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Title
    
    
    
    Page No.LEASE AGREEMENT
    
    
    11.
    
    PROPERTY
    
    
    12.
    
    TERM
    
    
    13.
    
    RENT
    
    
    24.
    
    OPERATING LEASE
    
    
    35.
    
    PROJECT MAINTENANCE AND EXPENSES
    
    
    36.
    
    PERMITTED USE
    
    
    57.
    
    ENVIRONMENTAL COMPLIANCE\HAZARDOUS MATERIALS
    
    
    58.
    
    UTILITIES
    
    
    109.
    
    AS-IS CONDITION
    
    
    1010.
    
    TENANTS TAXES AND ASSESSMENTS
    
    
    1011.
    
    ALTERNATION OF PREMISES
    
    
    1012.
    
    INSURANCE
    
    
    1113.
    
    WAIVER, EXCULPATION AND INDEMNITY
    
    
    1314.
    
    CONSTRUCTION LIENS
    
    
    1415.
    
    QUIET ENJOYMENT
    
    
    1416.
    
    LANDLORDS RIGHT OF ENTRY
    
    
    1417.
    
    DESTRUCTION OF BUILDING
    
    
    1518.
    
    EMINENT DOMAIN
    
    
    1519.
    
    BANKRUPTCY
    
    
    1620.
    
    DEFAULT
    
    
    1721.
    
    SURRENDER OF PROPERTY
    
    
    1722.
    
    HOLDING OVER
    
    
    1823.
    
    SURRENDER OF LEASE
    
    
    1824.
    
    NOTICE
    
    
    1825.
    
    ASSIGNMENT AND SUBLETTING
    
    
    1926.
    
    ATTORNEYS FEES
    
    
    2027.
    
    JUDGMENT COSTS
    
    
    2028.
    
    BROKERS
    
    
    2029.
    
    SUBORDINATION OF LEASE
    
    
    2030.
    
    ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS
    
    
    2131.
    
    SHORT FORM OF LEASE
    
    
    2132.
    
    SIGNS
    
    
    2233.
    
    GENERAL PROVISIONS
    
    
    2234.
    
    OPTION TO PURCHASE PROPERTY
    
    
    23
 Exhibit A
    
    Site PlanExhibit B
    
    Work Letter for Initial Improvements of the PremisesExhibit B-1
    
    Contract for Roof RepairsExhibit B-2
    
    Contract for Air SystemsExhibit B-3
    
    Contract for Asbetos Abatement




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LEASE AGREEMENT
 Lease Landlord Tenant
 WITNESSETH
 1. PROPERTY.
 Property Building Property
 Premises Exhibit A
 2. TERM
 Term Term Lease Year
 Commencement Date Commencement Date Exhibit
B. Exhibit B
 1




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3. RENT
 Payment of Rent. th th Base Rent
 LEASE YEAR
    
    MONTHLY BASE RENT
    
    
    ANNUAL BASE RENT15
    
    $
    60,292.50
    
    
    $
    723,510.00610
    
    $
    65,167.50
    
    
    $
    782,010.001113
    
    $
    70,530.00
    
    
    $
    846,360.00*1415
    
    $
    78,366.67
    
    
    $
    940,400.00*1620
    
    $
    84,920.83
    
    
    $
    1,019,050.00
 
 * if Tenant properly exercises the Option to Extend the Lease Term as set forth in Paragraph
35 below. Place of Payment
 Late Payment
 Rent. Rent rent
 2




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4. OPERATING LEASE
 Paragraph 5.1 Paragraph 8 Paragraph 21
 5. PROJECT MAINTENANCE AND EXPENSES.
 5.1 Definitions
 Property Expenses Exhibit B Paragraph 21
 Insurance Expenses
 3




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Paragraph 12
 Taxes
 Project Expenses Project Expenses,
 4




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6. PERMITTED USE.
  7. ENVIRONMENTAL COMPLIANCE\HAZARDOUS MATERIALS.
 Definitions Hazardous Materials Hazardous Materials
Laws
 Use of Premises by Tenant Paragraph 8 Tenant Representatives
 5




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Remediation Tenants Contamination
 6




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Disposition of Hazardous Materials Paragraph 8.2
 Notice of Hazardous Materials Matters
 Indemnification by Tenant Paragraph 14.2
 7




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Indemnification by Landlord for Pre-Existing Asbestos.
 Tenant Certifications Paragraph
 8




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8 Clean up Paragraph 22
 Exclusivity Paragraph 7 Paragraph 7
 Compliance with Environmental Laws
 Limitation of Liability
 Survival and Duration of Obligations Paragraph 7
 9




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8. UTILITIES.
 Utilities
 9. AS-IS CONDITION.
 Exhibit B
 10. TENANTS TAXES AND ASSESSMENTS.
  11. ALTERATION OF PREMISES.
 Material Alterations Paragraph 21
 Construction Plans. Paragraph 11 Construction Plans
 10




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Requirements Exhibit B
 12. INSURANCE.
 Landlords Insurance Paragraph 5.1.2.
 11




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Tenants Insurance Paragraph 12
    Certificates of Insurance Paragraph
12.2 Paragraph 12
 12




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13. WAIVER, EXCULPATION AND INDEMNITY.
 Definitions Paragraph 13 Tenant Parties Landlord Parties
 Exculpation Exhibit B
 Tenants Indemnity Paragraph 13.3 Claims
 Waiver of Subrogation
 13




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13.5 Survival and Duration of Obligations Paragraph 13
 14. CONSTRUCTION LIENS.
  15. QUIET ENJOYMENT.
  16. LANDLORDS RIGHT OF ENTRY.
  14




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17. DESTRUCTION OF BUILDINGS
 17.1 Partial Destruction
 17.2 Total Destruction
 18. EMINENT DOMAIN.
 Definitions condemned right of eminent domain
 Exercise of Condemnation
 15




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Effect on Lease
 19. BANKRUPTCY.
  16




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20. DEFAULT.
        Paragraph 20.2 Paragraph 3.3
 21. SURRENDER OF PROPERTY.
  17




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22. HOLDING OVER.
  23. SURRENDER OF LEASE.
  24. NOTICE.
  18




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TO LANDLORD:
    
    One West AvenueLarchmont, New York 10538Attn: Stuart LichterTelephone (914) 834-2600FAX (914) 834-2002with a required copy to:
    
    Fainsbert, Mase & Snyder, LLP11835 West Olympic Blvd., Suite 1100Los Angeles, California 90064Attn: John A. Mase, Esq.Telephone (310) 473-6400FAX (310) 473-8702TO TENANT:
    
    TST/Impreso652 Southwestern Blvd.Coppell, Texas 75019Attn: Marshall Sorokwasz, Esq.Telephone (972) 462-0100, ext.1103FAX (972) 462-7764with a required copy to:
    
    TST/Impreso652 Southwestern Blvd.Coppell, Texas 75019Attn: Tammy Yahiel, Esq.Telephone (972) 462-0100, ext.1117FAX (972) 393-5692
 25. ASSIGNMENT AND SUBLETTING.
 No Assignment Assignment) Sublease
 No Relief of Obligations
 19




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Paragraph 25
 26. ATTORNEYS FEES.
  27. JUDGMENT COSTS.
  28. BROKERS.
  29. SUBORDINATION OF LEASE.
  20




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SNDA
 30. ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS.
 Estoppel Certificate
 Financial Statements
 31. SHORT FORM OF LEASE.
  21




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32. SIGNS.
  33. GENERAL PROVISIONS.
 Governing Law
 Waiver
 Remedies Cumulative
 Successors and Assigns
 Entire Agreement
 22




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Captions
 Partial Invalidity
 Authority
 Approvals
 Counterparts
 Joint and Several Obligations.
 34. OPTION TO PURCHASE PROPERTY.
 Exercise th th First Exercise Period th th Second
Exercise Period Purchase Option Paragraph 34 Purchase Option Notice Deposit Paragraph
34.2.1 Paragraph 34 Closing st th st
 23




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th
 Purchase of the Property.
 th Escrow
Holder
  24




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Contingency Date Financing Contingency Date
 AS IS Contingent Items
 25




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35. Option to Extend st th Paragraph
5
  26




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LANDLORD
 
 By:
    
    S. L. Chambersburg, Inc.a Delaware corporation, its general partnerBy:Stuart Lichter, President
 TENANT
 
 By:Its:
 27




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EXHIBIT A
 SITE PLAN
 28




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EXHIBIT B
 WORK LETTER
 for
 INITIAL IMPROVEMENTS OF THE PREMISES
 Initial Improvements
 Defined Terms
 Contract Approval
 3.
    
    Asbestos Abatement. Landlord shall retain contractors to perform certain
asbestos remediation or abatement work to the Property described below (Asbestos
Abatement), at Landlords sole cost and expense, which shall be performed in
accordance with all applicable Hazardous Materials Laws. Landlord shall remove all
asbestos material from the Premises, including, but not limited to, the following:
 A.
    
    Remove any asbestos-containing materials located in the roof
that will be repaired/replaced in accordance with Paragraph 3 of this
Exhibit B.B.
    
    Remove any asbestos floor tiles in the offices.C.
    
    Remove asbestos from the boiler room.
 Landlord Improvements Landlord Improvements
 29




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1.
    
    Replace the roof membrane over the Premises (the actual roofing
materials exclusive of the roofing structure and plywood), excluding
approximately 30,000 square feet which was recently re-roofed.2.
    
    Replace the current heating system and install air-rotation
units. The cost of this work shall not exceed $230,000.00.
 As-Is
 Initial Improvements to be Performed by Landlord
 Additional Allowance
 30