MORTON G. THALHIMER
                              1313 East Main Street
                               Richmond, VA 23219

                             OFFICE LEASE AGREEMENT

THIS DEED OF LEASE,  Made at  Richmond,  Virginia,  on  August  28,  1998 by and
between   International  Mission  Board  of  the  Southern  Baptist  Convention,
hereinafter referred to as "Landlord" and Business Loan Center Network, Inc. , a
Virginia  Corporation  ,  hereinafter  referred  to as  "Tenant"  and  Morton G.
Thalhimer, Inc. hereinafter referred to as "Agent".

                               W I T N E S S E T H
For and in consideration of the below stated rent and other terms and conditions
stipulated  in this Lease  Agreement,  hereinafter  referred to as the  "Lease",
Landlord does hereby lease to Tenant the following described property located in
Richmond ,  Virginia:  approximately  3,690  Square Feet  (including a 10 % core
charge)

           Suites 200 & 212 located within Hamilton Place, 1301 N. Hamilton
Street, Richmond, VA 23230.


hereinafter  referred  to as the  "Premises",  for a term of Sixty ( 60 ) months
beginning on October 1, 1998 (The  Commencement  Date) and ending  September 30,
2003 (The Expiration Date) or as may be otherwise  specified in Section 2 below,
to be used  and  occupied  by the  Tenant  for the  following  purpose:  General
Business Office and for no other purpose unless agreed to in writing by Landlord
and attached hereto.

     Tenant  hereby agrees to pay  Landlord,  as rent for the Premises,  without
demand,  offset,  or  reduction  the sum of Forty Eight  Thousand  and  no/100's
dollars ($ $48,000.00 ) per annum  payable in regular  monthly  installments  of
Four  Thousand and no/100's  dollars ($ $4,000.00 ) in advance  beginning on The
Commencement Date and continuing  thereafter on the first day of each succeeding
month for the term of the Lease.  If the term of this Lease  shall  commence  or
expire on any day other than the first of the month,  the rent for that  monthly
installment shall be prorated based upon a 30 day month. All rent payments shall
be made at the office of and made payable to: Morton G. Thalhimer,  Inc. at 1313
East Main Street, P.O. Box 702, Richmond,  Virginia  23218-0702,  Agent, or such
other address as the Landlord may direct in writing.

1.   CONDITION OF PREMISES:
     The Tenant has inspected and approves the plans (as may be attached to this
Lease)  and/or knows the  conditions of the Premises and Tenant has made certain
that they can be lawfully used for the purposes of the Tenant's business and the
Tenant  expressly  covenants  that there is no  expressed  or implied  warranty,
representation  or agreement on the part of the Landlord  with  reference to the
condition or usability of the Premises for Tenant's intended use.

2.   POSSESSION:
     If the Landlord  shall be unable to give  possession of the Premises on The
Commencement Date of the term hereof by reason of the holding over of any tenant
or tenants or for any cause beyond the control of the Landlord (other than extra
work  undertaken  by the  Landlord  for the  Tenant),  then the rent  shall  not


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<PAGE>

commence  until  possession  of the Premises is given or is  available,  and the
Tenant  agrees to accept such  allowance  and  abatement of rent,  as liquidated
damages, in full satisfaction for the failure of the Landlord to give possession
of the Premises on the said date,  and to the exclusion of all claims and rights
which the Tenant  might  otherwise  have by reason of  possession  of the entire
Premises  not  being  given on the said  date.  If  Landlord  is  unable to give
possession due to extra work undertaken at Tenant's  request then the rent shall
commence as scheduled without  abatement or allowance.  If Landlord is otherwise
unable to give possession on The  Commencement  Date, then Expiration Date shall
be extended from the actual date of occupancy in accordance  with the Lease term
specified in the Lease.

     If Tenant shall occupy the Premises prior to The Commencement  Date of this
Lease with Landlord's consent, all the provisions of this Lease shall be in full
force  and  effect  as  soon as  Tenant  occupies  the  Premises  and the  Lease
Expiration Date shall not change.

3.   SECURITY DEPOSIT:
     Tenant shall deposit with Landlord upon  execution of this Lease  Agreement
and  thereafter  maintain  with  Landlord the sum of Four  Thousand and no/100's
dollars ($  4,000.00 ) which  shall be held by  Landlord,  without  interest  to
Tenant, as security for the full and faithful  performance by Tenant of Tenant's
obligations  pursuant to this  Lease.  If Tenant  fails to pay any amount  which
Tenant is obligated to pay pursuant to this Lease,  Landlord  may, at its option
(but  Landlord  shall not be obligated  to),  apply any portion of such security
fund to the amount owed by the Tenant.  Any such  application  by Landlord shall
not waive the default created by Tenant's  failure to pay. If any portion of the
security deposit is so applied by Landlord,  Tenant shall,  within ten (10) days
after demand from Landlord, restore the security deposit held by Landlord to its
original  amount.  The security  deposit,  less amount properly  charged against
same,  shall be refunded to Tenant within thirty (30) days after Tenant has paid
all amounts owed and performed all of its obligations  pursuant to this Lease or
any extension or renewal thereof.

4.   RENT ESCALATION:
     Beginning on the first twelve (12) month  anniversary  of The  Commencement
Date of the Lease and on each  succeeding  anniversary  date  thereafter for the
term of the Lease and any renewals or  extensions  thereof,  the rental rate for
the  Premises  shall  increase  4% per  annum  over  the  rate  charged  for the
immediately preceding twelve (12) months.

5.   LANDLORD'S REMEDIES:
     A. The Tenant  covenants  to pay rent at the time and in the manner  herein
provided  and in  case of  non-payment  of said  rent or of  Landlord's  charges
hereunder  within  ten (10) days of the date due,  at the time and in the manner
herein  provided,  or in case of violation by the Tenant of any of the terms and
conditions of this Lease,  or the  covenants  herein  contained,  or in case the
Premises  shall be  deserted or vacated,  the  Landlord  shall have the right to
re-enter the same and remove all persons and property there from as the agent of
the Tenant, either by force or otherwise,  without being liable to any action or
prosecution,  and to rent out the said Premises as the agent of the Tenant,  and
receive the rent therefore,  and to apply the same to the payment of the rent or
other  charges  due  under  this  Lease,  holding  the  Tenant  liable  for  any
deficiency;  or, at the  option  of the  Landlord,  it may  declare  this  Lease
forfeited,  without any notice to that effect, and may take immediate possession
of said Premises, or may take any other action provided by law.

     B. It is further  covenanted and agreed that the various rights,  remedies,
powers or elections of the Landlord as expressed in this Lease, or given by law,
are  cumulative,  and that none of them shall be deemed to be  exclusive of such
other  rights,  remedies,  powers or  elections,  as are now or may hereafter be
conferred upon the Landlord by law.

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<PAGE>

     C. In the event the  Tenant  shall be  adjudicated  a  bankrupt,  or become
insolvent,  or if a receiver is appointed  by any court,  or if the Tenant shall
make an assignment  for the benefit of creditors,  then upon the election of the
Landlord,  this Lease shall cease and desist upon ten (10) day's written  notice
by the  Landlord  to the  Tenant,  and the  Landlord  shall  have all rights and
remedies otherwise provided in this Section 5.

6.   LATE CHARGES:
     Tenant  recognizes and acknowledges  that if rent payments are not received
when due, Landlord will suffer damages and additional expense thereby and Tenant
therefore  agrees that a late charge equal to ten percent  (10%) of the rent due
may be assessed by Landlord as  additional  rental if Landlord  has not received
the  monthly  installment  of annual rent or other rent or  additional  rent due
pursuant  to this Lease  within  ten (10) days after its due date.  If any check
given in payment of rent is not honored  when due,  Landlord  may  require  that
subsequent rent payments be made by certified or cashier's check.

7.   EXEMPTIONS:
     The Tenant hereby waives the benefit of any exemptions  under the homestead
or bankruptcy  laws as to the  obligations of this Lease,  and agrees to pay all
expenses incurred in collecting the same, including reasonable  attorney's fees,
in case the same shall not be paid when due.

8.   ASSIGNMENT AND SUBLETTING:
     The Tenant shall not,  without the prior  written  consent of the Landlord,
(a) assign or convey or encumber this Lease or any interests under it; (b) allow
any transfer hereof or any lien upon the Tenant's interest hereunder; (c) sublet
the  Premises or any part  thereof,  or (d) permit the use or  occupancy  of the
Premises or any part thereof by any other than the Tenant. In the event Landlord
consents to Tenant subletting or assigning the Premises,  Tenant shall pay Agent
a one time fee of One Hundred Fifty Dollars  ($150.00) to cover  bookkeeping and
other expenses Agent may incur by virtue of such subletting or assignment.  Said
fee shall be due prior to  occupancy  by new  Tenant  and  payment  of same is a
pre-condition to Tenant's right to sublease the Premises.
     Any such  subletting  or  assignment by Tenant shall not in any way relieve
Tenant of his duties  and/or  obligations  for  performance  under this Lease or
reduce Landlord's rights hereunder.

9. CARE AND USE OF PREMISES BY TENANT:
     A. The tenant will take good care of the  Premises  and of the fixtures and
improvements therein and shall keep and maintain same in good repair and working
order. Tenant will, at his own cost and to Landlord's satisfaction,  repair in a
good and  workmanlike  manner all damage and injury to the Premises and fixtures
required as a result of Tenant carelessness,  misuse, or neglect, or as a result
of  damage or  defacement  of the  building,  or any part  thereof  by reason of
Tenant's  occupancy  or  the  actions  of  its  agents,   employees,   visitors,
contractors,  assignees or licensees. Should Tenant fail to perform such repairs
or replacements, Landlord may do so, after ten (10) days notice, and the cost of
such  repairs or  replacements  shall  become  collectable  as  additional  rent
hereunder and shall be paid by Tenant within ten (10) days after presentation of
a statement thereof.  Upon the expiration of this Lease, Tenant shall return all
keys and shall quit and  surrender  the  Premises  in clean and good  condition,
reasonable use and wear excepted.


                                      -3-
<PAGE>

     Whenever  any  breakage or damage shall occur to either the Premises or the
building  or  property  of  which  these  Premises  are  a  part,  Tenant  shall
immediately  notify  Landlord who shall cause same to be repaired or replaced at
Landlord's  expenses,  unless  such  damage  is  Tenant's  fault,  as  specified
elsewhere in this Section 9, in which case such repair  expenses  shall be borne
by Tenant.
     B. Tenant will not store upon the  Premises  any  combustible  or explosive
material  or do or  permit  to be done on the  Premises  anything  which  either
directly  or  indirectly  is in  conflict  with or a  violation  of public  law,
ordinance,  governmental  regulation  or any  insurance  policy  carried  on the
Premises, or the property of which it is a part, or its operation,  or which, if
known,  might  increase the premium of such  insurance  or adversely  affect its
coverage.

     C. Tenant  will not do or permit to be done any waste or nuisance  upon the
Premises or anything  which  obstructs  or  interferes  with the rights of other
Tenants or which is offensive or annoying to them.  Determination of such rights
and  offensive  behavior,  if not  otherwise  specified  shall be at  Landlord's
determination.  Tenant further agrees to comply with and abide by such rules and
regulations as the Landlord,  upon written notice to Tenant, may adopt. Landlord
shall not be  responsible  for the  non-observance  or  violation  of any of the
building rules and regulations or lease provisions by any other tenant.
     D. The  Landlord  shall have the right to  prescribe  the weight,  size and
proper location of safes and other weighty articles before the same are admitted
into the building,  and any damage done to the building in the putting in or out
of such  articles,  or during the time they are in or on the Premises,  shall be
made good by the Tenant.  All persons  employed by or contracted  with by Tenant
for  repairs,  alterations,  or the moving of safes,  furniture  or other  bulky
articles in and out of the building and Premises  must be acceptable to Landlord
and shall be at Tenant's  sole cost and  liability,  and such work is to be done
only at a time designated by Landlord.
     E. Tenant shall not,  without the prior written consent of Landlord,  place
any signs or  advertising  matter or material on the exterior of the building or
the interior of the building.  If Landlord  approves any signage or  advertising
matter or  material  in  writing,  such  signage,  matter or  material  shall be
installed at Tenant's expense and Tenant shall remove same at the termination or
expiration of this Lease and repair any damage caused by such removal.

10.  ALTERATIONS:
     The Tenant will make no alterations in or additions or  improvements to the
Premises  without first  obtaining the written consent of the Landlord who shall
have the right to approve the plans for, and  designate the  contractors  and/or
workmen to perform any such work, and all additions and improvements made by the


                                      -4-
<PAGE>

Tenant shall become the property of the  Landlord  immediately  upon  completion
thereof,  provided,  however, that the Landlord, by giving written notice to the
Tenant not less than two (2) months prior to the  expiration  of this Lease,  or
any continuance or renewal thereof,  may require Tenant to restore such Premises
to the  condition in which they were at the  commencement  of this Lease.  It is
covenanted  and agreed by and between the parties hereto that all changes and/or
alterations  in the  Premises  to be made by the  Landlord at the expense of the
Landlord  are  evidenced  and  shown by a floor  plan of the  Premises  which is
attached hereto and made a part of this Lease,  such floor plan being identified
by the signature of the Landlord and Tenant; all other alterations, additions or
improvements  made by the Tenant,  or by the Landlord at the  Tenant's  request,
shall be solely at the Tenant's expense and liability.

11.  SERVICES:
     The Landlord shall provide the following free of extra charge,  but subject
to the following covenants and conditions:

     (a)Janitor  service Monday through Friday (excepting legal holidays) in and
about the building in which said Premises are situated, including maintenance of
building exterior and interior space used by all Tenants in common.
     (b)Heat to warm the said building  during 8:00 AM to 6:00 PM Monday through
Friday and 8:00 AM to 1:00 PM Saturday  during such period as may be  necessary,
and hot and cold water for the lavatories of said building.
     (c)Use  of water,  as  supplied  through  the  building  piping to the wash
basins, if any, in the Premises.  The Tenant shall not, however,  waste water so
supplied and shall not, without the Landlord's prior consent in writing, use the
same for refrigeration or for any other than ordinary office purposes.
     (d)Elevator  service (if applicable)  during the ordinary business hours of
each  business  day. On holidays,  Sundays,  and at night one  elevator  will be
subject to call.
     (e)Use of electricity,  as supplied through the building circuits, but only
for lighting purposes and for operation of ordinary office machines.  The Tenant
shall not, without the Landlord's  prior written  consent,  use such electricity
for refrigeration, special lighting apparatus, x-ray equipment, large electronic
machines,  or other  special  equipment or for any purpose  other than  ordinary
office purposes as defined by Landlord at Landlord's discretion.
     (f)Air-conditioning  (A/C) to the Premises,  during the summer months, from
8:00 AM to 6:00 PM Monday  through  Friday and 8:00 AM to 1:00 PM  Saturday.  If
Tenant requires additional A/C due to its computers, special lighting, etc. said
A/C will be  installed  and  separately  metered at Tenant's  expense,  and such
electrical usage billed to Tenant as an extra charge.
     (g)Tenant  and its employees  and  customers  shall have the  non-exclusive
right,  in common  with  Landlord,  other  tenants  of the  building,  and their
respective employees,  guests and customers,  to park automobiles in the parking
area provided by Landlord (if such area is provided, but Landlord shall be under
no obligation to otherwise  provide,  arrange or pay for Tenant parking) subject
to such  reasonable  rules and  regulations  as Landlord may impose from time to
time,  including  the  designation  of specific  areas in which  automobiles  of
Tenant,  his employees,  guests and customers must be parked,  and the number of
parking spaces which may be so utilized by Tenant.



                                      -5-
<PAGE>

     The  Landlord  shall  not be  liable  for  the  interruption  of any of the
above-mentioned services caused by repairs, improvements,  alterations, strikes,
lockouts,  accidents,  inability of the Landlord to procure such  services or to
obtain fuel or supplies or other cause or causes beyond the  reasonable  control
of the Landlord.  Any  interruption of service shall never be deemed an eviction
or  disturbance  of the Tenant's use and  possession of the Premises or any part
thereof, or render the Landlord liable to the Tenant for damages, or relieve the
Tenant from performance of the Tenant's obligation under this Lease.

12.  CLAIMS FOR DAMAGES:
     All  personal  property  belonging  to the  Tenant or to any other  person,
located in or about the building or the Premises shall be there at the sole risk
of the Tenant or other such person,  and neither the Landlord nor the Landlord's
agents shall be liable for the theft or  misappropriation  thereof,  nor for any
damage or injury thereto, nor for damage or injury to said Tenant, its employees
or invitees,  or to other persons or to other property in and about the building
caused by water,  fire,  snow,  frost, or other elements,  steam,  heat or cold,
dampness,  falling plaster,  sewers or sewage, gas odors, noise, the bursting or
leaking of pipes, plumbing,  electrical wiring and equipment and fixtures of all
kinds, operation or use of elevators,  or by any act or neglect of other tenants
or  occupants of the  building or of any other  person,  or caused in any manner
whatsoever. The Tenant shall give to the Landlord, or its duly authorized agent,
immediate  written and  telephone  notice of any accidents to, or defects in any
equipment or part of the building and of any fire,  to the end that the Landlord
may promptly remedy such conditions. The Tenant will protect, indemnify and save
harmless the Landlord from all losses,  costs or damages  sustained by reason of
any act or  other  occurrence  causing  injury  to any  person  and/or  property
whomsoever or whatsoever,  due directly or indirectly to the use or occupancy of
the Premises or any part thereof by the Tenant.

13.  UNTENANTABILITY:
     If,  during the term of this Lease,  the building  and/or  Premises  and/or
other  portions of the  building  shall be so damaged by fire or other action of
the  elements as to be rendered  untenantable,  and shall not be repaired by the
Landlord and put in tenantable  condition  within a period of one hundred twenty
(120) days from the time when the Tenant  gives the Landlord  possession  of the
Premises for the purpose of making such  repairs,  it shall be optional with the
Tenant to terminate this Lease by a written notice at the end of such period. If
such damage is repaired  and the Premises  are made  tenantable  within such one
hundred twenty (120) day period, no right to terminate this Lease for such cause
shall exist.  Whether the Lease is terminated or not, an equitable adjustment of
the  rentable  payable for the Tenant  shall be made  (provided  no fault of the
Tenant  contributed  to the damage and  provided  no  insurance  effected by the
Landlord shall have been vitiated or payment  refused in consequence of some act
or default of the Tenant) by crediting  the Tenant with the full rental for such
period of time, if any, as the Tenant was necessarily deprived of all use of the
Premises,  and with a pro rata  proportion of the rental payable for such period
of time and such amount of space as the Tenant may be deprived of, if use of the
Premises is not entirely prevented by the damage and the consequent repairs.

14.  SUBORDINATION OF LEASE:
     This Lease is made, and accepted by the Tenant,  subject and subordinate in
law and in equity to any existing, future and/or new mortgages,  and/or deeds of
trust  secured by the land and  building of which the  Premises  are a part,  or
which  may at  any  future  time  be  placed  thereon,  and  to any  extensions,
modifications and renewals thereof,  and to the prior right of the mortgagees or
lenders  thereunder.  If required  by the  Landlord,  the Tenant  will  execute,
acknowledge and deliver any and all agreements  subordinating  this Lease to any
deed of trust or mortgage  now or hereafter  executed,  secured by the said land
and said  buildings.  Within ten (10) days after  request  thereof by  Landlord,
Tenant agrees to deliver in recordable form ,a certificate  prepared by Landlord
to  any  proposed  mortgagee  or  purchaser  of  the  Premises,  or to  Landlord
certifying  (if such is the case) that this  Lease is in full force and  effect,
and that there are no defenses or offsets  thereto,  or stating those claimed by
Tenant,  and such other facts  related to this Lease,  the Premises or Tenant as
Landlord may request.  If Tenant does not execute and return such certificate as
required   above,   Tenant   hereby   irrevocably   appoints   Landlord  as  its
attorney-in-fact to execute such certificate on behalf of Tenant.

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15.  QUIET ENJOYMENT:
     Provided  Tenant  is  not  in  default  in  the  performance  of any of its
obligations  under this Lease,  Landlord  covenants  that Tenant  shall have and
enjoy quiet and peaceable use and possession of the Premises  during the term of
this Lease and any renewals thereof.

16.  RESERVED RIGHTS:
     Landlord reserves the following rights:
     (a)To change the name or street address of the building,  without liability
of Landlord to Tenant;
     (b)To designate all sources furnishing sign painting and
lettering, ice, drinking water, towels and toilet supplies, or other like
services used in the Premises;
     (c)To enter during the last ninety (90) days of the term,  provided  Tenant
shall have  removed  all or  substantially  all of  Tenant's  property  from the
Premises,  for the purpose of  altering,  renovating,  remodeling,  repairing or
otherwise preparing the Premises for re-occupancy;
     (d)To  grant to any one the  exclusive  right  to  conduct  any  particular
     business or  undertaking  in the building;  (e)To enter the Premises at all
     times (1) for the making of inspections, repairs, alterations, improvements
or additions at or to the Premises or building,  as Landlord may deem  necessary
or  desirable,  and  (2) for  any  purpose  whatsoever  related  to the  safety,
protection, preservation or improvement of the Premises or of the building or of
Landlord's interest;
     (f)At any time or times,  the Landlord,  either  voluntarily or pursuant to
governmental  requirement,  may, at the  Landlord's  own expense  make  repairs,
alterations  or  improvements  in or to the  building or any part  thereof,  and
during operations,  may close entrances,  doors,  corridors,  elevators or other
facilities;
     (g)In the event repairs, alterations, decorating or other work, done at the
Landlord's  expense,  shall be done at other  than  ordinary  business  hours by
reason of the Tenant's  request that they not be done during  ordinary  business
hours, then the Tenant shall pay the Landlord the additional charges,  including
overtime  costs,  incurred by Landlord in doing the work at other than  ordinary
business hours.
     (h)If the Premises are less than two thousand (2,000) usable square feet in
area,  Landlord  reserves the right,  at its option and upon giving  thirty (30)
days  notice in advance to  Tenant,  to  transfer  and  remove  Tenant  from the
Premises to any other available  offices of equal size and area in the building.
Landlord shall bear the expense of moving Tenant's  furniture,  fixtures,  phone
system and other personal  property as well as the expense of any renovations or
alterations  necessary to make the new space similar in arrangements  and layout
to the original Premises.
     Landlord may exercise any or all of the foregoing rights hereby reserved by
Landlord  without being deemed guilty of an eviction or  disturbance of Tenant's
use and  possession and without being liable in any manner to Tenant and without
elimination  or abatement of rent,  or other  compensation,  and such acts shall
have no effect upon this Lease.

                                      -7-
<PAGE>

17.  RENEWAL:
     It is hereby  understood  and  agreed  that a  written  notice of three (3)
months prior to the end of said term or any renewal of continuance  thereof from
either party to the other shall be necessary to terminate  this Lease at the end
of said term, or at the end of any renewal or  continuance  thereof;  and in the
event that no such notice  shall be given then this Lease shall be  continued in
full force and effect for an additional  period of one (1) year at the rent then
in force and subject to all the covenants, terms and conditions herein contained
including this paragraph and any rental escalation  provisions contained in this
Lease.

18.  HOLDING OVER:
     Tenant shall pay to Landlord an amount as base monthly  rental equal to two
hundred  percent (200%) of the base monthly rental herein  provided  during each
month or  portion  thereof  for which  Tenant  shall  retain  possession  of the
Premises or any part thereof  after the  termination  of the term or of Tenant's
right of possession,  whether by lapse of time or otherwise,  and also shall pay
all damages sustained by Landlord,  whether direct or consequential,  on account
thereof.  Such hold  over  shall be as a Tenant at will and all of the terms and
provisions of this Lease shall be applicable during such period. No holding over
by Tenant , whether with or without consent of Landlord, shall operate to extend
this Lease except as may be herein provided. The provisions of this clause shall
not be held as a waiver  by  Landlord  of any  right of  re-entry,  or any other
rights of Landlord as provided  under this Lease;  nor shall the receipt of said
payment or any part thereof, or any other act in apparent affirmance of tenancy,
operate  as a waiver  of the right to  forfeit  this  Lease and the term  hereby
granted for the period still  unexpired,  for any breach of any of the covenants
herein, or any other of Landlord's rights hereunder.

19.  LANDLORD'S LIEN:
     A.  Unless  otherwise  prohibited  by law,  in  addition  to any  statutory
Landlord's Lien,  Landlord shall have at all times a valid security  interest to
secure  payment of all rentals and other sums of money  becoming  due  hereunder
from  Tenant,  and to secure  payment of any damages or loss which  Landlord may
suffer by reason of the breach by Tenant of any covenant, agreement or condition
contained  herein,  upon  all  goods,  wares,  equipment,  fixtures,  furniture,
improvements  and other  personal  property  of Tenant  presently,  or which may
hereafter be,  situated in the Premises,  and all proceeds  therefrom,  and such
property  shall not be removed  therefrom  without the consent of Landlord until
all  arrearages  in rent as well as any and all other  sums of money then due to
Landlord  hereunder shall first have been paid and discharged and all covenants,
agreements and conditions  hereof have been fully complied with and performed by
Tenant.

     B. Upon the  occurrence of an event of default by Tenant,  Landlord may, in
addition to any other  remedies  provided  herein,  enter the  Premises and take
possession  of  any  and  all  goods,  wares,  equipment,  fixtures,  furniture,
improvement  and other  personal  property of Tenant  situated on the  Premises,
without  liability  for trespass or  conversion,  and sell the same at public or
private sale,  with or without  having such  property at the sale,  after giving
Tenant reasonable notice of the time and place of any public sale or of the time
after which any private  sale is to be made,  at which sale the  Landlord or its
assigns may  purchase  unless  otherwise  prohibited  by law.  Unless  otherwise
provided by law,  and without  intending  to exclude any other  manner of giving
Tenant reasonable  notice,  the requirement of reasonable notice shall be met if
such notice is given in the manner  prescribed in paragraph 22 of this Lease ten
(10) days before the time of sale.  Any sale made  pursuant to the  provision of
this  section  shall  be  deemed  to have  been a  public  sale  conducted  in a
commercially reasonable manner if held in the above-described  Premises or where
the property is located after the time,  place, and method of sale and a general
description of the types of property to be sold have been  advertised in a daily
newspaper  published in the county in which the Premises is located for five (5)


                                      -8-
<PAGE>

consecutive   days  before  the  date  of  sale.  The  proceeds  from  any  such
disposition,  less any and all expenses connected with the taking of possession,
holding and selling of the property  (including  reasonable  attorney's fees and
legal expenses) shall be applied as a credit against the indebtedness secured by
the security  interest  granted in this  section.  Any surplus  shall be paid to
Tenant or as otherwise  required by law;  the Tenant shall pay any  deficiencies
forthwith.  Upon  request by Landlord,  Tenant  agrees to execute and deliver to
Landlord a financing  statement  in form  sufficient  to perfect the security of
Landlord  in  the  aforementioned   property  and  proceeds  thereof  under  the
provisions  of the  Uniform  Commercial  Code in  force  in the  state  in which
Premises  is  located.  The  statutory  lien  "distress  for rent" is not hereby
waived, the security interest herein granted being in addition and supplementary
thereto.

20.  LIABILITY INSURANCE:
     Landlord  and Tenant  shall each at all times during the term of this Lease
or any renewal  thereof  carry with an approved  insurance  carrier  licensed to
operate in this state, public liability insurance, naming the other and Agent as
additional  insured,  with  limits of  liability  of not less  than one  million
($1,000,000)  with  respect  to  personal  injury  and  three  hundred  thousand
($300,000) with respect to property damage. Certificates of such insurance shall
be  furnished  to such other  and/or  Agent upon  request.  Tenant  shall notify
Landlord  promptly of any accident or loss in the Premises or in the building of
which the Premises form a part or of any defect  therein or in the equipment and
fixtures thereof which Tenant has knowledge.

21.  HAZARDOUS SUBSTANCE:
     (a) Tenant  shall not cause or permit any  Hazardous  Substance to be used,
stored,  generated  or  disposed of on or in the  Premises  by Tenant,  Tenant's
agents,  employees,  contractors or invitees without first obtaining  Landlord's
written consent. If Hazardous Substances are used, stored, generated or disposed
of on or in the Premises except as permitted  above, or if the Premises  becomes
contaminated  in any manner during this Lease term,  Tenant shall  indemnify and
hold harmless the Landlord from any and all claims,  damages,  fines, judgments,
penalties,  costs,  liabilities  or losses  (including,  without  limitation,  a
decrease in value of the  Premises,  damages  caused by loss or  restriction  of
rentable or usable space,  or any damages caused by adverse impact  marketing of
the space, and any and all sums paid for settlement of claims,  attorney's fees,
consultant  and expert fees) arising  during or after the Lease term and arising
as a result of contamination by Tenant. This indemnification  includes,  without
limitation,  any and all costs incurred by Landlord because of any investigation
of the site or any cleanup,  removal or restoration mandated by a federal, state
or local agency or political  subdivision.  Without limitation of the foregoing,
if Tenant  causes or permits the  presence of any  Hazardous  Substances  on the
Premises  that  results in  contamination,  Tenant  shall  promptly  at its sole
expense,  take any and all  necessary  actions  to return  the  Premises  to the
condition existing prior to the presence of any such Hazardous  Substance on the
Premises.  Tenant shall first obtain  Landlord's  written  approval for any such
remedial action.
     (b) As used  herein,  "Hazardous  Substance"  means any  substance  that is
toxic,  ignitable,  reactive or  corrosive  and that is  regulated  by any local
government,  the  Commonwealth  of  Virginia  or the United  States  Government.
"Hazardous  Substance"  includes any and all  materials or  substances  that are
defined as  "hazardous  waste",  "extremely  hazardous  waste",  or a "hazardous
substance"  pursuant  to state,  federal  or local  government  law.  "Hazardous
Substance"  includes,  but  is  not  restricted  to,  asbestos,  polychlorinated
biphenyl's (PCB's), petroleum, solvents, printing inks, pesticides, and leads.
     (c) Tenant shall provide  Landlord,  in a timely manner,  a Material Safety
Data Sheet  ("MSDS")  upon  Landlord's  request.  Said MSDS shall  describe  the
chemical  properties  of any  hazardous  substances  which may be used,  stored,
generated or disposed of on or in the Premises.



                                      -9-
<PAGE>

22.  AGENT COMMISSION:
     In  consideration  of Agent's  services  in  procuring  this Lease and as a
covenant running with the land,  Landlord  covenants with and for the benefit of
Agent, as follows: Agent is to receive a commission of Six percent ( 6 %) of the
rent during the  original  term and all  renewals or  extensions  thereof or any
expansion of leased  space by Tenant,  relocation  of Tenant by Landlord  either
within the building or to any other  property owned or controlled by Landlord or
any new lease of the Premises  between any person and Tenant,  its successors or
assigns  (such  phrase used herein to include such entity in which  Tenant,  its
successors or assigns, may have an interest as a stockholder, partner, lender of
money or otherwise); and no sale transfer, assignment,  cancellation, or release
including a sale or  conveyance  to Tenant,  its  successors  or assigns,  shall
affect  Agent's  right to such  commission  which is  hereby  made a lien on the
Premises  and all  equipment  thereon,  if any.  Agent  shall  have the right to
collect  all  rents  due  hereunder  so  that  its  commission  may be  paid  in
installments as the rent is received, and retained by Agent before remitting the
rent (less commissions) to Landlord;  but if any act be done to deprive Agent of
its right to collect  the rent,  then the whole  amount of its  commission  then
unpaid shall, at Agent's option, immediately become due and payable.
     Landlord further  covenants with and for the benefit of Agent as a covenant
running with the Land, that if Tenant,  its successors or assigns,  shall at any
time during the original term and all renewals or extensions thereof, (or during
any new lease of the Premises  between any person and Tenant,  its successors or
assigns),  purchase the  building in which the  Premises  are  located,  then in
consideration of Agent's  consummating  this Lease,  Landlord shall pay Agent on
the date the Premises are transferred, a commission of Six percent ( 6 %) of the
gross amount of the purchase price. Such a sales commission shall be in addition
to the rental commissions  provided for in the immediately  preceding  paragraph
and is hereby made a lien on the Premises and all equipment thereon, if any.
     Landlord hereby  authorizes  Agent to institute  legal  proceedings for the
recovery of any rent due under the  provisions  of this Lease  Agreement  and to
employ  an  attorney  for that  purpose,  and to  charge  all  costs and fees to
Landlord.
     In  connection  with all  acts  done or  suffered  by  Agent  for  Landlord
concerning the Premises,  Landlord further agrees to defend,  indemnify and save
Agent harmless from all fines, judgments, suits, claims, demands, and actions of
any kind  (including  any costs and  attorney's  fees),  and from  liability for
injury  suffered by an employee or contractor  (not in the  permanent  employ of
Agent) engaged by Agent for the benefit of Landlord.

23.  NOTICES:
     Wherever  in this Lease it shall be required  or  permitted  that notice or
demand be given or served by either party to this Lease to or on the other, such
notices or demands shall be deemed given or served whether actually  received or
not when  deposited  in the  United  States  Postal  Service,  postage  pre-pad,
certified or  registered  mail,  addressed to parties  hereto at the  respective
addresses  set out  below or any  other  address  that may be  specified  by the
parties.

        TO LANDLORD:                International Mission Board of the Southern
                                    Baptist Convention
                                    PO Box 6767
                                    Richmond, VA
                                    ATTN:   Mr. Mike Giannotti

        TO TENANT:                  Business Loan Center Network, Inc.
                                    1301 N. Hamilton Street
                                    Suite 200
                                    Richmond, VA 23230
                                    ATTN:  Ms. Rebecca H. Hall

                                      -10-
<PAGE>

        TO AGENT:                   Morton G. Thalhimer, Inc.
                                    P. O. Box 702
                                    Richmond, VA 23218-0702
                                    ATTN:   Mr. Cameron B. Brown

24.  MISCELLANEOUS:
     A. The failure of the Landlord to enforce in any one or more  instances any
term,  condition,  rule,  regulation or covenant as to which the Tenant shall be
guilty of a breach or be in  default,  shall not be deemed to waive the right of
the  Landlord  to  enforce  the  same  or  any  subsequent   breach  or  default
notwithstanding the Landlord had knowledge of such breach or default at the time
of the  receipt of any rent or other sums by the  Landlord,  whether the same be
that originally reserved or that which may be payable under any of the covenants
or agreements  herein contained,  or any portion thereof.  The acceptance by the
Landlord of checks or cash from persons  other than the Tenant shall in no event
evidence  consent of the Landlord to any  assignment or sub-lease by the Tenant.
No waiver or modification of this Lease nor any release or surrender of the same
shall be claimed by the Tenant unless such waiver or  modification or release or
surrender be in writing and signed by the Landlord.
     B.  Each  provision  hereof  shall  bind and  inure to the  benefit  of the
Landlord and the Tenant and as the case may be: if the Tenant is an  individual,
the Tenant's legatees, executors, and administrators;  the Landlord's successors
and assigns;  if the Tenant is a corporation,  its successors;  and in the event
that Landlord consents to the assignment of this Lease notwithstanding the terms
hereof, the Tenant's assigns.
     C. The parties hereto agree that whenever the word "Tenant"  and/or "party"
is used herein it shall be construed to mean Tenants and/or parties, if there be
more than one, and generally,  feminine or neuter  pronouns shall be substituted
for  those of the  masculine  form,  and vice  versa,  and the  plural  is to be
substituted  for the singular  number in any place or places herein in which the
context shall require such substitution.
     D. Paragraph headings for this Lease are used for convenience only, and are
in no way to be  construed  as a part of this  Lease or as a  limitation  on the
scope of the particular provision to which they refer.

25.  JOINT VENTURE DISCLAIMER:
     Any intention to create a joint venture or partnership relation between the
parties hereto is hereby expressly disclaimed.

26.  APPLICABLE LAW, CONSTRUCTION:
     This Lease  Agreement shall be construed in accordance with the laws of the
State of Virginia.

27.  AGENCY DISCLOSURE:
     Each  of  the  undersigned   acknowledges  that:  (1)  it  understands  the
disclosure information  presented;  (2) the disclosure was made at or before the
time specific real estate assistance involving substantive discussions about the
Premises was provided;  and (3) it consents to the representation and payment of
the commission as outlined herein.
     In this transaction  between the undersigned  parties,  Morton G.
Thalhimer,  Inc. acted as the Agent for: ___the Tenant;  X the  Landlord;  ____
both the Tenant and the Landlord  under  Designated  Representatives  with full
knowledge and consent of both parties.

                                      -11-
<PAGE>

28.  ADDENDUM:
     Addendum(s) consisting of     2     paragraph(s) are attached hereto and
made a part hereof.

29.  FINAL UNDERSTANDING:
     This Lease  contains  all  agreements  of the parties  with  respect to any
matter mentioned herein. No prior or contemporaneous  agreement or understanding
pertaining to any such matter shall be effective.  This Lease may be modified in
writing only, signed by the parties in interest at the time of the modification.

     LANDLORD AND TENANT HAVE  CAREFULLY  READ AND REVIEWED  THIS LEASE AND EACH
TERM AND PROVISION  CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR
INFORMED AND VOLUNTARY  CONSENT  THERETO.  THE PARTIES HEREBY AGREE THAT, AT THE
TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE
AND EFFECTUATE THE INTENT AND PURPOSE OF LANDLORD AND TENANT WITH RESPECT TO THE
PREMISES.

     IN WITNESS WHEREOF, each individual party hereto has hereunto signed his or
her name and affixed his or her seal, and each corporate party hereto has caused
its  name  to be  signed  and its  seal to be  affixed  by its  duly  authorized
officers.

MORTON G. THALHIMER, INC.
Agent
By




International Mission Board of the
Southern Baptist Convention  (SEAL)
Landlord
Address
By:
Title:

Business Loan Center
Network, Inc.  (SEAL)
Tenant
Address
By:
Title:


GUARANTEE:
     In consideration of Landlord agreeing to lease to Tenant the Premises,  the
undersigned,  hereby waiving the obligations of the homestead  exemption laws as
to this  Lease  Agreement,  jointly  and  severally  if there  be more  than one
undersigned, guarantee the payment of rent and the performance of all provisions
of this Lease  Agreement by Tenant,  its successors and assigns,  and agree that


                                      -12-
<PAGE>

the mere nonpayment of rent and  nonperformance  of said provisions by Tenant or
its successor and assigns shall create an immediate liability on the part of the
undersigned to Landlord and its successor and assigns and to Agent. Landlord and
Agent  need not  first  exhaust  their  legal  remedies  against  Tenant  or its
successors  and  assigns  before  proceeding  against the  undersigned.  Neither
Landlord  nor Agent is  required  to notify the  undersigned  of any  default of
Tenant under the  provisions  of this Lease  Agreement.  Landlord and Tenant may
amend this Lease from time to time and may  increase the  obligations  of Tenant
hereunder without releasing guarantor from any liability under this guaranty.

Date:
Guarantor

ADDENDUM  ATTACHED TO AND MADE A PART OF LEASE  DATED  AUGUST 28,  1998,  BY AND
BETWEEN   INTERNATIONAL  MISSION  BOARD  OF  THE  SOUTHERN  BAPTIST  CONVENTION,
LANDLORD,  AND BUSINESS LOAN CENTER NETWORK, INC., TENANT, FOR PREMISES KNOWN AS
SUITES 200 & 212, HAMILTON PLACE, 1301 N. HAMILTON STREET, RICHMOND, VIRGINIA.


It is covenanted and agreed as follows:

1. Landlord Improvements: Landlord agrees to renovate the premises substantially
in  accordance  with  Exhibit  "A"  attached  to and  made a part of this  lease
agreement.  Landlord  agrees to incur the  costs of these  renovations  up to an
amount not to exceed $8,000.00. Any costs associated with these renovations over
the  $8,000.00  amount  shall  be due and  payable  by  Tenant  at the  time the
contractor's invoice is furnished to Tenant.

2. Early Termination Option: Tenant shall have two (2) options to terminate this
lease;  the first occurring at the end of the  thirty-sixth  (36th) month of the
lease  term,  and the second  occurring  at the end of the  forty-eighth  (48th)
month. To exercise either of these options, Tenant agrees to serve prior written
notice to  Landlord of at least  ninety  (90) days before  either the end of the
thirty-sixth  (36th) month or the forty-eighth (48th) month. If tenant elects to
terminate  after  the  thirty-six  (36th)  month,  tenant  shall  pay  an  early
termination  penalty of  $4,000.00 to the Landlord at the time notice is served.
If tenant elects to terminate after the forty-eighth  (48th) month, tenant shall
pay an early termination penalty of $2,000.00 to the Landlord at the time notice
is served.




                                      -13-
<PAGE>

WITNESS the following seals and signatures:


                                    LANDLORD:

     INTERNATIONAL MISSION BOARD OF
     THE SOUTHERN BAPTIST CONVENTION
     BY:    _________________________
     Title: _________________________


     TENANT:
     BUSINESS LOAN CENTER NETWORK, INC.
     BY:_______________________________
     Title:____________________________

                                      -14-
<PAGE>