Document:

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                                                                   EXHIBIT 10.11

                                 LEASE AGREEMENT

         THIS LEASE ("LEASE") is made and entered into as of the 21st day of
January, 2003, by and between YONKERS RADIATION ENTERPRISES, LLC, a New York
limited liability company ("LANDLORD"), and NEW YORK RADIATION THERAPY
MANAGEMENT, SERVICES, INCORPORATED, a New York corporation ("TENANT").

                                   WITNESSETH:

         1.       Premises.

                  Landlord hereby demises and leases to Tenant and Tenant hereby
hires and rents from Landlord Unit 111A (the "UNIT") in the Riverhill
Professional Pavilion (the "CONDOMINIUM") located at 970 North Broadway,
Yonkers, New York (the "PROPERTY"), together with an undivided 1.669 (1.669%)
percent interest in the common elements of the Condominium (the Unit together
with its undivided interest in the common elements is hereinafter referred to as
the "PREMISES"), as more particularly described on Exhibit A attached hereto and
made a part hereof, upon the terms, covenants and conditions set forth herein

         2.       Use.

                  (a)      Tenant shall occupy and use the Premises for medical
and general offices and uses related thereto and for such other uses as may be
permitted under applicable law and the Declaration (as defined in Exhibit A) and
the By-Laws of the Condominium, but in all cases, subject to the terms and
conditions of the Declaration and the By-Laws of the Condominium (the "PERMITTED
USES").

                  (b)      Tenant shall not do or permit anything to be done
upon the Premises or any part thereof which would: (i) make void or voidable any
insurance in force upon the Premises; (ii) make it difficult or impossible to
obtain fire or other insurance upon the Premises at commercially reasonable
rates; (iii) cause or be likely to cause damage to the Premises or any part
thereof; (iv) constitute a public or private nuisance; or (v) violate the
Declaration and/or the By-Laws of the Condominium.

         3.       The Term.

                  (a)      The term (the "TERM") of this Lease shall commence on
the date hereof (the "COMMENCEMENT DATE") and shall terminate and expire at
11:59 p.m., Eastern Standard Time on January 20, 2013 (the "EXPIRATION DATE"),
unless extended or sooner terminated as provided herein.

                  (b)      Provided that Tenant is not in default hereunder
during the Term, Tenant shall have the right to extend the Term of this Lease
for one (1) additional five (5) year period from January 21, 2013 to January 20,
2018 (the "EXTENDED TERM"), upon the following terms and conditions:

                           (i)      The Term of this Lease shall automatically
                                    be extended for the Extended Term, unless
                                    either Landlord or Tenant notifies the other

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                                    party in writing at least one (1) month
                                    prior to the Expiration Date that it does
                                    not wish to extend the Term of this Lease,
                                    in which case, this Lease shall terminate on
                                    the Expiration Date; and

                           (ii)     Tenant's occupancy of the Premises shall be
                                    upon the terms and conditions as set forth
                                    in this Lease, except that the phrases "the
                                    Term hereof" or "the term of this Lease"
                                    shall be deemed to include the Extended Term
                                    and the term "EXPIRATION DATE" shall be
                                    deemed to mean January 20, 2018; and

                           (iii)    Any termination, cancellation or surrender
                                    of this Lease shall terminate the automatic
                                    extension.

                  (c)      Notwithstanding anything to the contrary contained in
this Lease, Landlord may terminate this Lease by giving Tenant thirty (30) days
prior written notice thereof, in which case, this Lease shall terminate on the
day so designated in Landlord's notice, which date shall not be less than thirty
(30) days from the date such notice is deemed delivered hereunder.

         4.       Rent.

                  (a)      Commencing as of the Commencement Date and for the
balance of the Term of this Lease, Tenant covenants and agrees to pay to
Landlord: (i) minimum rent in the amount determined in accordance with Paragraph
4(b) below (the "MINIMUM RENT"); and (ii) additional rent ("ADDITIONAL RENT")
equal to any and all other sums, costs, expenses, charges or other payments
which Tenant assumes, agrees or is obligated to pay pursuant to any provision of
this Lease. (Minimum Rent and Additional Rent are collectively referred to as
the "RENT").

                  (b)      Minimum Rent for each Lease Year (as hereinafter
defined) shall be as follows:

                           (i)      for the first Lease Year, the Minimum Rent
                                    shall be $38,640.00, payable in equal
                                    monthly installments of $3,220.00; and

                           (ii)     Commencing January 21, 2004 and on each
                                    January 21st thereafter during the Term
                                    hereof, the Minimum Rent shall be an amount
                                    equal to the then current Minimum Rent
                                    multiplied by a fraction, the numerator of
                                    which is the Consumer Price Index published
                                    for the month of December immediately
                                    preceding such January 21st and the
                                    denominator of which is the Consumer Price
                                    Index published for the month of December in
                                    the immediately preceding Lease Year
                                    provided, however, that the Minimum Rent
                                    shall never be decreased as a result of the
                                    application of this Section 4(b)(ii). For
                                    purposes hereof, the "CONSUMER PRICE INDEX"
                                    shall mean the Consumer Price Index (all
                                    items) for New York, New York, Northeastern
                                    New Jersey, published by the United States
                                    Department of Labor, Bureau of Labor
                                    Statistics (1982=100). As

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                                   soon as the Minimum Rent for each Lease Year
                                   is established, Landlord shall give Tenant
                                   notice thereof in writing. If the Consumer
                                   Price Index is discontinued or revised during
                                   the Term hereof, then such other governmental
                                   index or computation which replaces the
                                   Consumer Price Index shall be used in order
                                   to obtain substantially the same result as
                                   would be obtained if the Consumer Price Index
                                   had not been discontinued or revised.

                  (c)      Tenant shall pay to Landlord without previous demand
thereof and without any abatement, reduction, setoff or deduction whatsoever,
the Minimum Rent (together with any applicable sales tax and local taxes if the
same are ever required by law), payable in equal monthly installments, in
advance, on the first day of each and every calendar month throughout the Term
of this Lease. Tenant shall pay the Rent to Landlord in lawful money of the
United States of America which shall be legal tender for all debts, public and
private, at the time of payment, at the office of Landlord set forth above, or
to such other person or persons and/or at such other place or places as Landlord
may designate from time to time by written notice to Tenant. Landlord's failure
to render a bill or invoice for Rent with respect to any period shall not
prejudice Landlord's right to render a bill or invoice with respect to that or
any subsequent period. Any obligation of Tenant for payment of Rent which shall
have accrued with respect to any period during or prior to the Term shall
survive the expiration or termination of this Lease.

                  (d)      The term "LEASE YEAR" shall mean for the first Lease
Year, the period between the Commencement Date and the day immediately preceding
the first anniversary of the Commencement Date, and for any subsequent Lease
Year, the twelve (12) month period commencing on the first day subsequent to the
expiration of the preceding Lease Year and ending on the anniversary date of the
last day of the preceding Lease Year.

                  (e)      If Tenant shall fail to pay any installment of
Minimum Rent or Additional Rent within five (5) days after the due date thereof,
Tenant shall pay to Landlord a late charge equal to five (5%) percent of the
amount of such installment.

                  (f)      If Tenant shall fail to pay and installment of
Minimum Rent or Additional Rent within fifteen (15) days after the due date
thereof, such installment shall bear interest from the due date to the date of
payment at the prime interest rate of Chase Manhattan Bank, N.A., or its
successors), as of such date plus three (3%) percent, which interest shall be
due with such installment.

                  (g)      Any Minimum Rent due for a period that is less than a
full calendar month shall be appropriately prorated.

         5.       Real Estate Taxes and Common Charges.

                  (a)      During the Term hereof, Tenant shall pay to Landlord
as Additional Rent all real estate taxes, assessments, water and sewer rents and
water and sewer charges and all other governmental levies and charges, general
and special, ordinary and extraordinary, unforeseen as well as foreseen, of any
kind, including any fine, penalty or interest imposed thereon, which are

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assessed or imposed upon the Premises or any part thereof, or become payable in
respect of the use or occupancy of the Premises as herein provided
(collectively, "TAXES"). On the Commencement Date, Tenant shall pay to Landlord
as Additional Rent a sum equal to one-twelfth (1/12th) of the Taxes next coming
due multiplied by the number of months (and any fraction thereof) which would
have had to been paid to Landlord for Landlord to have sufficient funds to pay
such Taxes to the taxing authority on their respective due dates, without
penalty or interest. Thereafter, commencing on the first day of February 2003
and the first day of each month thereafter, together with each monthly
installment of Minimum Rent, until the first Adjustment Date (as hereinafter
defined), Tenant shall pay to Landlord a sum equal to one-twelfth (1/12th) of
the Taxes next coming due. From and after the first Adjustment Date and
thereafter throughout the Term, Tenant shall pay to Landlord, one-twelfth
(1/12th) of the amount required to pay the Taxes to the governmental authorities
on time, without interest or penalty, as such amount may be increased on notice
from the Landlord to Tenant (each such date of increase being referred to herein
as an "ADJUSTMENT DATE"). Landlord may estimate the monthly amount required to
pay the Taxes next coming due.

                  (b)      In the event Landlord receives a refund of any Taxes
previously paid by Tenant, Tenant shall receive such refund, less Landlord's
cost of such refund. Tenant shall have the right and option to contest or review
by legal, administrative or other proceedings the amount or validity of any
Taxes, upon condition that Landlord's estate in the Premises shall not, under
any circumstances, be forfeited by reason of such contest or review. Landlord
shall join in any such contest or review if necessary in order to properly
prosecute such proceedings. The proceedings referred to herein shall include,
but shall not be limited to, appropriate appeals from any judgment, decrees or
orders made in any such proceedings.

                  (c)      In addition to Minimum Rent and Additional Rent,
Tenant shall and hereby agrees to pay to Landlord each month a sum equal to any
sales tax, tax on rentals and any other similar charges now existing or
hereafter imposed, based upon the privilege of leasing the space leased
hereunder or based upon the amount of rent collected therefor.

                  (d)      Tenant will also pay directly to the Condominium any
and all common charges, expenses for common areas, utilities, and association
fees required or assessed by the Condominium, the Declaration or the By-Laws of
the Condominium against the Unit or the Landlord on account of the Unit prior to
the date same are due and payable to the Condominium.

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         6.       Net-Net-Net Lease.

                  This Lease shall be deemed and construed to be a net-net-net
Lease and, except as herein otherwise expressly provided, the Landlord shall
receive the Minimum Rent and Additional Rent and all other payments hereunder to
be made by the Tenant absolutely free from any charges, assessments, imposition,
expenses or deductions of any kind and every kind or nature whatsoever. Tenant
is to pay for all insurance and any and all costs for repairs, replacements,
maintenance and improvements.

         7.       Insurance and Indemnity.

                  (a)      Tenant shall, at Tenant's sole cost and expense,
subject to the terms and conditions of the Condominium, keep the Premises and
all of Tenant's equipment and property insured for the benefit of Landlord and
Tenant: (i) in an amount which shall be sufficient to prevent Landlord or Tenant
from becoming a co-insurer of any loss (but in no event in an amount less than
one hundred percent (100%) of the full replacement value thereof), against loss
or damage by fire, and such other risks and hazards as are insurable under then
available standard forms of insurance policies with extended coverage.

                  (b)      Tenant, at Tenant's sole cost and expense, shall
maintain for the mutual benefit of Landlord and Tenant and any other person or
entity designated by Landlord, comprehensive general liability insurance against
claims for personal injury, death or property damage occurring upon, in, about,
adjacent to or connected to the Premises, or any part thereof, with such limits
as may be reasonably required by Landlord from time to time, but not less than
$3,000,000 in respect of bodily injury or death of any number of persons in a
single occurrence and $500,000 for property damage.

                  (c)      During such time as Tenant shall be performing any
Alteration, Tenant shall carry or caused to be carried worker's compensation
insurance covering all persons employed in connection with the Alteration in
statutory limits.

                  5.a.(a)  All policies of insurance shall, provide that same
shall not be cancelable, terminable, modifiable or non-renewable on less than
twenty (20) days' actual prior notice to all insureds and any Superior
Mortgagee, as defined below.

                  5.a.(b)  All insurance provided under this Lease shall be
issued by insurers reasonably satisfactory to Landlord and licensed to do
business in the State of New York. Tenant shall deposit with Landlord and, if
requested by Landlord, any Superior Mortgagee, the original certificates of
insurance for all insurance required under this Article 7 prior to Tenant's
possession of the Premises and, at least thirty (30) days prior to the
expiration date of any policy, the original renewal certificates for such
insurance shall be delivered by Tenant to Landlord, together with reasonably
satisfactory evidence of its payment. Landlord may require such insurance
coverage to be increased after the first five (5) years of the Term of the Lease
and at the commencement of the Extended Term.

                  5.a.(c)  All policies procured by Tenant or Landlord with
respect to the Premises, whether or not required hereby to be carried, which
insure the interest of one

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party only, shall (if it can be so written and either does not result in
additional premium or the other party agrees to pay upon demand any additional
resulting premium) include provisions denying to the insurer acquisition by
subrogation of rights of recovery against the other. Both Landlord and Tenant,
to the extent permitted by the applicable policy, hereby waive any rights of
recovery against the other for any direct damage or consequential loss normally
covered by such policies, against which such party is protected by insurance, to
the extent of the proceeds paid under such policies, whether or not such damage
or loss shall have been caused by any acts or omissions of the other party.

                  5.a.(d)  In no event shall the limits of said insurance
policies be considered as limiting the liability of Tenant under this Lease. In
the event that Tenant shall fail to obtain or maintain in full force and effect
any insurance coverage required to be obtained by Tenant under this Lease,
Landlord may (but Landlord shall have no obligation to do so) procure same from
insurance carriers as Landlord may deem proper, irrespective that a lesser
premium for such insurance coverage may have been obtained from another
insurance carrier, and Tenant shall pay as Additional Rent, upon demand of
Landlord, any and all premiums, costs, charges and expenses incurred or expended
by Landlord in obtaining such insurance. Notwithstanding that Landlord may
procure insurance coverage required of Tenant hereunder, Landlord shall in no
manner be liable to Tenant for any insufficiency or failure of coverage with
regard to such insurance or any loss to Tenant occasioned thereby, and
additionally, the procurement of such insurance by Landlord shall not relieve
Tenant of its obligations under this Lease to maintain insurance coverage in the
types and amounts herein specified, and Tenant shall nevertheless hold Landlord
harmless from any loss or damage incurred or suffered by Landlord from Tenant's
failure to maintain such insurance.

                  5.a.(e)  The replacement of any plate glass damaged or broken
from any cause whatsoever in and about the Premises shall be Tenant's
responsibility. Tenant shall, during the entire Term hereof, keep in full force
and effect a policy of plate glass insurance covering all the plate glass of the
Premises, in amounts satisfactory to Landlord. The policy shall name Landlord as
additional insured and shall contain a clause that the insurer will not cancel
or change the insurance without first giving the Landlord twenty (20) days prior
notice. A copy of the policy together with the declarations page therefore shall
be delivered to Landlord prior to the commencement of the Term of this Lease.

         8.       Utilities.

                  (a)      During the Term, Tenant shall obtain and pay directly
to the utility company or vendor providing such utilities and/or services, all
costs and expenses for all utilities, including, without limitation, electric
current, water, heating oil, gas or other fuel, except to the extent same are
the responsibility of the Condominium, including all utilities in connection
with all mechanical systems in or serving the Premises, including, without
limitation, the heating, air conditioning, ventilation and lighting equipment.
Tenant shall, at Tenant's sole cost and expense, perform its own cleaning in the
Premises or contract directly for any such cleaning services. Tenant shall, at
Tenant's sole cost and expense, be responsible for removal from the Premises and
the Property, of all refuse and rubbish.

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                  (b)      Tenant shall not use or install any fixtures,
equipment or machines, the use of which in conjunction with other fixtures,
equipment or machines would result in an overload of the electrical equipment
supplying electric current to the building. Tenant shall not permit its use of
electric current to exceed the capacity of the then existing risers, feeders,
the electrical service panel or bus ducts to the building.

                  (c)      Landlord shall not be required to furnish to Tenant
any services of any kind whatsoever such as, but not limited to, water, steam,
heat, gas, hot water, electricity, light and power. Landlord shall not be held
liable for: (i) any failure of water supply, electric current or any services by
any utility; and (ii) injury to person (including death) or damage to property
resulting from steam, gas, electricity, water, rain or snow which may flow or
leak from any part of the Premises or from any pipes, appliances or plumbing
works or from any other place or by dampness or by any other cause whatsoever.

         9.       Subordination and Attornment.

                  (a)      This Lease, and all rights of Tenant hereunder, are
and shall be subject and subordinate to all ground leases, overriding leases and
underlying leases of the land and the building of which the Premises form apart,
now or hereafter existing and to all mortgages (including modifications,
consolidations, spreaders and renewals thereof) which may now or hereafter
affect the land and/or the building of which the Premises form a part or any
such lease and to the Declaration and the By-Laws of the Condominium, This
subordination shall be self-operative and no further instrument of subordination
shall be required. In confirmation of such subordination, Tenant shall promptly
execute, acknowledge and deliver any instrument that Landlord may reasonably
request to evidence such subordination. Any lease to which this Lease is subject
and subordinate is herein referred to as a "SUPERIOR LEASE" and the lessor of a
Superior Lease is herein referred to as a "SUPERIOR LESSOR," and any mortgage to
which this Lease is subject and subordinate is herein referred to as a "SUPERIOR
MORTGAGE," and the holder of a Superior Mortgage is herein referred to as a
"SUPERIOR MORTGAGEE."

                  (b)      If any Superior Lessor or Superior Mortgagee shall
succeed to the rights of Landlord hereunder, whether through possession or
foreclosure action or delivery of a new lease or deed, then, at the request of
such party (A "SUCCESSOR LANDLORD"), Tenant shall attorn to and recognize each
Successor Landlord as Tenant's landlord under this Lease and shall within ten
(10) days after request by such Successor Landlord execute and deliver any
instrument such Successor Landlord may reasonably request to confirm such
attornment. Upon such attornment, this Lease shall continue in full force and
effect as a direct lease between Successor Landlord and Tenant on all the terms,
conditions, and covenants as set forth in this Lease.

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         10.      Assignment and Subletting.

                  (a)      Tenant shall not, by operation of law or otherwise,
assign, mortgage, pledge or encumber this Lease and shall not sublet all or any
portion of the Premises or permit the Premises or any part thereof to be used or
occupied by others without Landlord's prior written consent in each instance. If
this Lease is assigned, or if the Premises or any part thereof are sublet or
occupied by anybody other than Tenant in violation of the terms hereof, Landlord
may collect rent from the assignee, undertenant or occupant and apply the net
amount collected to the Rent herein reserved, but no such assignment,
underletting, occupancy or collection shall be deemed a waiver of this covenant,
or the acceptance of the assignee, undertenant or occupant as Tenant, or a
release of Tenant from the further performance by Tenant of covenants on the
part of Tenant herein contained. The consent by Landlord to an assignment or
subletting shall not in any way be construed to relieve Tenant from obtaining
the express consent in writing of Landlord to any further assignment or
subletting. In no event shall any permitted sublessee assign or encumber its
sublease or further sublet all or any portion of its sublet space, or otherwise
suffer or permit the sublet space or any part thereof to be used or occupied by
others, without Landlord's prior written consent in each instance.

                  (b)      Any transfer or assignment, whether made in one (1)
transaction or in a series of transactions, which results in a transfer or
assignment of fifty percent (50%) or more of the voting interests or control of
Tenant, or any permitted subtenant or assignee of this Lease, shall constitute
an assignment of this Lease or sublease requiring Landlord's consent.

         11.      Tenant's Fixtures and Improvements.

                  (a)      Tenant may execute non-structural alterations,
additions or improvements (an "ALTERATION") to the Premises at any time and from
time to time during the Term of this Lease.

                  (b)      Title to each Alteration which is real property,
fixtures (but not Tenant's Property, as defined below), improvements or
replacement equipment installed in the Premises or any part thereof at any time,
either by Tenant or by Landlord on Tenant's behalf, shall, upon installation be
free and clear of all liens and shall vest and become the property of Landlord
and shall remain upon and be surrendered with the Premises,

                  (c)      Any Alteration shall be performed in accordance with
all of the following conditions:

                           (i)      No Alteration shall at any time be made
which shall impair the structural soundness or diminish the value of the
Premises, or decrease the size of the Premises; and

                           (ii)     All Alterations, repairs and replacements
shall be performed in accordance with detailed architectural plans and
specifications prepared by a licensed architect or engineer and approved by
Landlord; and

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                           (iii)    All Alterations shall be done in a good and
workmanlike manner and shall comply with all requirements set forth in the
Declaration and By-Laws of the Condominium, with all building and zoning laws
and with all other applicable laws, ordinances, orders, rules, regulations and
requirements of all federal, state and municipal governments, and the
appropriate departments, commissions, boards and officers thereof and in
accordance with the orders, rules and regulations of the Board of Fire
Underwriters or any body now or hereafter, constituted exercising similar
functions, and Tenant shall procure all permits, approvals and certificates of
occupancy and other certificates as may be required by law, the Declaration and
the By-Laws of the Condominium; and

                           (iv)     Upon completion of all Alterations, Tenant
shall deliver to Landlord a Certificate of Occupancy (or equivalent certificate)
which may be required by any governmental authority to evidence completion of
the Alteration and to authorize the occupancy of all or any part of the
Premises.

         12.      Tenant's Property & Equipment

                  Notwithstanding any contrary provision contained herein,
Tenant shall have the right, at its own cost and expense, to install machinery,
equipment and fixtures as Tenant may require from time to time ("TENANT'S
PROPERTY"). Tenant's Property shall remain personalty notwithstanding the fact
that it may be affixed or attached to the Premises, and shall, during the term
of this Lease or any extension thereof, belong to and be removable by Tenant,
provided that Tenant shall repair any damage to the Premises caused by the
removal of Tenant's Property and shall restore the Premises to substantially the
same condition as existed prior to the installation of Tenant's Property.

         13.      Maintenance and Repair of Premises.

                  Tenant shall at all times keep in good order, condition and
repair (which shall include the providing of replacements where necessary) the
entire Premises, including, without limitation, all partitions, doors, interior
walls, fixtures, equipment and appurtenances thereto, including lighting,
heating and plumbing fixtures and any air conditioning system and sprinkler
system situated within and/or servicing the Premises, except to the extent any
such obligations are the responsibility of the Condominium pursuant to the
Declaration and the By-Laws of the Condominium. Said maintenance by Tenant shall
include, without limitation, periodic painting as is reasonably necessary. All
repairs, replacements, or maintenance of any item or any type of the Premises is
the responsibility of the Tenant and to be paid for by Tenant.

         14.      Signs.

                  Subject to the provisions of the Declaration and the By-Laws
of the Condominium, Tenant may place or install such signs and/or awnings in, on
or about the Premises (including, without limitation, both the interior and
exterior surfaces of windows and doors), without obtaining Landlord's prior
written approval, provided such signs and/or awnings (i) do not violate any
laws, ordinances, rules or regulations promulgated by any governmental body
having jurisdiction, or do not violate the Declaration and the By-Laws of the
Condominium; (ii) are installed in accordance with all applicable laws,
ordinances rules and regulations and any applicable conditions in the
Declaration and/or the By-Laws of the

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Condominium; and (iii) are maintained at all times during the Term in good
condition by Tenant at its own cost and expense in accordance with the aforesaid
laws, ordinances, rules and regulations and, if applicable, the Declaration and
the By-Laws of the Condominium

         15.      Waste and Governmental Regulations.

                  (a)      Tenant shall not commit or suffer to be committed any
waste upon the, Premises or any nuisance or other act or thing which may
disturb the quiet enjoyment of any other tenant in the Condominium.

                  (b)      Tenant, at its sole cost, will promptly comply with
all applicable laws, guidelines, rules, regulations and requirements, whether of
federal, state, or local origin, applicable to the Premises, and the
Condominium, including, but not limited to, the Americans with Disabilities Act,
42 U.S.C, Section 12101 et seq, and those for the correction, prevention and
abatement of nuisance, unsafe conditions, or other grievances arising from or
pertaining to the use or occupancy of the Premises or the Condominium. Tenant at
its sole cost and expense shall be solely responsible for taking any and all
measures which are required to comply with the requirements of the ADA within
the Premises. Any Alterations to the Premises made by or on behalf of Tenant for
the purpose of complying with the ADA or which otherwise require compliance with
the ADA shall be done in accordance with this Lease; provided, that Landlord's
consent to such Alterations shall not constitute either Landlord's assumption,
in whole or in part, of Tenant's responsibility for compliance with the ADA, or
representation or confirmation by Landlord that such Alterations comply with the
provisions of the ADA.

                  (c)      In the event any "Medical Waste" or "Hazardous
Material," as such term is hereinafter defined, is brought into or onto the
Premises by Tenant, Tenant shall handle any such material in compliance with all
applicable federal, state and/or local regulations. For the purposes of this
Paragraph, "HAZARDOUS MATERIAL" means and includes any hazardous, toxic or
dangerous waste, substance or material defined as such in the Comprehensive
Environmental Response, Compensation and Liability Act, any so called
"Superfund" or "Superlien" law, or any federal, state or local statute, law,
ordinance, code, rule, regulation, order or decree regulating, and/or relating
to any Hazardous Material.

                  (d)      During the Term, Tenant shall, at its sole cost and
expense, comply with any law, ordinance and regulation, Federal, state, county
or municipal, including without limitation, all Legal Requirements, now or
hereafter enforced or applicable to the Premises, Tenant's use or manner of use
of the Premises and any improvements thereon. Tenant shall comply with any and
all rules and regulations issued by the Board of Fire Underwriters or by any
other body hereinafter constituted, exercising similar functions, and by
insurance companies writing policies which insure the improvements located on
the Premises. Tenant shall pay all costs, expenses, claims, fines, penalties and
damages that may be imposed because of the failure of the Tenant to comply with
this Paragraph and shall indemnify and hold harmless Landlord from and against
any and all liability arising from each non-compliance by Tenant. Tenant shall
promptly notify Landlord of any known violation. Tenant shall not contest the
application or validity of any such requirements without the prior written
consent of Landlord in each such instance such consent to be unreasonably
withheld or delayed. Any repair or change required to

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be performed by Tenant under this Section shall be deemed a repair for the
purposes of Article 11, below.

                  (e)      Tenant shall have the right and option to contest or
review by legal, administrative or other appropriate proceedings any legal
requirements or violations thereof asserted against the Premises on the
condition that Landlord's estate in the Premises shall not be forfeited by
reason of such contest and Tenant shall provide Landlord which such security
reasonably required by Landlord to protect Landlord's interest in the Premises.
Landlord shall join in any such proceedings if necessary in order to properly
prosecute such proceedings. The proceedings referred to herein shall include,
but shall not be limited to, appropriate appeals from any judgment, decrees or
orders made in any such proceedings.

                  (f)      Tenant will indemnify and hold harmless Landlord from
any losses, liabilities, damages, costs or expenses (including reasonable
attorneys' fees) which Landlord may suffer or incur as a result of Tenant's
breach of this Article 15. This Article 15 shall survive the expiration or
sooner termination of this Lease.

         16.      Destruction of Premises.

                  Except as otherwise expressly provided herein, damage to or
destruction of the Premises by fire or other casualty shall not release or
diminish Tenant's obligations hereunder, entitle Tenant to surrender possession
of the Premises, terminate this Lease or violate any provisions hereof. Subject
to the terms and conditions of the Declaration and the By-Laws, Tenant covenants
and agrees that in case of damage to or destruction of the Premises by fire or
other casualty, Tenant, at Tenant's sole cost and expense, will promptly repair,
restore, replace and rebuild the same to the condition existing immediately
prior to such damage or destruction, in accordance with Article 11, above. All
insurance proceeds received on account of such damage or destruction whether
received by Landlord or Tenant, less the reasonable costs, if any, of such
recovery (which costs shall be payable to the party incurring such costs) shall
be deposited into a segregated interest-bearing account maintained by Landlord
(with the interest to follow the proceeds thereof) and shall be applied to the
payment of the cost of such restoration, repair, replacement or rebuilding,
including expenditures made for temporary repairs or for the protection of
property pending the completion of permanent restoration, repair, replacement,
or rebuilding, and shall be paid out to Tenant, upon Tenant's request therefor
made from time to time, as such work progresses.

         17.      Surrender.

                  At the expiration or earlier termination of this Lease, the
Tenant shall surrender and vacate the Premises in broom clean condition, with
all of its property removed therefrom.

         18.      Eminent Domain.

                  Subject to the terms of the Declaration, the By-Laws of the
Condominium and the Superior Mortgage, if less then ten (10%) percent of the
Premises is taken or condemned for a public or quasi-public use (a sale in lieu
of condemnation to be deemed a taking or condemnation) (each an
"APPROPRIATION"), this Lease shall, as to the part taken, terminate as of the
date title shall vest in the condemnor and continue in full force as to the
remainder and in the

<PAGE>

event of such a partial taking, the Rent shall be equitably adjusted by
Landlord, and Tenant shall restore, subject to unavoidable delays, the remaining
portion of the Premises to a complete architectural unit. Such restoration,
repairs, and/or reconstruction shall be performed in accordance with the terms
of Article 11 above. Any condemnation proceeds received on account of such
Appropriation by Landlord or Tenant, less the reasonable costs of collecting the
same, if any, shall be deposited into a segregated interest-bearing account
maintained by Landlord (with interest to follow the proceeds thereof) and used
for such restoration to restore the Alterations located in the Premises and
paid out to Tenant, upon Tenant's request therefor made from time to time, as
such work progresses. In the event of a condemnation of ten (10%) percent or
more of the Premises (a sale in lieu of condemnation to be deemed a taking or
condemnation), this Lease shall terminate as of the date title shall vest in the
condemnor and, upon such termination, Landlord and Tenant shall have no further
obligations hereunder, except to the extent such obligations are to survive the
termination of this Lease as otherwise provided in this Lease. Landlord and
Tenant each covenant and agree that promptly after receipt by either party of
notice from the condemning authority of the pendency of any such condemnation,
such party shall deliver to the other party a copy of such notice. Any
termination hereunder shall be without prejudice to the rights of either
Landlord or Tenant to recover compensation from the condemning authority for any
loss or damage caused by such Appropriation, the parties hereto agreeing that
both Landlord and Tenant shall have the right to make claims for any loss or
damage it suffers.

         19.      Defaults.

                  (a)      Any of the following events shall be deemed an "EVENT
OF DEFAULT" under this Lease:

                           (i)      if Tenant fails to make any payment of Rent
                                    on the due date thereof; or

                           (ii)     if Tenant breaches any other covenant of
                                    this Lease; or

                           (iii)    if Tenant becomes involved in a legal
                                    proceeding which results in the levy of
                                    execution on or the acquisition of Tenant's
                                    leasehold interest created hereunder by a
                                    trustee in bankruptcy, receiver, assignee or
                                    other legal officer appointed in any
                                    insolvency or creditors' proceedings; or

                           (iv)     if Tenant vacates, surrenders or abandons
                                    all or any part of the Premises; or

                           (v)      if any lien, judgment, writ, assessment,
                                    charge, attachment or execution is filed
                                    against Landlord's or Tenant's interest in
                                    the Lease or the Premises and/or the
                                    fixtures, improvements and furnishings
                                    located therein.

<PAGE>

                  (b)      Upon the occurrence of any one or more Events of
Default, Landlord may serve a written ten (10) day notice upon Tenant specifying
the nature of said default and upon the expiration of said ten (10) day period,
if Tenant has failed to remedy such Event of Default, then Landlord may serve a
written three (3) day notice of cancellation of this Lease upon Tenant, and upon
the expiration of said three (3) day period, this Lease and the term hereunder
shall end and expire as fully and completely as if the expiration of said three
(3) day period were the day herein definitely fixed for the end and expiration
of this Lease and the Term hereof and Tenant shall then quit and surrender the
Premises to Landlord in the condition required hereunder, but Tenant shall
remain liable as hereinafter provided.

                  (c) If the notice provided for under Paragraph 19(b) above,
shall be given, and the Term hereof shall expire as aforesaid, then and in any
such event, Landlord may, without notice, re-enter the Premises either by force
or otherwise and dispossess Tenant by summary proceeding or otherwise, and may
remove all persons, fixtures and chattels therefrom and Landlord shall not be
liable for any damages resulting therefrom and Tenant hereby waives the service
of notice of intention to re-enter, retake or commence legal proceeding to that
end. Such re-entry and repossession shall not work a forfeiture of the Rent to
be paid and the covenants to be performed by Tenant during the full Term of this
Lease. Upon such repossession of the Premises, Landlord shall be entitled to
recover, as liquidated damages and not as a penalty, a sum of money equal to the
present value of the Rent provided herein to be paid by Tenant to Landlord for
the remainder of the Term, less the present value of the fair rental value of
the Premises for said period, such present value to be computed in each case on
the basis of a four (4%) percent per annum discount. Upon the happening of any
one or more of the Events of Default, Landlord may repossess the Premises by
forcible entry or detainer suit, or otherwise, without demand or notice of any
kind to Tenant (except as hereinabove expressly provided for) and without
terminating this Lease, in which event Landlord may relet all or any part of the
Premises for such rent and upon such terms as shall be satisfactory to Landlord
(including the right to relet the Premises for a term greater or lesser than
that remaining under the Term of this Lease or otherwise). For the purpose of
such reletting, Landlord may decorate or make any repairs, changes, alterations
or additions in or to the Premises that may be necessary or convenient. If
Landlord does not relet the Premises, Tenant shall pay to Landlord on demand, as
liquidated damages and not as a penalty, a sum equal to the amount of Rent
herein to be paid by Tenant for the remainder of the Lease Term. If the Premises
are relet and a sufficient sum shall not be realized from such reletting after
paying all of the expenses of such decorations, repairs, changes, alterations,
or additions, the expenses therefrom (including but not by way of limitation,
reasonable attorneys' fees and brokers' commissions), to pay the remainder of
the Rent to be paid by Tenant over the Lease term, Tenant shall pay to Landlord
on demand any deficiency.

                  (d)      Suit or suits for the recovery of such damages, or
any installments thereof, may be brought by Landlord from time to time at its
election, and nothing contained herein shall be deemed to require Landlord to
postpone suit until the date when the Term of this Lease would have expired or
limit or preclude recovery by Landlord against Tenant of any sums or damages
which, in addition to the damages particularly provided above, Landlord may
lawfully be entitled by reason of any default hereunder on the part of Tenant.
All the remedies hereinbefore given to

<PAGE>

Landlord and all rights and remedies given to it at law and in equity shall be
cumulative and concurrent.

         20.      Access by Landlord.

                  Landlord or Landlord's agents shall have the right to enter
the Premises at all times to examine the same and to show them to prospective
purchasers of the Unit, and to make, such repairs, alterations, improvements or
additions as Landlord may deem necessary or desirable, and Landlord shall be
allowed to take all material into and upon said Premises that may be required
therefor, without the same constituting an eviction of Tenant in whole or in
part and the Rent reserved shall in no way abate while said repairs,
alterations, improvements, or additions are being made, by reason of loss or
interruption of business of Tenant, or otherwise. Nothing herein contained,
however, shall be deemed or construed to impose upon Landlord any obligation,
responsibility or liability whatsoever, for the care, maintenance, or repair of
the Premises or any part thereof, except as otherwise herein specifically
provided. Landlord shall give Tenant reasonable notice during business hours
prior to any entry. In the exercise of its rights under this Article 11,
Landlord shall make reasonable efforts not to interfere with Tenant's use of the
Premises.

         21.      Quiet Enjoyment.

                  Upon payment by the Tenant of the Rent and other charges
herein provided, and upon the observance and performance of all the covenants,
terms and conditions on Tenant's part to be observed and performed, Tenant shall
peaceably and quietly hold and enjoy the Leased Premises for the term hereby
demised without hindrance or interruption by Landlord or any other person or
persons lawfully or equitably claiming by, through or under the Landlord,
subject, nevertheless, to the terms and conditions of this Lease.

         22.      Miscellaneous.

                  (a)      No payment by Tenant or receipt by Landlord of a
lesser amount than the rent herein stipulated to be paid shall be deemed to be
other than on account of the earliest stipulated rent, nor shall any endorsement
or statement on any check or any letter accompanying any check or payment as
rent be deemed an accord and satisfaction, and Landlord may accept such check or
payment without prejudice to Landlord's right to recover the balance of such
rent or pursue any other remedy provided herein or by law.

                  (b)      The captions or titles to the various sections of
this Lease are for convenience and ease of reference only and do not define,
limit, augment or describe the scope, content or intent of this Lease or of any
parts thereof.

                  (c)      Each and every covenant and condition of this Lease
shall be binding upon and shall inure to the benefit of the heirs, successors,
personal representatives and permitted assigns of Landlord and Tenant, but this
section shall in no way validate an assignment of all or any part of this Lease
which is invalid under other provisions hereof.

                  (d)      The invalidity or illegality of any provisions of
this Lease shall not affect the remaining provisions thereof.

<PAGE>

                  (e)      When used in this Lease, the singular number includes
the plural, and the plural the singular, unless the context otherwise requires;
the neuter gender includes the feminine and masculine, the masculine includes
the feminine and neuter, and the feminine includes the masculine and neuter, and
each includes a corporation, partnership, or other legal entity when the context
so requires; and the word "person" means an individual or individuals, a
partnership or, partnerships, a corporation or corporations, or any combination
thereof, when the context so requires.

                  (f)      If Tenant consists of more than one person, the
obligation of all such persons is joint and several.

                  (g)      Any notice or demand provided for in this Lease shall
be in writing and shall be deemed delivered either: (i) when delivered in person
to the recipient thereof; or (ii) on the date shown on the return receipt after
deposit, or should the recipient thereof fail to sign the return receipt, then
three (3) days after deposit in the United States mail in a sealed envelope or
container, when delivered by registered or certified mail, return receipt
requested, postage prepaid; and addressed to the party to whom notice is hereby
given at the address listed above, or to such other address as may be supplied
by such party in writing.

                  (h)      The Lease shall be construed and interpreted
according to the laws of the State of New York.

                  (i)      This Lease shall not be recorded.

                  (j)      If circumstances beyond the control of Landlord (such
as acts of God, fires, strikes, power shortages, etc., - financial inability
excepted) shall temporarily make it impossible for Landlord to perform under
this Lease, then the principles of force majeure will apply and the rights and
obligations of the parties will be temporarily suspended during the force
majeure period.

                  (k)      Notwithstanding anything to the contrary in this
Lease, Landlord and Tenant shall look solely to the interest of the other in the
Premises, as the case may be, for satisfaction of any remedy it may have
hereunder or in connection herewith and shall not look to any other assets of
the other or of any other person, firm or corporation. There shall be absolutely
no personal liability on the part of any present or future stockholder, member,
principal, or any officer, director, trustee, member or affiliate of Landlord or
Tenant or any partners of such partnership or any of its successors or assigns
with respect to any obligation hereunder or in connection herewith.

                  (l)      If any term, covenant or condition of this Lease or
the application thereof to any person or circumstances shall, to any extent, be
invalid or unenforceable, the remainder of this Lease, the application of such
term, covenant or condition to persons or circumstances other than those as to
which it is held invalid or unenforceable, shall not be affected thereby and
each

<PAGE>

term, covenant or condition of this Lease shall be valid and enforceable to the
fullest extent permitted by law.

                  (m)      Tenant represents that no broker was involved or
instrumental in consummating this Lease and that no conversations or prior
negotiations were had with any broker concerning the leasing of the Premises.
Tenant agrees to hold Landlord harmless against any claims for brokerage
commissions arising out of any conversations or negotiations had by Tenant with
any broker with respect to this Lease or the Premises.

                  (n)      Tenant has no authority to incur any debt or make any
charge against Landlord or create any lien upon this Lease, the Premises, the
common areas or the building for work or materials furnished for same. In the
event that any labor, materials or equipment are furnished to Tenant with
respect to which any mechanics' or materialmen's lien might be filed against the
land, the Premises, or the land and building of which the Premises is a part
Tenant agrees to take appropriate action to assure that no such lien will be
filed, and Tenant agrees to pay, when due, all sums of money that may become due
for any such labor, materials or equipment and to cause any such lien to be
fully discharged and released or bonded in accordance with the Lien Law of the
State of New York promptly upon receiving notice thereof. If Tenant has not
obtained the discharge of any such lien within thirty (30) days after notice
given by Landlord in writing to Tenant, Landlord may pay the amount of such lien
and the amount so paid shall be deemed Additional Rent reserved under this Lease
and shall be payable on demand.

                  (o)      At the request of the Landlord, Tenant shall, at any
time and from time to time, within ten (10) days after receipt of notice from
Landlord, execute, acknowledge and deliver to Landlord a statement in writing
certifying that this Lease is unmodified and in full force and effect (or, if
there have been modifications, that the Lease is in full force and effect as
modified, and setting forth the modifications), the dates to which the Rent has
been paid, and stating whether or not, to the best knowledge of the Tenant, any
party is in default in keeping, observing or performing any term, covenant,
agreement, provision, condition or limitation contained in this Lease, and if in
default, specifying each such default, it being intended that any such statement
delivered pursuant to this section may be relied upon by Landlord, or any
prospective purchaser, assignee or mortgagee.

                  (p)      Tenant hereby indemnifies and agrees to hold Landlord
harmless from and against any loss, cost, liability, claim, damage and expense
(including reasonable attorneys' fees and disbursements) resulting from delay by
Tenant in surrendering the Premises upon the expiration or termination of this
Lease, including any claims made by any succeeding tenant or prospective tenant
founded upon such delay. In the event Tenant remains in possession of the
Premises after the expiration or termination of this Lease without the execution
of a new lease, the Landlord shall be entitled to immediately reenter the
Premises and dispossess Tenant. In the event of any holding over by Tenant,
Tenant shall pay as holdover rental for each month of the holdover an amount
equal to two (2) times the Rent payable during the last month of this Lease,
subject to all of the other terms of this Lease insofar as the same are
applicable to such holdover tenancy. The acceptance of any such use and
occupancy paid by Tenant pursuant to this Section shall in no event preclude the
Landlord from commencing and prosecuting a holdover or

<PAGE>

summary eviction proceeding and the provisions of this Section shall be deemed
to be an "agreement expressly providing otherwise" within the meaning of Section
232-c of the Real Property Law of the State of New York and any successor or
similar law of like import. Nothing contained in this Section shall: (i) imply
any right of Tenant to remain in the Premises after the termination of this
Lease without the execution of a new lease: (ii) imply any obligation of the
Landlord to grant a new lease; or (iii) be construed to limit any right or
remedy the Landlord has against Tenant as a holdover tenant or trespasser.

                  (q)      Tenant covenants to accept the Premises in its "as
is" condition on the Commencement Date without representation or warranty,
express or implied, by Landlord and without recourse to Landlord. Landlord shall
not be responsible for any defect in or to the Premises or any changes therein
and the Rent hereunder shall in no event be withheld, abated or diminished on
account of any defect, change or damage to the Premises.

         23.               Indemnification.

                  (a)      Tenant shall indemnify and hold Landlord harmless
against and from any and all claims by or on behalf of any persons, firms or
corporations, arising from the use and/or occupancy of, or from any work or
thing whatsoever done in or about the Premises or of any passageways or spaces
therein or appurtenant thereto, or arising from any breach or default on the
part of Tenant in the performance of any covenant or agreement on the part of
Tenant to be performed pursuant to the terms of this Lease, or arising from any
act or negligence of Tenant, or any of its agents, contractors, servants,
employees or licensees during the Term hereof, or arising from any accident,
injury or damage whatsoever caused to any person, firm or corporation occurring
during the Term of this Lease, in or about the Premises, or upon the sidewalks,
and from and against all reasonable costs, counsel fees, expenses and
liabilities incurred by Landlord with respect to any such claim or action or
proceeding brought thereon; and in the event any action or proceeding is brought
against Landlord by reason of any such claim, Tenant upon notice from Landlord
covenants to resist or defend such action or proceeding by counsel reasonably
satisfactory to Landlord.

                  (b)      Tenant covenants and agrees to pay, and to indemnify
Landlord against, all legal costs and charges, including counsel fees, lawfully
and reasonably incurred in obtaining possession of the Premises after default by
Tenant hereunder, or in enforcing any covenant or agreement of Tenant herein
contained, or curing any default by Tenant under this Lease or otherwise
participating in any action or proceeding arising from the filing, imposition,
contesting, discharging or satisfaction of any lien or claim of lien, in
defending or otherwise participating in any legal proceedings initiated by or on
behalf of Tenant, or in connection with any investigation or review of any
conditions or documents in the event Tenant requests Landlord's approval or
consent to any action of Tenant which may be desired by Tenant or required of
Tenant hereunder. All such expenses shall be deemed to be Additional Rent.

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

         Landlord:                            YONKERS RADIATION ENTERPRISES, LLC

<PAGE>

                                              By: /s/ Daniel E. Dosoretz
                                                  ------------------------------
                                                  Name: Daniel E. Dosoretz
                                                  Title: Managing Partner

        Tenant:                               NEW YORK RADIATION THERAPY
                                              MANAGEMENT SERVICES, INCORPORATED

                                              By: /s/ Daniel E. Dosoretz
                                                  ------------------------------
                                                  Name: Daniel E. Dosoretz
        Title:                                          CEO<PAGE>

                                                                   EXHIBIT 10.12

                                      LEASE

         THIS LEASE ("Lease") is made and entered into as of the 1st day of
February, by and between, LEHIGH RADIATION ASSOCIATES, a Florida Partnership,
("Landlord"), and 21ST CENTURY ONCOLOGY, INC., a Florida corporation,
("Tenant").

                             W I T N E S S E T H:

                                      TERMS

         Premises. Landlord hereby demises and leases to Tenant and Tenant
hereby hires and rents from Landlord the Premises upon the terms, covenants and
conditions set forth herein, which Premises has a Floor Area containing the
approximate square footage of 5,746 square feet. The legal description of the
property is attached as Exhibit A.

         Use. The Premises are to be used for a medical office and radiation
therapy center.

         Commencement of Term. The commencement of the Term of this Lease under
which Tenant shall be obligated to commence payment of Minimum Rent and
Additional Rent shall be the Rent Commencement Date, February 1, 2003.

         Length of the Term. The term of this lease period is for ten (10)
years. The starting date of this lease is February 1, 2003 and the ending date
is January 31, 2013.

                                      RENT

         Rent. Minimum Rent shall be $16,800.00 per month plus Florida sales
tax. Tenant shall pay to Landlord without previous demand thereof and without
any abatement, reduction, setoff or deduction whatsoever, the Minimum Rent
(together with any applicable sales tax and local taxes if the same are ever
required by law), payable in equal monthly installments, in advance, on the
first day of each and every calendar month throughout the Term of this Lease.
The Minimum Rent shall commence to accrue on the Commencement Date. The first
such monthly installments of Minimum Rent shall be due and payable to Landlord
no later than the Commencement Date and each subsequent monthly installment
shall be due and payable to Landlord on the first day of each and

<PAGE>

every month following the Commencement Date during the Term hereof. If the
Commencement Date is a date other than the first day of the month, Minimum Rent
and other charges for the period commencing with and including the Commencement
Date through the first day of the following month shall be prorated at the rate
of one-thirtieth (1/30) of the monthly Minimum Rent per day.

         In addition, monthly payments will be made of the real estate taxes,
real estate assessments and insurance on the property. This amount will be of
1/12 of the bill for real estate and assessment taxes and 1/12 of the bill on
insurance. Estimated figures for taxes and insurance monthly rate will be
produced within ten (10) days after the signing of this Lease. Each year
Landlord will produce any insurance, real estate tax and assessment bills to the
Tenant to show how the estimated taxes and insurance were computed as additional
rent. This will be Additional Rent. Florida sales tax will be paid on the
Additional Rent.

         (2a)     There will be an increase in the Minimum Rent starting on the
first anniversary of the lease if the Consumer Price Index increases. On
February 1, 2004, the minimum rent specified in this lease shall be subject to
increase in accordance with changes in the Consumer Price Index for Urban Wage
Earners and Clerical Workers (CPI-W) as promulgated by the Bureau of Labor
Statistics of the United States Department of Labor, using the year 1998 as a
base of 100. On each anniversary date their will be a rent adjustment based on
the percentage increase in the Consumer Price Index. The minimum will never be
less than $16,800.00. If the Consumer Price Index goes down the rent will not
change for that year. Consumer Price Index increases will apply on the
anniversary date of each year of the lease term or renewal term. The percentage
increase in the Consumer Price Index will increase the minium rent for that
year.

         (2b)     In the event that the Consumer Price Index ceases to
incorporate significant number of items, or if a substantial change is made in
the method of establishing such Consumer Price Index shall be adjusted to the
figure that would have resulted had no change occurred in the manner of
computing such Consumer Price Index, or a successor or substitute index, is not
available, a reliable governmental or other nonpartisan publication, evaluating
the information for use in determining the Consumer Price Index, shall be used
in lieu of such Consumer Price Index.

         (3)      The annual minium Rent is $201,600.00 for each year, unless
changed by the increase in the Consumer Price Index.

         (4)      Any increase in the Consumer Price Index after the first year
of the Lease and every year thereafter will be added to the Minimum Rent.

                                        2
<PAGE>

         (5)      Real Estate tax and insurance will be included as Additional
Rent each and every month. 1/12 of real estate tax bill and assessments and 1/12
per month of the insurance bill will be added as Additional Rent each and every
month. This must also include sales tax.

         Late Charge. Tenant shall pay to Landlord a late charge equal to five
percent (5%) of the monthly payment of Minimum Rent, Additional Rent and any
other payment or charge due hereunder if any such amount is received by Landlord
more than five (5) days after the same shall be due, such amount being the
agreed upon liquidated damages solely to defray the additional administrative
expenses incurred by Landlord in processing such payment.

         Interest on Past Due Rent. If Tenant shall fail to pay, when the same
is due and payable, Minimum Rent, or Additional Rent, such unpaid amounts shall
bear interest from the due date thereof to the date of payment, at the prime
interest rate of the Chase Manhattan Bank, N.A. as of such due date, plus three
percent (3%) ("Default Date").

         Definition of Rent. The term "Rent" shall refer collectively to Minimum
Rent and Additional Rent. The term "Additional Rent" is sometimes used herein to
refer to any and all other sums payable by Tenant hereunder, including, but not
limited to, parking charges and sums payable on account of default by Tenant.
All Rent shall be paid by Tenant without offset, demand or other credit, and
shall be payable only in lawful money of the United States of America which
shall be legal tender in payment of all debts and dues, public and private, at
the time of payment. All sums payable by Tenant hereunder by check shall be
obtained against a financial institution located in the United States of
America. The rent shall be paid by Tenant to 2234 Colonial Boulevard, Fort
Myers, Florida.

         Rent Taxes. In addition to Minimum Rent and Additional Rent, Tenant
shall and hereby agrees to pay to Landlord each month a sum equal to any sales
tax, tax on rentals and any other similar charges now existing or hereafter
imposed, based upon the privilege of leasing the space leased hereunder or based
upon the amount of rent collected therefor.

                                        3
<PAGE>

                                    NET LEASE

         Net Lease. This Lease shall be deemed and construed to be a net Lease
and, except as herein otherwise expressly provided, the Landlord shall receive
the fixed Minimum Rent and Additional Rent and all other payments hereunder to
be made by the Tenant absolutely free from any charges, assessments, imposition,
expenses or deductions of any kind and every kind or nature whatsoever. Tenant
is to pay for all real estate tax and assessments on any and all taxes of any
type of nature. Tenant is to pay for all insurance and any and all costs for
repairs, replacements, maintenance and improvements. Tenant will also pay any
and all expenses for common areas, utilities, and association fees required by
the complex. Tenant will pay for any and all condominium fees required by the
Condominium Association. Tenant also is responsible for:

         1)       To pay for Parking lot repairs, maintenance and replacements.

         2)       To pay for and install outside and inside lighting for
                  parking.

         3)       To pay for any security, pest control or contrasts for air
                  conditioner and cleaning services, etc,

                                 OPTION TO RENEW

         Option to renew. Provided that Tenant is not, and at no time has been,
in default during the Term under any of the covenants, terms, conditions, and
provisions of this Lease, then Tenant shall have the option to renew this Lease,
for two separate five (5) year option periods, provided that, in order to
exercise this Option to Renew, Tenant is required to give to Landlord written
notice thereof not less than six (6) months before the date of expiration of the
Term of this Lease or during any option period. Any renewal pursuant to this
Option shall be on the same terms and conditions as are contained in this Lease.

                             INSURANCE AND INDEMNITY

                  Liability Insurance. Tenant shall, during the entire term
hereof, keep in full force and effect bodily injury and public liability
insurance in an amount not less than FIVE HUNDRED THOUSAND DOLLARS ($500,000) /
ONE MILLION DOLLARS ($1,000,000) per injury and accident, respectively; property
damage insurance in an amount not less than ONE HUNDRED THOUSAND DOLLARS
($100,000); and worker's compensation insurance in the maximum amount permitted
under Florida law.

                                        4
<PAGE>

Landlord may require such insurance coverage to be increased after the first
five years of the term of this Lease, provided that such increase shall not
cause the required limits of coverage to exceed those then commonly prevailing
in the marketplace for similar situations. The policy(s) shall name Landlord,
any person, firms or corporations designated by Landlord, and Tenant as insured,
and shall contain a clause that the insurer will not cancel or change the
insurance without first giving the Landlord twenty (20) days prior notice. The
insurance shall be in an insurance company licensed by the State of Florida and
a copy of the policy or a certificate of insurance shall be delivered to
Landlord prior to the commencement of the term of this Lease. In no event shall
the limits of said insurance policies be considered as limiting the liability of
Tenant under this Lease. In the event that Tenant shall fail to obtain or
maintain in full force and effect any insurance coverage required to be obtained
by Tenant under this Lease, Landlord may procure same from insurance carriers as
Landlord may deem proper, irrespective that a lesser premium for such insurance
coverage may have been obtained from another insurance carrier, and Tenant shall
pay as additional rent, upon demand of Landlord, any and all premiums, costs,
charges and expenses incurred or expended by Landlord in obtaining such
insurance. Notwithstanding shall procure insurance coverage required of Tenant
hereunder, Landlord shall in no manner be liable to Tenant for any insufficiency
or failure of coverage with regard to such insurance or any loss to Tenant
occasioned thereby, and additionally, the procurement of such insurance by
Landlord shall not relieve Tenant of its obligations under this Lease to
maintain insurance coverage in the types and amounts herein specified, and
Tenant shall nevertheless hold Landlord harmless from any loss or damage
incurred or suffered by Landlord from Tenant's failure to maintain such
insurance.

         Plat Glass Insurance. The replacement of any plate glass damaged or
broken from any cause whatsoever in and about the Leased Premises shall be
Tenant's responsibility. Tenant shall, during the entire term hereof, keep in
full force and effect a policy of plate glass insurance covering all the plate
glass of the Leased Premises, in amounts satisfactory to Landlord. The policy
shall name Landlord as additional insured and shall contain a clause that the
insurer will not cancel or change the insurance without first giving the
Landlord twenty (20) days prior notice. A copy of the policy together with the
declarations page therefore shall be delivered to Landlord prior to the
commencement of the term of this Lease.

                                        5
<PAGE>

         Increases in Fire Insurance Premium. Tenant agrees that it will not
keep, use or sell in or upon the Leased Premises any article, machinery or
equipment which may be prohibited by the standard form of fire and extended risk
insurance policy. Tenant agrees to pay any increase in premiums for fire and
extended coverage insurance that may be charged during the terra of this Lease
on the amount of such insurance which may be carried by Landlord on the Leased
Premises or the building of which it is a part, resulting from the type of
merchandise, machinery or equipment sold or kept by Tenant in the Leased
Premises or resulting from Tenant's use of the leased Premises, whether or not
Landlord has consented to the same.

         Indemnification. Tenant shall indemnify, defend and save Landlord
harmless from and against any and all claims, actions, damages, liability and
expense in connection with loss of life, personal injury and/or damage to or
destruction of property arising from or out of any occurrence in, upon or at the
Leased Premises, or any part thereof, or the occupancy or use by Tenant of the
Leased Premises or any part thereof, or occasioned wholly or in part by any act
or omission of Tenant, its agents, contractors, employees, servants, lessees or
concessionaires. Landlord shall indemnify, defend and save Tenant harmless from
and against any and all claims, actions, damages, liability and expense in
connection with loss of life, personal injury and/or damage to or destruction of
property arising from or out of any occurrence in, upon or at the Leased
Premises or in the Center occasioned in whole or in part by any negligent act or
omission by Landlord, its agents, contractors, employees, servants or
concessionaires. In case the indemnifying party shall be made a party to any
litigation commenced by or against the other party, then such other party shall
protect and hold the indemnified party harmless and pay all costs and attorney's
fees incurred by the indemnified party in connection with such litigation, and
any appeals thereof. The defaulting party shall also pay all costs, expenses and
reasonable attorney's fees that may be incurred or paid by the other party in
enforcing the covenants and agreements in this Lease.

                                    UTILITIES

         Utilities. Tenant shall be solely responsible for and shall promptly
pay all charges for water, gas, electricity, garbage, and any other utility used
and consumed in the Leased Premises. In the event that such utilities charges,
or any portion thereof shall be separately metered for the Leased Premises,
tenant shall pay such meter charges directly to the utility company supplying
such service. In the event, however, that such utilities

                                        6
<PAGE>

charges, or any portion thereof, shall not be separately metered for the Leased
Premises, tenant shall pay to Landlord its pro rata share of such non-metered
charges, which pro rata share shall be equal to Tenant's Proportionate Share of
Building Assessments. If any such charges are not paid when due, Landlord may,
at its option pay the same, and any amount so paid by Landlord shall thereupon
become due to Landlord from tenant as additional rent. In no event, however,
shall Landlord be liable for an interruption or failure in the supply of any
such utilities to the Leased Premises.

                          SUBORDINATION AND ATTORNMENT

         Subordination. Tenant hereby subordinates its rights hereunder to the
lien of any ground or underlying leases, any mortgage or mortgages, or the lien
resulting from any other method of financing or refinancing, now or hereafter in
force against the Property, the Center, and Building of which the Leased
Premises is a part of, and to all advances made or hereafter to be made upon the
security thereof. This Section shall be self-operative and no further instrument
of subordination shall be required by any mortgagee, but Tenant agrees upon
request of Landlord, from time to time, to promptly execute and deliver any and
all documents evidencing such subordination, and failure to do so shall
constitute a default under this Lease.

         Attornment. In the event any proceedings are brought for the
foreclosure of, or in the event of exercise of the power of sale under, any
mortgage covering the Leased Premises or in the event a deed is given in lieu of
foreclosure of any such mortgage, Tenant shall attorn to the purchaser, or
grantee in lieu of foreclosure, upon any such foreclosure or sale and recognize
such purchaser, or grantee in lieu of foreclosure, as the Landlord under this
Lease.

         Financing Agreements. Tenant shall not enter into, execute or deliver
any financing agreement that can be considered as having priority to any
mortgage or deed of trust that Landlord may have placed upon the Leased
Premises.

                            ASSIGNMENT AND SUBLETTING

         Tenant may not assign this lease in whole or in part, nor sublet all or
any portion of the Leased Premises, without the prior written consent of
Landlord in each instance. The consent by Landlord to any assignment or
subletting shall not constitute a waiver of the necessity for such consent to
any subsequent assignment or subletting. It is understood that Landlord may
refuse to grant consent to any assignment or subletting by

                                        7
<PAGE>

Tenant with or without cause and without stating in its refusal to grant such
consent the reasons for which it refuses to grant such consent and may not,
under any circumstances, be required or compelled to grant such consent. No
assignment, under letting, occupancy or collection shall be deemed acceptance of
the assignee, subtenant or occupant as Tenant, or a release of Tenant from the
further performance by Tenant of the covenants on the part of Tenant herein
contained. This prohibition against any assignment or subleasing by operation of
law, legal process, receivership, bankruptcy or otherwise, whether voluntary or
involuntary and a prohibition against any encumbrance of all and any part of
Tenant's leasehold interest. Tenant shall remain fully liable on this Lease and
shall not be released from performing any of the terms, covenants and conditions
hereof or any rents or other sums to be paid hereunder. Tenant acknowledges and
agrees that any and all right and interest of the Landlord in and to the Leased
Premises, the Building and the Properly, and all right and interest of the
Landlord in this Lease, may be conveyed, assigned or encumbered at the sole
discretion of the Landlord at any time.

                                   FACILITIES

         Control of Common Areas by Landlord. All automobile parking areas,
driveways, entrances and exits thereto, and other facilities furnished by
Landlord in or near the Center, including employee parking areas, the truck way
or ways, loading docks, package pick-up stations, pedestrian sidewalks and
ramps, landscaped areas, exterior stairways, and other areas and improvements
provided by Landlord for the general use, in common, of tenants, their officers,
agents, employees and customers, shall at all times be subject to the exclusive
control and management of Landlord, and Landlord shall have the right from time
to time to establish, modify and enforce reasonable rules and regulations with
respect to all facilities and areas mentioned in this Article. Landlord shall
have the right to construct, maintain and operate lighting facilities on all
said areas and improvements; from time to time to change the area, level,
location and arrangement of parking areas and other facilities hereinabove
referred to and to restrict parking by tenants, their officers, agents and
employees to employee parking areas. Landlord shall not have any duty to police
the traffic in the parking areas. There are about __________________ parking
spaces available to Tenant. Tenant is to maintain and repair parking and at
tenant's expense.

                                        8
<PAGE>

                       TENANT'S FIXTURES AND IMPROVEMENTS

         Alterations by Tenant. Tenant shall not make any alterations,
renovations, improvements or other installations (collectively "Alterations")
in, on or to any part of the Premises (including, without limitation, any
alterations of the front, signs, structural alterations, or any cutting or
drilling into any part of the Premises or any securing of any fixture,
apparatus, or equipment of any kind to any part of the Premises) unless and
until Tenant shall have caused plans and specifications therefor to have been
prepared, at Tenant's expense, by an architect or other duly qualified person
and shall have obtained Landlord's approval thereof. Tenant shall submit to
Landlord detailed drawings and plans of the proposed Alterations at the time
Landlord's approval is sought. If such approval is granted, Tenant shall cause
the work described in such plans and specifications to be performed, at its
expense, promptly, efficiently, competently and in a good and workmanlike manner
by duly qualified and licensed persons or entities approved by Landlord, using
first grade materials,. without interference with or disruption to the
operations of tenants or other occupants of the Center. All such work shall
comply with all applicable codes, rules, regulations and ordinances. The Tenant
shall at all times maintain fire insurance with extended coverage in an amount
adequate to cover the cost of replacement of all alterations, decorations,
additions or improvements to the Premises by Tenant in the event of fire or
extended coverage loss. Tenant shall deliver to the Landlord certificates of
such fire insurance policies which shall contain a clause requiring the insurer
to give the Landlord ten (10) days notice of cancellation of such policies.

         Mechanic's Liens. No work performed by Tenant pursuant to this Lease,
whether in the nature of erection, construction, alteration or repair, shall be
deemed to be for the immediate use and benefit of Landlord so that no mechanic's
or other lien shall be allowed against the estate of Landlord by reason of any
consent given by Landlord to Tenant to improve the Premises. Tenant shall place
such contractual provisions as Landlord may request in all contracts and
subcontracts for Tenant's improvements assuring Landlord that no mechanic's
liens will be asserted against Landlord's interest in the Premises or the
property of which the Premises are a part. Said contracts and subcontracts shall
provide, among other things, the following: That notwithstanding anything in
said contracts or subcontracts to the contrary, Tenant's contractors,
subcontractors, suppliers and material men (hereinafter collectively referred to
as "Contractors") will perform the work and/or furnish the required materials on
the sole credit of Tenant; that no lien for labor or materials will be filed or
claimed by the Contractors against Landlord's interest in the Premises or the
property of which the

                                        9
<PAGE>

Premises are a part; that the Contractors will immediately discharge any such
lien filed by any of the Contractor's suppliers, laborers, materialmen or
subcontractors; and that the Contractors will indemnify and save Landlord
harmless from any and all costs and expenses, including reasonable attorney's
fees, suffered or incurred as a result of any such lien against Landlord's
interest that may be filed or claimed in connection with or arising out of work
undertaken by the Contractors. Tenant shall pay promptly all persons furnishing
labor or materials with respect to any work performed by Tenant or its
Contractors on or about the Premises. If any mechanic's or other liens shall at
any time be filed against the Premises or the property of which the Premises are
a part by reason of work, labor, services or materials performed of furnished,
or alleged to have been performed or furnished, to Tenant or to anyone holding
the Premises through or under Tenant, and regardless of whether any such lien is
asserted against the interest of Landlord or Tenant, Tenant shall cause the same
to be discharged of record or bonded to the satisfaction of Landlord within
thirty (20) days of notice of such lien. If Tenant shall fail to cause such lien
to be so discharged or bonded after being notified of the filing thereof, then,
in addition to being an Event of Default and any other right or remedy of
Landlord, Landlord may bond or discharge the same by paying the amount claimed
to be due, and the amount so paid by Landlord, including reasonable attorneys'
fees incurred by Landlord either in defending against such lien or in procuring
the bonding or discharge of such lien, together with interest thereon at the
Default Rate, shall be due and payable by Tenant to Landlord as Additional Rent.

         Tenant's Leasehold Improvements and Trade Fixtures. All leasehold
improvements as distinguished from trade fixtures and apparatus) installed in
the Premises at any time, whether by or on behalf of Tenant or by or on behalf
of Landlord, shall not be removed from the Premises at any time, unless such
removal is consented to in advance by Landlord; and at the expiration of this
Lease (either on the Expiration Date or upon such earlier termination as
provided in this Lease), all such leasehold improvements shall be deemed to be
part of the Premises, shall not be removed by Tenant when it vacates the
Premises, and title thereto shall vest solely in Landlord without payment of any
nature to Tenant.

         All trade fixtures and apparatus (as distinguished from leasehold
improvements) owned by Tenant and installed in the Premises shall remain the
property of Tenant and shall be removable at any time, including upon the
expiration of the Term; provided Tenant shall not at such time be in default of
any terms or covenants of this Lease, and provided further, that Tenant shall
repair any damage to the Premises caused by the removal of said trade fixtures
and apparatus and shall restore the Premises to

                                       10
<PAGE>

substantially the same condition as existed prior to the installation of said
trade fixtures and apparatus and shall restore the Premises to substantially the
same condition as existed prior to the installation of said trade fixtures and
apparatus.

                       MAINTENANCE AND REPAIR OF PREMISES

         Maintenance by Tenant. Tenant shall at all times keep in good order,
condition and repair (which shall include the providing of replacements where
necessary) the entire Premises, including, without limitation, the roof, the
exterior and all glass and show window moldings; and all partitions, doors,
interior walls, fixtures, equipment and appurtenances thereto, including
lighting, heating and plumbing fixtures and any air conditioning system and
sprinkler system situated within and/or servicing the Premises. Said maintenance
by Tenant shall include, without limitation, periodic painting as is reasonably
necessary. All cutting and patching of the roof area required for any reason
whatsoever shall be performed by the Landlord's roofing subcontractor. In the
event that Tenant causes such work to be performed by anyone other than the
Landlord's roofing subcontractor, Landlord will have the right, at Tenant's sole
cost and expense and without notice to Tenant, to cause said work and the roof
area affected thereby to be inspected and/or repaired by Landlord's roofing
subcontractor. All repairs, replacements, or maintenance of any item or any type
of the Premises is the responsibility of the Tenant and to be paid for by
tenant.

                                      SIGNS

         On or before the Commencement Date, Tenant will at its sole cost and
expense purchase and cause to be installed upon the exterior of the Premises a
sign which in all respects conforms to the criteria established by Landlord.
However, Tenant will not install said sign without first obtaining Landlord's
written approval thereof. Thereafter, Tenant will not place or suffer to be
placed or maintain on any portion of the exterior (including windows) of the
Premises any sign, awning, canopy or advertising matter or other thing of any
kind, without first obtaining Landlord's written approval and consent. Without
limitation as to the foregoing, Landlord specifically reserves the right at any
time during the term of this Lease to require Tenant to remove from the Premises
any sign(s) situated thereon and to replace same with a sign or signs which in
all respects conform to a sign standard designated by Landlord, all of which
will be performed at Tenant's sole cost and expense. Tenant agrees to maintain
any such sign, awning, canopy, decoration, lettering, advertising matter or
other thing as may be approved in good condition and repair at all times and to
repaint or replace such signs from time to

                                       11
<PAGE>

time when reasonably necessary and to illuminate such signs in accordance with
standards established by Landlord from time to time, including hours of
illumination. All signs in addition must be conform to code and local ordinances
rules, laws and regulations

                       WASTE AND GOVERNMENTAL REGULATIONS

         Nuisance or Waste. Tenant shall not commit or suffer to be committed
any waste upon the Premises or any nuisance or other act or thing which may
disturb the quiet enjoyment of any other tenant in the building in which the
Premises may be located, or in the Center.

         Compliance with Laws. Tenant, at its sole cost, will promptly comply
with all applicable laws, guidelines, rules, regulations and requirements,
whether of federal, state, or local origin, applicable to the Premises, and the
Center, including, but not limited to, the Americans with Disabilities Act, 42
U.S.C. Section 12101 et seq, and those for the correction, prevention and
abatement of nuisance, unsafe conditions, or other grievances arising from or
pertaining to the use or occupancy of the Premises or the Center. Tenant at its
sole cost and expense shall be solely responsible for taking any and all
measures which are required to comply with the requirements of the ADA within
the Premises. Any Alterations to the Premises made by or on behalf of Tenant for
the purpose of complying with the ADA or which otherwise require compliance with
the ADA shall be done in accordance with this Lease; provided, that Landlord's
consent to such Alterations shall not constitute either Landlord's assumption,
in whole or in part, of Tenant's responsibility for compliance with the ADA, or
representation or confirmation by Landlord that such Alterations comply with the
provisions of the ADA.

         Governmental Regulations. Tenant shall, at Tenant's sole costs and
expense, comply with all regulations of all county, municipal, state, federal
and other applicable governmental authorities, not in force or which may
hereafter be in force, pertaining to Tenant or its use of the Leased Premises,
and shall faithfully observe in the use of the Leased Premises all municipal and
county ordinances and state and federal statutes now in force or which may
hereinafter be in force. Tenant shall indemnify, defend and save Landlord
harmless from penalties, fines, costs, expenses suits, claims, or damages
resulting from Tenant's failure to perform its obligations in this Section.

                                       12
<PAGE>

         Rules and Regulations. Landlord reserves the right from time to time to
make reasonable rules and regulations, governing loading of supplies, trash
collection, pest control, parking, noise, electrical overloads and similar
issues of general concern to all tenants in the event that the need therefor
should ever arise. Notice of such rules and regulations and amendments and
supplements thereto, if any, shall be given to the Tenant.

                               HAZARDOUS MATERIALS

         Hazardous Materials. Tenant shall not use or allow the Premises to be
used for the Release, storage, use, treatment, disposal or other handling of any
Hazardous Materials, without the prior consent of Landlord. The term "Release"
shall have the same meaning as is ascribed to it in the Comprehensive
Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601
et seq., as amended, ("CERCLA"). The term "Hazardous Materials" means (i) any
substance defined as a "hazardous substance" under CERCLA, (ii) petroleum,
petroleum products, natural gas, natural gas liquids, liquefied natural gas, and
synthetic gas, and (iii) any other substance or material deemed to be
hazardous, dangerous, toxic, or a pollutant under any federal, state, or local
law, code, ordinance or regulation ("Hazardous Materials Laws").

         Tenant shall: (a) give prior notice to Landlord of any activity or
operation to be conducted by Tenant at the Premises which involves the Release,
use, handling, generation, treatment, storage, or disposal of any Hazardous
Materials ("Tenant's Hazardous Materials Activity"), (b) comply with all
federal, state, and local laws, codes, ordinances, regulations, permits and
licensing conditions governing the Release, discharge, emission, or disposal of
any Hazardous Materials and prescribing methods for or other limitations on
storing, handling, or otherwise managing Hazardous Materials, (c) at its own
expense, promptly contain and remediate any Release of Hazardous Materials
arising from or related to Tenant's Hazardous Materials Activity in the Premises
or the Center and remediate and pay for any resultant damage to property,
persons, and/or the environment, (d) give prompt notice to Landlord, and all
appropriate regulatory, authorities, of any Release of any Hazardous Materials
in the Premises, the Center the Center Common Area arising from or related to,
Tenant's Hazardous Materials Activity, which Release is not made pursuant to and
in conformance with the terms of any permit or license duly issued by
appropriate governmental authorities, any such notice to include a description
of "measures taken or proposed to be taken by Tenant to contain and remediate
the Release and any resultant damage to property, persons, or the environment,
(e) at Landlord's request, which shall not be more frequent than once per
calendar year,

                                       13
<PAGE>

retain an independent engineer or other qualified consultant or, expert
acceptable to Landlord, to conduct, at Tenant's expense, an environmental audit
of the Premises and immediate surrounding areas, and the scope of work to be
performed by such engineer, consultant, or expert shall be approved in advance
by Landlord, and all of the engineer's, consultant's or expert's work product
shall be made available to Landlord, (f) at Landlord's request from time to
time, executed affidavits, representations and the like concerning Tenant's best
knowledge, and belief regarding the presence of Hazardous Materials in the
Premises, (g) reimburse to Landlord, upon demand, the reasonable cost of any
testing for the purpose of ascertaining if there has been any Release of
Hazardous Materials in the Premises, if such testing is required by any
governmental agency or Landlord's Mortgagee, (h) upon expiration or termination
of this Lease, surrender the Premises to Landlord free from the presence and
contamination of any Hazardous Materials. Tenant shall indemnify, protect,
defend (by counsel reasonably acceptable to Landlord), and hold Landlord and
free and harmless from and against any and all claims, liabilities, penalties,
forfeitures, losses and expenses (including attorneys' fees) or death of or
injury to any person or damage to any property whatsoever, including, without
limitation, the Center Common Area, arising from or caused in whole or in part,
directly or indirectly, by the presence in or about the Center of any of
Tenant's Hazardous Materials Activity or by Tenant's failure to comply with any
Hazardous Materials Law regarding Tenant's Hazardous Materials Activity or in
connection with any removal, remediation, clean up, restoration and materials
required hereunder to return the Premises and any other property of whatever
nature to their condition existing prior to Tenant's Hazardous Materials
Activity.

         Disclosure Warning and Notice Obligations. Tenant shall comply with all
laws, ordinances and regulations in the State where the Premises is located
regarding the disclosure of the presence or danger of Tenant's Hazardous
Materials. Tenant acknowledges and agrees that all reporting and warning
obligations required under the Hazardous Materials Laws with respect to Tenant's
Hazardous Materials Activity are the sole responsibility of Tenant, whether or
not such Hazardous Materials Laws permit or require Landlord to provide such
reporting or warnings, and Tenant shall be solely responsible for complying with
such Hazardous Materials Laws regarding the disclosure of, the presence or
danger of Tenant's Hazardous Materials Activity. Tenant shall immediately notify
Landlord, in writing, of any complaints, notices, warnings, reports or asserted
violations of which Tenant becomes aware relating to Hazardous Materials on or
about the Premises. Tenant shall also immediately notify Landlord if Tenant
knows or has reason to believe Tenant's Hazardous Materials have or will be
released in or about the Center or the Premises.

                                       14
<PAGE>

         Environmental Tests and Audits. Tenant shall not perform or cause to be
performed, any Hazardous Materials surveys, studies, reports or inspection,
relating to the Premises without obtaining Landlord's advance written consent,
which consent may be withheld in Landlord's sole discretion. At any time prior
to the expiration of the Lease Term, Landlord shall have the right to enter upon
the Premises in order to conduct appropriate tests and to deliver to Tenant the
results of such tests to demonstrate that levels of any Hazardous Materials in
excess of permissible levels has occurred as a result of Tenant's use of the
Premises.

         Survival/Tenant's Obligations. The respective rights and obligations of
Landlord and Tenant under this Article shall survive the expiration or
termination of this Lease.

                             DESTRUCTION OF PREMISES

         Damage and Destruction. If all or any part of the Premises shall be
damaged or destroyed by fire or other casualty, this Lease shall continue in
full force and effect, unless terminated as hereinafter provided, and Landlord
shall repair, restore or rebuild the Premises to the condition existing at the
time of the occurrence of the loss; provided, however, Landlord shall not be
obligated to commence such repair, restoration or rebuilding until insurance
proceeds are received by Landlord, and Landlord's obligation hereunder shall be
limited to the proceeds actually received by Landlord under any insurance policy
or policies, if any, less those amounts (i) which have been required to be
applied towards the reduction of any indebtedness secured by a mortgage covering
the Center or any portion thereof, and (ii) which are used to reimburse Landlord
for all costs and expenses, including but not limited to attorneys' fees,
incurred by Landlord to recover any such insurance proceeds.

         Tenant agrees to notify Landlord in writing not less than thirty (30)
days prior, to the date Tenant opens for business in the Premises of the actual
cost of all permanent leasehold improvements and betterments installed or to be
installed by Tenant in the Premises (whether same have been paid for entirely or
partially by Tenant), but exclusive of Tenant's personal property, movable trade
fixtures and inventory. Similar notifications shall be given to Landlord not
less than thirty (30) days prior to the commencement of any proposed
alterations, additions or improvements to the Premises. If Tenant fails to
comply, with the foregoing provisions, any loss or damage Landlord shall sustain
by reason thereof shall be borne by Tenant and shall be paid immediately by
Tenant upon receipt of a bill therefore and evidence of such loss, and in
addition to any other rights or remedies reserved by Landlord under this Lease,
Landlord's obligations

                                       15
<PAGE>

under this Article to repair, replace and/or rebuild the Premises shall be
deemed inapplicable, and in lieu thereof, Landlord may, at its election, either
restore or require Tenant to restore the Premises to the condition which existed
prior to such loss, and in either case Tenant shall pay the cost of such
restoration.

         Tenant covenants and agrees to repair or replace Tenant's fixtures,
furniture, furnishings, floor coverings, equipment and stock in trade and reopen
for business in the Premises within thirty (30) days after notice from Landlord
that the Premises are ready for re-occupancy.

         No damage or destruction to the Premises shall allow Tenant to
surrender possession of the Premises nor affect Tenant's liability for the
payment of rents or charges or any other covenant herein contained, except as
may be specifically provided in this Lease.

         Notwithstanding anything to the contrary contained in this Section or
elsewhere in this Lease, Landlord, at its option, may terminate this Lease by
giving Tenant notice thereof within one hundred and eighty (180) days from the
date of the casualty if:

                  (a)      The Premises or the building in which the Premises
are located shall be damaged or destroyed as a result of an occurrence which is
not covered by Landlord's insurance; or

                  (b)      The Premises shall be damaged or destroyed during the
last two (2) years of the Term or any renewals thereof; or

                  (c)      If by fire or other casualty the Premises are damaged
or destroyed to the extent of twenty five-percent (25%) or more of the
replacement cost thereof, or the Center is damaged or destroyed to the extent of
twenty-five per cent (25%) or more of the replacement cost thereof, Landlord
will have the option of terminating this Lease or any renewal thereof by serving
written notice upon Tenant and any prepaid Rent or Additional Rent will be
prorated as of the date of destruction and the unearned portion of such Rent
will be refunded to Tenant without interest.

                  (d)      Any or all of the buildings or Common Areas of the
Center are damaged (whether or not the Premises are damaged) to such an extent
that, in the sole judgment of Landlord, the Center cannot be operated as an
economically viable unit.

                                       16
<PAGE>

         If the Premises shall be damaged or destroyed and in the event that
Landlord has elected to continue this Lease, Landlord and Tenant shall commence
their respective obligations under this Article as soon as is reasonably
possible and prosecute the same to completion with all due diligence.

         Except where the damage or destruction results from the wrongful or
negligent act or omission of Tenant, the Minimum Rent shall be abated
proportionately with the degree to which Tenant's use of the Premises is
impaired during the period of any damage, repair or restoration provided for in
this Article 20; provided further, that in the event Landlord elects to repair
any damages as herein contemplated, any abatement of Minimum Rent shall end ten
(10) days after notice by Landlord to Tenant that the Premises have been
repaired. Tenant shall continue the operation of its business on the Premises
during any such period to the extent reasonably practicable from the standpoint
of prudent business management, and any obligation of Tenant under the Lease to
apply charges reserved as Additional Rent or Percentage Rent shall remain in
full force and nothing in the Section shall be construed to abate Additional
Rent or Percentage Rent. Except for the abatement of Minimum Rent hereinabove
provided, Tenant shall not be entitled to any compensation or damage for loss in
the use of the whole or any part of the Premises and/or any inconvenience or
annoyance occasioned by any damage, destruction, repair or restoration, if
Minimum Rent is abated there shall be all corresponding and appropriate
reduction made to the Minimum Annual Volume.

         Unless this Lease is terminated by Landlord, Tenant shall repair,
restore and re-fixture all parts of the Premises not insured under any insurance
policies insuring Landlord in a manner and to a condition equal to that existing
prior to its destruction or damage, including, without limitation, all exterior
signs, trade fixtures, equipment, display cases, furniture, furnishings and
other installations of personalty of Tenant. The proceeds of all insurance
carried by Tenant on its property and improvements shall be held in trust by
Tenant for the purpose of said repair and replacement. Tenant shall give to
Landlord prompt written notice of, any damage to or destruction of any portion
of the Premises resulting from fire or other casualty.

                                 EMINENT DOMAIN

         Total Condemnation of Premises. If the whole of the Premises shall be
acquired or condemned by eminent domain for any public or quasi-public use or
purpose, then the Term of this Lease shall cease and terminate as of the date of
title vesting in such proceeding and all rentals shall be paid up to that date.

                                       17
<PAGE>

         Partial Condemnation of Premises. A. If twenty (20%) percent or more of
the Premises shall be acquired or condemned by eminent domain for any public or
quasi-public use or purpose, then the Tenant shall have the option to cancel and
terminate this Lease upon notice thereof given to the Landlord within ninety
(90) days after the vesting of title in such proceeding.

         B. In the event that less than ten (10%) percent of the Premises shall
be acquired or condemned by eminent domain for any public or quasi-public use or
purpose, or in the event ten (10%) percent or more of the Premises shall have
been so taken, and Tenant shall not elect to terminate this Lease as set forth
above, then the Landlord shall promptly restore the Premises to a condition
reasonably comparable under the circumstances to its condition at the time of
such condemnation, less the portion lost in the taking; and this Lease shall
thereafter continue in full force and effect. In such event of a partial taking,
described hereinabove, from the effective date that physical possession is taken
by the condemning authority through the end of the term of this Lease, the
annual Minimum Rent payable by Tenant to Landlord under Section 1.5 of this
Lease shall be reduced by a fraction, the numerator of which shall be the gross
area of the premises so taken by the condemning authority and the denominator of
which shall be the gross area of the Premises on the date immediately prior to
the effective date of such taking.

         Total Condemnation of Parking Area. If the whole of the common parking
areas in the Center shall be acquired or condemned by eminent domain for any
public or quasi-public use or purpose, then the term of this Lease shall cease
and terminate as of the date of title vesting in such proceeding.

         Partial Condemnation of Parking Area. If twenty (20%) percent or more
of the common parking areas in the Center shall be acquired or condemned by
eminent domain for any public or quasi-public use or purpose, then the Tenant
shall have the option to cancel and terminate this Lease upon notice thereof
given to the Landlord within ninety (90) days after the vesting of title in such
proceeding.

         If less than twenty (20%) percent of the parking areas in the Center
shall be acquired or condemned by eminent domain for any public or quasi-public
use or purpose, or if more than twenty (20%) percent of the parking areas shall
be so acquired or condemned, but Tenant shall not elect to cancel and terminate
this Lease, then the Landlord shall restore the parking areas to a condition
reasonably comparable under the circumstances to its condition at the time of
such condemnation, less the portion lost in

                                       18
<PAGE>

the taking. In such event, this Lease shall be and remain in full force and
effect and no reduction of Minimum Rent, Percentage Rent or any Additional Rent
payable by Tenant under this Lease shall be allowed in such circumstances, but
Tenant shall continue to pay the full Minimum Rent, Percentage Rent, or any
Additional Rent payable under this Lease for the balance of the term hereof.

                                    DEFAULTS

         Events of Default By Tenant. If (1) Tenant vacates, abandons or
surrenders all or any part of the Premises prior to the expiration of the Term
of the Lease or (2) Tenant fails to fulfill any of the terms or conditions of
this Lease or any other lease heretofore made by Tenant for space in the Center
or (3) the appointment of a trustee or a receiver to take possession of all or
substantially all of Tenant's assets occurs, or if the attachment, execution or
other judicial seizure of all or substantially all of Tenant's assets located at
the Premises, or of Tenant's interest in this Lease, occurs, or (4) Tenant or
any of its successors or assigns or any guarantor of this Lease ("Guarantor")
should file any voluntary petition in bankruptcy, reorganization or arrangement,
or an assignment for the benefit of creditors or for similar relief under any
present or future statute, law or regulation relating to relief of debtors, or
(5) Tenant or any of its successors or assigns or any Guarantor should be
adjudicated bankrupt or have an involuntary petition in bankruptcy,
reorganization or arrangement filed against it, or (6) Tenant shall permit,
allow or suffer to exist any lien, judgment, writ, assessment, charge,
attachment or execution upon Landlord's or Tenant's interest in this Lease or to
the Premises, and/or the fixtures, improvements and furnishings located thereon;
then, Tenant shall be in default hereunder.

         Tenant's Grace Periods. If (1) Tenant fails to pay Rent or Additional
Rent within five (5) days after notice from Landlord of delinquency or (2)
Tenant fails to cure any other default within ten (10) days after notice faith),
then Landlord shall have such remedies as are provided under this Lease and/or
under the laws of the State in which the Center is located.

         Repeated Late Payment. Regardless of the number of times of Landlord's
prior acceptance of late payments and/or late charges, (i) if Landlord notifies
Tenant twice in any 6-month period that Minimum Rent, Percentage Rent or any
Additional Rent has not been paid when due, then any other late payment within
such 6-month period shall automatically constitute a default hereunder without
the necessity of notice and (ii) the mere acceptance by Landlord of late
payments in the past shall not, regardless of any applicable laws to the
contrary, thereafter be deemed to waive Landlord's right to strictly enforce
this Lease, including Tenant's obligation to make payment of Rent on the

                                       19
<PAGE>

exact day same is due, against Tenant.

         Landlord's Default. If Tenant asserts that Landlord has failed to meet
any of its obligations under this Lease, Tenant shall provide written notice
("Notice of Default") to Landlord specifying the alleged failure to perform, and
Tenant shall send by certified mail, return receipt requested, a copy of such
Notice of Default to any and all mortgage holders, provided that Tenant has been
previously advised of the addresses) of such mortgage holder(s). Landlord shall
have a thirty (30) day period after receipt of the Notice of Default in which to
commence curing any non-performance by Landlord, and Landlord shall have as much
time thereafter to complete such cure as is necessary so long as Landlord's cure
efforts are diligent and continuous, if Landlord has not begun the cure within
thirty (30) days of receipt of the Notice of Default, or Landlord does not
thereafter diligently and continuously attempt to cure, then Landlord shall be
in default under this Lease, if Landlord is in default under this Lease, then
the mortgage holder(s) shall have an additional thirty (30) days, after receipt
of a second written notice from Tenant, within which to cure such default or, if
such default cannot be cured within that time, then such additional time as may
be necessary so long as their efforts are diligent and continuous.

                    LANDLORD'S REMEDIES FOR TENANT'S DEFAULT.

         Landlord's Options. If Tenant is in default of this Lease, Landlord
may, at its option, in addition to such other remedies as may be available under
the law of the State where the Center is located:

         1.       Terminate this Lease and Tenant's right of possession; or

         2.       Terminate Tenant's right to possession but not the Lease
and/or proceed in accordance with any and all provisions of paragraph B below.

         Landlord's Remedies. Landlord may without further notice reenter the
Premises either by force or otherwise and dispossess Tenant by summary
proceedings or otherwise, as well as the legal representatives) of Tenant and/or
other occupants) of the Premises, and remove their effects and hold the Premises
as if this Lease had not been made, and Tenant hereby waives the service of
notice of intention to re-enter or to institute legal proceedings to that end;
and/or at Landlord's option.

         All Rent and all Additional Rent for the balance of the Term will, at
the election of Landlord, be accelerated and the present worth of same for the
balance of the Lease Term, net of amounts actually collected by Landlord, shall
become immediately due thereupon and be paid, together with all expenses of
every nature which Landlord may incur such as (by way of illustration and not
limitation) those for attorneys' fees, brokerage, advertising, and refurbishing
the Premises in good order or preparing them

                                       20
<PAGE>

for re-rental. For purposes of this clause (2), "present worth" shall be
computed by discounting such amount to present worth at a discount rate equal to
one percentage point above the discount rate then in effect at the Federal
Reserve Bank nearest to the location of the Center. If such termination shall
take place after the expiration of two or more Lease Years, then, for purposes
of computing the accelerated Rent, the Annual Percentage Rent payable with
respect to each Lease Year following termination (including the Lease Year in
which such termination shall take place) shall be conclusively presumed to be
equal to the average Annual Percentage Rent payable with respect to each
complete Lease Year preceding termination. If such termination shall take place
before the expiration of two Lease Years, then, for purposes of computing the
accelerated Rent, the Annual Percentage Rent payable with respect to each Lease
Year following termination (including the Lease Year in which such the unexpired
Term shall be conclusively presumed to be a sum equal to twenty-five percent
(25%) of the annual Minimum Rent due and payable during such unexpired Term;
and/or at Landlord's option.

         Landlord may re-let the Premises or any part thereof, either in the
name of Landlord or otherwise, for a term or terms which may at Landlord's
option be less than or exceed the period which would otherwise have constituted
the balance of the Lease Term, and may grant concessions or free rent or charge
a higher rental than that reserved in this Lease; and/or at Landlord's option,

         Tenant or its legal representatives will also pay to Landlord as
liquidated damages any deficiency between the Rent and all Additional Rent
hereby reserved and/or agreed to be paid and the net amount, if any, of the
rents collected on account of the lease or leases of the Premises for each month
of the period which would otherwise have constituted the balance of the Lease
Term.

         If Landlord exercises the remedy above, and provided that Tenant has
paid Landlord the accelerated Rent as required by this paragraph, Landlord shall
remit to Tenant on a monthly basis until the Expiration Date any amounts
actually collected by Landlord as a result of a re-letting remaining after
subtracting therefrom all reasonable costs paid by Landlord to secure a
replacement tenant including reasonable marketing/leasing costs, fees and
commissions, and costs of preparing improvements and refurbishment to the
Premises for the replacement tenant. In no event shall the total amount paid to
Tenant pursuant to the preceding sentence exceed the accelerated Rent paid by
Tenant to Landlord. If this Lease is terminated pursuant to Section 23.5(A) (2)
Landlord may re-let the Premises or any part thereof, alone or together with
other

                                       21
<PAGE>

premises, for such term or terms (which may be greater or less than the period
which otherwise would have constituted the balance of the Term) and on such
terms and conditions (which may include concessions or free rent and alterations
of the Premises) as Landlord, in its sole discretion, may determine, but
Landlord shall not be liable for nor shall Tenant's obligations hereunder be
diminished by reason of, any failure by Landlord to re-let the Premises or any
failure by Landlord to collect any rent due upon such re-letting.

         Waiver of Jury Trial. To the extent permitted by law, Tenant hereby
waives: (a) jury trial in any action or proceeding regarding a monetary default
by Tenant and/or Landlord's right to possession of the Premises, and (b) in any
action or proceeding by Landlord for eviction where Landlord has also filed a
separate action for damages, Tenant waives the right to interpose any
counterclaim in such eviction action. Moreover, Tenant agrees that it shall not
interpose or maintain any counterclaim in such damages action unless it pays and
continues to pay all Rent, as and when due, into the registry of the court in
which the damages action is filed.

         Waiver of Rights of Redemption. Tenant hereby expressly waives any and
all rights of redemption granted by or under any present or future laws in the
event of Tenant being evicted or dispossessed for any cause, or in the event of
Landlord obtaining possession of the Premises, by reason of the violation by
Tenant of any of the covenants or conditions of this Lease or otherwise.

                              BANKRUPTCY PROVISIONS

         Event of Bankruptcy. If this Lease is assigned to any person or entity
pursuant to the provisions of the United States Bankruptcy Code, 11 U.S.C.
Section 101 et seq. (the "Bankruptcy Code"), any and all monies or other
consideration payable or otherwise to be delivered in connection with such
assignment shall be paid or delivered to Landlord, shall be and remain the
exclusive property of Landlord, and shall not constitute the property of Tenant
or of the estate of Tenant within the meaning of the Bankruptcy Code. Any and
all monies or other considerations constituting Landlord's property under this
Section not paid or delivered to Landlord shall be held in trust for the benefit
of Landlord and shall be promptly paid or delivered to Landlord. Any person or
entity to which this Lease is assigned pursuant to the provisions of the
Bankruptcy Code shall be deemed without further act or deed to have assumed all
of the obligations arising under this Lease on and after the date of such
assignment.

                                       22
<PAGE>

         Additional Remedies. In addition to any rights or remedies hereinbefore
or hereinafter conferred upon Landlord under the terms of this Lease, the
following remedies and provisions shall specifically apply in the event Tenant
is in default of this Lease:

         (1)      In all events, any receiver or trustee in bankruptcy shall
either expressly assume or reject this Lease within sixty (60) days following
the entry of an "Order for Relief" or within such earlier time as may be
provided by applicable law.

         (2)      In the event of an assumption of this Lease-by a debtor or by
a trustee, such debtor or trustee shall within fifteen (15) days after such
assumption (i) cure any default or provide adequate assurance that defaults will
be promptly cured; (ii) compensate Landlord for actual pecuniary loss or provide
adequate assurance that compensation will be made for actual monetary loss,
including, but not limited to, all attorneys' fees and costs incurred by
Landlord resulting from any such proceedings; and (iii) provide adequate
assurance of future performance.

         (3)      Where a default exists under this Lease, the trustee or debtor
assuming this Lease may not require Landlord to provide services or supplies
incidental to this Lease before its assumption by such trustee or debtor, unless
Landlord is compensated under the terms of this Lease for such services and
supplies provided before the assumption of such Lease.

         (4)      The debtor or trustee may only assign this Lease if (i) it is
assumed and the assignee agrees to be bound by this Lease, (ii) adequate
assurance of future performance by the assignee is provided, whether or not
there has been a default under this Lease, and (iii) the debtor or trustee has
received Landlord's prior written consent pursuant to the provisions of this
Lease. Any consideration paid by any assignee in excess of the rental reserved
in this Lease shall be the sole property of, and paid to, Landlord.

         (5)      Landlord shall be entitled to the fair market value for the
Premises and the services provided by Landlord (but in no event less than the
rental reserved in this Lease) subsequent to the commencement of a bankruptcy
event.

         (6)      Any security deposit given by Tenant to Landlord to secure the
future performance by Tenant of all or any of the terms and conditions of this
Lease shall be automatically transferred to Landlord upon the entry of an "Order
of Relief".

                                       23
<PAGE>

         (7)      The parties agree that Landlord is entitled to adequate
assurance of future performance of the terms and provisions of this Lease in the
event of an assignment under the provisions of the Bankruptcy Code. For purposes
of any such assumption or assignment of this Lease, the parties agree that the
term "adequate assurance" shall include, without limitation, at least the
following: (i) any proposed assignee must have, as demonstrated to Landlord's
satisfaction, a net worth (as defined in accordance with generally accepted
accounting principles consistently applied) in an amount sufficient to assure
that the proposed assignee will have the resources to meet the financial
responsibilities under this Lease, including the payment of all Rent; the
financial condition and resources of Tenant are material inducements to Landlord
entering into this Lease; (ii) any proposed assignee must have engaged in the
Use described in Section 1.11 for at least five (5) years prior to any such
proposed assignment, the parties hereby acknowledging that in entering into this
Lease, Landlord considered extensively Tenant's permitted use and determined
that such permitted business would add substantially to the tenant balance in
the Center, and were it not for Tenant's agreement to operate only Tenant's
permitted business on the Premises, Landlord would not have entered into this
Lease, and that Landlord's operation of the Center will be materially impaired
if a trustee in bankruptcy or any assignee of this Lease operates any business
other than Tenant's permitted business; (iii) any assumption of this Lease by a
proposed assignee shall not adversely affect Landlord's relationship with any of
the remaining tenants in the Center taking into consideration any and all other
"use" clauses and/or "exclusivity" clauses which may then exist under their
leases with Landlord; and (iv) any proposed assignee must not be engaged in any
business or activity which it will conduct on the Premises and which will
subject the Premises to contamination by any Hazardous Materials.

                       LIMITATIONS OF LANDLORD'S LIABILITY

         The term "Landlord" as used in this Lease, so far as covenants or
obligations on the part of the Landlord are concerned shall be limited to mean
and include only a ground lessee if the named Landlord herein is holding the
premises under a ground lease for so long as the named Landlord is the holder of
such ground lease interest or the owner or owners of the fee simple of the
Premises; and in the event of transfer or transfers of either the ground
leasehold interest to any other person or the transfer of title to the fee
premises to any person, the Landlord herein named (and in the case of subsequent
transfers or conveyances the then grantor or assignor), shall be automatically
freed and relieved from and after the date of such transfer or conveyance or
assignment of all liability as respects the performance of any covenant or
obligation on the part of the

                                       24
<PAGE>

Landlord contained in this Lease thereafter to be performed, it being the
intention of the parties that the covenants and obligations to be observed and
performed by the-Landlord shall be binding upon the Landlord only during and in
respect of its period of ownership of either a leasehold interest, or a fee
interest as the case may be. Anything in this Lease to the contrary
notwithstanding, Tenant agrees that Tenant shall, subject to prior rights of any
mortgagee of the Center, look solely to the estate and property of Landlord in
the Center for the collection of any judgment (or other judicial process)
requiring the payment of money by Landlord in the event of any default or breach
by Landlord with respect to any of the terms, covenants and conditions of this
Lease to be observed and/or performed by Landlord, and no other assets of
Landlord or any principal of Landlord shall be subject to levy, execution or
other procedures for the satisfaction of Tenant's remedies.

                               ACCESS BY LANDLORD

         Landlord or Landlord's agents shall have the right to enter the
Premises at all times to examine the same and to show them to prospective
purchasers of the building, and to make such repairs, alterations, improvements
or additions as Landlord may deem necessary or desirable, and Landlord shall be
allowed to take all material into and upon said premises that may be required
therefor, without the same constituting an eviction of Tenant in whole or in
part and the Rent reserved shall in no way abate while said repairs,
alterations, improvements, or additions are being made, by reason of loss or
interruption of business of Tenant, or otherwise. During the six (6) month
period prior to the expiration of the term of this Lease or any renewal term,
Landlord may exhibit the Premises to prospective tenants or purchasers, and
place upon the premises the usual notices "To Let" or "For Sale" which notices
Tenant shall permit to remain thereon without molestation. Nothing herein
contained, however, shall be deemed or construed to impose upon Landlord any
obligation, responsibility or liability whatsoever, for the care, maintenance,
or repair of the Premises or any part thereof, except as otherwise herein
specifically provided. Landlord to give Tenant reasonable notice during business
hours prior to any entry.

                                 QUIET ENJOYMENT

         Landlord's Covenant. Upon payment by the Tenant of the rents and other
charges herein provided, and upon the observance and performance of all the
covenants, terms and conditions on Tenant's part to be observed and performed,
Tenant shall peaceably and quietly hold and enjoy the Leased Premises for the
term hereby demised without

                                       25
<PAGE>

hindrance or interruption by Landlord or any other person or persons lawfully or
equitably claiming by, through or under the Landlord, subject, nevertheless, to
the terms and conditions of this Lease.

                                  MISCELLANEOUS

         Accord and Satisfaction. No payment by Tenant or receipt by Landlord of
a lesser amount than the rent herein stipulated to be paid shall be deemed to be
other than on account of the earliest stipulated rent, nor shall any endorsement
or statement on any check or any letter accompanying any check or payment as
rent be deemed an accord and satisfaction, and Landlord may accept such check or
payment without prejudice to Landlord's right to recover the balance of such
rent or pursue any other remedy provided herein or by law.

         Entire Agreement. This lease and the Exhibits attached hereto and
forming a part thereof as if fully set forth herein, constitute all covenants,
promises, agreements, conditions and understandings between Landlord and Tenant
concerning the Leased Premises and the Building and there are no covenants,
promises, conditions or understandings, either oral or written, between them
other than are herein set forth. Neither Landlord nor Landlord's agents have
made nor shall be bound to any representations with respect to the Leased
Premises or the Building except as herein expressly set forth, and all
representations, either oral or written, shall be deemed to be merged into this
Lease Agreement, Except as herein otherwise provided, no subsequent alteration
change or addition to this lease shall be binding upon Landlord or Tenant unless
reduced to writing and signed by them.

         Notices. (a) Any notice by Tenant to Landlord must be served by
certified mail return requested, addressed to Landlord at the address first
hereinabove given or at such other address as Landlord may designate by written
notice. Tenant shall also provide copies of any notice given to Landlord to such
mortgagees, agents or attorneys of Landlord as Landlord may direct.

         (b)      After commencement of the term hereof any notice by Landlord
to Tenant shall be served by certified mail, return receipt requested addressed
to Tenant at the Leased Premises or at such other address as Tenant shall
designate by written notice, or by delivery by Landlord to the Leased Premises
or to such other address.

                                       26
<PAGE>

    Landlord:                                       Tenant:
    LeHigh Radiation Associates                     21st Century Oncology, Inc.
    1120 Lee Blvd.                                  2234 Colonial Blvd.
    LeHigh, FL 33936                                Fort Myers, FL 33907

         (c)      All notices given hereunder shall be in writing, and shall be
effective and deemed to have been given only upon receipt by the party to which
notice is being given, said receipt being deemed to have occurred upon hand
delivery or posting, or upon such date as the postal authorities shall show the
notice to have been delivered, refused, or undeliverable, as evidenced by the
return receipt. Notwithstanding any other provision hereof, Landlord shall also
have the right to give notice to Tenant in any other manner provided by law.

         Successors. All rights and liabilities herein given to, or imposed
upon,, the respective parties hereto shall extend to and bind the several
respective heirs, legal representatives, and permitted successors and assigns of
the said parties; and if there shall be more than one person or party
constituting the Tenant, they shall be bound jointly and severally by the terms,
covenants and agreements herein. No rights, however, shall inure to the benefit
of any assignee of Tenant unless the assignment to such has been approved by
Landlord in writing as provided herein. Nothing contained in this Lease shall in
any manner restrict Landlord's right to assign or encumber this Lease and, in
the event Landlord sells its interest in the Building and the purchaser assumes
Landlord's obligations and covenant, Landlord shall thereupon be relieved of all
further obligations hereunder.

         Captions and Section Numbers. The captions, section numbers, and
article numbers appearing in this Lease are inserted only as a matter of
convenience and in no way define, limit, construe, or describe the scope or
intent of such sections or articles of this Lease nor in any way affect this
Lease.

         Broker's Commission. The Tenant represents and warrants to Landlord
that it has dealt with no real estate broker, agent, salesperson or finder in
connection with this Lease or the Leased Premises, other than CMA Marketing,
Inc., and the commission to said broker shall be borne by Landlord.
Notwithstanding the foregoing, Tenant agrees to indemnify, defend and save the
Landlord harmless from all liabilities arising from claims by any real estate
broker or agent claiming through Tenant. Such indemnity of Tenant shall include,
without limitation., all of attorneys, fees incurred in connection therewith.

                                       27
<PAGE>

         Partial Invalidity. If any term, covenant I or condition of this Lease
or the application thereof to any person or circumstances shall, to any extent,
be invalid or unenforceable, the remainder of this Lease the application of such
term, covenant or condition to persons or circumstances other than those as to
which it is held invalid or unenforceable, shall not be affected thereby and
each term, covenant or condition of this Lease shall be valid and enforceable to
the fullest extent permitted by law.

         Estoppel Certificate. Landlord and Tenant agree that each will, at any
time and from time to time, within ten (10) days following written notice by the
other party hereto specifying that it is given pursuant to this Section,
execute, acknowledge and deliver to the party who gave such notice, or its
designate, a statement in writing certifying that this Lease is unmodified and
in full force and effect (or if there have been modifications, that the same is
in full force and effect and stating the modifications), and the date to which
the annual rent and any other payments due hereunder from Tenant have been paid
in advance, if any, and stating whether or not there are defenses or offsets
claimed by the maker of the certificate and whether or not to the best of
knowledge of the signer of such certificate the other party is in default in
performance of any covenant agreement or condition contained in this Lease, and
if so, Specifying each such default of which the maker may have knowledge and if
requested, such financial information concerning Tenant and Tenant's business
operations (and the Guarantor of this Lease, if this Lease be guaranteed) as may
be reasonably requested by any Mortgagee or prospective mortgagee or purchaser.
The failure of either party to execute, acknowledge and deliver to the other a
statement in accordance with the provisions of this Section within said ten (10)
business day period shall constitute an acknowledgment, by the party given such
notice, which may be relied on by any person holding or proposing to acquire an
interest in the Building or any party thereof or the Leased Premises or this
Lease from or through the other party, that this Lease is unmodified and in full
force and effect and that such rents have been duly and fully paid to an
including the respective due dates immediately preceding the date of such notice
and shall constitute, as to any person entitled as aforesaid to rely upon such
statements, waiver of any defaults which may exist prior to the date of such
notice; provided, however that nothing contained in the provision of this
Section shall constitute waiver by Landlord of any default in payment of rent or
other charges existing as of the date of such notice and, unless expressly
consented to in writing by Landlord, and Tenant shall still remain liable for
the same.

                                       28
<PAGE>

         Liability of Landlord. Tenant shall look solely to the estate and
property of the Landlord in the Building for the collection of any judgment, or
in connection with any other judicial process, requiring the payment of money by
Landlord in the event of any default by Landlord with respect to any of the
terms, covenants and conditions of this Lease to be observed and performed by
Landlord, and no other property or estates of Landlord shall be subject to levy,
execution or other enforcement procedures for the satisfaction of Tenant's
remedies and rights under this Lease. Both parties waive a jury trial if any
litigation arises.

         Recordings. Tenant shall not record this Lease, or any memorandum or
short form thereof, without the written consent and joinder of Landlord.

         Time of Essence. Time is of the essence with respect to the performance
of every provision of this Lease in which time of performance is a factor.

                               TENANT'S PROPERTY

         Taxes on Leasehold. Tenant shall be responsible for and shall pay
before delinquency all municipal, county or state taxes assessed during the term
of this Lease against any leasehold interest or personal property of any kind,
owned by or placed in, upon or about the Premises by the Tenant.

         Personal Property. Landlord shall not be liable for any damage to
property of Tenant or of others located on the Premises, nor for the loss of or
damage to any property of Tenant or of others by theft or otherwise. Landlord
shall not be liable for any injury or damage to persons or property resulting
from fire, explosion, falling piaster, steam, gas, electricity, water, rain, or
snow or leaks from any part of the Premises or from the pipes, appliances or
plumbing works or from the roof, street or subsurface or from any other place or
by dampness or by any other cause of whatsoever nature. Landlord shall not be
liable for any such damage caused by other tenants or persons in the Premises,
occupants of adjacent property, of the Center, or the public, or caused by
operation in construction of any private, public or quasi-public work. All
property of Tenant kept or stored on the Premises shall be so kept or stored at
the sole risk of Tenant only.

         Notice by Tenant. Tenant shall give immediate notice to Landlord in
case of fire or accidents in the Premises or in the building of which the
Premises are a part or of defects therein or in any fixtures or equipment.

                                       29
<PAGE>

                             HOLDING OVER SUCCESSORS

         Surrender of Premises. At the expiration of the tenancy hereby created,
Tenant shall surrender the Premises in the same condition as the Premises were
in upon the Commencement Date, reasonable wear and tear excepted, and damage by
unavoidable casualty excepted, and shall surrender all keys for the Premises to
Landlord at the place then fixed for the payment of rent and shall inform
Landlord of all combinations on locks, safes and vaults, if any, in the
Premises. Tenant shall remove all its trade fixtures before surrendering the
premises as aforesaid and shall repair any damage to the Premises caused
thereby. Tenant's obligation to observe or perform this covenant shall survive
the expiration or other termination of the term of this Lease.

                             ATTORNEY FEES AND COSTS

         Attorney Fees and Costs. In the event of a lawsuit or litigation
concerning this Lease or enforcement of this Lease the prevailing party shall be
entitled to reasonable attorney fees and costs. This will also cover appellant
fees and appellant costs.

                                      VENUE

         Venue. In the event of a lawsuit, litigation or interpretation of this
Lease Agreement parties shall be governed by the laws of the State of Florida.

         IN WITNESS WHEREOF, the undersigned has hereunto set his hand and seal
on ____________day of_______________________________________, 2003.

Signed, sealed and delivered
in the presence of:

/s/ CATHY NEWKIRK
-------------------------                  LANDLORD:
Signature                                  LEHIGH RADIATION
                                           ASSOCIATES, a Florida Partnership,
CATHY NEWKIRK
-------------------------
Print Name                                 /s/ Daniel E. Dosoretz
                                           ------------------------------------
                                           Daniel E. Dosoretz, Managing Partner
/s/ JENNIFER M. HOBAUGH
-------------------------                  TENANT:
Signature                                  21ST CENTURY ONCOLOGY, INC.,
                                           a Florida Corporation
JENNIFER M. HOBAUGH
-------------------------                  /s/ Daniel E. Dosoretz
Print Name                                 ------------------------------------
                                           Daniel E. Dosoretz, President

<PAGE>

                                   EXHIBIT "A"

A parcel of land lying in Section 30, Township 44 South, Range 27 East, Lee
County, Florida, being more particularly described as follows:

Commencing at the Southeast corner of said Section 30; thence North 02
degrees 23' 20" West along the East Section line of said Section 30, a distance
of 386.49 feet to a point on a curve on the Northerly right-of-way line of Lee
Boulevard, said point being on a curve to the left, having a radius of 1,326.24
feet a Delta angle of 29 degrees 20'02" a chord distance of 671.61 feet and a
chord bearing of North 86 degrees 51' 45" West; thence along said curve an arc
distance of 679.00 feet to a point on a curve and the point of beginning of a
tract of land herein described:

Thence continue along said curve having a radius of 1,326.24 feet a Delta angle
of 01 degrees 04' 05" a chord distance of 24.72 feet and a chord bearing South
77 degrees 56' 11" West; thence along said curve an arc distance of 24.72 feet
to the point of tangency; thence South 77 degrees 24' 09" West a distance of
150.90 feet; thence North 12 degrees 35' 51" West a distance of 300.00 feet;
thence North 77 degrees 24'09" East a distance of 150.90 feet to the beginning
of a curve to the right having a radius of 1,626.24 feet, a Delta angle of 01
degrees 04'05", a chord of 30.31 feet; a chord bearing of North 77 degrees 56'
11" East; thence along said curve an arc distance of 30.31 feet; thence South 11
degrees 31' 46 " East, a distance of 300.00 feet to the northerly right-of-way
line of Lee Boulevard and the point of beginning.

Less and except the following described parcel:

A strip of land lying over and across the Southerly 9 feet (as measured at right
angles or along radial lines) of the lands described in Official Records Book
1806 at Page 3337 of the Public Records of Lee County, Florida and being
contiguous with the Northerly right-of-way line of Lee Boulevard, lying in
Section 30, Township 44 South, Range 27 East, Lee County, Florida. Further
described in Official Records Book 1843, Page 3729 and 3730, of the Public
Records of Lee County, Florida.

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