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                                                                   EXHIBIT 10.12

                               3000 SAND HILL ROAD

                               SUBLEASE AGREEMENT

SHARON LAND COMPANY, LLC (Lessor) and SAND HILL ADVISORS, INC. (Lessee and
Sublessor) under master lease dated June 1, 1982 and WEST COAST REALTY
INVESTORS, INC. (Sublessee) hereby agree as follows:

      1.    Commencing October 15, 2001, Sublessee shall sublease from Sublessor
            (1) office in Suite 140, Building 3, 3000 Sand Hill Road, Menlo
            Park, California, as shown on the attached Exhibit A. This sublease
            is subject to the master lease between Lessor and Sublessor being in
            full force and effect during the term of the sublease and any
            renewal periods.

      2.    The sublease shall be on a month-to-month basis cancelable by either
            party with a sixty day written notice.

      3.    Rental shall be $2,000 per month commencing October 23, 2001 through
            October 31, 2002, due and payable to Sublessor on the first day of
            each month, in advance.

      4.    Lessor shall provide Sublessee with all normal office building
            services, including utilities and five-day-a-week janitorial
            services. Sublessee agrees to use the premises for general office
            purposes only.

      5.    Sublessee shall be entitled to the use of (1) parking space located
            in the parking area West of Building 3. Sublessee agrees to abide by
            any reasonable rules of Lessor relating to the operation of parking
            areas and driveways at 3000 Sand Hill Road.

      6.    Sublessee shall indemnify Lessor and Sublessor from any claims for
            injury to person or damage to property arising directly or
            indirectly out of Sublessee's use and occupancy of the premises,
            except for any claims resulting from the negligence of Lessor and
            Sublessor.

      7.    In the event Sublessor permits Sublessee to use Sublessor's account
            at the Sundeck, Sublessor shall notify Lessor in writing that
            Sublessee may use Sublessor's account and that Sublessor will be
            responsible for Sublessee's charges.

      8.    This sublease may not be assigned by Sublessee without prior written
            approval of Lessor and Sublessor. Such approval shall not be
            unreasonably withheld.


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Executed as of 10/19/01


LESSOR:                                     LESSEE/SUBLESSOR:

SHARON LAND COMPANY LLC.                    SAND HILL ADVISORS, Inc.
A California Ltd. Liability Company         a Delaware Corporation


/s/ Gary Wimmer                             /s/ Gary K Conway
----------------------------------          --------------------------
Gary Wimmer, Managing Member                Gary K. Conway, CEO

                                            SUBLESSEE:
                                            WEST COAST REALY INVESTORS, INC.

                                            /s/ Allen K. Meredith
                                            ---------------------------
                                            Allen K. Meredith,
                                            Chairman and CEO