Document:

Exhibit 10(viii)

                                 LEASE AGREEMENT
                                      (NNN)

1. PARTIES. This Lease, dated for reference purposes only, November 12, 1999, is
made by and between  John Afridi  (herein  called  "Landlord")  and Jason Nunley
(herein called "Tenant").

2. PREMISES Landlord hereby leases to Tenant and Tenant leases from Landlord for
the term. at the rental.  and upon all of the conditions set forth herein.  that
certain  real  property  situated  in the Count%.  of Silt Lake,  State ol' Utah
commonly  known as 1370 South State Street,  Salt Lake City,  Utah and described
as: Approximately 2.500 Square Feet of Showroom/Retail/Storage space, and herein
referred to as the "Premises".

3. TERM.

         3.1 Term.  The term of this Lease  shall be for twenty five (25) months
commencing  on December 1, 1999 and ending on December 31, 2001,  unless  sooner
terminated pursuant to any provision hereof

         3.2 Delay in Commencement.  Notwithstanding, said commencement date, if
for any reason Landlord  cannot deliver  possession of the Premises to Tenant on
said date, Landlord shall not be subject to any liability  therefore,  nor shall
such  failure  affect the  validity of this Lease or the  obligations  of Tenant
hereunder  or  extend  the term  hereof,  but in such case  Tenant  shall not be
obligated  to pay rent until  possession  of the Premises is tendered to Tenant;
provided,  however that if Landlord shall not have  delivered  possession of the
Premises  within  sixty (30) days from said  commencement  date,  tenant may, at
Tenant's  option,  by  notice  in  writing  to  Landlord  within  ten (10)  days
thereafter,  cancel this Lease.  in which event the parties  shall be discharged
from all  obligations  hereunder.  If Tenant occupies the Premises prior to said
commencement  date,  such occupancy  shall be subject to all provisions  hereof,
such occupancy shall not advance the termination  date, and the Tenant shall pay
rent for such period at the initial monthly rates set forth below.

4.       BASIC RENTAL PAYMENTS.

         4.1 Basic Annual Rent. Tenant a-rees to pay to Landlord as basic annual
rent (the "Basic Annual Rent") at such place as Landlord may desi2nate,  without
prior demand  therefore  and without any  deduction or set off  whatsoever,  the
following:

                         $0.00 per month - December 1999
                  $1,600 per month - January 2000-December 2001

Said  monthly  installments  shall be paid in  advance  on the first day of each
calendar month during the term of the lease.  Simultaneously  with the execution
hereof,  Tenant has paid to Landlord the first month's rent,  receipt whereof is
hereby  acknowledged,  subject to collection,  however, if made by check. In the
event  the  Commencement  Date  occurs  on a day  other  than the first day of a
calendar month, then rent shall be paid on the Commencement Date for the initial
fractional  calendar  month  pro-rated on a per-diem  basis (based upon a thirty
(30) day month), and paid on the Commencement Date.

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     4.2 Additional Monetary  Obligations.  Tenant shall also pay as base rental
(in  addition to tile Basic Annual Rent) all other sums of money as shall become
due and payable by Tenant to Landlord under this Lease.  Landlord shall have the
same  remedies  in the case of a default  in the  payment  of said other sums of
money as are  available  to  Landlord in the case of a default in the payment of
one or more installments of Basic Annual Rent.

     ADDITIONAL  RENT.  All charges  payable by Tenant  other than Base Rent are
called "Additional Rent". Unless this Lease provides otherwise, Tenant shall pay
all;  Additional  Rent when  billed.  The term  "rent"  shall mean Base Rent and
Additional rent.

(a)  "Lease  Year"  shall  mean  any  twelve  month  period   beginning  on  the
Commencement Date or any anniversary thereof during the term of the lease.

(b) "Estimated  Basic Costs" shall mean the projected  amount of Basic costs for
any given Lease Year as estimated by Landlord prior to the  commencement of such
Lease Year.

(c) "Tenant's Proportionate Share" shall mean sixty five percent (35%).
    -----------------------

     LATE  CHARGES.  In the event Tenant shall fail to pay said rent  (including
any additional rental due hereunder) on the due date or within ten ( 10) working
days thereafter, a late charge of ten (10%) percent per- month of the delinquent
rental  shall  be  added  to  said  rental  and  paid to the  Landlord  together
therewith.

5. SECURITY DEPOSIT.  Tenant shall pay to Landlord as a Security  Deposit.  $500
on, or before January 5, 2000,  $500 on or before  February 5, 2000, and $500 on
or before March 5, 2000, for a total of $1,500.

6.  AUTHORIZED  USE.  Tenant  shall use the leased  Premises  for the  following
purpose,  and for no other purpose  whatsoever,  without the written  consent of
Landlord  First had and  obtained:  General  Retail  Tenant  shall not commit or
knowingly  permit any waste of the leased Premises and shall not permit any part
of the leased  Premises  to be used for any  unlawful  purpose.  The Tenant will
comply  with all  applicable  Federal,  State and  local  laws,  ordinances  and
regulations  relating to the leased  Premises  and its use and  operation by the
Tenant.

7.  PROPERTY TAXES.

     7.1 Real Property Taxes. Tenant shall pay thirty five percent (35 %) of the
Real Property Taxes on the Property (and 100% of any fees,  taxes or assessments
against, or as a result of, any tenant improvements installed on the Property by
or for the benefit of Tenant)  during the Lease Term.  Subject to Paragraph  7.3
below,  such payment  shall be made within  fifteen  (15) days after  receipt of
Landlord's  written  statement.  Landlord  shall  reimburse  Tenant for any real
property  taxes  paid by Tenant  covering a any period of time prior to or after
the  Lease  Term.  If  Tenant  fails to pay the real  property  taxes  when due,
Landlord may pay, the taxes and Tenant shall  reimburse  Landlord for the amount
of such tax  payment as  Addition  Rent,  together  with the late  charge  under
Paragraph 4.

     7.2  Definition of "Real Property  Tax".  Real property tax means:  (i) any
fee, license fee.  license tax,  business  license fee.  commercial  rental tax,
levy,  charge,  assessment,  penalty  or tax  imposed by any,  taxing  authority
against the Property;  (ii) any tax on the Landlord's  right to receive,  or the
receipt of rent or income from the Property,  or against Landlord's  business of
leasing,  the Property;  (iii) any tax or charge for fire  protection.  streets.
sidewalks,  road maintenance,  refuse or other services provided to the Property
by any governmental  agency; (iv) any tax imposed upon this transaction or based
upon a re-assessment of the Property due to a change of

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ownership,  as defined by  applicable  law, or other  transfer of all or part of
Landlord's interest in the Property; and (v) any charge or fee replacing any tax
previously  included  within the definition of real property tax. "Real property
tax" does not, however,  include Landlord's federal or state income,  franchises
inheritance or estate taxes.

     7.3 Tax Assessment.  Tenant agrees to pay thirty five percent (35%) of Real
Property Tax assessed to the entire  parcel owned by Landlord.  Tenant shall pay
such share to Landlord  within  fifteen  (15) days after  receipt of  Landlord's
written statement.

     7.4 Personal  Property Tax.

          (i)  Tenant  shall  pay all  taxes  charged  against  trade  fixtures,
          furnishings.  equipment or any other  personal  property  belonging to
          Tenant.  Tenant shall try to have personal  property taxed  separately
          from the Property.

          (ii) If any of Tenant's  personal property is taxed with the Property,
          Tenant shall pay Landlord the taxes for the personal  property  within
          fifteen  (15) days  after  Tenant  receives a written  statement  from
          Landlord for such personal property taxes.

8.    INSURANCE.

8.1 Fire and Casualty Insurance. It shall be the responsibility of the Tenant to
insure his equipment,  furniture,  fixtures and other personal property.  Tenant
shall insure and keep insured his leasehold  improvements  against the perils of
fire, lightning, the "Extended Coverage's",  vandalism and malicious mischief in
an amount  sufficient to provide  recovery of not less than ninety percent (90%)
of the replacement value of the Tenant's leasehold improvements,  such insurance
shall be made payable to Landlord and Mortgagee (if any) as their  interests may
appear.  Tenant shall be  responsible  for any damage to Premises as a result of
forced entry,  into his space or burglary thereof.  Such insurance  provided for
hereunder shall be in a company or companies acceptable to Landlord and shall be
procured and paid for by Tenant and said policy or policies will be delivered to
Landlord. Such insurance may, at Tenant's election, be carried under any General
Blanket  Insurance  Policy of Tenant:  provided.  however,  that a  satisfactory
Certificate of Insurance, together with proof of payment of the premium shall be
deposited with Landlord.

     Upon Landlord's  written request,  Tenant agrees to re-invest all insurance
proceeds  received  from the loss or damage  or  destruction  of said  leasehold
improvements to rebuild said improvements in a manner  satisfactory to Landlord,
regardless  of whether or not Tenant  elects to  terminate  this Lease as herein
provided.  In the event  Tenant  elects to  terminate  this Lease as provided in
Paragraph 16, and providing said leasehold improvements are not rebuilt,  Tenant
does  hereby  assume  all of his  right,  title and  interest  in the  insurance
proceeds covering leasehold improvements to Landlord.

     Landlord shall insure the Premises (as a Basic Cost)  exclusive of Tenant's
leasehold  improvements  against the perils of fire,  lightning,  the  "Extended
Coverage's", vandalism and malicious mischief in an amount sufficient to provide
recovery of not less than ninety percent (90%) of replacement value.

     8.2 Increasing  Insurance Risk on Leased  Premises.  Tenant will not permit
said leased Premises to be used for any purpose which would render the insurance
thereon void or cause cancellation  thereof or the insurance risk more hazardous
or  increase  the  insurance  premiums  in effect at the time just  prior to the
commencement  of the term of this Lease.  Tenant will not keep,  use or sell, or
allow to be kept, used or sold in or about the leased Premises.  any articles or
material which are  prohibited by law or by standard fire insurance  policies of
the kind  customarily in force with respect to premises of the same general type
as those covered by this Lease. Tenant

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further  agrees to pay to the  Landlord on demand,  any  increase  in  insurance
premiums  on the  premises,  resulting  from any cause  whatsoever,  over  those
premiums  in effect at the time just prior to the  commencement  of the terms of
this Lease. A mutual agreement  between Tenant and Landlord must be met prior to
any chance in  insurance  coverage of Landlord  Policy that would  increase  the
payment to the Tenant under this paragraph.

     8.3  Liability  Insurance  and  Property  Insurance.  Tenant  will  pay its
proportionate  share of the Liability  Insurance  and Property  Insurance on the
building. Tenant shall pay such share to Landlord within fifteen (15) days after
receipt of Landlord's written statement.

9. UTILITIES.  Tenant shall pay, directly to the appropriate supplier,  the cost
of oil natural gas, heat, light, power, sewer service,  telephone, water, refuse
disposal and other utilities and services supplied to the Property.  However, if
any services or utilities are jointly metered , with other property, Tenant must
pay Tenant's  proportionate share of the cost of such utilities and services and
Tenant shall pay such share to Landlord, within fifteen (15) days after Landlord
provides Tenant a written receipt of the service or utility,

10.  REPAIR AND CARE OF  BUILDING.  Tenant  agrees to keep the  interior  of the
building aid the  improvement  on the Premises in good  condition and repair and
agrees to pay for all  labor,  materials  and other  repairs  to the  electrical
wiring,  plumbing,  air conditioning and heating,  systems (including spring and
fall servicing, and replacement of filters as recommended by the manufacturers);
and to clean and paint the  interior  of the leased  Premises as the same may or
might be necessary in order to maintain said Premises in a clean, attractive and
sanitary condition.

11. REPAIR OF BUILDING BY LANDLORD. Landlord agrees, for the term of this Lease,
to maintain the roof, in good  condition and to repair any latent defects in the
exterior wall, floor joints,  and  foundations.  Landlord shall again repair any
defects in the plumbing,  electrical, heating and air conditioning systems prior
to date of  occupancy,  as well as any  damage  that might  result  from acts of
Landlord  or  Landlord's  representatives.   Landlord  shall  not,  however,  be
obligated to repair any such damage until  written  notice of the need of repair
shall have been given to Landlord by Tenant, and, after such notice is so given.
Landlord shall have a reasonable time in which to make such repairs.

12.  CONDITION  OF THE  PREMISES.  Tenant  accepts  the leased  Premises  in the
condition  they are in at the time of its taking  possession  of said  Premises,
except for attached  "Landlord's Scope of Work".  Tenant agrees,  if, during the
term of this Lease. Tenant shall change the usual method of conducting Tenant's,
business on the leased  Premises,  or should Tenant  install  thereon or therein
and, new facilities,  or should new laws and  regulations be imposed  concerning
Tenant's  authorized  use,  Tenant will, at the sole cost and expense of Tenant,
make  alterations  or  improvements  in or to the demised  Premises which may be
required to reason of any Federal or State law, or by any  municipal  ordinance,
or regulation applicable thereto.

13. ALTERATION OF BUILDING AND INSTALLATION OF FIXTURES AND OTHER APPURTENANCES.
Tenant may,  with written  consent of  Landlord,  who agrees not to withhold his
consent  unnecessarily,  but  at  Tenant's  sole  cost  and  expense  in a  good
workmanlike  manner, make such alterations and repairs to the leased Premises as
Tenant may require for the conduct of its business without,  materially altering
the basic character of the building or improvements,  or weakening any structure
on the  demised  Premises.  Tenant  shall  have  the  right,  with  the  written
permission  of Landlord,  to erect,  at Tenant's  sole cost,  and expense.  such
temporary  or  permanent  partitions,  including  office  partitions,  as may be
necessary  to  facilitate  the  handling  of  Tenant's  business  and to install
telephone  and  telephone   equipment  and  wiring,  and  electrical   fixtures,
additional lights and wiring and other trade appliances. All installations shall
be done in a good workmanlike manner. Any alterations

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or improvements to the leased  Premises,  including  partitions,  all electrical
fixtures,  lights  and  wiring,  shall at the  option of  Landlord,  become  the
property of Landlord,  at the expiration or sooner termination of this Lease. By
mutual   agreement   Tenant  shall  have  the  right  to  change  any  leasehold
improvements  prior to termination of the Lease.  Should Landlord request Tenant
to remove all or any part of the above mentioned items, Tenant shall do so prior
to the  expiration  of this Lease and repair the  Premises as  described  below.
Temporary  shelves.  bins and  machinery  installed  by Tenant  shall remain the
property of Tenant and may be removed by Tenant at any time: provided,  however,
that all  covenants,  including  rent, due hereunder to Landlord shall have been
complied with and paid. At the  expiration or sooner  termination of this Lease,
or any extension thereof,  Tenant shall remove said shelves, bins and machinery,
and repair, in a good workmanlike manner, all damage done to the leased premises
by such removal.

14. ERECTION AND REMOVAL OF SIGNS. Tenant may, if building policy permits, place
suitable  signs on the leased  Premises for the purpose of indicating the nature
of the business  carried on by Tenant in such Premises:  provided,  however that
such signs  shall be in  keeping,  with other  signs in the  district  where the
leased Premises are located; and provided,  further,  that the location and size
of such signs shall be approved by Landlord prior to their erection. Signs shall
be removed  prior to the  expiration  of this lease and any damage to the leased
Premises  caused by  installation  or  removal  of signs  shall be  repaired  at
expenses  of the  Tenant.  All work  shall be  completed  in a good  workmanlike
manner.

15.  GLASS.  Tenant  agrees to  immediately  replace all glass broken or damaged
during,  the term of this Lease with glass of the same quality as that broken or
damaged.

16. RIGHT OF ENTRY BY LANDLORD.  Tenant shall permit  inspection  of the demised
premises during  reasonable  business hours,  with prior 24 hour notification by
Landlord or Landlord's agents or representatives for the purpose of ascertaining
the  condition of the demised  Premises and in order that Landlord may make such
repairs  as may be  required  to be made b),  Landlord  under  the terms of this
Lease. Thirty (30) days prior to the expiration of this Lease, Landlord may post
suitable  notice on the  demised  Premises  that the same are "For Rent" and may
show the Premises to prospective  tenants at reasonable times with prior 24 hour
notification.  Landlord may not, however,  thereby unnecessarily  interfere with
the use of demised Premises by Tenant.

17.  ASSIGNMENT  AND  SUBLETTING.  Neither  this Lease nor any  interest  tenant
voluntarily or involuntarily,  by operation of law, and neither all nor any part
of the leased Premises shall be sublet by Tenant, without Landlord's permission,
which shall not be unreasonably withheld.

18. DAMAGE OR DESTRUCTION.  If the demised Premises or any part thereof shall be
damaged or destroyed by fire or other  casualty,  Landlord shall promptly repair
all such damage and restore the demised  Premises without expense or interest to
Tenant,  subject to delays due to  adjustment of insurance  claims.  strikes and
other causes beyond  Landlord's  control.  If such damage or  destruction  shall
render the Premises  untenantable  in whole or in part, the rent shall be abated
wholly or  proportionately as the case may be until the damage shall be repaired
the Premises restored.  If the damage or destruction shall be so extensive as to
require the substantial  rebuilding,  i.e, expenditure of fifty percent (50%) or
more of replacement  cost of the building or buildings on the demised  Premises,
Landlord or Tenant may elect to  terminate  this Lease by written  notice to the
other  given  within  thirty  (30)  days  after  occurrence  of such  damage  or
destruction.

         Landlord and Tenant hereby release each other from  responsibility  for
loss or damage  occurring on or to the leased  Premises or the premises of which
they are a part or to the contents of either  thereof,  caused by, fire or other
hazards  ordinarily covered by fire and extended coverage insurance policies and
each waives all rights of

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recover,  against the other for such loss or damage. Willful misconduct lawfully
attributed to either party,  whether in whole or in part a contributing cause of
the casualty  giving rise to the loss or damage,  shall not be excused under the
foregoing release and waiver.

19. INJURIES AND PROPERTY  DAMAGE.  Tenant agrees to indemnify and hold harmless
Landlord  of and from any and all  claims  of any kind or  nature  arising  from
Tenant's use of the demised  Premises during the term hereof.  and Tenant hereby
waives ail claims against  Landlord for damage to goods,  wares,  merchandise or
for  injure,  to persons  in and upon the  Premises  from any cause  whatsoever.
except such as might  result  from the  negligence  of  Landlord  or  Landlord's
representatives  or from  performance  by  Landlord.  Tenant  shall at all times
during  the  te.-m  hereof  keep in effect in  responsible  companies  liability
insurance in the names of and for the benefit of Tenant and Landlord with limits
as  follows:  Bodily  Injurv,  $500,000.00  each  occurrence;  Property  Damage.
$100.000.00;  or in lieu thereof. a combined limit of bodily injury and property
damage liability of not less than $1,000.000.00.

Such insurance may, at Tenant's  election.  be carried under any general blanket
coverage of Tenant.  A renewal  policy  shall be procured not less than ten (10)
days prior to the expiration of any policy.  Each original policy or a certified
copy thereof, or a satisfactory  certificate of the insured evidencing insurance
carried with proof of payment of the premium shall be deposited  with  Landlord.
Tenant  shall have the right to settle and adjust all  liability  claims and all
other claims against the insurance,  companies,  but without subjecting Landlord
to any liability or obligation.

20. SURRENDER OF PREMISES. Tenant agrees to surrender the leased premises at the
expiration,  or sooner termination,  of this Lease, or any extension thereof, in
the same  condition  as when said  Premises  were  delivered  to  Tenant,  or as
altered,  pursuant to the  provisions  of this Lease,  ordinary  wear,  tear and
damage by the  elements  excepted,  and Tenant  shall remove all of its personal
property.

21. HOLDOVER.  Should the Landlord permit Tenant to holdover the leased Premises
of any part thereof.  after the  expiration of the term of this Lease.  then and
unless otherwise agreed in writing, such holding over shall constitute a tenancy
from  month-to-month  only,  and shall in no event be  construed as a renewal of
this Lease and all provisions of this Lease not inconsistent with a tenancy from
month-to-month  shall remain in full force and effect during, the month-to-month
tenancy.  Tenant agrees to give Landlord sixty (60) days prior written notice of
its intent to vacate Premises. Tenant agrees to vacate the premises within sixty
(60) days of this notice.  The rental for the  month-to-month  tenancy  shall be
equal to the Tenants actual rent at that time.

22. QUIET  ENJOYMENT.  If and so long, as Tenant pays the rents reserved by this
Lease and performs and observes all the covenants and provisions hereof,  Tenant
shall quietly enjoy the demised Premises, subject, however, to the terms of this
Lease, and Landlord the demised Premises throughout the terms of this Lease.

23. WAIVER OF COVENANTS.  The failure of any party to enforce the  provisions of
this  Agreement  shall not  constitute a waiver  unless  specifically  stated in
writing,  signed by the pary whose rights are Praised,  regardless  of a party's
knowledge of a breach hereunder.

24.  DEFAULT.  If Tenant  shall make  default in the  fulfillment  of any of the
covenants aid conditions hereof except default in payment of rent, Landlord may,
at its option.  after fifteen (15) days prior notice to Tenant. make performance
for Tenant and for the purpose  advance  such amounts as may be  necessary.  Any
amounts so advance,.  or any expense incurred,  or sum of money paid by Landlord
by reason of the  failure  of Tenant  to comply  with any  covenant.  agreement,
obligation  or  provision  of this Lease.  or in  defending  any action to which
landlord

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may, be  subjected  by reason of any such  failure for any reason of this Lease,
shall be deemed to be additional  rent for the leased  Premises and shall be due
and payable to Landlord on demand. The acceptance by Landlord of any installment
of fixed rent, or of any additional  rent due under this or any, other paragraph
of this lease, shall not be a waiver of any other rent then due nor of the right
to demand the  performance  of any other  obligation  of the  Tenant  under this
Lease.  Interest  shall be paid to Landlord on, all sums advanced by Landlord at
an annual interest rate of ten (10%) percent.

If  Tenant  shall  make  default  in  fulfillment  of any of  the  covenants  or
conditions  of this Lease (other than the  covenants  for the payment of rent or
other  amounts) and any such default shall continue for a period of fifteen (15)
days after written  notice,  then  Landlord may  terminate  this Lease by giving
Tenant written notice of such termination and thereupon, this Lease shall expire
as fully and  completely as if that day were the date  definitely  fixed for the
expiration  of the term of this Lease and Tenant  shall quit and  surrender  the
leased Premises.

25. DEFAULT IN RENT,  INSOLVENCY OF TENANT.  If Tenant shall make default in the
payment of the rent reserved  hereunder,  or any part thereof,  or in making any
other payment  herein  provided  for. and any such default shall  continue for a
period of ten (10) days, or if Tenant shall be legally dismissed therefrom by or
under an  authority  other than  Landlord,  or if Tenant shall file a voluntary,
petition in  bankruptcy  or if Tenant shall file any  petition or institute  any
proceedings  under any  insolvency  of Bankruptcy  Act or any amendment  thereto
hereafter made,  seeking to effect its  reorganization or a composition with its
creditors,  or if in any  proceedings  based  on the  insolvency  of  Tenant  or
relating to bankruptcy proceedings, a receiver or trustee shall be appointed for
Tenant or the leased premises or if any  proceedings  shall be commenced for the
reorganization  of Tenant or if the  leasehold  estate  created  hereby shall be
taken on  execution or by any process of law or if Tenant shall admit in writing
its  inability  to pay its  obligations  generally  as  they  become  due,  then
Landlord.  in addition to any other  rights or remedies it may have,  shall have
the  immediately  right of re-entry and may remove all persons and property from
the premises.  Such property may be removed and stored in a public  warehouse or
elsewhere  at the cost of and for the account of Tenant.  Landlord  may elect to
re-enter,  as herein provided,  or Landlord may take possession pursuant to this
Lease and re-let said premises or any part thereof for such term of terms (which
may be for a term extending beyond the term of this Lease) and at such rental or
rentals and upon such other terms and  conditions as Landlord in the exercise of
Landlord's sole discretion may deem advisable with the right to make alterations
and  repairs  to said  premises.  Upon each  such  re-letting,  Tenant  shall be
immediately  liable  for  and  shall  pay  to  Landlord.   in  addition  to  any
indebtedness due hereunder.  the costs and expenses of such re-letting including
advertising costs.  brokerage fees, any reasonable  attorney's fees incurred and
the cost of such alterations and brokerage fees, any reasonable  attorney's fees
incurred and the cost of such  alterations and repairs  incurred by Landlord and
the amount if any, by which the rent  increased  in this Lease for the period of
such  re-letting,  (up to but not beyond  the term of this  Lease)  exceeds  the
amount  agreed  to be paid as rent  for the  premises  for said  period  of such
re-letting.  If Tenant has been  credited  with any rent to be  received by such
re-letting  and such rents  shall not be  promptly  paid to  Landlord by the new
Tenant.  such deficiency shall be calculated and paid monthly by Tenant. No such
re-letting,  or taking possession of the premises by Landlord shall be construed
as an  election  by  Landlord to  terminate  this Lease  unless the  termination
thereof be decreed b%, a court of competent  jurisdiction or stated specifically
by the  Landlord  in  writing  addressed  to  Tenant.  Notwithstanding  any such
re-letting  without  termination,  Landlord may at any time thereafter  elect to
terminate  this Lease for such  previous  breach.  Should  Landlord  at any time
terminate  this lease for any  breach,  in  addition  to any  warrant and defend
Tenant in the enjoyment and peaceful  possession other remedy Landlord may have,
Landlord  may recover  from Tenant all damages  Landlord  may incur by reason of
such breach, including the cost of recovering the premises including attorney 's
fees court costs and storage charges and including the worth at the time of such
termination of the excess,  if any of the amount of rent and charges  equivalent
to rent reserved in the remainder of the stated term, all of which amounts shall
be immediately,  due and payable from Tenant to Landlord. In no event shall this
Lease or any  rights or  privileges  hereunder  be an asset of Tenant  under any
bankruptcy insolvency or reorganization proceedings.

                                       85

<PAGE>

26. ENFORCEMENT.  In the event either party shall enforce the terms of the Lease
by suit or otherwise,  party at fault shall pay the costs and expenses  incident
thereto, including a reasonable attorney's fee.

27. FAILURE TO PERFORM COVENANT. Any failure on the part of either party to this
Lease to perform any obligation hereby shall be excused if such failure or delay
is caused by any strike  lockout  governmental  restriction or any similar cause
beyond the control of the party so failing to perform, to the extent and for the
period that such continues.

28. RIGHTS OF SUCCESSORS AND ASSIGNS.  The covenants and agreements contained in
this Lease  will  apply to,  inure to the  benefit  of, and be binding  upon the
parties hereto,  their heirs,  distributees,  executors,  administrators,  legal
representatives,  assigns,  and upon their  respective  successors  in  interest
except as expressly, otherwise herein above provided.

29.  TIME.  Time is of the  essence of this Lease and every term,  covenant  and
condition herein contained.

30.  LIENS.  Tenant  agrees not to permit any lien for monies owing by Tenant to
remain  against the leased  premises  for a period of more than thirty (3O) days
following discovery, of the same by Tenant provided. however that nothing herein
contained  shall  prevent  Tenant,  in good  faith  and  for  good  cause,  from
contesting in the courts the claim or claims of any person,  firm or corporation
growing  out  of  Tenant's  operation  of  the  demised  premises  or  costs  of
improvements by Tenant on the said premises,  and the postponement of payment of
such claim or claims,  until such contest shall finally be decided by the courts
shall not be a violation of this Agreement or any covenant  thereof.  Should any
such lien be filed and not  released or  discharged  or action not  commenced to
declare the same invalid within thirty, (30) days after discovery of the same by
Tenant,  Landlord may at Landlord's option (but without any obligation so to do)
pay and  discharge  such lien and may likewise  pay and  discharge  an%,  taxes,
assessments  or other  charges  against  the  leased  premise  which  Tenant  is
obligated to pay and which may or might become a lien on said  premises.  Tenant
agrees to repay any sum so paid by Landlord upon demand  therefore,  as provided
for in paragraph 21 herein.

31.  CONSTRUCTION OF LEASE.  Words of gender used in this Lease shall be held to
include any other  gender,  and words in the  singular  number  shall  beheld to
include the plural when the sense requires.

32. PARAGRAPH  HEADINGS.  The paragraph heading as to the contents of particular
paragraphs  herein,  are inserted only for  convenience and are in not way to be
construed  as part of such  paragraph  or as a  limitation  on the  scope of the
particular paragraph to which they refer.

33. NOTICES.  It is agreed that the legal address of the parties for all notices
required  or  permitted  to be given  hereunder.  or for  purposes  of  billing,
process.  correspondence,  and any other  legal  purposes  whatsoever,  shall be
deemed  sufficient  if given by  communication  in writing by United States mail
postage prepaid and certified and addressed as follows:

If to Landlord. at the following, address:  51 East 400 South Suite 210
                                            Salt Lake City, Utah 84111

If to Tenant, at the following address:     9514 Shellywood Circle
                                            South Jordan, Utah 84095

                                       86

<PAGE>

14. COMMISSIONS.  Landlord acknowledges the service of InterNet Properties. Inc.
as Real Estate Broker in this  transaction and in consideration of the effort of
said Broker in obtaining Tenant herein, does hereby, agree to pay to said broker
for services rendered,  commissions on the rental of the demised Premises.  Said
Broker  shall be entitled to his  commissions  regardless  of whether or not the
Premises are taken as a result of the exercise of the power of eminent domain or
by an agreement in lieu thereof.

35.  GOVERNING  LAW.  The  terms  of this  agreement  shall be  governed  by and
construed in accordance the state of Utah.

36.  DOCUMENTATION.   The  parties  hereto  agree  to  e\ecute  such  additional
documentation  as may be  necessary or desirable to carry out the intent of this
Agreement.

37.  CONTINGENCY  REGARDING  USE. This Lease is  contingent  upon there being no
restrictions,  covenants,  agreements,  laws, ordinances,  rules or regulations,
which would  prohibit  Tenant from using the above  described  Premises  for the
purposes described herein.

38. INDEMNIFICATION OF LANDLORD.  Tenant as a material part of the consideration
to be rendered to Landlord  under this  Lease,  shall hold  Landlord  exempt and
harmless  from any  damage  or  injury  to any  person,  or  goods,  wares,  and
merchandise  of anv person,  arising  from the use of the  Premises by Tenant or
from the failure of the Tenant to keep the Premises in good condition and repair
as herein provided.

39.  EMINENT  DOMAIN.  If at any time  during  the term of this Lease the entire
Premises or any,  part thereof shall be taken as a result of the exercise of the
power of eminent  domain or by an  agreement in lieu  thereof,  this Lease shall
terminate  as to the part so taken  as of the  date  possession  is taken by the
condemning authority.

     If all or any substantial portion of the Premises shall be taken,  Landlord
may terminate this Lease at its option,  by giving Tenant written notice of such
termination  within thirty (30) day's of such taking. If all or a portion of the
Premises  taken  are  so  substantial  that  Tenant's  use of  the  Premises  is
substantially  impaired,  Tenant may  terminate  this Lease at its  option,  but
giving,  landlord written notice of such termination  within thirty (30) days of
such taking. If neither party terminates this Lease pursuant this Article.  this
Lease  shall  remain in full force and effect,  except that the rent  payable by
Tenant  hereunder  shall  be  reduced  in the  proportion  that  the area of the
Premises so taken bears to the total Premises.

     Landlord  shall be entitled to and Tenant  hereby  assigns to Landlord  the
entire  amount of any award in  connection  with such taking.  Nothing,  in this
Article shall give Landlord any interest in or preclude Tenant from seeking,  on
its own account,  any award  attributable to the taking of personal  property or
trade  mixtures  belonging  to  Tenant,  or for  the  interruption  of  Tenant's
business.

40.  REPRESENTATION  REGARDING  AUTHORITY.  The  persons who have  excited  this
Agreement  represent  and warrant that they are duly  authorized to execute this
Agreement in their individual or representative capacity as indicated.

41. ENTIRE AGREEMENT.  This Lease Agreement constitutes the entire agreement and
understanding  between the parties hereto and supersedes all prior  discussions.
understandings  and  agreements.  This  Agreement  may not be altered or amended
except by a subsequent written agreement executed by all of the parties hereto.

                                       87

<PAGE>

42. REVIEW OF DOCUMENTS.  The parties  hereto  represent that they have read and
understand  the terms of this Lease  Agreement,  and that they have sought legal
counsel to the extent deemed  necessary,  in order to protect  their  respective
interests.

43. KEYS & LOCKS.  The Tenant shall not change  locks or install  other locks on
doors without the written consent of the Landlord who agrees not to unreasonably
withhold his consent.  Tenant upon the  termination of the Tenancy shall deliver
to the Landlord  all the keys to the offices,  rooms and toilet rooms which have
been furnished the Tenant.

44. AUCTION,  FIRE OR BANKRUPTCY SALE.  Tenant shall not conduct any auction nor
permit any fire or bankruptcy sale to be held on the Premises.

45. ESTOPPEL CERTIFICATE.

     45.1 Landlord's Right to Estoppel Certificate. Tenant shall, within fifteen
(15) days after  Landlord's  request,  execute and deliver to Landlord a written
declaration in recordable  form:  (1) ratifying  this Lease:  (2) expressing the
Commencement Date and termination date hereof; (3) certifying that this Lease is
in full force and effect and has not been assigned,  modified,  supplemented  or
amended (except by such writing and shall be state (4) that all conditions under
this Lease to be performed by Landlord have been  satisfied;  (5) that there are
no defenses or offsets against the enforcement of this Lease by the Landlord, or
stating those claimed by Tenant;  (6) the amount of advance rental,  if any, (or
none if such is the case) paid by Tenant;  (7) the date to which rental has been
paid: (8) the amount of security  deposited  with  Landlord;  and (9) such other
information  as Landlord may reasonably  request.  Landlord's  mortgage  lenders
and/or purchasers shall be entitled to rely upon such declaration.

     45.2 Effect of Failure to Provide Estoppel Certificate. Tenant's failure to
furnish  any  Estoppel  Certificate  within  fifteen  (15) days  after  request,
therefore  it shall be  conclusively  presumed  that:  (a) this Lease is in full
force and effect without  modification in accordance with the terms set forth in
the request:  (be) that there are no unusual breaches or defaults on the part of
the  Landlord;  and (c) no more  than one (1)  month's  rent  has  been  paid in
advance.

     Landlord  and Tenant  have  signed this Lease at the place and on the dates
specified  adjacent to their  signature below and ave initialed all Riders which
are attached to or incorporated by reference in this Lease.

46.      MISCELLANEOUS.

         1. Upon  execution  of this  Lease and the  receipt  of  $1,600,  to be
credited towards the first ten months rent (Januarv 2000),  Tenant will be given
possession of the premises.

Signed on Nov 16th, 1999                            By     /s/ John Afridi
                                                           ------------------
                                                    John Afridi

Signed on Nov 12th, 1999                            By    /s/ Jason Nunley
                                                          ----------------
                                                   Jason Nunley

CONSULT YOUR  ATTORNEY - This  document  has been  prepared for approval by your
attorney.   No  representation  or  recommendation  is  made  as  to  the  legal
sufficiency,  legal  effect,  or  tax  consequences  of  this  document  or  the
transaction to which it relates. These are questions for your attorney.

                                       88Exhibit 10(ix)
                                 LEASE AGREEMENT

1.   PARTIES  This Lease is made by and between A-Z South State  Corporation,  a
     Utah   corporation   ("Landlord"),   and  Frank  Saucedo  and  Ana  Sanchez
     ("Tenant").

2.   PREMISES  Landlord  hereby leases to Tenant and Tenant leases from landlord
     1370 State  Street for the term stated  herein,  at the rental and upon the
     conditions  set forth herein,  that certain real  property  situated in the
     County of Salt Lake, State of Utah commonly described as a one story office
     building  located at 1370 South State Street,  Salt Lake City,  Utah 84101;
     Approximately 2,500 Square Feet of Show Room/ Retail/ Office/ Storage space
     with parking in rear ( the "Premises").

3.       TERM

         3.1 Term. The term of this lease shall be for twelve months  commencing
         on January 1, 2001 (Commencement Date") and ending on December 31, 2001
         unless terminated sooner pursuant to any provision hereof.

         3.2 Delay in Commencement.  Notwithstanding  said Commencement Date, if
         for any reason  Landlord  cannot deliver  possession of the Premises to
         Tenant on said date,  Landlord  shall not be  subject to any  liability
         therefore,  nor shall such failure affect the validity of this Lease or
         the obligations of Tenant  hereunder or extend the term hereof,  but in
         such case Tenant shall not be obligated to pay rent until possession of
         the Premises is tendered to Tenant; provided, however, that if Landlord
         shall not have delivered  possession of the Premises  within sixty (60)
         days from said  Commencement  Date,  Tenant may, at Tenant's option, by
         notice in writing to Landlord within ten (10) days  thereafter,  cancel
         this Lease,  in which event the parties  shall be  discharged  from all
         obligations  hereunder.  If Tenant  occupies the Premises prior to said
         Commencement  Date,  such occupancy  shall be subject to all provisions
         hereof,  such occupancy shall not advance the termination date, and the
         Tenant shall pay rent for such period at the initial  monthly rates set
         forth below.

4.   BASIC RENTAL PAYMENTS

         4.1 Basic  Annual  Rent.  Tenant  agrees to pay the  Landlord  as basic
         annual rent (the  "Basic  Annual  Rent") at such place as Landlord  may
         designate,  without prior demand therefore and without any deduction or
         set off whatsoever, the following:

               Lease of approximately  2,500 square feet.  Monthly  installments
               from January 1, 2001 until December 31, 2001: $1,700.00.

         Said monthly  installments shall be paid in advance on the first day of
         each calendar month during the term of the lease.  Simultaneously  with
         the  execution  hereof,  Tenant has paid to Landlord the first  month's
         rent,  receipt  whereof is hereby  acknowledged  subject to collection,
         however, if made by check. In the event the Commencement Date occurs on
         a day other than the first day of a calendar month,  then rent shall be
         paid on the Commencement Date for the initial fractional calendar month
         pro-rated on a per diem basis (based upon a thirty (30) day month), and
         paid on the Commencement Date.

                                       89

<PAGE>

         4.2  Additional  Monetary  Obligations.  Tenant  shall also pay as base
         rental (in  addition to the Basic  Annual Rent) all other sums of money
         as shall  become due and payable by Tenant to Landlord  under the other
         Sections of this Lease  including,  but not limited to, those  required
         under  Paragraphs  7.1 and 24 hereunder.  Landlord  shall have the same
         remedies in the case of a default in the payment of sums required under
         this  Section as are  available to Landlord in the case of a default in
         the payment of one or more installments of the Basic Annual Rent.

         ADDITIONAL RENT. All charges payable by Tenant other than Base Rent are
         called "Additional Rent". Unless this Lease provides otherwise,  Tenant
         shall pay All Additional  Rent when billed.  The Term "rent" shall mean
         Base Rent and Additional Rent.

               (a) "Tenant  Proportionate  Share"shall  mean thirty five percent
               (35%).

               (b)"Lease  Year" shall mean any twelve month period  beginning on
               the Commencement Date or any anniversary  thereof during the term
               of the lease.

               (c)  "Estimated  Basic Costs" shall mean the projected  amount of
               Basic  Costs for any given  Lease year as  estimated  by Landlord
               prior to the commencement of such Lease Year.

         4.3 Late Charges.  In the event that Tenant shall fail to pay said rent
         (including  any  additional  rental due  hereunder)  on the due date or
         within five (5) days thereafter,  a late charge of ten percent (10%) of
         the  amount  delinquent  shall be added to said  rental and paid to the
         Landlord together therewith.

5.   SECURITY  DEPOSIT  Tenant  deposited  with  Landlord  on May 25,  2000 upon
     execution  original  Lease  $2,000.00  as security  for  Tenant's  faithful
     performance of Tenant's obligations  hereunder.  Landlord may use, apply or
     retain all or any  portion of said  deposit  for the payment of any rent or
     other  charge  in  default  or for the  payment  of any  other sum to which
     Landlord  may  become  obligated  by reason of  Tenant'  s  default,  or to
     compensate  Landlord  for any loss or  damage  which  Landlord  may  suffer
     thereby. If Landlord so uses or applies all or any portion of said deposit,
     Tenant shall within ten (10) days after written  demand  therefore  deposit
     cash with  Landlord in an amount  sufficient to restore said deposit to the
     full amount  herein above  stated and Tenant's  failure to do so shall be a
     material breach of this Lease.  Landlord shall not be required to keep said
     deposit  separate  from its general  accounts.  If Tenant  performs  all of
     Tenant's obligations hereunder, said deposit, or so much thereof as has not
     theretofore been applied by Landlord,  shall be returned,  without payments
     of interest or other  increment  for its use, to Tenant (or, at  Landlord's
     option, to the last assignee,  if any, of Tenant's  interest  hereunder) at
     the  expiration  of the term  hereof,  and after  Tenant  has  vacated  the
     Premises.  No trust  relationship  is created herein  between  Landlord and
     Tenant with respect to said Security Deposit.

6.   AUTHORIZED  USE Tenant  shall use the  leased  Premises  for the  following
     purpose,  and for no other purpose whatsoever,  without the written consent
     of Landlord first had and obtained: general office and retail. Tenant shall
     not commit or  knowingly  permit or allow any waste of the leased  Premises
     and shall not knowingly  permit any part of the leased  Premises to be used
     for any  unlawful  purpose.  The Tenant  will  comply  with all  applicable
     Federal,  State and local laws,  ordinances and regulations relating to the
     leased Premises and its use and operation by the Tenant.

                                       90

<PAGE>

7.   PROPERTY TAXES

         7.1 Real Property Taxes.  Tenant shall pay thirty five percent (35%) of
         the Real Property Taxes on the Property (and 100% of any fees, taxes or
         assessments  against,  or  as  a  result  of  any  Tenant  improvements
         installed on the  Property by or for the benefit of Tenant)  during the
         Lease Term. Subject to paragraph7.3,  such payment shall be made within
         fifteen  (15)  days  after  receipt  of  Landlord's  written  statement
         Landlord  shall  reimburse  Tenant for any real property  taxes paid by
         Tenant  covering  any period of time prior to or after the Lease Term..
         If Tenant fails to pay the real property  taxes when due,  Landlord may
         pay the taxes and Tenant  shall  reimburse  Landlord  for the amount of
         such tax  payment as  Additional  Rent,  together  with the late charge
         under paragraph 4.

         7.2 Definition of "Real Property Tax".  Real property tax means:(i) any
         fee, license fee, license tax, business license fee,  commercial rental
         tax,  levy,  charge,  assessment,  penalty or tax imposed by any taxing
         authority against the property; (ii) any tax on the Landlord's right to
         receive,  or the receipt of rent or income from the Property or against
         Landlord's  business of leasing the  Property;  (iii) any tax or charge
         for fire protection,  streets,  sidewalks, road maintenance,  refuse or
         other  services  provided to the Property by any  governmental  agency:
         (iv)any tax imposed upon this transaction or based upon a re-assessment
         of the Property due to a change of ownership,  as defined by applicable
         Law,  other  transfer  of all or part  of  Landlord's  interest  in the
         Property;  and (v)  any  charge  or fee  replacing  any tax  previously
         included  within the  definition of real  property  tax." Real property
         tax" does not,  however,  include  Landlord's  federal or state income,
         franchise, inheritance or estate taxes.

         7.3 Tax  Assessment.  Tenant agrees to pay thirty five percent (35%) of
         Real  Property  Tax  assessed  to the entire  parcel  owned by Landlord
         within fifteen (15) days after receipt of Landlord's written statement.

         7.4  Personal  Property  Tax.  (i) Tenant  shall pay all taxes  charged
         against trade  fixtures,  furnishings,  equipment or any other personal
         property  belonging  to  Tenant.  Tenant  shall  try to  have  personal
         property taxed  separately  from the Property.  (ii) If any of Tenant's
         personal property is taxed with the Premises, Tenant shall pay Landlord
         the taxes for the  personal  property  within  fifteen  (15) days after
         Tenant  receives a written  statement  from  Landlord for such personal
         property taxes.

8.   INSURANCE

         8.1 Fire and Casualty Insurance.  It shall be the responsibility of the
         Tenant to insure his equipment,  furniture  fixtures and other personal
         property.   Tenant  shall   insure  and  keep  insured  his   leasehold
         improvements  against  the  perils of fire,  lightning,  the  "Extended
         Coverages," vandalism and malicious mischief in an amount sufficient to
         provide  recovery  of  not  less  than  ninety  percent  (90%)  of  the
         replacement value of Tenant's  leasehold  improvements.  Such insurance
         shall be made  payable  to  Landlord  and  Mortgagee  (if any) as their
         interests  may appear.  Tenant shall be  responsible  for any damage to
         Premises  as a  result  of  forced  entry  into his  space or  burglary
         thereof.  Such insurance provided for hereunder shall be with a company
         or companies  acceptable to Landlord and shall be procured and paid for
         by Tenant,  and said policy or policies  will be delivered to landlord.
         Such insurance may, at Tenant's election,  be carried under any General
         Blanket  Insurance  Policy  of  Tenant;   provided,   however,  that  a
         satisfactory  Certificate of Insurance,  together with proof of payment
         of the premium, shall be deposited with Landlord.

                                       91

<PAGE>

         Upon  Landlord's  written  request,   Tenant  agrees  to  reinvest  all
         insurance proceeds received from the loss, damage or destruction of the
         leasehold  improvements  to  rebuild  said  improvements  in  a  manner
         satisfactory to Landlord, regardless of whether or not Tenant elects to
         terminate this Lease as herein provided.  In the event Tenant elects to
         terminate  this Lease as provided in Paragraph 18, and  providing  said
         leasehold  improvements are not rebuilt,  Tenant does hereby assign all
         of his right,  title and interest in the  insurance  proceeds  covering
         leasehold improvements to Landlord.

         Landlord shall insure the Premises (as a Basic Cost) against the perils
         of fire,  lightning,  the "Extended Coverages," vandalism and malicious
         mischief in an amount  sufficient to provide  recovery of not less than
         ninety  percent  (90%)  of  replacement  value  exclusive  of  Tenant's
         leasehold improvements.

         8.2  Increasing  Insurance  Risk on Leased  Premises.  Tenant  will not
         permit  said leased  Premises  to be used for any  purpose  which would
         render the  insurance  thereon  void or cause  cancellation  thereof or
         increase the insurance risk or insurance premiums in effect at the time
         just prior to the  commencement of the term of this Lease.  Tenant will
         not keep,  use or sell,  or allow to be kept,  used or sold in or about
         the leased  Premises,  any articles or material which are prohibited by
         law or by standard fire insurance  policies of the kind  customarily in
         force  with  respect  to  premises  of the same  general  type as those
         covered by this Lease. Tenant further agrees to pay to the Landlord, on
         demand,  any increase in insurance  premiums on the Premises  resulting
         from Tenant's  actions or occupancy,  over those  premiums in effect at
         the time just prior to the  commencement  of the term of this Lease.  A
         mutual  agreement  between Tenant and Landlord must be met prior to any
         change in insurance coverage of Landlord Policy that would increase the
         payments of Tenant under this Paragraph.

         8.3 Liability  Insurance and Property  Insurance.  Tenant will pay it's
         proportionate  share of the Liability  Insurance and Property Insurance
         on the building. Tenant shall pay such share to Landlord within fifteen
         (15) days after receipt of Landlord's written statement.

9.   UTILITIES Tenant shall pay, directly to the appropriate supplier,  the cost
     of all natural gas, heat, light,  power, sewer service,  telephone,  water,
     refuse disposal and other utilities and services  supplied to the property.
     However,  if any  services  or  utilities  are jointly  metered  with other
     property,  Tenant must pay Tenant's proportionate share of the cost of such
     utilities  and services and Tenant shall pay such share to Landlord  within
     fifteen  (15) days  after  Landlord  provides  Tenant a written  receipt of
     service or utility.

10.  REPAIR  AND CARE OF  BUILDING  Tenant  agrees to keep the  interior  of the
     building and the  improvements on the Premises in good condition and repair
     and agrees to pay for all labor,  materials and other repairs, to clean and
     paint  the  interior  of the  leased  Premises  as the same may or might be
     necessary in order to maintain  said  Premises in a clean,  attractive  and
     sanitary condition. Tenant agrees to maintain, clean and repair, if needed,
     the floor covering  within the leases  premises.  Tenant is responsible for
     the cleaning and suppling the restrooms on the Premises  during the term of
     the lease in the  building  located at 1370 South State  Street,  Salt Lake
     City, Utah .

11.  REPAIR OF BUILDING BY LANDLORD Landlord agrees, for the term of this Lease,
     to maintain the roof in good  condition and to repair any latent defects in
     the exterior walls,  floor joints,  and foundations.  Landlord shall repair
     any  defects in the  plumbing,  electrical,  heating  and air  conditioning
     systems  prior to the date of  occupancy,  as well as any damage that might
     result from acts of Landlord or Landlord's representatives.  Landlord shall
     not,  however,  be obligated to repair any such damage until written notice
     of the need of repair  shall have been given to  Landlord  by Tenant,  and,
     after such notice is so given,  landlord  shall have a  reasonable  time in
     which to make such repairs.

                                       92

<PAGE>

12.  CONDITION  OF THE  PREMISES  Tenant  accepts  the  leased  Premises  in the
     condition  they  are in at  the  time  of its  taking  possession  of  said
     Premises.  Tenant agrees,  if, during the term of this Lease,  Tenant shall
     change  the usual  method of  conducting  Tenant's  business  on the leased
     Premises,  or should Tenant install  thereon or therein any new facilities,
     or  should  new  laws  and  regulations  be  imposed  concerning   Tenant's
     authorized use,  Tenant will, at the sole cost and expense of Tenant,  make
     alterations  or  improvements  in or to the demised  Premises  which may be
     required  by  reason  of any  Federal  of State  law,  or by any  municipal
     ordinance, or regulation applicable thereto.

13.  ALTERATION OF BUILDING AND INSTALLATION OF FIXTURES AND OTHER APPURTENANCES
     Tenant may,  with written  consent of Landlord,  who agrees not to withhold
     his consent unnecessarily,  but at Tenant's sole cost and expense in a good
     workmanlike  manner,  make  such  alterations  and  repairs  to the  leased
     Premises  as Tenant may require  for the  conduct of its  business  without
     materially altering the basic character of the building or improvements, or
     weakening  any  structure  on the demised  Premises.  Tenant shall have the
     right, with the written permission of Landlord,  to erect, at Tenant's sole
     cost and expense, such temporary or permanent partitions,  including office
     partitions,  as may be  necessary  to  facilitate  the handling of Tenant's
     business and to install  telephone  equipment  and wiring,  and  electrical
     fixtures,  additional  lights and wiring and other  trade  appliances.  All
     installations  shall be done in a good workmanlike  manner. Any alterations
     or  improvements  to  the  leased  Premises,   including  partitions,   all
     electrical fixtures,  lights and wiring,  shall, at the option of Landlord,
     become the property of Landlord, at the expiration or sooner termination of
     this Lease. By mutual  agreement  Tenant shall have the right to change any
     leasehold  improvements prior to termination of the Lease.  Should Landlord
     request  Tenant to remove  all or any part of the  above  mentioned  items,
     Tenant  shall do so prior to the  expiration  of this  Lease and repair the
     Premises  as  described  below.   Temporary  shelves,  bins  and  machinery
     installed  by Tenant shall remain the property of Tenant and may be removed
     by Tenant at any time;  provided,  however,  that all covenants,  including
     rent,  due hereunder to Landlord shall have been complied with and/or paid.
     At the  expiration or sooner  termination  of this Lease,  or any extension
     thereof, Tenant shall remove said shelves, bins and machinery,  and repair,
     in a good  workmanlike  manner,  all damage done to the leased  premises by
     such removal.

14.  ERECTION AND REMOVAL OF SIGNS Tenant may, if building policy permits, place
     suitable  signs on the leased  Premises for the purpose of  indicating  the
     nature of the  business  carried on by Tenant in such  Premises;  provided,
     however,  that such  signs  shall be in  keeping  with  other  signs in the
     district where the leased Premises are located; and provided, further, that
     the location and size of such signs shall be approved by Landlord  prior to
     their  erection.  Signs shall be removed  prior to the  expiration  of this
     lease and any  damage to the  leased  Premises  caused by  installation  or
     removal of signs shall be  repaired  at  expenses  of the Tenant.  All work
     shall be completed in a good workmanlike manner.

15.  GLASS Tenant agrees to immediately replace all glass in the Premises broken
     or damaged  during the term of this Lease with glass of the same quality as
     that broken or damaged.

16.  RIGHT OF ENTRY BY LANDLORD  Tenant shall permit  inspection of the premises
     during  reasonable  business  hours,  with prior 24-hour  notification,  by
     Landlord  or  Landlord's  agents  or  representatives  for the  purpose  of
     ascertaining  the  condition of the Premises and in order that Landlord may
     make such repairs as may be required to be made by Landlord under the terms
     of this Lease. Thirty (30) days prior to expiration of this Lease, Landlord
     may post  suitable  notice on the Premises that the same are "For Rent" and
     may show the  Premises  to  prospective  tenants at  reasonable  times with
     24-hour  notification.  Landlord may not,  however,  thereby  unnecessarily
     interfere with the use of Premises by Tenant.

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17.  ASSIGNMENT AND SUBLETTING Neither this Lease nor any interest herein may be
     assigned by Tenant  voluntarily,  involuntarily or by operation of law, and
     neither all nor any part of the leased Premises shall be sublet by tenant.

18.  DAMAGE OR  DESTRUCTION If the Premises or any part thereof shall be damaged
     or destroyed by fire or other casualty,  Landlord shall promptly repair all
     such damage and restore the demised Premises without expense or interest to
     Tenant,  subject to delays due to adjustment of insurance  claims,  strikes
     and other causes beyond Landlord's  control.  If such damage or destruction
     shall render the Premises  untenantable in whole or in part, the rent shall
     be abated  wholly or  proportionately  as the case may be until the  damage
     shall be repaired and the Premises  restored.  If the damage or destruction
     shall be so  extensive  as to  require  the  substantial  rebuilding,  i.e.
     expenditure  of  fifty  percent  (50%) or more of  replacement  cost of the
     building  or  buildings  on the  Premises,  Landlord or Tenant may elect to
     terminate  this Lease by written  notice to the other given  within  thirty
     (30) days after occurrence of such damage or destruction.

     Landlord and Tenant hereby release each other from  responsibility for loss
     or damage  occurring on or to the leased  Premises or the premises of which
     they are a part or to the  contents  of either  thereof,  caused by fire or
     other hazards  ordinarily  covered by fire and extended coverage  insurance
     policies and each waives all rights of recovery  against the other for such
     loss of damage.  Willful  misconduct  lawfully  attributed to either party,
     whether in whole or in part, as a contributing cause of the casualty giving
     rise to the loss or  damage,  shall  not be  excused  under  the  foregoing
     release and waiver.

19.  INJURIES AND PROPERTY  DAMAGE  Tenant agrees to indemnify and hold harmless
     Landlord of and from any and all claims of any kind or nature  arising from
     Tenant's use of the demised  Premises  during the term  hereof,  and Tenant
     hereby  waives  all claims  against  Landlord  for damage to goods,  wares,
     merchandise  or for  injury to persons  in and upon the  Premises  from any
     cause  whatsoever,  except  such as might  result  from the  negligence  of
     Landlord or Landlord's  representatives  or from  performance  by Landlord.
     Tenant  shall at all times  during  the term  hereof  keep in  effect  with
     responsible  companies  liability  insurance  in the  names  of and for the
     benefit of Tenant and Landlord with limits as follows:

     Bodily Injury, $500,000 each occurrence;  Property Damage,  $100,000; or in
     lieu  thereof,  a  combined  limit of bodily  injury  and  property  damage
     liability of not less than $1,000,000.

     Such  insurance  may, at Tenant's  election,  be carried  under any general
     blanket  coverage of Tenant.  A renewal  policy  shall be procured not less
     than ten (10) days prior to the  expiration  of any policy.  Each  original
     policy or a certified copy thereof,  or a  satisfactory  certificate of the
     insured  evidencing  insurance carried with proof of payment of the premium
     shall be deposited with Landlord. Tenant shall have the right to settle and
     adjust all  liability  claims and all other  claims  against  the  insuring
     companies, but without subjecting Landlord to any liability or obligation.

20.  SURRENDER OF PREMISES Tenant agrees to surrender the leased Premises at the
     expiration or sooner  termination of this Lease, or any extension  thereof,
     in the same condition as when said Premises were delivered to Tenant, or as
     altered,  pursuant to the provisions of this Lease, ordinary wear, tear and
     damage by the elements  excepted,  and tenant shall remove all its personal
     property.

21.  HOLDOVER  Should the Landlord permit Tenant to holdover the leased Premises
     or any part thereof after the  expiration  of the term of this Lease,  then
     and unless otherwise agreed in writing,  such holding over shall constitute
     a tenancy from month to month only, and shall in no event be construed as a
     renewal of this

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     Lease and all provisions of this Lease not inconsistent with a tenancy from
     month to month  shall  remain in full force and effect  during the month to
     month tenancy.  Once Holdover  commences,  Tenant shall be required to give
     Landlord  thirty (30) days prior written notice of its intent to vacate the
     Premises. The rental for the month to month tenancy shall be on twenty five
     percent (25%) then the tenant's actual rent at that time.

22.  QUIET  ENJOYMENT  If and so long as Tenant pays the rents  reserved by this
     Lease and performs and observes all the  covenants and  provisions  hereof,
     Tenant shall quietly enjoy the demised Premises,  subject,  however, to the
     terms of this Lease,  and Landlord  will  warrant and defend  Tenant in the
     enjoyment and peaceful  possession of the demised  Premises  throughout the
     terms of this Lease.

23.  NO SMOKING  ENVIRONMENT  Tenant agrees that the premises are smoke free and
     that the use of any  smoking  product  within the  building  is an event of
     default under this lease.  Smoking  product  includes but is not limited to
     cigarettes, cigars and pipes.

24.  WAIVER OF COVENANTS  The failure of any party to enforce the  provisions of
     this Agreement shall not constitute a waiver unless  specifically stated in
     writing, signed by the party whose rights are deemed waived,  regardless of
     a party's knowledge of a breach hereunder.

25   DEFAULT If Tenant  shall  make  default  in the  fulfillment  of any of the
     covenants and conditions hereof except default in payment of rent, Landlord
     may, at its option, after fifteen (15) days prior written notice to Tenant,
     make  performance  for Tenant and for that purpose  advance such amounts as
     may be necessary.  Any amounts so advanced, or any expense incurred, or sum
     of money paid by Landlord by reason of the failure of Tenant to comply with
     any  covenant,  agreement,  obligation  or provision  of this Lease,  or in
     defending  any action to which  Landlord  may be subjected by reason of any
     such failure, shall be deemed to be Additional Rent for the leased Premises
     under  Section 4 of this Lease and shall be due and  payable to Landlord on
     demand.  The acceptance by Landlord of any installment of fixed rent, or of
     any  Additional  Rent due under this or any other  Paragraph of this Lease,
     shall not be a waiver of any other rent then due nor of the right to demand
     the  performance  of any other  obligation  of the Tenant under this Lease.
     Interest  shall be paid to Landlord on all sums  advanced by Landlord at an
     annual interest rate of ten percent (10%).

     If Tenant  shall make  default in  fulfillment  of any of the  covenants or
     conditions  of this Lease (other than the covenants for the payment of rent
     or other  amounts)  and any such  default  shall  continue  for a period of
     fifteen (15) days after written  notice,  then Landlord may, at its option,
     terminate this Lease by giving Tenant  written  notice of such  termination
     and, thereupon,  this Lease shall expire as fully and completely as if that
     day were the date definitely  fixed for the expiration of the terms of this
     Lease and Tenant shall quit and surrender the leased Premises.

26.  DEFAULT IN RENT,  INSOLVENCY  OF TENANT If Tenant shall make default in the
     payment of the rent reserved  hereunder,  or any part thereof, or in making
     any other payment herein  provided for, and any such default shall continue
     for a period  of ten  (10)  days,  or if the  leased  Premises  or any part
     thereof  shall be  abandoned  or  vacated  or if  Tenant  shall be  legally
     dismissed  therefrom by or under any authority  other than Landlord,  or it
     Tenant  shall file a voluntary  petition in  bankruptcy  or if Tenant shall
     file any petition or institute  any  proceedings  under any  insolvency  or
     Bankruptcy Act or any amendment thereto  hereafter made,  seeking to effect
     its  reorganization  or a  composition  with  its  creditors,  or if in any
     proceedings  based on the  insolvency  of Tenant or relating to  bankruptcy
     proceedings,  a receiver or trustee  shall be  appointed  for Tenant or the
     leased Premises or if any proceedings shall be commenced for the

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     reorganization of tenant or if the leasehold estate created hereby shall be
     taken on  execution  or by any  process of law or if Tenant  shall admit in
     writing its inability to pay its obligations  generally as they become due,
     then  Landlord,  in addition  to any other  rights or remedies it may have,
     Landlord  may elect to  re-enter as herein  provided  or Landlord  may take
     possession  pursuant  to this Lease and re-let  said  Premises  or any part
     thereof for such term or terms  (which may be for a term  extending  beyond
     the term of this  Lease) and at such  rental or rentals and upon such other
     terms and  conditions  as  Landlord  in the  exercise  of  Landlord's  sole
     discretion  may deem  advisable  with the  right  to make  alterations  and
     repairs  to said  Premises.  Upon each  such  re-letting,  Tenant  shall be
     immediately  liable  for and  shall pay to  Landlord,  in  addition  to any
     indebtedness  due  hereunder,  the costs and  expenses  of such  re-letting
     including advertising costs, brokerage fees, any reasonable attorneys' fees
     incurred,  the cost of any alterations or repairs  required to be performed
     by  Landlord  and the amount,  if any,  by which the rent  reserved in this
     Lease for the period of such  re-letting  (up to but not beyond the term of
     this Lease)  exceeds the amount  agreed to be paid as rent for the Premises
     for said period of such  re-letting.  If Tenant has been  credited with any
     rent to be received by such re-letting and such rents shall not be promptly
     paid to Landlord by the new Tenant, such deficiency shall be calculated and
     paid  monthly by  Tenant.  No such  re-entry  or taking  possession  of the
     Premises  by  Landlord  shall be  construed  as an  election by Landlord to
     terminate this Lease unless the  termination  thereof be decreed by a court
     of competent jurisdiction or stated specifically by the Landlord in writing
     addressed  to  Tenant.   Notwithstanding   any  such   re-letting   without
     termination,  Landlord may at any time  thereafter  elect to terminate this
     Lease for such previous breach.  Should Landlord at any time terminate this
     Lease for any breach,  in addition to any other  remedy  Landlord may have,
     Landlord may recover  from Tenant all damages  Landlord may incur by reason
     of such breach,  including the cost of recovering  the Premises,  including
     attorneys'  fees,  court costs, and storage charges and including the worth
     at the time of such  termination  of the  excess,  if any, of the amount of
     rent and charges equivalent to rent reserved in the remainder of the stated
     term, all of which amounts shall be immediately due and payable from Tenant
     to  Landlord,  In no event,  shall this  Lease or any rights or  privileges
     hereunder  be an  asset of  Tenant  under  any  bankruptcy,  insolvency  or
     reorganization proceedings.

27.  ENFORCEMENT  In the event either party shall enforce the terms of the Lease
     by suit or  otherwise,  the party at fault shall pay the costs and expenses
     incident thereto, including a reasonable attorney's fee.

28.  FAILURE TO PERFORM COVENANT Any failure on the part of either party to this
     Lease to perform any obligation  hereunder shall be excused if such failure
     or delay is caused by any strike, lockout,  governmental restriction or any
     similar cause beyond the control of the party so failing to perform, to the
     extend and for the period that such continues.

29.  RIGHTS OF SUCCESSORS AND ASSIGNS The covenants and agreements  contained in
     this Lease will apply to,  inure to the benefit of, and be binding upon the
     parties hereto, their heirs, distributees, executors, administrators, legal
     representatives, assigns, and upon their respective successors in interest,
     except as expressly otherwise herein above provided.

30.  TIME Time is of the  essence for this Lease and every  term,  covenant  and
     condition herein contained.

31.  LIENS  Tenant  agrees not to permit any lien for monies  owing by Tenant to
     remain  against the leased  Premises  for a period of more than thirty (30)
     days following  discovery of the same by Tenant;  provided,  however,  that
     nothing herein  contained shall prevent Tenant,  in good faith and for good
     cause,  from  contesting  in the courts the claim or claims of any  person,
     firm or  corporation  growing out of Tenant's  operation of the Premises or
     costs of improvements by Tenant on the Premises, and the postponement of

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     payment of such  claim or  claims,  until  such  contest  shall  finally be
     decided by the  courts.  Should any such lien be filed and not  released or
     discharged  or action not  commenced  to declare  the same  invalid  within
     thirty (30) days after  discovery  of the same by Tenant,  Landlord  may at
     Landlord's  option (but without any  obligation to do so) pay and discharge
     such lien and may  likewise pay and  discharge  any taxes,  assessments  or
     other charges  against the leased Premises which Tenant is obligated to pay
     and which may or might  become a lien on said  Premises.  Tenant  agrees to
     repay any sum so paid by Landlord upon demand  therefore as provided for in
     Paragraph 21 herein.

32.  CONSTRUCTION  OF LEASE  Words of gender used in this Lease shall be held to
     include any other gender, and words in the singular number shall be held to
     include the plural when the context requires.

33.  PARAGRAPH  HEADINGS The paragraph  heading as to the contents of particular
     paragraphs  herein,  are inserted only for convenience and are in no way to
     be construed as part of such  paragraph or as a limitation  on the scope of
     the particular paragraph to which they refer.

34.  NOTICES It is agreed that the legal  address of the parties for all notices
     required or  permitted to be given  hereunder,  or for purposes of billing,
     process, correspondence,  and any other legal purposes whatsoever, shall be
     deemed  sufficient  if given by  communication  in writing by United States
     mail, postage prepaid and addressed as follows:

         If to Landlord, at the following address:
         A-Z   South State Corporation
         268 West 400 South, Suite 300
         Salt Lake City, Utah 84101
         Tel. 801-575-8073
         Fax 801-522-0812

         If to Tenant, at the following address:
         Frank Saucedo  and Anna Sanchez
         1370 South State Street
         SLC, Utah 84101

35.  GOVERNING LAW AND VENUE The validity,  interpretation,  and  performance of
     this  Lease  shall be  governed  by the laws of the State of Utah,  without
     regard to its law on the conflict of laws. Any dispute  arising out of this
     Lease shall be brought in a court of  competent  jurisdiction  in Salt Lake
     County,  State of Utah. The parties exclude any and all statutes,  laws and
     treaties  which would allow or require any dispute to be decided in another
     forum or by other rules of decision than provided in this Lease.

36.  DOCUMENTATION   The  parties  hereto  agree  to  execute  such   additional
     documentation  as may be  necessary or desirable to carry out the intent of
     this Lease.

37.  CONTINGENCY  REGARDING  USE This Lease is  contingent  upon there  being no
     restrictions, covenants, agreements, laws, ordinances, rules or regulations
     which would prohibit Tenant from using the above described Premises for the
     purposes described herein.

38.  INDEMNIFICATION OF LANDLORD Tenant, as a material part of the consideration
     to be rendered to Landlord under this Lease, shall hold Landlord exempt and
     harmless  from any damage or injury to any  person or the goods,  wares and
     merchandise  of any person  arising from the use of the Premises by Tenant,
     or from the failure of Tenant to keep the  Premises in good  condition  and
     repair as herein provided.

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39.  EMINENT  DOMAIN If at any time  during  the term of this  Lease the  entire
     Premises or any part  thereof  shall be taken as result of the  exercise of
     the power of eminent domain or by an agreement in lieu thereof,  this Lease
     shall  terminate as to the part so taken as of the date possession is taken
     by the condemning authority.

     If all or any substantial portion of the Premises shall be taken,  Landlord
     may terminate  this Lease at its option by giving Tenant  written notice of
     such termination  within thirty (30) days of such taking. If the portion of
     the Premises taken is so  substantial  that Tenant's use of the Premises is
     substantially impaired,  Tenant may terminate this Lease at its option, but
     after giving Landlord written notice of such termination within thirty (30)
     days of such taking.  If neither party  terminates  this Lease  pursuant to
     this Article, this Lease shall remain in full force and effect, except that
     the rent  payable by Tenant  hereunder  shall be reduced in the  proportion
     that the area of the Premises so taken bears to the total Premises.

     Landlord  shall be entitled to and Tenant  hereby  assigns to Landlord  the
     entire  amount of any award in  connection  with such a taking.  Nothing in
     this Section  shall give  Landlord any interest in or preclude  Tenant from
     seeking,  on its own  account,  any  award  attributable  to the  taking of
     personal  property  or  trade  fixtures  belonging  to  Tenant,  or for the
     interruption of Tenant's business.

40.  REPRESENTATION REGARDING AUTHORITY The persons who have executed this Lease
     represent  and warrant that they are duly  authorized to execute this Lease
     in the capacities indicated below.

41.  ENTIRE   AGREEMENT  This  Lease   constitutes  the  entire   agreement  and
     understanding   between  the  parties   hereto  and  supersedes  all  prior
     discussions,  understandings and agreements.  This Lease may not be altered
     or amended except by a subsequent  written agreement executed by all of the
     parties hereto.

42.  REVIEW OF DOCUMENTS The parties  hereto  represent  that they have read and
     understand  the terms of this Lease and that they have sought legal counsel
     to the  extent  deemed  necessary  in order  to  protect  their  respective
     interests.

43.  KEYS AND LOCKS  Tenant  shall not change  locks or install  other  locks on
     doors  without  the  written  consent  of the  Landlord  who  agrees not to
     unreasonably  withhold  its  consent.  Tenant upon the  termination  of the
     tenancy  shall  deliver to the Landlord  all the keys to the Premises  that
     have been furnished to Tenant.

44.  AUCTION,  FIRE OR BANKRUPTCY  SALE Tenant shall not conduct any auction nor
     permit any fire or bankruptcy sale to be held on the Premises.

45.  ESTOPPEL CERTIFICATE

         45.1 Landlord's  Right to Estoppel  Certificate.  Tenant shall,  within
         fifteen  (15) days after  Landlord's  request,  execute  and deliver to
         Landlord a written  declaration in recordable  form: (1) ratifying this
         Lease;  (2)  expressing  the  Commencement  Date and  termination  date
         hereof;  (3) certifying that this Lease is in full force and effect and
         has not been assigned,  modified,  supplemented  or amended  (except by
         such writing as shall be stated); (4) stating that all conditions under
         this Lease to be performed by Landlord have been satisfied; (5) stating
         that there are no defenses or offsets  against the  enforcement of this
         Lease by the Landlord,  or stating those claimed by Tenant; (6) stating
         the  amount of  advance  rental,  if any (or none if such is the case),
         paid by Tenant; (7) stating the date to which rental has been paid; (8)
         stating the amount of security deposited with Landlord; and (9) stating
         such other information as Landlord may reasonably  request.  Landlord's
         mortgage  lenders  and/or  purchasers may be entitled to rely upon such
         declaration.

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         45.2 Effect of Failure to Provide Estoppel Certificate. If Tenant fails
         to furnish any Estoppel  Certificate  within  fifteen (15) days after a
         request made pursuant to the above Paragraph, its shall be conclusively
         presumed  that:  (a) this  Lease is in full  force and  effect  without
         modification in accordance with the terms set forth in the request; (b)
         that  there are no  unusual  breaches  or  defaults  on the part of the
         Landlord;  and (C) that no more than one (1) month's rent has been paid
         in advance.

LANDLORD  AND  TENANT  HAVE  SIGNED  THIS  LEASE AT THE  PLACE  AND ON THE DATES
SPECIFIED ADJACENT TO THEIR SIGNATURES BELOW AND HAVE INITIALED ALL RIDERS WHICH
ARE ATTACHED TO OR INCORPORATED BY REFERENCE IN THIS LEASE

SPACE IS LEASED IN "AS IS" CONDITION

Signed on December 7, 2000                         By:  /s/  Richard D. Surber
                                                      ------------------------
at ________________________________                Title: President

Signed on December 8,, 2000                        By:  /s/ Frank Saucedo
                                                      -------------------------
at ________________________________                Title: Owner

CONSULT YOUR  ATTORNEY - This  document  has been  prepared for approval by your
attorney.   No  representation  or  recommendation  is  made  as  to  the  legal
sufficiency,  legal  effect,  or  tax  consequences  of  this  document  or  the
transaction to which it relates. These are questions for your attorney.

                                       99

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