Document:

<PAGE>   1
                                                                   EXHIBIT 10.16

                                   SCHEDULE 1

                                 Office Sublease

                 The Towers At Williams Square -- Central Tower

                                 By and Between

                              TIG Insurance Company

                                       and

                             Advance Paradigm, Inc.

<PAGE>   2

                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                                      Page
<S>                                                                                   <C>
INDEX OF DEFINED TERMS..............................................................   vi

1.  Basic Lease Provisions .........................................................    1

2.  Grant and Term .................................................................    3

3.  Minimum Rent ...................................................................    3

4.  Tenant's Electricity Charge ....................................................    3

5.  Operating Costs ................................................................    5

7.  Past Due Obligation ............................................................    6

8.  Commencement of Rent ...........................................................    7

9.  Services by Landlord ...........................................................    7

10. Service Interruptions ..........................................................    8

11. Acceptance of Leased Premises and Building by Tenant ...........................    9

12. Assignment and Subletting ......................................................    9

13. Use and Occupancy ..............................................................   10

14. Alterations and Additions by Tenant ............................................   12

15. Repair and Maintenance by Tenant ...............................................   13

16. Mechanics' Liens ...............................................................   13

17. Limitations on Liability of Landlord; Waiver; Indemnification of Landlord ......   14

18. Tenant's Indemnification of Landlord ...........................................   15

19. Tenant's Insurance .............................................................   15

20. Landlord's Insurance ...........................................................   16

21. Certain Rights Reserved by Landlord ............................................   16
</TABLE>

                                       ii
<PAGE>   3

<TABLE>
<S>                                                                                   <C>
22. Fire or Other Casualty .........................................................   18

23. Condemnation ...................................................................   18

24. Taxes on Tenant's Property .....................................................   19

25. Waiver of Subrogation ..........................................................   19

26. Surrender Upon Termination or Expiration .......................................   19

27. Events of Default ..............................................................   20

28. Landlord's Remedies ............................................................   21

29. No Implied Waiver ..............................................................   23

30. Waiver by Tenant ...............................................................   23

31. Attorneys' Fees and Legal Expenses .............................................   23

32. Subordination ..................................................................   24

33. Quiet Enjoyment ................................................................   24

34. Notice Due to Landlord .........................................................   25

35. Holding Over By Tenant .........................................................   25

36. Rules and Regulations ..........................................................   25

37. Estoppel Certificate ...........................................................   26

38. Notices ........................................................................   26

39. Roof Communication Access and Other Rights .....................................   26

40. Representations and Warranties of Landlord .....................................   27

41. Representations and Warranties of Tenant .......................................   28

42. Hazardous Materials ............................................................   29

43. Business Purpose ...............................................................   29
</TABLE>

                                       iii

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<TABLE>
<S>                                                                                   <C>
44. Severability .................................................................    29

45. No Merger ....................................................................    30

46. Force Majeure ................................................................    30

47. Brokerage ....................................................................    30

48. Gender .......................................................................    30

49. Joint and Several Liability ..................................................    30

50. No Representations ...........................................................    31

51. Entire Agreement .............................................................    31

52. Paragraph Headings ...........................................................    31

53. Binding Effect ...............................................................    31

54. Rental Tax ...................................................................    31

55. Parking ......................................................................    31

57. Severability .................................................................    32

58. Disclaimer of Warranties .....................................................    32

59. Work Allowance ...............................................................    33

60. Approvals by Master Landlord .................................................    33

61. Counterparts .................................................................    33

62. Janitor Service ..............................................................    33
</TABLE>

LIST OF EXHIBITS:

EXHIBIT A                 FLOOR PLAN OF LEASED PREMISES

EXHIBIT B                 LEGAL DESCRIPTION

                                       iv
<PAGE>   5

EXHIBIT C                 OPERATING EXPENSE EXCLUSIONS

EXHIBIT D                 SCHEDULE OF JANITORIAL SERVICES

EXHIBIT E                 BUILDING RULES AND REGULATIONS

EXHIBIT F                 FIRST REFUSAL SPACE

EXHIBIT G                 SUBORDINATION, NONDISTURBANCE AND
                          ATTORNMENT AGREEMENT

                                       v
<PAGE>   6

                             INDEX OF DEFINED TERMS

          Except as otherwise provided within this Lease, the Defined Terms set
forth in this Index shall have the meaning ascribed to them in the referenced
pages of the Lease.

<TABLE>
<CAPTION>
                                                                                                       Page
<S>                                                                                                    <C>
Acts ...............................................................................................     1

ADA ................................................................................................    17

Adjusted Gross Rent ................................................................................    13

Affiliate ..........................................................................................    14

Applicable Laws ....................................................................................    15

Base Amount ........................................................................................    13

Base Year ..........................................................................................     6

Basic Lease Provisions .............................................................................     1

BOMA Standards .....................................................................................     3

Broker .............................................................................................    39

Building ...........................................................................................     4

Buildings ..........................................................................................     5

Calendar Year ......................................................................................     8

Commencement Date ..................................................................................     1

Common Areas .......................................................................................     3

Control ............................................................................................    14

Controllable Expenses ..............................................................................     7

Date of this Lease .................................................................................     1

Environmental Requirements .........................................................................    36

Events of Default ..................................................................................    26
</TABLE>

                                       vi

<PAGE>   7

<TABLE>
<S>                                                                                                    <C>
Excess Operating Costs .............................................................................     7

Expiration Date ....................................................................................     4

First Refusal Space ................................................................................    41

Gross Rent .........................................................................................    13

Hazardous Materials ................................................................................    36

Hazardous Substance Survey .........................................................................    37

Improvements .......................................................................................    42

Land ...............................................................................................     4

Landlord ...........................................................................................     1

Landlord's Architect ...............................................................................     3

Lease ..............................................................................................     1

Lease Term .........................................................................................     4

Leased Premises ....................................................................................     4

Major Vertical Penetrations ........................................................................     3

Master Landlord ....................................................................................     1

Master Lease .......................................................................................     1

Master Lease .......................................................................................    35

Master Premises ....................................................................................     1

Minimum Rent .......................................................................................     4

Normal Business Holiday ............................................................................     3

Normal Business Hours ..............................................................................     3

Operating Costs ....................................................................................     7

Plaza ..............................................................................................     5
</TABLE>

                                       vii

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<TABLE>
<S>                                                                                                    <C>
Project ............................................................................................     3

Rent ...............................................................................................     9

Rentable Area ......................................................................................     3

Submetered Power ...................................................................................     6

Tenant .............................................................................................     1

Tenant Plans .......................................................................................    43

Tenant's Proportionate Share .......................................................................     7

Total Electricity Costs for the Buildings ..........................................................     6

TREC ...............................................................................................    39

Usable Area ........................................................................................     3

Work Allowance .....................................................................................    43
</TABLE>

                                      viii

<PAGE>   9

                                  OFFICE LEASE

                  (The Towers at Williams Square -- West Tower)

     This Office Sublease (the "Lease") is made and entered into as of 12/16/99
(the "Date of this Lease"), by and between TIG Insurance Company, a California
corporation, (hereinafter called "Landlord"), and Advance Paradigm, Inc., a
Delaware corporation (hereinafter called "Tenant"). The term "Lease" shall mean
this Lease, the Basic Lease Provisions and all Exhibits hereto, as well as all
schedules, exhibits and attachments to any Exhibit to this Lease. Landlord is
the current Tenant under that certain Office Space Lease (the "Master Lease")
dated as of October 4, 1993, by and between T-Las Colinas Towers Corp., a
Delaware corporation, as the landlord, who is predecessor in interest to TIAA
Realty, Inc., a Delaware corporation (the "Master Landlord") and the Landlord as
the tenant, as the same may now or hereinafter be amended, pursuant to which
Master Landlord leased certain premises (the "Master Premises") to Landlord. The
Leased Premises is a part of the Master Premises. This Lease, including without
limitation the rights and privileges of the Tenant hereunder, is expressly made
subject to the terms and conditions of the Master Lease.

[INITIAL STAMP]

     1.   BASIC LEASE PROVISIONS.

     The following provisions set forth various basic terms of this Lease and
are sometimes referred to as the "Basic Lease Provisions".

          (a)  Building Name: The Towers At Williams Square--Central Tower

               Address:       5215 N. O'Connor Blvd., Irving, Texas 75039

          (b)  Floor:         16--Central Tower

               Rentable Area: 24,445 square feet

          (c)  Total Rentable Area of Buildings: 1,344,524 square feet

               Total Rentable Area of the Project: 1,395,980 square feet

          (d)  Annual Minimum Rent: Sixteen Dollars and Twenty-Five Cents
               ($16.25) per square foot of Rentable Area within the Leased
               Premises.

          (e)  Parking: One (1) unreserved space per 300 square feet of Rentable
               Area in the Leased Premises.

          (f)  Commencement Date: March 1,2000

          (g)  Expiration Date: April 30, 2009

                                       1

<PAGE>   10

          (h)  Security Deposit: Waived

          (i)  Tenant's Broker(s): The Staubach Company, a Texas corporation
               Landlord's Broker(s): The Staubach Company, a Texas corporation

          (j)  Permitted Use: General business offices

          (k)  Renewal Options: None

          (l)  Addresses for notices due under this Lease:

               LANDLORD:

               TIG Insurance Company, a California corporation
               5205 N. O'Connor Boulevard
               Suite W559
               Irving, TX 75039
               Attn:   Tom Miller

               TENANT:

               Advance Paradigm, Inc.
               5215 N. O'Connor, Suite 1600
               Irving, TX 75039
               Attn:  General Counsel

          (m) "Rentable Area" of all or any part of each Building (hereinafter
defined) shall mean (1) the Usable Area (hereinafter defined), plus (2) a pro
rata part of the Common Areas (hereinafter defined) within each Building, such
proration based upon the ratio of the Usable Area within such portion of the
Building to the total Usable Area within the applicable Building existing as of
the date of this Lease, including the area encompassed by any columns or other
structural elements which provide support to the Leased Premises and/or the
Buildings, less any Major Vertical Penetrations (hereinafter defined).

          (n) "Project" shall mean the Buildings, the Bank Tower, all associated
parking garages and areas and the Land (hereinafter defined). "Usable Area"
shall mean the square footage of such portion of the Project measured according
to the American National Standard sponsored by the Building Owners and Managers
Association (the "BOMA Standards"). Common Areas" shall mean those areas devoted
to elevator mechanical rooms, corridors, elevator foyers, core area restrooms,
mechanical rooms, janitorial closets, electrical and telephone closets, vending
areas, and lobby areas (whether at ground level or otherwise), and other similar
facilities provided for the common use or benefit of tenants generally and/or
the public. "Major Vertical Penetrations" shall mean the square footage of those
areas within the outside walls used for building stairs, elevator shafts, flues,
vents, stacks, pipe shafts and other vertical penetrations (but shall not
include any such areas for the exclusive use of a particular tenant).

                                        2

<PAGE>   11

          (o) "Normal Business Hours" for the Buildings shall mean 7 a.m. to
6 p.m. Mondays through Fridays, and 7 a.m. to 1 p.m. on Saturdays, exclusive of
Sundays and of any Normal Business Holiday. The term "Normal Business Holiday"
means New Year's Day, Memorial Day, July 4, Labor Day, Thanksgiving and
Christmas.

     2.   GRANT AND TERM.

          Landlord, in consideration of the Rent (hereinafter defined) to be
paid and the covenants and agreements to be performed by Tenant, as hereinafter
set forth, does hereby sublease, demise and let unto Tenant and Tenant accepts
that certain office space, in its current "as is" condition, containing
approximately 24,445 square feet of Rentable Area located in the Building on the
floor shown and designated on the plan attached hereto and made a part hereof as
Exhibit A (said space hereinafter collectively called the "Leased Premises") in
The Towers At Williams Square - Central Tower, 5215 IN. O'Connor Blvd.,Irving,
Texas 75039 (herein called the "Building") located on a certain tract of land
situated in the City of Irving, County of Dallas, State of Texas, more
particularly described in Exhibit B, attached hereto and made a part hereof
(hereinafter called the "Land"), for a term (the "Lease Term") beginning on the
Commencement Date (hereinafter defined), and ending on April 30, 2009 (the
"Expiration Date"), unless sooner terminated as herein provided, upon and
subject to the terms, provisions, covenants, agreements, and conditions of this
Lease as hereinafter stated.

     3.   MINIMUM RENT.

          From and after the Commencement Date, Tenant covenants and agrees to
pay Landlord, without demand and without any setoff or deduction, a base annual
rental of Sixteen Dollars and Twenty-Five Cents ($16.25) per square foot of
Rentable Area in the Leased Premises, (hereinafter called the "Minimum Rent"),
in equal monthly installments in advance on the first day of each calendar month
during the Lease Term.

     4.   TENANT'S ELECTRICITY CHARGE.

          Landlord, subject to payment by Tenant as set forth below, shall
furnish sufficient power for lighting (at 277 volts) and for typewriters, voice
writers, calculating machines, personal computers, copiers, facsimile machines,
and other standard office machines of similar low electrical consumption, but
not including electricity for equipment or machines that require a nominal
voltage of more than 120 volts single phase. Tenant shall give Landlord written
notice prior to placing any such equipment or machines requiring more than 120
volts single phase in the Leased Premises. If Tenant's requirements for
electricity or special lighting are in excess of those set forth in the
preceding sentences, Tenant shall give Landlord written notice of Tenant's
requirements, and Landlord, at Tenant's expense to be reimbursed to Landlord as
additional Rent upon demand, to the extent feasible will supply such service
through the then existing feeders servicing the Buildings and will bill Tenant
for its excess electricity requirements as set forth below. If Tenant has any
equipment or machines or special lighting that require excess amounts of
electricity, Landlord reserves the right, at its sole option, except as provided
hereinafter, to

                                       3
<PAGE>   12

install a separate submeter(s), at Tenant's expense to be reimbursed to Landlord
as additional Rent upon demand, for the Leased Premises or any part or parts
thereof. If Tenant has excess electricity requirements for which Landlord does
not elect to install separate submeter(s), Landlord's engineer shall determine
the amount of excess electricity to be allocated to Tenant based on the power
requirements of any such equipment, machines, or special lighting. If Tenant
does not agree with the amount of such allocation, Tenant may require Landlord
to exercise Landlord's option to install separate submeter(s) by giving written
notice to Landlord. Landlord shall not be liable to Tenant for any failure or
defect in the supply or character of electric energy furnished to the Leased
Premises due solely to any requirement, act, or omission of the public utility
serving the Buildings with electricity. Whenever heat-generating machines or
equipment (other than such standard office machines) or special lighting which
affect the temperatures otherwise maintained by the air conditioning system, are
used in the Leased Premises by Tenant, Landlord shall have the right to install
supplemental air conditioning units in the Leased Premises, and the cost
thereof, including the cost of installation, operation, use and maintenance,
shall be paid as additional Rent by Tenant to Landlord on demand. The obligation
of Landlord to furnish electrical service shall be subject to the rules and
regulations of the supplier of such electricity and of any municipal or other
governmental authority regulating the business of providing electrical utility
service. Tenant covenants and agrees that at all times its use of electric
current shall be consistent with the capacity of existing feeders to the
Buildings, or the risers or wiring installations, all as constructed, installed
or modified pursuant to this Lease. Any riser or risers or wiring to meet
Tenant's excess electrical requirements will be installed by Landlord upon
written request of Tenant, at the sole cost and expense of Tenant to be
reimbursed to Landlord as additional Rent upon demand, if, in Landlord's sole
judgment, the same are necessary and will not cause permanent damage or injury
to the Buildings or the Leased Premises or cause or create a dangerous or
hazardous condition or entail excessive or unreasonable alterations, repairs or
expense or interfere with or disturb other tenants or occupants.

          Tenant covenants and agrees to pay to Landlord as additional Rent,
without any set-off or deduction, Tenant's pro rata share of all electricity
consumed in the use, occupancy, and operation of the Buildings and all related
improvements and appurtenances, which related improvements and appurtenances
include the perimeter lights associated with the Building, the East Tower, the
Central Tower, or the Bank Tower (collectively, the "Buildings") and the Plaza
(the "Plaza" being the area paved with granite and surrounding the equestrian
sculpture) and the exterior perimeter lights for the remainder of the Towers at
Williams Square. Tenant's pro rata share for all electricity used in the
Buildings and related improvements and appurtenances including electricity used
for heating and air conditioning shall be determined by multiplying the Total
Electricity Costs for the Buildings (hereinafter defined) net of Tenant
Submetered Power (hereinafter defined) and after-hours utility charges as
aforesaid by a fraction, the numerator of which is the square footage of the
Rentable Area in the Leased Premises and the denominator of which is the square
footage of Rentable Area in the Buildings. The term "Total Electricity Costs for
the Buildings" shall mean the total electric cost charged to Master Landlord by
the local electric utility service, including taxes, for the Buildings, but may
not include any administrative fee or charge by Master Landlord. The term
"Submetered Power" shall mean all supplemental tenant electrical power which is
separately submetered by Landlord or Master Landlord or which is separately
tracked and calculated by Landlord's or Master Landlord's engineer for tenants
in the Building, including Tenant.

                                       4
<PAGE>   13

          In addition to the above, Tenant shall pay to Landlord Tenant's direct
cost of separately submetered electricity costs as determined by Landlord or
Master Landlord and its after hour electricity charges.

          Notwithstanding anything to the contrary herein before contained,
Landlord may at any time during the Lease Term, elect to install submeters
measuring electricity used in the Buildings and/or the Leased Premises which may
also include submeters measuring electricity used for heating and cooling the
Buildings and/or Leased Premises and in such cases, Tenant's pro rata share of
such costs shall then be based on actual use as measured by such submeters but
with any areas sharing a submeter being prorated on the basis that the area of
the Leased Premises bears to the area covered by the submeters.

          Landlord shall bill Tenant for Tenant's electricity charge monthly
throughout the Lease Term and Tenant shall pay same within three (3) business
days after receipt of each such bill. Landlord shall bill Tenant for Tenant's
electricity charge for the last month or portion thereof of the Lease Term as
soon as practicable after the termination or expiration of this Lease and Tenant
shall pay same within three (3) business days after receipt of such bill; the
Tenant's obligation to pay such billing shall survive the termination or
expiration of the Lease. All payments for Tenant's electricity charge are to be
predicated upon separate and specific bills by Landlord and are not to be
included as part of the Minimum Rent payment required to be paid pursuant to
Paragraph 3 hereof. Any such payment shall, however, be deemed as Rent payable
hereunder.

     5.   OPERATING COSTS.

          Tenant hereby agrees to pay to Landlord Tenant's Proportionate Share
(as hereinafter determined) of any increase in all Operating Costs (hereinafter
defined) during the term of this Lease which exceeds $8.50 per square foot of
Rentable Area during years 2000 through 2004 inclusive, and which exceeds $10.50
per square foot of Rentable Area during years 2005 through the end of the Lease
Term, as determined by Landlord ("Excess Operating Costs"). "Tenant's
Proportionate Share" of Excess Operating Costs shall be determined by
multiplying such excess by a fraction, the numerator of which is the number of
square feet of Rentable Area in the Leased Premises and the denominator of which
is the number of square feet of Rentable Area in the Project. If for any time
period in question the number of square feet occupied in the Project is less
than 95%, those elements of Operating Costs that vary based on the occupancy
rate of the Project shall be extrapolated (increased) by Landlord as though the
Project was 95% occupied and if such information is furnished to Landlord by
Master Landlord, the annual statement for that period will show the elements
that were extrapolated.

          Except as otherwise provided for in and subject to the limitations of
Exhibit C to this Lease, the term "Operating Costs" as used herein shall mean
those expenses (other than expenses for electricity) directly incurred in the
management, operation, maintenance, repair and security of the Buildings,
including but not limited to the cost of all utilities, building supplies,
janitorial service, maintenance and repairs, fire and extended coverage, public
liability and other

                                       5
<PAGE>   14

insurance, all labor and employee benefit costs (including wages, salaries and
fees of all personnel engaged in the management, operation, maintenance, repair
and security of the Project), ad valorem taxes and assessments, costs which
reduce operating expenses or are required to meet governmental regulations,
management fees, consulting fees, legal fees and accounting fees, and the fair
market rental of the property managers' offices in the Project, together with
payments or credits Landlord may make to any tenant or tenants of the Project in
lieu of Landlord providing any of the services or paying for any of such costs.

          On or prior to the Commencement Date and on or before the fifteenth
day of each December thereafter during the Lease Term, Landlord shall provide
Tenant with Landlord's reasonable estimate of Tenant's Proportionate Share of
the Excess Operating Costs for the forthcoming calendar year, as determined by
Landlord. In addition to Tenant's obligation to pay Minimum Rent, Tenant shall
pay to Landlord monthly in advance on or before the first day of each calendar
month during the term hereof, one twelfth, (1/12th) of Tenant's Proportionate
Share of such Excess Operating Costs for the applicable calendar year. For the
purposes hereof, the term "calendar year" shall also include partial calendar
years.

          Within 190 days after the expiration of calendar year 2000 and each
subsequent calendar year thereafter during the Lease Term, Landlord shall
furnish Tenant with a statement certified by a duly authorized representative of
Landlord setting out in reasonable detail the actual Excess Operating Costs for
the Project for the prior calendar year. In the event the sum of the payments
made by Tenant during the preceding calendar year or partial calendar year
pursuant to the foregoing exceeds the amount which Tenant would have been
obligated to pay if the actual Excess operating Costs for such year were used in
lieu of Landlord's estimate thereof, the difference shall be credited by
Landlord to Tenant's account against the next payments due by Tenant under the
provisions hereof. In the event the sum of payments made by Tenant during the
preceding calendar year or partial calendar year pursuant to the above paragraph
is less than the amount which Tenant would have been obligated to pay if the
actual Excess Operating Costs for such year or partial year were used in lieu of
Landlord's estimate thereof, Tenant shall pay the amount of such difference to
Landlord in cash within twenty (20) days after delivery of any invoice therefor
by Landlord accompanied by a statement of the actual Excess Operating Costs for
such year.

     6.   DEFINITION OF RENT.

          As used in this Lease, "Rent" shall mean the Minimum Rent and all
other amounts provided for in this Lease to be paid by Tenant to Landlord, all
of which shall constitute rental in consideration for this Lease and the
subleasing of the Leased Premises. The Rent shall be paid at the times and in
the amounts provided for herein in legal tender of the United States of America
to Landlord at the address specified above or to such other person or at such
other address as Landlord may from time to time designate in writing. Except for
Rent which is abated pursuant to the terms hereof, the Rent shall be paid
without notice, demand, abatement, deduction or offset.

     7.   PAST DUE OBLIGATION.

          Except for Rent which is abated pursuant to the terms hereof, all
installments of Rent and

                                       6
<PAGE>   15

any other sums due and payable by Tenant to Landlord or any sums due and payable
by Landlord to Tenant not paid within 10 days after they become due and payable
shall bear interest at rate of 18% per annum from the date due.

     8.   COMMENCEMENT OF RENT.

          This Lease and the obligations of Tenant shall commence on the
Commencement Date and continue in full force and effect until the expiration of
the Lease Term. Tenant shall be allowed access to the Leased Premises for the
purpose of construction of Tenant's improvements pursuant to Paragraph 61
without commencement of Rent. Rent shall commence on the later of: upon
substantial completion of Tenant Improvements or upon occupancy or March 1,
2000.

[INITIAL STAMP]

     9.   SERVICES BY LANDLORD.

          To the extent furnished by the Master Landlord to Landlord under the
Master Lease, Landlord agrees to furnish to the Leased Premises the following:

          (a) air conditioning, both heating and cooling (as required by the
seasons); during Normal Business Hours at a temperature ranging plus or minus 2
degrees from: in summer, 76 degrees Fahrenheit dry bulb maximum indoor building
temperature with a 50% maximum relative humidity based on a design outdoor
temperature of 102 degrees Fahrenheit dry bulb, 78 degrees Fahrenheit wet bulb
and using a 1% design column; and in winter, 72 degrees Fahrenheit dry bulb
minimum indoor building temperature based on a design outdoor temperature of 18
degrees Fahrenheit dry bulb and using a 99% design column; provided, however,
that circulating air will not be available other than by air conditioning and if
Tenant shall require air conditioning at any time other than during Normal
Business Hours, Landlord shall furnish the same for the area or areas specified
in a written request of Tenant delivered to the Landlord and the superintendent
of the Project before 3:00 p.m. of the business day preceding this extra usage,
and for such service Tenant shall pay Landlord, as additional Rent within five
(5) days after receipt of a bill therefor, the actual cost of such service as
reasonably determined by Master Landlord's engineer for the Buildings and if
more than one tenant has requested and is furnished this service for the same
hour(s), it is understood that the charge will be prorated if such proration is
reasonably possible and practicable;

          (b) cold water (at the normal temperature of the supply of water to
the Project) for lavatory and toilet purposes, refrigerated water for drinking
purposes at the core area fountains, and hot water at a temperature ranging
between 100 degrees and 120 degrees Fahrenheit (from the regular Project supply
at prevailing temperatures) for core area restroom lavatory purposes, all of
such water service to be supplied from the regular supply of water to the
Buildings at points of supply provided for general use of tenants of the
Buildings;

          (c) janitor and maid service to the Leased Premises on days other than
Fridays, Saturdays, and Normal Business Holidays in accordance with the cleaning
schedule attached hereto as Exhibit D and exterior, perimeter window washing at
least semiannually and more often, if necessary in the reasonable judgment of
the Master Landlord;

                                       7
<PAGE>   16

          (d) operator-less passenger elevators where applicable and provided
for ingress and egress from the floor(s) on which the Leased Premises are
located, provided that Master Landlord may reasonably limit the number of
elevators to be in operation on Saturdays, Sundays and Normal Business Holidays,
and freight elevator service in common with other tenants but only when
scheduled through the managers of the Buildings;

          (e) Building standard core area rest room facilities;

          (f) electric lighting for all public areas and special service areas
of the Buildings in the manner and to the extent deemed by Master Landlord to be
Building Standard including replacement of Building Standard light bulbs and
tubes;

          (g) All replacement lighting tubes (F34WW fluorescent Wattmiser) and
bulbs (11 watt fluorescent flood light) for elevator lobbies required in
Building Standard fixtures in the Leased Premises will be furnished and
installed by Landlord at Landlord's expense.

          (h) Building standard smoke detection and alarm systems for the
Buildings and all substitutions, additions and replacements of such systems; and

          (i) Building standard security to the Leased Premises, the Project,
the Plaza and all parking facilities, which security may include limited access
entry cards to the Buildings or parking facilities and security personnel in
stationary locations or in mobile patrols.

Landlord hereby assigns to Tenant all of Landlord's rights under Paragraph 10 of
the Master Lease to the extent necessary to require Master Landlord to furnish
the above services to Tenant.

     10.  SERVICE INTERRUPTIONS.

          Landlord does not warrant that the services provided for in Paragraph
10 above will be free from any slow-down, interruption, or stoppage caused by
the maintenance, repair, substitution, renewal, replacement, or improvement of
any of the equipment involved in the furnishing of any such services or caused
by changes of services, alterations, strikes, lock-outs, labor controversies,
fuel shortages, accidents, acts of God, the elements, or any other cause beyond
the reasonable control of Landlord or Master Landlord, and specifically no such
slow-down, interruption, or stoppage of any such services shall ever be
construed as an eviction, actual or constructive, of Tenant nor, except as
otherwise provided below, shall same cause any abatement of the Rent payable
hereunder or in any manner or for any purpose relieve Tenant from any of its
obligations hereunder, and in no event shall Landlord or Master Landlord be
liable for damage to persons or property, or in default hereunder, as a result
of such slow-down, interruption, or stoppage. Landlord shall not be liable for
any failure by Master Landlord to provide utilities or services to the Leased
Premises. If (a) any service required to be provided by Master Landlord under
Paragraph 10 is continuously interrupted due solely to causes within the
exclusive control of Landlord or Master Landlord, (b) Tenant provides Landlord
notice specifying the interrupted service(s) within 48 hours after the
interruption commences, (c) the interruption continues for 5 business days after
the date Landlord receives Tenant's notice, and (d) the Leased Premises are not
reasonably usable by Tenant solely to the interruption, then, as

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<PAGE>   17

Tenant's sole and exclusive remedy for the interruption, the Minimum Rent abates
starting on the 6th business day after the date Landlord receives Tenant's
notice and continuing through the day before the date the services are restored.

     11.  ACCEPTANCE OF LEASED PREMISES AND BUILDING BY TENANT.

          With the exception of latent defects, including structural defects,
the taking of possession of the Leased Premises by Tenant shall be conclusive
evidence that Tenant: (i) accepts the Leased Premises as suitable for the
purposes for which same are leased; and (ii) accepts the Leased Premises, the
Building, the Land, and all related improvements and appurtenances and each and
every part thereof as being in a good and satisfactory condition. Landlord shall
not be liable, except in the event of gross negligence or willful misconduct, to
Tenant or any of its agents, employees, licensees, servants, or invitees for any
injury or damage to person or property due to the condition or design of, or any
defect in, the Building or related improvements or their mechanical systems and
equipment that may exist or occur, and Tenant, with respect to itself and its
agents, employees, licensees, servants, and invitees hereby expressly assumes
all risks of injury or damage to person or property, either proximate or remote,
by reason of the condition or design of, or any defects in, the Leased Premises
or the Building or the Land, or the related improvements or appurtenances.

     12.  ASSIGNMENT AND SUBLETTING.

          (a) Tenant may not sell, assign, transfer or hypothecate this Lease or
any interest herein (either voluntarily or by operation of law) or sublet the
Leased Premises or any part thereof without the prior written consent of
Landlord which shall not be unreasonably withheld, except as hereinafter
provided. If Tenant should desire to assign this Lease or sublet the Leased
Premises (or any part thereof), Tenant shall give Landlord written notice at
least thirty (30) days in advance of the date on which Tenant desires to make
such assignment or sublease. Except with respect to an assignment or subletting
permitted by subparagraph (c) of this Paragraph 13, Landlord shall then have a
period of thirty (30) days following receipt of such notice within which to
notify Tenant in writing that Landlord elects either (i) to terminate this Lease
as to the space so affected as of the date specified by Tenant in its notice, in
which event Tenant, subject to the provisions of this Lease which expressly
survive the termination hereof, shall be relieved of all further obligations
hereunder as to such space; (ii) to permit Tenant to assign or sublet such
space, subject, however, to the subsequent written approval of the proposed
assignee or subtenant by Landlord; provided, however, that if the rental rate
agreed upon between Tenant and its proposed subtenant under any proposed
sublease of the Leased Premises (or any part thereof) is greater than the rental
rate that Tenant must pay Landlord hereunder for that portion of the Leased
Premises that is subject to such proposed sublease, or if any additional
consideration shall be received by Tenant in connection with such proposed
assignment or sublease (in addition to rental as provided in such proposed
sublease), then such additional consideration, or, with respect to any excess
rents, the Adjusted Gross Rent (hereinafter defined) as the case may be (or
both) shall be retained by Tenant, or (iii) to reasonably refuse, in accordance
with the provision set forth above in this subparagraph 13(a), to consent to
Tenant's assignment or subleasing of such space and to continue this Lease in
full force and effect as to the entire Leased Premises. If Landlord should fail
to notify Tenant in writing of such election

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<PAGE>   18

within such thirty (30) day period, Landlord shall be deemed to have elected
option (ii) above. No assignment or subletting by Tenant under this Paragraph 13
shall relieve Tenant of Tenant's obligations under this Lease. Any attempted
assignment or sublease by Tenant in violation of the terms and provisions of
this Paragraph 13 shall be void. The term "Adjusted Gross Rent" shall mean the
Gross Rent less the Base Amount. "Gross Rent" shall mean the minimum or base
rent specified in the sublease. The "Base Amount" shall mean $16.25 per square
foot.

          (b) For purposes of this Paragraph 13, if neither Advance Paradigm,
Inc. nor any of its Affiliates is the Tenant hereunder and Tenant is a
corporation, partnership, or other entity rather than a natural person, any
transfer, whether in a single transaction or in a series of transactions
(related or unrelated) of the controlling interest in such entity shall
constitute an assignment of this lease. Notwithstanding any provision or
agreement to the contrary, in no event shall the transfer of all or
substantially all of the stock or assets of Tenant or any of its successors or
assigns that becomes a tenant through merger, acquisition or any other business
combination constitute an assignment or sublease under this Lease or require the
consent of Landlord hereunder.

          (c) Tenant may, without the prior written consent of Landlord, sublet
the Leased Premises or any part thereof to an Affiliate (hereinafter defined),
or assign this Lease to an Affiliate or permit occupancy of any portion of the
Leased Premises by an Affiliate. The term "Affiliate" shall mean (i) any
corporation which, directly or indirectly, Controls (hereinafter defined) or is
Controlled by, or is under common control with Tenant or (ii) any corporation
not less than fifty percent (50%) of whose outstanding stock shall, at the time
be owned directly or indirectly by Tenant or Tenant's parent corporation. For
purposes of this subparagraph 13(c), "Control" shall mean the possession,
directly or indirectly, of the power to direct or cause the direction of the
management and policies of such corporation, whether through the ownership of
voting securities or by contract or otherwise.

          (d) At any time after the Commencement Date Landlord shall have the
right to transfer assign, convey or sublet, in whole or in part, the Leased
Premises and any and all of its rights under this Lease, and in the event
Landlord transfers, assigns, or conveys its rights under this lease, Landlord
shall thereby be released from any further obligations hereunder and Tenant
agrees to look solely to such successor in interest of the Landlord for
performance of such obligations so long as (i) any such successor in interest
executes an agreement acceptable to Tenant stating that such successor has
assumed all of the liabilities and obligations of its successor in interest
under this Lease, and (ii) Landlord is not then in default under this Lease.

          (e) Any such sublease or assignment shall not become effective if an
Event of Default by the Tenant granting such sublease or assignment has occurred
and is continuing with respect to the payment of Minimum Rent, electricity costs
or Tenant's Proportionate Share of Excess Operating Costs.

     13.  USE AND OCCUPANCY.

          Tenant agrees that the Leased Premises shall be used and occupied by
Tenant only and then only as and for general business offices and uses
incidental thereto (including but

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<PAGE>   19

not limited to a shower room, which may be used by Tenant's officers, employees
and guests, but not the general public), and for no other purpose, and Tenant
agrees to use and maintain the Leased Premises (excluding for maintenance
purposes all Building systems, structural elements, load bearing walls (but
including paint or wall coverings on all walls), and core area restrooms] in a
clean, careful, safe, and proper manner and to comply with all laws, ordinances,
orders, rules, and regulations of all governmental bodies (state, federal, and
municipal) applicable or having jurisdiction over Tenant, the Leased Premises,
or the assets of Tenant (such laws, ordinances, orders, rules, decisions, and
regulations being hereinafter called the "Applicable Laws"). Tenant shall not in
any manner deface or injure the Building or the Land or any part thereof or
overload the flouts of the Leased Premises. Tenant shall pay on demand for any
damage to the Leased Premises or to any other part of the Building or the Land
or related improvements or appurtenances caused by any negligence or willful act
or any misuse or abuse (whether or not any such misuse or abuse results from
negligence or willful act) by the Tenant or any of its agents, employees,
licensees, or invitees or any other person (except Landlord, Master Landlord or
any of their respective agents, employees, or contractors) not prohibited,
expressly or impliedly, by Tenant from entering upon the Leased Premises. Tenant
agrees not to use or allow or permit the Leased Premises to be used for any
purpose prohibited by any Applicable Law, or by any restrictive covenants
applicable to the Building and Land, or as a manned express mail pick up center
for such delivery services as Airborne, Federal Express, or for the sale of
bakery products for dessert items including cookies, fudge slices, bar type
cookies and cakes, cupcakes and brownies, whether said product is sold packaged
or unpackaged if such sales would constitute more than ten percent (10%) of
Tenant's gross receipts, and Tenant agrees not to commit waste or suffer or
permit waste to be committed or to allow or permit any nuisance on or in the
Leased Premises. Tenant will not use the Leased Premises for lodging or sleeping
purposes or for any immoral or illegal purposes. Tenant shall not at any time
sell, purchase, or give away, or permit, except with Landlord's prior written
approval, the sale, purchase, or gift of food in any form by or to any of
Tenant's agents or employees or any other parties on the Leased Premises,
excluding vending machines, in-house luncheons and other in-house functions
where food is served. Tenant will conduct its business and occupy the Leased
Premises and will control its agents, employees, licensees, and invitees in such
a manner so as not to create any nuisance or interfere with, annoy, or disturb
any of the other tenants in the Building or Master Landlord in its management of
the Building and so as not to injure the reputation of the Building. Tenant
shall not use the Leased Premises or allow or permit same to be used in any way
or for any purpose that Landlord may deem to be extra hazardous on account of
the possibility of fire or other casualty or which will increase the rate of
fire or other insurance for the Building or its contents or in respect of the
operation of the Building or which may render the Building uninsurable at normal
rates by responsible insurance carriers authorized to do business in the State
of Texas or which may render void or voidable any insurance on the Building and,
in the event that there are increased insurance premiums because of Tenant's use
of the Leased Premises, then, in addition to any other remedies Landlord may
have hereunder, Tenant shall pay such increase to Landlord within five (5) days
of being billed by Landlord therefor. Tenant shall not erect, place, or allow to
be placed any sign, advertising matter, stand, booth, or showcase in or upon the
doorsteps, vestibules, halls, corridors, doors, walls, windows, or pavement of
the Building or the Land (except for lettering on the door or doors to the
Leased Premises as allowed by the Rules and Regulations forming a part of this
Lease) without the prior written consent of Landlord. It is agreed by Landlord
and Tenant that no Rent for the use, occupancy or utilization

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<PAGE>   20

of the Leased Premises shall be, or is, based in whole or in part on the net
income or profits derived by any person from the Building or the Leased
Premises, and Tenant further agrees that it will not enter into any sublease,
license, concession or other agreement for any use, occupancy or utilization of
the Leased Premises which provides for a rental or other payment for such use,
occupancy or utilization based in whole or in part on the net income or profits
derived by any person from the premises so leased, used, occupied or utilized.
Nothing in the foregoing sentence,, however,, shall be construed as permitting
or constituting Landlord's approval of any sublease, license, concession, or
other use, occupancy, or utilization agreement not otherwise approved by
Landlord in accordance with the provisions of Paragraph 13 hereof.

     14.  ALTERATIONS AND ADDITIONS BY TENANT.

          Tenant shall not make or allow to be made any alterations,
improvements, or additions in or to the Leased Premises without first obtaining
the written consent of Landlord. Landlord may not unreasonably withhold or delay
its consent for non-structural interior alterations, improvements, or additions
to the Leased Premises that do not, as determined by Master Landlord in its sole
discretion, affect any structural element of the Building, any of the Building
operating systems (including branches serving specified tenants), or the
Buildings' appearance. All alterations, additions, and improvements made to or
fixtures or other improvements placed in or upon the Leased Premises, whether
temporary or permanent in character, by either party (except only Tenant's
movable trade fixtures, office furniture and equipment) shall be deemed a part
of the Building and the property of the Landlord at the time same are placed in
or upon the Leased Premises, without compensation to Tenant. Alterations,
improvements, and additions in and to the Leased Premises requested by Tenant
shall be in accordance with plans and specifications which have been previously
submitted to and approved in writing by Landlord. Such work shall be performed
at Tenant's expense and accomplished either by Master Landlord or by contractors
and subcontractors approved in writing by Master Landlord. If such work is not
performed by Master Landlord, then all work performed by other contractors and
subcontractors shall be subject to the following conditions;

                  (a) A certificate of insurance for each contractor and
subcontractor must be submitted to the Landlord and Master Landlord for approval
prior to commencement of construction.

                  (b) Tenant shall ensure that all workers will be cooperative
with Building personnel and comply with all Building rules and regulations.

                  (c) All construction shall be done in a good and workmanlike
manner and shall be subject to approval by Master Landlord in its sole
discretion upon completion.

                  (d) Lien releases from each contractor and subcontractor must
be submitted to the Landlord within five (5) days after completion.

          All alterations and improvements shall comply with all Applicable
Laws, including without limitation, all applicable environmental laws and the
Americans With Disabilities Act of 1990 (the "ADA"). Further, should Tenant's
use of the Leased Premises cause

                                       12

<PAGE>   21

Landlord or Master Landlord to make any alterations or improvements to the
Building (excluding core area restrooms) in order to comply or cause the
Building to comply with the provisions of the ADA, Tenant shall reimburse
Landlord and Master Landlord for the cost of any such alterations or
improvements upon demand.

     15.  REPAIR AND MAINTENANCE BY TENANT.

          Tenant shall keep the Leased Premises (excluding all Building systems,
structural elements, load bearing walls (but including paint or wall coverings
on all walls), and core area restrooms] including all fixtures installed by
Tenant in good and tenantable condition and shall promptly make all necessary
nonstructural repairs and replacements thereto except those caused by fire or
other casualty covered by insurance on the Building under policies naming Master
Landlord as the insured, all at Tenant's sole expense, under the supervision and
with the approval of Landlord. Said repairs and replacements shall be equal in
quality and class to the original work. Without diminishing such obligation of
Tenant, if Tenant fails to make such repairs and replacements within fifteen
(15) days after the occurrence of the damage or injury, Landlord may at its
option make such repairs and replacements and Tenant shall pay Landlord the cost
thereof as additional Rent hereunder upon demand, plus eighteen percent (18%)
per annum interest from demand until payment. In addition, Tenant shall pay the
cost of repair and replacement due to damage or injury done to the Building
(other than the Leased Premises) or the Land or any part thereof by Tenant or
Tenant's agents, employees, or invitees. Such amount shall be paid by Tenant to
Landlord as additional Rent hereunder upon demand, plus eighteen percent (18%)
per annum interest from demand until payment. In the event that Tenant requests
Landlord to perform any maintenance or repairs to the Leased Premises, over and
above any of the services required to be performed by Landlord pursuant to
Paragraph 10, Tenant shall pay the actual cost thereof, plus an administrative
fee equal to 10% of the actual cost thereof, to Landlord within five (5)
business days after demand for same. Landlord hereby assigns to Tenant all of
Landlord's rights relating to Master Landlord's maintenance obligation of the
Leased Premises as set forth in the Master Lease. Landlord shall have no
obligation to Tenant regarding maintenance of the Leased Premises.

     16.  MECHANICS' LIENS.

          Tenant will not permit any mechanic's or materialman's lien or liens
to be placed upon the Leased Premises or improvements thereon or the Land or the
Building during the Lease Term caused by or resulting from any work performed,
materials furnished, or obligation incurred by or at the request of Tenant and
nothing in this Lease contained shall be deemed or construed in any way as
constituting the consent or request of Landlord, express or implied, by
inference or otherwise, to any contractor, subcontractor, laborer, or
materialman for the performance of any labor or the furnishing of any materials
for any specific improvement, alteration, or repair of or to the Leased Premises
or any part thereof, nor as giving Tenant any right, power, or authority to
contract for or permit the rendering of any services or the furnishing of any
materials that would give rise to the filing of any mechanic's, materialman's or
other liens against the interest of Landlord in the Leased Premises. In the case
of the filing of any lien on the interest of Landlord or Tenant in the Leased
Premises, Tenant shall cause the same to be discharged of record within twenty
(20) days after the filing of same. If Tenant shall fail to

                                       13

<PAGE>   22

discharge such lien within such period, then, in addition to any other right or
remedy of Landlord, Landlord may, but shall not be obligated to, discharge the
same either by paying the amount claimed to be due or by procuring the discharge
of such lien by deposit in court or bonding. Any amount paid by Landlord for any
of the aforesaid purposes, or for the satisfaction of any other lien, not caused
or claimed to be caused by Landlord, and all reasonable legal and other expenses
of Landlord, including reasonable counsel fees, in defending any such action or
in or about procuring the discharge of such lien, with all necessary
disbursements in connection therewith, with interest thereon at the rate of
eighteen percent (18%) per annum from the date of payment shall be paid by
Tenant to Landlord on demand.

     17.  Limitations on Liability of Landlord; Waiver; Indemnification by
Landlord

          (a) Neither the Master Landlord nor Landlord shall be liable to Tenant
or to Tenant's agents, contractors, subcontractors, employees, licensees,
servants, and invitees (collectively, the "Tenant Party") or any other person,
and Tenant waives any liability of Landlord, for:

              (1) any injury or damage to person or property due to the
condition or design of, or any defect in, the Project that exists now or occurs
in the future;

              (2) any injury or damage to person or property due to the Project
or related improvements or appurtenances being out of repair, or defects in or
failure of pipes or wiring, or backing up of drains, or the bursting or leaking
of pipes, faucets and plumbing fixtures, or gas, water, steam, electricity, or
oil leaking, escaping or flowing into the Leased Premises;

              (3) any loss or damage to property or person occasioned by theft,
fire, act of God, public enemy, injunction, riot, insurrection, war, court
order, requisition, order of governmental authority and any other cause beyond
the control of Landlord or Master Landlord;

              unless caused by the gross negligence or intentional torts of
Landlord or Master Landlord, or their respective agents, employees or contracts
("Landlord's Acts").

          (b) Landlord shall indemnify, defend and hold Tenant harmless from all
death, bodily injury, loss, claims or damage to any person or property (other
than Insurable Claims (defined below) to Tenant's property) caused by any breach
of Landlord of any express representation or warranty by Landlord in this Lease,
the failure of Landlord to comply with its obligations under this Lease, or
Landlord's Acts, except to the extent caused by Tenant's Acts (defined below).
If death, bodily injury, loss, claims or damage to any person or property (other
than Insurable Claims to Tenant's property) is caused by Landlord's Acts and
Tenant's Acts jointly, Landlord's indemnity in this subparagraph is in
proportion to its allocable share of the joint negligence or intentional tort.

          (c) Notwithstanding the foregoing or anything else to the contrary
contained in this Lease, the liability of Landlord to any Tenant Party for any
default or indemnity by landlord under this Lease is limited to the interest of
Landlord in the Project. Neither Landlord nor any partner, employee, agent,
director or officer of Landlord has any personal liability for any amounts
payable or obligations performable by Landlord under this Lease.

                                       14

<PAGE>   23

     18.  Tenant's Indemnification of Landlord.

          (a) Tenant shall indemnify, defend and hold Landlord harmless from all
death, bodily injury, loss, claims or damage to any person or property (other
than Insurable claims to Landlord's property) caused by any breach of Tenant of
any express representation or warranty by Tenant in this Lease, the failure of
Tenant to comply with its obligations under this Lease, or the negligence or
intentional tort of any Tenant Party ("Tenant Acts") except to the extent caused
by Landlord's Acts. If death, bodily injury, loss, claims or damage to any
person or property (other than Insurable Claims to Landlord's property) is
caused by Landlord's Acts and Tenant's Acts jointly, Tenant's indemnity in this
subparagraph is in proportion to its allocable share of the joint negligence or
intentional tort.

          (b) The term "Insurable Claim" means a claim that can be covered by
the standard form of "broad form" property (casualty) policies, with Vandalism
and Malicious Mischief Endorsements, as promulgated by the Texas State Board of
Insurance (without regard to the purchase of any policy).

          (c) Tenant, for itself and all other Tenant Parties, assumes all risks
of injury or damage to person or property, either proximate or remote, by reason
of the condition or design of, or any defects (excluding latent defects,
including structural defects) in, the Leased Premises and the Project.

          (d) All personal property of Tenant Parties in the Leased Premises is
at the sole risk of Tenant.

          (e) The provisions of this Paragraph shall survive the expiration or
earlier termination of this Lease.

     19.  Tenant's Insurance.

          Tenant shall, at its sole cost and expense, procure and maintain
through the term of this Lease a policy or policies of insurance insuring Tenant
against any and all liability for injury to or death of a person or persons and
for damage to or destruction of property occasioned by or arising out of or in
connection with the use or occupancy of the Leased Premises or by the condition
of the Leased Premises (including the contractual liability of Tenant to
indemnify Landlord contained herein) with a combined single limit of
$1,000,000.00 for bodily injury and/or property damages, or with such other
limits as may be required by Landlord, and to be written by an insurance company
or companies satisfactory to Landlord and licensed to do business in the State
of Texas with Landlord named as an additional insured. If Tenant has an umbrella
or excess policy, Tenant will name Master Landlord, Landlord and Master
Landlord's manager, as additional named insureds on all layers of umbrella or
excess policies. Tenant shall obtain a written obligation on the part of each
insurance company to notify Landlord at least thirty (30) days prior to
cancellation of such insurance. Such policies or duly executed certificates of
insurance relating thereto shall be promptly delivered to Landlord within five
(5)

                                       15

<PAGE>   24

days after the execution of this Lease and renewals thereof as required shall be
delivered to Landlord at least fifteen (15) days prior to the expiration of the
respective policy terms. In addition to all other remedies Landlord may have
under this Lease, if Tenant fails to comply with the foregoing requirements
relating to insurance, Landlord may obtain such insurance and Tenant shall pay
as additional Rent to Landlord on demand the premium cost thereof plus interest
at the rate of eighteen percent (18%) per annum from the date of payment by
Landlord until repaid by Tenant.

     20.  LANDLORD'S INSURANCE.

          Landlord agrees to cause Master Landlord to carry during the term
hereof, public liability insurance providing limits of liability of not less
than One Million Dollars ($1,000,000.00) for personal injury or death arising
out of any one occurrence. Landlord also agrees to cause Master Landlord to
carry, during the term hereof, insurance for fire, extended coverage, vandalism
and malicious mischief, insuring the Building, including the Leased Premises and
all appurtenances thereto for the full insurable value thereof, such insurance
coverage to exclude Tenant's merchandise, trade fixtures, furnishings,
equipment, personal property, and any alterations or additions made and paid for
by Tenant, unless Landlord or Master Landlord elects otherwise. Such policies or
duly executed certificates of insurance relating thereto shall be promptly
delivered to Tenant within five (5) days after the execution of this Lease and
renewals thereof as required shall be delivered to Tenant at least fifteen (15)
days prior to the expiration of the respective policy terms. In addition to all
other remedies Tenant may have under this lease, if Landlord fails to comply
with the foregoing requirements relating to insurance, Tenant may obtain such
insurance and Landlord shall pay to Tenant on demand the premium costs thereof
plus interest at the rate of eighteen percent (18%) per annum from the date of
payment by Tenant until repaid by Landlord.

     21.  CERTAIN RIGHTS RESERVED BY LANDLORD.

          So long as this Lease is in full force and effect, Master Landlord and
Landlord shall have the following rights, exercisable without notice and without
liability to Tenant for damage or injury to property, persons, or business and
without effecting an eviction, constructive or actual, or disturbance of
Tenant-Is use or possession or giving rise to any claim for setoff or abatement
of Rent:

          (a) To change the Building's name or street address.

          (b) To install, affix, and maintain any and all signs on the exterior
and interior of the Building.

          (c) To designate and approve, prior to installation, all types of
window shades, blinds, drapes, awnings, window ventilators, and similar
equipment, and to control all internal lighting that may be visible from the
exterior of the Building.

          (d) To designate, restrict, and control all sources within the
Building from which Tenant may obtain ice, drinking water, towels, toilet
supplies, catering, food and beverages, or like or other services on the Leased
Premises.

                                       16
<PAGE>   25

          (e) To enter upon the Leased Premises at reasonable hours to inspect
same or clean or make repairs or alterations (but without any obligation to do
so, except as expressly provided for herein) or to show the Leased Premises to
prospective lenders or purchasers, and, during the last twelve (12) months of
the Lease Term, to show the Leased Premises to prospective tenants at reasonable
hours and, if the Leased Premises are vacant, to prepare same for re-occupancy.

          (f) To retain at all times, and to use in appropriate instances, keys
to all doors within and into the Lease Premises. No locks shall be changed or
added without the prior written consent of Landlord.

          (g) To decorate and to make repairs, alterations, additions, changes,
or improvements, whether structural or otherwise, in and about the Building or
any part thereof, and for such purposes to enter upon the Leased Premises and,
during the continuance of any of said work, to temporarily close doors,
entryways, public space, and corridors in the Building to interrupt or
temporarily suspend Building services and facilities and to change the
arrangement and location of entrances or passageways, doors and doorways,
corridors, elevators, stairs, toilets, or other public parts of the Building,
all without abatement of Rent or affecting any of Tenant's obligations
hereunder, so long as the Leased Premises are reasonably accessible.

          (h) To have and retain a paramount title to the Leased Premises free
and clear of any act of Tenant purporting to burden or encumber them.

          (i) To grant to anyone the exclusive right to conduct any business or
render any service in or to the Building, provided such exclusive right shall
not operate to exclude Tenant from the use expressly permitted herein.

          (j) To approve the weight, size, and location of safes and other heavy
equipment and articles in and about the Leased Premises and the Building and to
require all such items and furniture and similar items to be moved into and out
of the Building and Leased Premises only at such times and in such manner as
Landlord shall direct in writing. Movements of Tenant's property into or out of
the Building and within the Building are entirely at the risk and responsibility
of Tenant and Landlord reserves the right to require permits before allowing
such property to be moved into or out of the Building.

          (k) To have access for Landlord and other tenants of the Building to
any mail chutes or other depositories located on the Leased Premises according
to the rules of the United States Postal Service.

          (1) To take all such reasonable measures for the security of the
Building and its occupants, including without limitation, the search of all
persons entering or leaving the Building, the evacuation of the Building for
cause, suspected cause, or for drill purposes, the temporary denial of access to
the Building, and the closing of the Building after regular working hours, i.e.,
7:30 a.m. to 6:00 p.m. on business days and on Saturdays, Sundays, and legal
holidays, subject, however, to Tenant's right to admittance when the Building is
closed after

                                       17

<PAGE>   26

regular working hours under such reasonable regulations as may be prescribed
from time to time which may include by way of example but not of limitation,
that persons entering or leaving the Building, whether or not during regular
working hours, identify themselves to a security officer by registration or
otherwise and that said persons establish their right to enter or leave the
Building.

     22.  FIRE OR OTHER CASUALTY.

          If the Leased Premises or any part thereof shall be damaged by fire or
other casualty, Tenant shall give prompt written notice thereof to Landlord. In
case the Building shall be so damaged by fire or other casualty that substantial
alteration or reconstruction of the Building shall, in Master Landlord's sale
opinion, be required (whether or not the Leased Premises shall have been damaged
by such fire or other casualty) or in the event any mortgagee under a mortgage
or deed of trust covering the Building should require that the insurance
proceeds payable as a result of said fire or other casualty be used to retire
the mortgage debt, Landlord may, at its option, terminate this Lease and the
term and estate hereby granted by notifying Tenant in writing of such
termination within seventy (70) days after the date of such damage, in which
event the Rent hereunder shall be abated as of the date of such damage. Landlord
hereby assigns to Tenant all of Landlord's rights pursuant to Paragraph 23 of
the Master Lease to have Master Landlord repair all or any portion of the Leased
Premises and any part of the Building and/or Common Area that are so damaged by
any casualty as to render all or a portion of the Leased Premises unusable. Such
repair rights of Tenant shall be subject-to the limitations of Paragraph 23 of
the Master Lease. Landlord shall not be liable for any inconvenience or
annoyance to Tenant or injury to the business of Tenant resulting in any way
from such damage or the repair thereof; except that during the time and to the
extent that the Leased Premises are unfit for occupancy, there shall be a fair
diminution of Rent. If the damages are caused by the negligence of Tenant, its
agents, servants, employees, contractors, patrons, guests, licensees, or
invitees there will be no abatement of Rent and Tenant will be liable for any
damages in excess of the amount paid by insurance proceeds received by Landlord.
Any insurance which may be carried by Landlord or Tenant against loss or damage
to the Building or to the Leased Premises shall be for the sole benefit of the
party carrying such insurance and under its sole control.

     23.  CONDEMNATION.

          If the whole or substantially the whole of the Building and Land or of
the Leased Premises should be taken for any public or quasi-public use under any
governmental law, ordinance or regulation or by right of eminent domain or
should be sold to the condemning authority in lieu of condemnation, then this
Lease shall terminate as of the date when physical possession of the Building
and Land or the Leased Premises is taken by the condemning authority. If less
than the whole or substantially the whole of the Building and Land or the Leased
Premises is thus taken or sold, Landlord (whether or not the Leased Premises are
affected thereby) may terminate this Lease by giving written notice thereof to
Tenant within sixty (60) days after the right of election accrues, in which
event this Lease shall terminate as of the date when physical possession of such
portion of the Building and Land or Leased Premises is taken by the condemning
authority. If upon any such taking or sale of less than the whole or

                                       18
<PAGE>   27
substantially the whole of the Building and Land or the Leased Premises this
Lease shall not be thus terminated, the Rent payable hereunder shall be
diminished by an amount representing that part of said Rent as shall properly be
allocable to the portion of the Leased Premises which was so taken or sold.
Landlord hereby assigns to Tenant all of Landlord's rights pursuant to Paragraph
24 of the Master Lease to have Master Landlord repair or restore all or any part
of the Leased Premises in any part of the Building and/or the Common Area that
are damaged by any such condemnation. Landlord shall be entitled to receive all
of the compensation awarded upon a taking of any part or all of the Building and
Land or the Leased Premises including any award for the value of unexpired term
of this Lease and Tenant shall not be entitled to and expressly waives all claim
to any such compensation; provided, however, Tenant shall be entitled to receive
an award for damages to Tenant's leasehold improvements.

         24.      TAXES ON TENANT'S PROPERTY.

                  Tenant shall be liable for all taxes levied or assessed
against personal property, furniture, fixtures, or other improvements placed by
Tenant in the Leased Premises, but specifically excluding Tenant Improvements
(hereinafter defined) paid for by Landlord. If any such taxes for which Tenant
is liable are levied or assessed against Landlord or Landlord's property and if
Landlord is required to pay the same or if the assessed value of Landlord's
property is increased by inclusion of personal property, furniture, fixtures, or
other improvements placed by Tenant in the Leased Premises and Landlord elects
to pay the taxes based on such increase, Tenant shall pay to Landlord upon
demand that part of such taxes for which Tenant is liable hereunder.

         25.      WAIVER OF SUBROGATION.

                  Notwithstanding anything to the contrary contained in this
Lease, each party hereto hereby waives any and every claim which arises or may
arise in its favor and against the other patty hereto, or anyone claiming
through or under them, by way of subrogation or otherwise, during the Lease Term
or any extension or renewal thereof for any and all loss of, or damage to, any
of its property (whether or not such loss or damage is caused by the fault or
negligence of the other party or anyone for whom said other party may be
responsible), which loss or damage is covered by valid and collectible fire and
extended coverage insurance policies, to the extent that such loss or damage is
recovered under said insurance policies. Said waivers shall be in addition to,
and not in limitation or derogation of, any other waiver or release contained in
this Lease with respect to any loss or damage to property of the parties hereto.
Inasmuch as the above mutual waivers will preclude the assignment of any
aforesaid claim by way of subrogation (or otherwise) to an insurance company (or
any other person), each party hereto hereby agrees immediately to give each
insurance company which has issued to it policies of fire and extended coverage
insurance written notice of the terms of said mutual waivers, and to have said
insurance policies properly endorsed, if necessary, to prevent the invalidation
of said insurance coverages by reason of said waivers.

         26.      SURRENDER UPON TERMINATION OR EXPIRATION.

At the expiration of the Lease Term or any termination of this Lease, Tenant
shall at once

                                       19
<PAGE>   28

surrender possession of the Leased Premises and deliver the Leased Premises to
Landlord in as good repair and condition as at the commencement of Tenant's
occupancy, reasonable wear and tear and damages or destruction by fire or other
insured casualty excepted, and shall deliver to Landlord all keys to the Leased
Premises, and, if such possession is not immediately surrendered, Landlord may
forthwith enter upon and take possession of the Leased Premises and expel or
remove Tenant and any other person who may be occupying said premises, or any
part thereof, by force, if necessary, without having any civil or criminal
liability therefor. All alterations, additions, or improvements (except Tenant's
trade fixtures, movable office furniture and equipment), made in or upon the
Leased Premises, either by Landlord or Tenant, shall be Landlord's property on
termination of this Lease or expiration of the Lease Term and shall remain on
the Leased Premises without compensation to Tenant. All furniture, movable trade
fixtures, and equipment installed by Tenant may be removed by Tenant at the
termination of this Lease or the expiration of the Lease Term. All such removals
shall be accomplished in a good workmanlike manner so as not to damage the
Leased Premises or the primary structure or structural qualities of the Building
or the plumbing, electrical lines, and other utilities serving the Leased
Premises or the Building. Tenant, or Landlord at Tenant's expense, shall repair
any damage to the Leased Premises, the Building, and Land caused by any such
removal. All furniture, movable trade fixtures and equipment installed by Tenant
not removed within fifteen (15) days after such termination or expiration shall
thereupon be conclusively presumed to have been abandoned by Tenant and Landlord
may, at its option, take over the possession of such property and either (i)
declare same to be the property of Landlord by written notice thereof to Tenant
or (ii) at the sole risk, cost, and expense of Tenant remove the same or any
part thereof in any manner that Landlord shall choose and store the same without
incurring liability to Tenant or any other person.

         27.      EVENTS OF DEFAULT.

         The following events shall be deemed to be events of default ("Events
of Default") by Tenant under this Lease:

                           (a) Tenant shall fail to pay any Rent and such
failure shall continue for a period of five (5) business days.

                           (b) Tenant shall fail to comply with any term,
provision, or covenant of this Lease, other than the payment of Rent, and shall
not cure such failure within thirty (30) days after delivery to Tenant of
written notice of the occurrence of such failure; provided, if the failure is of
a nature that it cannot, with due diligence, be cured within thirty (30) days,
it is not an Event of Default if Tenant begins to cure the failure within 30
days and diligently pursues the cure to completion within sixty (60) days;

                           (c) Tenant shall become insolvent, or shall make a
transfer in fraud of creditors, or shall commit any act of bankruptcy or shall
make an assignment for the benefit of creditors, or Tenant shall admit in
writing its inability to pay its-debts as they become due.

                           (d) Tenant shall file a petition under any section or
chapter of the Bankruptcy Code of the United States, as amended, or under any
similar law or statute of the

                                       20
<PAGE>   29

United States or any state thereof, or Tenant shall be adjudged bankrupt or
insolvent in proceedings filed against Tenant thereunder; or a petition or
answer proposing the adjudication of Tenant as a bankrupt or its reorganization
under any present or future federal or state bankruptcy or similar law shall be
filed in any court and such petition or answer shall not be discharged or denied
within one hundred twenty (120) days after the filing thereof.

                           (e) A receiver or trustee shall be appointed for all
or substantially all of the assets of Tenant or of the Leased Premises or of any
of Tenant's property located thereon in any proceeding brought by Tenant, or any
such receiver or trustee shall be appointed in any proceeding brought against
Tenant and shall not be discharged within one hundred twenty (120) days after
such appointment or Tenant shall consent to or acquiesce in such appointment.

                           (f) Tenant, if a natural person, shall die or become
incapacitated, or if Tenant is not a natural person, Tenant shall dissolve or
cease to exist.

                           (g) The leasehold estate hereunder shall be taken on
execution or other process of law in any action against Tenant.

                           (h) Tenant vacates without paying Rent any
substantial portion of the Leased Premises for a period of time in excess of
five (5) days without written permission of Landlord.

         28.      LANDLORD'S REMEDIES.

                  If an Event of Default shall have occurred, Landlord shall
have the right at its election, then or any time thereafter while such Event of
Default shall continue, to pursue any one or more of the following remedies:

                           (a) Terminate this Lease by giving notice thereof to
Tenant, in which event Tenant shall immediately surrender the Leased Premises
to Landlord and if Tenant fails so to do, Landlord may without prejudice to any
other remedy which it may have for possession or arrearages in Rent, enter upon
and take possession of the Leased Premises and expel or remove Tenant and any
other person who may be occupying said premises, or any part thereof, without
being liable for prosecution or any claim of damages therefor and Tenant hereby
agrees to pay to Landlord on demand the amount of all loss and damage which
Landlord may suffer by reason of such termination, whether through inability to
relet the Legal Premises on satisfactory terms or otherwise, it being understood
and agreed by Tenant that Landlord shall have no obligation or duty to relet the
Leased Premises, specifically including but not limited to (1) all reasonable
expenses necessary to relet the Leased Premises which shall include the cost of
renovating, repairing, and altering the Leased Premises for a new tenant or
tenants, advertisements and brokerage fees; and (2) any increase in insurance
premiums caused by the vacancy of the Leased Premises. Nothing contained in this
Lease shall limit or prejudice the right of Landlord to prove for and obtain in
proceedings for bankruptcy or insolvency by reason of the termination of this
Lease, an amount equal to the maximum allowed by any statute or rule of law in
effect at the time when, and governing the proceedings in which, the damages are
to be proved, whether or not the amount be greater, equal to, or less than the
amount of the loss or damages referred to above.

                                       21
<PAGE>   30

                           (b) Enter upon and take possession of the Leased
Premises and expel or remove Tenant or any other person who may be occupying
said premises, or any part thereof, without having any civil or criminal
liability therefor and without terminating this Lease. Landlord may (but shall
be under no obligation to) relet the Leased Premises or any part thereof for the
account of Tenant, in the name of Tenant or Landlord or otherwise, without
notice to Tenant for such term or terms (,which may be greater or less than the
period which would otherwise have constituted the balance of the term of this
Lease) and on such conditions (which may include concessions or free rent) and
for such uses as Landlord in its absolute discretion may determine and Landlord
may collect and receive any rents payable by reason of such reletting; and
Tenant agrees to pay Landlord on demand all reasonable expenses necessary to
relet the Leased Premises which shall include the cost of renovating, repairing,
and altering the Leased Premises for a new tenant or tenants, advertisements and
brokerage fees, and Tenant further agrees to pay Landlord on demand any
deficiency that may arise by reason of such reletting. Landlord shall not be
responsible or liable for any failure to relet the Leased Premises or any part
thereof or for any failure to collect any Rent due upon any such reletting. No
such reentry or taking of possession of the Leased Premises by Landlord shall be
construed as an election on Landlord's part to terminate this Lease unless a
written notice of such termination is given to Tenant pursuant to subparagraph
above.

                           (c) Enter upon the Leased Premises without having any
civil or criminal liability therefor, and do whatever Tenant is obligated to do
under the terms of this Lease and Tenant agrees to reimburse Landlord on demand
for any expenses which Landlord may incur in thus affecting compliance with
Tenant's obligations under this Lease together with interest at the rate of
eighteen percent (18%) per annum, and Tenant further agrees that Landlord shall
not be liable for any damages resulting to Tenant from such action, whether
caused by the negligence of Landlord or otherwise.

                           (d) Landlord may, without further notice of any kind
to Tenant, interrupt or cause the interruption of any utility service serving
the Leased Premises, remove, alter, or change any door, window, attic hatchway
cover to the Leased Premises, or any lock, latch, hinge, hinge pin, doorknob, or
other mechanism connected to any door, window, or attic hatchway cover to the
Leased Premises, and intentionally prevent Tenant from entering the Leased
Premises without resort to judicial process. Landlord shall be under no
obligation to restore any such door, window, or attic hatchway cover or any
lock, latch, hinge, hinge pin, doorknob, or other mechanism attached thereto or
to deliver or make available to Tenant any key to any such door, window, or
attic hatchway cover unless and until Tenant fully cures all Events of Default
then existing under this Lease.

                  No repossession or reentering on the Leased Premises or any
part thereof pursuant to this Lease and no reletting of the Leased Premises or
any part thereof pursuant to subparagraph shall relieve Tenant of its
liabilities and obligations hereunder, all of which shall survive such
repossession or reentering. In the event of any such repossession or re-entering
on the Leased Premises or any part thereof by reason of the occurrence of an
Event of Default, Tenant will pay to Landlord the Rent required to be paid by
Tenant. No right or remedy herein

                                       22
<PAGE>   31

conferred upon or reserved to Landlord is intended to be exclusive of any other
right or remedy, and each and every right and remedy shall be cumulative and in
addition to any other right or remedy given hereunder or now or hereafter
existing at law or in equity or by statute. In addition to other remedies
provided in this Lease, Landlord shall be entitled, to the extent permitted by
applicable law, to injunctive relief in case of the violation, or attempted or
threatened violation, of any of the covenants, agreements, conditions, or
provisions of this Lease, or to a decree compelling performance of any of the
other covenants, agreements, conditions, or provisions of this Lease, or to any
other remedy allowed to Landlord at law or in equity.

                  If Tenant shall be in default under this Lease such that a
default by Landlord under the Master Lease is also created, then notwithstanding
the notice and cure provisions set forth in this Lease, the time in which Tenant
shall be required to cure any such default of Tenant shall be the lesser of (i)
any such time periods established by this Lease or (ii) the time remaining under
the terms of the Master Lease for Landlord to cure after Master Landlord has
given notice of such default to Landlord. Landlord shall provide to Tenant a
copy of any such notice of default from Master Landlord within one (1) business
day after Landlord's receipt of such notice.

         29.      NO IMPLIED WAIVER.

                  The failure of Landlord or Tenant to insist at any time upon
the strict performance of any covenant or agreement or to exercise any option,
right, power, or remedy contained in this Lease shall not be construed as a
waiver or a relinquishment thereof for the future. The waiver of or redress for
any violation of any term, covenant, agreement, or condition contained in this
Lease or contained in the Rules and Regulations attached to and forming a part
of this Lease shall not prevent a subsequent act, which would have originally
constituted a violation from having all the force and effect of an original
violation. No express waiver shall affect any condition other than the one
specified in such waiver and that one only for the time and in the manner
specifically stated. A receipt by Landlord of any Rent with knowledge of the
breach of any covenant or agreement contained in this Lease shall not be deemed
a waiver of such breach, and no waiver by Landlord of any provision of this
Lease shall be deemed to have been made unless expressed in writing and signed
by Landlord.

         30.      WAIVER BY TENANT.

                  Tenant hereby waives and surrenders for itself and all
claiming by, through, and under it, including creditors of all kinds, any
rights, privileges, and liens set out under Section 91.004 of the Texas Property
Code (as amended) and hereby exempts Landlord from any liability or duty
thereunder.

         31.      ATTORNEYS' FEES AND LEGAL EXPENSES.

                  In the event of litigation concerning the interpretation or
enforcement of this Lease, the prevailing party shall be entitled to recover
from the losing party its attorneys' fees, court costs, and expenses, whether at
the trial or appellate level.

                                       23
<PAGE>   32

         32.      SUBORDINATION.

                  At the option of Master Landlord's first mortgagee, this Lease
and all rights of Tenant hereunder shall be subject and subordinate (i) to any
first mortgage or first deed of trust, blanket or otherwise, which does now or
may hereafter affect the Building (and which may also affect other property and
(ii) to any and all increases, renewals, modifications, consolidations,
replacements, and extensions of any such mortgage or deed of trust. If Master
Landlord's first mortgagee elects to make this Lease subordinate, Landlord and
Tenant shall, however, upon demand at any time or times execute, acknowledge,
and deliver to each other, or to Master Landlord's first mortgagee, a
Subordination, Non-Disturbance and Attornment Agreement, substantially in the
form of Exhibit G. In the event Tenant shall fail or neglect to execute,
acknowledge, and deliver any such subordination agreement or certificate,
Landlord, in addition to any other remedies it may have, as the agent and
attorney in fact of Tenant, execute, acknowledge, and deliver the same and
Tenant hereby irrevocably nominates, constitutes and appoints Landlord as
Tenant's proper and legal agent and attorney in fact for such purposes. Such
power of attorney shall not terminate on disability of the principal. Tenant
covenants and agrees, in the event any proceedings are brought for the
foreclosure of any such mortgage or if the Building be sold pursuant to any such
deed of trust, to attorn to the purchaser upon any such foreclosure sale or
trustee's sale if so requested by such purchaser and to recognize such purchaser
as the Landlord under this Lease. Tenant agrees to execute, acknowledge and
deliver at any time and from time to time, upon the request of Landlord or any
holder(s) of any of the indebtedness or other obligations secured by any of the
mortgages or deeds of trust referred to in this paragraph any instrument at
certificate which, in the sole judgment of Landlord or of such holder(s), may be
necessary or appropriate in any such foreclosure proceeding or otherwise to
evidence such attornment. Tenant hereby irrevocably appoints Landlord and the
holder(s) of the indebtedness or other obligations secured by the aforesaid
mortgages and/or deeds of trust jointly and severally the agent and attorney in
fact of Tenant to execute and deliver for and on behalf of Tenant any such
instrument or certificate. Such power of attorney shall not terminate on
disability of the principal. Tenant further waives the provisions of any statute
or rule of law, now or hereafter in effect, which may give or purport to give
Tenant any right or election to terminate or otherwise adversely affect this
Lease and the obligation of Tenant hereunder in the event any such foreclosure
proceeding is brought or trustee's sale occurs and agrees that this Lease shall
not be affected in any way whatsoever by any such foreclosure proceeding or
trustee's sale unless the holder(s) of the indebtedness or other obligations
secured by said mortgages and/or deeds of trust shall declare otherwise. This
Lease and all rights of Tenant hereunder are further subject and subordinate, to
the extent that the same relate to the Leased Premises, to all Applicable Laws
and to all liens, leases, restrictions, easements, and encumbrances to the
extent same are valid, subsisting, and recorded in the Real Property Records of
Dallas County, Texas.

         33.      QUIET ENJOYMENT.

                  Provided Tenant pays the Rent payable hereunder as and when
due and payable and keeps and fulfills all of the terms, covenants, agreements,
and conditions to be performed by Tenant hereunder, Tenant shall at all times
during the Lease Term peaceably and quietly enjoy the Leased Premises without
any disturbance from Landlord or from any other person claiming

                                       24
<PAGE>   33

by, through, or under Landlord, subject to the terms, provisions, covenants,
agreements, and conditions of this Lease and to the deeds of trust, mortgages,
ground leases, ordinances, leases, utility easements, and agreements to which
this Lease is subject and subordinate, as hereinabove set forth. Notwithstanding
any of the provisions of this Paragraph, Landlord shall not be responsible for
and shall not be liable to Tenant for any damages due to any interference with
Tenant's quiet enjoyment of the Leased Premises due to any default under the
Master Lease unless and to the extent that such default is caused by Landlord.

         34.      NOTICE DUE TO LANDLORD.

                  In the event of any act or omission by Landlord which would
give Tenant the right to damages from Landlord or the right to terminate this
Lease by reason of a constructive or actual eviction from all or part of the
Leased Premises or otherwise, Tenant shall not sue for such damages or exercise
any such right to terminate until (i) it shall have given written notice of such
act or omission to Landlord and (ii) a reasonable period of time for remedying
such act or omission shall have elapsed following the giving of such notice,
during which time Landlord, its agents, employees or its mortgagee shall be
entitled to enter upon the Leased Premises and do therein whatever may be
necessary to remedy such act of omission. During the period after the giving of
such notice and during the remedying of such act or omission, the Rent payable
by Tenant for such period as provided in this Lease shall be abated and
apportioned only to the extent that any part of the Leased Premises shall be
untenantable.

         35.      HOLDING OVER BY TENANT.

                  Should Tenant or any of its successors in interest continue to
hold the Leased Premises after the termination or expiration of this Lease, such
holding over shall constitute and be construed as a tenancy from month to month
only, at a monthly rental equal to 150% of the amount of the monthly
installments of Minimum Rent at the time of such termination or expiration, plus
the payment of all other Rent payable hereunder at the time of such termination
or expiration. During such time as Tenant shall continue to hold the Leased
Premises after the termination or expiration hereof, Tenant shall be regarded as
a tenant from month to month; subject, however, to all of the terms,
provisions, covenants, and agreements on the part of Tenant hereunder. No
payments of money by Tenant to Landlord after the termination or expiration of
this Lease shall reinstate, continue, or extend the term of this Lease and no
extension of this Lease after the termination or expiration thereof shall be
valid unless and until the same shall be reduced to writing and signed by both
Landlord and Tenant. Nothing in this paragraph should be construed as giving
Tenant the right to hold over beyond the Expiration Date nor preclude Landlord
from having the right to dispossess or otherwise terminate Tenant's right of
possession. Any month-to-month tenancy is terminable upon notice from Landlord.

         36.      RULES AND REGULATIONS.

                  Tenant and Tenant's agents, employees, and invitees will
comply with all requirements of the Rules and Regulations (as changed from time
to time as hereinafter provided) which are attached hereto as Exhibit E and made
a part hereof as though fully set out herein. Master Landlord shall at all times
have the right to change such Rules and Regulations or

                                       25
<PAGE>   34

to promulgate other Rules and Regulations in such reasonable manner as may be
deemed advisable for the safety, care, or cleanliness of the Building and
related facilities or premises, and for preservation of good order therein;
provided, no new Rules and Regulations may unreasonably and materially,
adversely interfere with Tenant's use of the Leased Premises or require Tenant
to pay additional Rent. No changes shall become effective and a part of this
Lease until a copy thereof shall have been delivered to Tenant. Tenant shall
further be responsible for the compliance with such Rules and Regulations by the
employees, servants, agents, visitors, and invitees of Tenant. Landlord shall
use its best efforts to secure compliance by all tenants and other persons with
the Rules and Regulations from time to time in effect, but shall not be
responsible to Tenant for failure of any person to comply with such Rules and
Regulations.

         37.      ESTOPPEL CERTIFICATE.

                  Tenant will, at any time and from time to time, upon not less
than twenty (20) days' prior request by Landlord, execute, acknowledge, and
deliver to Landlord a statement in writing executed by Tenant certifying that
this Lease is the entire agreement between the parties and is unmodified and in
full effect (or, if there have been modifications, that this Lease is in full
effect as modified, and setting forth such modifications) and the dates to which
the Rent has been paid, that the Tenant has unconditionally accepted the Leased
Premises, and either stating that to the knowledge of the signer of such
certificate no default exists hereunder or specifying each such default of which
the signer may have knowledge; it being intended that any such statement by
Tenant may be relied upon by any prospective purchaser or mortgagee of the
Building.

         38.      NOTICES.

                  Each provision of this Lease, or of any applicable
governmental laws, ordinances, regulations, and other requirements with
reference to the sending, mailing, or delivery of any notice or with reference
to the making of any payment by Tenant to Landlord, shall be deemed to be
complied with when and if the following steps are taken:

                           (a) All Rent and other payments required to be made
by Tenant to Landlord hereunder shall be payable to Landlord in Dallas County,
Texas at the address set forth in the Basic Lease Provisions, or at such other
address as Landlord may specify from time to time by written notice delivered in
accordance herewith.

                           (b) Any notice or document required to be delivered
hereunder shall be deemed to be delivered, whether actually received or not,
when deposited in the United States mail, postage paid, certified or registered
mail, return receipt requested, addressed to the parties hereto at the
respective addresses set out opposite their names in the Basic Lease Provisions,
or at such other address as they have theretofore specified by written notice.

         39.      ROOF COMMUNICATION ACCESS AND OTHER RIGHTS.

                  Tenant shall have the right to use the then currently
available portions of the Central Tower Building roof, pipe chase space and
conduits as needed for Tenant's

                                       26
<PAGE>   35

telecommunications equipment (including but not limited to satellite dish,
microwave dish and antenna), cabling and fiber optics, supplemental HVAC
equipment, and other such facilities, at no additional cost other than Tenant's
expenditures for installation, repair, operation and maintenance. Such access
rights shall be coterminous with the Lease Term. All such facilities must be
limited to an area designated by Landlord and must be installed in compliance
with all architectural guidelines for the Project and all Applicable Laws.
Tenant shall pay all costs of removal of such facilities upon the expiration or
earlier termination of this Lease and shall also pay for any repairs of roof
penetrations caused by the installation of such facilities. Specifications for
such equipment including installation and location shall meet Sublessor's
reasonable approval.

         40.      REPRESENTATIONS AND WARRANTIES OF LANDLORD.

                  Landlord hereby warrants and represents the following:

                  Landlord is the current Tenant under that certain Office Space
Lease (the "Master Lease") dated as of October 4, 1993, by and between T-Las
Colinas Towers Corp., a Delaware corporation, as the landlord and the Landlord
as the Tenant, as the same may now be hereinafter be amended, pursuant to which
Master Landlord leased the Master Premises to Landlord. The Leased Premises is a
part of the Master Premises. without the prior written consent of Tenant, which
consent shall not be unreasonably withheld, Landlord shall not amend or modify
the Master Lease in a manner which adversely affects Tenant.

                  (a) Landlord is duly authorized to execute and to enter into
this Lease and this Lease is a legal, binding, and valid obligation of Landlord,
enforceable in accordance with its terms.

                  (b) The execution and delivery of this Lease by Landlord will
not conflict with or cause a default by Landlord under any laws, rules,
regulations or court orders of any governmental authority, the Master Lease or
any agreement or prior lease to which Landlord is a party or by which any of its
assets are bound, nor will this Lease create any conflict with the rights of any
other tenant in the Project.

                  (c) There is no default by Landlord under the Master Lease,
and to Landlord's knowledge, no default thereunder by Master Landlord.

                  (d) With respect to environmental matters, Landlord has no
knowledge that:

                           (i) The Leased Premises are not in compliance with
all Environmental Requirements, or that there are any Hazardous Materials
(hereinafter defined) on, under, or in the Project or the Leased Premises in
amounts or concentrations that require investigation or remedial or removal
action.

                           (ii) The Leased Premises contain any asbestos,
whether friable or not.

                           (iii) Landlord or any officer or employee thereof has
received any

                                       27
<PAGE>   36

notice or other communication concerning (A) any violation or alleged or
probable violation of Environmental Requirements, whether or not corrected to
the satisfaction of the appropriate authority or (B) any alleged liability for
environmental damages in connection with any portion of the Leased Premises. Any
writ, injunction, decree, order or judgment relating to the foregoing is
outstanding. There is any lawsuit, claim, proceeding, citation, directive,
summons or investigation, pending or threatened, relating to any alleged
violation of any applicable Environmental Requirements or the suspected presence
of any Hazardous Materials at the Leased Premises.

                           (iv) For the purposes of this Lease, the term
"Hazardous Materials" shall mean any substance: (A) the presence of which
requires investigation or remediation under any applicable federal, state or
local statute, regulation, or ordinance concerning environmental matters; (B)
that is or becomes defined as a hazardous waste or hazardous substance under any
applicable federal, state, or local statute, regulation or ordinance concerning
environmental matters; or (C) that contains PCBs in excess of authorized levels,
asbestos that is friable or can be reasonably expected to become friable or
hazardous levels of urea formaldehyde foam insulation.

                           (v) For the purposes of this Lease, "Environmental
Requirements" means all applicable statutes, regulations, rules, ordinances, and
codes of all federal, state, or municipal entities, agencies, or
instrumentalities having jurisdiction over environmental matters, including
without limitation: all requirements pertaining to reporting, licensing,
permitting, investigation, and remediation of emissions, discharges, releases,
or threatened releases of Hazardous Materials, whether solid, liquid, or gaseous
in nature, into the air, surface water, groundwater or land, or relating to the
manufacture, processing, distribution, use, treatment, storage, disposal,
transport, or handling of Hazardous Materials, whether solid, liquid, or gaseous
in nature; all environmental requirements pertaining to the protection of the
health and safety of employees or the public, including but not limited to the
Hazardous Materials Transportation Act, as amended, the Resource Conservation
and Recovery Act of 1976, as amended, the Clean Air Act, as amended, the Federal
Water Pollution Control Act, as amended, the Comprehensive Environmental
Response, compensation and Liability Act of 1980, as amended, and the Toxic
Substances Control Act, as amended.

                  (e) For the purposes of this Lease, Landlord's knowledge is
limited to the actual knowledge, without independent inquiry, of Tom Miller,
Real Estate Manager for Landlord.

                  (f) Landlord warrants that all mechanical systems will be in
working condition for a period of ninety (90) days after the Commencement Date,
provided the mechanical systems are not damaged by Tenant's Improvements.

         41.      REPRESENTATIONS AND WARRANTIES OF TENANT.

                  Tenant warrants and represents to Landlord:

                  (a) Tenant, and the officer of Tenant executing this Lease,
are each duly authorized to execute and to enter into this Lease. This Lease is
a legal, binding, and valid obligation of Tenant, enforceable in accordance with
its terms.

                                       28
<PAGE>   37

                  (b) The execution and delivery of this Lease by Tenant do not
conflict with or cause a default by Tenant under any laws, rules, regulations,
or court orders of any governmental authority or any agreement or prior lease to
which Tenant is a party or by which any of its assets are bound.

         42.      HAZARDOUS MATERIALS.

                  (a) Studies. Tenant acknowledges receipt of a copy of a
Phase I Environmental Assessment of the Towers at Williams Square, Las Colinas
Urban Center, Irving, Texas, dated February 1992, prepared by Camp Dresser &
McKee, Inc., for CDM Project No.: 2053-21l-RT-REPT ("Hazardous Substance
Survey").

                  Landlord, except as provided in Paragraph 42, makes no, and
Tenant waives any, representations or warranties whatsoever to Tenant regarding:
(i) the Hazardous Substance Survey (including, without limitation, the contents,
accuracy, or adequacy of preparation thereof), or (ii) the presence or absence
of Hazardous Materials (hereinafter defined) in, at, or under the Leased
Premises or the Project.

                  (b) Landlord agrees to comply with all Environmental
Requirements pertaining to or otherwise affecting the Project and the Leased
Premises and shall not use, store, dispose of or permit to remain any Hazardous
Materials on, under, in or about the Project or the Leased Premises in amounts
or concentrations that require investigation or remedial or removal action
pursuant to any Environmental Requirements.

                  (c) Tenant shall not use, store or dispose of any Hazardous
Materials on, under, in or about the Leased Premises in amounts or
concentrations that require investigation or remedial or removal action pursuant
to any Environmental Requirements.

         43.      BUSINESS PURPOSE.

                  Tenant represents that this Lease is executed by Tenant, and
all obligations of Tenant arising out of this Lease are, primarily for business
or commercial purposes and not for personal, family, or household purposes.

         44.      SEVERABILITY.

                  Each and every covenant and agreement contained in this Lease
is, and shall be construed to be, a separate and independent covenant and
agreement. If any term or provision of this Lease or the application thereof to
any person or circumstances shall to any extent be invalid and unenforceable,
the remainder of this Lease, or the application of such term or provision to
persons or circumstances other than those as to which it is invalid or
unenforceable, shall not be affected thereby.

                                       29
<PAGE>   38

         45.      NO MERGER.

                  There shall be no merger of this Lease or of the leasehold
estate hereby created with the fee estate in the Leased Premises or any part
thereof by reason of the fact that the same person may acquire or hold, directly
or indirectly, this Lease or the leasehold estate hereby created or any interest
in this Lease or in such leasehold estate as well as the fee estate in the
Leased Premises or any interest in such fee estate.

         46.      FORCE MAJEURE.

                  Whenever a period of time is herein prescribed for action to
be taken by Landlord or Tenant (other than Tenant's obligation to pay rent), the
responsible party shall not be liable or responsible for, and there shall be
excluded from the computation for any such period of time, any delays due to
strikes, acts of God, shortages of labor or materials, war, governmental laws,
regulations, restrictions, or any other cause of any kind whatsoever which is
beyond the control of the responsible party.

         47.      BROKERAGE.

                  Tenant warrants that it has had no dealings with any broker or
agent in connection with the negotiation or execution of this Lease other than
The Staubach Company, hereinafter referred to as the "Broker", whether one or
more. Tenant and Landlord each agree to indemnify the other against all costs,
expenses, attorneys' fees or other liability for commissions or other
compensation or charges claimed by any broker or agent, other than Broker,
claiming the same by, through or under the indemnifying party with respect to
the original term hereof or any renewal or extension thereof or with respect to
any expansion of the Leased Premises. The brokerage commission payable to the
Broker, if any, shall be paid by Landlord pursuant to the terms of a separate
agreement between Landlord and the Broker. The Broker is licensed and regulated
by the Texas Real Estate Commission (the "TRECII). TREC administers two
recovery funds which may be used to satisfy judgments against inspectors and
real estate licenses involving a violation of the law. Complaints or inquiries
should be directed to the Texas Real Estate Commission, P.O. Box 12188, Austin,
Texas 78711-2188 (512) 465-3960.

         48.      GENDER.

                  Words of any gender used in this Lease shall be held and
construed to include any other gender and words in the singular number shall be
held to include the plural, unless the context otherwise requires.

         49.      JOINT AND SEVERAL LIABILITY.

                  If there be more than one Tenant, the obligations hereunder
imposed upon Tenant shall be joint and several.

                                       30
<PAGE>   39

         50.      NO REPRESENTATIONS.

                  Landlord or Landlord's agents have made no representations or
promises with respect to the Leased Premises, the Building or the Land except as
herein expressly set forth and no rights, easements, or licenses are acquired by
Tenant by implication or otherwise except as expressly set forth in the
provisions of this Lease.

         51.      ENTIRE AGREEMENT.

                  This Lease sets forth the entire agreement between the parties
and no amendment or modification of this Lease shall be binding or valid unless
expressed in a writing executed by both parties hereto.

         52.      PARAGRAPH HEADINGS.

                  The paragraph headings contained in this Lease are for
convenience only and shall in no way enlarge or limit the scope or meaning of
the various and several paragraphs hereof.

         53.      BINDING EFFECT.

                  All of the covenants, agreements, terms, and conditions to be
observed and performed by the parties hereto shall be applicable to and binding
upon their respective heirs, personal representatives, successors, and, to the
extent assignment is permitted hereunder, their respective assigns.

         54.      RENTAL TAX.

                  Notwithstanding any other provision herein contained, Tenant
shall pay any and all licenses, charges, and other fees of every kind and nature
as and when they become due and before the same become delinquent arising out of
or in connection with the Tenant's use and occupancy of the Leased Premises,
including but not limited to license fees, business license tax, the amount of
any privilege, sales, excise, or other similar tax (other than income and
franchise taxes) imposed upon Rent herein provided to be paid by Tenant or upon
the Landlord in an amount measured by such Rent received by Landlord.

         55.      PARKING.

                  (a) At no additional cost to Tenant, Landlord agrees to
provide, and Tenant agrees to rent, throughout Lease Term, three (3) reserved
spaces and seventy-eight (78) unreserved spaces for the parking of automobiles
in the West Tower parking garage located at the Building, as set forth in this
paragraph; provided, however, if for any reason Landlord fails or is unable to
provide parking space to Tenant or Tenant is not permitted to use parking space
in such parking garage for all or any of such automobiles at any time during the
Lease Term, such failure or inability shall not constitute a default by Landlord
under this Lease. With respect to the unreserved parking spaces, Tenant shall
not be assigned to designated parking spaces, but

                                                                 [INITIAL STAMP]

                                       31
<PAGE>   40

shall be permitted to use whatever stalls are available, on a first-come,
first-served basis, in areas of the parking garage designated by Landlord.

                  (b) Landlord will cause Master Landlord to issue to Tenant
eighty (80) magnetic parking cards for access to the leased parking spaces
provided that Tenant provides Master Landlord with the license numbers of the
automobiles of Tenant's employees who will be using such cards and the
understanding that no more than two (2) reserved and seventy-eight (78)
unreserved spaces shall be used by Tenant and its employees at one time. In the
event Tenant uses more than two (2) reserved and seventy-eight (78) unreserved
spaces Landlord or Master Landlord may at any time call in or void any extra
issued magnetic parking cards. Upon receipt of any notice of any call of such
cards, Tenant shall immediately surrender same.

                  (c) Tenant shall comply with all traffic, security, safety and
other rules and regulations promulgated from time to time by the operator of the
garage.

         56.      BUILDING ACCESS.

                  Tenant shall have unlimited access to the Premises twenty-four
(24) hours per day, seven (7) days per week. If, at any time, the Leased
Premises lack utilities for three consecutive business days in any twelve month
period, then rent and additional rent shall abate proportionately to the extent
the Premises are untenantable by reason thereof. If the lack continues for a
period in excess of sixty (60) consecutive days during any twelve month period,
then Tenant shall have the right to terminate the Sublease.

         57.      SEVERABILITY.

                  If any term or provision of this Lease or the application
thereof to any person or circumstances shall to any extent be invalid and
unenforceable, the remainder of this Lease, or the application of such term or
provision to persons or circumstances other than those as to which it is invalid
or unenforceable, shall not be affected thereby.

         58.      DISCLAIMER OF WARRANTIES.

                  TENANT ACKNOWLEDGES THAT IT HAS INSPECTED THE LEASED PREMISES
AND IS THOROUGHLY FAMILIAR WITH ITS CONDITION. TENANT ACCEPTS THE LEASED
PREMISES IN ITS PRESENT CONDITION (SAVE AND EXCEPT LATENT DEFECTS, INCLUDING
STRUCTURAL DEFECTS) AND ACKNOWLEDGES ANY AGREES THAT LANDLORD HAS NOT MADE AND
DOES NOT HEREBY MAKE ANY REPRESENTATIONS, WARRANTIES OR COVENANTS OF ANY KIND OR
CHARACTER EXPRESS OR IMPLIED WITH RESPECT TO THE LEASED PREMISES, INCLUDING, BUT
NOT LIMITED TO, WARRANTIES OR REPRESENTATIONS AS TO MATTERS OF TITLE (OTHER THAN
AS EXPRESSLY MADE BY LANDLORD HEREIN), ZONING, TAX CONSEQUENCES, PHYSICAL OR
ENVIRONMENTAL CONDITIONS, AVAILABILITY OF ACCESS, INGRESS OR EGRESS, OPERATING
HISTORY OR PROJECTIONS, VALUATION, GOVERNMENTAL APPROVALS, GOVERNMENTAL
REGULATIONS, OR THE ADEQUACY OF ANY EQUIPMENT IN THE LEASED

                                       32
<PAGE>   41
PREMISES TO MEET THE PARTICULAR NEEDS OF TENANT AND TENANT EXPRESSLY DISCLAIMS
ANY IMPLIED WARRANTY THAT THE LEASED PREMISES ARE SUITABLE FOR TENANT IS
INTENDED COMMERCIAL PURPOSES OR ANY OTHER MATTER OR THING RELATING TO OR
AFFECTING THE LEASED PREMISES INCLUDING, WITHOUT LIMITATION: (A) THE VALUE,
CONDITION, MERCHANTABILITY, MARKETABILITY, PROFITABILITY, SUITABILITY OR FITNESS
FOR A PARTICULAR USE OR PURPOSE OF THE LEASED PREMISES, (B) THE MANNER OR
QUALITY OF THE CONSTRUCTION OR MATERIALS INCORPORATED INTO ANY OF THE LEASED
PREMISES AND (C) THE QUALITY, STATE OF REPAIR OR LACK OF REPAIR OF THE LEASED
PREMISES. TENANT AGREES THAT WITH RESPECT TO THE LEASED PREMISES, TENANT HAS NOT
RELIED UPON AND WILL NOT RELY UPON, EITHER DIRECTLY OR INDIRECTLY, ANY
REPRESENTATION OR WARRANTY OF LANDLORD OR ANY AGENT OF LANDLORD EXCEPT AS
EXPRESSLY MADE BY LANDLORD IN THIS LEASE.

         59.      WORK ALLOWANCE.

                  Landlord shall allow Tenant access to the Leased Premises
commencing on the later of the date this Lease is executed and the date this
Lease is approved by Master Landlord, for the purpose of constructing Tenant's
improvements (the "Improvements") to the Leased Premises. All Tenant
Improvements shall be constructed pursuant to plans and specifications therefor
approved in writing by Landlord (the "Tenant Plans"). Tenant agrees to construct
the Tenant Improvements in accordance with the Tenant Plans. Tenant shall pay
all costs of constructing all Tenant Improvements.

         60.      APPROVALS BY MASTER LANDLORD.

                  Whenever in this Lease the Tenant will be required to obtain
the consent or approval of Landlord with respect to any matter, and in the
reasonable judgment of Landlord, would also require the consent or approval of
the Master Landlord, then in the sole discretion of Landlord, the consent or
approval of both Landlord and Master Landlord must be obtained prior to the
taking of any action by Tenant; provided, however, if Master Landlord consents
to or approves such matter, Landlord will not unreasonably withhold or delay its
consent or approval.

         61.      COUNTERPARTS.

                  This Lease may be executed in two or more counterparts, each
of which shall be deemed an original, but all of which together shall constitute
one and the same instrument.

         62.      JANITOR SERVICE

                  Tenant may elect to provide its own janitor and maid service
for the Leased Premises by giving not less than 60 days' prior notice to
Landlord and Master Landlord. If Tenant provides its own janitor and maid
service, the services provided must be at least equal in scope to Master
Landlord's standard janitorial and maid service. If Tenant elects to provide its
own janitor and maid service for the Leased Premises, it may subsequently elect
to require

                                       33
<PAGE>   42

Landlord to resume providing Master Landlord's standard janitorial and maid
service by giving not less than 60 days' prior notice to Landlord and Master
Landlord. Tenant may not exercise this option to provide its own janitorial
service more than once during the Lease Term.

                  IN WITNESS WHEREOF, this Lease is hereby executed in multiple
originals as of the day and year first above set forth.

                                        LANDLORD:

                                        TIG Insurance Company, a California
                                        corporation

                                        By:  /s/ L. P. MCCLIMON
                                             -----------------------------------
                                        Name: L. P. McClimon
                                              ----------------------------------
                                        Title: Managing Director
                                               ---------------------------------

                                        By:  /s/ THOMAS J. MILLER
                                             -----------------------------------
                                        Name: Thomas J. Miller
                                              ----------------------------------
                                        Title: Director -- Administration
                                               ---------------------------------

                                        TENANT

                                        Advance Paradigm, Inc., a Delaware
                                        corporation

                                        [INITIAL STAMP]

                                        By:  /s/ JON S. HALBERT
                                             -----------------------------------
                                        Name: John S. Halbert
                                              ----------------------------------
                                        Title: EVP & COO
                                              ----------------------------------

                                       34
<PAGE>   43

                                    Exhibit A

                         Floor Plan of Leased Premises

EXHIBIT A - SOLO PAGE

<PAGE>   44

                                    EXHIBIT B

                                LEGAL DESCRIPTION

Being a tract or parcel of land situated in the City of Irving, Dallas County,
Texas; and being a part of the Elizabeth Crockett Survey, Abstract No. 217; and
being all of Lot 1, Las Colinas Urban Center, Installment 12, an addition to the
City of Irving, as recorded in Volume 81077, Page 3167 of the Map and Deed
Records of Dallas County, Texas.

EXHIBIT B - SOLO PAGE

<PAGE>   45

                                    EXHIBIT C

                          OPERATING EXPENSE EXCLUSIONS

The definition of "Operating Costs" in the Lease shall expressly exclude the
following:

1.       Costs of repair or replacement or other work occasioned by exercise of
         the right of eminent domain.

2.       Leasing commissions, advertising and other promotional costs and
         expenses, attorneys' fees, costs and disbursements and other expenses
         incurred in negotiating or executing leases or in resolving disputes
         with other tenants, other occupants, or other prospective tenants or
         occupants of the Project, collecting rents or otherwise enforcing
         leases of other tenants of the Project.

3.       Costs and expenses of special services rendered to particular tenants
         of the Project or that exclusively benefit another tenant or tenants of
         the Project, including, without limitation, costs of tenant
         installations, decorating expenses, redecorating expenses, or
         constructing improvements or alterations to any tenant space; the costs
         of any janitorial cleaning service or security services provided to
         other tenants which exceed the standard of that provided to Tenant; and
         costs in connection with services (including electricity), items or
         other benefits of a type which are not standard for the Project and
         which are not available to Tenant without specific charge therefor, but
         which are provided to another tenant or occupant of the Project,
         whether or not such other tenant or occupant is actually charged
         therefor by Landlord.

4.       Except for the amortization of the cost of capital items which are
         primarily for the purpose of reducing operating expenses of the
         Project, Operating Costs shall include no costs or expenditures that
         would be classified as a capital expense under generally accepted
         accounting principles consistently applied. All such capital
         expenditures shall be amortized over the useful life of the capital
         improvement, as determined in accordance with generally accepted
         accounting principles consistently applied, but in no event to extend
         beyond the reasonable life of the Project. The amount to be included in
         Operating Costs shall be the lesser of (a) the amortized amount,
         determined in accordance with the foregoing, or (b) the actual
         reduction in operating Costs resulting from the capital improvement
         during the same calendar year. Operating Costs shall not include
         capital costs of complying with the Americans with Disabilities Act; or
         the Texas Architectural Barriers Act (collectively, the "Acts").

5.       Depreciation, amortization and other non-cash items except as otherwise
         provided herein.

6.       Costs and expenses incurred by Landlord for which Landlord is actually
         reimbursed by parties other than tenants of the Project, including,
         without limitation, insurance proceeds.

7.       Costs and expenses attributable to the initial construction of the
         Project (including correcting structural construction defects).

EXHIBIT C -- PAGE 1

<PAGE>   46

8.       Except for the management fee, any overhead or profit increment to any
         subsidiary or affiliate of Landlord for services on or to the building,
         parking garage or related facilities and/or the land on which the
         building is situated, to the extent that the cost of such services
         exceeds the competitive costs for such services rendered by persons or
         entities of similar skill, competence and experience other than a
         subsidiary of affiliate of Landlord.

9.       Finance and debt service fees; principal and/or interest on debt or
         amortization payments on any mortgage or mortgages executed by Landlord
         covering Landlord's Property; and rental under any ground or underlying
         lease or leases for the Project.

10.      Landlord's general overhead except as it directly relates to the
         operation, management, maintenance, repair and security of the Project.

11.      Any compensation paid to clerks, attendants or other persons in
         commercial concessions operated by Landlord.

12.      Costs and expenses for items and services for which Tenant reimburses
         Landlord or pays third persons, to the extent of such reimbursement or
         payment.

13.      Costs including fines, penalties, and legal fees incurred due to
         violations by Landlord, its employees, agents, contractors or assigns,
         or any other tenant or occupant of the Project, of building codes, any
         other governmental rule or requirement or the terms and conditions of
         any lease pertaining to the Project.

14.      Costs of management fees to the extent they exceed comparable fees
         incurred in comparable Class A office buildings in the Dallas-Fort
         Worth metropolitan area.

15.      Costs of sculptures, paintings, wall hangings or other objects of art,
         including, without limitation, costs incurred with respect to the
         purchase, ownership, leasing, repair and/or maintenance of same.

16.      Costs of wages, salaries, or other compensation paid to any executive
         employees of Landlord above the grade of project manager or paid to
         employees of Landlord who are not employed full time, on site at the
         office project; provided, further, if any employee of Landlord works on
         several buildings within the area, including the Project, the costs and
         expenses connected with such employee shall be allocated among such
         buildings by Landlord in accordance with reasonable and consistent
         criteria.

17.      Costs and expenses incurred in leasing air-conditioning systems,
         elevators, or other equipment ordinarily considered to be of a capital
         nature.

18.      Costs and expenses associated with the removal or encapsulation of
         asbestos or other hazardous or toxic substances.

19.      Any costs or expenses incurred in compliance with new or revised
         federal or state laws or

EXHIBIT C -- PAGE 2

<PAGE>   47

         municipal ordinances, or codes or regulations promulgated under any of
         the same, requiring modification only to any areas of the Project
         leased to any tenant, including Tenant.

20.      Any expenses for repairs or maintenance which are covered by warranties
         and service contracts, to the extent such maintenance and repairs are
         made at no cost to Landlord.

21.      Any costs representing any amount paid for services and materials to a
         related person, firm, or entity to the extent such amount exceeds the
         amount that would be paid for such services or materials at the then
         existing market rates to an unrelated person, firm or corporation.

22.      If any taxes paid by Landlord and previously included in Operating
         Costs are refunded, Landlord shall promptly pay Tenant an amount equal
         to the amount of such refund (less the out-of-pocket expenses incurred
         by Landlord in obtaining such refund) multiplied by Tenant's
         Proportionate Share in effect for the period to which such refund
         relates.

23.      The cost of curing any of Landlord's Events of Defaults.

24.      Any amounts payable by Landlord by way of indemnity or for damages or
         which constitutes a fine or penalty, including interest or penalties
         for any late payment.

25.      Repairs necessitated by violations of law in effect as of the date of
         the Lease.

26.      Repairs and alterations necessitated by the negligence or willful
         misconduct or Landlord or its agents, employees, or contractors or
         repairs and alterations necessitated by the negligence or willful
         misconduct of any tenant or occupant of the Project, including Tenant,
         or of any of their respective agents, employees, contractors, invitees,
         or licensees.

27.      Property taxes and assessments which are not properly allocable to the
         Project. Without limiting the generality of the foregoing, property
         taxes and assessments which are properly allocable to undeveloped land
         shall be excluded from Operating Costs.

28.      Any costs incurred in installment, operating, maintaining and owning
         any specialty not used by Tenant and not normally installed, operated
         and maintained in Class A office buildings comparable to the Project
         and not necessary for Landlord's operation, repair, maintenance, and
         providing of required services for the Project and/or any associated
         parking facilities, including, but not limited to, an observatory,
         antenna or antennae, beacon(s), broadcasting facilities (other than the
         Project's music system and life support and security systems), luncheon
         club, cafeteria, athletic or recreational club, helicopter pad, etc.

29.      The costs of any additional casualty insurance premium for the Project
         in excess of the standard rate payable by Landlord.

30.      Interest and penalties due to the late payment of taxes, utility bills
         or other such costs

EXHIBIT C -- PAGE 3

<PAGE>   48

         except any interest or penalties arising from late payments beyond
         Landlord's control.

31.      Any other expenses which, under generally accepted accounting
         principles, consistently applied, would not be considered to be a
         normal maintenance or operating expenses of the Project including,
         without limitation, bad debt expenses and charitable contributions and
         donations.

EXHIBIT C -- PAGE 4

<PAGE>   49

                                    EXHIBIT D

                         SCHEDULE OF JANITORIAL SERVICES

A.       OFFICE AREAS

         1.       Empty, clean and damp dust all waste receptacles and remove
                  waste paper and rubbish from the Leased Premises nightly; wash
                  receptacles as necessary.

         2.       Empty and clean all ash trays, screen all sand urns nightly,
                  and supply and replace as necessary.

         3.       Vacuum all rugs and carpeted areas in offices, lobbies and
                  corridors nightly.

         4.       Hand dust and wipe clean with damp or treated cloth all office
                  furniture, files, fixtures, paneling, window sills and all
                  other horizontal surfaces nightly; wash window sills when
                  necessary.

         5.       Damp wipe and polish all glass furniture tops nightly.

         6.       Remove all finger marks and smudges from vertical surfaces,
                  including doors, door frames, around light switches, private
                  entrance glass and partitions nightly.

         7.       Wash clean all water coolers nightly.

         8.       Sweep all stairways nightly; vacuum if carpeted.

         9.       Police all stairwells throughout the entire Buildings daily
                  and keep in clean condition.

         10.      Damp mop spillage in office and public areas as required.

         11.      Damp dust all telephones as necessary.

B.       WASH ROOMS

         1.       Mop, rinse and dry floors nightly.

         2.       Scrub floors as necessary.

         3.       Clean all mirrors, bright work and enameled surfaces nightly.

         4.       Wash and disinfect all basins, urinals and bowls nightly,
                  using non-abrasive cleaners to remove stains and clean
                  undersides of rim of urinals and bowls.

EXHIBIT D -- PAGE 1

<PAGE>   50

         5.       Wash both sides of all toilet seats with soap and water and
                  disinfect nightly.

         6.       Damp wipe nightly, wash all partitions, tile walls and outside
                  surface of all dispensers and receptacles.

         7.       Empty and sanitize all receptacles and sanitary disposals
                  nightly; thoroughly clean and wash at least once per week.

         8.       Fill toilet tissue, soap, towel and sanitary napkins
                  dispensers nightly.

         9.       Clean flushmeters, piping, toilet seat hinges and other metal
                  work nightly.

         10.      Wash and polish all walls, partitions, tile walls and enamel
                  surfaces from trim to floor monthly.

         11.      Apply finish to tile floor when necessary as instructed by the
                  Buildings management.

         12.      Vacuum all louvers, ventilating grills, and dust light
                  fixtures monthly.

NOTE: It is the intention to keep the washrooms thoroughly cleaned and not use a
disinfectant or deodorant to kill odor. If a disinfectant is necessary, an
odorless product will be used with the Tenant's permission.

C.       FLOORS

         1.       Ceramic tile, marble and terrazzo floors to be swept and
                  buffed nightly and washed or scrubbed as necessary.

         2.       Asphalt, vinyl, rubber or other composition floors and bases
                  to be swept nightly; such floors in public areas on multiple
                  tenancy floors to be waxed and buffed as needed.

         4.       All floors stripped and rewaxed as necessary.

         5.       All carpeted areas and rugs to be vacuumed clean nightly.

         6.       Carpet shampooing will be performed at Tenant's request and
                  billed by Landlord.

D.       GLASS

         1.       Clean glass entrance doors and adjacent glass panels nightly.

E.       HIGH DUSTING (Quarterly)

         1.       Dust and wipe clean all closet shelving when empty and carpet
                  sweep or dry mop all floors in closets if such are empty.

EXHIBIT D -- PAGE 2

<PAGE>   51

         2.       Dust all picture frames, charts, graphs and similar wall
                  hangings.

         3.       Dust clean all vertical surfaces such as walls, partitions,
                  doors, door backs and other surfaces above shoulder height.

         4.       Damp dust all ceiling air conditioning diffusers, wall
                  grilles, registers and other ventilating louvers.

         5.       Dust the exterior surfaces of lighting fixtures, including
                  glass and plastic enclosures.

F.       DAY SERVICE

         1.       At least once, and more as deemed necessary during the day,
                  check men's washrooms for toilet tissue replacement.

         2.       At least once, and more as deemed necessary during the day,
                  check ladies' washrooms and toilet tissue and sanitary napkin
                  replacement.

         3.       Supply toilet tissue, soap and towels in men's and ladies'
                  washrooms and sanitary napkins in ladies' washrooms.

         4.       As needed, vacuuming of elevator cabs will be performed.

         5.       There will be a constant surveillance of public areas to
                  ensure cleanliness.

         6.       Clean ash urns as necessary in elevator lobbies.

         7.       Clean Buildings glass entrance doors and panels as needed.

G.       GENERAL

         1.       At intervals of no more than one (1) year and more often if
                  required by the Buildings' management, thoroughly wash and dry
                  the interior of all windows, including wiping all interior
                  metal window frames, mullions, and other unpainted interior
                  metal surfaces of the perimeter walls of the Buildings each
                  time the interior of the windows is washed.

         2.       Keep janitorial closets in a clean, neat and orderly condition
                  at all times.

         3.       Wipe clean and polish all metal hardware fixtures and other
                  bright work nightly.

         4.       Dust and/or wash all directory boards as required, remove
                  fingerprint and smudges nightly.

         5.       Maintain Buildings lobby, corridors, elevators and other
                  public areas in a clean condition.

EXHIBIT D -- PAGE 3

<PAGE>   52

         6.       Dust fire extinguisher and cabinets nightly (interior and
                  exterior); wash as necessary.

         7.       All baseboards (resilient flooring and carpeting areas) will
                  be washed and wiped clean as necessary.

         8.       Vacuum entrance mats nightly.

         9.       Hose and scrub plaza area and sidewalks as necessary.

         10.      Perform special cleaning needs of individual tenants as
                  authorized and directed by the Buildings management.

         11.      Properly maintain exterior of Buildings at ground level by
                  ensuring that curtain wall, glass, marble, etc., is kept in a
                  clean condition. Exterior stainless steel is to be cleaned and
                  polished weekly.

         12.      Polish standpipes and sprinkler Siamese connections as
                  necessary.

NOTE: Upon completion of nightly duties, floor supervisors will ensure that all
offices have been cleaned and left in a neat and orderly condition and that all
lights have been turned off and all doors locked.

EXHIBIT D -- PAGE 4

<PAGE>   53

                                    EXHIBIT E

                         BUILDING RULES AND REGULATIONS

                  to office Lease by and between T-Las Colinas Towers Corp. and
Transamerica Insurance Company, a California corporation.

                         BUILDINGS RULES AND REGULATIONS

                  1. Except for guide dogs and other animals trained to assist
persons who are physically disabled, no birds, animals, reptiles, or any other
creatures, $hall be brought into or about the Buildings.

                  2. Nothing shall be swept or thrown into the corridors, halls,
elevator shafts or stairways.

                  3. Tenant shall not create a nuisance in the Project.

                  4. No equipment of any kind shall be operated an the Leased
Premises that could in any way annoy any other tenant in the Project without the
prior written consent of Landlord.

                  5. Tenant shall cooperate with the Project employees in
keeping the Leased Premises neat and clean.

                  6. Corridor doors on multi-tenant floors, when not in use,
shall be kept closed.

                  7. No bicycles or similar vehicles will be allowed in the
Buildings.

                  8. Tenant will refer all contractors, contractor's
representatives, and installation technicians rendering any service on or to the
Leased Premises or elsewhere in the Project for Tenant to Landlord, for
Landlord's approval and supervision for performance of any contractual service.
This provision shall apply to all work performed in the Project, including
installation of telephones, telegraph equipment, electrical devices, and
attachments and installations of any nature affecting floors, walls, woodwork,
trim, windows, ceiling, equipment, or any other physical portion of the Project.

                  9. Except for use in hanging artwork, diplomas, certificates,
and similar standard office furnishings, no nails, hooks, or screws shall be
driven into or inserted in any part of the project except by Project maintenance
personnel.

                  10. Sidewalks, doorways, vestibules, halls, stairways, and
similar areas shall not be obstructed by Tenant or its agents, employees or
contractors or used for any purpose other

EXHIBIT E -- PAGE 1

<PAGE>   54

than ingress and egress to and from the Leased Premises, or for going from one
part of the Buildings to another part of the Buildings. No furniture shall be
placed in front of the Buildings, or in any lobby or corridor without written
consent of Landlord.

                  11. Tenant, its employees, or agents, or anyone else who
desires to enter the Buildings after Normal Business Hours, will be required to
sign in upon entry and sign out upon leaving, giving the location during their
stay and their time of arrival and departure.

                  12. All deliveries must be made via the service entrance and
service elevator, when provided during normal working hours or at such times as
Landlord may determine. Prior approval must be obtained from the Landlord for
all deliveries that must be received after normal working hours.

                  13. Landlord or its agents or employees shall have the right
to enter the Leased Premises to examine the same or to make such repairs,
alterations, or additions as Landlord shall deem necessary for the safety,
preservation, or improvement of the Buildings.

                  14. Landlord has the right to evacuate the Buildings in the
event of an emergency or catastrophe.

                  15. Tenant shall not do anything, or permit anything to-be
done, in or about the Project, or bring to keep anything therein, that will in
any way increase the possibility of fire or other casualty, or do anything in
conflict with the valid laws, rules, or regulations of any governmental
authority.

                  16. Tenant shall notify the Building Manager when safes or
other equipment are to be taken into or out of the Project. Moving of such items
shall be done under the supervision of the Building Manager, after receiving
written permission from him.

                  17. Landlord shall have the power to prescribe the weight and
position of safes or other heavy equipment, which may overstress any portion of
the floor. All damage done to the Buildings by the improper placing of heavy
items which overstress the floor will be repaired at the sole expense of the
Tenant.

                  18. No food shall be distributed from Tenant's office without
the prior written approval of the Building Manager.

                  19. No additional locks shall be placed upon any doors without
the prior written consent of Landlord. All necessary keys shall be furnished by
Landlord, and the same shall be surrendered upon termination of this lease, and
Tenant shall then give Landlord or his agent an explanation of the combination
of all locks on the doors and vaults.

                  20. Tenant shall comply with parking rules and regulations as
may be posted and distributed from time to time.

                  21. Plumbing and appliances shall be used only for the
purposes for which

EXHIBIT E -- PAGE 2

<PAGE>   55

constructed, and no sweeping, rubbish, rags, or other unsuitable material shall
be thrown or placed therein. Any stoppage or damage resulting to any such
fixtures or appliances from misuse on the part of Tenant or Tenant's officers,
agents, servants, and employees shall be paid by Tenant.

                  22. No signs, posters, advertisements, or notices shall be
painted or affixed on any of the windows or doors, or other parts of the
Project, except in such color, size, and style, and in such places, as shall be
first approved in writing by Landlord. Building standard suite identification
signs will be prepared by a sign writer, approved by Landlord. The cost of the
Building Standard sign will be paid by Tenant. Landlord shall have the right to
remove all unapproved signs without notice to Tenant, at the expense of Tenant.
Directories will be placed by Landlord at Landlord's own expense, in conspicuous
places in the Buildings. No other directories shall be permitted.

                  23. No portion of the Buildings shall be used for the purpose
for lodging rooms or any immoral or unlawful purposes.

                  24. Tenant shall not operate, or allow the operation of,
without the prior written consent of Landlord, any coin or token operated
vending machine or similar device for the sale of any goods, wares, merchandise,
food, beverages, or services, including but not limited to pay lockers, pay
toilets, scales, amusement devices and machines for the sale of beverages,
foods, candy, cigarettes or other commodities.

                  25. Prior written approval, which shall be at Landlord's sole
discretion, must be obtained for installation of any solar screen material,
window shades, blinds, drapes, awnings, window ventilators, or other similar
equipment and any window treatment of any kind whatsoever. Landlord will control
all internal lighting that may be visible from the exterior of the Buildings and
shall have the right to change any unapproved lighting, without notice to
Tenant, at Tenant's expense.

                  26. Landlord reserves the right to rescind any of these rules
and make such other future rules and regulations as in the judgment of Landlord
shall from time to time be needed for the safety, protection, care, and
cleanliness of the Project, the operation thereof, the preservation of good
order therein, and the protection and comfort of its tenants, their agents,
employees, and invitees, which rules when made and notice thereof given to a
tenant, shall be binding upon him in like manner as if originally herein
prescribed.

                  27. Tenant shall at all times keep a chair pad under every
chair which has rollers and is located in a carpeted area.

                  28. Tenant shall not permit any of its employees, invitees,
agents, servants, licensees, clients, or visitors to hold, carry, smoke, or
dispose of a lighted cigar, cigarette, pipe, or any other lighted smoking
equipment in any common area of the Project. The common areas shall include, but
not be limited to all rest rooms, common corridors, stairwells, elevator
lobbies, first floor lobbies, and other areas used in common with other tenants
and occupants of the Project.

EXHIBIT E -- PAGE 3
<PAGE>   56

                                    EXHIBIT F

             SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT

         THIS AGREEMENT is entered into this ___________day of ________, 1999,
by ("Tenant"), and ______________________,a ________________ corporation
("Lender").

                                   BACKGROUND

         A. TIG INSURANCE COMPANY ("Sublandlord") is the lessee under an
Agreement of Lease dated October 4, 1993 (the "Master Lease"), between
Sublandlord and T-Las Colinas Towers Corp. ("Borrower"), as Landlord, covering
the leased premises located in the Williams Square complex in the City of
Irving, Dallas County, Texas, more fully described in Exhibit A attached to this
Agreement (the "Premises").

         B. Sublandlord has subleased a portion of such premises to Tenant under
an Agreement of Lease dated ___________, 1995 (the "Lease").

         C. Borrower has a mortgage loan from Lender secured by a deed of trust
from __________________ to Lender (the "Mortgage") covering, among other
property, the Premises.

         D. Lender and Tenant agree that it is in each party's best interest to
enter into this Agreement and for Tenant to enter into the Lease.

                                    AGREEMENT

         In consideration of the mutual covenants and agreements in this
Agreement, and to induce Tenant to enter into the Lease, Tenant and Lender agree
as follows:

         1. The Lease and the estate conveyed thereby are and shall at all times
continue to be subject and subordinate in all respects to the Mortgage and to
all renewals, modifications and extensions thereof, subject to the terms of this
Agreement.

         2. So long as Tenant is not in default (beyond any period given Tenant
to cure the default) in the payment of rent or additional rent or in the
performance of any of the other terms, covenants, or conditions of the Lease on
Tenant's part to be performed, Tenant's possession under the Lease and Tenant's
rights and privileges thereunder or under any extensions or renewals thereof,
which may be affected in accordance with any option therefor contained in the
Lease, may not be diminished or interfered with by Lender under any
circumstances, and Tenant's occupancy may not be disturbed by Lender during the
term of the Lease or any extensions or renewals thereof. Lender will be bound by
the terms of the Lease and may not join Tenant as a party defendant in any
foreclosure proceedings taken by Lender.

EXHIBIT E -- PAGE 4

<PAGE>   57
         3. If the interests of Borrower are acquired by Lender by reason of
foreclosure of the Mortgage or any other proceedings brought to enforce the
rights of the holder of the Mortgage, by deed in lieu of foreclosure or by any
other method, and Lender succeeds to the interests of Borrower under the Lease,
the Lease and the rights of Tenant thereunder continue in full force and effect
and may not be terminated or disturbed except in accordance with the terms of
the Lease. Tenant is bound to Lender under all the terms, covenants, and
conditions of the Lease for the balance of the term thereof remaining and any
extensions or renewals thereof, which may be effected in accordance with any
option therefor contained in the Lease, with the same force and effect as if
Lender were the lessor under the Lease, and Tenant does hereby attorn to Lender,
as its lessor, the attornment to be effective and self-operative without the
execution of any other instruments on the part of either party hereto,
immediately upon Lender's succeeding to the interest of Borrower under the
Lease; provided, however, that Tenant is under no obligation to pay rent to
Lender until Tenant receives written notice from Lender that Lender has
succeeded to the interests of Borrower under the Lease. The respective rights
and obligations of Tenant and Lender upon the attornment, to the extent of the
then remaining balance of the term of the Lease and any extensions or renewals
are the same as now set forth in the Lease; it being the intention of the
parties hereto for this purpose to incorporate the Lease into this Agreement by
reference, with the same force and effect as if set forth at length herein.

         4. This Agreement may not be modified orally or in any other manner
other than by an agreement in writing signed by the parties hereto or their
respective successors in interest. Tenant shall send to Lender, at the following
address, copies of all notices given to Sublandlord pursuant to the terms of the
aforesaid Lease at the same time the notice is given to Sublandlord:

                TIG INSURANCE COMPANY
                5205 N. O'Connor Boulevard
                Suite N1642
                Irving, Texas 75039

         5. This Agreement inures to the benefit of and is binding upon the
parties hereto, their respective heirs, successors, and assigns; it being
expressly understood that all references herein to Lender are deemed to include
not only Lender, but also its successors and assigns.

                                 TENANT

                                 ----------------------------------------------,
                                 a
                                  ----------------------------------------------

                                 By:
                                     -------------------------------------------

                                 Name:
                                      ------------------------------------------

                                 Title:
                                        ----------------------------------------

EXHIBIT E -- PAGE 5

<PAGE>   58

                                 LENDER:

                                 ----------------------------------------------,
                                 a
                                  ---------------------------------------------

                                 By:
                                    -------------------------------------------
                                 Name:
                                      -----------------------------------------
                                 Title:
                                        ---------------------------------------

EXHIBIT E -- PAGE 6

<PAGE>   59

                               CONSENT TO SUBLEASE

                  This Consent to Sublease (this Consent) is made as of December
         20, 1999, by TIAA Realty, Inc., a Delaware corporation (Landlord), TIG
         INSURANCE COMPANY, a California corporation (Tenant), and ADVANCE
         PARADIGM, INC., a Delaware corporation (Subtenant).

                                   BACKGROUND

A.       By Office Lease (as amended from time to time, the "Master Lease")
         dated October 4, 1993, Landlord's predecessor in interest leased to
         Tenant space on floors 2-12, inclusive in the West Tower, floors 10-14,
         inclusive, in the East Tower, floor 16 in the Central Tower, and Suite
         900 of floor 9 in the East Tower in the Towers At Williams Square, at
         5205, 5215, and 5221 N. O'Connor Blvd., Irving, Dallas County, Texas
         75039 (the Leased Premises), as more particularly described in the
         Master Lease.

B.       The Master Lease was amended on numerous occasions.

C.       Tenant and Subtenant requested that Landlord consent to the sublease of
         a portion of the Leased Premises by Tenant to Subtenant and Landlord is
         willing to consent under the terms of this Consent.

                                     CONSENT

         Landlord, Tenant, and Subtenant agree as follows:

1.       Consent to Sublease

         Landlord consents to Tenant subletting the Sublet Premises (defined
         below) to Subtenant under the terms of the Sublease from Tenant to
         Subtenant dated 12-16-99, 1999 (the Sublease), subject to the terms of
         this Consent. A complete copy of the Sublease is attached to this
         Consent as Schedule 1. This Consent is not assignable. The portion of
         the Leased Premises being sublet to Subtenant is the 16th floor of the
         Central Tower and is referred to in this consent as the Sublet
         Premises.

2.       No Waiver or Modification.

         Nothing in this Consent:

         a.       Is an acceptance or ratification by Landlord of the terms of
                  the Sublease, or a representation or warranty of any kind by
                  Landlord relating to the Sublease or the Sublet Premises.

         b.       Except as specified in this Consent, modifies, waives, or
                  affects the Master Lease in any way.

         c.       Waives any present or future breach or default by Tenant under
                  the Master Lease.

CONSENT TO SUBLEASE -- 16TH FLOOR                                              1

<PAGE>   60

         d.       Creates any direct contractual rights between Landlord and
                  Subtenant, except under this consent, or gives Subtenant any
                  rights relating to the Master Lease, including, without
                  limitation, the right to approve any subsequent modification
                  of the Master Lease.

         The Sublease is subject and subordinate to the Master Lease. If there
         is a conflict between the Master Lease and the Sublease the Master
         Lease prevails, unaffected by any conflict with the Sublease. If there
         is a conflict between this Consent and the Sublease, this Consent
         prevails, unaffected by any conflict with the Sublease.

3.       No Release of Tenant.

         a.       Nothing in this Consent or the Sublease releases or discharges
                  Tenant from any obligation or liability payable or performable
                  by Tenant under the Master Lease. Tenant remains primarily
                  liable under the Master Lease.

         b.       Landlord is not bound or estopped in any way by the Sublease
                  or any actions of Tenant or Subtenant related to the Sublease.

         c.       Subtenant is not considered to be a Debtor as defined in
                  Section 9.105 of the Texas business and Commerce Code.

4.       Payment of Rent.

         If an Event of Default by Tenant (as defined in the Master Lease)
         relating to the payment of rent under the Master Lease occurs and is
         continuing, Landlord may, in its sole discretion, give notice (a Tenant
         Default Notice) to Subtenant requiring that Subtenant make all rent
         payments under the Sublease direct to Landlord. If Landlord gives a
         Tenant Default Notice to Subtenant, Subtenant shall pay all rent
         payable under the Sublease after Subtenant's receipt of the Tenant
         Default Notice direct to Landlord until Landlord notifies Subtenant
         that the Event of Default by Tenant has been cured. All rent
         attributable to the Sublease received by Landlord shall be applied
         against amounts owing by Tenant under the Master Lease and any excess
         rent received by Landlord from Subtenant over the aggregate amounts
         owing by Tenant under the Master Lease shall be paid by Landlord to
         Tenant within 20 days after Landlord's receipt thereof. No such direct
         payment of rent by Subtenant to Landlord is a default by Subtenant
         under the Sublease.

5.       No Further Consent.

         This Consent is not, and may not be construed to be, a consent by
         Landlord to other or further assignment or sublease of the Master Lease
         except as provided below. The Master Lease may not be further assigned
         or sublet except in accordance with Paragraph 13 of the Master Lease
         except that Subtenant may assign its rights under the Sublease to its
         subsidiaries or affiliates at its sole discretion without the consent
         of Landlord or Tenant.

CONSENT TO SUBLEASE -- 16th FLOOR                                              2

<PAGE>   61

6.       No Alterations.

         Landlord has no obligation to renovate or alter the Sublet Premises.
         Landlord has no, and Subtenant waives any, liability to Subtenant for
         any existing defects in construction of the Sublet Premises, patent or
         latent. Any alterations to the Sublet Premises may be performed only as
         specified in the Master Lease.

7.       Notices.

         All notices, requests, approvals, and other communications required or
         permitted to be delivered under this Consent must be in writing and are
         effective:

         a.       on the business day sent if sent by telecopier prior to 5:00
                  PM, Dallas, Texas time, and the sending telecopier generates a
                  written confirmation of sending;

         b.       the next business day after delivery on a business day to a
                  nationally-recognized-Overnight-courier service for prepaid
                  overnight delivery;

         c.       if orderly delivery of the mail is not then disrupted or
                  threatened, in which event some method of delivery other than
                  the mail must be used, 3 days after being deposited in the
                  United States mail, certified, return receipt requested,
                  postage prepaid; or

         d.       upon receipt if delivered personally or by any method other
                  than by telecopier (with written confirmation),
                  nationally-recognized-overnight-courier service, or mail;

         in each instance addressed to Landlord, Tenant, or Subtenant, as the
         case may be, at the respective addresses specified below, or to any
         other address any party may designate by 10 days prior notice to the
         other parties.

                  Landlord:          TIAA Realty, Inc.
                                     c/o Cousins Stone, L.P.
                                     5215 N. O'Connor Blvd.
                                     Suite 2602
                                     Irving, TX 75039
                                     Attn:  M. Scott Ozymy
                                     Fax:   972/432-3605

                  Tenant:            TIG Insurance Company
                                     5205 N. O'Connor Blvd.
                                     Suite W559
                                     Irving, TX 75039
                                     Attn: Tom Miller
                                     Fax: 972/831-5833

CONSENT TO SUBLEASE -- 16TH FLOOR                                              3

<PAGE>   62

                        Subtenant:Advance Paradigm, Inc.

         Subtenant is not entitled to receive any notices either Landlord or
         Tenant is required or permitted to give under the Master Lease.

8.       Headings.

         Paragraph headings or captions are used in this Consent for convenience
         only and do not limit or otherwise affect the meaning of any provision
         of this Consent.

9.       Attorneys' Fees.

         The prevailing party in any litigation concerning the interpretation or
         enforcement of this Consent may recover from the losing party(ies)
         reasonable attorneys' fees, court costs and expenses, whether at the
         trial or any appellate level.

10.      Governing Law.

         THE LAWS OF THE STATE OF TEXAS GOVERN THIS CONSENT.

11.      No Recordation.

         Neither Tenant nor Subtenant may record this Consent, the Master Lease,
         or the Sublease in the Real Property Records of Dallas County, Texas,
         or elsewhere.

12.      Severability.

         If any provision in this Consent is unenforceable in any respect, the
         remainder of this Consent is still enforceable.

13.      Rule of Construction.

         Each party and its counsel have reviewed and revised this Consent. Any
         rule of construction to the effect that any ambiguities are to be
         resolved against the drafting party may not be employed in the
         interpretation of this Consent or any amendments, schedules, or
         exhibits hereto.

14.      No Representations or Warranties.

         Neither Landlord nor Landlord's agents made, and Subtenant waives, any
         representations or warranties to Subtenant with respect to the Leased
         Premises, the Sublet Premises, the Building, or the Master Lease.

CONSENT TO SUBLEASE -- 16TH FLOOR                                              4

<PAGE>   63

15.      Entire Agreement.

         This Consent sets forth the entire agreement among the parties with
         respect to the Landlord's consent to the Sublease and no amendment or
         modification of this Consent is binding or valid unless expressed in
         writing executed by Landlord, Tenant, and Subtenant.

16.      Binding Effect.

         This Consent is binding upon Landlord, Tenant, and Subtenant and their
         respective heirs, personal representatives, successors, and permitted
         assigns.

         Executed effective as of the date and year first above written.

                             LANDLORD

                             TIAA Realty, Inc., a Delaware corporation
                             By:  Teachers Insurance and Annuity Association of
                             America, its authorized representative

                             By: /s/ LEONARD BALDUCCI
                                ------------------------------------------------
                             Name:   Leonard Balducci
                                  ----------------------------------------------
                             Title:  Associate Director
                                   ---------------------------------------------

                             TENANT

                             TIG INSURANCE COMPANY

                             By: /s/ L.P. MCCLIMON
                                ------------------------------------------------
                             Name:   L.P. McClimon
                                  ----------------------------------------------
                             Title:  Managing Director
                                   ---------------------------------------------

                             By:   /s/ THOMAS J. MILLER
                                   ---------------------------------------------
                             Name:     Thomas J. Miller
                                   ---------------------------------------------
                             Title:    Director -- Administration
                                   ---------------------------------------------

CONSENT TO SUBLEASE -- 16TH FLOOR                                              5

<PAGE>   64

                             SUBTENANT

                             ADVANCE PARADIGM, INC.

                             By: /s/ JON S. HALBERT
                                ------------------------------------------------
                             Name:   Jon S. Halbert
                                   ---------------------------------------------
                             Title:  EVP & COO
                                   ---------------------------------------------

CONSENT TO SUBLEASE -- 16TH FLOOR                                              6<PAGE>   1
                                                                   EXHIBIT 10.17

                                 LEASE AGREEMENT
                     PROJECT: CARDINAL TECHNOLOGY CENTER II

   I. DEFINITIONS AND BASIC PROVISIONS.

         A. Date of Lease:

         B. "Landlord": Cardinal Technology Center II, Inc., a Texas
            corporation

         C. Address: c/o Kennedy Associates Real Estate Counsel, Inc.
            1215 4th Avenue, Suite 2400
            Seattle, Washington 98161

         D. "Tenant": Advance Paradigm, Inc.

         E. Address: 1703 N. Plano Road
                     Richardson, Texas 75081

         F. "Building": The structure commonly known as 1703 N. Plano Road and
which is located on the tract of land (the "Land") described by on EXHIBIT "B"
attached hereto and made a part hereof for all purposes.

         G. "Area One": That certain 25,122 square feet of rentable area
contained within the Building and as outlined and hatched on the plan attached
hereto as EXHIBIT "A-1" and made a part hereof for all purposes.

         H. "Area Two": That certain 23190 square feet of rentable area
contained within the Building and as outlined and hatched on the plan attached
hereto as EXHIBIT "A-2" and made a part hereof for all purposes.

         I. "Premises" shall mean Area One (the "Rentable Area in the
Premises"). From and after the Area Two Commencement Date (as hereinafter
defined), the term Premises and Rentable Area in the Premises shall include Area
Two and, for all purposes thereafter, the "Premises" shall be comprised of Area
One and Area Two. The Premises and Rentable Area in the Premises shall be
stipulated for all purposes thereafter to contain 48,312 square feet of rentable
area.

         J. "Project": The Building, the parking facilities, and other
structures, improvements, landscaping, fixtures, appurtenances and other common
areas now or hereafter, constructed or erected on the Land.

         K. "Rentable Area in the Project" shall be 142,356 square feet of
rentable area unless modified as provided herein.

         L. "Tenant's Proportionate Share" shall be seventeen and 65/100 percent
(17.65%), which is the ratio between the Rentable Area in the Premises and the
Rentable Area in the Project. From and after the Area Two Commencement Date,
Tenant's Proportionate Share shall be thirty three and 94/100 percent (33.94%).
If the Rentable Area in the Premises and/or the Rentable Area in the Project
changes, Tenant's Proportionate Share shall be adjusted effective as of the date
of such change.

         M. "Commencement Date": November 2, 2000, or the date upon which Tenant
occupies Area One with the prior written consent of Landlord, whichever shall
first occur. Upon request of either party hereto, Landlord and Tenant agree to
execute and deliver a written declaration in recordable form expressing the
Commencement Date hereof.

         N. "Area Two Commencement Date": November 1, 2001 or the date upon
which Tenant occupies Area Two with the prior written consent of Landlord,
whichever shall first occur. Upon request of either party hereto, Landlord and
Tenant agree to execute and deliver a written declaration in recordable form
expressing the Area Two Commencement Date hereof.

         O. "Term": Commencing on the Commencement Date and ending one hundred
twenty (120) months after the Area Two Commencement Date, plus any partial
calendar month following the Commencement Date, unless sooner terminated as
provided herein.

         P. "Base Rental": 31,925.88 per month. From and after the Area Two
Commencement Date, Base Rental shall be $61,396.50 for the next sixty (60)
months of the Term of this Lease; then $66,429.00 per month for the remainder of
the Term of this Lease; each such monthly installment shall be due and payable
on the first day of each calendar month, in advance, without demand, deduction
or setoff whatsoever.

         Q. "Prepaid Rental": $31,995.88 to be applied to the first accruing
monthly installments of rental.

         R. "Security Deposit": $0.00

         S. "Permitted Use": The Premises shall be used only for general office
purposes in connection with Tenant's business operation and for such other
lawful purposes as may be incidental thereto.

         T. "Common Area": That part of the Project designated by Landlord from
time to time for the common use of all tenants, including among other
facilities, sidewalks, service corridors, curbs, truckways, loading areas,
private streets and alleys, lighting facilities, delivery passages, parking
areas, decks and other parking facilities, landscaping and other common
facilities.

         U. "Broker". The Staubach Company

         V. "Operating Expense Stop" shall mean $2.50 per square foot multiplied
by the Rentable Area in the Premises.

         Each of the foregoing definitions and basic provisions shall be
construed in conjunction with the references thereto contained in the other
provisions of this Lease and shall be limited by such other provisions. Each
reference in this Lease to any of the foregoing definitions and basic provisions
shall be construed to incorporate each term set forth above under such
definition or provision.

     2. GRANTING CLAUSE. In consideration of the obligations of Tenant to pay
rent as herein provided and in consideration of the other terms, covenants and
conditions hereof, Landlord hereby demises and leases to Tenant, and Tenant
hereby leases from Landlord, the Premises as described above, to have and to
hold such premises for the Term of the Lease, all upon the terms and conditions
set forth in this Lease.

     3. BASE RENTAL. As rental for the lease and use of the Premises, Tenant
will pay Landlord or Landlord's assigns, without demand and without deduction,
abatement or setoff (except as otherwise expressly provided for herein in
Paragraph 17 hereof and Paragraph 19 hereof), the Base Rental in the manner
specified in Paragraph 1.P hereof, in lawful money of the United States. If the
Term of this Lease does not commence on the first day of a calendar month,
Tenant shall pay to Landlord in advance a pro rata part of such sum as rental
for such first partial month. Tenant shall not pay any installment of rental
more than one (1) month in advance. All past due installments of rental or other
payment specified in this Lease shall bear interest at the highest lawful rate
per annum from the date due until paid. In addition, Tenant shall pay Landlord
upon demand a late charge in an amount equal to five percent (5%) of any
installments of rental or other payments specified herein if not paid within
five (5) days of the date when due and payable.

<PAGE>   2

         If Tenant fails to timely pay two (2) consecutive installments of Base
Rental, any other payment specified herein, or any combination thereof, Landlord
may require Tenant to pay (in addition to any interest) Base Rental and other
payments specified herein (as estimated by Landlord, if necessary) quarterly in
advance, and, in such event, all future payments shall be made on or before the
due date in cash or by cashier's check or money order, and the delivery of
Tenant's personal or corporate check shall no longer constitute payment thereof.
Any acceptance of Tenant's personal or corporate check thereafter by Landlord
shall not be construed as a waiver of the requirement that such payments be made
in cash or by cashier's check or money order. Any amount so estimated by
Landlord and paid by Tenant shall be adjusted promptly after actual figures
become available and paid or credited to Landlord or Tenant, as the case may be.

     4. ADDITIONAL RENTAL AND OPERATING EXPENSES.

         4.1 The term "Operating Expenses" shall mean all reasonable and
necessary expenses, costs and disbursements of every kind and nature which
Landlord shall pay or become obligated to pay because of or in connection with
the ownership, operation, maintenance, repair, replacement, protection and
security of the Project, determined on an accrual basis or cash method (at
Landlord's option), including, without limitation the following:

         (a) Salaries and wages of all employees engaged in the operation,
maintenance and security of the Project, including taxes, insurance and benefits
(including pension, retirement and fringe benefits) relating thereto;

         (b) Cost of supplies and materials used in the operation, maintenance
and security of the Project;

         (c) Cost of all utility service (including water, power and sewage
service) supplied to the Project, with the sole exception of utility services
supplied to tenants of the Project at their respective premises and directly
paid for by such tenants;

         (d) Cost of all maintenance, repair and replacement of, and any service
agreements for the Project and the equipment therein, including, without
limitation, any of the following (if provided): parking facilities, landscaping,
fire protection, sprinklers, trash removal, window cleaning, and elevator
maintenance;

         (e) Cost of all insurance relating to the Project, including the cost
of casualty, rental and liability insurance applicable to the Project and
Landlord's personal property used in connection therewith;

         (f) All taxes, assessments and governmental charges (foreseen or
unforeseen, general or special, ordinary or extraordinary) whether federal,
state, county or municipal and whether they be levied by taxing districts or
authorities presently taxing the Project or by others subsequently created or
otherwise, and any other taxes and assessments attributable to the Project or
its operation, and all taxes of whatsoever nature that are imposed in
substitution for or in lieu of any of the taxes, assessments or other charges
herein defined (collectively, the "Taxes"); provided, however, that Operating
Expenses shall not include taxes paid by tenants of the Project as a separate
charge on the value of their leasehold improvements, death taxes, excess profits
taxes, franchise taxes and state and federal income taxes;

         (g) Cost of repairs and general maintenance and reasonable depreciation
charges applicable to all equipment used in repairing and maintaining the
Project, but specifically excluding repairs and general maintenance paid by
proceeds of insurance or by Tenant or by other third parties;

         (h) Cost of improvement items, including installation thereof, which
are acquired primarily for the purpose of reducing Operating Expenses and/or
complying with laws, ordinances or regulations of governmental authorities or
agencies having jurisdiction over the Project;

         (i) Cost of repair and maintenance of the landscape and parking areas
and periodic painting of the building exterior; and

         (j) Reasonable management fees paid by Landlord to third parties or to
management companies owned by, or management divisions of, Landlord.

     To the extent that any Operating Expenses are attributable to the Project
and other projects of Landlord, a fair and reasonable allocation of such
Operating Expenses shall be made between the Project and such other projects.

     Notwithstanding anything seemingly to the contrary contained herein,
Operating Expenses shall not include the following:

                  (i)      Depreciation;

                  (ii)     Interest and principal payments on mortgage and other
                           non-operating debts of Landlord;

                  (iii)    Allowances or other costs (including the cost of
                           plans, permits and licenses) incurred with respect to
                           the installation of tenant improvements made for
                           other tenants in the Project or in renovating or
                           otherwise improving, decorating, painting or
                           redecorating vacant space for tenants or other
                           occupants of the Project;

                  (iv)     Real estate commissions, legal fees, tenant
                           incentives, marketing and advertising expenses and
                           other costs incurred by Landlord in leasing or
                           attempting to lease the Project; and

                  (v)      Executive salaries or the salaries of non-management
                           employees, except to the extent of actual time
                           expended at or on behalf of the Project by such
                           non-management employees.

         4.2 For purposes hereof, "Tenant's Share of Operating Expenses" shall
mean Tenant's Proportionate Share of Operating Expenses minus the Operating
Expense Stop. Landlord shall have the right to estimate the amount of Tenant's
Share of Operating Expenses which will be incurred with respect to each calendar
year during the Term of this Lease, Tenant shall pay to Landlord monthly on the
first day of each calendar month during such calendar year in question, as
additional rental, an amount equal to one-twelfth (1/12th) of the estimated
amount of Tenant's Share of Operating Expenses. Until such time as an estimate
of Operating Expenses with respect to any particular calendar year is delivered
to Tenant, Tenant shall pay to Landlord, on the first day of January and the
first day of each calendar month thereafter during such calendar year in
question the amount of such additional rental which shall have been payable by
Tenant under this paragraph with respect to the month of December immediately
preceding such calendar year. Thereafter, at such time as the estimate of
Operating Expenses with respect to such calendar year is delivered to Tenant,
Tenant shall pay to Landlord within ten (10) days following receipt of such
estimate the amount by which (i) the product of one-twelfth (1/12th) of the
amount of such estimate multiplied by the number of calendar months in such
calendar year which shall have wholly or partially expired exceeds (ii) the
amount of such additional rental which shall have been theretofore paid under
this paragraph with respect to such calendar months. Landlord agrees to provide
to Tenant a statement of the Operating Expenses incurred with respect to each
calendar year on or about ninety (90) days (or as soon thereafter as reasonably
possible) following the end of such respective calendar year. If Tenant's Share
of Operating Expenses actually incurred with respect to any calendar year
exceeds the estimate of Tenant's Share of Operating Expenses theretofore paid by
Tenant for such calendar year, then Tenant shall pay to Landlord the amount of
such excess within ten (10) days following receipt of notice from Landlord
setting forth Tenant's Share of Operating Expenses for the calendar year in
question. If Tenant's Share of Operating Expenses with respect to any calendar
year is less than the estimate of Tenant's Share of Operating Expenses
theretofore paid by Tenant for such calendar year, then Landlord shall credit
the difference to Tenant against the next due installments of the estimated
amount of Tenant's Share of Operating Expenses. In no event shall Tenant ever be
entitled to a credit with respect to any calendar year in excess of the
additional rental payments made under this paragraph with respect to such
calendar year. If the Commencement Date of this Lease is not the first day of a
calendar year or the expiration or termination date of this Lease is not the
last day of a calendar year, then Tenant's Share of Operating Expenses with

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<PAGE>   3

respect to such calendar year shall be prorated. The provisions of this
paragraph shall survive. the expiration or earlier termination of this Lease.

         4.3 Notwithstanding any other provision herein to the contrary, it is
agreed that if the Project is not fully occupied during any calendar year, then
an adjustment shall be made in computing the Operating Expenses for such
calendar year so that the Operating Expenses are computed as though the Project
had been fully occupied during such calendar year.

         4.4 Landlord agrees to keep books and records reflecting the Operating
Expenses. Tenant, at its expense, shall have the right, within six (6) months
after receiving Landlord's statement of Operating Expenses for a particular
calendar year, to audit Landlord's books and records respectively relating to
Operating Expenses for such calendar year; or, at Landlord's sole option,
Landlord may provide such audit prepared by a certified public accountant
selected by Landlord. If within such six (6) month period Tenant does not give
Landlord written notice stating in reasonable detail any objection to the
statement of Operating Expenses, Tenant shall be deemed to have approved such
statement in all respects.

         4.5 Should Tenant desire any additional services beyond those which
Landlord is expressly obligated to provide pursuant to this Lease or should
Tenant desire rendition of any of such services outside the normal times of
Landlord for providing such service, Landlord may (at Landlord's option), upon
reasonable advance notice from Tenant to Landlord, furnish such services, and
Tenant agrees to pay Landlord such charges as may be agreed on between Landlord
and Tenant, but in no event at a charge less than Landlord's actual cost plus
overhead for the additional services provided.

     5. TAXES.

         5.1 Tenant shall be liable for the timely payment of all taxes levied
or assessed against personal property, furniture or fixtures or equipment placed
by Tenant in the Premises. If any such taxes for which Tenant is liable are
levied or assessed against Landlord or Landlord's property and if Landlord
elects to pay the same, or if the assessed value of Landlord's property is
increased by inclusion of personal property, furniture or fixtures or equipment
placed by Tenant in the Premises, and Landlord elects to pay the taxes based on
such increase, Tenant shall pay to Landlord upon demand that part of such taxes
for which Tenant is liable hereunder.

         5.2 If at any time during the Term of this Lease, a tax or excise on
rental, a sales tax or other tax however described (except any inheritance,
estate, gift, income or excess profit tax imposed upon Landlord) is levied or
assessed against Landlord by any taxing authority having jurisdiction on account
of Landlord's interest in this Lease, or the rentals or other charges payable
hereunder, as a substitute in whole or in part for, or in addition to, the taxes
described elsewhere in this paragraph, Tenant shall pay to Landlord as
additional rental upon demand the amount of such tax or excise. In the event
that any such tax or excise is levied or assessed directly against Tenant,
Tenant shall pay the same at such times and in such manner as such taxing
authority shall require.

     6. PREPAID RENTAL AND SECURITY DEPOSIT. Landlord acknowledges receipt from
Tenant of the sum stated in Paragraph l.Q hereof to be applied to the first
accruing monthly installments of rental.

     7. ACCEPTANCE OF PREMISES. Taking possession of the Premises by Tenant
shall be conclusive evidence that Tenant: (a) accepts the Premises as suitable
for the purposes for which they are leased; (b) accepts the Building and every
part and appurtenance thereof as being in a good and satisfactory condition; and
(c) waives any defects (other than latent defects in equipment servicing or
directly affecting the occupancy of the Premises, except such equipment which is
installed by Tenant or by others at Tenant's direction or request) in the
Premises or the Building, except for the completion of those items, if any, on
Landlord's punch list. By taking possession of the Premises, Tenant, to the full
extent permitted by law, waives any and all warranties, express or implied,
currently existing or hereinafter created, relating to the condition of the
Premises, including, without limitation, any warranty of suitability or fitness
for a particular purpose. Landlord shall not be liable, except for gross
negligence or willful misconduct, to Tenant or any of its agents, employees,
licensees, servants, or invitees for any injury or damage to person or property
due to the condition or design of or any defect in the Project or its mechanical
system and equipment which may exist or occur, and Tenant, for itself and its
agents, employees, licensees, servants, and invitees, expressly assumes all
risks of injury or damage to person or property, either proximate or remote,
resulting from the condition of the Premises or the Project.

     8. USE OF PREMISES. The Premises shall be used and occupied only for the
Permitted Use stated in Paragraph l.S hereof and not otherwise. Notwithstanding
the foregoing, without Landlord's prior written consent, Tenant shall not
receive, store or otherwise handle any product, material or merchandise which is
explosive, or highly inflammable or hazardous. Tenant will conduct its business
and control its agents in such a manner that such use of the Premises will not
create any nuisance or interfere with, annoy or disturb other tenants of the
Project, if any there are. Tenant shall, at its own expense, obtain any and all
governmental licenses and permits necessary for its use.

     9. REPAIR AND MAINTENANCE.

         9.1 Landlord shall, at it sole cost and expense, maintain and make
necessary repairs of damage to the roof, foundation, and the structural
soundness of the exterior walls (excluding all windows, window glass, plate
glass, and all doors). Subject to the provisions of Paragraph 4 of the Lease,
Landlord shall further maintain the Common Areas. Tenant shall give immediate
written notice to Landlord of the need for maintenance, repairs or corrections.
Landlord shall not be required to make any improvements, replacements or repairs
of any kind or character to the Premises except as expressly set forth in this
section. In addition to the provisions of Paragraph 4 above, it is expressly
understood that Tenant shall pay for any damage to the roof, foundation or to
the structural soundness of exterior walls, which is caused by the act of
Tenant, or of Tenant's employees, agents or invitees, or which is caused by
Tenant's default hereunder.

         9.2 Tenant shall, at its own risk and expense, maintain all other parts
of the Premises in good repair and condition (including all necessary
replacements), including, but not limited to, all fixtures installed by Tenant,
walls, carpeting and other floor covering, plumbing, windows, window glass,
plate glass, doors, heating, ventilation and air conditioning systems (the "HVAC
Systems"), fire protection sprinkler system, downspouts, dock bumpers and other
electrical, mechanical, and electromotive installation, equipment, and fixtures
and also including trash removal, all utility repairs in ducts, conduits, pipes
and wiring, and any sewer stoppage located in, under, and above the Premises.
Tenant shall take good care of all leasehold improvements and its fixtures, and
suffer no waste. Tenant shall be responsible for all pest control and
extermination. Should Tenant neglect to keep and maintain the Premises, then
Landlord shall have the right, but not the obligation, to have the work done and
any reasonable costs therefor shall be charged to Tenant as additional rental
and shall become payable by Tenant with the payment of the rental next due and
shall bear interest thereon at the maximum rate allowable from the date of
demand until paid. At the termination of this Lease, Tenant shall deliver the
Premises "broom clean" in the same good order and condition as existed at the
Commencement Date ordinary wear and tear excepted.

         Throughout the Term of the Lease, Tenant shall contract with a
qualified and properly insured contractor to service and maintain the HVAC
Systems on a regularly scheduled basis, but not less than once every three (3)
months. Such service shall include, but not be limited to, cleaning of the coil
and condenser units on each unit; checking the electrical connections, the oil
and refrigerant

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<PAGE>   4

for leaks, the safety device, the blower [ILLEGIBLE] for wear, tension and
alignment, the expansion value, coil temperature, and condensate drain; and
maintaining the lubrication and addition of Freon. Tenant shall secure, at its
sole cost and expense, and shall provide Landlord with a copy of the service
contract, providing for the maintenance as described in above, within sixty (60)
days following the Commencement Date of this Lease, and thereafter, Tenant shall
renew such service contract to Landlord prior to expiration of the then existing
service contract. Landlord acknowledges that Tenant may use its maintenance
staff to perform the services required herein, provided that a verifiable record
of such service is kept by Tenant.

         9.3 Tenant agrees it shall not locate or install or cause to be located
or installed in the Common Area any bike racks, newspaper holder stands, vending
machines of any kind, mailboxes, telephone booths, mobile homes, fences, or any
other device of a similar nature which would impede or obstruct the Common Area.
Tenant further agrees to keep said sidewalk and service area swept and free from
trash, rubbish, garbage and other refuse, and additionally to maintain in a neat
and clean condition that area to the rear of the Premises designated as the
garbage or refuse collection area for the use of Tenant.

     10. ALTERATIONS, ADDITIONS, AND IMPROVEMENTS.

         10.1 Tenant shall not create any openings in the roof or exterior
walls, or make any alterations, additions, or improvements to the Premises or
install any structures or equipment on the roof of the Building or any portion
of the Common Area without the prior written consent of Landlord. Tenant
expressly agrees to indemnify Landlord for any and all damages resulting from or
caused by Tenant penetrating the roof or exterior walls of the Premises. Tenant
shall have the right to erect or install shelves, bins and machinery, provided
that Tenant complies with all applicable governmental laws, ordinances, and
regulations. Tenant shall have the right to remove at the termination of this
Lease, such items so installed by Tenant, provided Tenant is not then in
default; however, Tenant shall, prior to the termination of this Lease, repair
any damage caused by such removal and, if requested by Landlord, offer Landlord
(prior to such removal) sufficient security to insure Landlord that the proper
repairs will be made.

         All alterations, additions or improvements made by Tenant (including,
without limitation, HVAC Systems, offices and improvements in and pertaining to
such offices, partitions, floor coverings, etc.), together with such other
property as Tenant leaves in or on the Premises at the termination of this
Lease, shall become the property of Landlord at the termination of this Lease;
however, Tenant shall promptly remove, if Landlord so elects, any or all
alterations, additions, and improvements specified by Landlord, and any other
property placed in the Premises by Tenant, and Tenant shall repair any damage
caused by such removal. The provisions of this paragraph shall survive the
expiration or earlier termination of this Lease.

         10.3 Landlord retains the exclusive right to make additions, changes or
improvements, whether structural or otherwise, in and about the Building, or any
part thereof, and for such purposes to enter upon the Premises, and, during the
continuance of any of said work, to temporarily close doors, entryways, public
space and corridors in the Building, to interrupt or temporarily suspend
Building services and facilities, and to change the arrangement and location of
entrances or passageways, doors and doorways, corridors, elevators, stairs,
toilets, or other public parts of the Building, all without abatement of rent or
affecting any of Tenant's obligations hereunder, so long as the Premises are
reasonably accessible.

         Notwithstanding anything contained herein to the contrary, Landlord
agrees to install, at Landlord's sole cost and expense and in a manner
determined at Landlord's sole discretion, one hundred eleven (111) covered
parking spaces in such location as depicted in the attached "EXHIBIT "I",
sixty-two (62) such spaces to be installed on or before the Area One
Commencement Date and the remaining forty-nine (49) to be installed on or before
the Area Two Commencement Date.

     11. SIGNS. Tenant shall not, without Landlord's prior written consent (a)
install, alter or replace any exterior lighting, decorations, paintings,
awnings, canopies or the like, or (b) erect, install, alter or replace any
signs, window or door lettering, placards, decorations or advertising media of
any type which can be viewed from the exterior of the Premises. All signs,
lettering, placards, decorations and advertising media shall conform in all
respects to the sign criteria established by Landlord for the Project from time
to time in the exercise of its sole discretion, and shall be subject to the
prior written approval of Landlord, which shall not be unreasonably withheld, as
to construction, method of attachment, size, shape, height, lighting, color and
general appearance. Tenant shall be solely responsible for all costs associated
with the installation and maintenance of such signs. All signs are subject to
applicable laws and deed restrictions and shall conform to any national, local
or municipal ordinance or regulation. All signs shall be kept in good condition
and in proper operating order at all times. At Landlord's option and request,
Tenant shall remove all signs at the termination of this Lease, and shall repair
any damage and close any holes caused by such removal, with such repairs to be
made in good workmanlike manner. Tenant shall not erect any signs on the roof or
paint or otherwise deface the exterior walls of the Building. Notwithstanding
anything contained herein to the contrary, Tenant may install, at its sole cost
and expense, such building mounted signage to be in reasonable accordance with
the specifications as described in the attached EXHIBIT "F", as may be modified
upon the reasonable consent of Landlord, and provided such signage shall conform
to any national, local or municipal ordinance or regulation.

     12. INSURANCE.

         12.1 Tenant shall not permit the Premises to be used in any way which
would, in the reasonable opinion of Landlord, be extra hazardous (on account of
fire or otherwise) or in any way increase the cost of or render void any
insurance coverage in place with respect to the Building or any contents in the
Building belonging to other tenants in the Building. Tenant warrants to Landlord
that the Permitted Use as defined in Paragraph 1.S herein accurately reflects
Tenant's original intended use of the Premises, and that the minimum insurance
coverage shall be obtained by Tenant and in force as of the Commencement Date.
If, at any time during the Term of this Lease, the State Board of Insurance or
other insurance authority, or any insurer disallows any of Landlord's sprinkler
credits or imposes an additional penalty or surcharge in Landlord's sprinkler
credits or imposes an additional penalty or surcharge in Landlord's insurance
premiums because of Tenant's original or subsequent placement or use of storage
racks or bins, method of storage or nature of Tenant's inventory or any other
act of Tenant, Tenant agrees to pay as additional rental the increase in
Landlord's insurance premiums. If an increase in the fire and extended coverage
premium paid by Landlord for the Building is caused by Tenant's use or occupancy
of the Premises, or if Tenant wrongfully vacates the Premises and causes an
increase, then Tenant shall pay as additional rental the amount of such increase
to Landlord.

         12.2 Landlord shall maintain fire and extended coverage insurance on
the Building and the Premises in such amounts as Landlord's mortgagees shall
require. Payments for losses thereunder shall be made solely to Landlord or the
mortgagees of Landlord as their respective interests shall appear. Tenant shall
maintain at its expense, in an amount equal to full replacement cost, fire and
extended coverage insurance, issued by and binding upon a company approved by
Landlord, on all of its personal property, including removable trade fixtures,
located within the Premises. Tenant shall provide Landlord with current
certificates of insurance evidencing Tenant's compliance with this Subsection
12.2 and Subsection 12.3, and Tenant shall obtain the agreement of Tenant's
insurers to notify Landlord of any change in coverage or that a policy is due to
expire at least thirty (30) days prior to such expiration.

         12.3 Tenant shall maintain, at its expense, a policy or policies of
commercial general liability insurance with respect to the respective activities
of each in the Building with the premiums thereon fully paid on or before the
due date, issued by and binding upon an insurance company approved by Landlord,
and providing minimum protection of not less than $2,000,000 combined single

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<PAGE>   5

limit coverage of bodily injury, property damage or combination thereof.
Tenant's liability insurance shall name Landlord as an additional insured.
Landlord shall not be required to maintain insurance against thefts within the
Premises, Building or Project.

         12.4 Except as otherwise provided herein, any insurance which may be
carried by Landlord or Tenant against any loss or damage to the Building and
other improvements situated on the Project or in the Premises shall be for the
sole benefit of the party carrying such insurance and under its sole control.

     13. WAIVER OF SUBROGATION. Notwithstanding any provision in this Lease to
the contrary, Landlord and Tenant each hereby waives any and all rights of
recovery, claim, action, or cause of action, against the other, its agents,
officers, or employees, for any loss or damage that may occur to the Premises,
or any improvements thereto, or the Building of which the Premises are a part,
or any improvements thereto, or any personal property of such party therein, by
reason of fire, the elements, or any other cause which is or would be insured
against under the terms of the property insurance policies carried or required
to be carried under the terms of this Lease by the respective parties hereto,
regardless of cause or origin, including negligence of the other party hereto,
its agents, officers, or employees, and Landlord and Tenant each covenants that
no insurer shall hold any right of subrogation against such other party (and all
such insurance policies shall be amended or endorsed to reflect such waiver of
subrogation). This waiver of subrogation provision shall be effective to the
full extent, but only to the extent, that it does not impair the effectiveness
of insurance policies of Landlord and Tenant.

     14. LANDLORD'S RIGHT OF ENTRY.

         14.1 Landlord and its authorized agents shall have the right to enter
the Premises during normal working hours for the following purposes: (a)
inspecting the general condition and state of repair of the Premises, (b) making
of repairs required or authorized herein, (c) showing the Premises to any
current or prospective purchaser, tenant, mortgagee or any other party, (d) or
for any other reasonable purpose. During the final 180-day period of the Term of
this Lease, Landlord and its authorized agents shall have the right to erect on
or about the Premises a customary sign advertising the property for lease or for
sale. Furthermore, in the event of any emergency (defined to be any situation in
which Landlord reasonably perceives imminent danger or injury to person and/or
damage or loss of property), Landlord and its authorized agents shall have the
right to enter the Premises at any time without notice.

         14.2 In any circumstance where Landlord is permitted to enter upon the
Premises, whether for the purpose of curing any default of Tenant, repairing
damage resulting from fire or other casualty or an eminent domain taking or is
otherwise permitted hereunder or by law to go upon the Premises, no such entry
shall constitute an eviction or disturbance of Tenant's use and possession of
the Premises or a breach by Landlord of any of Landlord's obligations hereunder
or render Landlord liable for damages for loss of business or otherwise or
entitle Tenant to be relieved from any of Tenant's obligations hereunder or
grant Tenant any right of setoff or recoupment or other remedy; and in
connection with any such entry incident to performance of repairs, replacements,
maintenance or construction; all of the aforesaid provisions shall be applicable
notwithstanding that Landlord may elect to take building materials in, to or
upon the Premises that may be required or utilized in connection with such entry
by Landlord.

     15. UTILITY SERVICES.

         15.1 Landlord shall provide, at the beginning of this Lease, the normal
and customary utility connections into the Premises. Tenant shall pay the cost
of all initial utility connection charges and all utility usage charges for
utilities that are separately metered with respect to the Premises, including,
but not limited to, all charges for telephone, gas, water and electricity used
on the Premises. Tenant shall also pay for replacement of all electric light
lamps, bulbs or tubes. Landlord shall have the right at any time and from time
to time during the Term of this Lease to install equipment within the Premises
for the purpose of measuring Tenant's electrical usage therein.

         15.2 No interruption or malfunction of any of such services shall
constitute an eviction or disturbance of Tenant's use and possession of the
Premises or the Building or a breach by Landlord of any of Landlord's
obligations hereunder or render Landlord liable for damages or entitle Tenant to
be relieved from any of Tenant's obligations hereunder (including the obligation
to pay rental) or grant Tenant any right of setoff or recoupment. In the event
of any such interruption, however, Landlord shall use reasonable diligence
during normal business hours to restore such service or cause same to be
restored in any circumstances in which such restoration is within the reasonable
control of Landlord and the interruption was not caused in whole or in part by
Tenant's fault. Tenant expressly agrees to notify any utility service requesting
or requiring such notice of Tenant's intention to vacate the Premises. This
notice requirement shall be in addition to any other notice requirement
specified herein.

    16. ASSIGNMENT AND SUBLEASING. Tenant may not, without the prior
written consent of the Landlord (which shall not be unreasonably withheld),
assign this Lease (or permit any assignment of this Lease by operation of law)
or sublet the Premises or any portion thereof or mortgage, pledge or hypothecate
its leasehold interest or grant any license within the Premises, and any attempt
to do any of the foregoing without the prior written consent of Landlord shall
be void and no effect. Landlord's prior consent shall not be required for an
assignment or subletting by Tenant to any Affiliate of Tenant (hereinafter
defined) provided Tenant gives Landlord prior written notice of Tenant's intent
to so assign or sublet to such Affiliate. The term "Affiliate" shall mean (i)
any corporation or other entity which, directly or indirectly, Controls
(hereinafter defined) or is Controlled by or is under common Control with Tenant
or (ii) any corporation or other entity not less than fifty percent (50%) of
whose outstanding stock or other ownership interest shall, at the time, be owned
directly or indirectly by Tenant or Tenant's parent corporation or other entity.
For purposes of this paragraph, "Control" shall mean the possession, directly or
indirectly, of the power to direct or cause a direction of the management and
policies of such corporation or other entity, with the ownership of voting
securities or by contract or otherwise.

     Notwithstanding any permitted assignment or subletting, the undersigned
Tenant shall at all times remain directly and primarily liable for the
performance of all covenants, duties and obligations of Tenant and Landlord
shall be permitted to enforce the provisions of this Lease against the
undersigned Tenant and/or any assignee, subtenant or other transferee without
demand upon or proceeding in any way against any other person. The acceptance of
an assignment or subletting of the Premises by any assignee or subtenant shall
be construed as a promise on the part of such assignee or subtenant to be bound
by and perform all of the terms, conditions and covenants by which Tenant herein
is bound. No such assignment or subletting shall be construed to constitute a
novation or to waive the requirement for obtaining consent to any subsequent
assignment or subletting. In the event of default by Tenant after this Lease has
been assigned or while the Premises are sublet, Landlord, in addition to any
other remedies provided herein (or provided by law), may at Landlord's option,
collect directly from such assignee or subtenant all rents becoming due to
Tenant under such assignment or subletting, and Landlord may apply such rent
against any sums due to Landlord by Tenant hereunder. No direct collection by
Landlord from any such assignee or subtenant shall release Tenant from Tenant's
primary responsibility under the Lease (as aforesaid) and from the further
performance of Tenant's obligations hereunder. If Landlord consents to any
subletting or assignment by Tenant as hereinabove provided, and subsequently any
rental or other sums received by Tenant under any such sublease are in excess of
the rent and other sums payable by Tenant under this Lease, or any additional
consideration is paid to Tenant by the assignee under any such assignment, then
Landlord shall declare fifty percent (50%) of such excess rental, less the cost
of leasing commissions and

                                       5
<PAGE>   6

tenant improvements actually incurred by Tenant, under any sublease or such
additional consideration for an assignment to be due and payable by Tenant to
Landlord as additional rent hereunder.

     Landlord shall have the right to transfer, assign, mortgage, convey and
sublease all or any part of the Premises and this Lease, and nothing contained
in this Lease shall be construed as a restriction upon Landlord's right to do
any of the foregoing. If Landlord transfers this Lease and assignee accepts all
obligations of this Lease, either specifically or by virtue of a transfer of all
or any part of the Premises, then Landlord shall thereby be released from all
obligations arising hereunder after such transfer, and Tenant agrees to look
solely to such assignee for performance of such obligations.

     17. FIRE AND CASUALTY DAMAGE.

         17.1 Tenant shall immediately give written notice to Landlord (the
"Casualty Notice") if the Building or the Premises are damaged or destroyed.

         17.2 If the Premises or any portion of the Building shall be totally
damaged or destroyed by an insured peril and in Landlord's estimation,
rebuilding or repairs cannot be completed within two hundred ten (210) days
after Landlord's receipt of the Casualty Notice, then either Landlord or Tenant
(provided Tenant or its employees, agents or invitees did not cause such damage)
may terminate this Lease by delivering to the other written notice thereof
within twenty (20) days after Landlord's receipt of the Casualty Notice, in
which case, the rent shall be abated during the unexpired portion of this Lease,
effective upon the date Landlord received the Casualty Notice. Time is of the
essence with respect to the delivery of such notices.

         17.3 If this Lease is not terminated as provided under Paragraph 17.2,
then Landlord shall repair and reconstruct the Premises and/or the Building to
substantially the same condition in which they existed immediately prior to such
damage or destruction, except that Landlord shall not be required to rebuild,
repair or replace any part of the partitions, fixtures and other improvements or
personal property which may have been installed by Tenant or is required to be
covered by Tenant's insurance pursuant to Paragraph 12 of this Lease.

         17.4 If the Premises are untenantable, in whole or in part, during the
period beginning on the date of Landlord's receipt of the Casualty Notice and
ending on the date of substantial completion of Landlord's repair or restoration
work (the "Repair Period"), then the rent for such period shall be reduced to
such extent as may be fair and reasonable under the circumstances and the Term
shall be extended by the number of days in the Repair Period and this Lease
shall continue in full force and effect. Any insurance which may be carried by
Landlord or Tenant against loss or damage to the Building or to the Premises
shall be for the sole benefit of the party carrying such insurance under its
control, and it is understood that Landlord shall in no event be obligated to
carry insurance on Tenant's contents.

     18. HOLD HARMLESS. Landlord shall not be liable to Tenant or Tenant's
employees, agents or invitees or to any other person whomsoever, for any injury
to person or damage to property on or about the Building and/or Premises caused
by the negligence or misconduct of Tenant, its employees, invitees, licensees or
agents and Tenant agrees to defend and indemnify Landlord and hold Landlord
harmless from any loss, expense or claims arising out of any such damage or
injury, including but not limited to, court costs and reasonable attorneys'
fees. Landlord shall not be liable or responsible for any injury or damage which
may be caused by the Building or the Premises becoming out of repair unless
caused by Landlord's gross negligence or willful misconduct. The provisions of
this paragraph shall survive the expiration or earlier termination of this
Lease.

     19. CONDEMNATION.

         19.1 If, during the Term of this Lease or any extension or renewal
thereof, all or substantially all of the Premises should be taken for any public
or quasi-public use under any governmental law, ordinance or regulation or by
right of eminent domain, or should be sold to the condemning authority under
threat of condemnation (the "Taking"), this Lease shall terminate and the rent
shall be abated during the unexpired term of this Lease, effective as of the
date of such Taking.

         19.2 If less than substantially all of the Premises shall be subject to
the Taking, this Lease shall not terminate but Landlord may, at Landlord's sole
option and at its sole cost and expense, repair or modify the Building and the
Premises and the rent payable hereunder during the unexpired portion of the Term
shall be adjusted to such extent as may be fair and reasonable under the
circumstances. In the event that Landlord chooses not to make such repairs or
modifications, this Lease shall terminate, the rent shall be abated for the
unexpired term of this Lease and all rights and obligations relating to the
unexpired term of this Lease shall cease. Tenant shall have no claim to any
portion of the condemnation award.

     20. HOLDING OVER. If Tenant should remain in possession of the Premises
after the expiration of the Term of this Lease, without the execution by
Landlord and Tenant of a new lease or an extension of this Lease, then Tenant
shall be deemed to be occupying the Premises as a tenant-at-sufferance, subject
to all the covenants and obligations of this Lease and at a daily rental of one
hundred twenty-five percent (125%) for the first six months following the
expiration of the Term of this Lease and thereafter one hundred fifty percent
(150%) of the per day rental provided for the last month of the Term of this
Lease, computed on the basis of a thirty (30) day month. The inclusion of the
preceding sentence shall not be construed as Landlord's consent for Tenant to
hold over. If any property not belonging to Landlord remains at the Premises
after the expiration of the Term of this Lease, Tenant hereby authorizes
Landlord to make such disposition of such property as Landlord may desire
without liability for compensation or damages to Tenant in the event that such
property is the property of Tenant; and in the event that such property is the
property of someone other than Tenant. Tenant agrees to indemnify and hold
Landlord harmless from all suits, actions, liability, loss, damages and expenses
in connection with or incident to any removal, exercise or dominion over and/or
disposition of such property by Landlord.

     21. DEFAULTS.

         21.1 Each of the following acts or omissions of Tenant or occurrences
shall constitute an "Event of Default":

             (a) Failure or refusal by Tenant to timely pay rental or other
payments hereunder.

             (b) Failure to perform or observe any covenant or condition of this
Lease by Tenant to be performed or observed, other than the payment of rental or
other payments hereunder, and such failure shall continue for a period of ten
(10) days following written notice to Tenant of such failure.

             (c) {INTENTIONALLY OMITTED}

             (d) The filing or execution or occurrence of any one of the
following: (i) a petition in bankruptcy or other insolvency proceeding by or
against Tenant, (ii) petition or answer seeking relief under any provision of
the Bankruptcy Act, (iii) an assignment for the benefit of creditors or
composition, (iv) a petition or other proceeding by or against Tenant for the
appointment of a trustee, receiver or liquidator of Tenant or any of Tenant's
property, or (v) a proceeding by any governmental authority for the dissolution
or liquidation of Tenant.

         21.2 This Lease and the Term and estate hereby granted and the demise
hereby made are subject to the limitation that if and whenever any Event of
Default shall occur, Landlord may, at Landlord's option, in addition to all
other rights and remedies given hereunder or by law or equity, do any one (1) or
more of the following:

             (a) Terminate this Lease, in which event Tenant shall immediately
surrender possession of the Premises to Landlord.

                                       6
<PAGE>   7

             (b) Enter upon and take possession of the Premises and expel or
remove Tenant and any other occupant therefrom, with or without having
terminated the Lease.

             (c) Alter locks and other security devices at the Premises.

         21.3 Exercise by Landlord of any one (1) or more remedies hereunder
granted or otherwise available shall not be deemed to be an acceptance of
surrender of the Premises by Tenant, whether by agreement or by operation of
law, it being understood that such surrender can be effected only by the written
agreement of Landlord and Tenant. No such alteration of security devices and no
removal or other exercise of dominion by Landlord over the property of Tenant or
others at the Premises shall be deemed unauthorized or constitute a conversion,
Tenant hereby consenting, after any Event of Default, to the aforesaid exercise
of dominion over Tenant's property within the Building. All claims for damages
by reason of such re-entry and/or possession and/or alteration of locks or other
security devices are hereby waived, as are all claims for damages by reason of
any distress warrant, forcible detainer proceedings, sequestration proceedings
or other legal process. Tenant agrees that any re-entry by Landlord may be
pursuant to judgment obtained in forcible detainer proceedings or other legal
proceedings or without the necessity for any legal proceedings, as Landlord may
elect, and Landlord shall not be liable in trespass or otherwise.

         21.4 In the event that Landlord elects to terminate this Lease by
reason of an Event of Default, then, notwithstanding such termination, Tenant
shall be liable for and shall pay to Landlord the sum of all rental and other
indebtedness accrued to the date of such termination, plus, as damages, an
amount equal to the then present value of the rental reserved hereunder for the
remaining portion of the Term of this Lease (had such Term not been terminated
by Landlord prior to the expiration of the Term of this Lease), less the then
present value of the fair rental value of the Premises for such period, the
undersigned parties hereby stipulating that such fair rental value shall in no
event be deemed to exceed sixty percent (60%) of the then present value of the
rental reserved for such period.

         In the event that Landlord elects to terminate the Lease by reason of
an Event of Default, in lieu of exercising the rights of Landlord under the
preceding paragraph of this Paragraph 21.4, Landlord may instead hold Tenant
liable for all rental and other indebtedness accrued to the date of such
termination, plus such rental and other indebtedness as would otherwise have
been required to be paid by Tenant to Landlord during the period following
termination of the Term of this Lease measured from the date of such termination
by Landlord until the expiration of the Term of this Lease (had Landlord not
elected to terminate the Lease on account of such Event of Default) diminished
by any net sums thereafter received by Landlord through reletting the Premises
during said period (after deducting expenses incurred by Landlord as provided in
Paragraph 21.6 hereof). Actions to collect amounts due by Tenant provided for in
this paragraph of this Paragraph 21.4 may be brought from time to time by
Landlord during the aforesaid period, on one (1) or more occasions, without the
necessity of Landlord's waiting until the expiration of such period, and in no
event shall Tenant be entitled to any excess of rental (or rental plus other
sums) obtained by reletting over and above the rental provided for in this
Lease.

         21.5 In the event that Landlord elects to repossess the Premises
without terminating this Lease, then Tenant shall be liable for and shall pay to
Landlord all rental and other indebtedness accrued to the date of such
repossession, plus rental required to be paid by Tenant to Landlord during the
remainder of the Term of this Lease until the expiration of the Term of this
Lease, diminished by any net sums thereafter received by Landlord through
reletting the Premises during said period (after deducting expenses incurred by
Landlord as provided in Paragraph 21.6 hereof). In no event shall Tenant be
entitled to any excess of any rental obtained by reletting over and above the
rental herein reserved. Actions to collect amounts due by Tenant as provided in
this Paragraph 21.5 may be brought from time to time, on one (1) or more
occasions, without the necessity of Landlord's waiting until the expiration of
the Term of this Lease.

         21.6 In case of an Event of Default, Tenant shall also be liable for
and shall pay to Landlord in addition to any sum provided to be paid above: (i)
broker's fees incurred by Landlord in connection with reletting the whole or in
part of the Premises, (ii) the cost of removing and storing Tenant's or other
occupant's property, (iii) the cost of repairing, altering, remodeling or
otherwise putting the Premises into condition acceptable to a new tenant or
tenants, and (iv) all reasonable expenses incurred by Landlord in enforcing
Landlord's remedies, including reasonable attorneys' fees. Past due rental and
other past due payments shall bear interest from maturity at the highest lawful
rate per annum until paid.

         21.7 In the event of termination or repossession of the Premises for
an Event of Default, Landlord shall not have any obligation to relet or attempt
to relet the Premises, or any portion thereof, or to collect rental after
reletting; but Landlord shall have the option to relet or attempt to relet; and
in the event of reletting, Landlord may relet the whole or any portion of the
Premises for any period to any tenant and for any use and purpose. Tenant hereby
waives, to the full extent permitted by law, any obligation of Landlord to
mitigate damages to Landlord caused by and Event of Default by Tenant hereunder
and/or to relet or attempt to relet the Premises after an Event of Default by
Tenant.

         21.8 If Tenant should fail to make any payment or cure any default
hereunder within the time herein permitted, Landlord, without being under any
obligation to do so and without thereby waiving such default, may make such
payment and/or remedy such other default for the account of Tenant (and enter
the Premises for such purpose), and thereupon Tenant shall be obligated to, and
hereby agrees to, pay Landlord, upon demand, all costs, expenses and
disbursements (including reasonable attorneys' fees) incurred by Landlord in
taking such remedial action.

         21.9 In the event of any default by Landlord, Tenant's exclusive remedy
shall be an action for damages (Tenant hereby waiving the benefit of any laws
granting Tenant a lien upon the property of Landlord and/or upon rental due
Landlord), but prior to any such action Tenant will give Landlord written notice
specifying such default with particularity, and Landlord shall thereupon have
thirty (30) days (plus such additional reasonable period as may be required in
the exercise by Landlord of due diligence) in which to cure any such default.
Unless and until Landlord fails to so cure any default, Tenant shall not have
any remedy or cause of action by reason thereof. All obligations of Landlord
hereunder will be construed as covenants, not conditions; and all such
obligations will be binding upon Landlord only during the period of Landlord's
possession of the Building and not thereafter. Under no circumstances whatsoever
shall Landlord ever be liable hereunder for consequential damages or special
damages.

         21.10 The liability of Landlord to Tenant for any default by Landlord
under the terms of this Lease shall be limited to the proceeds of sale on
execution of the interest of Landlord in the Building and in the Land, and
neither Landlord, nor any party comprising Landlord, shall be personally liable
for any deficiency. This clause shall not be deemed to limit or deny any
remedies that Tenant may have in the event of default by Landlord hereunder
which do not involve the personal liability of Landlord.

         21.11 No waiver by the parties hereto of any default or breach of any
term, condition, or covenant of this Lease shall be deemed to be a waiver of any
subsequent default or breach of the same or of any other term condition, or
covenant contained herein. No receipt of money by Landlord from Tenant after the
expiration of the Term of this Lease, or after the service of any notice, or
after the commencement of any suit, or after final judgment for possession of
the Premises, shall reinstate, continue or extend the Term of this Lease or
affect any such notice, demand or suit or imply consent for any action for which
Landlord's consent is required.

         21.12 The term "Landlord" shall mean only the owner, for the time
being, of the Building, and in the event of the transfer by such owner of its
interest in the Building, such owner shall thereupon be released and discharged
from all covenants and obligations

                                       7
<PAGE>   8

of the Landlord thereafter accruing, but [ILLEGIBLE] covenants and obligations
shall be binding during the Term of this Lease upon each new owner for the
duration of such owner's ownership.

     22. LANDLORD'S LIEN. Landlord hereby waives any statutory Landlord's lien.

     23. SUBORDINATION. Tenant accepts this Lease subject and subordinate to any
ground lease, mortgage, deed of trust or other lien presently existing or
hereafter placed upon the Premises or upon the Building or any part thereof, and
to any renewals, modifications, extensions and refinancing thereof, which might
now or hereafter constitute a lien upon the Building or any part thereof, and to
zoning ordinances and other building and fire ordinances and governmental
regulations relating to the use of the Premises; but Tenant agrees that any such
ground lessor, mortgagee and/or beneficiary of any deed of trust or other lien
("Landlord's Mortgagee") and/or Landlord shall have the right at any time to
subordinate such ground lease, mortgage, deed of trust or other lien to this
Lease on such terms and subject to such conditions as such Landlord's Mortgagee
may deem appropriate in its discretion. Upon demand, Tenant agrees to execute
such further instruments subordinating this Lease, as Landlord may request, and
such nondisturbance and attornment agreements, as any such Landlord's Mortgagee
shall request, in form reasonably satisfactory to Landlord's Mortgagee. Upon
foreclosure of the Building or upon acceptance of a deed in lieu of such
foreclosure, Tenant hereby agrees to attorn to the new owner of such property
after such foreclosure or acceptance of a deed in lieu of foreclosure, if so
requested by such new owner of the Building.

     24. COMPLIANCE WITH LAWS, RULES AND REGULATIONS.

         24.1 Tenant, at Tenant's own expense, (a) shall comply with all
federal, state, municipal, fire underwriting and other laws, ordinances, orders,
rules and regulations applicable to the Premises and the business conducted
therein by Tenant, (b) shall not engage in any activity which would cause
Landlord's fire and extended coverage insurance to be cancelled or the rate
therefor to be increased (or, at Landlord's option, Tenant shall pay any such
increase to Landlord immediately upon demand as additional rental in the event
of such rate increase by reason of such activity), (c) shall not commit, and
shall cause Tenant's agents, employees and invitees not to commit, any act which
is a nuisance or annoyance to Landlord or to other tenants, or which might, in
the exclusive judgment of Landlord, damage Landlord's goodwill or reputation, or
tend to injure or depreciate the Building, (d) shall not commit or permit waste
in the Premises or the Building, (e) shall not paint, erect or display any sign,
advertisement, placard or lettering which is visible in the corridors or lobby
of the Building or from the exterior of the Building without Landlord's prior
written approval, and (f) shall not occupy or use, or permit any portion of the
Premises to be occupied or used, for any business or purpose other than the
Permitted Use specified in Paragraph l.P. hereof. If a controversy arises
concerning Tenant's compliance with any federal, state, municipal or other laws,
ordinances, orders, rules or regulations applicable to the Premises and the
business conducted therein by Tenant, Landlord may retain consultants of
recognized standing to investigate Tenant's compliance. If it is determined that
Tenant has not complied as required, Tenant shall reimburse Landlord on demand
for all consulting and other costs incurred by Landlord in such investigation.

         24.2 Tenant, and Tenant's agents, employees and invitees shall comply
fully with all requirements of the rules and regulations of the Building which
are attached hereto as EXHIBIT "C" and made a part hereof. Landlord shall at all
times have the right to change such rules and regulations or to amend or
supplement them in such manner as may be deemed advisable for the safety, care
and cleanliness of the Premises and the Building and for preservation of good
order therein, all of which rules and regulations, changes and amendments shall
be forwarded to Tenant and shall be carried out and observed by Tenant. Tenant
shall further be responsible for the compliance with such rules and regulations
by the employees, agents and invitees of Tenant. Landlord hereby reserves the
right to designate, or otherwise control the allocation of, parking spaces for
the Premises. All changes and amendments in the rules and regulations of the
Building will be sent by Landlord to Tenant in writing and shall thereafter be
carried out and observed by Tenant. No outside storage or accumulation of
supplies, inventory, building materials or debris shall be permitted without
prior written consent from the Landlord. Tenant expressly agrees to comply with
and conform to all restrictive covenants of record or subsequently filed of
record affecting the Premises.

         24.3 As of the Commencement Date of the Lease, Landlord represents the
following: (i) the shell building complies with the fire resistance requirements
of the City of Richardson and the NFPA; (ii) accessibility and usability for the
disabled is provided in accordance with Title III of the Americans with
Disability Act, as well as local and state requirements; and (iii) the building
design and site parking meet minimum zoning and building codes for the city in
effect at the time of construction.

     25. NOTICES. Any notice which may or shall be given under the terms of this
Lease shall be in writing and shall be either delivered by hand (including
commercially recognized messenger and express mail service) or sent by United
States Mail, registered or certified, return receipt requested, postage prepaid,
addressed to the parties herein at their respective addresses set out below, or
at such other addresses as either party may have theretofore specified by
written notice delivered in accordance herewith. Such address may be changed
from time to time by either party by giving notice as provided herein.

          LANDLORD:             Cardinal Technology Center II, Inc.
                                c/o Kennedy Associates Real Estate Counsel, Inc.
                                1215 4th Avenue, 2400 Financial Center
                                Seattle, Washington 98161
                                ATTN:   Vice President of Asset Management

          WITH COPIES TO:       Haynes & Boone, LLP
                                901 Main Street, Suite 3100
                                Dallas, Texas 75202
                                ATTN:   Mr. Richard K. Martin

          TENANT:               Advance Paradigm, Inc.
                                5215 N. O'Connor Blvd., Suite 1600
                                Irving, Texas 75039
                                ATTN:   General Counsel

          WITH COPIES TO:       The Staubach Company
                                15601 Dallas Parkway, Suite 400
                                Dallas, TX 75001
                                ATTN:   Scott T. Collier

         Notice shall be deemed given when delivered (if delivered by hand) or
when postmarked (if sent by mail). If the term "Tenant" as used in this Lease
refers to more than one (1) person and/or entity, any notice given as aforesaid
to any one of such persons and/or entities shall be deemed to have been duly
given to Tenant.

     26. FINANCIAL STATEMENTS. If Tenant ceases to be publicly traded, Tenant
shall, upon request by Landlord (but not more often than twice per annum),
provide current certified financial statements to Landlord during the Term of
this Lease. Such financial statements shall be compiled using generally accepted
accounting principles.

                                       8
<PAGE>   9

     27. SPRINKLERS. If there now [ILLEGIBLE] shall be installed in the Building
a sprinkling system, and such system or any of its components shall be damaged
or injured or not in proper working order by reason of any act or omission of
Tenant, Tenant's agents servants, employees, licensees or visitors, Tenant shall
forthwith restore the same to good working condition at Tenant's own expense;
and if the Board of Fire Underwriters or any bureau, department or official of
the state or local government require or recommend that any changes,
modifications, alterations or additional sprinkler heads or other equipment be
made or supplied by reason of Tenant's business, or the location of partitions,
trade fixtures or other contents of the Premises, or for any other reason, or if
any such changes, modifications alterations, additional sprinkler heads or other
equipment become necessary to prevent the imposition of a penalty or charge
against the full allowance for a sprinkler system in the fire insurance rate as
fixed by the Board of Fire Underwriters, or by any fire insurance company,
Tenant shall, at Tenant's expense, promptly make and supply such changes,
modifications, alterations, additional sprinkler heads or other equipment.

     28. RELOCATION OF PREMISES. {INTENTIONALLY OMITTED}

     29. COMMON AREA. The Common Area, as defined in Paragraph l.Q hereof, shall
be subject to Landlord's sole management and control and shall be operated and
maintained in such manner as Landlord in Landlord's discretion shall determine.
Landlord reserves the right to change from time to time the dimensions and
location of the Common Areas and to place, construct or erect other improvements
on any part of the Land without the consent of Tenant. Tenant, and Tenant's
employees and invitees shall have the nonexclusive right to use the Common Area
as constituted from time to time, such use to be in common with Landlord, other
tenants of the Building and other persons entitled to use the same, and subject
to such reasonable and non-discriminatory rules and regulations governing use as
Landlord may from time to time prescribe. Tenant shall not solicit business or
display merchandise within the Common Area, or distribute handbills therein, or
take any action which would interfere with the rights of other persons to use
the Common Area. Landlord may temporarily close any part of the Common Area for
such periods of time as may be necessary to prevent the public from obtaining
prescriptive rights or to make repairs or alterations.

     30. BROKERAGE. Tenant represents and warrants that it has dealt with no
other broker, agent or other person in connection with this transaction and that
no broker, agent or other person brought about this transaction, other than
Broker specified in Paragraph 1.U hereof, and Tenant agrees to indemnify and
hold Landlord harmless from and against any claims by any other broker, agent or
other person claiming a commission or other form of compensation by virtue of
having dealt with Tenant with regard to this leasing transaction. The provisions
of this Paragraph 30 shall survive the termination of this Lease.

     31. HAZARDOUS WASTE.

         31.1 The term "Hazardous Substances," as used in this Lease shall mean
pollutants, contaminants, toxic or hazardous wastes, or any other substances,
the use and/or the removal of which is required or the use of which is
restricted, prohibited or penalized by any "Environmental Law," which term shall
mean any federal, state or local law, ordinance or other statute of a
governmental or quasi-governmental authority relating to pollution or protection
of the environment.

         31.2 Tenant hereby agrees that (i) no activity will be conducted on the
Premises that will produce any Hazardous Substance; (ii) the Premises will not
be used in any manner for the storage of any Hazardous Substances; (iii) no
portion of the Premises will be used as a landfill or a dump; (iv) Tenant will
not install any underground tanks of any type; (v) Tenant will not allow any
surface or subsurface conditions to exist or come into existence that
constitute, or with the passage of time may constitute a public or private
nuisance; (vi) Tenant will not permit any Hazardous Substances to be brought
onto the Premises, and if so brought thereon, then the same shall be immediately
removed with proper disposal, and all required cleanup procedures shall be
diligently undertaken pursuant to all Environmental Laws.

         31.3 If Tenant so contaminates the Premises, then Tenant shall
diligently institute proper and thorough cleanup procedures at Tenant's sole
cost, and Tenant agrees to indemnify and hold Landlord harmless from all claims,
demands, actions, liabilities, costs, expenses, damages and obligations of any
nature arising from or as a result of Tenant's failure to comply with this
Paragraph 31 and/or the presence of Hazardous Substances in or on the Premises.
The foregoing indemnification and the responsibilities of Tenant shall survive
the termination or expiration of this Lease.

         31.4 Landlord or Landlord's representative shall have the right but not
the obligation to enter the Premises for the purpose of determining whether
there exists on the Premises any Hazardous Substances or ensuring compliance
with all Environmental Laws. The right granted to Landlord herein to perform
inspections shall not create a duty on Landlord's part to inspect the Premises,
or liability on the part of Landlord for Tenant's use, storage or disposal of
Hazardous Substances, it being understood that Tenant shall be solely
responsible for all liability in connection therewith.

         31.5 With respect to any Hazardous Substances in or on the Project,
Landlord shall comply, as specifically required, with Environmental Law. To the
best of Landlord's actual knowledge, as of the Date of Lease the Project does
not contain any Hazardous Substances in amounts that violate any applicable
laws. Tenant shall have no liability or obligation to Landlord for the cost of
cleanup otherwise dealing with, any Hazardous Substances placed on or about the
Project prior to the date that Tenant first occupied the Premises, provided that
Tenant has not contributed to or exacerbated the condition or quantity of such
Hazardous Substances or any damage or injury resulting therefrom, and Landlord
shall, to the extent, but only to the extent, of Landlord's responsibility as
required pursuant to Environmental Law, institute proper procedures to deal with
any such Hazardous Substances.

     32. THEFT OR BURGLARY. Landlord shall not be liable to Tenant for losses to
Tenant's property or personal injury caused by criminal acts or entry by
unauthorized persons into the Premises, the Building or the Common Area.

     33. ESTOPPEL CERTIFICATE. Tenant agrees that Tenant shall from time to time
upon request by Landlord execute and deliver to Landlord a statement in
recordable form certifying (i) that the Lease is unmodified and in full force
and effect (or, if there have been modifications, that the same is in full force
and effect as so modified), (ii) the dates to which rental and other charges
payable under this Lease have been paid, and (iii) that Landlord is not in
default hereunder (or, if Landlord is in default, specifying the nature of such
default). Tenant further agrees that Tenant shall from time to time upon request
by Landlord execute and deliver to Landlord an instrument in recordable form
acknowledging Tenant's receipt of any notice of assignment of this Lease by
Landlord.

     34. BANKRUPTCY AND INSOLVENCY.

         34.1 In the event that Tenant shall become a debtor in a case filed
under Chapter 7 of the Bankruptcy Code and Tenant's trustee or Tenant shall
elect to assume this Lease for the purpose of assigning the same or, otherwise,
such election and assignment may be made only if the provisions of paragraph
34.2 and 34.4 are satisfied as if the election to assume were made in a case
filed under Chapter 11 of the Bankruptcy Code. If Tenant or Tenant's trustee
shall fail to elect to assume this Lease within ninety (90) days after the
filing of such petition or such additional time as provided by the court within
such 90-day period, this Lease shall be deemed to have been rejected.
Immediately thereupon, Landlord shall be entitled to possession of the Premises
without further obligation to Tenant or Tenant's trustee and this Lease upon the
election of Landlord shall terminate, but Landlord's right to be compensated for

                                       9
<PAGE>   10

damages (including, without limitation, [ILLEGIBLE] damages pursuant to any
provision here [ILLEGIBLE] the exercise of any other remedies in any such
proceeding shall survive, whether or not this Lease shall be terminated.

         34.2 In the event that Tenant shall become a debtor in a case filed
under Chapter 11 of the Bankruptcy Code, or in a case filed under Chapter 7 of
the Bankruptcy Code which is transferred to Chapter 11, Tenant's trustee or
Tenant, as debtor-in-possession, must elect to assume this Lease in whole within
one hundred twenty (120) days from the date of the filing of the petition under
Chapter 11 or the transfer thereto or Tenant's trustee or the
debtor-in-possession shall be deemed to have rejected this Lease. In the event
that Tenant, Tenant's trustee or the debtor-in-possession has failed to perform
all of Tenant's obligations under this Lease within the time periods (excluding
grace periods) required for such performance, no election by Tenant's trustee or
the debtor-in-possession to assume this Lease, whether under Chapter 7 or
Chapter 11, shall be permitted or effective unless each of the following
conditions have been satisfied:

             (a) Tenant's trustee or the debtor-in-possession has cured all
defaults under this lease, or has provided Landlord with Assurance (as defined
below) that it will cure all defaults susceptible of being cured by the payment
of money within ten (10) days from the date of such assumption and that it will
cure all other defaults under this Lease which are susceptible of being cured by
the performance of any act promptly after the date of such assumption.

             (b) Tenant's trustee or the debtor-in-possession has compensated
Landlord, or has provided Landlord with Assurance that within ten (10) days from
the date of such assumption, it will compensate Landlord for any actual
pecuniary loss incurred by Landlord arising from the default of Tenant, Tenant's
trustee, or the debtor-in-possession as indicated in any statement of actual
pecuniary loss sent by Landlord to Tenant's trustee or the debtor-in-possession.

             (c) Tenant's trustee or the debtor-in-possession has provided
Landlord with Assurance of the future performance of each of the obligations of
Tenant, Tenant's trustee or the debtor-in-possession under this Lease, and,
Tenant's trustee or the debtor-in-possession shall also (i) deposit with
Landlord, as security for the timely payment of rent hereunder, an amount equal
to three (3) installments of Base Rental (at the rate then payable) which shall
be applied to installments of Base Rental in the inverse order in which such
installments shall become due, provided all the terms and provisions of this
Lease shall have been complied with, and (ii) pay in advance to Landlord on the
date each installment of Base Rental is payable a pro rata share of Tenant's
annual obligations for additional rent and other sums pursuant to this Lease,
such that Landlord shall hold funds sufficient to satisfy all such obligations
as they become due. The obligations imposed upon Tenant's trustee or the
debtor-in-possession by this paragraph shall continue with respect to Tenant or
any assignee of this Lease after completion of bankruptcy proceedings.

             (d) The assumption of this Lease will not breach or cause a default
under any provision of any other lease, mortgage, financing arrangement or other
agreement by which Landlord is bound.

     For purposes of this Paragraph 34, Landlord and Tenant acknowledge that
"Assurance" shall mean no less than: Tenant's trustee or the
debtor-in-possession has and will continue to have sufficient unencumbered
assets after the payment of all secured obligations and administrative expenses
to assure Landlord that sufficient funds will be available to fulfill the
obligations of Tenant under this Lease and (x) there shall have been deposited
with Landlord, or the Bankruptcy Court shall have entered an order segregating,
sufficient cash payable to Landlord, and/or (y) Tenant's trustee or the
debtor-in-possession shall have granted a valid and perfected first lien and
security interest in, and/or mortgage on, the property of Tenant, Tenant's
trustee or the debtor-in-possession, acceptable as to value and kind to
Landlord, to secure to Landlord the obligation of Tenant, Tenant's trustee or
the debtor-in-possession to cure the defaults under this Lease, monetary and/or
nonmonetary, within the time periods set forth above.

         34.3 In the event that this Lease is assumed in accordance with
paragraph 34.2 and thereafter Tenant is liquidated or files or has filed against
it a subsequent petition under Chapter 7 or Chapter 11 of the Bankruptcy Code,
Landlord may, at its option, terminate this Lease and all rights of Tenant
hereunder by giving Tenant notice of election to so terminate within thirty (30)
days after the occurrence of any such event.

         34.4 If Tenant's trustee or the debtor-in-possession has assumed this
Lease pursuant to the terms and provisions of paragraphs 34.1 or 34.2 for the
purpose of assigning (or elects to assign) this Lease, this Lease may be so
assigned only if the proposed assignee (the "Assignee") has provided adequate
assurance of future performance of all of the terms, covenants and conditions of
this Lease to be performed by Tenant. Landlord shall be entitled to receive all
cash proceeds of such assignment. As used herein "adequate assurance of future
performance" shall mean no less than that each of the following conditions has
been satisfied:

             (a) The Assignee has furnished Landlord with either (i)(A) a copy
of a credit rating of Assignee which Landlord reasonably determines to be
sufficient to assure the future performance by Assignee of Tenant's obligations
under this Lease, and (B) a current financial statement of Assignee audited by a
certified public accountant indicating a net worth and working capital in
amounts which Landlord reasonably determines to be sufficient to assure the
future performance by Assignee of Tenant's obligations under this Lease, or (ii)
a guarantee or guarantees, in form and substance satisfactory to Landlord, from
one or more persons with a credit rating and net worth which Landlord reasonably
determines to be sufficient to assure the future performance by Assignee of
Tenant's obligations under this Lease.

             (b) Landlord has obtained all consents or waivers from others
required under any lease, mortgage, financing arrangement or other agreement by
which Landlord is bound to permit Landlord to consent to such assignment.

             (c) The proposed assignment will not release or impair any guaranty
of the obligations of Tenant (including the Assignee) under this Lease.

         34.5 When, pursuant to the Bankruptcy Code, Tenant's trustee or the
debtor-in-possession shall be obligated to pay reasonably use and occupancy
charges for the use of the Premises, such charges shall not be less than the
Base Rental, additional rent and other sums payable by Tenant under this Lease.

         34.6 Neither the whole nor any portion of Tenant's interest in this
Lease or its estate in the Premises shall pass to any Trustee, receiver,
assignee for the benefit creditors, or any other person or entity, by operation
of law or otherwise under the laws of any state having jurisdiction of the
person or property of Tenant unless Landlord shall have consented to such
transfer. No acceptance by Landlord of rent or any other payments from any such
trustee, receiver, assignee, person or other entity shall be deemed to
constitute such consent by Landlord nor shall it be deemed a waiver of
Landlord's right to terminate this Lease for any transfer of Tenant's interest
under this Lease without such consent.

         34.7 Tenant expressly waives any right it might have to offset rentals
or to terminate this Lease upon the bankruptcy of Landlord.

     35. RENEWAL OPTION. If, at the end of the Term of the Lease, or as renewed
as herein provided, Tenant is not then in default of any of the terms,
conditions, or covenants of the Lease, Tenant, but not any assignee, transferee
or subtenant of Tenant, is hereby granted two (2) options to renew this Lease
for an additional term of five (5) years initially (the "First Renewal Term"),
succeeded by an additional term of five (5) years (the "Second Renewal Term"),
each upon the same terms and conditions contained in this Lease with the
following exceptions:

                                       10
<PAGE>   11

         (a) Tenant shall have no right to renew the Term of this Lease
following expiration of the renewal terms detailed herein; and

         (b) Base Rental for the First Renewal Term and the Second Renewal Term
shall be an amount equal to the then prevailing market base rental rate (giving
appropriate consideration to the lease term, credit standing of the tenant,
tenant's use of the Premises, building standard workletter and/or tenant
improvement allowances, if any, or space in the same improved condition as the
Premises, and abatement provision) for comparable space in comparable properties
of equivalent quality, size, utility and location as designated by Landlord.

     Tenant shall exercise its right of renewal as herein provided by delivering
to Landlord written notice ("Tenant's Notice") of Tenant's desire to renew no
later than six (6) months prior to the expiration date of the Term of the Lease
for the First Renewal Term and no later than six (6) months prior to the
expiration date of the First Renewal Term for the Second Renewal Term. Within
thirty (30) days following delivery of Tenant's Notice, Landlord shall deliver
to Tenant a written notice ("Landlord's Notice") specifying the Base Rental rate
per square foot per annum. Tenant shall have thirty (30) business days following
delivery of Landlord's Notice to notify Landlord in writing of Tenant's exercise
of its rights to renew such Lease term hereof. Failure to notify Landlord within
any of the time periods provided herein shall automatically extinguish Tenant's
right to renew.

     36. MISCELLANEOUS.

         36.1 QUIET ENJOYMENT. Tenant, upon payment of the rent and performance
of the covenants herein contained, shall quietly have, hold and enjoy the
Premises subject to the terms and provisions of this Lease.

         36.2 LIENS BY TENANT. In no event shall Tenant have the right to create
or permit there to be established any lien or encumbrance of any nature against
the Premises or the Building for any improvement or improvements by Tenant, and
Tenant shall fully pay the cost of any improvement or improvements made or
contracted for by Tenant. Any mechanic's lien filed against the Premises or the
Building for work claimed to have been done, or materials claimed to have been
furnished to Tenant, shall be duly discharged by Tenant within ten (10) days
after the filing of the lien.

         36.3 ATTORNEYS' FEES. If, on account of any breach or default by Tenant
or Landlord of its obligations to either party under the terms, conditions and
covenants of this Lease, it shall become necessary for Tenant or Landlord to
employ an attorney to enforce or defend any of its rights or remedies hereunder,
then the prevailing party shall be entitled to reasonable attorneys' fees, court
costs and related expenses incurred therein, whether or not legal suit is
actually brought.

         36.4 FORCE MAJEURE. Whenever a period of time is herein described for
the taking of action by Landlord, Landlord shall not be liable or responsible
for, and there shall be excluded from the computation of such period of time,
any delays due to strikes, riots, acts of God, shortages of labor or materials,
war, governmental laws, regulations or restrictions, or any other cause not
reasonably within the control of Landlord and which Landlord, by the exercise of
due diligence, is unable, wholly or in part, to prevent or overcome.

         36.5 INDEPENDENT OBLIGATIONS OF TENANT. The obligation of Tenant to pay
all rental and other sums hereunder provided to be paid by Tenant and the
obligation of Tenant to perform Tenant's other covenants and duties hereunder
constitute independent, unconditional obligations to be performed at all times
provided for hereunder, save and except only when an abatement thereof or
reduction therein is hereinabove expressly provided for and not otherwise.
Tenant waives and relinquishes all rights that Tenant might have to claim any
nature of lien against or withhold, or deduct from or offset against any rental
and other sums provided hereunder to be paid Landlord by Tenant. Tenant waives
and relinquishes any right to assert, either as a claim or as a defense, that
Landlord is bound to perform or is liable for the nonperformance of any implied
covenant or implied duty of Landlord not expressly herein set forth.

         36.6 TIME IS OF ESSENCE. In all instances where Tenant is required to
pay any sum or do any act at a particular indicated time or within an indicated
period, it is understood that time is of the essence.

         36.7 RECORDATION. This Lease shall not be recorded by either party
without the consent of the other.

         36.8 APPLICABLE LAW AND VENUE. All monetary obligations of Landlord and
Tenant (including, without limitation, any monetary obligation of Landlord or
Tenant for damages for any breach of the respective covenants, duties or
obligations of Landlord or Tenant hereunder) are performable in the county in
which the Building is located and in the county in which Landlord's principal
business office is located. The laws of the State in which the Building is
located shall govern the interpretation, validity, performance and enforcement
of this Lease.

         36.9 JOINT AND SEVERAL LIABILITY. If tenant is composed of more than
one (1) person or entity, each person and/or entity comprising Tenant shall be
jointly and severally liable for the performance of the obligations of Tenant
under this Lease, including specifically, without limitation, the payment of
rental and all other sums payable hereunder.

         36.10 SUBMISSION OF LEASE NOT AN OFFER. Submission of this Lease for
examination does not constitute an offer, right of first refusal, reservation
of, or option for, the Premises or any other premises in the Building. This
Lease shall become effective only upon execution and delivery by both Landlord
and Tenant.

         36.11 AUTHORITY TO DO BUSINESS. Tenant warrants that Tenant is, and
shall remain throughout the Term of this Lease, authorized to do business and in
good standing in the State in which the Building is located. Tenant agrees, upon
request by Landlord, to furnish Landlord satisfactory evidence of Tenant's
authority for entering into this Lease.

         36.12 RELATIONSHIP OR PARTIES. Nothing herein contained shall be deemed
or construed by the parties hereto, nor by any third party, as creating the
relationship of principal and agent, or of partnership or of joint venture
between the parties hereto, it being understood and agreed that neither the
method of the computation of rental, nor any other provision contained herein,
nor any acts of the parties hereto, shall be deemed to create any relationship
between the parties hereto other than the relationship of landlord and tenant.

         36.13 USE OF LANGUAGE. Words of any gender used in this Lease shall be
held and construed to include any other gender, and words in the singular shall
be held to include the plural, unless the context otherwise requires. The
captions or headings of paragraphs in this Lease are inserted for convenience
only, and shall not be considered in construing the provisions hereof, if any
question of intent should arise.

         36.14 SUCCESSORS. The provisions of this Lease shall be binding upon
and inure to the benefit of the heirs, personal representatives, successors and
assigns of the parties, but this provision shall in no way alter the restriction
herein in connection with assignment, subletting and other transfer by Tenant.
All rights, powers, privileges, immunities and duties of Landlord under this
Lease, including, but not limited to, any notices required or permitted to be
delivered by Landlord to Tenant hereunder, may, at Landlord's option, be
exercised or performed by Landlord's attorney or agent.

<PAGE>   12

         36.15 SEVERABILITY. If any term or provision of this Lease shall, to
any extent, be held invalid or unenforceable by a final judgement of a
court of competent jurisdiction, the remainder of this Lease shall not be
affected thereby.

     37. ENTIRE AGREEMENT. It is expressly agreed by Tenant, as a material
consideration for the execution of this Lease, that this Lease with the specific
references to written extrinsic documents, is the entire agreement of the
parties; that no prior representations, warranties, understandings,
stipulations, agreements or promises pertaining to this Lease or the Premises
shall be binding on Landlord unless such representations, warranties,
understandings, stipulations, agreements or promises are expressly stated in
this Lease or the documents incorporated herein. All exhibits, attachments,
annexed instruments and addenda referred to herein shall be considered a part
hereof for all purposes with the same force and effect as if copied at full
length herein. It is likewise agreed that this Lease may not be altered, waived,
amended or extended except by an instrument in writing, signed by both Landlord
and Tenant.

     EXECUTED as of the day year first above written.

LANDLORD:  CARDINAL TECHNOLOGY CENTER II, INC., A TEXAS CORPORATION

BY:
    -----------------------------------

NAME:
      ---------------------------------

TITLE:
      ---------------------------------

TENANT: ADVANCE PARADIGM, INC.

[INITIAL STAMP]

BY: /s/ JON S. HALBERT
    -----------------------------------

NAME:   Jon S. Halbert

TITLE:  Senior Vice-President, Chief Operating Officer

<PAGE>   13
                                 EXHIBIT "A-1"
                               AREA ONE PREMISES

                                AREA 1 PREMISES

                                  [FLOOR PLAN]
<PAGE>   14
                                 EXHIBIT "A-2"
                               AREA TWO PREMISES

                                AREA 2 PREMISES

                                  [FLOOR PLAN]
<PAGE>   15

                                  EXHIBIT "B"
                               LEGAL DESCRIPTION

     Lot 4 and 5, Block 3, Kas Business Park, an addition to the City of
Richardson, Texas according to the plat recorded in Volume 84030, Page 1544 of
the Deed Records of Dallas County, Texas.

<PAGE>   16
                                   EXHIBIT "C"
                         BUILDING RULES AND REGULATIONS

     1. Landlord agrees to furnish Tenant two keys without charge. Additional
keys will be furnished at a fee. Tenant agrees to deposit a reasonable amount
fixed by Landlord from time to time for each key issued by Landlord to Tenant
for Tenants offices, and upon termination of this Lease, Tenant agrees to return
all keys to Landlord. Landlord shall refund any amount deposited upon return of
all keys.

     2. Tenant shall not alter any lock or install any new or additional locks
or any bolts or windows of the Premises, without the prior written consent of
Landlord.

     3. No Tenant shall at any time occupy any part of the Premises as sleeping
or lodging quarters.

     4. Landlord will not be responsible for lost or stolen personal property,
equipment, money or jewelry from the Premises, the Building or the Common Area
regardless of whether such loss occurs when area is locked against entry or not.

     5. No birds, fowl, or animals shall be brought into or kept in or about the
Premises.

     6. The water closets and other water fixtures shall not be used for any
purpose other than those for which they were constructed, and any damage
resulting to them from misuse, or the defacing or injury of any part of the
Premises shall be borne by the person who shall occasion it. No person shall
waste water by interfering with the faucets or otherwise.

     7. No person shall disturb the other occupants of the Building by the use
of any musical instruments, the making of unseemly noises, causing objectionable
odors, or other unreasonable use.

     8. Any action or condition not meeting the highest standard of dignity and
good taste should be reported directly to Landlord.

     9. Tenant shall refer all contractors, contractor's representatives and
installation technicians rendering any service to Tenant, to Landlord for
Landlord's approval, which shall not be unreasonably withheld, before
performance of any contractual service. This provision shall apply to all work
performed in the Building, including, without limitation, installation of
telephones, telegraph equipment, electrical devices and attachments and
installations of any nature affecting floors, walls, woodwork, trim, windows,
ceilings, equipment or any other physical portion of the Building.

     10. No signs, advertisements or notices shall be allowed in any form on
windows or doors inside or outside the Premises or any other part of the
Building which are visible from the Common Areas, and no signs except in
uniform location and uniform styles fixed by Landlord shall be permitted on
exterior identification pylons, if any, in the public corridors or on corridor
doors or entrances to the Premises.

     11. No draperies, shutters, or other window covering shall be installed on
exterior windows or walls or windows and doors facing public corridors without
Landlord's written approval which shall not be unreasonably withheld. Landlord
shall have the right to require installation and continued use of uniform window
covering for such windows.

     12. Tenant shall not place, install or operate in the Premises or in any
other part of the Building any engine, stove or cook thereon or therein, or
place or use in or about the Premises any explosives, gasoline, kerosene, oil,
acids, caustics or any (other than with a microwave oven) other inflammable,
explosive or hazardous materials, fluid or substance without the prior written
consent of Landlord which shall not be unreasonably withheld.

     13. Employees of Landlord shall not receive or carry messages for or to any
tenant or other person, nor contract with or render free or paid services to any
tenant or tenant's agents, employees or invitees. In the event any of Landlord's
employees perform any such services, such employee shall be deemed to be the
agent of any such tenant regardless of whether or how payment is arranged for
services, and Landlord is expressly relieved from and all liability in
connection with any such services and any associated injury or damage to person
or property.

     14. None of the entries, sidewalks, vestibules, elevator shafts, passages,
doorways or hallways and similar areas shall be blocked or obstructed, or any
rubbish, litter, trash or material of any nature placed, emptied or thrown into
such areas, or such areas be used at any time for any purpose except for ingress
or egress by Tenant, Tenant's agents, employees or invitees to and from the
Premises and for going from one to another part of the Building.

     15. Tenant and Tenant's employees, agents and invitees shall observe and
comply with the driving and parking signs and markers on the premises or parking
facilities surrounding the Building.

     16. Landlord shall have the right to prescribe the weight and position of
safes, computers and other heavy equipment which shall, in all cases, in order
to distribute their weight, stand on supporting devices approved by Landlord.
All damage done to the Premises or to the Building by placing in or taking out
any property of Tenant, or done by Tenant's property while in the Premises or
the Building, shall be repaired immediately at the sole expense of Tenant.
<PAGE>   17
                                  EXHIBIT "D-1"
                                   WORKLETTER
                                    AREA ONE

     1. COMPLETION SCHEDULE. The following schedule (the "Work Schedule") is
hereby established for the planning and completion of the installation of the
Area One Improvements (as defined in Paragraph 2 below) to be constructed in
Area One.

<TABLE>
<S>                                                                                                          <C>
     Tenant submits space plan to Landlord for approval.                                                    05/26/00
     Landlord review and approval of space plan (or comments specifying those items not approved).          06/02/00
     Tenant submits Area One Plans (as hereinafter defined) to Landlord for approval.                       06/30/00
     Landlord review and approval of Area One Plans (or comments specifying those items not approved).      07/14/00
     Bid period complete.                                                                                   07/21/00
     Commence construction.                                                                                 07/24/00
     Substantial completion                                                                                 11/01/00
</TABLE>

     2. AREA ONE IMPROVEMENTS. Reference herein to "Area One Improvements"
shall include all work to be done in Area One pursuant to the Area One Plans
(defined in Paragraph 3 below), including, but not limited to, partitioning,
doors, ceilings, floor coverings, wall finishes (including paint and wall
covering), electrical (including lighting, switching, telephones, outlets,
etc.), plumbing, heating, ventilating and air conditioning, fire protection,
cabinets and other millwork.

     3. AREA ONE PLANS. Tenant has retained Corgan Associates Architects (the
"Architect") for space planning and architectural design of Area One. In
accordance with the Work Schedule, Tenant shall cause Architect to prepare a
space plan for the layout of Area One and final working drawings and
specifications for the Area One Improvements. Such final working drawings and
specifications are referred to herein as the "Area One Plans." Tenant may, at
Tenant's option, to further retain the services of a state registered
mechanical, electrical and plumbing design engineer for preparation of that
portion of the Area One Plans that pertains to the mechanical, electrical and
plumbing systems. The Area One Plans must meet Landlord's minimum standard
specifications (herein referred to as the "Standards" or "Building Standards"
and attached hereto as EXHIBIT "H" for tenant improvements for the Building, and
are subject to Landlord's final approval.

          In accordance with the Work Schedule Landlord will advise Tenant in
writing of Landlord's approval or disapproval of the Area One Plans. If Landlord
disapproves any aspect of the Area One Plans, Landlord shall so notify Tenant
and specify the reasons for such disapproval (including, without limitation, any
change in the nature or scope of the work contemplated by the preliminary space
plan). Landlord may also specify how any such disapproved item may be made
reasonably acceptable to Landlord, and Tenant shall, within five (5) business
days thereafter, deliver to Landlord revised Area One Plans incorporating the
revisions required by Landlord.

          Tenant shall have the sole responsibility for compliance of the Area
One Plans with all applicable statutes, codes, ordinances and other regulations
including but not limited to, the provisions of the Texas Architectural Barriers
Act, the American With Disabilities Act of 1990, and interpretations or
regulations promulgated thereunder and/or amendments thereto, and that all of
the mechanical, electrical and engineering systems affecting the Premises are
Year 2000 compliant and all such systems run by a timer, computer, computer
program, microchip, software or similar device will recognize the digits "00" as
the Year 2000, if necessary, and continue to operate uninterrupted and in a
proper manner and the approval of the Area One Plans by Landlord shall not
constitute an indication, representation or certification by Landlord that such
Area One Plans are in compliance with said statutes, codes, ordinances and other
regulations. In addition, Landlord shall not be responsible for any deficiencies
or defects in the Area One Improvements resulting from Tenant's design and
preparation of the Area One Plans.

     4. NON-STANDARD TENANT IMPROVEMENTS. Landlord shall permit Tenant to
deviate from the Standards for the Area One Improvements (the "Non-Standards"),
provided that (a) the deviations shall not be of a lesser quality than the
Standards; (b) the deviations conform to applicable governmental regulations,
and necessary governmental permits and approvals have been secured; (c) the
deviations do not require building service beyond the level normally provided to
other tenants in the Building and do not overload the floors; and (d) such
deviations do not affect the mechanical or the structural integrity of the
Building, alter the character or the storefront of the Building, or adversely
affect the utility systems.

     5. FINAL PRICING AND DRAWING SCHEDULE. In accordance with the Work
Schedule, Landlord shall obtain bids for construction of the Area One
Improvements from a minimum of three (3) mutually acceptable general contractors
and/or subcontractors (the "Approved Contractors"). Tenant shall have the right
to review all bid documents and to be present when the bids are received. Unless
Landlord and Tenant shall mutually agree to the contrary, the Approved
Contractor which submitted the lowest qualified bid shall be deemed to be the
selected "Contractor". Notwithstanding the above, upon mutual agreement,
Landlord and Tenant may elect to construct the Area One Improvements through a
"fast-track" approach, in lieu of a "hard bid" approach. In this approach, the
Contractor will be selected through the solicitation of fee proposals from the
Approved Contractors. Except as hereinafter provided, the Contractor shall be
required to obtain competitive bids from a minimum of three (3) mutually
acceptable subcontractors for each of the principal portions of construction of
the Area One Improvements including those who furnish materials or equipment
fabricated to a special design. Unless Landlord and Tenant shall mutually agree
to the contrary, the subcontractor which submits the lowest qualified bid shall
be deemed to be the selected subcontractor. The roofing subcontractor shall be
Greater Dallas Roofing and the subcontractor for exterior glass shall be
Guardian Glass. Various components of the Area One Improvements may be issued to
the Contractor for construction separately (e.g. drywall, mechanical/electrical
systems, finishes). The construction contract shall provide (i) that the Tenant
and The Staubach Company be named as additional insureds, (ii) a one year
warranty period, (iii) identify Contractor's overhead and profit for Change
Orders, and (iv) that all equipment installed is Year 2000 compliant.

          After final approval of the Area One Plans, no further changes may be
made thereto without the prior written approval from both Landlord (which shall
not be unreasonably withheld) and Tenant, and then only after agreement by
Tenant to pay any excess costs resulting from the design and/or construction of
such changes. Tenant hereby acknowledges that any such changes shall be subject
to the terms of Paragraph 8 below.

     6. CONSTRUCTION OF AREA ONE IMPROVEMENTS. Landlord shall cause Contractor
to begin installation of the Area One Improvements in accordance with the Area
One Plans and the Work Schedule. Landlord shall supervise the completion of such
work and shall use its reasonable efforts to secure substantial completion of
the work in accordance with the Work Schedule. The cost of such work shall be
paid as provided in Paragraph 7 below.

                                  Page 1 of 3
<PAGE>   18

7.   PAYMENT FOR THE AREA ONE IMPROVEMENTS.

          (a) Landlord hereby grants to Tenant a "Area One Allowance" in an
amount not to exceed $28.00 per square foot of rentable area in Area One for
construction of the Area One Improvements.

     The Area One Allowance shall be used only for:

              (i) Payment of the cost of preparing the space plan and the Area
One Plans, including mechanical, electrical, plumbing and structural drawings
and of all other aspects necessary to complete the Area One Plans.

              (ii) Payment of the cost of installation of wiring and cabling
       within the Premises,

              (iii) Payment of the cost of plan check, permit and license fees
       relating to construction of the Area One Improvements;

              (iv) Payment for the cost of construction of the Area One
       Improvements, including, but not limited to, the following:

                  (A)      Installation within Area One of all partitioning,
                           doors, floor coverings, ceilings, wall coverings and
                           painting, millwork and similar items;

                  (B)      All electrical wiring, lighting fixtures, outlets and
                           switches, and other electrical work to be installed
                           within Area One;

                  (C)      The furnishing and installation of all duct work,
                           terminal boxes, diffusers and accessories required
                           for the completion of the heating, ventilation and
                           air conditioning systems within Area One;

                  (D)      Any additional Tenant requirements including, but not
                           limited to, odor control, special heating,
                           ventilation and air conditioning, noise or vibration
                           control or other special systems;

                  (E)      All fire and life safety control systems including,
                           without limitation, fire walls, halon, fire alarms,
                           piping, wiring and accessories, installed within Area
                           One;

                  (F)      All plumbing, fixtures, pipes and accessories to be
                           installed within Area One;

                  (G)      Testing and inspection costs; and

                  (H)      Contractors' fees, including but not limited to any
                           fees based on general conditions.

         Tenant's construction costs shall exclude (i) Landlord's construction
management fee, (ii) costs resulting from shell building not being in compliance
with building codes, (iii) increases that are the result of Landlord's
requirements to use select contractors, subcontractors or equipment with the
exception of work associated with systems which were installed with the shell
building such as roof, glass, and exterior features of the Building (as
specifically provided in Paragraph 5 herein), and (iv) removal or relocation of
stored materials left from prior occupants, if any.

         Notwithstanding anything contained herein to the contrary,
reimbursement for or payment of the cost of those expenses as provided in (i)
and (ii) above shall not exceed $2.50 per square foot of the Area One Allowance.

         (b) The cost of each item referenced in Paragraph 7(a) above shall be
charged against the Area One Allowance. In the event that the cost of installing
the Area One Improvements, as established by Contractor's bid, shall exceed the
Area One Allowance, or if any of the Area One Improvements are not to be paid
out of the Area One Allowance as provided in Paragraph 7(a) above, the excess
(the "Excess") shall be paid by Tenant to Landlord prior to two weeks following
the commencement of construction of the Area One Improvements. Landlord shall
use best efforts to deposit the Excess into an interest bearing account. Any
interest earned shall accrue as additional Excess. In the event that the actual
cost of installing the Area One Improvements exceeds the Area One Allowance but
is less than the Excess, then Landlord shall refund such unused portion of the
Excess to Tenant within thirty (30) days following Landlord's determination of
final costs.

         (c) In the event that, after the Area One Plans have been prepared and
a price therefor established by Landlord, Tenant shall require any changes or
substitutions to the Area One Plans, any additional costs related thereto shall
be paid by Tenant to Landlord prior to the commencement of construction of the
Area One Improvements. Landlord shall have the right to decline Tenant's request
for a change to the Area One Plans if such changes are inconsistent with the
provisions of Paragraphs 3 and 4 above, or if the change would, in Landlord's
opinion, unreasonably delay construction of the Area One Improvements.

         (d) In the event that increases in the cost of the Area One
Improvements as set forth in Contractor's bid are due to the requirements of
any governmental agency, Tenant shall pay Landlord the amount of such increase
within five (5) days of Landlord's written notice; provided, however, that
Landlord shall first apply toward such increase any remaining balance in the
Area One Allowance.

         In the event that Tenant shall fail to timely pay to Landlord any
amounts due as provided in Paragraphs 7(b), 7(c) and 7(d) above, Landlord shall
have the right to stop construction until such time as the monies have been paid
and any resultant delay in Substantial Completion shall constitute a Tenant
Delay as hereinafter provided.

         (e) In the event that the cost of installing the Area One Improvements
are less than the Area One Allowance, then Base Rental as defined in Paragraph
1.P of the Lease shall be reduced by an amount equal to the unused portion of
the Area One Allowance divided by ninety-six (96).

     8. COMPLETION OF AREA ONE IMPROVEMENTS AND COMMENCEMENT DATE. Reference
herein to "Substantial Completion" shall mean the date on which construction and
installation of the Area One Improvements have been inspected and approved for
occupancy by the City of Richardson, notwithstanding the fact that minor details
of construction, mechanical adjustments or decorations which do not materially
interfere with Tenant's use and enjoyment of Area One remain to be performed
(items normally referred to as "punchlist" items). "Substantially Complete"
shall mean that "Substantial Completion shall have occurred.

     In the event that on the Commencement Date the Area One Improvements are
not Substantially Completed then, notwithstanding Paragraph 1.M of the Lease,
the Commencement Date shall be postponed (as Tenant's sole and exclusive remedy)
until such work is Substantially Completed, the Term shall continue for the full
period of time set forth in Paragraph 1.O of the Lease, and Landlord shall not
be liable for any claims or damages in connection with the failure to
Substantially Complete the Area One Improvements by a specific date; provided,
however, that if there shall be a delay in Substantial Completion of the Area
One Improvements as a result of (a) Tenant's failure to approve any items or
perform any other obligation in accordance with and by the date specified in the
Work Schedule, (b) Tenant's request for materials, finishes or installations
other than those readily available, (c) Tenant's changes in the Area One Plans
after the approval by Tenant, (d) Tenant's request to deviate from the Standards
for Area One Improvements, (e) the performance of any work contemplated herein
by a contractor or agent employed by Tenant or any other delay caused directly
by Tenant, its agents or employees (including, without limitation, Tenant's
failure to timely pay to Landlord any amounts due as provided in Paragraphs
7(b), 7(c) and 7(d)) (collectively the "Tenant Delays") then the Commencement
Date shall be accelerated by

                                  Page 2 of 3

<PAGE>   19

the number of days of such delay. Landlord shall use best efforts to notify
Tenant of any Tenant Delays within seven (7) business days following any such
occurrence. Failure to provide such notice to Tenant shall not be construed as a
waiver of any such Tenant Delays.

          9. WAIVER & INDEMNIFICATION: Tenant shall have access to the Premises
thirty (30) days prior to Substantial Completion for installation of furniture
and communications equipment. Tenant hereby waives all claims against Landlord
for damages to goods, wares and merchandise in, and upon, or about the Premises
from any incident arising at any time during the period in which Tenant's agents
are installing signs, fixtures, or any other equipment and/or constructing any
improvements in the Premises. Tenant will also hold Landlord exempt and harmless
from any damage or injury to any person arising from the such installations or
construction of the Tenant Improvements by Tenant.

                                  Page 3 of 3

<PAGE>   20
                                  EXHIBIT "D-2"
                                   WORKLETTER
                                    AREA TWO

     1. COMPLETION SCHEDULE. The following schedule (the "Work Schedule") is
hereby established timetable for the planning and completion of the installation
of the Area Two Improvements (as defined in Paragraph 2 below) to be constructed
in Area Two.

<TABLE>

<S>                                                                                                             <C>
     Tenant submits space plan to Landlord for approval.                                                        05/25/01
     Landlord review and approval of space plan (or comments specifying those item~ not approved).              06/01/01
     Tenant submits Area Two Plans (as hereinafter defined) to Landlord for approval.                           06/29/01
     Landlord review and approval of Area Two Plans (or comments specifying those items not approved).          07/13/01
     Bid period complete.                                                                                       07/20/01
     Commence construction.                                                                                     07/23/01
     Substantial completion                                                                                     11/01/01
</TABLE>

     2. AREA TWO IMPROVEMENTS. Reference herein to "Area Two Improvements"
shall include all work to be done in Area Two pursuant to the Area Two Plans
(defined in Paragraph 3 below), including, but not limited to, partitioning,
doors, ceilings, floor coverings, wall finishes (including paint and wall
covering), electrical (including lighting, switching, telephones, outlets,
etc.), plumbing, heating, ventilating and air conditioning, fire protection,
cabinets and other millwork.

     3. AREA TWO PLANS. Tenant has retained Corgan Associates Architects (the
"Architect") for space planning and architectural design of Area Two. In
accordance with the Work Schedule, Tenant shall cause Architect to prepare a
space plan for the layout of Area Two and final working drawings and
specifications for the Area Two Improvements. Such final working drawings and
specifications are referred to herein as the "Area Two Plans." Tenant may, at
Tenant's option, to further retain the services of a state registered
mechanical, electrical and plumbing design engineer for preparation of that
portion of the Area Two Plans that pertains to the mechanical, electrical and
plumbing systems. The Area Two Plans must meet Landlord's minimum standard
specifications (herein referred to as the "Standards" or "Building Standards"
and attached hereto as EXHIBIT "H" for tenant improvements for the Building and
are subject to Landlord's final approval.

         In accordance with the Work Schedule, Landlord will advise Tenant in
writing of Landlord's approval or disapproval of the Area Two Plans. If Landlord
disapproves any aspect of the Area Two Plans, Landlord shall so notify Tenant
and specify the reasons for such disapproval (including, without limitation,
any change in the nature or scope of the work contemplated by the preliminary
space plan). Landlord may also specify how any such disapproved item may be made
reasonably acceptable to Landlord, and Tenant shall, within five (5) business
days thereafter, deliver to Landlord revised Area Two Plans incorporating the
revisions required by Landlord.

         Tenant shall have the sole responsibility for compliance of the Area
Two Plans with all applicable statutes, codes, ordinances and other regulations
including but not limited to, the provisions of the Texas Architectural Barriers
Act, the American With Disabilities Act of 1990, and interpretations or
regulations promulgated thereunder and/or amendments thereto, and that all of
the mechanical, electrical and engineering systems affecting the Premises are
Year 2000 compliant and all such systems run by a timer, computer, computer
program, microchip, software or similar device will recognize the digits "00" as
the Year 2000, if necessary, and continue to operate uninterrupted and in a
proper manner and the approval of the Area Two Plans by Landlord shall not
constitute an indication, representation or certification by Landlord that such
Area Two Plans are in compliance with said statutes, codes, ordinances and other
regulations. In addition, Landlord shall not be responsible for any deficiencies
or defects in the Area Two Improvements resulting from Tenant's design and
preparation of the Area Two Plans.

     4. NON-STANDARD TENANT IMPROVEMENTS. Landlord shall permit Tenant to
deviate from the Standards for the Area Two Improvements (the "Non-Standards"),
provided that (a) the deviations shall not be of a lesser quality than the
Standards; (b) the deviations conform to applicable governmental regulations,
and necessary governmental permits and approvals have been secured; (c) the
deviations do not require building service beyond the level normally provided to
other tenants in the Building and do not overload the floors; and (d) such
deviations do not affect the mechanical or the structural integrity of the
Building, alter the character or the storefront of the Building, or adversely
affect the utility systems.

     5. FINAL PRICING AND DRAWING SCHEDULE. In accordance with the Work
Schedule, Landlord shall obtain bids for construction of the Area Two
Improvements from a minimum of three (3) mutually acceptable general
contractors and/or subcontractors (the "Approved Contractors"). Tenant shall
have the right to review all bid documents and to be present when the bids are
received. Unless Landlord and Tenant shall mutually agree to the contrary, the
Approved Contractor which submitted the lowest qualified bid shall be deemed to
be the selected "Contractor". Notwithstanding the above, upon mutual agreement,
Landlord and Tenant may elect to construct the Area Two Improvements through a
"fast-track" approach, in lieu of a "hard bid" approach. In this approach, the
Contractor will be selected through the solicitation of fee proposals from the
Approved Contractors. Except as hereinafter provided, the Contractor shall be
required to obtain competitive bids from a minimum of three (3) mutually
acceptable subcontractors for each of the principal portions of construction of
the Area Two Improvements including those who furnish materials or equipment
fabricated to a special design. Unless Landlord and Tenant shall mutually agree
to the contrary, the subcontractor which submits the lowest qualified bid shall
be deemed to be the selected subcontractor. The roofing subcontractor shall be
Greater Dallas Roofing and the subcontractor for exterior glass shall be
Guardian Glass. Various components of the Area Two Improvements may be issued to
the Contractor for construction separately (e.g. drywall, mechanical/electrical
systems, finishes). The construction contract shall provide (i) that the Tenant
and The Staubach Company be named as additional insureds, (ii) a one year
warranty period, (iii) identify Contractor's overhead and profit for Change
Orders, and (iv) that all equipment installed is Year 2000 compliant.

     After final approval of the Area Two Plans, no further changes may be made
thereto without the prior written approval from both Landlord (which shall not
be unreasonably withheld) and Tenant, and then only after agreement by Tenant to
pay any excess costs resulting from the design and/or construction of such
changes. Tenant hereby acknowledges that any such changes shall be subject to
the terms of Paragraph 8 below.

     6. CONSTRUCTION OF AREA TWO IMPROVEMENTS. Landlord shall cause Contractor
to begin installation of the Area Two Improvements in accordance with the Area
Two Plans and the Work Schedule. Except as specifically provided in Paragraph 9
herein, Landlord shall have no obligation to commence construction of the Area
Two Improvements prior to September 15, 2000. Landlord shall supervise the
completion of such work and shall use its reasonable efforts to secure
substantial completion of the work in accordance with the Work Schedule. The
cost of such work shall be paid as provided in Paragraph 7 below.

                                   Page 1 of 3

<PAGE>   21
7.   PAYMENT FOR THE AREA TWO IMPROVEMENTS.

          (a) Landlord hereby grants to Tenant a "Area Two Allowance" in an
amount not to exceed $28.00 per square foot of rentable area in Area Two for
construction of the Area Two Improvements.

     The Area Two Allowance shall be used only for:

              (i) Payment of the cost of preparing the space plan and the Area
Two Plans, including mechanical, electrical, plumbing and structural drawings
and of all other aspects necessary to complete the Area Two Plans;

              (ii) Payment of the cost of installation of wiring and cabling
within the Premises,

              (iii) Payment of the cost of plan check, permit and license fees
relating to construction of the Area Two Improvements;

              (iv) Payment for the cost of construction of the Area Two
Improvements, including, but not limited to, the following:

                  (A)    Installation within Area Two of all partitioning,
                         doors, floor coverings, ceilings, wall coverings and
                         painting, millwork and similar items;

                  (B)    All electrical wiring, lighting fixtures, outlets and
                         switches, and other electrical work to be installed
                         within Area Two;

                  (C)    The furnishing and installation of all duct work,
                         terminal boxes, diffusers and accessories required for
                         the completion of the heating, ventilation and air
                         conditioning systems within Area Two;

                  (D)    Any additional Tenant requirements including, but not
                         limited to, odor control, special heating, ventilation
                         and air conditioning, noise or vibration control or
                         other special systems;

                  (E)    All fire and life safety control systems including,
                         without limitation, fire walls, halon, fire alarms,
                         piping, wiring and accessories, installed within Area
                         Two;

                  (F)      All plumbing, fixtures, pipes and accessories to be
                           installed within Area Two;

                  (G)      Testing and inspection costs; and

                  (H)      Contractors' fees, including but not limited to any
                           fees based on general conditions.

         Tenant's construction costs shall exclude (i) Landlord's construction
management fee, (ii) costs resulting from shell building not being in compliance
with building codes, (iii) increases that are the result of Landlord's
requirements to use select contractors, subcontractors or equipment with the
exception of work associated with systems which were installed with the shell
building such as roof glass, and exterior features of the Building (as
specifically provided in Paragraph 5 herein), and (iv) removal or relocation of
stored materials left from prior occupants, if any.

         Notwithstanding anything contained herein to the contrary,
reimbursement for or payment of the cost of those expenses as provided in (i)
and (ii) above shall not exceed $2.50 per square foot of the Area Two Allowance.

         (b) The cost of each item referenced in Paragraph 7(a) above shall be
charged against the Area Two Allowance. In the event that the cost of installing
the Area Two Improvements, as established by Contractor's bid, shall exceed the
Area Two Allowance, or if any of the Area Two Improvements are not to be paid
out of the Area Two Allowance as provided in Paragraph 7(a) above, the excess
(the "Excess") shall be paid by Tenant to Landlord prior to two weeks following
the commencement of construction of the Area Two Improvements. Landlord shall
use best efforts to deposit the Excess into an interest bearing account. Any
interest earned shall accrue as additional Excess. In the event that the actual
cost of installing the Area Two Improvements exceeds the Area Two Allowance but
is less than the Excess, then Landlord shall refund such unused portion of the
Excess to Tenant within thirty (30) days following Landlord's determination of
final costs.

         (c) In the event that, after the Area Two Plans have been prepared and
a price therefor established by Landlord, Tenant shall require any changes or
substitutions to the Area Two Plans, any additional costs related thereto shall
be paid by Tenant to Landlord prior to the commencement of construction of the
Area Two Improvements. Landlord shall have the right to decline Tenant's
request for a change to the Area Two Plans if such changes are inconsistent
with the provisions of Paragraphs 3 and 4 above, or if the change would, in
Landlord's opinion, unreasonably delay construction of the Area Two
Improvements.

         (d) In the event that increases in the cost of the Area Two
Improvements as set forth in Contractor's bid are due to the requirements of
any governmental agency, Tenant shall pay Landlord the amount of such increase
within five (5) days of Landlord's written notice; provided, however, that
Landlord shall first apply toward such increase any remaining balance in the
Area Two Allowance.

         In the event that Tenant shall fail to timely pay to Landlord any
amounts due as provided in Paragraphs 7(b), 7(c) and 7(d) above, Landlord shall
have the right to stop construction until such time as the monies have been
paid and any resultant delay in Substantial Completion shall constitute a Tenant
Delay as hereinafter provided.

         (e) In the event that the cost of installing the Area One Improvements
are less than the Area One Allowance, then Base Rental as defined in Paragraph
1.P of the Lease shall be reduced by an amount equal to the unused portion of
the Area One Allowance divided by ninety-six (96).

     8. COMPLETION OF AREA TWO IMPROVEMENTS AND AREA TWO COMMENCEMENT DATE.
Reference herein to "Substantial Completion" shall mean the date on which
construction and installation of the Area Two Improvements have been inspected
and approved for occupancy by the City of Richardson, notwithstanding the fact
that minor details of construction, mechanical adjustments or decorations which
do not materially interfere with Tenant's use and enjoyment of Area Two remain
to be performed (items normally referred to as "punchlist" items).
"Substantially Complete" shall mean that "Substantial Completion shall have
occurred.

     In the event that on the Area Two Commencement Date the Area Two
Improvements are not Substantially Completed then, notwithstanding Paragraph 1.N
of the Lease, the Area Two Commencement Date shall be postponed (as Tenant's
sole and exclusive remedy) until such work is Substantially Completed, the Term
shall continue for the full period of time set forth in Paragraph 1.0 of the
Lease, and Landlord shall not be liable for any claims or damages in connection
with the failure to Substantially Complete the Area Two Improvements by a
specific date; provided, however, that if there shall be a delay in Substantial
Completion of the Area Two Improvements as a result of (a) Tenant's failure to
approve any items or perform any other obligation in accordance with and by the
date specified in the Work Schedule, (b) Tenant's request for materials,
finishes or installations other than those readily available, (c) Tenant's
changes in the Area Two Plans after the approval by Tenant, (d) Tenant's request
to deviate from the Standards for Area Two Improvements, (e) the performance of
any work contemplated herein by a contractor or agent employed by Tenant or (f)
any other delay caused directly by Tenant, its agents or employees (including,
without limitation, Tenant's failure to timely pay to

                                   Page 2 of 3

<PAGE>   22

Landlord any amounts due as provided in Paragraphs 7(b), 7(c) and 7(d))
(collectively the "Tenant Delays") then the Area Two Commencement Date shall be
accelerated by the number of days of such delay. Landlord shall use best efforts
to notify Tenant of any Tenant Delays within seven (7) business days following
any such occurrence. Failure to provide such notice to Tenant shall not be
construed as a waiver of any such Tenant Delays.

     9. EARLY OCCUPANCY DATE. Provided the Area Two Plans have been prepared
and approved and Landlord has received four (4) months prior written notice
from Tenant, Tenant may elect to amend the Area Two Commencement Date to an
earlier date.

     10. WAIVER & INDEMNIFICATION: Tenant shall have access to the Premises
thirty (30) days prior to Substantial Completion for installation of furniture
and communications equipment. Tenant hereby waives all claims against Landlord
for damages to goods, wares and merchandise in, and upon, or about the Premises
from any incident arising at any time during the period in which Tenant's agents
are installing signs, fixtures, or any other equipment and/or constructing any
improvements in the Premises. Tenant will also hold Landlord exempt and harmless
from any damage or injury to any person arising from the such installations or
construction of the Tenant Improvements by Tenant.

                                  Page 3 of 3
<PAGE>   23

                                   EXHIBIT "E"
                            NON-DISTURBANCE AGREEMENT

     THIS AGREEMENT made this _____ day of ______________, 19___, between
______________________, a ________________ (hereinafter called "Lender"),
___________________________________, a _________ (hereinafter called "Tenant"),
and ______________, a _______________ (said landlord and its successors and
assigns occupying the position of landlord under the Lease hereinafter called
"Landlord").

                                WITNESSETH THAT:

     WHEREAS, Lender is the owner and holder of a Deed of Trust, Mortgage and
Security Agreement dated as of __________, 19___ (hereinafter called the
"Security Instrument"), recorded in ________ County, Texas covering the real
property described in Exhibit "A" and the buildings and improvements thereon
(hereinafter collectively called the "Mortgaged Premises") securing the payment
of a promissory note in the stated principal amount of $______________ payable
to the order of Lender;

     WHEREAS, Tenant is the tenant under Lease Agreement (hereinafter called
the "Lease") dated ____________________, made by Landlord, covering certain
property (hereinafter called the "Demised Premises") consisting of a part of the
Mortgaged Premises; and

     WHEREAS, Tenant and Lender desire to confirm their understanding with
respect to the Lease and the Security Instrument;

     NOW, THEREFORE, in consideration of the mutual covenants and agreements
herein contained, Lender and Tenant hereby agree and covenant as follows:

     1. SUBORDINATION. The Lease now is, and shall at all times and for all
purposes continue to be, subject and subordinate, in each and every respect, to
the Security Instrument, with the provisions of the Security Instrument
controlling in all respects over the provisions of the Lease, it being
understood and agreed that the foregoing subordination shall apply to any and
all increases, renewals, modifications, extensions, substitutions, replacements
and/or consolidations of the Security Instrument, provided that any and all such
increases, renewals, modifications, extensions, substitutions, replacements
and/or consolidations shall nevertheless be subject to the terms of this
Agreement.

     2. NON-DISTURBANCE. So long as (i) Tenant is not in default (beyond any
period given Tenant to cure such default) in the payment of rent or additional
rent or in the performance of any of the other terms, covenants or conditions of
the Lease on Tenant's part to be performed, (ii) the Lease is in full force and
effect according to its original terms, or with such amendments or modifications
as Lender shall have approved, and (iii) Tenant attorns to Lender or a purchaser
of the Mortgaged Premises as provided in Paragraph 3, then (a) Tenant's
possession, occupancy, use and quiet enjoyment of the Demised Premises under the
Lease, or any extensions or renewals thereof or acquisition of additional space
which may be effected in accordance with any option therefor in the Lease, shall
not be terminated, disturbed, diminished or interfered with by Lender in the
exercise of any of its rights under the Security Instrument, and (b) Lender
will not join Tenant as a party defendant in any action or proceeding for the
purpose of terminating Tenant's interest and estate under the Lease because of
any default under the Security Instrument.

     3. ATTORNMENT. If Lender shall become the owner of the Mortgaged Premises
or the Mortgaged Premises shall be sold by reason of non-judicial or judicial
foreclosure or other proceedings brought to enforce the Security Instrument or
the Mortgaged Premises shall be conveyed by deed in lieu of foreclosure, the
Lease shall continue in full force and effect as a direct Lease between Lender
or other purchaser of the Mortgaged Premises, who shall succeed to the rights
and duties of Landlord, and Tenant, and Tenant shall attorn to Lender or such
purchaser, as the case may be, upon any such occurrence and shall recognize
Lender or such purchaser, as the case may be, as the Landlord under the Lease.
Such attornment shall be effective and self-operative without the execution of
any further instrument on the part of any of the parties hereto. Tenant agrees,
however, to execute and deliver at any time and from time to time, upon the
request of Landlord or of any holder(s) of any of the indebtedness or other
obligations secured by the Security Instrument or any such purchaser, any
instrument or certificate which, in the sole reasonable judgment of the
requesting party, is necessary or appropriate, in connection with any such
foreclosure or deed in lieu of foreclosure or otherwise, to evidence such
attornment. Tenant hereby waives the provisions of any statute or rule of law,
now or hereafter in effect, which may give or purport to give Tenant any right
or election to terminate or otherwise adversely affect the Lease and the
obligations of Tenant thereunder as a result of any such foreclosure or deed in
lieu of foreclosure.

     4. OBLIGATIONS AND REMEDIES. If Lender shall become the owner of the
Mortgaged Premises or the Mortgaged Premises shall be sold by reason of
non-judicial or judicial foreclosure or other proceedings brought to enforce
the Security Instrument or the Mortgaged Premises shall be conveyed by deed
in lieu of foreclosure, Lender or other purchaser of the Mortgaged Premises, as
the case may be, shall have the same remedies by entry, action or otherwise in
the event of any default by Tenant (beyond any period given Tenant to cure such
default) in the payment of rent or additional rent or in the performance of any
of the other terms, covenants and conditions of the Lease on Tenant's part to
be performed that Landlord had or would have had if Lender or such purchaser had
not succeeded to the interest of Landlord. Upon attornment by Tenant as
provided herein, Lender or such purchaser shall be bound to Tenant under all the
terms, covenants and conditions of the Lease and Tenant shall have the same
remedies against Lender or such purchaser for the breach of an agreement
contained in the Lease that Tenant might have had under the Lease against
Landlord if Lender or such purchaser had not succeeded to the interest of
Landlord; provided, however, that Lender or such purchaser shall not be liable
or bound to Tenant:

              (a) for any act or omission of any prior landlord (including
Landlord); or

              (b) for any offsets or defenses which the Tenant might be entitled
to assert against Landlord arising prior to the date Lender takes possession of
Landlord's interest in the Lease or becomes a mortgagee in possession; or

              (c) for or by any rent or additional rent which Tenant might have
paid for more than the current month to any prior landlord (including Landlord);
or

              (d) by any amendment or modification of the Lease made without
Lender's consent; or

              (e) for any security deposit, rental deposit or similar deposit
given by Tenant to a prior landlord (including Landlord) unless such deposit is
actually paid over to Lender or such purchaser by the prior landlord; or

              (f) for any portion of the Tenant Allowance (as such term is
defined in the Lease) previously disbursed to Landlord by Lender pursuant to the
Construction Loan Agreement executed by and between Landlord and Lender; or

<PAGE>   24

              (g) for the construction of any improvements required of Landlord
under the Lease in the event Lender or such purchaser acquires title to the
Mortgaged Premises prior to full completion and acceptance by Tenant of
improvements required under the Lease; or

              (h) for the payment of any leasing commissions or other expenses
for which any prior landlord (including Landlord) incurred the obligation to
pay; or

              (i) by any provision of the Lease restricting use of other
properties owned by Lender, as landlord; or

              (j) by any notice given by Tenant to a prior landlord (including
Landlord) unless a copy thereof was also then given to Lender.

     The person or entity to whom Tenant attorns shall be liable to Tenant under
the Lease only for matters arising during such person's or entity's period of
ownership, and such liability shall terminate upon the transfer by such person
or entity of its interest in the Lease and the Mortgaged Premises.

     5. NO ABRIDGMENT. Nothing herein contained is intended, nor shall it be
construed, to abridge or adversely affect any right or remedy of Landlord under
the Lease in the event of any default by Tenant (beyond any period given Tenant
to cure such default) in the payment of rent or additional rent or in the
performance of any of the other terms, covenants or conditions of the Lease on
Tenant's part to be performed.

     6. NOTICES OF DEFAULT TO LENDER. Tenant agrees to give Lender a copy of any
default notice sent by Tenant to Landlord under the Lease.

     7. REPRESENTATIONS BY TENANT. Tenant represents and warrants to Lender that
Tenant has validly executed the Lease; the Lease is valid, binding and
enforceable and is in full force and effect in accordance with its terms; the
Lease has not been amended except as stated herein; no rent under the Lease has
been paid more than thirty (30) days in advance of its due date; there are no
defaults existing under the Lease; and Tenant, as of this date, has no charge,
lien, counterclaim or claim of offset under the Lease, or otherwise, against the
rents or other charges due or to become due under the Lease.

     8. RENT PAYMENT. If Lender shall become the owner of the Mortgaged Premises
or the Mortgaged Premises shall be sold by reason of non-judicial or judicial
foreclosure or other proceedings brought to enforce the Security Instrument or
the Mortgaged Premises shall be conveyed by deed in lieu of foreclosure, Tenant
agrees to pay all rents directly to Lender or other purchaser of the Mortgaged
Premises, as the case may be, in accordance with the Lease immediately upon
notice of Lender or such purchaser, as the case may be, succeeding to
Landlord's interest under the Lease. Tenant further agrees to pay all rents
directly to Lender immediately upon notice that Lender is exercising its rights
to such rents under the Security Instrument or any other loan documents
(including but not limited to any Assignment of Leases and Rents) following a
default by Landlord or other applicable party. Tenant shall be under no
obligation to ascertain whether a default by Landlord has occurred under the
Security Instrument or any other loan documents. Landlord waives any right,
claim or demand it may now or hereafter have against Tenant by reason of such
direct payment to Lender and agrees that such direct payment to Lender shall
discharge all obligations of Tenant to make such payment to Landlord.

     9. NOTICE OF SECURITY INSTRUMENT. To the extent that the Lease shall
entitle Tenant to notice of any deed of trust or security agreement, this
Agreement shall constitute such notice to the Tenant with respect to the
Security Instrument and to any and all other deeds of trust and security
agreements which may hereafter be subject to the terms of this Agreement.

     10. LANDLORD DEFAULTS. Tenant agrees with Lender that effective as of the
date of this Agreement: (i) Tenant shall not take any steps to terminate the
Lease for any default by Landlord or any succeeding owner of the Mortgaged
Premises until after giving Lender written notice of such default, stating the
nature of the default and giving Lender thirty (30) days from receipt of such
notice to effect cure of the same, or if cure cannot be effected within said
thirty (30) days due to the nature of the default, Lender shall have a
reasonable time to cure provided that it commences cure within said thirty (30)
day period of time and diligently carries such cure to completion; and (ii)
notice to Landlord under the Lease (oral or written) shall not constitute
notice to Lender.

     11. LIABILITY OF LENDER. If Lender shall become the owner of the Mortgaged
Premises or the Mortgaged Premises shall be sold by reason of foreclosure or
other proceedings brought to enforce the Security Instrument or the Mortgaged
Premises shall be conveyed by deed in lieu of foreclosure, Tenant agrees that,
notwithstanding anything to the contrary contained in the Lease, after such
foreclosure sale or conveyance by deed in lieu of foreclosure, Lender shall
have no personal liability to Tenant under the Lease and Tenant shall look
solely to the estate and property of Landlord in the Mortgaged Premises, to the
net proceeds of sale thereof or the rentals received therefrom, for the
satisfaction of Tenant's remedies for the collection of a 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 the Lease to be observed or performed by Landlord and any other
obligation of Landlord created by or under this Lease, and no other property or
assets of Landlord or of its partners, officers, beneficiaries, co-tenants,
shareholders, or principals (as the case may be) shall be subject to levy,
execution or other enforcement procedures for the satisfaction of Tenant's
remedies. The term "Landlord" as used herein shall be limited to mean and
include only the owner or owners at the time in question of Landlord's interest
in the Lease, which term shall include Lender in the event Lender acquires title
to the Mortgaged Premises. Further, in the event of any transfer by Landlord of
Landlord's interest in this Lease, Landlord (and in the case of any subsequent
transfers or conveyances, the then assignor), including each of its partners,
officers, beneficiaries, co-tenants, shareholders or principals (as the case may
be) shall be automatically freed and released, from and after the date of such
transfer or conveyance, of all liability for the performance of any covenants
and agreements which accrue subsequent to the date of such transfer of
Landlord's interest.

     12. NOTICE. Any notice or communication required or permitted hereunder
shall be given in writing, sent by (a) personal delivery, or (b) expedited
delivery service with proof of delivery, or (c) United States mail, postage
prepaid, registered or certified mail, or (d) telegram, addressed as follows:

                       To Lender:
                       Address:

                       Attention:

                       To Tenant:
                       Address:

                       Attention:
<PAGE>   25

or to such other address or to the attention of such other person as hereafter
shall be designated in writing by the applicable party sent in accordance
herewith. Any such notice or communication shall be deemed to have been given
and received either at the time of personal delivery or, in the case of delivery
service or mail, as of the date of first attempted delivery at the address and
in the manner provided herein, or in the case of telegram, upon receipt.

     13. NO AMENDMENT, ASSIGNMENT OR SUBLETTING OF LEASE. Lender and Tenant
agree that Tenant's interest in and obligations under the Lease shall not be
altered or modified without the prior written consent of Lender. Lender and
Tenant also agree that Tenant shall neither assign the Lease or allow it to be
assigned in any manner nor sublet the Demised Premises or any part thereof
without the prior written consent of Lender in any situation where Landlord's
consent to any such action is required under the Lease.

     14. NO TERMINATION OF LEASE. Tenant agrees that during the term of this
agreement, Tenant will not enter into a consensual termination of the Lease with
Landlord without the prior written consent of Lender.

     15. MODIFICATION. This Agreement may not be modified orally or in any
manner other than by an agreement in writing signed by the parties hereto or
their respective successors in interest.

     16. SUCCESSOR LENDER. The term "Lender" as used throughout this Agreement
includes any successor or assign of Lender and any holder(s) of any interest in
the indebtedness secured by the Security Instrument.

     17. SUCCESSORS AND ASSIGNS. This Agreement shall inure to the benefit of
and be binding upon the parties hereto, their successors and assigns, and any
purchaser or purchasers at foreclosure of the Mortgaged Premises, and their
respective successors and assigns.

     18. PARAGRAPH HEADINGS. The paragraph headings contained in this
Agreement are for convenience only and shall in no way enlarge or limit the
scope or meaning of the various and several paragraphs hereof.

     19. GENDER AND NUMBER. Within this Agreement, words of any gender shall be
held and construed to include any other gender, and words in the singular number
shall be held and construed to include the plural and words in the plural
number shall be held and construed to include the singular, unless the context
otherwise requires.

     20. APPLICABLE LAW. This Agreement and the rights and duties of the parties
hereunder shall be governed by all purposes by the law of the state where the
Mortgaged Premises is located and the law of the United States applicable to
transactions within such state.

     IN WITNESS WHEREOF, the parties hereto have hereunto caused this
Agreement to be duly executed as of the day and year first above written.

LENDER:

By:
Name:
Title:

TENANT:

By:
Name:
Title:

LANDLORD:

By:
Name:
Title:

<PAGE>   26

THE STATE OF TEXAS)
COUNTY OF DALLAS)

     This instrument was acknowledged before me on ______________, 19___, by
_________________ of ______________________________, on behalf of said
corporation.

Notary Public, State of Texas

(Printed Name)

My Commission Expires:

THE STATE OF TEXAS)
COUNTY OF DALLAS)

     This instrument was acknowledged before me on __________________, 19___, by
_________________ of ______________________________, on behalf of said
corporation.

Notary Public, State of Texas

(Printed Name)

My Commission Expires:

THE STATE OF TEXAS)
COUNTY OF DALLAS)

     This instrument was acknowledged before me on ___________________ 19__, by
_________________ of ______________________________, on behalf of said
corporation.

Notary Public, State of Texas

(Printed Name)

My Commission Expires:

<PAGE>   27

                                   EXHIBIT "F"
                               SIGN SPECIFICATIONS

BUILDING MOUNTED

o    To be located on the top band facing Plano Road of the building, as
     approved by Landlord

o    Size not to exceed 3' high by 12' wide

o    Font style, logo, and color to be consistent with that used in Tenant's
     business operation

o    To consist of individual letters which may be backlit with white neon

<PAGE>   28

                                  EXHIBIT "G"
                                 REFUSAL SPACE

                             INTENTIONALLY OMITTED

<PAGE>   29
                                   EXHIBIT "H"
                           MINIMUM BUILDING STANDARDS

1.       Interior walls shall consist of 5/8" drywall over 2 1/2" or 3 5/8"
         metal studs, minimum of 24" on center.

2.       Interior ceilings shall be 2' X 4' acoustical lay in or better, where
         shown on the approved Area One Plans and Area Two Plans. The HVAC
         ductwork may be painted, but will be incorporated into the overall
         design. There may also be some use of custom accent pieces using
         alternative materials such as perforated metal, or translucent
         fiberglass.

3.       Flooring: Carpet for offices and open work areas shall be a minimum of
         $12.00 per square yard furnished and installed. Restroom floors shall
         be ceramic tile or other approved hard surface, where shown on the
         approved Area One Plans and Area Two Plans. Stained concrete and 1/4"
         epoxy terrazzo may be used in some areas.

4.       Millwork countertops shall be plastic laminate. All other general use
         millwork may be wood veneer millwork or paint grade millwork.

5.       Frames are to be knock down or hollow metal type. Doors are a minimum
         of 3' X 7', solid core wood and painted or stained wood veneer.
         Hardware shall be lever handle NT Falcon or better.

6.       Toilet partitions shall be floor or ceiling mounted composed of either
         plastic laminate or baked enamel.

7.       Light Fixtures shall be commercial office grade quality or better.

8.       Sprinkler heads in areas receiving ceilings shall be chrome semi
         recessed and shall meet the requirements of code based on the final
         ceiling design.

9.       Building standard power requirements are based on 3 watts per square
         foot of area within the premises.

10.      Window coverings are 1" aluminum blinds to match color of storefront.

11.      Air conditioning is based on approximately 1 ton per 300 square feet of
         area within the Premises

12.      Plumbing fixtures are flush valve and floor or wall mounted. Quantity
         of fixtures are as required by code.
<PAGE>   30

                                   EXHIBIT I

                                  [SITE PLAN]

<PAGE>   31
                      FIRST AMENDMENT TO LEASE AGREEMENT

         This First Amendment to Lease Agreement (the "First Amendment") is
entered into as of (but not necessarily on) the 19th day of June, 2000, by and
between CARDINAL TECHNOLOGY CENTER II, INC. (the "Landlord") and ADVANCE
PARADIGM, INC. (the "Tenant").

         WHEREAS, Landlord and Tenant have heretofore entered into that certain
Lease Agreement dated April 30, 2000 (the "Lease") for 25,122 rentable square
feet of space (the "Area One") and 23,190 rentable square feet of space (the
"Area Two") located at 1703 N. Plano Road, Richardson, Texas in Landlord's
project known as Cardinal Technology Center II; and,

         WHEREAS, Tenant desires to increase the rentable square feet of space
within Area One; and

         WHEREAS, Landlord and Tenant desire to amend the Lease to reflect the
terms and conditions of the increase in Area One.

         NOW THEREFORE, in consideration of the mutual covenants herein set
forth and of other good and valuable consideration received by Landlord,
Landlord and Tenant hereby agree as follows:

         1. DEFINITIONS. All defined terms used herein shall have the meaning
set forth in the Lease except as herein separately defined or specifically
amended.

         2. BASIC PROVISIONS. The terms, provisions and conditions of the Lease
are incorporated herein by this reference for all purposes as if fully set
forth herein.

         3. AREA ONE. Area One as defined in the Lease is hereby amended to be
36,857 square feet of rentable area contained within the Building and EXHIBIT
"A-1" to the Lease shall be superseded in its entirety by EXHIBIT "A-1"
attached hereto.

         4. AREA TWO. Area Two as defined in the Lease is hereby amended to be
11,455 square feet of rentable area contained within the Building and EXHIBIT
"A-2" to the Lease shall be superseded in its entirety by EXHIBIT"A-2" attached
hereto.

         5. TENANT'S PROPORTIONATE SHARE. Tenant's Proportionate Share as
defined in the Lease is hereby amended to be twenty-five and 89/100 percent
(25.89%). From and after the Area Two Commencement Date (as defined in the
Lease), Tenant's Proportionate Share shall be thirty-three and 94/100 percent
(33.94%).

         6. BASE RENTAL. Base Rental as defined in the Lease is hereby amended
to be $46,839.10 per month. From and after the Area Two Commencement Date, Base
Rental shall be $61,396.50 for the next sixty (60) months of the Term of this
Lease; then $66,429.00 per month for the remainder of the Term of this Lease;
each such monthly installment shall be due and payable on the first day of each
calendar month, in advance, without demand, deduction or setoff whatsoever.

         7. ALTERATIONS, ADDITIONS, AND IMPROVEMENTS. EXHIBIT "I" to the Lease
shall be superseded in its entirety by EXHIBIT "I" attached hereto and
Paragraph 10.3 of the Lease shall be amended by deleting the second paragraph
and replacing it with the following:

         Notwithstanding anything contained herein to the contrary, Landlord
         agrees to install, at Landlord's sole cost and expense and in a manner
         determined at Landlord's sole discretion, one hundred ten (110) covered
         parking spaces in such location as depicted in the attached "EXHIBIT
         "I", eighty-two (82) such spaces to be installed on or before the Area
         One Commencement Date and the remaining twenty-eight (28) to be
         installed on or before the Area Two Commencement Date

         8. Except as hereby expressly amended, clarified, or nullified, all
terms conditions and provisions of the Lease remain in full force and effect as
therein set forth and as so amended, clarified or nullified and are hereby
ratified as of the date hereof.

         IN WITNESS WHEREOF, this First Amendment is effective as of the date
and year first above set forth.

LANDLORD:    CARDINAL TECHNOLOGY CENTER II, INC.

BY:     /s/ MICHAEL R. MCCORMICK
       -----------------------------
NAME:   Michael R. McCormick
       -----------------------------
TITLE:  Vice President
       -----------------------------

TENANT:       ADVANCE PARADIGM, INC.

[INITIAL STAMP]

BY:     /s/ JON S. HALBERT
       -----------------------------
NAME:
       -----------------------------
TITLE:
       -----------------------------
<PAGE>   32

                                 EXHIBIT "A-1"
                               AREA ONE PREMISES

                                AREA 1 PREMISES

                                  [FLOOR PLAN]

<PAGE>   33

                                 EXHIBIT "A-2"
                               AREA TWO PREMISES

                                AREA 2 PREMISES

                                  [FLOOR PLAN]

<PAGE>   34

                                   EXHIBIT "I"

                                  [SITE PLAN]

<PAGE>   35
                      SECOND AMENDMENT TO LEASE AGREEMENT

         This Second Amendment to Lease Agreement (the "Amendment") is made and
entered into this 15th day of September, 2000 ("Effective Date"), by and between
Cardinal Technology Center II, Inc. ("Landlord") and Advance Paradigm, Inc.
("Tenant").

         WHEREAS, Landlord and Tenant entered into that certain Lease Agreement
on April 30, 2000 ("Effective Date"), as amended by the First Amendment to Lease
Agreement ("First Amendment") dated June 19, 2000 (collectively the "Lease"),
covering premises described therein as 48,312 rentable square feet of space at
that certain property commonly known as 1703 N. Plano Road, Richardson, Texas
and defined in the First Amendment as "Area One" and "Area Two" (collectively,
the "Premises") in Landlord's project known as Cardinal Technology Center II;
and

         WHEREAS, Tenant Improvements (as defined in the Lease) and tenant
finish-work are under construction in Area One of the Premises pursuant to
Exhibit "D-1" attached to the Lease; and

         WHEREAS, Landlord and Tenant desire and agree to modify the Lease.

         NOW, THEREFORE, in consideration of the mutual covenants and agreements
of the parties and other good and valuable consideration, the receipt and
adequacy of which is hereby acknowledged, Landlord and Tenant hereby amend the
Lease as follows:

1. WORK LETTERS. Exhibits "D-1" and "D-2" attached to the Lease shall be
superseded in their respective entirety by Exhibits "D-1" and "D-2" attached
hereto and incorporated by reference as if set forth at length.

2. All other terms and conditions of the Lease, except as specifically amended
or modified by this amendment, shall remain in effect and unchanged.

                  [Remainder of Page Intentionally Left Blank]

SECOND AMENDMENT TO COMMERCIAL LEASE AGREEMENT - Page 1

<PAGE>   36

         IN WITNESS WHEREOF, the parties hereto have signed this Second
Amendment to Lease Agreement as of the date first set forth above.

CARDINAL TECHNOLOGY CENTER II, INC.

By:
   -----------------------------
Name:
     ---------------------------
Title:
      --------------------------

ADVANCE PARADIGM, INC.

By: /s/  JON S. HALBERT
   -----------------------------
Name: Jon S. Halbert
     ---------------------------
Title: Vice Chairman
      --------------------------

SECOND AMENDMENT TO COMMERCIAL LEASE AGREEMENT - Page 2

<PAGE>   37

                                 EXHIBIT "D-1"
                                   WORKLETTER
                                    AREA ONE

         1. COMPLETION SCHEDULE. As of the Effective Date (as defined in the
Second Amendment to Lease Agreement dated September 15, 2000 ("Second
Amendment")) of the Second Amendment, the following work has been completed
concerning the installation of the Area One Improvements (as defined in
Paragraph 2 below) to be constructed in Area One:

         Tenant has submitted space plans to Landlord for approval;

         Landlord has reviewed and approved the space plans;

         Tenant has submitted Area One Plans (as hereinafter defined) to
         Landlord for approval;

         Landlord has reviewed and approved Area One Plans;

         Bid period is complete;

         Construction has commenced in Area One; and

         Substantial completion is scheduled is occur on or before 11/01/00.

         2. AREA ONE IMPROVEMENTS. Reference herein to "Area One Improvements"
shall include all work to be done in Area One pursuant to the Area One Plans
(defined in Paragraph 3 below), including, but not limited to, partitioning,
doors, ceilings, floor coverings, wall finishes (including paint and wall
covering), electrical (including lighting, switching, telephones, outlets,
etc.), plumbing, heating, ventilating and air conditioning, fire protection,
cabinets and other millwork.

         3. AREA ONE PLANS. Tenant has retained Corgan Associates Architects
(the "Architect") for space planning and architectural design of Area One.
Architect has prepared final working drawings and specifications for the Area
One Improvements. Such final working drawings and specifications are referred to
herein as the "Area One Plans." Tenant may, at Tenant's option, to further
retain the services of a state registered mechanical, electrical and plumbing
design engineer for preparation of that portion of the Area One Plans that
pertains to the mechanical, electrical and plumbing systems. The Area One Plans
meet Landlord's minimum standard specifications (herein referred to as the
"Standards" or "Building Standards" and attached hereto as EXHIBIT "H") for
tenant improvements for the Building. Landlord has advised Tenant of Landlord's
approval of the Area One Plans.

         Tenant shall have the sole responsibility for compliance of the Area
One Plans with all applicable statutes, codes, ordinances and other regulations
including but not limited to, the provisions of the Texas Architectural Barriers
Act, the American With Disabilities Act of 1990, and interpretations or
regulations promulgated thereunder and/or amendments thereto, and that all of
the mechanical, electrical and engineering systems affecting the Premises are
Year 2000 compliant and all such systems run by a timer, computer, computer
program, microchip, software or similar device will recognize the digits "00" as
the Year 2000, if necessary, and continue to operate uninterrupted and in a
proper manner and the approval of the Area One Plans by Landlord shall not
constitute an indication, representation or certification by Landlord that such
Area One Plans are in compliance with said statutes, codes, ordinances and other
regulations. In addition, Landlord shall not be responsible for any deficiencies
or defects in the Area One Improvements resulting from Tenant's design and
preparation of the Area One Plans.

         4. NON-STANDARD TENANT IMPROVEMENTS. Landlord shall permit Tenant to
deviate from the Standards for the Area One Improvements (the "Non-Standards"),
provided that (a) the deviations shall not be of a lesser quality than the
Standards; (b) the deviations conform to applicable governmental regulations,
and necessary governmental permits and approvals have been secured; (c) the
deviations do not require building service beyond the level normally provided to
other tenants in the Building and do not overload the floors; and (d) such
deviations do not affect the mechanical or the structural integrity of the
Building, alter the character or the storefront of the Building, or adversely
affect the utility systems.

         5. FINAL PRICING AND DRAWING SCHEDULE. Landlord has obtained bids for
construction of the Area One Improvements. Tenant has reviewed the bid
documents. Landlord and Tenant mutually agree that Pacific Builders Incorporated
has been selected as the "Contractor". Within three (3) days of the Effective
Date of the Second Amendment, Tenant shall engage Pacific Builders Incorporated
to act as the Contractor for the performance of the Area One Improvements in
accordance with the following conditions; the contract form for construction of
the Area One Improvements to be used will be an AIA Document A111, or a similar
document, which meets with Contractor's, Tenant's and Landlord's approval. The
roofing subcontractor shall be Greater Dallas Roofing and the subcontractor for
exterior glass shall be Guardian Glass. Various components of the Area One
Improvements may be issued to the Contractor for construction separately (e.g.
drywall, mechanical/electrical systems, finishes). The construction contract
shall provide (i) that the Tenant and The Staubach Company be named as
additional insureds, (ii) a one year warranty period, (iii) identify
Contractor's overhead and profit for Change Orders, and (iv) that all equipment
installed is Year 2000 compliant.

         No further changes to the Area One Plans may be made thereto without
the prior written approval from both Landlord (which shall not be unreasonably
withheld) and Tenant.
<PAGE>   38

         6. CONSTRUCTION OF AREA ONE IMPROVEMENTS. Tenant shall cause Contractor
to install the Area One Improvements in accordance with the Area One Plans. Such
construction shall be in a good and workmanlike manner and in accordance with
the Area One Plans. Tenant shall supervise the completion of such work and shall
use its reasonable efforts to secure substantial completion of the work on or
before November 1, 2000.

         The cost of such work shall be paid as provided in Paragraph 7 below.

         7. PAYMENT FOR THE AREA ONE IMPROVEMENTS.

                  (a) Landlord hereby grants to Tenant an "Area One Allowance"
in an amount not to exceed $28.00 per square foot of rentable area in Area One
for construction of the Area One Improvements.

         The Area One Allowance shall be used only for:

                           (i) Payment of the cost of preparing the space plan
and the Area One Plans, including mechanical, electrical, plumbing and
structural drawings and of all other aspects necessary to complete the Area One
Plans;

                           (ii) Payment of the cost of installation of wiring
and cabling within the Premises;

                           (iii) Payment of the cost of plan check, permit and
license fees relating to construction of the Area One Improvements;

                           (iv) Payment for the cost of construction of the Area
One Improvements, including, but not limited to, the following:

                                    (A)      Installation within Area One of all
                                             partitioning, doors, floor
                                             coverings, ceilings, wall coverings
                                             and painting, millwork and similar
                                             items;

                                    (B)      All electrical wiring, lighting
                                             fixtures, outlets and switches, and
                                             other electrical work to be
                                             installed within Area One;

                                    (C)      The furnishing and installation of
                                             all duct work, terminal boxes,
                                             diffusers and accessories required
                                             for the completion of the heating,
                                             ventilation and air conditioning
                                             systems within Area One;

                                    (D)      Any additional Tenant requirements
                                             including, but not limited to, odor
                                             control, special heating,
                                             ventilation and air conditioning,
                                             noise or vibration control or other
                                             special systems;

                                    (E)      All fire and life safety control
                                             systems including, without
                                             limitation, fire walls, halon, fire
                                             alarms, piping, wiring and
                                             accessories, installed within Area
                                             One;

                                    (F)      All plumbing, fixtures, pipes and
                                             accessories to be installed within
                                             Area One;

                                    (G)      Testing and inspection costs; and

                                    (H)      Contractors' fees, including but
                                             not limited to any fees based on
                                             general conditions.

         Tenant's construction costs shall exclude (i) Landlord's construction
management fee, (ii) costs resulting from shell building not being in compliance
with building codes, (iii) increases that are the result of Landlord's
requirements to use select contractors, subcontractors or equipment with the
exception of work associated with systems which were installed with the shell
building such as roof, glass, and exterior features of the Building (as
specifically provided in Paragraph 5 herein), and (iv) removal or relocation of
stored materials left from prior occupants, if any. Notwithstanding anything
contained herein to the contrary, reimbursement for or payment of the cost of
those expenses as provided in (i) and (ii) above shall not exceed $2.50 per
square foot of the Area One Allowance.

                  (b) The cost of each item referenced in Paragraph 7(a) above
shall be charged against the Area One Allowance. In the event that the cost of
installing the Area One Improvements shall exceed the Area One Allowance, or if
any of the Area One Improvements are not to be paid out of the Area One
Allowance as provided in Paragraph 7(a) above, the excess (the "Excess") shall
be paid by Tenant to Contractor.

                  (c) Tenant shall be solely responsible for all related
construction costs and expense, subject to reimbursement from the Area One
Allowance as herein provided. On or before the 25th day of each month, Tenant
shall notify Landlord in writing that a portion of the Area One Improvements
have been completed in accordance with the Area One Plans by submitting
Contractor's request for payment (American Institute of Architects Document
G702) and lien releases. Landlord shall inspect the construction and upon
verification of Substantial Completion, Landlord shall, within (20) business
days from receipt of Tenant's notice, issue a reimbursement payment to Tenant
for ninety percent (90%) of the actual cost of the construction completed during
that period, provided that Tenant delivers to Landlord a copy of Tenant's check
payable to Contractor for said amount. Final payment of the ten percent (10%) of
accrued retainage shall not be made until thirty (30) days after Substantial
Completion of the Area One Improvements. Such payments shall be charged against
the Area One Allowance and Landlord's total obligation for payment shall not
exceed that amount.

         As conditioned precedent to each payment, Tenant must satisfy the
following requirements:

                           (a) There shall be no event of default which has
occurred and is continuing beyond any applicable notice and grace period
pursuant to the terms of this Lease.

                           (b) Tenant shall procure and deliver to Landlord the
lien releases and/or waivers of mechanic's liens and receipted bills showing
that of the date of the immediately preceeding payment all amounts due to
parties who furnish materials or services or performed labor of any kind in
connection with the Area One Improvements, have been paid in full.

                                       2

<PAGE>   39

                  (d) In the event that the cost of installing the Area One
Improvements are less than the Area One Allowance, then Base Rental as defined
in Paragraph 1.P of the Lease shall be reduced by an amount equal to the unused
portion of the Area One Allowance divided by ninety-six (96).

         8. COMPLETION OF AREA ONE IMPROVEMENTS AND COMMENCEMENT DATE.
"Substantially Complete" shall mean that "Substantial Completion" shall have
occurred. Construction of the Area One Improvements shall be deemed
Substantially Complete (subject to completion of minor details of construction,
mechanical adjustments or decorations which do not materially interfere with
Tenant's use and enjoyment of Area One remain to be performed, i.e. items
normally referred to as "punchlist" items) upon receipt by Landlord of the
following:

                  (a) a Certificate of Occupancy or similar form from the City
of Richardson, Texas allowing occupancy and a certificate from Tenant's
Architect certifying that the Area One Improvements have been completed in
substantial accordance with the approved Area One Plans;

                  (b) a final affidavit and lien release from Contractor and
final lien releases or waivers by all subcontractors, material men and other
parties who have supplied labor, material or services for the construction of
the Area One Improvements or who otherwise might be entitled to claim a
contractual, statutory or constitutional lien against the property and of which
Tenant has knowledge;

                  (c) Tenant shall have delivered to Landlord a written
statement, certified as correct by Tenant, setting forth in reasonable detail
the out-of-pocket construction costs incurred by Tenant with respect to Area One
Improvements together with all proof, reasonably satisfactory to Landlords that
such invoices have been paid in full and such other information with respect to
the construction of the Area One Improvements as Landlord may reasonably require
to enable Landlord to substantiate the costs set forth in Tenant's written
statement;

                  (d) Tenant shall have delivered to Landlord a Certificate of
Substantial Completion (as such term is defined in American Institute of
Architects Document B141, Owner Architect Agreement) with respect to the Area
One Improvements, issued by the Architect, which shall include the Architect's
certification that the Area One Improvements have been Substantially Completed
in accordance with the Area One Plans; and,

                  (e) Upon completion of the Area One Improvements and prior to
final payment for the Area One Improvements, Tenant shall have delivered to
Landlord an "as built" set of the Area One Plans and specifications.

         In the event that on the Commencement Date the Area One Improvements
are not Substantially Completed then, pursuant to Paragraph 1.M of the Lease,
the Commencement Date shall not be postponed. The Term shall continue for the
full period of time set forth in Paragraph 1.O of the Lease, and Landlord shall
not be liable for any claims or damages in connection with the failure to
Substantially Complete the Area One Improvements by a specific date.

         9. WAIVER & INDEMNIFICATION.

         (a) Tenant hereby waives all claims against Landlord, its successors,
assigns, agents, employees, contractors, property manager, partners, directors,
officers and affiliates (the "Indemnified Parties") for damages to goods, wares
and merchandise in, and upon, or about the Premises, Land or Building from any
incident arising at any time during the period in which Tenant's agents are
installing signs, fixtures, or any other equipment and/or constructing any
improvements in the Premises. Tenant will also hold Landlord exempt and harmless
from any damage or injury to any person arising from the construction of the
Area One Improvements by Tenant.

         (b) In the event of dispute between Tenant and Contractor and/or any
subcontractors regarding any issue related to construction of the Area One
Improvements, including, but not limited to: completion dates, quality of work,
warranties, etc., the Indemnified Parties shall not be liable for and Tenant
will indemnify, defend and save harmless the Indemnified Parties of and from
any such claim or dispute.

         10. INSURANCE. Contractor and any major subcontractors shall provide
Landlord sufficient evidence including insurance endorsements and/or
certificates, satisfactory to Landlord, that each is covered under such
workmen's compensation, commercial general liability and property damage
insurance. Such workers' compensation insurance shall be in accordance with the
laws of the State of Texas. If Tenant, Tenant's Contractors and any other agents
are non-subscribers under the workers' compensation laws of the State of Texas,
then they shall provide employers' liability insurance with a limit of not less
than Five Hundred Thousand Dollars ($500,000.00) per accident, Five Hundred
Thousand Dollars ($500,000.00) disease, policy limit and Five Hundred Thousand
Dollars ($500,000.00) disease, each employee. Such commercial general liability
and property damage insurance policies shall provide for not less than Two
Million Dollars ($2,000,000.00) in coverage per occurrence, and insure both
Tenant and, as additional named insureds, Landlord and its agents including, but
not limited to, Kennedy Associates Real Estate Counsel, Inc. Prior to the
Tenant's Project being commenced, Tenant will cause all contractors and agents
to provide evidence of insurance for loss to Landlord on account of property
damage or personal injury.

                                       3

<PAGE>   40

                                 EXHIBIT "D-2"
                                   WORKLETTER
                                    AREA TWO

         1. COMPLETION SCHEDULE. The following schedule (the "Work Schedule") is
hereby established as a timetable for the planning and completion of the
installation of the Area Two Improvements (as defined in Paragraph 2 below) to
be constructed in Area Two.

<TABLE>
<S>                                                                                                <C>
         Tenant submits space plan to Landlord for approval.                                       05/25/01
         Landlord review and approval of space plan (or comments
            specifying those items not approved).                                                  06/01/01
         Tenant submits Area Two Plans (as hereinafter defined) to Landlord for approval.          06/29/01
         Landlord review and approval of Area Two Plans (or comments
            specifying those items not approved).                                                  07/13/01
         Bid period complete.                                                                      07/20/01
         Commence construction.                                                                    07/23/01
         Substantial completion.                                                                   11/01/01
</TABLE>

         2. AREA TWO IMPROVEMENTS. Reference herein to "Area Two Improvements"
shall include all work to be done in Area Two pursuant to the Area Two Plans
(defined in Paragraph 3 below), including, but not limited to, partitioning,
doors, ceilings, floor coverings, wall finishes (including paint and wall
covering), electrical (including lighting, switching, telephones, outlets,
etc.), plumbing, heating, ventilating and air conditioning, fire protection,
cabinets and other millwork.

         3. AREA TWO PLANS. Tenant has retained Corgan Associates Architects
(the "Architect") for space planning and architectural design of Area Two. In
accordance with the Work Schedule, Tenant shall cause Architect to prepare a
space plan for the layout of Area Two and final working drawings and
specifications for the Area Two Improvements. Such final working drawings and
specifications are referred to herein as the "Area Two Plans." Tenant may, at
Tenant's option, to further retain the services of a state registered
mechanical, electrical and plumbing design engineer for preparation of that
portion of the Area Two Plans that pertains to the mechanical, electrical and
plumbing systems. The Area Two Plans must meet Landlord's minimum standard
specifications (herein referred to as the "Standards" or "Building Standards"
and attached hereto as Exhibit "H") for tenant improvements for the Building and
are subject to Landlord's final approval.

         In accordance with the Work Schedule, Landlord will advise Tenant in
writing of Landlord's approval or disapproval of the Area Two Plans. If Landlord
disapproves any aspect of the Area Two Plans, Landlord shall so notify Tenant
and specify the reasons for such disapproval (including, without limitation, any
change in the nature or scope of the work contemplated by the preliminary space
plan). Landlord may also specify how any such disapproved item may be made
reasonably acceptable to Landlord, and Tenant shall, within five (5) business
days thereafter, deliver to Landlord revised Area Two Plans incorporating the
revisions required by Landlord.

         Tenant shall have the sole responsibility for compliance of the Area
Two Plans with all applicable statutes, codes, ordinances and other regulations
including but not limited to, the provisions of the Texas Architectural Barriers
Act, the American With Disabilities Act of 1990, and interpretations or
regulations promulgated thereunder and/or amendments thereto, and that all of
the mechanical, electrical and engineering systems affecting the Premises are
Year 2000 compliant and all such systems run by a timer, computer, computer
program, microchip, software or similar device will recognize the digits "00" as
the Year 2000, if necessary, and continue to operate uninterrupted and in a
proper manner and the approval of the Area Two Plans by Landlord shall not
constitute an indication, representation or certification by Landlord that such
Area Two Plans are in compliance with said statutes, codes, ordinances and other
regulations. In addition, Landlord shall not be responsible for any deficiencies
or defects in the Area Two Improvements resulting from Tenant's design and
preparation of the Area Two Plans.

         4. NON-STANDARD TENANT IMPROVEMENTS. Landlord shall permit Tenant to
deviate from the Standards for the Area Two Improvements (the "Non-Standards"),
provided that (a) the deviations shall not be of a lesser quality than the
Standards; (b) the deviations conform to applicable governmental regulations,
and necessary governmental permits and approvals have been secured; (c) the
deviations do not require building service beyond the level normally provided to
other tenants in the Building and do not overload the floors; (d) such
deviations do not affect the mechanical or the structural integrity of the
Building, alter the character or the storefront of the Building, or adversely
affect the utility systems; and (e) Tenant obtains Landlord's prior written
approval for such deviations.

         5. FINAL PRICING AND DRAWING SCHEDULE. In accordance with the Work
Schedule Landlord shall obtain bids for construction of the Area Two
Improvements from a minimum of three (3) mutually acceptable general contractors
and/or subcontractors (the "Approved Contractors"). Tenant shall have the right
to review all bid documents and to be present when the bids are received. Unless
Landlord and Tenant shall mutually agree to

                                       1

<PAGE>   41
the contrary, the Approved Contractor which submitted the lowest qualified bid
shall be deemed to be the selected "Contractor". Notwithstanding the above, upon
mutual agreement, Landlord and Tenant may elect to construct the Area Two
Improvements through a "fast track" approach in lieu of a "hard bid" approach.
In this approach, the Contractor will be selected through the solicitation of
fee proposals from the Approved Contractors. Prior to commencement of
construction of the Area Two Improvements, Tenant shall engage the Contractor
for the performance of the Area Two Improvements in accordance with the Area Two
Plans; the contract form for construction of the Area Two Improvements will be
an AIA Document A111, or a similar document, which meets with Contractor's,
Tenant's and Landlord's approval. Except as hereinafter provided, the Contractor
shall be required to obtain competitive bids from a minimum of three (3)
mutually acceptable subcontractors for each of the principal portions of
construction of the Area Two Improvements including those who furnish materials
or equipment fabricated to a special design. Unless Landlord and Tenant shall
mutually agree to the contrary, the subcontractor which submits the lowest
qualified bid shall be deemed to be the selected subcontractor. The roofing
subcontractor shall be Greater Dallas Roofing and the subcontractor for exterior
glass shall be Guardian Glass. Various components of the Area Two Improvements
may be issued to the Contractor for construction separately (e.g. drywall,
mechanical/electrical systems, finishes). The construction contract shall
provide (i) that the Tenant and The Staubach Company be named as additional
insureds, (ii) a one year warranty period, (iii) identify Contractor's overhead
and profit for Change Orders, and (iv) that all equipment installed is Year 2000
compliant.

                  After final approval of the Area Two Plans, no further changes
may be made thereto without the prior written approval from both Landlord (which
shall not be unreasonably withheld) and Tenant, and then only after agreement by
Tenant to pay any excess costs resulting from the design and/or construction of
such changes. Tenant hereby acknowledges that any such changes shall be subject
to the terms of Paragraph 8 below.

         6. CONSTRUCTION OF AREA TWO IMPROVEMENTS. Tenant shall cause Contractor
to begin installation of the Area Two Improvements in accordance with the Area
Two Plans and the Work Schedule. Such construction shall be in a good and
workmanlike manner and in accordance with the Area Two Plans. Tenant shall
supervise the completion of such work and shall use its reasonable efforts to
secure substantial completion of the work on or before November 1, 2001.

         The cost of such work shall be paid as provided in Paragraph 7 below.

         7. PAYMENT FOR THE AREA TWO IMPROVEMENTS.

                  (a) Landlord hereby grants to Tenant an "Area Two Allowance"
in an amount not to exceed $28.00 per square foot of rentable area in Area Two
for construction of the Area Two Improvements.

         The Area Two Allowance shall be used only for:

                           (i) Payment of the cost of preparing the space plan
and the Area Two Plans, including mechanical, electrical, plumbing and
structural drawings and of all other aspects necessary to complete the Area Two
Plans;

                           (ii) Payment of the cost of installation of wiring
and cabling within the Premises;

                           (iii) Payment of the cost of plan check, permit and
license fees relating to construction of the Area Two Improvements;

                           (iv) Payment for the cost of construction of the Area
Two Improvements, including, but not limited to, the following:

                                    (A)      Installation within Area Two of all
                                             partitioning, doors, floor
                                             coverings, ceilings, wall coverings
                                             and painting, millwork and similar
                                             items;

                                    (B)      All electrical wiring, lighting
                                             fixtures, outlets and switches, and
                                             other electrical work to be
                                             installed within Area Two;

                                    (C)      The furnishing and installation of
                                             all duct work, terminal boxes,
                                             diffusers and accessories required
                                             for the completion of the heating,
                                             ventilation and air conditioning
                                             systems within Area Two;

                                    (D)      Any additional Tenant requirements
                                             including, but not limited to, odor
                                             control, special heating,
                                             ventilation and air conditioning,
                                             noise or vibration control or other
                                             special systems;

                                    (E)      All fire and life safety control
                                             systems including, without
                                             limitation, fire walls, halon, fire
                                             alarms, piping, wiring and
                                             accessories, installed within Area
                                             Two;

                                    (F)      All plumbing, fixtures, pipes and
                                             accessories to be installed within
                                             Area Two;

                                    (G)      Testing and inspection costs; and

                                    (H)      Contractors' fees, including but
                                             not limited to any fees based on
                                             general conditions.

         Tenant's construction costs shall exclude (i) Landlord's construction
management fee, (ii) costs resulting from shell building not being in compliance
with building codes, (iii) increases that are the result of Landlord's
requirements to use select contractors, subcontractors or equipment with the
exception of work associated with systems which were installed with the shell
building such as roof, glass, and exterior features of the Building (as
specifically provided in Paragraph 5 herein), and (iv) removal and relocation of
stored materials left from prior occupants, if any. Notwithstanding anything
contained herein to the contrary, reimbursement for or payment of the cost of
those expenses as provided in (i) and (ii) above shall not exceed $2.50 per
square foot of the Area Two Allowance.

                                       2

<PAGE>   42
                  (b) The cost of each item referenced in Paragraph 7(a) above
shall be charged against the Area Two Allowance. In the event that the cost of
installing the Area Two Improvements shall exceed the Area Two Allowance, or if
any of the Area Two Improvements are not to be paid out of the Area Two
Allowance as provided in Paragraph 7(a) above, the excess (the "Excess") shall
be paid by Tenant to Contractor.

                  (c) Tenant shall be solely responsible for all related
construction costs and expense, subject to reimbursement from the Area Two
Allowance as herein provided. On or before the 25th day of each month, Tenant
shall notify Landlord in writing that a portion of the Area Two Improvements
have been completed in accordance with the Area Two Plans by submitting
Contractor's request for payment (American Institute of Architects Document
G702) and lien releases. Landlord shall inspect the construction and upon
verification of Substantial Completion. Landlord shall, within (20) business
days from receipt of Tenant's notice, issue a reimbursement payment to Tenant
for ninety percent (90%) of the actual cost of the construction completed during
that period, provided that Tenant delivers to Landlord a copy of Tenant's check
payable to Contractor for said amount. Final payment of the ten percent (10%) of
accrued retainage shall not be made until thirty (30) days after Substantial
Completion of the Area Two Improvements. Such payments shall be charged against
the Area Two Allowance and Landlord's total obligation for payment shall not
exceed that amount.

         As conditioned precedent to each payment, Tenant must satisfy the
following requirements:

                           (a) There shall be no event of default which has
occurred and is continuing beyond any applicable notice and grace period
pursuant to the terms of this Lease.

                           (b) Tenant shall procure and deliver to Landlord the
lien releases and/or waivers of mechanic's liens and receipted bills showing
that of the date of the immediately preceeding payment all amounts due to
parties who furnish materials or services or performed labor of any kind in
connection with the Area Two Improvements, have been paid in full.

                  (d) In the event that the cost of installing the Area Two
Improvements are less than the Area Two Allowance, then Base Rental as defined
in Paragraph 1.P of the Lease shall be reduced by an amount equal to the unused
portion of the Area Two Allowance divided by ninety-six (96).

         8. COMPLETION OF AREA TWO IMPROVEMENTS AND AREA TWO COMMENCEMENT DATE.
"Substantially Complete" shall mean that "Substantial Completion" shall have
occurred. Construction of the Area Two Improvements shall be deemed
Substantially Complete (subject to completion of minor details of construction,
mechanical adjustments or decorations which do not materially interfere with
Tenant's use and enjoyment of Area Two remain to be performed, i.e. items
normally referred to as "punchlist" items) upon receipt by Landlord of the
Following:

                  (a) a Certificate of Occupancy or similar form from the City
of Richardson, Texas allowing occupancy and a certificate from Tenant's
Architect certifying that the Area Two Improvements have been completed in
substantial accordance with the approved Area Two Plans.

                  (b) a final affidavit and lien release from Contractor and
final lien releases or waivers by all subcontractors, material men and other
parties who have supplied labor, material or services for the construction of
the Area Two Improvements or who otherwise might be entitled to claim a
contractual, statutory or constitutional lien against the property and of which
Tenant has knowledge;

                  (c) Tenant shall have delivered to Landlord a written
statement, certified as correct by Tenant, setting forth in reasonable detail
the out-of-pocket construction costs incurred by Tenant with respect to Area Two
Improvements together with all proof, reasonably satisfactory to Landlords that
such invoices have been paid in full and such other information with respect to
the construction of the Area Two Improvements as Landlord may reasonably require
to enable Landlord to substantiate the costs set forth in Tenant's written
statement.

                  (d) Tenant shall have delivered to Landlord a Certificate of
Substantial Completion (as such term is defined in American Institute of
Architects Document B141, Owner Architect Agreement) with respect to the Area
Two Improvements, issued by the Architects, which shall include the Architect's
certification that the Area Two Improvements have been Substantially Completed
in accordance with the Area Two Plans; and

                  (e) Upon completion of the Area Two Improvements and prior to
final payment for the Area Two Improvements, Tenant shall have delivered to
Landlord an "as built" set of the Area Two Plans and specifications.

         In the event that on the Commencement Date the Area Two Improvements
are not Substantially Completed then, pursuant to Paragraph 1.N of the Lease,
the Area Two Commencement Date shall not be postponed. The Term shall continue
for the full period of time set forth in Paragraph 1.O of the Lease, and
Landlord shall not be liable for any claims or damages in connection with the
failure to Substantially Complete the Area Two Improvements by a specific date.

         9. WAIVER & INDEMNIFICATION.

         (a) Tenant hereby waives all claims against Landlord, its successors,
assigns, agents, employees, contractors, property manager, partners, directors,
officers and affiliates (the "Indemnified Parties") for damages to goods,

                                       3
<PAGE>   43

wares and merchandise in, and upon, or about the Premises, Land or Building
from any incident arising at any time during the period in which Tenant's
agents are installing signs, fixtures, or any other equipment and/or
constructing any improvements in the Premises. Tenant will also hold Landlord
exempt and harmless from any damage or injury to any person arising from the
construction of the Area Two Improvements by Tenant.

         (b) In the event of dispute between Tenant and Contractor and/or any
subcontractors regarding any issue related to construction of the Area Two
Improvements, including, but not limited to: completion dates, quality of work,
warranties, etc., the Indemnified Parties shall not be liable for and Tenant
will indemnify, defend and save harmless the Indemnified Parties of and from
any such claim or dispute.

         (10) INSURANCE: Contractor and any major subcontractors shall provide
Landlord sufficient evidence including insurance endorsements and/or
certificates, satisfactory to Landlord, that each is covered under such
workmen's compensation, commercial general liability and property damage
insurance. Such workers' compensation insurance shall be in accordance with the
laws of the State of Texas. If Tenant, Tenant's Contractors and any other
agents are non-subscribers under the worker's compensation laws of the State of
Texas, then they shall provide employer's liability insurance with a limit of
not less than Five Hundred Thousand Dollars ($500,000.00) per accident, Five
Hundred Thousand Dollars ($500,000.00) discase, policy limit and Five Hundred
Thousand Dollars ($500,000.00) discase, each employee. Such commercial general
liability and property damage insurance policies shall provide for not less
than Two Million Dollars ($2,000,000.00) in coverage per occurrence, and insure
both Tenant and, as additional named insureds, Landlord and its agents
including, but not limited to, Kennedy Associates Real Estate Counsel, Inc.
Prior to the Tenant's Project being commenced, Tenant will cause all
contractors and agents to provide evidence of insurance for loss to Landlord on
account of property damage or personal injury.

         10. EARLY OCCUPANCY DATE. Provided the Area Two Plans have been
prepared and approved and Landlord has received four (4) months prior written
notice from Tenant, Tenant may elect to amend the Area Two Commencement Date to
an earlier date.

                                       4

<PAGE>   44

                       THIRD AMENDMENT TO LEASE AGREEMENT

         This Third Amendment to Lease Agreement (the Amendment) is made and
entered into this _______ day of March, 2001 (Effective Date), by and between
Cardinal Technology Center II, Inc. (Landlord) and Advance Paradigm, Inc.
(Tenant).

         WHEREAS, Landlord and Tenant entered into that certain Lease Agreement
on April 30, 2000 (Effective Date), as amended by the First Amendment to Lease
Agreement (First Amendment) dated June 19, 2000, and further amended by the
Second Amendment to Lease Agreement (Second Amendment) dated September 15,
2000, (collectively the Lease), covering premises described therein as 48,312
rentable square feet of space at that certain property commonly known as 1703 N.
Plano Road, Richardson, Texas and defined in the First Amendment as Area One and
Area Two (collectively, the Premises) in Landlord's project known as Cardinal
Technology Center II; and

         WHEREAS, Tenant has requested the right to have installed on the roof
of the Premises a satellite dish; and

         WHEREAS, Landlord and Tenant desire and agree to modify the Lease.

         NOW, THEREFORE, in consideration of the mutual covenants and agreements
of the parties and other good and valuable consideration, the receipt and
adequacy of which is hereby acknowledged, Landlord and Tenant hereby amend the
Lease as follows:

1. SATELLITE DISH. Tenant shall have the non-exclusive license, at its sole cost
and expense, to use a portion of the roof area of the Building, as Landlord may
reasonably select and as permitted by law in accordance with all applicable
statutes and building codes, governmental rules, regulations and orders, zoning
and land use laws, rules and regulations, and recorded covenants, conditions and
restrictions affecting title to the Premises (Legal Requirements) for the
installation, operation, maintenance, security, repair and replacement of a
satellite dish not to exceed thirty-six inches (36) in diameter and related
cable connections serving the Premises for Tenant's business operations (the
"Telecommunications Equipment"). Tenant's exercise of said license shall be
subject to the following: (i) Landlord's determination that space is available
for such purpose at the time Tenant's request is made; (ii) Landlord's approval
of the size, type, and location of the equipment to be installed; (iii)
Landlord's determination that such use shall not cause damage to or interference
with the roof or any other use being made (or intended to be made) of the roof;
and (iv) Tenant's reimbursement of any out-of-pocket expenses incurred by
Landlord in reviewing Tenant's request and in supervising the installation of
Tenant's equipment. The following terms and conditions will apply to Tenant's
installation, operation and maintenance of the Telecommunications Equipment in
accordance with the terms of this Section 1 of this Amendment:

         (a) Once install, provided that the Telecommunications Equipment
cannot be seen from the street, Tenant shall be solely responsible for the
maintenance of the Telecommunications Equipment and must promptly remove any
debris and other loose materials Tenant or its representatives place on the
roof as a result of any installation, operation and maintenance by Tenant of
such Telecommunications Equipment.

         (b) Upon the expiration of the term of the earlier termination of this
Lease, if Landlord at its sole discretion so elects, and upon fifteen (15) days
prior written notice to Tenant, Tenant must remove the Telecommunications
Equipment. If Tenant fails to promptly remove the Telecommunications Equipment,
Landlord may remove the Telecommunications Equipment at Tenant's expense, and
Landlord will have no duty or obligation to account to Tenant for any proceeds
Landlord receives from the disposal of the Telecommunications Equipment.

         (c) If a loss of Telecommunications Equipment occurs as a result of
condemnation or casualty, or as a result of a change in applicable Legal
Requirements, Tenant will have no claim for rebate or abatement of Rent or for
damages against Landlord by reason of such loss.

         (d) Tenant must install and maintain waterproofing materials around
any penetrations of the roof of the Building that are made during the
installation, maintenance, repair, replacement or removal of the

-------------------------------------------------------------------------
THIRD AMENDMENT TO LEASE AGREEMENT                                 Page 1
<PAGE>   45

Telecommunications Equipment, and must use Landlord's roofing contractor to
perform such work, so that Landlord is assured that those penetrations do not
void, limit or reduce any roof warranty in effect from time to time. Upon final
removal of the Telecommunications Equipment, Tenant must repair and restore all
roof penetrations and again must use Landlord's roofing contractor for such work
so that Landlord is assured that these penetrations do not void, limit or reduce
any roof warranty in effect from time to time.

         (e) If any repair or maintenance to the Building necessitates the
relocation of any of the Telecommunications Equipment or any related equipment
Tenant installs in accordance with the terms of this Section 1 of this
Amendment, Tenant must bear all expenses of such relocation. In addition to any
other rules and regulations Landlord may establish from time to time governing
use of the roof, Tenant shall comply with the following: (i) Tenant's use of
the roof shall be at Tenant's sole risk and expense and Landlord shall have no
responsibility therefore and no liability on account of any damage to or
interference with Tenant's equipment; (ii) Tenant shall be solely responsible
for installing, operating, maintaining and repairing its equipment at its own
expense in a manner that causes no interference with or damage to the roof
itself or any other person's use of the roof, (iii) Tenant shall perform all of
such work in such a way as to not damage any building systems or void any
warranty or guarantee relating thereto; and (iv) Tenant, if required by
Landlord, shall use existing building conduits and pipes or use building
contractors (or other contractors approved by Landlord) in performing such work.
Tenant's exercise of its rights under this subsection shall be considered an
alteration subject to Section 10 of this Lease to the extent Section 10 is not
inconsistent with the foregoing.

         (f) In the event that the Telecommunications Equipment, wiring and
facilities or satellite and antennae equipment of any type installed by or at
the request of Tenant within the Tenant's premises, on the roof, or elsewhere
within or on the Building causes interference to equipment used by another
party, Tenant shall assume an liability related to such interference. Tenant
shall use reasonable efforts, and shall cooperate with Landlord and other
parties, to promptly eliminate such interference. In the event that Tenant is
unable to do so, Tenant will substitute alternative equipment which remedies
the situation. If such interference persists, Tenant shall discontinue the use
of such equipment, and, at Landlord's discretion, remove such equipment
according to foregoing specifications.

         (g) Notwithstanding any provision of the proceeding paragraphs to the
contrary, the refusal of Landlord to grant its approval to any prospective
telecommunications provider shall not be deemed a default or breach by Landlord
of its obligation under this Lease unless and until Landlord is adjudicated to
have acted recklessly or maliciously with respect to Tenant's request for
approval, and in that event, Tenant shall still have no right to terminate the
Lease or claim an entitlement to rent abatement, but may as Tenant's sole and
exclusive recourse seek a judicial order of specific performance compelling
Landlord to grant its approval as to the prospective provider in question. The
provisions of this paragraph may be enforced solely by Tenant and Landlord, are
not for the benefit of any other party, and specifically but without
limitation, no telephone or telecommunications provider shall be deemed a third
party beneficiary of this Lease.

         (h) In the event that Tenant wishes at any time to utilize the
services of a telephone or telecommunications provider whose equipment is not
then servicing the Building, no such provider shall be permitted to install its
lines or other equipment within the Building without first securing the prior
written approval of the Landlord. Landlord's approval shall not be deemed any
kind of warranty or representation by Landlord, including, without limitation,
any warranty or representation as to the suitability, competence, or financial
strength of the provider. Without limitation of the foregoing standard, unless
all of the following conditions are satisfied to Landlord's satisfaction, it
shall be reasonable for Landlord to refuse to give its approval: (i) Landlord
shall incur no expense whatsoever with respect to any aspect of the providers
provision of its services, including without limitation, the costs of
installation, materials and services; (ii) prior to commencement of any work in
or about the building by the provider, the provider shall supply Landlord with
such written indemnities, insurance, financial statements, and such other items
as Landlord reasonably determines to be necessary to protect its financial
interests of the building relating to the proposed activities of the provider,
(iii) the provider agrees to abide by such rules and regulations, building and
other codes, job site rules and such other requirements as are reasonably
determined by Landlord to be

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THIRD AMENDMENT TO LEASE AGREEMENT                                        Page 2
<PAGE>   46

necessary to protect the interests of the building, the Tenants in the Building
and Landlord, in the same or similar manner as Landlord has the right to
protect itself and the Building with respect to proposed alterations; (iv)
Landlord reasonably determines that there is sufficient space in the Building
for the placement of all of the provider's equipment and materials; (v) the
provider agrees to abide by Landlord requirements, if any, that provider use
existing building conduits and pipes or use building contractors (or other
Contractors approved by Landlord); (vi) the provider agrees to deliver to
Landlord detailed "as built plans immediately after the installation of the
provider's equipment is complete; and (vii) all of the foregoing matters are
documented in a written license agreement between Landlord and the provider,
the form and content of which is reasonably satisfactory to Landlord.

2. All other terms and conditions of the Lease, except as specifically amended
or modified by this Amendment, shall remain in effect and unchanged.

         IN WITNESS WHEREOF, the parties hereto have signed this Second
Amendment to Lease Agreement as of the date first set above.

CARDINAL TECHNOLOGY CENTER II, INC.

By:
       -----------------------------
Name:
       -----------------------------
Title:
       -----------------------------

ADVANCE PARADIGM, INC.

By:     /s/ JON S. HALBERT
       -----------------------------
Name:
       -----------------------------
Title:
       -----------------------------

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THIRD AMENDMENT TO LEASE AGREEMENT                                        Page 3

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