee with written  documentation  of the net
cost (or net savings)  related to any such changes and Lessee (or Lessor)  shall
reimburse  Lessor  (or  Lessee)  for same  upon  Substantial  Completion  of the
Premises.

     THIRTY-SEVENTH:  Alterations. All alterations, additions, improvements, and
partitions  erected by Lessee shall be and remain the property of lessee  during
the term of this Lease and shall become the property of Lessor as of the date of
termination of this Lease, or upon earlier  vacating of the Premises,  and title
shall pass to Lessor under this Lease as by a bill of sale.  Provided  Lessee is
not in default or otherwise indebted to Lessor, all shelves, bins, equipment and
trade  fixtures  installed  by Lessee may be removed by the Lessee  prior to the
termination of this Lease, if the Lessee so elects,  and shall be removed by the
date of  termination  of the Lease or upon  earlier  vacating of the Premises if
required by Lessor.  Upon any such removal  Lessee shall restore the Premises to
its original condition,  ordinary wear and tear excepted.  All such removals and
restorations  shall be  accomplished  in a good workman like manner so as not to
damage the primary structure,  roof or structural  qualities of the building and
other  improvements  within which the Premises are  situated.  In no event shall
Lessor  be  required  to  (i)  compensate  Lessee  for  alterations,  additions,
improvements or partitions erected by Lessee on or within the Premises,  or (ii)
compensate Lessee for shelves,  bins,  equipment and trade fixtures installed by
Lessee on or within the  Premises  and which are not  removed by Lessee at Lease
termination or early vacation or the Premises by Lessee.

     THIRTY-EIGHTH: Expansion Option. Providing Lessee has been a Lessee in good
standing  under  this lease for a minimum  of three (3) lease  years,  if Lessee
needs to expand its lease space to 18,850 square feet or more, Lessor shall make
its best reasonable  effort to accommodate this expansion either in the Building
in which the  premises  are located or another  building  owned by Lessor at the
Miramar Park of Commerce at a mutually  acceptable  rental rate.  Provided there
are no  defaults  under this lease or the Lease  with  Lessor for the  expansion
space, Lessor and Lessee agree this Lease shall terminate on such date as Lessee
takes possession of the expansion space.  Lessee shall incur no penalty for said
cancellation.  It is  mutually  understood  by Lessee and Lessor  that  Lessee's
financial  condition  may  affect  Lessor's  ability  to  accommodate   Lessee's
expansion and Lessee's  subleasing  space,  assuming the lease  obligations from
another lessee, and/or leasing space from any entity other than Lessor shall not
qualify as an expansion for the purposes of this Paragraph.

     THIRTY-NINTH: Emergency Generator. Lessee may install, at its sole cost and
expense,  up to a 250 kw, generator with a skid-mounted  (or  sub-mounted)  fuel
tank in the  truckyard  of the  Premises.  In the event it is  required by code,
Lessee  also may  install,  at its sole cost and  expense,  a  generator  pad to
support the generator.  All costs  associated  with the operation,  installation
(including but not limited to the cost of installing  automatic transfer switch,
fencing and bollards) and  maintenance  of the generator and generator pad shall
be paid for solely by Lessee,  including but not limited to any modifications or
additions  to  the  landscaping,   irrigation  and/or  paving.   The  generator,
installation  method and location and all  accommodations and other work related
thereto shall be subject to Lessor's prior written  approval,  said approval not
to be  unreasonably  withheld or delayed and said  approval to take into account
the aesthetics of such equipment.  During the term of this Lease,  Lessee agrees
to take all reasonable actions to minimize the visibility,  aesthetic impact and
disturbance  to other  users  of the  Miramar  Park of  Commerce  caused  by the
generator.  Reasonable actions shall include,  but not be limited to maintaining
good condition of the generator. Lessee shall be solely responsible, at Lessor's
request,  for removing the generator at the  expiration of this Lease and making
any  necessary  and  reasonable  repairs  and  restorations  so as to leave  the
property in good condition.

     FORTIETH:  Lessee  Improvements.  Lessee may, but is not required,  to make
improvements  or  alterations  to  the  Premises  (hereinafter  referred  to  as
"Lessee's  Improvements").  In the event  that  Lessee  desires to make any such
Lessee's  Improvements,  Lessee shall first submit to Lessor for Lessor's  prior
approval,  plans,  drawings and  specifications  detailing the proposed Lessee's
Improvements  before any such Lessee's  Improvements  may be  commenced.  Lessor
acknowledges that Lessee's  Improvements may include  installing a hood and that
the exhaust for said hood will  penetrate  the roof.  Lessee  shall not make any
penetrations  without the prior written approval of Lessor, which approval shall
not  be  unreasonably  withheld  or  delayed  by  Lessor.  In  addition,  Lessee
acknowledges  that it will be required to use a roofer of Lessor's  choosing for
said roof  penetration.  All costs  associated  with the above  work shall be at
Lessee's sole cost and expense.  Lessee may proceed with its Lessee Improvements
only  after  Lessee  has  obtained  Lessor's  written  approval,  and Lessee has
obtained all necessary  permits and approvals for said Lessee  Improvements from
the City of Miramar, the County of Broward, and any other relevant  governmental
agency.

     FORTY-FIRST:  Mechanics' Liens. During the term of this Lease, Lessee shall
not permit to remain, and shall promptly discharge, at its cost and expense, all
liens,  encumbrances  and charges  (other than liens,  encumbrances  and charges
created by Lessor) upon the Premises or any part thereof. Lessee shall, however,
have the right to contest with due  diligence the validity or amount of any lien
or claimed lien created by, through,  or on behalf of Lessee, but only if Lessee
shall first give to Lessor such security as Lessor may  reasonably  require,  to
insure payment thereof and prevent any sale,  foreclosure,  or forfeiture of the
Premises or any portion  thereof by reason of such lien,  encumbrance or charge.
Should any lien,  encumbrance or charge be filed against the Premises, or should
any action of any character  affecting  the title  thereto be commenced,  Lessee
shall give to Lessor  written  notice  thereof as soon as notice of such lien or
action comes to the knowledge of Lessee.  On final  determination of the lien or
claim for lien,  Lessee shall  immediately  pay any judgment  rendered  with all
proper costs and charges and shall have the lien released or judgment  satisfied
at Lessee's own expense.  Failure of Lessee to comply with the matters set forth
herein shall  constitute a default under this Lease entitling Lessor to remedies
as set forth elsewhere in this Lease.



         IN WITNESS WHEREOF, the parties hereto have hereunto executed this
instrument for the purpose herein expressed, the day and year above written.

         Signed, sealed and delivered in the presence of:

                                       LESSOR: Sunbeam Development Corporation


                                     By:
-----------------------                   -------------------------------------
Witness Sign Name                          Andrew L. Ansin, Vice President


                                                         11-18-2002
-------------------------                  -----------------------------------
Witness Print Name                                        Date



Witness Sign Name



Witness Print Name

                                               LESSEE: NMHCRX MAIL ORDER, Inc.



                                              By:______________________________
Witness Sign Name                                      Title



                                                      11-12-2002
---------------------------                    ---------------------------------
Witness Print Name                                    Date


<PAGE>


                                   Exhibit "A"

Page 1: Parcel Plan of Miramar Park of Commerce identifying the location of the
Building & Premises Page 2: Site Plan of the Building identifying the Premises
Page 3: Existing floor plan of the Premises


<PAGE>


                                   Exhibit "B"

          Hazardous Materials Standard for the Miramar Park of Commerce


<PAGE>


                                   Exhibit "C"

                              Lessor's Improvements

The Premises shall be delivered in "as-is" condition, with the exception that
Lessor will complete the following improvements:

Install a demising wall and separate electric. Complete the following
improvements to the warehouse area:

Warehouse Area:
-        Provide air-conditioning installed at +/-1 ton per 400 square feet
-        Install insulation "stick-pinned" to the underside of the deck
-        Provide sufficient electrical power for the new air conditioning and
         lighting described above



<PAGE>


                                   Exhibit "D"


Page 1: Above-Door sign standard
Page 2: Ground-Mounted Signage Standard