Document:

<PAGE>

                                                                    Exhibit 10.7

                                 LEASE AGREEMENT

         THIS INDENTURE OF LEASE, made as of May 21, 2001, by and between FORT
WALTON RADIATION ASSOCIATES, LLP, a Florida limited liability partnership
hereinafter called "Lessor", end 21ST CENTURY ONCOLOGY, INC., a Florida
corporation, hereinafter designated as "Lessee".

                                   WITNESSETH:

         The parties hereto, for themselves, their successors or assigns, hereby
covenant and agree as follows:

         1.       CONSIDERATION:

                  That for and in consideration of rents and deposits
hereinafter stipulated, and in consideration of the performance by Lessee of the
covenants hereinafter contained by the Lessee to be kept and performed, Lessor
agrees to let and demise unto the Lessee, those certain premises (the
"Premises") located in Okaloosa County, Florida, more particularly described in
Exhibit "A" attached hereto and incorporated herein by reference.

         2.       USE:

                  The Premises shall be used solely for a medical office and for
no other use or purpose.

         3.       TERM:

                  The term of this Lease is for a period of fifteen (15) years
commencing on May 21, 2001 and ending on May 31, 2016.

         4.       RENT:

                  Lessee agrees to pay the Lessor without demand or notice at
Lessor's office designated as 2234 Colonial Boulevard. Fort Myers, FL 33907, or
such other places as Lessor shall from time to time designate, in writing, the
following rents for the aforesaid Premises for the term of this Lease, to wit:

                  a.       RENT FOR THE LEASE TERM: The total rental for the
fifteen (15) year term of this Lease shall be the sum of $2,880,000.00, payable
by the Lessee in equal monthly installments of $16,000.00 each, on or before the
first day of each month, in advance, without any deduction or setoff whatsoever.
The foregoing notwithstanding, the monthly rental amount shall be adjusted for
each Lease Year (a Lease year shall be the period beginning on June 1st of each
year beginning June 1, 2002 and ending on May 31 of the ensuing year) by the
percentage increase in the Consumer Price Index ("CPl") for the period beginning
with the Consumer Price Index for the month of March preceding the commencement
of each Lease Year and ending with the Consumer Price index for the month of
March during the Lease Year in which the adjustment is to be made. Lessee shall
also be responsible for the payment to Lessor of any sales tax or use tax due in
connection with this Lease Agreement including any sales tax deemed to be due in
connection with any payments for property taxes and insurance paid directly by
Lessee. For purposes of this Lease, the Consumer Price Index to be utilized
shall be the Consumer Price Index published by the Bureau of Labor Statistics of
the U.S. Department of Labor, using the U.S. City Average, All Urban Consumers
(1967 = 100). In the event that the foregoing Consumer Price Index is no longer
published, then a comparable index which measures inflationary factors and the
corresponding decrease in the purchasing power of the U.S. Dollar, shall be
selected by Lessor and all future Consumer Price Index adjustments called for in
the Lease shall be based upon such index. In no event shall the rental amount be
decreased due to a decrease in CPl. Lessor shall notify Lessee in writing of the
amount of the increased Minimum Rent for any Lease Year. If Lessor fails to
notify Lessee of the amount of increase prior to the commencement of a new Lease
Year, Lessee shall continue paying the previously applicable monthly rental
installments until such time as Lessee is notified in writing of the appropriate
CPI increase in the monthly rent. Within thirty (30) days after receipt of
notification from Lessor of any CPI adjustment, Lessee

<PAGE>

shall pay Lessor any deficiency in the monthly rental installments paid by
Lessee prior to such notification. In the event that this Lease shall commence
on a day other than the first day of the month, prorated rental shall be due on
the commencement date of the Lease for the period beginning on the commencement
date and ending on the last day of the month in which the Lease commences. In
the event that the term of this Lease shall end on a date other than the last
day of a month, the final rental payment shall be a prorated amount for the
period from the first day of the month to the Lease expiration date.

                  b.       LESSEE'S OBLIGATION TO PAY RENT AFTER EXPIRATION OF
LEASE: If Lessee shall occupy the Premises with the express written consent of
Lessor after the expiration of this Lease or any extension thereof, and rent is
accepted from Lessee, such occupancy and payment shall be construed as a one
month extension in the term of this Lease and all other terms and provisions of
this Lease Agreement shall apply. If Lessee shall occupy the Premises without
the written consent of Lessor after the expiration of this Lease or any
extension thereof, Lessee shall be considered a tenant at sufferance subject to
immediate eviction and Lessee shall pay to Lessor twice the monthly rental
amount as specified in this Lease for any month or any portion of a month during
which Lessee continues to retain possession of the Premises. Lessee shall also
be responsible to Lessor for any damages suffered by Lessor as a consequence of
any holdover by Lessee.

                  c.       DELINQUENT RENTAL PAYMENTS: Interest shall accrue on
any rental amounts (including any additional rental due hereunder) which are not
paid within ten (10) days of the due date at the rate of ten (10%) percent per
annum accrued from the due date until the date of payment.

         5.       OPTION.

                  Provided Lessee shall have faithfully performed and complied
with each and every term, condition and covenant herein contained during the
fifteen (15) year term of this Lease, Lessee shall have the option (upon one
hundred eighty (180) days prior written notice to Lessor, at its place of
business in Fort Myers, Florida, sent via U.S. certified mail with return
receipt requested) to extend the primary term of this lease for one (1)
additional five (5) year period from the expiration date of the Initial fifteen
(15) year term at a rental rate adjusted and computed as set forth below. All
other terms and conditions of the Lease shall remain in full force and effect
during the five (5) year renewal period, except that the Lessee shall have no
further options to extend this Lease. The rent for the renewal period shall be
calculated as follows:

                  Adjusted Rent: During the first year of the five (5) year
                  renewal term, the monthly rental amount shall be the amount of
                  the monthly rental for the last lease year of the primary
                  lease term increased by the CPI in the manner described in
                  Paragraph 4(a) above. Monthly rental amounts for each
                  succeeding year of the renewal term shall be increased by the
                  CPI in keeping with the method set forth in Paragraph 4(a)
                  above. All such rental payments during the renewal term shall
                  be made, without any deduction or offset whatsoever, on or
                  before the first day of each month, together with any and all
                  sales or use taxes due thereon.

         6.       SECURITY DEPOSIT:

                  It is mutually agreed between the parties that no security
deposit is being required in connection with this Lease.

                                      -2-

<PAGE>

         7.       CONDUCT OF BUSINESS:

                  a.       PROPERTY RULES: At all times, Lessee shall conduct
its business in accordance with the reasonable rules, regulations and policies,
if any, as established by Lessor from time to time, and provided to Lessee in
writing.

                  b.       COMPLIANCE WITH LAWS: Lessee shall use the Premises
solely for the aforestated purposes and shall occupy the Premises for no other
purpose or purposes and such use and occupancy shall be in compliance with all
applicable federal, state, and local governmental statutes, laws, rules,
regulations, and ordinances, including, but not limited to, the Americans With
Disabilities Act. Lessee shall indemnity, defend and hold Lessor harmless from
any and all claims or costs related to Lessee's violation of any federal, state
or local governmental statutes, laws, rules, regulations, and ordinances,
including, but not limited to, the Americans With Disabilities Act.

         B.       SUBLETTING:

                  Lessee shall not sublet or assign this Lease to any person,
partnership, company, corporation, association, agency or governmental entity
without Lessor's prior written approval in each instance, which approval shall
not be unreasonably withheld. Any transfer, assignment, subletting or subleasing
approved by Lessor shall not relieve the Lessee from the Lessee's obligations,
liabilities and duties created under this Lease

         9.       INSPECTIONS AND ALTERATIONS BY LESSOR:

                  Lessor reserves the right from time to time, and without any
duty to do so, to make inspections of the Premises and to make any repairs,
modifications or alterations to the Premises which Lessor may deem advisable.
Except in the event of emergency or abandonment of the Premises by Lessee,
Lessor agrees to give Tenant advance telephonic notice of inspections or other
entry upon the Premises.

         10.      ALTERATIONS BY LESSEE:

                  Lessee accepts the Premises in "as is" condition upon tender
of the Premises by Lessor and Lessee shall not make or cause to be made any
structural alteration, addition or improvement without first obtaining the
written approval and consent of Lessor. If Lessee wishes to make structural
alterations, Lessee shall make any and all alterations or changes at Lessee's
cost and expense after first obtaining Lessor's written approval of plans and
specifications. The interest of Lessor under this Lease shall not be subject to
liens for improvements made by Lessee. Lessee hereby agrees to indemnify, defend
and hold Lessor harmless from and against any and all liens, costs, damages,
expenses and losses which may be suffered by Lessor resulting from any actions
taken by Lessee for the alteration, improvement, repair or maintenance of the
Premises. Lessee shall be responsible for obtaining any and all permits for
approved alterations, improvements, repairs and maintenance to the Premises.

         11.      LESSOR'S CONSENT TO ADVERTISING:

                  Lessee will not place or maintain on any exterior door, wall
or window of the Premises, or the building housing the Premises, any sign,
awning or canopy, or advertising matter of any kind or nature without first
obtaining the written approval of Lessor.

         12.      OWNERSHIP OF IMPROVEMENTS:

                  All additions, alterations and improvements made in or to the
Premises shall become the property of the Lessor and shall be surrendered with
the Premises at the termination of this Lease. Lessee shall not be required to
remove or restore any improvement or alteration to the Premises which Lessor
shall authorize and approve in writing. Lessee shall have the right to remove or
replace its

                                      -3-

<PAGE>

movable trade fixtures, provided Lessee is not in default under the provisions
of this Lease and Lessee repairs any damage caused by such removal or
replacement.

         13.      MAINTENANCE OF INTERIOR OF BUILDING ON PREMISES:

                  Lessee shall keep the interior of the building on the Premises
in good, sound, clean, tenantable condition and repair during the term of this
Lease or any extension thereof. Lessee's maintenance obligation shall include,
but shall not be limited to, responsibility for maintaining the walls, windows,
window glass, screens, appliances, light fixtures, elevators, plumbing fixtures,
doors, floors, electrical system, plumbing system, air conditioning and heating
equipment (including any exterior compressors) and all other components of the
interior of the Premises in good repair at all times. Lessee shall arrange for
pest control service for the Premises on a regular basis during the term of this
Lease.

         14.      MAINTENANCE OF EXTERIOR OF PREMISES:

                  Lessee shall be fully responsible for all repairs and
maintenance of the exterior of the building on the Premises and all other
exterior areas of the Premises. Lessee shall keep the walkway in front of the
building on the Premises together with the parking areas on the Premises clean
and free of all debris. No equipment, merchandise or other materials shall be
stored or kept anywhere outside of the building on the Premises. Lessee
acknowledges that the maintenance and repair of the foundation, structural walls
(including all exterior surfaces) and the roof of the building on the Premises
is the responsibility of Lessee and that Lessor has no responsibility for the
maintenance and repair of the building, the parking lots or any other areas of
the Premises. It is clearly understood between Lessor and Lessee that Lessor has
no obligation for repairs of any kind, nature or description (whether interior
or exterior) unless otherwise set forth within this Lease. Lessee shall repaint
the building on a regular basis and shall reseal and restripe the parking lot on
a regular basis, all in keeping with good building maintenance practices. Lessee
shall maintain all landscaping and grassy areas surrounding the building in a
neat and businesslike manner.

         15.      LIABILITY INSURANCE:

                  Lessee, prior to occupancy, agrees to provide public liability
insurance, insuring the interests of both Lessee and Lessor against all claims
and demands made by any person or persons whatever for injuries to persons or
property in connection with the operation and maintenance of the Premises and
the business operated therein by Lessee. Said policies shall provide insurance
coverage to the extent of not less than $3,000,000.00 property damage for each
accident or occurrence, and coverage to the extent of not less than
$3,000,000.00 to cover any single or specific injury to any one person and to
the extent of not less than $5,000,000.00 to cover a claim of injury or damage
from any particular accident or occurrence and the total aggregate of claims
that may arise or be claimed to have arisen against Lessor or Lessee from such
occurrence. Lessee shall also carry a $5,000,000.00 umbrella public liability
policy which shall provide coverage for both Lessor and Lessee. Prior to
occupancy, Lessee shall deliver to Lessor copies of any policies, receipts for
payment of premiums and certificates of insurance Issued by the insurance
company or the insuring agent, clearly showing Lessor and, if requested,
Lessor's mortgagee(s) as an additional insured under said policies. Lessee shall
be responsible for providing Lessor with evidence of renewal of said liability
policy or policies at least fifteen (15) days prior to the expiration of any
existing policy term.

                                      -4-

<PAGE>

         16.      INDEMNITY:

                  In addition to the liability insurance requirements set forth
in the paragraph above, Lessee shall indemnify and hold Lessor harmless from and
against any and all claims, suits, actions, damages and/or causes of action
arising during the term of this Lease for any personal injury, loss of life
and/or damage to property sustained in or about the Premises by reason of, or as
a result of, Lessee's occupancy thereof or arising or resulting from the acts or
omissions of Lessee. This indemnification and hold harmless shall include, but
shall not be limited to all orders, judgments and/or decrees which may be
entered against Lessor, and shall apply to all costs, counsel fees, expenses and
liabilities incurred in connection with the defense of any claim against Lessor
and the investigation thereof. This provision shall survive the expiration or
earlier termination of this Lease.

         17.      FIRE AND CASUALTY INSURANCE:

                  Lessee shall, at Lessee's expense, be responsible for
obtaining Insurance coverage for the Premises and for Lessee's contents in the
Premises together with coverage for any improvements within or without the
Premises which were constructed for Lessee or are the responsibility of Lessee.
Lessor and any mortgagee of Lessor shall be named an additional insured on such
policies to the extent Lessor's interest appears, and Lessee shall provide
Lessor with a copy of the insurance policy showing Lessor and Lessor's
mortgagees to be an additional insured under the policy together with a copy of
the paid receipt for the insurance and an original certificate of insurance
issued by the insurance company or the insuring agent. Lessee shall be
responsible for providing Lessor with proof of renewal of said insurance at
least fifteen (15) days prior to the expiration of any existing policy term. It
is clearly understood by Lessee that Lessor shall have all rights and interest
in, or claim to, all fire or casualty insurance policy proceeds attributable to
the Premises, including all buildings and leasehold improvements. Lessee's
interest in casualty insurance proceeds shall be limited to Lessee's personal
property and business equipment which Lessee would be entitled to remove upon
the expiration of this Lease.

         18.      DAMAGE OR DESTRUCTION OF THE PREMISES:

                  a.       PARTIAL DESTRUCTION OF THE PREMISES: In the event of
a partial destruction or damage of the Premises in which all or a portion of the
Premises remain tenantable and none of the conditions in Paragraph 18(b) are
applicable, this Lease shall not terminate and the rental for the Premises shall
not abate during the pendency of repairs to the Premises.

                  b.       TOTAL DESTRUCTION OF THE PREMISES: In the event of a
destruction or damage of the Premises to the extent such that Lessee is not able
to conduct its business on the Premises, or in the event of a partial
destruction for which the then current zoning ordinances of Okaloosa County,
Florida prohibit the issuance of the necessary permits to effect the repairs to
the Premises, this Lease may be terminated at the option of either the Lessor or
Lessee. The option to terminate shall be effective upon written notice by either
party to the other within twenty (20} days after destruction (if total
destruction) or, in the event of partial destruction, twenty (20) days after it
becomes apparent that necessary permits for the repairs cannot be obtained.
Lessee shall surrender possession within twenty (20) days after such notice is
issued, and each party shall be released from all future obligations hereunder,
and Lessee shall pay pro rata rental only to the date of such destruction. This
provision shall not serve to relieve Lessee of any financial responsibilities of
Lessee existing or arising prior to the date of destruction and shall not
relieve Lessee from its obligations pursuant to Paragraph 16 hereof.

                  c.       RESPONSIBILITY FOR REPAIRS: It is clearly understood
and agreed that the responsibility for repair of the Premises rests with Lessee.
Lessor shall not be responsible for any repairs to the Premises, provided,
however, if the Premises are to be reconstructed, Lessor shall make available
insurance proceeds paid to Lessor on account of the destruction for purposes of
reconstruction of the Premises. It is clearly understood that Lessee shall carry
adequate insurance to rebuild and reconstruct Lessee's interior improvements and
any other improvements serving the Premises. Any agreement of

                                      -5-

<PAGE>

Lessor to permit Lessee to rebuild the Premises shall be expressly contingent
upon the approval of any mortgagee(s) of Lessor and the release of insurance
proceeds by such mortgagee(s).

         19.      DAMAGE BY WATER:

                  Lessee assumes all risk of damage to Lessee's property that
may occur by reason of water or the bursting or leaking of any pipes within or
without the Premises, or from any act of negligence of any other person or
persons. Lessee further assumes any and all risk of damage to Lessee's property
occurring from any acts of God, including fire, hurricane or other natural
calamity or disaster.

         20.      SUBORDINATION:

                  This Lease shall at all times be subject and subordinate to
any mortgage (which term shall include any financing statement) which now
encumbers the Premises or which may hereafter be made on account of any bona
fide loan placed on the Premises by the Lessor. Said subordination shall be to
the full extent of all debts and charges secured thereby and shall extend to any
renewals and extensions of all or any part thereof. Lessor shall have the right,
at any time, to subject the property to the encumbrance of mortgage indebtedness
and the Lessee agrees, upon request, to execute any certificate, estoppel or
subordination documents which Lessor's lender may deem necessary in connection
with obtaining and closing any mortgage indebtedness which Lessor desires to
place upon the Premises.

         21.      DELIVERY OF PREMISES TO LESSOR:

                  At the expiration of the term hereof, Lessee shall quietly and
peaceably deliver the Premises to the Lessor in the same repair and condition in
which it was originally received, ordinary wear and tear excepted. The Premises
shall be broom clean and shall be free of defects, with all mechanical systems
of the Premises being fully operational and in good working order.

         22.      DEFAULT BY LESSEE:

                  If Lessee shall default in the payment of any rents reserved
hereunder for more than ten (10) days following the due date, or in the payment
of any additional rental amounts or sums which Lessee agrees to pay pursuant to
the terms and provisions of this Lease for more than ten (10) days following the
due date (or if no due date is stated, for more than ten (10) days following
written demand); or if any execution, attachment or other process shall be
issued against Lessee or any of Lessee's property by which the Premises could be
taken, occupied or attempted to be taken and occupied by someone other than
Lessee; or if Lessee shall default under any of the terms and conditions of this
Lease; Lessor, in addition to any other remedies available at law or in equity,
shall be entitled, at Lessor's election, to the following remedies:

                  a.       Lessor may, in accordance with Florida law, re-enter
the Premises and dispossess Lessee or its legal representatives, successors or
assigns, and remove the personal property of the Lessee, at Lessee's expense, in
which event Lessor shall have the right to immediately collect from Lessee the
full amount of all rent and other charges which are due or are to become due to
Lessor for the remaining unexpired term of the Lease; or,

                  b.       Lessor may take possession of the Premises and
sublease the same for the benefit of Lessee and collect from the Lessee all
expenses of Lessor in retaking, repairing, modifying, advertising and re-letting
the Premises, together with any shortfall in the amounts due and owing to Lessor
pursuant to this Lease. In the event that Lessor shall release the Premises for
the benefit of Lessee. Lessor shall apply any rents received from any sublessee
in the following order: (i) the costs, including court costs and reasonable
attorneys' fees of expelling Lessee from the Premises; (ii) the costs of
advertising the Premises for rent; (iii) the costs of any repairs or
modifications necessary to place a

                                      -6-

<PAGE>

sublessee within the Premises; (iv) the repair of any damage to the Premises
caused by Lessee; and (v) the payment of the rental amounts due under this
Lease.

         23.      NON-MONETARY DEFAULTS:

                  If Lessee defaults in fulfilling any of the covenants of this
Lease, other than the payment of rent and other monies due under this Lease,
Lessor shall give Lessee written notice of such default, and if Lessee shall not
have cured, or undertaken to cure, the default within ten (10) days after
delivery or attempted delivery of said notice, this Lease and the term hereunder
shall, at the option of Lessor, expire as completely and fully as if this Lease
had run its full term and Lessee shall quit and surrender the Premises,
provided, however, Lessor shall have all remedies as provided under Paragraph 22
above for the collection of all present or future amounts due and owing to
Lessor under the terms of this Lease. The foregoing provisions of this Paragraph
23 notwithstanding, in the event of a non-monetary default involving a threat to
the health, safety and welfare of the building occupants or in the event of a
cited code violation, Lessor shall be entitled to undertake correction of the
default, at Lessee's expense, at any time, whether before or after the
expiration of the ten (10) day period. Any amounts expended by Lessor to correct
the default shall be considered additional rent which shall be immediately due
and payable to Lessor upon demand.

         24.      LESSOR'S DEFAULT:

                  In the event any performance is required of Lessor under this
Lease, the Lessor shall not be deemed in default with respect to the performance
of any of the terms, covenants and conditions of this Lease to be performed by
Lessor if the same shall be performed within forty-five (45) days after written
notice from Lessee to Lessor. In the event Lessor's performance cannot
reasonably be completed within forty-five (45) days, the time period shall be
automatically extended by a period of time which is reasonable under the
circumstances. The foregoing notwithstanding, the Lessor shall not be deemed in
default with respect to the performance of any of the terms, covenants and
conditions of this Lease to be performed by Lessor if the same shall be due to
any strike, lockout, civil commotion, warlike operation, invasion, rebellious
hostilities, sabotage, governmental action, regulations or controls, inability
to obtain any material, service or financing, acts of God or other cause beyond
the control of Lessor.

         25.      SEVERABILITY:

                  The invalidity or unenforceability of any provisions of this
Lease Agreement shall not affect the other provisions hereof and this Agreement
shall be construed in all respects as if such invalid or unenforceable
provisions were omitted.

         26.      NOTICE:

                  Whenever notice is required to be given hereunder, it is
agreed that written notice sent by certified mail, return receipt requested, or
delivered by hand or by overnight courier service to 2234 Colonial Boulevard,
Fort Myers, Florida 33907, shall constitute sufficient notice to the Lessee.
Written notice sent by certified mail, return receipt requested, or delivered by
hand or by overnight courier service to the Lessor at the place last designated
as the place at which rental payments are to be made, shall constitute
sufficient notice to the Lessor. Where the Lessee shall consist of more than one
party, notice to one shall constitute notice to all. Notice hand delivered to
Lessor or Lessee shall be deemed received upon delivery. Notice delivered by
overnight courier service shall be deemed received on the day following posting.
Notice sent by certified mail shall be deemed received three (3) days following
posting.

         27.      ATTORNEYS' FEES AND EXPENSES:

                                      -7-

<PAGE>

                  In the event Lessor is joined as a party in any law suit or
other legal proceedings or legislative or administrative hearing arising out of
or resulting from this Lease, or arising from Lessee's occupation of the
Premises, or in the event Lessee defaults under any of the terms or conditions
of this Lease and Lessor engages an attorney to enforce performance thereof, or
to evict the Lessee, or to collect monies due from the Lessee or to perform any
service as a result of said default, then, in any of said events, whether suit
be brought or not, the Lessee agrees to pay reasonable attorneys' fees and all
expenses and costs incurred by the Lessor pertaining or relating to any one or
more of said occurrences.

         28.      CONDEMNATION:

                  If the whole or any substantial part of the Premises (making
the Premises substantially untenantable for Tenant's purposes) shall be acquired
or condemned by eminent domain for any public or quasi-public use or purpose, or
in the event Lessor shall convey or otherwise alienate all or part of the
Premises to a public or quasi-public body In anticipation of condemnation or the
exercise of eminent domain, then, and in that event, the term of this Lease
shall cease and terminate upon the date that title vests in the public or
quasi-public body and Lessee shall have no claim against Lessor or, to the
extent such claim would reduce Lessor's award, against the condemning authority
for the value of any unexpired term of said Lease or for the value of any
improvements made to the Premises at the expense of Lessee.

         29.      UTILITIES:

                  All utilities serving the Premises shall be obtained fay
Lessee at Lessee's sole cost and expense.

         30.      HAZARDOUS WASTE INDEMNIFICATION:

                  Lessee agrees that it will not, in its use of the Premises,
dispose of or release or allow to be disposed of or released any gasoline, oil
or petroleum derivatives, paint products, toxic substance, hazardous substance,
solid waste, wastes, or contaminant on the Premises (the terms "hazardous
substance" and "release" shall have the meanings specified in the Federal
Comprehensive Environmental Response, Compensation and Liability Act of 1980
("CERCLA"), as amended from time to time, also known as "Superfund", the terms
"solid waste" and "disposal", "dispose" or "disposed" shall have the meanings
specified in the Federal Resource Conservation and Recovery Act of 1976
("RCRA"), as amended from time to time, and the terms "wastes" and "contaminant"
shall have the meanings specified in the State of Florida's 1974 Resource
Recovery and Management Act ("RRMA"), as amended from time to time, except that
if such acts are amended or other rules, regulations or statutes are enacted to
broaden the meanings thereof, the broader meaning shall apply herein).

                  Lessee hereby agrees to defend, indemnify and hold Lessor
harmless of and from any and all losses, damages, claims, costs, fees,
penalties, charges, assessments, taxes, fines or expenses including reasonable
attorneys' fees and legal assistants' fees, arising out of any claim asserted by
any person, entity, agency, organization or body against Lessor, as a result of
breach of the foregoing covenant, or asserted by any person, entity, agency,
organization or body against Lessor, in connection with liability associated
with cleaning up, removing, disposal of or otherwise eliminating any oil or
petroleum derivatives, toxic substance, hazardous substance, solid waste,
wastes, or contaminant, from the Premises or any adjacent properties affected by
the contamination. This indemnity includes, but is not limited to, any losses,
damages, claims, costs, fees, penalties, charges, assessments, taxes, fines or
expenses, including reasonable attorneys fees and legal assistants' fees
incurred by Lessor under CERCLA, under RCRA or under RRMA.

         31.      REAL PROPERTY TAXES

                  During the term of this Lease, Lessee agrees to pay all ad
valorem real property taxes and all other taxes and assessments due upon the
Premises prior to delinquency. Said taxes shall be

                                      -8-

<PAGE>

prorated for any partial year during the Lease term. Lessee acknowledges that
Lessor has previously paid to Lessee prorated taxes for the period January 1,
2001 through May 21, 2001 and, therefore, Lessee shall be responsible for
payment of all 2001 real property taxes.

         32.      PERSONAL PROPERTY TAXES

                  It shall be Lessee's responsibility under this Lease to pay
all personal properly taxes upon inventory, trade fixtures or other personal
property contained within the Premises.

         33.      RADON DISCLOSURE:

                  Lessee acknowledges the fallowing Radon Gas disclosure set
forth in Florida Statute 404.056(8):

                  RADON GAS: Radon is a naturally occurring radioactive gas
                  that, when it has accumulated in a building in sufficient
                  quantities, may present health risks to persons who are
                  exposed to it over time. Levels of radon that exceed federal
                  and state guidelines have been found in buildings in Florida.
                  Additional information regarding radon and radon testing may
                  be obtained from your county public health unit.

         34.      RECORDING:

                  This Lease may not be recorded within the State of Florida.

         35.      SALE OR TRANSFER OF SUBJECT PROPERTY:

                  Lessee acknowledges that in the event the Premises shall be
sold by Lessor, Lessee shall look solely to Lessor's successor in interest for
all performance required of Lessor under this Lease.

         36.      QUIET ENJOYMENT:

                  Provided Lessee fully and faithfully performs its obligations
under the terms and provisions of this Lease, Lessee shall have quiet and
peaceful enjoyment of the rights and privileges granted to Lessee hereunder,
subject, however, to the terms, provisions and conditions set forth in this
Lease.

         37.      HEADINGS:

                  Headings of paragraphs within this Lease are for convenience
only and shall not be given any meaning or be considered a modification of the
substantive content of any paragraph.

                                      -9-

<PAGE>

         38.      RELATIONSHIP BETWEEN THE PARTIES:

                  Lessor and Lessee agree that this Lease does not constitute
nor shall it be construed to create a partnership, joint venture or any other
business relationship between the parties, it being the intent of the parties
that the relationship shall be only that of Lessor and Lessee.

         39.      ENTIRE AGREEMENT:

                  This Agreement constitutes the entire agreement between the
parties and any prior oral or written agreements are hereby merged into this
Lease as if said prior agreements never existed. This Agreement may not be
modified or altered except with the prior written approval of both Lessor and
Lessee. This Lease shall be binding on the successors and assigns of the parties
hereto.

         WHEREUNTO, the parties have sat their hands and seals on the date and
day first referenced above.

SIGNED, SEALED AND DELIVERED
IN THE PRESENCE OF:

                                             FORT WALTON RADIATION ASSOCIATES,
                                             LLP, A FLORIDA LIMITED LIABILITY
                                             PARTNERSHIP (Lessee)

/s/ DEANNA HEMINGER                   BY:    /s/ MICHAEL J. KATIN, MD
----------------------------------           -----------------------------------
WITNESS                                      PARTNER

DEANNA HEMINGER
----------------------------------
TYPE/PRINT NAME OF WITNESS                   DATE:        5/23/01

/s/ MARIA M. SUAREZ
----------------------------------
WITNESS

MARIA M. SUAREZ
----------------------------------
TYPE/PRINT NAME OF WITNESS

                                             21ST CENTURY ONCOLOGY, INC., A
                                             FLORIDA CORPORATION (LESSOR)

/s/ DEANNA HEMINGER                   BY:    /s/ DAVID M. KOENINGER
----------------------------------           -----------------------------------
WITNESS                                      DAVID M. KOENINGER, EXECUTIVE VICE
                                             PRESIDENT
DEANNA HEMINGER
----------------------------------
TYPE/PRINT NAME OF WITNESS                   DATE:        5/23/01

/s/ MARIA M. SUAREZ
----------------------------------
WITNESS

MARIA M. SUAREZ
----------------------------------
TYPE/PRINT NAME OF WITNESS

                                      -10-

<PAGE>

                                   EXHIBIT "A"

Lot A: Commence at a G.L.O. corner marking the NE corner of the SE 1/4 of
Section 34, Township 1 South, Range 24 West, Okaloosa County, Florida; thence S
00(degree) 47' W along the East line of Section 34 a distance of 300.0 feet to a
concrete monument marking the NE corner of Donlabrook Gardyns, Plat Book 5, Page
137; thence N 89(degree) 21' W along the North line of Donlabrook Gardyns a
distance of 427.0 feet to a concrete monument marking the NW corner of
Donlabrook Gardyns; thence S 00(degree) 47' W along the West line OF Donlabrook
Gardyns a distance of 100 feet to a concrete monument and the POB; thence
continue S 00(degree) 47' W a distance of 99.12 Feet to an iron rod; thence N
89(degree) 13' W a distance of 200.00 feet to an iron rod and the East R/W of
Mar Walt Drive (65' R/W); thence N 00(degree) 47' E along said East R/W a
distance of 97.22 feet to a concrete monument; thence S 89(degree) 45' 44" E
distance of 200.0 feet to the POB. Said tract contains 0.45 more or less.

                                      -11-<PAGE>

                                                                    EXHIBIT 10.8

                                      LEASE

LANDLORD:         WEST PALM RADIATION ASSOCIATES, LLC

TENANT:           PALMS WEST RADIATION THERAPY, LLC

PREMISED BEING RENTED:    See Legal Description Attached.

This will be a net, net, net lease and rental which covers taxes, insurance,
repairs and replacements which Tenant will pay.

NUMBER OF SQUARE FEET BEING RENTED:

The number of square feet being rented is 8,000 square feet at the rate of
$27.13 per square foot.

MINIMUM RENT:

The first year's rent will be $217,040.00. The monthly rent will be
$18,086.67 per month, plus Florida Sales Tax, subject to increases with
adjustments after the first year and any increase in the Consumer Price Index.

ADDITIONAL RENT:

Tenant to pay for all real property taxes, real property assessments, storm
water or any other type of assessments. Tenant to pay for its own insurance.
Tenant to pay for all repairs and replacements. Tenant to pay for common costs
and common maintenance costs based upon the square footage that they occupy in
the building. This will all be additional rent. The figures can be computed so
that this additional rent, plus sales tax, will be added on each month to the
minimum rent aforementioned. Tenant to pay for all taxes on its equipment and
improvements.

CONSTRUCTION:

Landlord will erect a radiation therapy center on the premises being leased. No
rent to be paid by Tenant until construction is completed and a certificate of
occupancy is issued to the Landlord. Tenant to have the right to inspect the
premises prior to accepting delivery of same. All this will be considered as
part of the lease. The radiation therapy center will be owned by the Tenant. If
any improvements have to be made both parties will agree who will pay for the
same and there will be an addendum attached to the lease. This page is
considered part of the lease.

<PAGE>

                                      LEASE

         THIS LEASE ("Lease") is made and entered into as of the 13th day of
November, 2000, by and between WEST PALM RADIATION ASSOCIATES, LLC, a Florida
limited liability company, ("Landlord") and PALMS WEST RADIATION THERAPY, LLC, a
Florida limited liability company ("Tenant").

         W I T N E S S E T H:

                                      TERMS

         General. Pursuant to an agreement between Tenant and Landlord, Landlord
shall cause to be constructed on the property a radiation center. Tenant has
agreed to lease the radiation therapy center from the Landlord, and Landlord has
agreed to lease the radiation therapy center to Tenant, pursuant to this written
Lease agreement.

         All parties understand that Landlord will build a radiation therapy
center on part of the property.

         All parties must obey the terms and conditions of the Ground Lease
between Columbia Palms West Hospital Limited Partnership and West Palm Radiation
Associates, LLC. This is a 99 year lease.

         Property. Landlord hereby demises and Leases to Tenant and Tenant
hereby hires and rents from Landlord the Property upon the terms, covenants and
conditions set forth herein, which Property has a Floor Area containing the
approximate square footage of 8000 square feet. The Tenant is only renting the
portion noted on Exhibit "A". The legal description of the property is attached
as Exhibit "A".

         Use. The Property in this Lease is to be used for a 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. The center which the Tenant
will be leasing will be built in the near future. When the Landlord obtains a
Certificate of Occupancy for the center a Commencement Date will be determined.
At that time, an Addendum will be prepared to show the Commencement Date and the
date the Lease expires. Construction will take several months. Tenant pays no
rent until the parties sign an Addendum to lease the aforementioned.

<PAGE>

         Length of the Term. The term of this Lease period is for ten (10) years
starting on the Commencement Date, which will be determined when the Landlord
obtains a Certificate of Occupancy from the City of West Palm Beach or Palm
Beach County.

                                      RENT

         Rent. Minimum Rent shall be EIGHTEEN THOUSAND EIGHTY-SIX and 67/100
DOLLARS ($18,086.67) 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 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 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.

         (2a) There will be an increase in the Minimum Rent starting on the
first anniversary of the Lease if the Consumer Price Index increases. 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 2000 as a base of 100. On each
anniversary date there will be a rent adjustment based on the percentage
increase in the Consumer Price Index. The minimum rent will never be less than
$18,086.67. 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 TWO HUNDRED SEVENTEEN THOUSAND FORTY and
00/100 DOLLARS ($217,040.00), for each year, unless changed by the increase in
the Consumer Price Index.

                                       2
<PAGE>

         (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.

         (5) Real Estate tax and insurance will be included as Additional Rent
each and every month.

         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 West Palm Radiation Associates
L.L.C., 2234 Colonial Blvd., Fort Myers. FL 33907.

         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. The common
area maintenance charges will be added to the monthly rent. There will be
additional Florida sales tax on the common area maintenance. Landlord will give
an estimated list of what the yearly common area maintenance fees are. Tenant
common area charges will be paid in accordance to the amount of square footage
that they are occupying of the building. These common area charges include all
charges that would have to be paid by the Landlord to maintenance the property.

                                 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. Landlord may require such insurance coverage to be increased after
the first five years

                                       4
<PAGE>

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.

         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 term 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,

                                       5
<PAGE>

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 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.

                                       6
<PAGE>

                          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 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, Tenant 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

                                       7
<PAGE>

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 Property, 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.

                       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

                                       8
<PAGE>

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 materialmen (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 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

                                       9
<PAGE>

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 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

                                       10
<PAGE>

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 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

                                       11

<PAGE>

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.

         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,

                                       12

<PAGE>
(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, 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

                                       13

<PAGE>

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.

         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.

                                       14

<PAGE>

         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 1 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 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.

                                       15

<PAGE>

                  (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.

         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 personality 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.

                                       16

<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 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 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

                                       17

<PAGE>

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 exact
day same is due, against Tenant.

                                       18

<PAGE>

         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

                                       19

<PAGE>

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 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 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

                                       20

<PAGE>

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.

         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:

                                       21

<PAGE>

         (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".

         (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 (4)
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 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

                                       22

<PAGE>

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 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.

                                       23

<PAGE>

                               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 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.

                                       24

<PAGE>

         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.

         Landlord:                            Tenant:
         West Palm Radiation Associates, LLC  Palms West Radiation Therapy, LLC
         2234 Colonial Blvd.                  2234 Colonial Blvd.
         Fort Myers, FL 33907                 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

                                       25

<PAGE>

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.

         Partial Invalidity. 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 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

                                       26

<PAGE>

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.

         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.

                                       27

<PAGE>

         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.

                             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.

<PAGE>

         IN WITNESS WHEREOF, the undersigned has hereunto set his hand and seal
on 13th day of NOVEMBER, 2000.

Signed, sealed and delivered
in the presence of:

Witnesses:                          LANDLORD:
                                    WEST PALM RADIATION ASSOCIATES,
                                    LLC, a Florida limited liability company

                                    By: WING HOLDING, L.C., a Florida limited
                                    liability company, Manager and Member

/s/ TRINA A. SHAWDROWSKI
--------------------------------
Signature                           By: /s/ Michael Wing
                                        -------------------------------------
TRINA A. SHAWDROWSKI                    Michael Wing, Managing Member
---------------------------------
Print Name
                                    By: 21st Century Oncology, Inc., a
                                    Florida corporation, Its Manager

/s/ MORRIS B. FOX                   By: /s/ Daniel E. Dosoretz
---------------------------------       -------------------------------------
Signature                               Daniel E. Dosoretz, President and Member

MORRIS B. FOX
---------------------------------
Print Name

                                    TENANT:
                                    PALMS WEST RADIATION THERAPY,
                                    LLC, a Florida limited liability company

                                    By: 21st Century Oncology, Inc., a
                                             Florida corporation, Its Manager

/s/ MORRIS B. FOX                   By: /s/ Daniel E. Dosoretz
---------------------------------       -------------------------------------
Signature                               Daniel E. Dosoretz, President and
                                        Member
MORRIS B. FOX
---------------------------------
Print Name                          By: WING HOLDING, L.C., a Florida limited
                                    liability company, Manager and Member

/s/ G. DAVID SCHERING
--------------------------------
Signature                           By: /s/ Michael Wing
                                        -------------------------------------
G. DAVID SCHERING                       Michael Wing, Managing Member
---------------------------------
Print Name

<PAGE>

                               AMENDMENT TO LEASE

LANDLORD: WEST PALM RADIATION ASSOCIATES, LLC,
          A FLORIDA LIMITED LIABILITY COMPANY

TENANT:   PALMS WEST RADIATION ASSOCIATES, LLC,
          A FLORIDA LIMITED LIABILITY COMPANY

PREMISES: 12993 SOUTHERN BLVD., LOXAHATCHEE, FLORIDA

                  This Amendment to the Lease will supersede any other clauses
in the original lease. If there is any conflict, this Amendment will prevail:

         1.       Landlord constructed a medical building at 12993 Southern
Blvd., Loxahatchee, Florida 33470.

         2.       Landlord and Tenant will each rent a part of the building.
Tenant's part of the building is governed by a lease dated November 17, 2000,
which has been signed by both parties. At present, Tenant rents Unit B of this
building and Landlord rents Unit A.

         3.       Tenant is renting 8000 square feet at the rate of $27.13 per
square feet. This is a net-net lease. In addition to rent, the tenant pays for
all insurance, taxes, repairs, replacements, and other expenses.

         4.       Monthly rent is $18,086.67, plus Florida sales tax. Florida
sales tax will also have to be paid for all items that are paid on the net-net
lease.

         5.       Commencement date is December 12, 2001 and terminates on
December 11, 2007.

         All other terms of the Lease Agreement shall remain in effect.

         This Amendment is binding on the successors, transferees, heirs and
personal representatives of both parties.

<PAGE>

        IN WITNESS WHEREOF, the parties have signed this Amendment, the date and
year below written:

Dated: April_______,2002

                                       LANDLORD:

                                       WEST PALM RADIATION ASSOCIATES, LLC, a
                                       Florida limited liability company

                                       By: 21st CENTURY ONCOLOGY, INC.,
                                           a Florida corporation, Its Manager

                                       /s/ Daniel E. Dosoretz
                                       -----------------------------------------
                                       Daniel E. Dosoretz, President

                                       By: WING HOLDINGS, L.C., a Florida
                                       limited liability company, Manager and
                                       Member

                                       /s/ Michael Wing
                                       ------------------------------
                                       Michael Wing, Managing Member

Dated: April ______, 2002              TENANT:

                                       PALMS WEST RADIATION THERAPY, LLC, a
                                       Florida limited liability company

                                       By: 21st Century Oncology, Inc., a
                                       Florida corporation, Its Manager

                                       /s/ Daniel E. Dosoretz
                                       ------------------------------
                                       Daniel E. Dosoretz, President and Member

                                       By: WING HOLDING, L.C., a Florida limited
                                       liability company, Manager and Member

                                       /s/ Michael Wing
                                       ---------------------------------
                                       Michael Wing, Managing Member

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00065-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00065-of-00352.parquet"}]]