Document:

EXHIBIT 10.23

                           BASIC LEASE INFORMATION

 Lease Date:         September 17, 2001

 Tenant:             PEGASUS SOLUTIONS, INC.

 Tenant's Address:   3811 Turtle Creek Boulevard
                     Suite 1100
                     Dallas, Texas 75219

 Contact:            Steve Greenspan     Telephone:  (602) 861-7684

 Landlord:           DALLAS RPFIV CAMPBELL CENTRE
                     ASSOCIATES LIMITED PARTNERSHIP,
                     a Delaware limited partnership

 Landlord's Address: 8350 North Central Expressway
                     Suite 100
                     Dallas, Texas 75206

 Contact:            Property Manager
                     Telephone:  (214) 932-1700

 Premises:           Subject to the provisions  of the "Term" section  below,
                     approximately  81,252  rentable  square  feet  of   area
                     located on  the  sixteenth (16th),  seventeenth  (17th),
                     eighteenth  (18th),  nineteenth  (19th)  and   twentieth
                     (20th) floors  (collectively,  the "Premises")   in  the
                     office  building  (the  "Building")  commonly  known  as
                     Campbell Centre I and located  on the land described  on
                     Exhibit D attached to the Lease (the "Land"), and  whose
                     street address is 8350 North Central Expressway, Dallas,
                     Texas 75206.  The  Premises are outlined and  delineated
                     on the plan  attached to the  Lease as Exhibit  A.   The
                     Building, the  parking  facilities associated  with  the
                     Building and  the  Land  are  collectively  referred  to
                     herein as the "Project."   Tenant may elect to  increase
                     the area of the Premises by up to 8,125 rentable  square
                     feet (the  "Additional  Space")  by  delivering  written
                     notice ("Tenant's Election Notice") thereof to  Landlord
                     on or before ninety (90) days following the date of this
                     Lease (the "Lease Date").  The Additional Space shall be
                     contiguous to the remaining portion of the Premises  and
                     shall be  of a  configuration reasonably  acceptable  to
                     Landlord.  In addition, if Tenant elects to increase the
                     area of  the Premises,  such  expansion space  shall  be
                     located contiguous to the lowest floor of the  Premises.
                     If Tenant  timely  delivers  Tenant's  Election  Notice,
                     Landlord and Tenant shall  execute an amendment to  this
                     Lease reflecting the expansion  of the Premises and  the
                     consequential increase in the Basic Rental and  Tenant's
                     Proportionate Share.

                     The Premises may  also be  expanded to  include one  (1)
                     additional  floor  in  the  Building  pursuant  to   the
                     provisions of Exhibit H attached to this Lease.

 Term:               The period  of  time  commencing on  the  date  Landlord
                     delivers  the  Premises  to  Tenant   (the "Commencement
                     Date") and ending  at 11:59 p.m.  on February 29,  2012,
                     subject  to  adjustment   and  earlier  termination   as
                     provided in  the  Lease.   Landlord  shall  deliver  the
                     Premises to Tenant within one (1) business day following
                     the execution and delivery of this Lease by Landlord and
                     Tenant.  Tenant  shall  be   deemed  to  have   accepted
                     possession  of  the   Premises  when  Landlord   tenders
                     possession thereof to Tenant.

 Basic
 Rental:
                                               Annual Basic
                                              Rental Rate Per     Monthly
                             Period           Rentable Square   Basic Rental
                                                   Foot
                      ---------------------   ---------------   ------------
                        Commencement Date
                      through and including
                            11/30/02          Not Applicable        $-0-

                       12/1/02 - 02/28/07         $22.971       $155,529.87

                       03/1/07 - 11/30/07         $26.122       $176,858.52

                       12/1/07 - 02/29/12         $24.753       $167,582.25

 -----------------------------
 1 Sum of $21.00 plus Y plus Z
 2 Sum of $24.15 plus Y plus Z
 3 Sum of $24.15 plus Y

 Y = $0.60  which is the  monthly per square  foot increase  in Basic  Rental
 resulting from the  increase in the  Construction Allowance  from $30.50  to
 $34.00 per  rentable square  foot, with  the additional  $3.50 per  rentable
 square foot amortized at an interest rate of eleven percent (11%) per  annum
 over the  one  hundred eleven  (111)  months remaining  in  the Term  as  of
 December 1, 2001.

 Z = $1.37  which is the  monthly per square  foot increase  in Basic  Rental
 resulting from the abatement  of an additional  $426,573.00 of Basic  Rental
 which would  otherwise be  payable  for the  period  of September  1,  2002,
 through November 30,  2002, and the  amortization of the  $426,573.00 at  an
 interest rate of eleven percent (11%) per annum over sixty (60) months.

<PAGE>

 Security Deposit:   See Section 6.

 Rent:               Basic Rental, Tenant's  share of Excess,  and all  other
                     sums that Tenant may owe to Landlord under the Lease.

 Permitted Use:      General office use and  (1) uses ancillary thereto,  and
                     (2) use of the Exercise Space  and/or the ROFR Space  as
                     an exercise facility and/or health club open for use  to
                     Tenant's employees and  invitees, subject  to the  terms
                     and conditions of Section 26.h and Exhibit L attached to
                     this Lease.  Permitted  ancillary uses for the  Premises
                     shall include kitchen and eating facilities for Tenant's
                     employees   (however   open-flame   cooking   shall   be
                     prohibited and proper ventilation shall be required).

 Tenant's
 Proportionate
 Share:              18.8236%, which is the  percentage obtained by  dividing
                     (i) the 81,252 rentable square  feet in the Premises  by
                     (ii) the 431,649 rentable square feet in the Building.

 Expense Stop:       Actual Basic  Cost  per  rentable  square  foot  in  the
                     Building  for the 2002 calendar year, adjusted  pursuant
                     to Paragraph (d) of Exhibit C.

 Initial Liability
 Insurance Amount:   $5,000,000.

 Maximum
 Construction
 Allowance:          $34.00  per  rentable  square  foot  in  the   Premises,
                     subject, however, to the further provisions of Exhibit E
                     attached to this Lease.

 Extension Option:   Two (2)  five  (5)  year extension  options  as  further
                     provided in Exhibit G attached to this Lease.

 Right of First
 Refusal:            With respect to space in the Building located above
                     the  ninth  (9th)  floor  of  the  Building  as  further
                     provided in Exhibit  I attached to  this Lease and  with
                     respect to certain space on  the concourse level of  the
                     Building as further  provided in Exhibit  L attached  to
                     this Lease.

 The foregoing Basic Lease Information is  incorporated into and made a  part
 of the Lease  identified above.   If any conflict  exists between any  Basic
 Lease Information and the Lease, then the Lease shall control.

 LANDLORD:                                TENANT:

 DALLAS RPFIV CAMPBELL CENTRE         PEGASUS SOLUTIONS, INC.,
 ASSOCIATES LIMITED PARTNERSHIP,      a Delaware corporation
 a Delaware limited partnership

 By: GEIRPIV Holding Corporation,
     a Delaware corporation,          By:
     its General Partner              Name:
                                      Title:

     By:
     Name:
     Title:

<PAGE>

                              TABLE OF CONTENTS

                                                            Page
                                                            ----

 DEFINITIONS AND BASIC PROVISIONS...........................  1

 LEASE GRANT................................................  1

 TERM.......................................................  1

 RENT.......................................................  1

 DELINQUENT PAYMENT; HANDLING CHARGES.......................  1

 SECURITY DEPOSIT...........................................  1

 LANDLORD'S OBLIGATIONS.....................................  2
      a.   Services.........................................  2
      b.   Excess Utility Use...............................  2
      c.   Utility Rules....................................  3
      d.   Restoration of Services; Abatement...............  3
      e.   Common Areas Defined.............................  3

 IMPROVEMENTS; ALTERATIONS; REPAIRS; MAINTENANCE............  3
      a.   Improvements; Alterations........................  3
      b.   Repairs; Maintenance.............................  4
      c.   Performance of Work..............................  4
      d.   Mechanic's Liens.................................  4

 USE........................................................  4

 ASSIGNMENT AND SUBLETTING..................................  4
      a.   Transfers; Consent...............................  4
      b.   Cancellation.....................................  5
      c.   Permitted Transfer...............................  6
      d.   Additional Compensation..........................  6

 INSURANCE; WAIVERS; SUBROGATION; INDEMNITY.................  6
      a.   Insurance........................................  6
      b.   Waiver of Negligence Claims; No Subrogation......  6
      c.   Indemnity........................................  6

 SUBORDINATION ATTORNMENT; NOTICE TO LANDLORD'S MORTGAGEE...  7
      a.   Subordination....................................  7
      b.   Attornment.......................................  7
      c.   Notice to Landlord's Mortgagee...................  7
      d.   Subordination, Nondisturbance and Attornment
           Agreement........................................  7

 RULES AND REGULATIONS......................................  7

 CONDEMNATION...............................................  7
      a.   Taking Defined...................................  7
      b.   Total Taking.....................................  7
      c.   Landlord's Rights................................  8
      d.   Tenant's Rights..................................  8
      e.   Award............................................  8
      f.   Rent Proration...................................  8

 FIRE OR OTHER CASUALTY.....................................  8
      a.   Repair Estimate..................................  8
      b.   Landlord's and Tenant's Rights...................  8
      c.   Landlord's Rights................................  9
      d.   Repair Obligation................................  9

 TAXES......................................................  9

 EVENTS OF DEFAULT..........................................  9

 REMEDIES...................................................  9

 PAYMENT BY TENANT; NON-WAIVER.............................. 10
      a.   Payment by Tenant................................ 10
      b.   No Waiver........................................ 10

 LANDLORD'S LIEN............................................ 10

 SURRENDER OF PREMISES...................................... 10

 HOLDING OVER............................................... 11

 CERTAIN RIGHTS RESERVED BY LANDLORD........................ 11

 MISCELLANEOUS.............................................. 12
      a.   Landlord Transfer................................ 12
      b.   Landlord's Liability............................. 12
      c.   Force Majeure.................................... 12
      d.   Brokerage........................................ 12
      e.   Estoppel Certificates............................ 12
      f.   Notices.......................................... 12
      g.   Separability..................................... 12
      h.   Amendments; and Binding Effect................... 12
      i.   Quiet Enjoyment.................................. 12
      j.   Joint and Several Liability...................... 13
      k.   Captions......................................... 13
      l.   No Merger........................................ 13
      m.   No Offer......................................... 13
      n.   Tax Protest...................................... 13
      o.   Exhibits......................................... 13
      p.   Entire Agreement................................. 14

 SPECIAL PROVISIONS......................................... 14

      a.   ERISA and UBTI Restrictions...................... 14
      b.   Tenant Access.................................... 14
      c.   Roof Rights...................................... 14
      d.   Building Signage................................. 15
      e.   Landlord Default................................. 15
      f.   Dispute by Tenant................................ 15
      g.   Security......................................... 16
      h.   Exercise Facility................................ 16
      i.   Counterparts..................................... 16

 EXHIBITS

   Exhibit A  - Outline of Premises and ROFR Space
   Exhibit B  - Building Rules and Regulations
   Exhibit C  - Operating Expense Escalator
   Exhibit D  - Legal Description
   Exhibit E  - Tenant Finish-Work:  Allowance
   Exhibit F  - Parking
   Exhibit G  - Extension Option
   Exhibit H  - Expansion Option
   Exhibit I  - Right of First Refusal
   Exhibit J  - Cleaning Specifications
   Exhibit K  - Subordination, Nondisturbance and Attornment Agreement
   Exhibit L  - Right of First Refusal (Exercise Facility)
   Exhibit M  - Escrow Agreement
   Exhibit N  - Location of Ten Reserved Parking Spaces
   Exhibit O  - Form of Letter of Credit

<PAGE>

                                    LEASE

                     THIS LEASE AGREEMENT (this  "Lease") is entered into  as
                     of September 17, 2001,  between  Dallas  RPFIV  Campbell
                     Centre   Associates  Limited  Partnership,   a  Delaware
                     limited partnership ("Landlord"), and Pegasus Solutions,
                     Inc., a Delaware corporation ("Tenant").

 DEFINITIONS AND
 BASIC PROVISIONS         1.   The definitions and basic provisions set forth
                     in  the  Basic  Lease  Information  (the  "Basic   Lease
                     Information")   executed    by   Landlord   and   Tenant
                     contemporaneously  herewith are  incorporated  herein by
                     reference for all purposes.

 LEASE GRANT              2.   Subject to the terms  of this Lease,  Landlord
                     leases to Tenant, and  Tenant leases from Landlord,  the
                     Premises.

 TERM                     3.   Landlord  shall  prepare,  and  Landlord   and
                     Tenant shall execute,  within thirty (30) days after the
                     Commencement  Date,   a   letter  confirming   (i)   the
                     Commencement Date,  (ii) that  Tenant has  accepted  the
                     Premises, and (iii) that  Landlord has performed  all of
                     its obligations with respect  to Landlord's delivery  of
                     possession of the Premises.

 RENT                     4.   Tenant shall timely pay to Landlord the  Basic
                     Rental and all additional sums to  be paid by Tenant  to
                     Landlord under  this Lease,  including the  amounts  set
                     forth in Exhibit C, without deduction or set off, except
                     as  expressly  provided  otherwise  in  this  Lease,  at
                     Landlord's Address (or  such other  address as  Landlord
                     may from time to time  designate in writing to  Tenant).
                     Basic Rental,  adjusted  as herein  provided,  shall  be
                     payable  monthly  in   advance.     The  first   monthly
                     installment of Basic Rental shall be payable on December
                     1,  2002   (the  "Basic   Rental  Commencement   Date");
                     thereafter, monthly installments  of Basic Rental  shall
                     be due  on the  first day  of each  succeeding  calendar
                     month during the Term.  Basic Rental for any  fractional
                     month at  the beginning  or end  of  the Term  shall  be
                     prorated based  on 1/365  of  the current  annual  Basic
                     Rental for each day of the  partial month this Lease  is
                     in effect.

 DELINQUENT
 PAYMENT;
 HANDLING CHARGES         5.   All payments  required  of  Tenant  hereunder,
                     whether for Rent or otherwise, shall bear interest  from
                     the date due until paid at the lesser per annum rate  of
                     (i) four percent (4%)  in excess of  the Prime Rate  (as
                     defined in  Section 18.a),  or (ii)  the maximum  lawful
                     rate of interest.   Alternatively,  Landlord may  charge
                     Tenant  a  fee  ("Late  Charge")  equal  to  5%  of  the
                     delinquent payment to  reimburse Landlord  for its  cost
                     and inconvenience incurred as a consequence of  Tenant's
                     delinquency.   Notwithstanding the  foregoing, the  Late
                     Charge shall  not  apply  to  the  first  two  (2)  late
                     payments in a calendar year provided such late  payments
                     are made within  ten (10) days  following the due  date.
                     In no event, however, shall the charges permitted  under
                     this Section 5 or elsewhere in this Lease, to the extent
                     the same are considered to be interest under  applicable
                     law, exceed the maximum lawful rate of interest.

 SECURITY DEPOSIT         6.   Contemporaneously with the  execution of  this
                     Lease, Tenant shall deposit with Landlord security  (the
                     "Security Deposit") for  the performance of  all of  its
                     obligations  in  the  amount  of  $1,350,000.00,   which
                     security shall be  in the form  of an unconditional  and
                     irrevocable  letter  of  credit  issued  by  The   Chase
                     Manhattan Bank  or  another  FDIC  -  insured  financial
                     institution satisfactory  to  Landlord (the  "Letter  of
                     Credit")  in  the  form   attached  to  this  Lease   as
                     Exhibit O.  Landlord  covenants and  agrees with  Tenant
                     not to draw on the Letter of Credit unless Tenant is  in
                     default under the Lease, all notices required under  the
                     Lease to be given to Tenant  have been given, all  times
                     for Tenant to cure the  default have elapsed and  Tenant
                     has not cured the default.   If Tenant does not  provide
                     Landlord with a  substitute Letter  of Credit  complying
                     with all of  the requirements hereof  at least ten  (10)
                     business days before the  stated expiration date of  the
                     current Letter of  Credit then Landlord  shall have  the
                     right to draw upon the current Letter of Credit and hold
                     the funds  drawn as  the Security  Deposit.   If  Tenant
                     defaults under this Lease, Landlord may use any part  of
                     the Security Deposit to pay or perform any obligation of
                     Tenant under this Lease,  or to compensate Landlord  for
                     any loss or damage resulting from  any default.  To  the
                     extent any  portion of  the  Security Deposit  is  used,
                     Tenant shall within ten (10) business days after  demand
                     from Landlord reinstate the Security Deposit to its full
                     amount.  If no uncured Event of Default then exists, the
                     Security Deposit shall be reduced to $900,000.00 on  the
                     first   annual   anniversary   of   the   Basic   Rental
                     Commencement Date  and  to  $450,000.00  on  the  second
                     annual anniversary  of  the  Basic  Rental  Commencement
                     Date.     If   requested  by   Tenant,   Landlord   will
                     simultaneously deliver the Letter of Credit then held by
                     Landlord to Tenant, against delivery of a new Letter  of
                     Credit in a reduced amount  then required by this  Lease
                     and otherwise satisfying the requirements of this Lease.
                     If no  uncured  Event of  Default  exists on  the  third
                     annual anniversary  of  the  Basic  Rental  Commencement
                     Date, the Security Deposit shall be reduced to an amount
                     equal to  one  month's Basic  Rental  installment  which
                     Tenant shall deposit with Landlord  in the form of  cash
                     funds.  If  Tenant does not  provide Landlord with  cash
                     funds complying with  the requirements  hereof at  least
                     ten (10) business days before the stated expiration date
                     of the  current Letter  of Credit,  then Landlord  shall
                     have the right to draw upon the current Letter of Credit
                     and hold the funds as  the Security Deposit, subject  to
                     reduction as provided  above.  If  Tenant shall  perform
                     all of its obligations under  this Lease and return  the
                     Premises to  Landlord at  the end  of  the Term  in  the
                     manner and condition required hereunder, Landlord  shall
                     return any remaining  Security Deposit to  Tenant.   The
                     Security Deposit shall not  serve as an advance  payment
                     of Rent  or  a measure  of  Landlord's damages  for  any
                     default under  this Lease.   If  Landlord transfers  its
                     interest in the Premises, then Landlord shall assign the
                     Security Deposit to the transferee, or, if the  Security
                     Deposit is then  in the form  of the  Letter of  Credit,
                     Tenant shall,  at Landlord's  request  and at  no  third
                     party out-of-pocket expense to Tenant, cause the  Letter
                     of Credit to  be reissued to  the transferee subject  to
                     the terms hereof and, in either such event and  provided
                     that the  Letter  of Credit  then  held by  Landlord  is
                     simultaneously delivered to Tenant, Landlord  thereafter
                     shall have no  further liability for  the return of  the
                     Security Deposit.

 LANDLORD'S
 OBLIGATIONS              7.   a.   Services.   Landlord shall  maintain  and
                     operate the Building  and the Project  in a clean,  safe
                     and operable condition and  in a manner consistent  with
                     comparable commercial  office  buildings  in  the  North
                     Central Expressway Market Area, as defined in Exhibit  G
                     ("Comparable Buildings").  Provided no Event of  Default
                     exists, Landlord shall furnish to Tenant (1) water  (hot
                     and cold) at those points of supply provided for general
                     use  of  tenants  of   the  Building;  (2)  heated   and
                     refrigerated air  conditioning ("HVAC")  as  appropriate
                     during Normal Building Hours (as defined below), and  at
                     such temperatures and  in such amounts  as are  standard
                     for Comparable Buildings; (3) janitorial service to  the
                     Premises in accordance with the specifications  attached
                     hereto as Exhibit J  five (5) days  per week other  than
                     holidays and such  window washing  as may  from time  to
                     time in Landlord's judgment be reasonably required;  (4)
                     standard passenger and freight elevators for ingress and
                     egress to the  floor on which  the Premises are  located
                     during Normal  Building  Hours,  in  common  with  other
                     tenants, provided that Landlord may reasonably limit  to
                     not less than  one (1) standard  passenger elevator  the
                     number of elevators  to be in  operation at times  other
                     than during Normal  Building Hours;  (5) replacement  of
                     Building-standard light  bulbs  and  fluorescent  tubes,
                     provided that Landlord's standard charge for such  bulbs
                     and tubes shall be paid by Tenant; and (6) 277/480  volt
                     3-phase  electrical  service  capable  of  providing   a
                     minimum  of  five  (5)  watts  of  available  power  per
                     rentable square  foot  low voltage  (below  ceiling)  if
                     required, and  two (2)  watts per  rentable square  foot
                     high voltage (lighting) "Normal Office Usage".  As  used
                     herein, the term "Normal Building Hours" shall mean 7:00
                     a.m. to 7:00 p.m. Monday through Friday and 8:00 a.m. to
                     12:00 p.m. Saturday, excluding  New Years Day,  Memorial
                     Day, July 4th,  Labor Day,  Thanksgiving Day,  Christmas
                     Day and any other  nationally recognized legal  holiday,
                     if any, that  tenants occupying at  least fifty  percent
                     (50%) of the rentable area of the Building are not  open
                     for business.  Landlord shall maintain the Common  Areas
                     of the Building in good order and condition, except  for
                     damage occasioned by Tenant, or its employees, agents or
                     invitees.    If  Tenant  desires  any  of  the  services
                     specified in this  Section 7.a  at any  time other  than
                     times herein designated, such services shall be supplied
                     to Tenant upon the  written request of Tenant  delivered
                     to  Landlord  before  3:00 p.m.  on  the  business   day
                     preceding such  extra usage,  and  Tenant shall  pay  to
                     Landlord the actual cost of such services, inclusive  of
                     administrative and  accounting  charges,  within  thirty
                     (30) days  after Landlord  has  delivered to  Tenant  an
                     invoice therefor.   HVAC  services at  times other  than
                     Normal Building  Hours  to all  or  any portion  of  the
                     Premises shall be charged on a  per hour basis based  on
                     Landlord's actual cost  therefor.   Without limiting  or
                     restricting the  rights  of Landlord  contained  in  the
                     Lease, Landlord hereby  informs Tenant that,  as of  the
                     date of this Lease, the amount that would be charged  to
                     Tenant for after-hours HVAC services is $55.00 for  each
                     floor for which Tenant  requests such services and  that
                     this rate is subject to change by Landlord if rates  are
                     increased  by  any   provider  of   electricity  or   if
                     Landlord's  costs  to  provide  this  service  otherwise
                     increase after the date of this Lease.

                          b.    Excess Utility Use.     Landlord  shall   use
                     reasonable efforts to  furnish electrical  current   for
                     equipment whose  electrical energy  consumption  exceeds
                     Normal Office  Usage through  the then-existing  feeders
                     and risers serving  the Building and  the Premises,  and
                     Tenant shall pay  to Landlord the  cost of such  service
                     within thirty (30) days after Landlord has delivered  to
                     Tenant an invoice therefor.  Landlord may determine  the
                     amount of  such  additional  consumption  and  potential
                     consumption by either or both: (i) a survey of  standard
                     or average tenant usage  of electricity in the  Building
                     performed by a reputable consultant selected by Landlord
                     and paid for by Tenant; or (ii) a separate meter in  the
                     Premises installed,  maintained, and  read by  Landlord,
                     the cost  of  which  shall be  at  Tenant's  expense  if
                     Tenant's electrical  energy consumption  exceeds  Normal
                     Office Usage.  Tenant  shall not install any  electrical
                     equipment requiring special wiring or exceeding Building
                     capacity unless approved  in advance by  Landlord.   The
                     use of electricity in the Premises shall not exceed  the
                     capacity of existing feeders and risers to or wiring  in
                     the Premises.   Any risers  or wiring  required to  meet
                     Tenant's  excess  electrical  requirements  shall,  upon
                     Tenant's written request, be  installed by Landlord,  at
                     Tenant's cost,  if, in  Landlord's reasonable  judgment,
                     the same  are necessary  and shall  not cause  permanent
                     damage or injury to the Building or the Premises,  cause
                     or create  a dangerous  or hazardous  condition,  entail
                     excessive  or  unreasonable  alterations,  repairs,   or
                     expenses, or interfere with or disturb other tenants  of
                     the Building.   If  Tenant  uses machines  or  equipment
                     (other than general office machines, excluding computers
                     and  electronic  data   processing  equipment)  in   the
                     Premises  which   affect   the   temperature   otherwise
                     maintained by the air  conditioning system or  otherwise
                     overload any utility, Landlord may install  supplemental
                     air conditioning units  or other supplemental  equipment
                     in the  Premises, and  the cost  thereof, including  the
                     cost of installation,  operation, use, and  maintenance,
                     shall be paid by Tenant  to Landlord within thirty  (30)
                     days after Landlord has  delivered to Tenant an  invoice
                     therefor.

                          c.   Utility  Rules.    Landlord's  obligation   to
                     furnish services under Section  7.a shall be subject  to
                     the rules  and  regulations  of  the  supplier  of  such
                     services and governmental rules and regulations.

                          d.   Restoration of Services; Abatement.   Landlord
                     shall use reasonable efforts to restore any service that
                     becomes unavailable; however, such unavailability  shall
                     not  render  Landlord  liable  for  any  damages  caused
                     thereby,  be   a   constructive  eviction   of   Tenant,
                     constitute a breach of any implied warranty, or,  except
                     as provided in this Section  7.d, entitle Tenant to  any
                     abatement    of    Tenant's    obligations    hereunder.
                     Notwithstanding the foregoing provisions of this Section
                     7.d to the contrary, in the event of the  unavailability
                     of  such  service  that  renders  the  Premises  or  any
                     substantial portion of  any floor  thereof unusable  for
                     the Permitted Use  for a period  in excess  of five  (5)
                     consecutive business days after  written notice of  such
                     unavailability and  unusability is  given by  Tenant  to
                     Landlord that  was  neither  the result  of  a  casualty
                     described in Section  15 of this  Lease, nor caused,  in
                     whole  or  in  part,  by  Tenant  or  Tenant's   agents,
                     employees or  contractors, then,  as Tenant's  sole  and
                     exclusive  remedy,  Tenant  shall  be  entitled  to   an
                     equitable  abatement  of  the  Basic  Rental  and  other
                     charges for the period  the Premises or portion  thereof
                     are untenantable.  In the event the foregoing  described
                     unavailability exceeds forty-five (45) consecutive  days
                     or sixty (60) days within a twelve (12)-month period and
                     such unavailability was neither the result of a casualty
                     described in Section  15 of this  Lease, nor caused,  in
                     whole  or  in  part,  by  Tenant  or  Tenant's   agents,
                     employees or contractors, Tenant shall have the right to
                     terminate  this  Lease  with  respect  to  the  affected
                     portion  of  the  Premises  by  delivering  to  Landlord
                     written notice of such  termination prior to the  curing
                     of such unavailability.  If at least one (1) full  floor
                     of  the  Premises  is  affected,  Tenant's  election  to
                     terminate the  Lease  may be  for  all or  the  affected
                     portion of  the  Premises.   For  purposes  hereof,  the
                     Premises or any portion thereof  shall not be deemed  to
                     be unusable if  Tenant continues  to occupy  or use  the
                     Premises or such portion thereof for the Permitted Use.

                          e.   Common Areas  Defined.   "Common Areas"  means
                     all  areas  both  interior  and  exterior  provided   by
                     Landlord for the common or joint use and benefit of  the
                     occupants of  the  Building,  their  employees,  agents,
                     customers, and other invitees, including but not limited
                     to,  the  vehicle  parking  areas  (whether  spaces  are
                     assigned, reserved or  not), public restroom  facilities
                     not located in  the Premises  or the  premises of  other
                     tenants of the Building, landscaped areas, plaza  decks,
                     driveways, walkways, exterior lighting, ramps,  drainage
                     facilities, sidewalks, building  entrances, lobbies  and
                     hallways,  mechanical   rooms,   elevator   shafts   and
                     stairways, access ways, loading docks, drives, platforms
                     and pipes, conduits and wires and appurtenant  equipment
                     serving the Building.

 IMPROVEMENTS;
 ALTERATIONS;
 REPAIRS;
 MAINTENANCE              8.   a.   Improvements; Alterations.   Improvements
                     to the Premises  shall be  installed at  the expense  of
                     Tenant only in accordance with plans and  specifications
                     which have been previously submitted to and approved  in
                     writing  by  Landlord,  which  approval  shall  not   be
                     unreasonably withheld.  If Landlord fails to respond  to
                     Tenant's request for approval  within ten (10)  business
                     days following  (i) Tenant's  written request  therefor,
                     and  (ii)   Landlord's  receipt   of  such   plans   and
                     specifications,  Landlord  shall   be  deemed  to   have
                     approved the plans  and specifications, provided  Tenant
                     prominently displays  on  the  first  page  of  Tenant's
                     written  request:    "REQUEST  FOR  LANDLORD   APPROVAL.
                     FAILURE TO RESPOND WITHIN  TEN (10) BUSINESS DAYS  SHALL
                     BE  DEEMED  APPROVAL."     After   the  initial   Tenant
                     improvements  are  made,  no  alterations  or   physical
                     additions in  or to  the Premises  may be  made  without
                     Landlord's prior  written  consent.   Tenant  shall  not
                     paint or install lighting or decorations, signs,  window
                     or door lettering, or advertising  media of any type  on
                     or about the Premises without the prior written  consent
                     of Landlord.   Subject to Section  21, all  alterations,
                     additions,  or   improvements  (whether   temporary   or
                     permanent in character, and including without limitation
                     all air-conditioning equipment  and all other  equipment
                     that is  in  any  manner  connected  to  the  Building's
                     plumbing system) made in or upon the Premises, either by
                     Landlord or Tenant, shall be Landlord's property at  the
                     end of the Term and shall remain on the Premises without
                     compensation to Tenant.  Approval by Landlord of any  of
                     Tenant's drawings and plans and specifications  prepared
                     in connection  with  any improvements  in  the  Premises
                     shall not  constitute a  representation or  warranty  of
                     Landlord as  to  the  adequacy or  sufficiency  of  such
                     drawings, plans and specifications, or the  improvements
                     to  which  they  relate,   for  any  use,  purpose,   or
                     condition, but such approval shall merely be the consent
                     of Landlord as required hereunder.  Landlord and  Tenant
                     acknowledge that, in accordance  with the provisions  of
                     the Americans  with Disabilities  Act  of 1990  and  all
                     regulations and guidelines issued by authorized agencies
                     with respect thereto, all as  amended from time to  time
                     (the "ADA") and  the Texas  accessibility standards  and
                     all regulations  and  guidelines  issued  by  authorized
                     agencies with respect thereto, all as amended from  time
                     to time  ("TAS") [the  ADA and  TAS, being  collectively
                     referred  to   herein   as   the   "Disability   Laws"],
                     responsibility  for  compliance   with  the  terms   and
                     conditions of the  Disability Laws may  be allocated  as
                     between Landlord and  Tenant.  Notwithstanding  anything
                     to the  contrary contained  in the  Lease, Landlord  and
                     Tenant agree that the responsibility for compliance with
                     the Disability Laws shall be allocated as follows:   (i)
                     Tenant shall  be  responsible for  compliance  with  the
                     Disability Laws with respect to the Premises, except the
                     restrooms and the elevators located inside the Premises,
                     and (ii) Landlord  shall be  responsible for  compliance
                     with the Disability Laws  with respect to the  restrooms
                     and elevators located in  the Premises and the  exterior
                     of the Project, parking  areas, sidewalks and  walkways,
                     and any and all areas appurtenant thereto, together with
                     all common areas of the Project not included within  the
                     Premises.     The  allocation   of  responsibility   for
                     compliance with the Disability Laws between Landlord and
                     Tenant, and  the  obligations  of  Landlord  and  Tenant
                     established by  such  allocations, shall  supersede  any
                     other provisions  of the  Lease that  may contradict  or
                     otherwise  differ   from   the  requirements   of   this
                     Section 8.a.

                          b.   Repairs; Maintenance.   Tenant shall  maintain
                     the Premises  in  a clean,  safe,  operable,  attractive
                     condition, and shall not permit  or allow to remain  any
                     waste or damage to any portion of the Premises.   Tenant
                     shall repair or replace, subject to Landlord's direction
                     and supervision, any  damage to the  Building caused  by
                     Tenant or Tenant's agents, contractors, or invitees.  If
                     Tenant fails to make such repairs or replacements within
                     thirty (30) days  after Landlord's  delivery of  written
                     notice of the occurrence of such damage (or such  longer
                     period as may be permitted by Section 17.b below  before
                     the occurrence of  an Event of  Default), then  Landlord
                     may make the same  at Tenant's cost.  In lieu of  having
                     Tenant repair any such  damage outside of the  Premises,
                     Landlord may repair such damage  at Tenant's cost.   The
                     cost of  any repair  or  replacement work  performed  by
                     Landlord under this Section 8 shall be paid by Tenant to
                     Landlord within  thirty  (30) days  after  Landlord  has
                     delivered to Tenant an invoice therefor.

                          c.   Performance of Work.   All work  described  in
                     this Section 8 shall be performed only by Landlord or by
                     contractors and  subcontractors approved  in writing  by
                     Landlord, such approval not to be unreasonably withheld.
                     If Landlord  fails to  respond to  Tenant's request  for
                     approval  within  ten   (10)  business  days   following
                     Tenant's written  request  therefor, Landlord  shall  be
                     deemed   to   have   approved   such   contractors   and
                     subcontractors, provided Tenant prominently displays  on
                     the first page  of Tenant's written  request:   "REQUEST
                     FOR LANDLORD APPROVAL.   FAILURE TO  RESPOND WITHIN  TEN
                     (10) BUSINESS DAYS  SHALL BE DEEMED  APPROVAL."   Tenant
                     shall  cause  all  contractors  and  subcontractors   to
                     procure and  maintain  insurance coverage  against  such
                     risks, in  such  amounts,  and with  such  companies  as
                     Landlord may reasonably require, and to procure  payment
                     and  performance   bonds  reasonably   satisfactory   to
                     Landlord covering the cost of the  work.  All such  work
                     shall  be  performed  in   accordance  with  all   legal
                     requirements and in a good and workmanlike manner so  as
                     not to  damage the  Premises, the  primary structure  or
                     structural  qualities  of  the  Building,  or  plumbing,
                     electrical  lines,   or   other   utility   transmission
                     facility.   All such  work which  may affect  the  HVAC,
                     electrical system, or plumbing  must be approved by  the
                     Building's engineer of record.

                          d.  Mechanic's Liens.  Tenant shall not permit  any
                     mechanic's liens to be filed against the Premises or the
                     Building for any work performed, materials furnished, or
                     obligation incurred by or at the request of Tenant.   If
                     such a lien is filed, then Tenant shall, within ten days
                     after Landlord  has delivered  notice of  the filing  to
                     Tenant, either pay the amount of the lien or  diligently
                     contest such  lien and  deliver to  Landlord a  bond  or
                     other security reasonably satisfactory to Landlord.   If
                     Tenant fails  to timely  take either  such action,  then
                     Landlord may pay  the lien claim  without inquiry as  to
                     the validity thereof, and any amounts so paid, including
                     expenses and  interest,  shall  be  paid  by  Tenant  to
                     Landlord within  thirty  (30) days  after  Landlord  has
                     delivered to Tenant an invoice therefor.

 USE                      9.   Tenant shall continuously  occupy and use  the
                     Premises only  for the  Permitted Use  and shall  comply
                     with all laws, orders,  rules, and regulations  relating
                     to the use,  condition, and occupancy  of the  Premises.
                     The Premises  shall not  be used  for any  use which  is
                     disreputable or  creates extraordinary  fire hazards  or
                     results  in  an  increased  rate  of  insurance  on  the
                     Building or its contents or the storage of any hazardous
                     materials or substances.  If, because of Tenant's  acts,
                     the rate of  insurance on the  Building or its  contents
                     increases, then such acts shall be an Event of  Default,
                     Tenant shall pay to Landlord the amount of such increase
                     on demand,  and acceptance  of  such payment  shall  not
                     constitute a waiver of  any of Landlord's other  rights.
                     Tenant  shall  conduct  its  business  and  control  its
                     agents, employees, and invitees in such a manner as  not
                     to create any nuisance  or interfere with other  tenants
                     or Landlord in its management of the Building.

 ASSIGNMENT AND
 SUBLETTING               10.  a.   Transfers; Consent.   Tenant  shall  not,
                     without the  prior written  consent of  Landlord  (which
                     consent shall not be unreasonably withheld or  delayed),
                     other than in connection with a Permitted Transfer,  (i)
                     assign, transfer, or encumber  this Lease or any  estate
                     or interest herein, whether directly or by operation  of
                     law, (ii)  permit  any  other entity  to  become  Tenant
                     hereunder   by   merger,    consolidation,   or    other
                     reorganization, (iii) if Tenant is an entity other  than
                     a corporation whose stock is publicly traded, permit the
                     transfer of an  ownership interest  in Tenant  so as  to
                     result in a  change in  the current  control of  Tenant,
                     (iv) sublet any portion of  the Premises, (v) grant  any
                     license, concession, or other right of occupancy of  any
                     portion of the Premises, or (vi)  permit the use of  the
                     Premises by any  parties other than  Tenant (any of  the
                     events listed  in  clauses  (i)  through  (vi)  being  a
                     "Transfer").  Tenant shall give Landlord written  notice
                     before advertising  the availability  for lease  of  any
                     portion of the Premises.  If Tenant requests  Landlord's
                     consent  to  a  Transfer,  then  Tenant  shall   provide
                     Landlord with  a written  description of  all terms  and
                     conditions of  the  proposed  Transfer,  copies  of  the
                     proposed documentation,  and the  following  information
                     about  the  proposed   transferee:  name  and   address;
                     reasonably satisfactory information  about its  business
                     and business history; its proposed use of the  Premises;
                     banking, financial,  and other  credit information;  and
                     general references  sufficient  to  enable  Landlord  to
                     determine the proposed transferee's creditworthiness and
                     character.  Within   ten   (10)  business   days   after
                     Landlord's receipt of (i)  Tenant's written request  for
                     its consent and  (ii) all of  the above information  and
                     documentation   regarding   the   proposed   transferee,
                     Landlord shall consent to the Transfer or advise  Tenant
                     in writing of  Landlord's reason for  not consenting  to
                     the Transfer.  If Landlord fails to respond to  Tenant's
                     consent request  within  ten (10)  business  days  after
                     receipt of the foregoing information and  documentation,
                     Landlord shall  be  deemed  to  have  consented  to  the
                     Transfer, provided  Tenant prominently  displays on  the
                     first  page   of  Tenant's   written  consent   request:
                     "REQUEST FOR  LANDLORD  APPROVAL.   FAILURE  TO  RESPOND
                     WITHIN TEN (10) BUSINESS DAYS SHALL BE DEEMED APPROVAL."
                     If Landlord consents, or is deemed to have consented, in
                     writing, to  a  proposed  Transfer,  then  the  proposed
                     transferee shall deliver to Landlord a written agreement
                     whereby it  expressly assumes  the Tenant's  obligations
                     hereunder from  and after  the  date of  the  applicable
                     Transfer; however, any subtenant  of all or any  portion
                     of the  Premises shall  be liable  only for  obligations
                     under this  Lease that  are  properly allocable  to  the
                     space subject to the Transfer, and only to the extent of
                     the  rent  it  has   agreed  to  pay  Tenant   therefor.
                     Landlord's consent  to  a  Transfer  shall  not  release
                     Tenant from performing its obligations under this Lease,
                     but rather Tenant  and its transferee  shall be  jointly
                     and severally  liable  therefor, except  to  the  extent
                     expressly provided otherwise herein.  Landlord's consent
                     to any Transfer shall not waive Landlord's rights as  to
                     any subsequent  Transfers.   Landlord's consent  to  any
                     Transfer shall  not waive  Landlord's rights  as to  any
                     subsequent Transfers.   Upon the  occurrence and  during
                     the  continuance  of  an  Event  of  Default  while  the
                     Premises or any part thereof are subject to a  Transfer,
                     then Landlord, in  addition to its  other remedies,  may
                     collect directly from such transferee all rents becoming
                     due to Tenant and apply such rents against Rent.  Tenant
                     authorizes its  transferees  to make  payments  of  rent
                     directly  to  Landlord  upon  receipt  of  notice   from
                     Landlord to do so.

                               b.  Permitted  Transfer.  Notwithstanding  the
                     foregoing, Tenant  may  Transfer  all  or  part  of  its
                     interest  in  this Lease  or all or part of the Premises
                     to  the  following  types  of  entities  ( a  "Permitted
                     Transferee") without the  written  consent  of  Landlord
                     (a "Permitted  Transfer"), provided  that the conditions
                     set forth below are satisfied:

                               (1)  any  person  or   entity  who  or   which
                          controls, is  controlled  by, or  is  under  common
                          control with Tenant; or

                               (2)  any entity in which or with which Tenant,
                          or  its  successors  or   assigns,  is  merged   or
                          consolidated, so long  as (A) Tenant's  obligations
                          hereunder are assumed by the entity surviving  such
                          merger or created  by such  consolidation; and  (B)
                          the Tangible Net Worth of the surviving or  created
                          entity is not substantially less than the  Tangible
                          Net Worth of Tenant as of the date of the Permitted
                          Transfer; or

                               (3)  any entity acquiring all or substantially
                          all of Tenant's  assets if  such entity's  Tangible
                          Net   Worth   after   such   acquisition   is   not
                          substantially less than the  Tangible Net Worth  of
                          Tenant as of the date of the Permitted Transfer.

                     Tenant  shall  promptly  notify  Landlord  of  any  such
                     Permitted Transfer.   As  a condition  precedent to  any
                     Permitted Transfer,  the proposed  Permitted  Transferee
                     must deliver to Landlord a written agreement whereby  it
                     expressly assumes  the Tenant's  obligations  hereunder;
                     however, any transferee of less than all of the space in
                     the Premises shall be liable only for obligations  under
                     this Lease  that are  properly  allocable to  the  space
                     subject to the Transfer, and only  to the extent of  the
                     rent  it  has  agreed  to  pay  Tenant  therefor.    The
                     occurrence of  a  Permitted  Transfer  shall  not  waive
                     Landlord's right to consent to any subsequent  Transfer.
                     As used  herein, "Tangible  Net  Worth" shall  mean  the
                     excess of total assets  over total liabilities (in  each
                     case, determined in accordance with GAAP) excluding from
                     the determination of total assets all assets which would
                     be  classified   as   intangible  assets   under   GAAP,
                     including,  without   limitation,  goodwill,   licenses,
                     patents,  trademarks,  trade   names,  copyrights,   and
                     franchises.   Notwithstanding  anything  herein  to  the
                     contrary, Sections 10.c  and 10.d shall  not apply to  a
                     Permitted Transfer.

                               c.  Cancellation.   Except with  respect to  a
                     Permitted Transfer and except with respect to a sublease
                     covering a term of less  than one-half of the  remaining
                     Term (each a "Temporary Sublease"), Landlord may, within
                     ten (10)  business  days after  submission  of  Tenant's
                     written request for  Landlord's consent  to a  Transfer,
                     cancel this Lease (or, as to a subletting or assignment,
                     cancel as to the portion of the Premises proposed to  be
                     sublet or assigned) as of the date the proposed Transfer
                     was to be effective.  If Landlord cancels this Lease  as
                     to any portion  of the Premises,  then this Lease  shall
                     cease for such portion of the Premises and Tenant  shall
                     pay  to   Landlord   all  Rent   accrued   through   the
                     cancellation  date  relating  to  the  portion  of   the
                     Premises covered by the proposed Transfer.   Thereafter,
                     Landlord may lease such portion  of the Premises to  the
                     prospective transferee (or to any other person)  without
                     liability to Tenant.

                               d.  Additional Compensation.  Tenant shall pay
                     to Landlord,  immediately  upon receipt  thereof,  fifty
                     percent (50%) of the Net Excess Rental.  As used herein,
                     the phrase  "Net Excess  Rental"  shall mean  an  amount
                     equal to (i) the  sum payable to  Tenant for a  Transfer
                     that exceeds  the Basic  Rental  and Tenant's  share  of
                     Excess allocable to the portion of the Premises  covered
                     thereby, minus (ii) all actual costs incurred by  Tenant
                     relating to  the  Transfer if  such  costs are  due  and
                     payable to third parties, including, but not limited to,
                     brokerage commissions, leasehold improvement allowances,
                     architectural allowances, moving  allowances, and  legal
                     fees and expenses..

 INSURANCE;
 WAIVERS;
 SUBROGATION;
 INDEMNITY                11.  a.  Insurance.   Tenant shall  at its  expense
                     procure and maintain throughout  the Term the  following
                     insurance policies:  (i)  commercial  general  liability
                     insurance  in  amounts  of  not  less  than  a  combined
                     single  limit  of  $5,000,000  (the  "Initial  Liability
                     Insurance  Amount")  or  such other amounts as  Landlord
                     may  from  time  to time  reasonably   require, insuring
                     Tenant,   Landlord,    Landlord's   agents   and   their
                     respective  affiliates against all liability  for injury
                     to  or  death  of  a  person  or  persons  or damage  to
                     property arising  from  the  use  and  occupancy  of the
                     Premises, (ii) contractual liability insurance  coverage
                     sufficient  to  cover  Tenant's  indemnity   obligations
                     hereunder, (iii) insurance  covering the  full value  of
                     Tenant's property and  improvements, and other  property
                     (including property  of others),  in the  Premises,  and
                     (iv)  workman's  compensation  insurance,  containing  a
                     waiver of subrogation endorsement reasonably  acceptable
                     to Landlord,  and (v)  business interruption  insurance.
                     Tenant's insurance  shall  provide primary  coverage  to
                     Landlord when  any policy  issued to  Landlord  provides
                     duplicate or similar coverage, and in such  circumstance
                     Landlord's policy will be  excess over Tenant's  policy.
                     Tenant shall furnish certificates of such insurance  and
                     such other  evidence  satisfactory to  Landlord  of  the
                     maintenance  of   all   insurance   coverages   required
                     hereunder, and Tenant shall obtain a written  obligation
                     on the part of each insurance company to notify Landlord
                     at least  30  days  before cancellation  or  a  material
                     change of  any  such  insurance.    All  such  insurance
                     policies shall be issued by companies having a financial
                     rating of not  less than Class  A-XII, as designated  in
                     the most  current Best's  Insurance Reports,  reasonably
                     satisfactory to Landlord.   The  term "affiliate"  shall
                     mean any person or entity which, directly or indirectly,
                     controls, is controlled by,  or is under common  control
                     with the party in question.  Landlord shall procure  and
                     maintain all  insurance  coverages  either  required  by
                     Landlord's Mortgagee (as defined in Section 12.a) or, if
                     no Landlord Mortgagee  exists, customarily procured  and
                     maintained by owners of Comparable Buildings (as defined
                     in Section 7.a).

                          b.     Waiver of Negligence Claims; No Subrogation.
                     Landlord shall not be liable to Tenant or those claiming
                     by, through, or under Tenant for any injury to or  death
                     of any  person or  persons or  the damage  to or  theft,
                     destruction, loss, or  loss of  use of  any property  or
                     inconvenience (a  "Loss")  caused  by  casualty,  theft,
                     fire, third  parties,  or any  other  matter  (including
                     Losses arising through repair or alteration of any  part
                     of the Building, or failure to make repairs, or from any
                     other cause), regardless  of whether  the negligence  of
                     any  party  caused  such  Loss  in  whole  or  in  part.
                     Landlord and Tenant each waives any claim it might  have
                     against  the  other   for  any  damage   to  or   theft,
                     destruction, loss, or  loss of use  of any property,  to
                     the  extent  the  same  is  insured  against  under  any
                     insurance policy that covers the Building, the Premises,
                     Landlord's  or  Tenant's  fixtures,  personal  property,
                     leasehold improvements, or business, or, is required  to
                     be insured against under the terms hereof, regardless of
                     whether the  negligence  or  fault of  the  other  party
                     caused such loss.  Each party shall cause its  insurance
                     carrier to endorse all  applicable policies waiving  the
                     carrier's  rights  of  recovery  under  subrogation   or
                     otherwise against the other party.

                          c.  Indemnity.   Subject to Section 11.(b),  Tenant
                     shall defend, indemnify, and hold harmless Landlord  and
                     its  agents  from  and  against  all  claims,   demands,
                     liabilities, causes  of  action, suits,  judgments,  and
                     expenses  (including  attorneys'  fees)  for  any   Loss
                     arising from  any occurrence  on  the Premises  or  from
                     Tenant's failure to perform  its obligations under  this
                     Lease (other than a Loss arising from the negligence  or
                     willful misconduct  of  Landlord  or  its  employees  or
                     agents).   Subject  to Section  11.(b),  Landlord  shall
                     defend, indemnify,  and  hold harmless  Tenant  and  its
                     agents   from   and   against   all   claims,   demands,
                     liabilities, causes  of  action, suits,  judgments,  and
                     expenses  (including  attorneys'  fees)  for  any   Loss
                     arising from any occurrence  in the Common Areas  (other
                     than a  Loss  arising  from the  negligence  or  willful
                     misconduct  of  Tenant  or  its  employees,  agents   or
                     invitees).  The  indemnities set forth  in this  Section
                     11(c) shall survive  termination or  expiration of  this
                     Lease.

 SUBORDINATION
 ATTORNMENT;
 NOTICE TO
 LANDLORD'S
 MORTGAGEE                12.  a.    Subordination.    This  Lease  shall  be
                     subordinate to  any deed  of trust,  mortgage, or  other
                     security instrument (a "Mortgage"), or any ground lease,
                     master lease, or primary lease (a "Primary Lease"), that
                     now or hereafter covers all or any part of the  Premises
                     (the mortgagee under  any Mortgage or  the lessor  under
                     any   Primary   Lease    is   referred  to    herein  as
                     "Landlord's Mortgagee").

                          b.  Attornment.  Tenant  shall attorn to any  party
                     succeeding  to  Landlord's  interest  in  the  Premises,
                     whether  by  purchase,  foreclosure,  deed  in  lieu  of
                     foreclosure, power  of sale,  termination of  lease,  or
                     otherwise, upon such party's request, and shall  execute
                     such agreements confirming such attornment as such party
                     may reasonably request, unless  such party shall,  prior
                     to the  time of  such sale  or  within sixty  (60)  days
                     thereafter, give written notice to Tenant to vacate  and
                     surrender the Premises within ninety (90) days from  the
                     date of the foreclosure sale.  In the event such  notice
                     is given, this Lease shall fully terminate and expire on
                     the ninetieth (90th) day from and after the date of  the
                     foreclosure sale.  If this Lease shall continue in  full
                     force and  effect  after the  foreclosure  sale,  Tenant
                     shall not be  credited as  against such  party with  any
                     prepaid rent  or  offsets  against  or  credits  due  to
                     Landlord on account of any period after such foreclosure
                     sale.

                          c.  Notice to Landlord's Mortgagee.   Tenant  shall
                     not seek  to enforce  any remedy  it  may have  for  any
                     default on the part of the Landlord without first giving
                     written  notice  by   certified  mail,  return   receipt
                     requested, specifying the default in reasonable  detail,
                     to any Landlord's Mortgagee whose address has been given
                     to Tenant, and affording  such Landlord's Mortgagee  the
                     same opportunity  to cure  the  default that  Tenant  is
                     required  to  give  Landlord,  except  that   Landlord's
                     Mortgagee's  cure  period  shall   begin  to  run   when
                     Landlord's Mortgagee receives notice of the default.

                          d.   Subordination, NonDisturbance  and  Attornment
                     Agreement.    Notwithstanding  any  contrary   provision
                     contained herein, Landlord shall obtain from the current
                     Landlord's Mortgagee a subordination, nondisturbance and
                     attornment agreement  in  the form  attached  hereto  as
                     Exhibit K  within sixty  (60) days  following the  Lease
                     Date, failing  which Tenant  may, by  written notice  to
                     Landlord delivered  on  or  before  November  15,  2001,
                     terminate  this  Lease,  in  which  event  the  Security
                     Deposit shall  immediately be  returned by  Landlord  to
                     Tenant and Landlord  and Tenant  shall immediately  give
                     joint written instruction to the Escrow Agent to deliver
                     the Escrow  Amount together  with any  interest  accrued
                     thereon to Landlord, without  deduction or offset.   The
                     subordination of this Lease  to any Mortgage or  Primary
                     Lease hereafter placed upon the Premises or the Building
                     or any part thereof and Tenant's agreement to attorn  to
                     the holder of such Mortgage or Primary Lease as provided
                     in this  Section  12  shall  be  conditioned  upon  such
                     holder's entering into a non-disturbance and  attornment
                     agreement providing Tenant with in all material respects
                     the same protection as to Tenant's use and enjoyment  of
                     Tenant's leasehold estate  as is  afforded Tenant  under
                     the form attached hereto as Exhibit K.

 RULES AND
 REGULATIONS              13.  Tenant  shall  comply   with  the  rules   and
                     regulations of the Building which are attached hereto as
                     Exhibit B.  Landlord may, from time to time, change such
                     rules  and  regulations   for  the   safety,  care,   or
                     cleanliness of  the  Building  and  related  facilities,
                     provided that such changes are applicable to all tenants
                     of the Building and will not unreasonably interfere with
                     Tenant's  use  of  the   Premises.    Tenant  shall   be
                     responsible for  the  compliance  with  such  rules  and
                     regulations by its employees, agents, and invitees.   In
                     the event  of  a  discrepancy or  conflict  between  the
                     provisions of this Lease and the rules and  regulations,
                     the provisions of this Lease shall govern.

 CONDEMNATION             14.  a.   Taking Defined.   As used in this  Lease,
                     "Taking" means a  taking of or  damage to the  Premises,
                     Building, Building's parking facilities or other  Common
                     Areas, or any part thereof by  exercise of the power  of
                     eminent domain, condemnation or sale under the threat of
                     or in lieu of eminent domain or condemnation.

                          b.  Total  Taking.  If  the whole or  substantially
                     all of the Building or the  whole of the Premises  shall
                     be  acquired  by   a  Taking,   or  if   the  whole   or
                     substantially all of  the Building's parking  facilities
                     is acquired by a Taking, then this Lease shall terminate
                     as of the  date of Taking  of possession  by the  Taking
                     authority.

                          c.  Landlord's  Rights.  If  more than  twenty-five
                     percent (25%)  of  the  value of  the  Building  or  the
                     Building's parking facilities is  acquired by a  Taking,
                     such that  more than  twenty-five percent  (25%) of  the
                     rentable area  of  the  Building  cannot  reasonably  be
                     occupied and used,  whether or  not any  portion of  the
                     Premises is  so  taken  and  all  other  leases  in  the
                     Building are being terminated, then Landlord shall  have
                     the right to terminate this Lease as of the date of such
                     Taking by  giving Tenant  written notice  of  Landlord's
                     intent to terminate this Lease no later than ninety (90)
                     days after the  date on  which Landlord  is notified  of
                     such Taking.

                          d.   Tenant's Rights.    If more  than  twenty-five
                     percent (25%) of the Premises  is acquired in a  Taking,
                     or if any part of  the Building, the Building's  parking
                     facilities or Common  Areas are taken  such that  Tenant
                     cannot reasonably use  and occupy the  Premises for  the
                     purposes intended, then Tenant may terminate this  Lease
                     upon notice to  Landlord within ninety  (90) days  after
                     Tenant is  notified  of  such Taking.    If  twenty-five
                     percent (25%) or less of the  Premises is acquired in  a
                     Taking or if any part of the Building, Building  parking
                     facilities or Common Areas are taken, subject to Section
                     14. c., Landlord shall promptly restore the Premises  to
                     a condition comparable to its  condition at the time  of
                     such condemnation  less  the  portion  acquired  in  the
                     Taking, provided that Landlord's obligation to repair or
                     restore the Building or Premises shall be limited to the
                     extent of the award  actually received by Landlord  (and
                     not required to be paid to Landlord's Mortgagee) for the
                     Taking.  If this Lease is not terminated as provided  in
                     this Section 14, this Lease shall continue in full force
                     and effect with respect to  that part not acquired,  and
                     the Basic  Rental and  Excess shall  be reduced  in  the
                     proportion that  the  rentable  square  footage  of  the
                     Premises after the Taking  bears to the rentable  square
                     footage before the Taking.

                          e.  Award.  In the event of a Taking, whether whole
                     or partial, Tenant shall not be entitled to any part  of
                     the award,  as damages  or otherwise  for diminution  in
                     value of the leasehold,  reversion or fee, and  Landlord
                     is to receive  the full amount  of such  award.   Tenant
                     hereby expressly waives any right  or claim to any  part
                     thereof.  Tenant  shall have no  claim against  Landlord
                     for the value of the unexpired  Lease Term if the  Lease
                     is terminated under this Section 14.

                          f.  Rent  Proration.  If  this Lease is  terminated
                     partially or in total under  this Section 14, all  Basic
                     Rental and all Excess shall be  prorated as of the  date
                     of Taking including refunds for amounts paid in  advance
                     by Tenant.

 FIRE OR OTHER
 CASUALTY                 15.  a.  Repair Estimate.   If the Premises or  the
                     Project  are  damaged  by  fire  or  other  casualty  or
                     declared unsafe  or  unfit  for occupancy  by  any  duly
                     authorized governmental authority having jurisdiction (a
                     "Casualty"), Landlord shall, within  60 days after  such
                     Casualty,  deliver  to  Tenant  a  good  faith  estimate
                     (the Damage Notice") of the  time needed  to repair  the
                     damage caused by such Casualty.

                          b.  Landlord's and Tenant's Rights.   If a  portion
                     of the Premises or the  Project is damaged or  otherwise
                     affected by  a Casualty  such that  Tenant is  prevented
                     from conducting its business in the Premises in a manner
                     reasonably  comparable  to  that  conducted  immediately
                     before such Casualty,  and Landlord  estimates that  the
                     damage caused thereby cannot be repaired, or remediation
                     of such unsafe or unfit condition cannot be made, within
                     180  days   after   the  commencement   of   repair   or
                     remediation, then  Tenant may  terminate this  Lease  by
                     delivering written notice to Landlord of its election to
                     terminate within  30 days  after the  Damage Notice  has
                     been delivered to Tenant.  If Landlord fails to  deliver
                     the Damage Notice within 60 days after such Casualty and
                     such failure continues for  fifteen (15) days  following
                     written notice to Landlord from Tenant of such  failure,
                     Tenant may terminate  this Lease  by delivering  written
                     notice to Landlord of its election to terminate prior to
                     Landlord's delivery of the Damage Notice to Tenant.   If
                     Tenant does not terminate  this Lease, then (subject  to
                     Landlord's rights  under  Section 15.c)  Landlord  shall
                     repair the Project or the Premises, as the case may  be,
                     as provided  below,  and Rent  for  the portion  of  the
                     Premises rendered untenantable by the Casualty shall  be
                     abated on  a  reasonable  basis from  the  date  of  the
                     Casualty until the completion of the repair, unless such
                     damage or condition was caused by the willful misconduct
                     of Tenant or Tenant's employees, agents or  contractors,
                     in which case, Tenant shall continue to pay Rent without
                     abatement.  In  the event such  restoration work is  not
                     completed on or before the Casualty Restoration Deadline
                     Date (as hereinafter defined), Tenant may terminate this
                     Lease by delivering  written notice to  Landlord of  its
                     election to  terminate  within ten  (10)  business  days
                     following the Casualty  Restoration Deadline  Date.   As
                     used herein,  the  term "Casualty  Restoration  Deadline
                     Date" shall  mean the  date which  follows such  180-day
                     restoration period by the sum  of (i) thirty (30)  days,
                     plus (ii) the  number of days,  if any, attributable  to
                     delays in the completion of the restoration work  caused
                     by Tenant or its employees, agents or contractors,  plus
                     (iii) the number of days, if any, attributable to delays
                     which are the result of strike, governmental  preemption
                     of priorities  or other  controls in  connection with  a
                     national or other public emergency or shortages of fuel,
                     supplies or  labor  resulting therefrom,  or  any  other
                     cause beyond  Landlord's reasonable  control  (financial
                     responsibility excepted) which is normally characterized
                     as a  force  majeure  item  in  commercial  construction
                     transactions;  provided,   however,  that   the   delays
                     described in subpart (iii) above shall only be added  to
                     the  collective  210  day  restoration  period  if   the
                     restoration of  the applicable  damage to  the  Building
                     and/or Premises has, in fact, been delayed and  Landlord
                     has notified Tenant in writing of such delay within  ten
                     (10) business days after the occurrence of the same.

                          c.  Landlord's Rights.  If a Casualty affects  more
                     than twenty-five  percent  (25%)  of the  value  of  the
                     Building, and Landlord makes a good faith  determination
                     that restoring the  Premises would  be uneconomical  and
                     all other leases in  the Building are being  terminated,
                     then Landlord may terminate this Lease by giving written
                     notice of its election to terminate within 30 days after
                     the Damage  Notice has  been  delivered to  Tenant,  and
                     Basic Rental hereunder shall be abated as of the date of
                     the Casualty.

                          d.  Repair Obligation.  If neither party elects  to
                     terminate this Lease following a Casualty, then Landlord
                     shall, within  a reasonable  time after  such  Casualty,
                     commence to  repair  the  Project and  the  Premises  or
                     remediate the unsafe or unfit condition, as the case may
                     be, and  shall  proceed  with  reasonable  diligence  to
                     restore the Project  and Premises  to substantially  the
                     same condition as they  existed immediately before  such
                     Casualty; however,  Landlord shall  not be  required  to
                     repair or replace any part of the furniture,  equipment,
                     fixtures, and  other improvements  which may  have  been
                     placed by,  or  at  the  request  of,  Tenant  or  other
                     occupants in the Building or the Premises.

 TAXES                    16.  Tenant shall be liable for all taxes levied or
                     assessed  against  personal   property,  furniture,   or
                     fixtures placed by Tenant in the Premises.  If any taxes
                     for which  Tenant  is  liable  are  levied  or  assessed
                     against Landlord  or  Landlord's property  and  Landlord
                     elects to  pay the  same, or  if the  assessed value  of
                     Landlord's property is  increased by  inclusion of  such
                     personal property,  furniture or  fixtures and  Landlord
                     elects to pay  the taxes  based on  such increase,  then
                     Tenant shall pay  to Landlord, within  thirty (30)  days
                     after receipt from Landlord  of an invoice and  evidence
                     that Landlord paid  the taxes, that  part of such  taxes
                     for which  Tenant  is primarily  liable  hereunder,  but
                     Tenant shall not be required  to pay Landlord more  than
                     ten (10)  business days  before  such taxes  would  have
                     become delinquent.

 EVENTS OF
 DEFAULT                  17.  Each  of  the   following  occurrences   shall
                     constitute an "Event of Default":

                          a.  Tenant's failure to pay Rent, or any other sums
                     due from  Tenant to  Landlord under  the Lease  (or  any
                     other  lease  executed  by  Tenant  for  space  in   the
                     Building), upon the expiration of  a period of five  (5)
                     business days following written notice to Tenant of such
                     failure; provided, however, that  Landlord shall not  be
                     required to send such written notice to Tenant more than
                     twice in any one  calendar year and  after such two  (2)
                     written notices, Landlord  shall have  no obligation  to
                     give Tenant  written notice  of any  subsequent  default
                     during the remainder of such calendar year and  Tenant's
                     failure or  refusal to  timely pay  Rent or  other  sums
                     hereunder when due during the remainder of such calendar
                     year shall constitute an Event of Default;

                          b.  Tenant's  failure to perform,  comply with,  or
                     observe any  other  agreement or  obligation  of  Tenant
                     under this Lease (or any other lease executed by  Tenant
                     for  space  in  the  Building)  within  ten  (10)   days
                     following written  notice thereof  to Tenant;  provided,
                     however, that in the event Tenant's failure to  perform,
                     comply  with,  or   observe  any   other  agreement   or
                     obligation of Tenant under this Lease cannot  reasonably
                     be cured within ten  (10) days following written  notice
                     to Tenant,  Tenant shall  not be  in default  if  Tenant
                     commences to cure  same within the  ten (10) day  period
                     and thereafter diligently prosecutes the curing  thereof
                     within ninety (90) days following such written notice;

                          c.  The filing of a  petition by or against  Tenant
                     (the term  "Tenant" shall  include, for  the purpose  of
                     this  Section  17.c,  any  guarantor  of  the   Tenant's
                     obligations hereunder) (i)  in any  bankruptcy or  other
                     insolvency proceeding; (ii) seeking any relief under any
                     state or  federal  debtor  relief  law;  (iii)  for  the
                     appointment of  a  liquidator  or receiver  for  all  or
                     substantially all of Tenant's  property or for  Tenant's
                     interest in this Lease;  or (iv) for the  reorganization
                     or modification of Tenant's capital structure;

                          d.  The admission by Tenant that it cannot meet its
                     obligations as they become due  or the making by  Tenant
                     of an assignment for the benefit of its creditors.

 REMEDIES                 18.  Upon the occurrence of  any Event of  Default,
                     and prior to  Landlord's acceptance  of Tenant's  curing
                     thereof, Landlord may, in  addition to all other  rights
                     and remedies afforded  Landlord hereunder or  by law  or
                     equity, take any of the following actions:

                          a.  Terminate this  Lease by giving Tenant  written
                     notice thereof,  in which  event,  Tenant shall  pay  to
                     Landlord the  sum  of  (i) all  Rent  accrued  hereunder
                     through the date  of termination, (ii)  all amounts  due
                     under Section 19.a.,  and (iii) an  amount equal to  (A)
                     the total Rent that Tenant  would have been required  to
                     pay for the remainder of the Term discounted to  present
                     value at a per annum rate  equal to the "Prime Rate"  as
                     published on the  date this Lease  is terminated by  The
                     Wall Street Journal, Southwest  Edition, in its  listing
                     of "Money Rates", minus (B) the then present fair rental
                     value  of  the  Premises  for  such  period,   similarly
                     discounted; or

                          b.  Terminate Tenant's  right to possession of  the
                     Premises  without  terminating  this  Lease  by   giving
                     written notice thereof to Tenant, in which event  Tenant
                     shall pay to  Landlord (i)  all Rent  and other  amounts
                     accrued  hereunder  to  the   date  of  termination   of
                     possession, (ii) all amounts due from time to time under
                     Section  19.a.,  and  (iii)  all  Rent  and  other  sums
                     required hereunder  to  be  paid by  Tenant  during  the
                     remainder of  the  Term,  diminished  by  any  net  sums
                     thereafter received  by Landlord  through reletting  the
                     Premises  during  such  period.   Tenant  shall  not  be
                     entitled to the excess of any consideration obtained  by
                     reletting over  the  Rent  due hereunder.    Reentry  by
                     Landlord in  the  Premises  shall  not  affect  Tenant's
                     obligations hereunder  for the  unexpired Term;  rather,
                     Landlord may, from  time to time,  bring action  against
                     Tenant to  collect amounts  due by  Tenant, without  the
                     necessity of Landlord's waiting until the expiration  of
                     the Term.   Unless Landlord delivers  written notice  to
                     Tenant  expressly  stating  that   it  has  elected   to
                     terminate this Lease, all  actions taken by Landlord  to
                     exclude or dispossess  Tenant of the  Premises shall  be
                     deemed to be taken under this Section 18.b.  If Landlord
                     elects to proceed  under this Section  18.b., it may  at
                     any time  elect to  terminate this  Lease under  Section
                     18.a.

                     Additionally, without notice,  Landlord may alter  locks
                     or other  security devices  at the  Premises to  deprive
                     Tenant of  access thereto,  and  Landlord shall  not  be
                     required to  provide a  new key  or right  of access  to
                     Tenant,  except  as  required  by  Texas  Property  Code
                     Section 93.002 or any successor legislation.

                     Upon termination of Tenant's right to possession of  the
                     Premises due to an Event of Default, Landlord shall  use
                     reasonable efforts  to  relet  the  Premises;  provided,
                     however,  that,  Tenant  agrees  that  Landlord  has  no
                     obligation to:  (i) relet the Premises prior to  leasing
                     any other  space within  the  Building; (ii)  relet  the
                     Premises (A)  at a  rental rate  or otherwise  on  terms
                     below market,  as then  determined  by Landlord  in  its
                     reasonable discretion; (B) to any entity not  satisfying
                     Landlord's then standard financial credit risk criteria;
                     (C) for a  use (1) other  than general office  purposes;
                     (2) which  would  violate  then applicable  law  or  any
                     restrictive  covenant  or  other  lease  affecting   the
                     Building; (3) which would  impose a greater burden  than
                     is reasonable upon the Building's parking, HVAC or other
                     facilities; and/or (4)  which would involve  any use  of
                     hazardous materials other than the type and quantity  of
                     those customarily lawfully used in Comparable  Buildings
                     (as defined in Section 7.a); (iii) divide the  Premises,
                     install new demising walls or otherwise reconfigure  the
                     Premises to  make same  more  marketable; (iv)  pay  any
                     leasing  or   other   commissions  arising   from   such
                     reletting,  unless   Tenant   unconditionally   delivers
                     Landlord, in good and sufficient funds, the full  amount
                     thereof in advance; (v) pay, and/or grant any  allowance
                     for, tenant finish  or other costs  associated with  any
                     new lease, even  though same may  be amortized over  the
                     applicable lease  term,  unless  Tenant  unconditionally
                     delivers Landlord,  in good  and sufficient  funds,  the
                     full amount thereof  in advance; and/or  (vi) relet  the
                     Premises, if to  do so,  Landlord would  be required  to
                     alter other  portions  of the  Building,  make  ADA-type
                     modifications  or  otherwise  install  or  replace   any
                     sprinkler, security,  safety,  HVAC  or  other  Building
                     operating systems.

 PAYMENT BY TENANT;
 NON-WAIVER               19.  a.  Payment by Tenant.  Upon the occurrence of
                     any Event of Default, Tenant  shall pay to Landlord  all
                     costs incurred by  Landlord (including  court costs  and
                     reasonable  attorneys'   fees  and   expenses)  in   (i)
                     obtaining possession of the Premises, (ii) removing  and
                     storing Tenant's or any other occupant's property, (iii)
                     repairing, restoring, altering, remodeling, or otherwise
                     putting the Premises into condition acceptable to a  new
                     tenant, (iv) if Tenant  is dispossessed of the  Premises
                     and this Lease is not  terminated, reletting all or  any
                     part of the  Premises (including brokerage  commissions,
                     cost of tenant finish  work, and other costs  incidental
                     to such reletting), (v) performing Tenant's  obligations
                     which Tenant failed to  perform, and (vi) enforcing,  or
                     advising  Landlord   of,  its   rights,  remedies,   and
                     recourses arising out of the Event of Default.

                          b.   No Waiver.    Landlord's  acceptance  of  Rent
                     following an Event of Default shall not waive Landlord's
                     rights regarding such Event of Default.  No waiver by  a
                     party of any  violation or breach  of any  of the  terms
                     contained  herein  shall   waive  such  party's   rights
                     regarding any future violation of such term or violation
                     of any other term.

 LANDLORD'S LIEN             20.  Landlord   hereby   expressly  waives   and
                     releases any  and  all contractual  liens  and  security
                     interests or constitutional  and/or statutory liens  and
                     security interests arising by operation of law to  which
                     Landlord might now or hereafter  be entitled on all  the
                     property of Tenant which Tenant now or hereafter  places
                     in or  upon the  Leased  Premises (except  for  judgment
                     liens that may arise in favor of Landlord).  The  waiver
                     and release contained herein shall not waive, release or
                     otherwise affect any unsecured  claim Landlord may  have
                     against Tenant.

 SURRENDER OF
 PREMISES                  21.  No act  by  Landlord   shall  be  deemed   an
                     acceptance of  a  surrender  of  the  Premises,  and  no
                     agreement to accept a surrender of the Premises shall be
                     valid unless the same is made  in writing and signed  by
                     Landlord.   At the  expiration  or termination  of  this
                     Lease, Tenant  shall deliver  to Landlord  the  Premises
                     with all improvements located thereon in good repair and
                     condition, reasonable  wear and  tear (and  condemnation
                     and fire or other casualty damage not caused by  Tenant,
                     as to which Sections 14 and 15 shall control)  excepted,
                     and shall deliver to Landlord all keys to the  Premises.
                     Provided  that   Tenant  has   performed  all   of   its
                     obligations hereunder, Tenant may remove all  unattached
                     trade fixtures, furniture, and personal property  placed
                     in the Premises by Tenant  (but Tenant shall not  remove
                     any such item which was paid  for, in whole or in  part,
                     by Landlord).   Additionally, Tenant  shall remove  such
                     alterations, additions,  improvements,  trade  fixtures,
                     equipment, wiring and furniture as Landlord may  request
                     except any alterations,  additions, improvements,  trade
                     fixtures, equipment, wiring  or furniture that  Landlord
                     previously agreed, or has been deemed to have agreed, in
                     writing that  Tenant would  not be  required to  remove.
                     When installing  alterations  and  improvements  in  the
                     Premises, upon Tenant's  written request, Landlord  will
                     within ten (10) business days  after its receipt of  the
                     applicable request,  advise  Tenant in  writing  whether
                     Landlord will require Tenant to remove such  alterations
                     or improvements  at the  termination  of the  Lease.  If
                     Landlord fails to notify  Tenant in writing within  such
                     ten (10)  business  day period  that  any of  the  items
                     described above must be  removed upon the expiration  or
                     earlier  termination   of   this   Lease,   and   Tenant
                     prominently displays  on  the  first  page  of  Tenant's
                     written request:  "IF  LANDLORD FAILS TO RESPOND  WITHIN
                     TEN (10) BUSINESS DAYS, LANDLORD SHALL BE DEEMED TO HAVE
                     AGREED THAT  SUCH  ITEMS  WILL NOT  BE  REQUIRED  TO  BE
                     REMOVED AT THE EXPIRATION OR EARLIER TERMINATION OF  THE
                     LEASE."     Notwithstanding  anything   herein  to   the
                     contrary, Landlord shall  not require  Tenant to  remove
                     ordinary  office  improvements  such  as  gypsum  board,
                     partitions,  ceiling   grids  and   tiles,   fluorescent
                     lighting panels, building  standard doors and  non-glued
                     down carpeting.   Tenant  shall  be required  to  remove
                     raised    flooring,    safes,    vaults,     generators,
                     uninterruptable power  supply systems  and similar  non-
                     standard building improvements.  Tenant shall repair all
                     damage caused by such removal.  All items not so removed
                     shall be deemed to have been abandoned by Tenant and may
                     be appropriated, sold,  stored, destroyed, or  otherwise
                     disposed of  by Landlord  without notice  to Tenant  and
                     without any obligation to account  for such items.   The
                     provisions of this Section 21  shall survive the end  of
                     the Term.

 HOLDING OVER             22.  If Tenant fails to vacate the Premises at  the
                     end of the Term, then Tenant  shall be a tenant at  will
                     and, in addition  to all other  damages and remedies  to
                     which Landlord may  be entitled for  such holding  over,
                     Tenant shall pay, in addition to the other Rent, a daily
                     Basic Rental equal  to 125%  of the  daily Basic  Rental
                     payable during the last month  of the Term with  respect
                     to the first three (3)  months of such holdover  period,
                     and, thereafter, 150% of the daily Basic Rental  payable
                     during the last month of the Term.

 CERTAIN RIGHTS
 RESERVED BY
 LANDLORD                 23.  Provided that the exercise of such rights does
                     not unreasonably  interfere with  Tenant's occupancy  of
                     the Premises, Landlord shall have the following rights:

                          a.  After  reasonable advance  notice, to  decorate
                     and   to   make   inspections,   repairs,   alterations,
                     additions, changes, or improvements, whether  structural
                     or otherwise, in  and about  the Building,  or any  part
                     thereof;  after  reasonable  advance  notice,  for  such
                     purposes, to  enter upon  the Premises  and, during  the
                     continuance of  any  such  work,  to  temporarily  close
                     doors, entryways,  public space,  and corridors  in  the
                     Building; after reasonable advance notice, 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, restrooms, or  other public parts  of
                     the Building;

                          b.  To  take such reasonable  measures as  Landlord
                     deems advisable for the security of the Building and its
                     occupants, including  without limitation  searching  all
                     persons entering or leaving the Building; evacuating the
                     Building  for  cause,  suspected  cause,  or  for  drill
                     purposes; temporarily  denying access  to the  Building;
                     and closing the Building after normal business hours and
                     on Saturdays, Sundays,  and holidays, subject,  however,
                     to Tenant's right to enter  when the Building is  closed
                     after  normal  business  hours  under  such   reasonable
                     regulations as Landlord may prescribe 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 normal business  hours,
                     identify   themselves   to   a   security   officer   by
                     registration  or   otherwise  and   that  such   persons
                     establish their right to enter or leave the Building;

                          c.  To  change the name  by which  the Building  is
                     designated; and

                          d.  To enter the  Premises at all reasonable  hours
                     after reasonable advance notice to show the Premises  to
                     prospective purchasers or lenders,  or to a  prospective
                     tenant  considering  leasing  other  space  within   the
                     Building for the  purposes of  demonstrating the  tenant
                     improvements provided  by  Landlord; and  to  enter  the
                     Premises at all reasonable hours after giving reasonable
                     advance notice at anytime within  365 days prior to  the
                     expiration of the Term (or any extension of the Term) to
                     show the Premises to prospective tenants.

                     In addition, Landlord may enter the Premises at any time
                     without notice in case of emergency , defined to be  any
                     situation in which Landlord  perceives danger of  injury
                     to person and/or damage to or loss of property.

                          24.  [Intentionally Deleted.]

 MISCELLANEOUS            25.  a.  Landlord Transfer.  Landlord may transfer,
                     in whole or in part, the Building and any of its  rights
                     under this Lease.  If Landlord assigns its rights  under
                     this Lease, then Landlord shall thereby be released from
                     any further  obligations  hereunder to  the  extent  the
                     transferee assumes  in  writing  Landlord's  obligations
                     hereunder.

                          b. Landlord's Liability.  The liability of Landlord
                     to Tenant for any default by Landlord under the terms of
                     this Lease shall be  limited to Tenant's actual  direct,
                     but not  consequential, damages  therefor and  shall  be
                     recoverable  from  the  interest  of  Landlord  in   the
                     Project, and Landlord shall not be personally liable for
                     any deficiency.   This section  shall not  be deemed  to
                     limit or deny any remedies which Tenant may have in  the
                     event of  default by  Landlord  hereunder which  do  not
                     involve the personal liability of Landlord.

                          c. Force Majeure.  Other than for Tenant's monetary
                     obligations under this Lease  and obligations which  can
                     be cured  by the  payment  of money  (e.g.,  maintaining
                     insurance),  whenever  a  period   of  time  is   herein
                     prescribed for  action  to  be  taken  by  either  party
                     hereto, such 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,
                     riots, acts  of God,  shortages of  labor or  materials,
                     war, governmental laws, regulations, or restrictions, or
                     any other causes of any kind whatsoever which are beyond
                     the control and without the fault or negligence of  such
                     party.

                          d. Brokerage.  Landlord and Tenant each warrant  to
                     the other  that it  has not  dealt  with any  broker  or
                     agent, other than Trammell Crow Dallas/Fort Worth,  Inc.
                     and Cushman &  Wakefield of Texas,  Inc., in  connection
                     with the negotiation or execution of this Lease.  Tenant
                     and Landlord shall each indemnify the other against  all
                     costs, expenses,  attorneys' fees,  and other  liability
                     for commissions  or other  compensation claimed  by  any
                     broker or agent claiming the same by, through, or  under
                     the indemnifying party.

                          e. Estoppel Certificates.   From time  to time, but
                     no more  frequently  than is  reasonable,  Tenant  shall
                     furnish to  any  party designated  by  Landlord,  within
                     twenty (20)  days  after  Landlord has  made  a  request
                     therefor, a certificate signed by Tenant confirming  and
                     containing    such     factual    certifications     and
                     representations  as  to  this  Lease  as  Landlord   may
                     reasonably request,  modified  by  Tenant  only  to  the
                     extent necessary to make the certificate accurate.

                          f. Notices.   All notices  and other communications
                     given pursuant to  this Lease  shall be  in writing  and
                     shall be (i) mailed by first class, United States  Mail,
                     postage  prepaid,   certified,   with   return   receipt
                     requested, and addressed  to the parties  hereto at  the
                     address specified in the  Basic Lease Information,  (ii)
                     hand delivered to the intended address, or (iii) sent by
                     prepaid telegram, cable,  facsimile transmission,  telex
                     or  electronic  mail,  in   each  case  followed  by   a
                     confirmatory letter.   Notice  sent by  certified  mail,
                     postage prepaid, shall be effective three business  days
                     after being  deposited in  the United  States Mail;  all
                     other notices shall  be effective upon  delivery to  the
                     address of the addressee.  The parties hereto may change
                     their addresses by giving notice thereof to the other in
                     conformity with this provision.

                          g. Separability.   If any  clause or  provision  of
                     this Lease is illegal,  invalid, or unenforceable  under
                     present or future laws, then the remainder of this Lease
                     shall not be affected thereby and in lieu of such clause
                     or provision, there  shall be added  as a  part of  this
                     Lease a clause or provision as similar in terms to  such
                     illegal, invalid, or  unenforceable clause or  provision
                     as may be possible and be legal, valid, and enforceable.

                          h. Amendments; and Binding Effect.   This Lease may
                     not be amended except by instrument in writing signed by
                     Landlord and Tenant.  No  provision of this Lease  shall
                     be deemed to  have been waived  by a  party unless  such
                     waiver is in writing signed by the waiving party, and no
                     custom or practice which may evolve between the  parties
                     in the administration of the terms hereof shall waive or
                     diminish the  right  of  a  party  to  insist  upon  the
                     performance by the other party in strict accordance with
                     the terms hereof.  The terms and conditions contained in
                     this Lease shall inure to the benefit of and be  binding
                     upon the  parties  hereto,  and  upon  their  respective
                     successors in interest and legal representatives, except
                     as otherwise herein expressly  provided.  This Lease  is
                     for the sole benefit of Landlord and Tenant, and,  other
                     than Landlord's  Mortgagee,  no  third  party  shall  be
                     deemed a third party beneficiary hereof.

                          i. Quiet Enjoyment.   Provided Tenant has performed
                     all of  the terms  and conditions  of this  Lease to  be
                     performed by Tenant, Tenant shall peaceably and  quietly
                     hold and  enjoy  the  Premises  for  the  Term,  without
                     hindrance  from  Landlord  or  any  party  claiming  by,
                     through, or  under Landlord,  subject to  the terms  and
                     conditions of this Lease.

                          j. Joint and Several Liability.   If  there is more
                     than one Tenant, then the obligations hereunder  imposed
                     upon Tenant shall be joint and  several.  If there is  a
                     guarantor of  Tenant's obligations  hereunder, then  the
                     obligations hereunder imposed upon  Tenant shall be  the
                     joint  and  several  obligations  of  Tenant  and   such
                     guarantor, and Landlord need  not first proceed  against
                     Tenant before  proceeding  against  such  guarantor  nor
                     shall any such guarantor  be released from its  guaranty
                     for any reason whatsoever.

                          k. Captions.  The  captions contained in this Lease
                     are for convenience of reference only, and do not  limit
                     or enlarge the terms and conditions of this Lease.

                          l. No Merger.   There  shall  be no  merger  of the
                     leasehold estate hereby created  with the fee estate  in
                     the  Premises  or any part  thereof if  the same  person
                     acquires or holds, directly or indirectly, this Lease or
                     any interest in  this Lease and  the fee  estate in  the
                     leasehold Premises or any interest in such fee estate.

                          m. No Offer.    The  submission  of  this Lease  to
                     Tenant shall not  be construed  as an  offer, nor  shall
                     Tenant have any rights under this Lease unless  Landlord
                     executes a copy of this Lease and delivers it to Tenant.

                          n. Tax Protest.  Tenant has no right to protest the
                     real estate  tax  rate  assessed  against  the  Building
                     and/or the appraised value of the Building determined by
                     any appraisal review board  or other taxing entity  with
                     authority to determine tax rates and/or appraised values
                     (each a "Taxing Authority").   Tenant hereby  knowingly,
                     voluntarily and  intentionally waives  and releases  any
                     right, whether created by law or otherwise, to  (a) file
                     or otherwise  protest before  any Taxing  Authority  any
                     such rate or  value determination  even though  Landlord
                     may elect not to file any such protest; (b) receive,  or
                     otherwise require  Landlord to  deliver, a  copy of  any
                     reappraisal notice received by Landlord from any  Taxing
                     Authority, except  if  requested by  Tenant  to  support
                     Landlord's invoice for  Excess payments; and  (c) appeal
                     any order  of a  Taxing Authority  which determines  any
                     such protest.  The  foregoing waiver and release  covers
                     and includes any and  all rights, remedies and  recourse
                     of  Tenant,  now  or   at  any  time  hereafter,   under
                     Section 41.413 and Section 42.015 of the Texas Tax  Code
                     (as currently  enacted or  hereafter modified)  together
                     with any  other or  further laws,  rules or  regulations
                     covering   the   subject   matter   thereof.      Tenant
                     acknowledges and agrees  that the  foregoing waiver  and
                     release was bargained for by Landlord and Landlord would
                     not have agreed to enter into this Lease in the  absence
                     of this  waiver and  release.   If, notwithstanding  any
                     such waiver  and  release,  Tenant  files  or  otherwise
                     appeals any such protest, then Tenant will be in default
                     under this Lease  and, in addition  to Landlord's  other
                     rights  and  remedies,  Tenant  must  pay  or  otherwise
                     reimburse Landlord for all  costs, charges and  expenses
                     incurred by, or otherwise asserted against, Landlord  as
                     a result  of  any  tax  protest  or  appeal  by  Tenant,
                     including, appraisal costs,  tax consultant charges  and
                     attorneys' fees (collectively, the "Tax Protest Costs").
                     If, as a result of Tenant's  tax protest or appeal,  the
                     appraised value for the Building or the project of which
                     the  Building  is  a   part  is  increased  above   that
                     previously determined  by  the  Taxing  Authority  (such
                     increase, the "Value Increase") for the year covered  by
                     such   tax   protest   or   appeal   (such   year,   the
                     "Protest Year"),  then  Tenant  must  pay  Landlord,  in
                     addition  to   all   Tax  Protest   Costs,   an   amount
                     (the "Additional Taxes")  equal  to   the  sum  of   the
                     following:    (i) the  product  of  the  Value  Increase
                     multiplied by the  tax rate  in effect  for the  Protest
                     Year; plus (ii) the amount  of additional taxes  payable
                     during the five  (5) year period  following the  Protest
                     Year, such amount to be calculated based upon the  Value
                     Increase multiplied by the tax  rate estimated to be  in
                     effect for each year during  such five (5) year  period.
                     Tenant must pay  all Additional  Taxes -  even those  in
                     excess of  Tenant's proportionate  share and  which  may
                     relate to  years beyond  the term  of this  Lease.   The
                     Additional Taxes will  be conclusively  determined by  a
                     tax consultant selected by  Landlord, without regard  to
                     whether and to what extent Landlord may be able in years
                     following  the  Protest  Year  to  reduce  or  otherwise
                     eliminate any Value Increase.  All Tax Protest Costs and
                     Additional Taxes must be paid by Tenant within five  (5)
                     days following  written demand  by Landlord.    Landlord
                     shall exercise customary and reasonable practices in  an
                     effort to minimize  real estate  taxes assessed  against
                     the Building, including  without limitation,  protesting
                     the real estate tax  rate assessed against the  Building
                     and/or  the  appraised  value   of  the  Building   when
                     appropriate.

                          o. Exhibits.  All exhibits and attachments attached
                     hereto are incorporated herein by this reference.

                            Exhibit A  - Outline of Premises and ROFR Space
                            Exhibit B  - Building Rules and Regulations
                            Exhibit C  - Operating Expense Escalator
                            Exhibit D  - Legal Description
                            Exhibit E  - Tenant Finish-Work:  Allowance
                            Exhibit F  - Parking
                            Exhibit G  - Extension Option
                            Exhibit H  - Expansion Option
                            Exhibit I  - Right of First Refusal
                            Exhibit J  - Cleaning Specifications
                            Exhibit K  - Subordination, Nondisturbance and
                                           Attornment Agreement
                            Exhibit L  - Right of First Refusal (Exercise
                                           Facility)
                            Exhibit M  - Escrow Agreement
                            Exhibit N  - Location of Ten Reserved Parking
                                           Spaces
                            Exhibit O  - Form of Letter of Credit

                          p. Entire Agreement.   This  Lease  constitutes the
                     entire agreement between  Landlord and Tenant  regarding
                     the  subject  matter  hereof  and  supersedes  all  oral
                     statements and prior writings relating thereto.   Except
                     for those set forth  in this Lease, no  representations,
                     warranties, or agreements have been made by Landlord  or
                     Tenant to the other  with respect to  this Lease or  the
                     obligations  of   Landlord  or   Tenant  in   connection
                     therewith.

 SPECIAL
 PROVISIONS          26.  a.   ERISA and UBTI Restrictions.   Notwithstanding
                     anything to  the contrary  contained herein,  including,
                     without limitation, Section 10  above, no assignment  or
                     subletting by Tenant, nor any other transfer or  vesting
                     of  Tenant's  interest  hereunder  (whether  by  merger,
                     operation of law or otherwise), shall be permitted if:

                     (i)  Landlord, or any person  designated by Landlord  as
                     having an  interest  therein,  directly  or  indirectly,
                     controls, is controlled by,  or is under common  control
                     with (i) the proposed assignee, sublessee or  successor-
                     in-interest of Tenant or (ii) any person which, directly
                     or indirectly, controls,  is controlled by  or is  under
                     common control with, the proposed assignee, sublessee or
                     successor-in-interest of Tenant;

                     (ii) the proposed  assignment or  sublease (i)  provides
                     for a  rental or  other payment  for the  leasing,  use,
                     occupancy or utilization  of all or  any portion of  the
                     Premises based, in whole  or in part,  on the income  or
                     profits derived  by  any  person from  the  property  so
                     leased, used, occupied or utilized other than an  amount
                     based on  a fixed  percentage  or percentages  of  gross
                     receipts or sales  or (ii)  does not  provide that  such
                     assignee or subtenant  shall not enter  into any  lease,
                     sublease, license, concession or other agreement for the
                     use, occupancy or utilization of  all or any portion  of
                     the Premises  which  provides  for  a  rental  or  other
                     payment for such use, occupancy or utilization based, in
                     whole or in part,  on the income  or profits derived  by
                     any person from the  property so leased, used,  occupied
                     or utilized  other  than  an amount  based  on  a  fixed
                     percentage or percentages of gross receipts or sales; or

                     (iii)     in the  reasonable  opinion  of  Landlord  and
                     Landlord's counsel, such proposed assignment, subletting
                     or  other  transfer  or  vesting  of  Tenant's  interest
                     hereunder  (whether  by  merger,  operation  at  law  or
                     otherwise) will (i)  cause a violation  of the  Employee
                     Retirement Income Security Act  of 1974 by Landlord,  or
                     by any person which,  directly or indirectly,  controls,
                     is controlled  by,  or  is under  common  control  with,
                     Landlord or  any person  who controls  Landlord or  (ii)
                     result or may in the future  result in Landlord, or  any
                     person which, directly or indirectly, has an interest in
                     Landlord, receiving "unrelated business taxable  income"
                     (as defined in the Internal Revenue Code).

                          b.   Access.    Subject  to  Landlord's  reasonable
                     security and safety measures,  Tenant shall have  access
                     to the Premises  and the  Building's parking  facilities
                     twenty-four (24) hours per day, seven (7) days per week.

                          c.   Roof Rights.   Tenant may, at  its sole  cost,
                     but without any  obligation to  pay Landlord  additional
                     Basic Rental or any other  amount except as provided  in
                     this Section 26.c, install,  maintain, and from time  to
                     time replace up to two (2) satellite dishes on the  roof
                     of the  Building  (or  other  location  on  the  Project
                     acceptable to Landlord and Tenant), provided that Tenant
                     shall obtain Landlord's prior reasonable approval of the
                     proposed size,  weight and  location of  such  satellite
                     dishes and method for fastening such satellite dishes to
                     the roof or alternate location, and that Tenant will, at
                     its sole cost, comply with all governmental laws, codes,
                     rules and regulations and the conditions of any bond  or
                     warranty maintained by Landlord  on the roof.   Landlord
                     may   supervise   any   roof   or   other   penetration.
                     Additionally,  subject  to   Landlord's  prior   written
                     approval of plans  and specifications relating  thereto,
                     Tenant shall  have  the  right  to  install  such  wire,
                     conduits, cables  and other  materials as  necessary  to
                     connect  the  satellite  dishes  to  the  Premises  (the
                     satellite   dishes   and   connecting   material   being
                     collectively referred to as the "Dishes").  The specific
                     location of the  Dishes shall be  subject to  Landlord's
                     prior  written  approval,  such   approval  not  to   be
                     unreasonably withheld or delayed.   Tenant shall  repair
                     any  damage   to   the  Project   caused   by   Tenant's
                     installation, maintenance, replacement,  use or  removal
                     of the Dishes.  The Dishes shall remain the property  of
                     Tenant, and Tenant may remove the Dishes at its cost  at
                     any time  during  the Term.    Tenant shall  remove  the
                     Dishes at its cost within thirty (30) days following the
                     occurrence of  any of  the following  events:   (i)  the
                     termination of Tenant's right to possess the Premises in
                     accordance with the  terms of  this Lease;  or (ii)  the
                     expiration or termination  of the Lease.   Tenant  shall
                     protect, defend,  indemnify and  hold harmless  Landlord
                     from and against claims, damages, liabilities, costs and
                     expenses of every kind and nature, including  attorneys'
                     fees, incurred by or  asserted against Landlord  arising
                     out of Tenant's installation, maintenance,  replacement,
                     use or removal of the Dishes.

                          d.   Building Signage.

                     (i)  Subject to approval  by the City  of Dallas,  Texas
                     and for so long as Tenant leases at least five (5)  full
                     floors in the Building, Tenant shall have the  exclusive
                     right, at  its  cost, to  install  and maintain  a  sign
                     (the "Building Signage") reflecting Tenant's name in two
                     (2) locations on the exterior top of the Building.   The
                     size, color,  lettering, quality,  design,  construction
                     and exact location of the Building Signage shall  comply
                     in all respects with all governmental laws, codes, rules
                     and regulations,  and  shall be  subject  to  Landlord's
                     reasonable approval.  Notwithstanding anything herein to
                     the contrary, Landlord shall have the right to  install,
                     and to permit others to install, signage on areas of the
                     Building  below  the  third   floor  of  the   Building,
                     including the concourse portion of the Building, and, if
                     Tenant ceases to lease at least five (5) full floors  in
                     the Building, the exterior top of the Building.

                     (ii) Tenant shall also have the  right, at its cost,  to
                     use  the  top  line  on  the  Building's  monument  sign
                     (the "Monument Signage") for  the purpose of  displaying
                     Tenant's name.   The  size, color,  lettering,  quality,
                     design and construction  of the  Monument Signage  shall
                     comply in  all  respects  with  all  governmental  laws,
                     codes, rules and regulations,  shall be consistent  with
                     other monument  signage  located thereon  and  shall  be
                     subject to Landlord's reasonable approval.

                     (iii)     The Building Signage and the Monument  Signage
                     are  herein  collectively   referred  to  as   "Tenant's
                     Signage."

                     (iv) Tenant shall,  at  its  risk  and  expense  and  at
                     Landlord's  election,  remove  Tenant's  Signage  within
                     thirty  (30)  days  after  Landlord's  request  therefor
                     following the occurrence of any of the following events:
                     (1) the termination  of Tenant's  right to  possess  the
                     Premises in accordance with the terms of this Lease;  or
                     (2) the final termination of this Lease or expiration of
                     the Term as  extended or renewed.   In addition,  Tenant
                     shall,  at  its  risk  and  expense  and  at  Landlord's
                     election, remove the Building Signage within thirty (30)
                     days after Landlord's request therefor if Tenant  ceases
                     to lease at least five (5) full floors in the  Building.
                     Tenant  shall   repair   all  damage   caused   by   the
                     installation,  maintenance,  or   removal  of   Tenant's
                     Signage and restore the Building and the Project to  its
                     condition before the  installation of Tenant's  Signage,
                     ordinary wear and  tear excepted.   If  Tenant fails  to
                     take any of  the foregoing action,  Landlord may,  after
                     giving  Tenant  ten  (10)  days  prior  written  notice,
                     without compensation to Tenant, and at Tenant's expense,
                     remove  Tenant's   Signage  and   perform  the   related
                     restoration or repair work and dispose of the signage in
                     a manner Landlord deems appropriate.

                     (v)  The rights  set  forth  in  this  Section 26.d  are
                     personal to Tenant and may not be assigned to any  party
                     (other than  to a  Permitted Transferee,  as defined  in
                     Section 10.b).

                          e.   Landlord Default.  Except where the provisions
                     of this Lease grant Tenant an express, exclusive remedy,
                     or deny Tenant a remedy, if Landlord fails to perform or
                     observe any covenant,  term, provision  or condition  of
                     this Lease and such default continues beyond a period of
                     five (5)  business  days as  to  a monetary  default  or
                     thirty (30)  days for  a non-monetary  default (or  such
                     longer period as is reasonably necessary to remedy  such
                     non-monetary   default,    provided    Landlord    shall
                     continuously and diligently  pursue such  remedy at  all
                     times until  such  default  is  cured),  after  in  each
                     instance  Tenant  gives  written  notice  specifying  in
                     reasonable detail such  failure to Landlord  and to  any
                     Landlord's  Mortgagee  who  has  been  identified  in  a
                     written notice delivered  to Tenant, then,  in any  such
                     event, Tenant  shall have  the  right to  commence  such
                     actions at  law or  in equity  to  which Tenant  may  be
                     entitled.

                          f.   Dispute by Tenant.  Provided that Tenant first
                     pays to Landlord  the full amount  of any disputed  sum,
                     Tenant shall have the right  to dispute, in good  faith,
                     any sum (other  than Basic Rental)  claimed by  Landlord
                     hereunder and Tenant shall give Landlord written  notice
                     specifying  in  reasonable  detail  the  basis  for  its
                     dispute.  Tenant and  Landlord shall proceed  diligently
                     to resolve any such dispute and, if Landlord and  Tenant
                     mutually agree  may,  but  shall  not  be  required  to,
                     subject  such  dispute  to  resolution  by  arbitration.
                     Tenant's payment  of  any  amount  hereunder  shall  not
                     constitute or be  deemed to be  acceptance or waiver  by
                     Tenant of any  claim or  matter made  by Tenant  against
                     Landlord, but rather Tenant shall at all times have  the
                     right to pay  any amount  in protest  and to  thereafter
                     resolve  or  attempt  to   resolve  such  dispute   with
                     Landlord.

                          g.   Security.  Landlord shall at all times  during
                     the Term maintain at least the current level of security
                     in and about the Project.

                          h.   Exercise  Facility.    Provided  it  does  not
                     disturb the  quiet enjoyment  of  other tenants  of  the
                     Building, up to 2,500  rentable square feet of  Premises
                     (the "Exercise Space")  may be  used by  Tenant and  its
                     employees and  invitees  as  a  non-commercial  exercise
                     facility.  In  no event shall  the exercise facility  be
                     made available to the general public.

                          i.   Counterparts.  This Lease may  be executed  in
                     multiple  counterparts  each  of  which  is  deemed   an
                     original  but  together  constitute  one  and  the  same
                     instrument.

                     LANDLORD  AND  TENANT  EXPRESSLY  DISCLAIM  ANY  IMPLIED
                     WARRANTY THAT  THE PREMISES  ARE SUITABLE  FOR  TENANT'S
                     INTENDED COMMERCIAL PURPOSE, AND TENANT'S OBLIGATION  TO
                     PAY RENT HEREUNDER IS  NOT DEPENDENT UPON THE  CONDITION
                     OF THE PREMISES  OR THE PERFORMANCE  BY LANDLORD OF  ITS
                     OBLIGATIONS  HEREUNDER,   AND,   EXCEPT   AS   OTHERWISE
                     EXPRESSLY PROVIDED HEREIN, TENANT SHALL CONTINUE TO  PAY
                     THE  RENT,   WITHOUT   ABATEMENT,   SETOFF,   DEDUCTION,
                     NOTWITHSTANDING ANY BREACH BY LANDLORD OF ITS DUTIES  OR
                     OBLIGATIONS HEREUNDER, WHETHER EXPRESS OR IMPLIED.

      DATED as of the date first above written.

 LANDLORD:                                TENANT:

 DALLAS RPFIV CAMPBELL CENTRE         PEGASUS SOLUTIONS, INC.,
 ASSOCIATES LIMITED PARTNERSHIP,      a Delaware corporation
 a Delaware limited partnership

 By: GEIRPIV Holding Corporation,
     a Delaware corporation,          By:
     its General Partner              Name:
                                      Title:

     By:
     Name:
     Title:

<PAGE>

                                  EXHIBIT A

                     [OUTLINE OF PREMISES AND ROFR SPACE]

<PAGE>

                                  EXHIBIT B

                        BUILDING RULES AND REGULATIONS

      The following rules and  regulations shall apply  to the Premises,  the
 Building,  the  parking  garage  associated  therewith,  the  Land  and  the
 appurtenances thereto:

      1.   Sidewalks,  doorways,  vestibules,  halls,  stairways,  and  other
 similar areas shall not be obstructed by  tenants or used by any tenant  for
 purposes other than ingress and egress  to and from their respective  leased
 premises and for going from one to another part of the Building.

      2.   Plumbing, fixtures  and  appliances shall  be  used only  for  the
 purposes for  which  designed, and  no  sweepings, rubbish,  rags  or  other
 unsuitable material shall be thrown or deposited therein.  Damage  resulting
 to any such fixtures or  appliances from misuse by  a tenant or its  agents,
 employees or invitees, shall be paid by such tenant.

      3.   Except  as   otherwise   provided   in  the   Lease,   no   signs,
 advertisements or notices shall be painted  or affixed on or to any  windows
 or doors or other part of the Building without the prior written consent  of
 Landlord.  No curtains  or other window treatments  shall be placed  between
 the glass and the Building standard window treatments.

      4.   Landlord shall provide and maintain an alphabetical directory  for
 all tenants in the main lobby of the Building.

      5.   Landlord shall  provide all  door locks  in each  tenant's  leased
 premises, at  the  cost  of such  tenant,  and  no tenant  shall  place  any
 additional door  locks  in  its leased  premises  without  Landlord's  prior
 written consent.  Landlord shall furnish to each tenant a reasonable  number
 of keys to  such tenant's  leased premises, at  such tenant's  cost, and  no
 tenant shall make a duplicate thereof.

      6.   Movement in  or  out  of  the  Building  of  furniture  or  office
 equipment, or  dispatch  or  receipt  by  tenants  of  any  bulky  material,
 merchandise or materials  which require use  of elevators  or stairways,  or
 movement through the Building  entrances or lobby  shall be conducted  under
 Landlord's supervision at such  times and in such  a manner as Landlord  may
 reasonably require.  Each  tenant assumes all risks  of and shall be  liable
 for all damage to articles moved and injury to persons or public engaged  or
 not engaged in such movement, including equipment, property and personnel of
 Landlord if  damaged or  injured as  a  result of  acts in  connection  with
 carrying out this service for such tenant.

      7.   Landlord  may  prescribe  weight  limitations  and  determine  the
 locations for safes and other heavy  equipment or items, which shall in  all
 cases be placed  in the  Building so  as to  distribute weight  in a  manner
 acceptable to Landlord which may include the use of such supporting  devices
 as Landlord  may  require.   All  damages  to  the Building  caused  by  the
 installation or removal of any property of  a tenant, or done by a  tenant's
 property while in  the Building, shall  be repaired at  the expense of  such
 tenant.

      8.   Corridor doors, when not  in use, shall be  kept closed.   Nothing
 shall be  swept or  thrown into  the corridors,  halls, elevator  shafts  or
 stairways.  No  birds or animals  shall be brought  into or kept  in, on  or
 about any  tenant's leased  premises.   No portion  of any  tenant's  leased
 premises shall  at any  time be  used  or occupied  as sleeping  or  lodging
 quarters.

      9.   Tenant shall cooperate  with Landlord's employees  in keeping  its
 leased premises neat and clean.  Tenants shall not employ any person for the
 purpose of such cleaning other than the Building's cleaning and  maintenance
 personnel.

      10.  [Intentionally Deleted]

      11.  Tenant shall not, and shall not  permit its employees or  invitees
 to, make or permit any improper, objectionable or unpleasant noises or odors
 in the Building  or otherwise  interfere in any  way with  other tenants  or
 persons having business with them.

      12.  No machinery  of any  kind (other  than normal  office  equipment)
 shall be operated by any tenant on its leased area without Landlord's  prior
 written consent,  nor shall  any tenant  use  or keep  in the  Building  any
 flammable or explosive fluid or substance, except such types and  quantities
 of office and cleaning supplies customarily used in Comparable Buildings (as
 defined in Section  7.a) which  Tenant handles,  stores and  disposes of  in
 compliance with all applicable laws, codes, rules and regulations.

      13.  Landlord will  not  be responsible  for  lost or  stolen  personal
 property, money or jewelry from tenant's leased premises or public or common
 areas regardless of whether such loss occurs when the area is locked against
 entry or not.

      14.  [Intentionally Deleted]

      15.  All mail chutes located in the Building shall be available for use
 by Landlord and all tenants  of the Building according  to the rules of  the
 United States Postal Service.

      16.  Smoking is prohibited in all common areas of the Building and  the
 Land and  in all  other portions  of the  Building and  the Land  except  in
 designated areas  as Landlord  may  determine in  its  sole judgment  or  as
 required by applicable law.

<PAGE>

                                  EXHIBIT C

                         OPERATING EXPENSE ESCALATOR

      (a)  Tenant shall pay an amount (per  each rentable square foot in  the
 Premises) equal to the excess ("Excess")  from time to time of actual  Basic
 Cost per rentable square foot in the Building over the actual Basic Cost per
 rentable square  foot  in the  Building  for  the 2002  calendar  year  (the
 "Expense Stop").  Landlord shall make a good faith estimate of the Excess to
 be due by  Tenant for  any calendar  year or  part thereof  during the  Term
 beginning January  1,  2003,  and, unless  Landlord  delivers  to  Tenant  a
 revision of the estimated  Excess, Tenant shall  pay to Landlord  commencing
 January 1, 2003  and on the  first day of  each calendar month  of the  Term
 thereafter, an amount equal to the  estimated Excess for such calendar  year
 or part thereof divided by  twelve.  From time  to time during any  calendar
 year (but not more frequently than  twice in a calendar year), Landlord  may
 estimate and re-estimate the  Excess to be due  by Tenant for that  calendar
 year  and  deliver  a  copy  of  the  estimate  or  re-estimate  to  Tenant.
 Thereafter, the monthly installments  of Excess payable  by Tenant shall  be
 appropriately adjusted in accordance  with the estimations  so that, by  the
 end of the  calendar year in  question, Tenant shall  have paid  all of  the
 Excess as estimated by Landlord.  Any amounts paid based on such an estimate
 shall be subject  to adjustment pursuant  to paragraph (c)  of this  Exhibit
 when actual Basic Cost is available for each calendar year.

      (b)  For the purposes of this Exhibit, the term "Basic Cost" shall mean
 all reasonable  expenses and  disbursements of  every kind  (subject to  the
 limitations  set  forth  below)  which  Landlord  incurs,  pays  or  becomes
 obligated  to  pay  in  connection   with  the  ownership,  operation,   and
 maintenance of the Building  (including the associated parking  facilities),
 determined in  accordance  with  generally  accepted  accounting  principles
 consistently applied, including but not limited to the following:

           (i)  Wages  and   salaries   (including  management   fees,   such
      management fees not to exceed 3%  of gross rentals of the Building)  of
      all  employees   engaged  in   the  operation,   repair,   replacement,
      maintenance, and security of  the Building, including taxes,  insurance
      and benefits relating thereto;

           (ii) All  supplies   and   materials  used   in   the   operation,
      maintenance, repair, replacement, and security of the Building;

           (iii) Annual cost of all capital improvements made to the Building
      which although capital in nature can  reasonably be expected to  reduce
      the normal operating  costs of  the Building,  as well  as all  capital
      improvements made in order to comply with any law hereafter promulgated
      by any governmental  authority, as amortized  over the useful  economic
      life of such  improvements as determined  in accordance with  generally
      accepted  accounting  principles   consistently  applied  by   Landlord
      (without regard  to the  period over  which  such improvements  may  be
      depreciated or amortized for federal income tax purposes);

           (iv) Cost of all utilities;

           (v)  Cost of any insurance or insurance related expense applicable
      to the Building  and Landlord's  personal property  used in  connection
      therewith;

           (vi) All taxes and  assessments and  governmental charges  whether
      federal, state, county or municipal, and  whether they be by taxing  or
      management districts  or authorities  presently  taxing or  by  others,
      subsequently created or otherwise, and any other taxes and  assessments
      attributable to  the  Building (or  its  operation), and  the  grounds,
      parking areas, driveways,  and alleys around  the Building,  excluding,
      however, (1) federal and state taxes  on income and (2) taxes  assessed
      to  Landlord  for  other  tenants'  personal  property   (collectively,
      "Taxes"); if the present method of taxation changes so that in lieu  of
      the whole or  any part of  any Taxes levied  on the  Land or  Building,
      there is  levied  on Landlord  a  capital  tax directly  on  the  rents
      received therefrom or a franchise tax, assessment, or charge based,  in
      whole or  in part,  upon such  rents for  the Building,  then all  such
      taxes, assessments, or charges, or the part thereof so based, shall  be
      deemed to be included within the term "Taxes" for the purposes hereof;

           (vii)     Cost  of   service   or   maintenance   contracts   with
      independent  contractors  for   the  operation,  maintenance,   repair,
      replacement,  or   security  of   the  Building   (including,   without
      limitation, alarm service, window cleaning, and elevator maintenance);

           (viii)    The amount of basic rent  payable under and pursuant  to
      any ground  lease  pertaining  to  land  on  which  parking  facilities
      associated with the  Building are located,  but only at  such times  as
      Tenant has (and is utilizing )parking rights on such land; and

           (ix) Cost of repairs, replacements, and general maintenance of the
      Building, other than  repair, replacement, and  general maintenance  of
      the roof, foundation and exterior walls of the Building.

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

 There are specifically excluded from the definition of the term "Basic Cost"
 costs (1) for capital improvements made to the Building, other than  capital
 improvements described  in subparagraph  (iii) above  and except  for  items
 which, though  capital  for  accounting purposes,  are  properly  considered
 maintenance and repair items, such as painting of common areas,  replacement
 of carpet in elevator  lobbies, and the like;  (2) for repair,  replacements
 and general maintenance paid by proceeds of insurance or by Tenant or  other
 third parties,  and  alterations  attributable  solely  to  tenants  of  the
 Building other than Tenant; (3) for interest, amortization or other payments
 on loans to Landlord; (4) for depreciation of the Building; (5) for  leasing
 commissions; (6)  for legal  expenses, other  than  those incurred  for  the
 general benefit  of the  Building's tenants  (e.g., tax  disputes); (7)  for
 renovating or otherwise  improving space for  occupants of  the Building  or
 vacant space in the Building; (8) for correcting defects in the construction
 of the Building; (9)  for overtime or other  expenses of Landlord in  curing
 defaults or performing work expressly provided in this Lease to be borne  at
 Landlord's expense; (10) for federal income taxes imposed on or measured  by
 the income of Landlord from the operation of the Building; (11) for  leasing
 space  in  the  Building,  including  marketing  and  advertising   expense,
 commissions and  leasehold  improvements;  (12)  for  any  special  services
 available to any tenant that are  not available to Tenant; (13) for  capital
 expenditures not  expressly authorized  elsewhere in  this Lease;  (14)  for
 reserves for  anticipated  future expenses;  (15)  for items  reimbursed  or
 reimbursable by insurance or  other tenants or third  parties; (16) for  bad
 debt loss  and  reserves  for bad  debt;  (17)  for costs  incurred  due  to
 Landlord's or  any  tenant's violation  of  an applicable  lease;  (18)  for
 interest or penalties incurred due to Landlord's failure to pay any bill  or
 failure to  comply with  any law;  (19) for  any costs  associated with  the
 operation of  any of  Landlord's other  businesses;  (20) for  salaries  and
 bonuses of  Landlord's  officers  and  executives;  (21)  for  environmental
 remediation; (22) for profit increment paid to subsidiaries or affiliates of
 Landlord for services on or to the Project, but only to the extent that  the
 costs of such services exceed competitive  costs for such services  rendered
 by unaffiliated persons or entities with respect to Comparable Buildings (as
 defined in Section 7.a); (23) for costs associated with the operation of the
 business of  the legal  entity which  constitutes Landlord  as the  same  is
 distinguished from the cost  and operation of  the Project, including  legal
 entity formation, internal  entity accounting  and legal  matters; (24)  for
 cost of acquiring  sculptures or other  art objects; and  (25) for costs  of
 rental concessions or lease  buy-outs.  If the  Lease provides that an  item
 will be provided "at Landlord's sole cost," then the cost of such item shall
 not be included in  Basic Cost unless expressly  provided otherwise in  this
 Lease.

      (c)  The Annual Cost  Statement shall  mean a  statement of  Landlord's
 actual Basic Cost for  the previous year adjusted  as provided in  paragraph
 (d) of this Exhibit.  Within thirty (30) days following Tenant's receipt  of
 the Annual  Cost Statement,  Tenant may  request that  Landlord provide,  at
 Tenant's expense, copies of reasonable supporting documentation with respect
 to the Basic  Cost for such  calendar year.   If the  Annual Cost  Statement
 reveals that Tenant paid more for Basic  Cost than the actual Excess in  the
 year for which such  statement was prepared, then  Landlord shall credit  or
 reimburse for Tenant for  such excess within 30  days after delivery of  the
 Annual Cost Statement; likewise, if Tenant paid less than the actual Excess,
 then Tenant shall pay Landlord such deficiency within 30 days after delivery
 of the Annual Cost Statement.

      (d)  With respect  to any  calendar year  or partial  calendar year  in
 which the Building is not occupied to the extent of 95% of the rentable area
 thereof, the Basic Cost for such  period shall, for the purposes hereof,  be
 increased to the amount which, using reasonable projections under  generally
 accepted accounting  principles  consistently  applied,  would  normally  be
 expected to have been incurred had the Building been occupied to the  extent
 of 95% of the rentable area thereof.

      (e)  Notwithstanding any provision  of the Lease  to the contrary,  for
 the purpose of calculating Tenant's Proportionate Share of Excess each  year
 during the first ten (10) years of the Term of the Lease, the items of Basic
 Cost which are reasonably subject to the control of Landlord  ("Controllable
 Expenses") shall be deemed  not to increase more  than six percent (6%)  per
 calendar year (determined on a compounding basis throughout the Term of  the
 Lease) for each  calendar year  from and  after January  1, 2003;  provided,
 however, that no item of Basic  Cost other than Controllable Expenses  shall
 be subject  to the  foregoing limitation;  and  provided further,  that  the
 percentage increase shall be determined on  a cumulative basis such that  if
 the average increase for all expired calendar years after 2002 and the  next
 calendar year is less  than 6% (adjusted to  reflect compounding), then  the
 percentage increase for the  next calendar year may  exceed 6% (adjusted  to
 reflect compounding)  so  long  as the  average  increase  for  all  expired
 calendar year  after  2002 and  the  next calendar  year  do not  exceed  6%
 (adjusted to reflect compounding) per calendar year.  Controllable  Expenses
 shall not  include, without  limitation, (i)  insurance, (ii)  Taxes,  (iii)
 utilities, and (iv) minimum wage related expenses.

      (f)  Tenant, at  its expense,  shall have  the  right, within  six  (6)
 months after receiving the Annual Cost  Statement for a particular  calendar
 year, to audit Landlord's books and records relating to Basic Cost for  such
 calendar year and the calendar year immediately preceding such calendar year
 Such  audit  shall  be  conducted  only  during regular  business  hours  at
 Landlord's office and only  after Tenant gives  Landlord fourteen (14)  days
 written notice and in no event more  frequently than once per year.   Tenant
 shall promptly  commence  and diligently  pursue  completion of  such  audit
 within a reasonable time after such fourteen (14)-day period.  Tenant  shall
 deliver to Landlord a copy of the results of such audit within fifteen  (15)
 days of its receipt by Tenant.  No audit shall be conducted at any time that
 Tenant is in default of any of terms of the Lease.  No subtenant shall  have
 any right to conduct an audit and no assignee shall conduct an audit for any
 period during which  such assignee was  not in possession  of the  Premises.
 Such audit  must  be  conducted  by  Tenant  or  an  independent  nationally
 recognized accounting firm of recognized good  reputation that is not  being
 compensated by Tenant on a contingency fee basis.  All information  obtained
 through the Tenant's  audit with  respect to  financial matters  (including,
 without  limitation,  costs,  expenses,   income)  and  any  other   matters
 pertaining to the  Landlord and/or the  Project as well  as any  compromise,
 settlement, or adjustment  reached between Landlord  and Tenant relative  to
 the results of the audit  shall be held in  strict confidence by Tenant  and
 its officers, agents, and employees, and Tenant shall cause its auditor  and
 any of its officers, agents, and employees to be similarly bound.  If within
 two (2) years after Tenant receives  the Annual Cost Statement, Tenant  does
 not give Landlord written notice stating in reasonable detail any  objection
 to the Annual Cost Statement, Tenant  shall be deemed to have approved  such
 statement in all respects.   While Tenant shall bear  the cost of any  audit
 conducted for or by it, Landlord hereby agrees to reimburse Tenant for  such
 cost if said audit shall prove that actual Basic Cost for the period of time
 covered by such audit  has been overstated by  more than five percent  (5%).
 If such audit shall prove that actual Basic Cost for such period of time has
 been overstated  or understated,  each party  agrees  to promptly  make  any
 payments to the other party as may be appropriate.

<PAGE>

                                  EXHIBIT D

                              LEGAL DESCRIPTION

 Tract 1:  (CAMPBELL CENTRE I TRACT)

 All that certain lot, tract  or parcel of land  lying and being situated  in
 the City of Dallas (Block No.  C/5191), Dallas County, Texas, being part  of
 the John C. Cook Survey, Abstract No. 259, also being part of "Central  Park
 Addition" recorded in Volume 71151, Page  2217, Map Records, Dallas  County,
 Texas and more particularly bounded and described as follows:

 THE POINT OF BEGINNING  is a 1/2" iron  rod set for  corner in the  Westerly
 right-of-way line of lands of the Dallas Area Rapid Transit (D.A.R.T.),  (50
 feet wide),  formerly lands  of the  Southern Pacific  Railroad, said  point
 being located S 10o 30' 37" W  251.14 feet from the centerline of  Northwest
 Highway, as shown in said Volume 71151, Page 2217;

 THENCE, along said westerly line of D.A.R.T., S 10o 30' 37" W 623.07 feet to
 a 1/2"  iron rod  set for  corner  at the  Southeast  corner of  the  herein
 described parcel; said point also being the Northeast corner of an  easement
 (Exhibit "E") recorded  in Volume  80166, Page  0437, Deed  Records,  Dallas
 County, Texas;

 THENCE, along the  northerly lines of  said Exhibit "E"  and Exhibit "D"  in
 said Volume 80166, Page 0437 the following courses and distances:

 N 79o 29' 23" W 169.00 feet to a "x" cut set for corner;
 S 10o 30' 37" W 5.05 feet to a "X" cut set for corner;
 N 79o 29' 23"  W 309.09  feet to  a 1/2"  iron rod  set for  corner in  the
 Easterly right-of-way line of North Central Expressway (Texas Route No. 75),
 as widened, said point  being the Southwest corner  of the herein  described
 parcel;

 THENCE, along  said  Easterly right-of-way  line,  more or  less  along  the
 Easterly  face  of  a  concrete  retaining  wall  (under  construction)  the
 following courses and distances:

 N 08o 03' 52" E  60.31 feet to a 1/2" iron rod set for corner;
 N 09o 43' 33" E  362.51 feet to a 1/2" iron rod set for corner;
 N 11o 53'  33" E   19.43  feet to  a 1/2"  iron rod  set for  corner at  the
 Southeasterly corner of North Central Expressway and Northwest Highway;

 THENCE, along  said  Southeasterly  line of  North  Central  Expressway  and
 Northwest Highway, N 44o 50' 18"  E 128.16 feet to a  1/2" iron rod set  for
 corner in  the Southerly  line of  lands  now or  formerly of  the  Southern
 Pacific Railroad as shown in aforesaid  Volume 71151, Page 2217; said  point
 being the Northwest corner of the herein described parcel;

 THENCE, along said Southerly line of lands formerly of the Southern  Pacific
 Railroad N 89o 31'  22" E 420.59 feet  to the POINT  OR PLACE OF  BEGINNING,
 containing 276,659 square feet (6.3513 acres) of land more or less.

<PAGE>

                                  EXHIBIT E

                        TENANT FINISH-WORK: ALLOWANCE

      1.   Except as set forth in this  Exhibit, Tenant accepts the  Premises
 in their "as  is" condition on  the date that  this Lease  is entered  into.
 Landlord shall, at  Landlord's sole  cost, provide  the following  leasehold
 improvements in the Premises:

           * Level Floor -  Level concrete slab to  an 1/4 inch rise  or
             drop in  10 feet, as determined  by a 10 foot  straightedge
             placed anywhere on the slab in any direction.
           * Building will  be fully  sprinklered and  shall meet  shell
             building code  based on an  open floor plan  configuration.
             All sprinkler  heads shall  be installed  turned up  toward
             deck.
           * A  CAV-HVAC  system  installed  with  complete  main   duct
             distribution throughout each floor with thermostats  coiled
             up and  placed in the ceiling.   The distribution shall  be
             designed in  accordance with ASHRAE  standard 62-89 and  to
             provide  72 degrees F  inside temperature  during a  design
             load day of 102-degrees F.
           * Restrooms  and elevators  compliant with  the  Disabilities
             Laws (as defined in Section 8.a).
           * 5/8" gypsum  wallboard on core  walls --  taped and  bedded
             ready for finish.  All shaft walls will be 2-hr. rated.
           * Tower --  One (1) set  of men's and  women's restrooms  per
             floor, complete with finishes.
           * Concourse -- Three (3) sets of men's and women's  restrooms
             per floor, complete with finishes.
           * 277/480  volt   3-phase  electrical   service  capable   of
             providing  a minimum  of 5  watts  of available  power  per
             rentable square foot  low voltage (below ceiling) power  if
             required,  and  2  watts  per  rentable  square  foot  high
             voltage  (lighting) power  for Tenant's  sole use  to  each
             floor  including  all  necessary  transformers  and   power
             panels.

      2.   Tenant shall provide  to Landlord for  its approval final  working
 drawings (the "Preliminary Working Drawings"), prepared by an architect that
 has been  approved by  Landlord (which  approval shall  not be  unreasonably
 withheld), of  all  improvements that  Tenant  proposes to  install  in  the
 Premises.  Landlord shall respond to Tenant's written request for Landlord's
 approval of its  architect within five  (5) business days  after receipt  of
 such request.  Landlord's failure to  respond within such five (5)  business
 days shall be  deemed to be  Landlord's approval thereof.   The  Preliminary
 Working  Drawings  shall  include   the  partition  layout,  ceiling   plan,
 electrical  outlets  and  switches,  telephone  outlets,  drawings  for  any
 modifications to the mechanical  and plumbing systems  of the Building,  and
 detailed plans and specifications for  the construction of the  improvements
 called for under this Exhibit in accordance with all applicable governmental
 laws, codes, rules, and regulations.   Further, if any of Tenant's  proposed
 construction work will affect  the Building's HVAC, electrical,  mechanical,
 or plumbing systems, then the working  drawings pertaining thereto shall  be
 prepared by the Building's engineer of record, whom Tenant shall at its cost
 engage for such purpose.  Prior  to close-of-business on December 31,  2001,
 Tenant shall furnish the initial draft  of the Preliminary Working  Drawings
 to Landlord for Landlord's  review and approval.   Within five (5)  business
 days  after  receipt  Landlord  shall   either  provide  comments  to   such
 Preliminary Working Drawings  or approve the  same.   Landlord's failure  to
 respond within  such five  (5) business  day period  shall be  deemed to  be
 Landlord's approval thereof.  If Landlord  provides Tenant with comments  to
 the Preliminary Working Drawings,  Tenant shall provide revised  Preliminary
 Working Drawings to  Landlord incorporating Landlord's  comments within  one
 week after receipt of  Landlord's comments.  Within  five (5) business  days
 after receipt Landlord shall  then either provide  comments to such  revised
 Preliminary Working Drawings or  approve such Preliminary Working  Drawings.
 Landlord's failure to respond within such five (5) business day period shall
 be deemed to be  Landlord's approval thereof.   The process described  above
 shall be repeated, if necessary, until the Preliminary Working Drawings have
 been approved by Landlord.  Within sixty (60) days following the approval or
 deemed approval of  the Preliminary Working  Drawings, Tenant shall  furnish
 detailed   architectural,   mechanical    and   electrical   drawings    and
 specifications  (collectively,  the   "Final  Construction  Documents")   to
 Landlord for Landlord's review and approval.  Within five (5) business  days
 after  receipt  Landlord  shall  either  provide  comments  to  such   Final
 Construction Documents or  approve the  same.   If Landlord provides  Tenant
 with comments  to the  Final Construction  Documents, Tenant  shall  provide
 revised Final Construction  Documents to  Landlord incorporating  Landlord's
 comments within one week after receipt of Landlord's comments.  Within  five
 (5) business days after receipt Landlord shall then either provide  comments
 to  such  revised  Final  Construction  Documents  or  approve  such   Final
 Construction Documents.  Landlord's failure to respond within such five  (5)
 business day period shall be deemed to be Landlord's approval thereof.   The
 process described above  shall be repeated,  if necessary,  until the  Final
 Construction Documents have been approved by Landlord.  Landlord's  approval
 of the Preliminary Working Drawings  and Final Construction Documents  shall
 not be  unreasonably  withheld,  provided that  (a)  they  comply  with  all
 applicable governmental  laws,  codes,  rules,  and  regulations,  (b)  such
 working drawings  are sufficiently  detailed to  allow construction  of  the
 improvements in  a good  and workmanlike  manner, and  (c) the  improvements
 depicted thereon conform to the rules and regulations promulgated from  time
 to time by  the Landlord for  the construction of  tenant improvements.   As
 used herein,  "Working Drawings" shall  mean collectively,  the  Preliminary
 Working Drawings and Final Construction  Documents approved by Landlord,  as
 amended from time to time by any approved changes thereto, and "Work"  shall
 mean all improvements to be constructed in accordance with and as  indicated
 on the Working Drawings.  Approval by Landlord of the Working Drawings shall
 not be  a representation  or warranty  of Landlord  that such  drawings  are
 adequate for any use,  purpose, or condition, or  that such drawings  comply
 with any applicable law or code, but shall merely be the consent of Landlord
 to the performance of the Work.  Tenant and Landlord shall sign the  Working
 Drawings to  evidence their  respective review  and approval  thereof.   All
 changes in the Work must receive the prior written approval of Landlord.

      3.   Tenant shall solicit bids for  the Work from contractors  selected
 by Tenant and approved by Landlord, which approval shall not be unreasonably
 withheld.  Landlord's failure to respond within five (5) business days after
 receipt of Tenant's request  for approval shall be  deemed to be  Landlord's
 approval thereof.   Landlord and  Tenant shall  cooperate in  good faith  to
 coordinate the construction  schedule.  All  contractors and  subcontractors
 shall be required to procure and  maintain insurance against such risks,  in
 such amounts, and with  such companies as  Landlord may reasonably  require.
 Certificates of  such  insurance,  with  paid  receipts  therefor,  must  be
 received by Landlord before the Work is commenced.

      4.   Tenant shall construct the Work or have the Work constructed in  a
 first class and workmanlike manner.

      5.   Tenant  shall  bear  the  entire  cost  of  performing  the   Work
 (including, without limitation, design  of the Work  and preparation of  the
 Working Drawings,  costs of  construction  labor and  materials,  electrical
 usage during construction,  additional janitorial  services, general  tenant
 signage, related taxes and  insurance costs, all of  which costs are  herein
 collectively  called  the  "Total  Construction Costs")  in  excess  of  the
 Construction Allowance (hereinafter defined).

      6.   Landlord    shall     furnish     a     construction     allowance
 (the "Construction Allowance") equal to $34.00  per rentable square foot  in
 the Premises  (plus the  Additional Space  (as defined  in the  Basic  Lease
 Information) if Tenant  timely elects to  lease the Additional  Space).   An
 amount (the "Escrow Amount")  equal to the  Construction Allowance shall  be
 deposited by Landlord into  an escrow account  with Chicago Title  Insurance
 Company (the "Escrow  Agent") contemporaneously with  the execution of  this
 Lease, pursuant to the terms of an escrow agreement (the "Escrow Agreement")
 in the form attached to this  Lease as Exhibit M.  Notwithstanding  anything
 herein to the contrary, the portion  of the Construction Allowance to  which
 Tenant shall be entitled to  use for the payment  of the preparation of  the
 Working Drawings shall  not exceed  $2.50 per  rentable square  foot in  the
 Premises (the "A&E Allowance").  Tenant shall be entitled to use any  unused
 portion of the A&E Allowance (i) to pay for the out-of-pocket costs actually
 incurred by  Tenant  in  relocating  to  the  Premises,  including,  without
 limitation, the cost of professional movers and the installation of Tenant's
 telephone and data cabling systems,  and (ii) up to  an amount equal to  the
 product of $2.00  multiplied by the  number of rentable  square feet in  the
 Premises (the "Rent Credit"), to be applied to Tenant's next accruing  Basic
 Rental installments.

      7.   The  Construction  Allowance  shall  be  disbursed  to  Tenant  as
 follows:

           (i)  Tenant may submit or  cause Tenant's contractor to  submit
 applications for progress payments (each, an "Application for  Payment"),
 in a  commercially reasonable  form, no  more often  than monthly  on  or
 before the tenth (10th)  day of each month  after the Commencement  Date.
 Each Application for Payment shall be for the aggregate cost of the  Work
 constructed and/or for the amount of  the A&E Allowance expense  incurred
 prior to the month  in which the applicable  Application for Payment  has
 been received.  The  costs and expenses for  which each reimbursement  is
 requested shall be segregated and  reasonably detailed within a  schedule
 attached to each Application for Payment.

           (ii)  Each  Application  for  Payment  shall  be  certified  by
 Tenant, Tenant's  contractor  or Tenant's  architect  as to  the  matters
 contained therein.

           (iii)     Concurrent with each Application for Payment,  Tenant
 or Tenant's  contractor shall  furnish the  following to  Landlord:   (a)
 partial  waivers  of  liens  from  all  contractors  and   subcontractors
 performing the Work with respect to which the Application for Payment  is
 submitted, conditioned on  such party's  receipt of  a specified  payment
 amount, and (b) a draw request  ("Draw Request") in the form attached  to
 Exhibit M as Schedule 1.   The Draw Request shall  be an amount equal  to
 the product of (a) the amount  requested in the Application for  Payment,
 multiplied by (b) a fraction the numerator of which is the amount of  the
 Construction  Allowance  and  the  denominator  of  which  is  the  Total
 Construction Costs, less ten percent (10%) of such payment (collectively,
 "Retainage  Amounts");  provided,  however,   that  in  no  event   shall
 Landlord's aggregate payment  obligations under this  Exhibit exceed  the
 Construction Allowance.

           (iv)  Within ten  (10) days  after  Tenant's submission  of  an
 Application for  Payment  and  Draw  Request  to  Landlord  and  Tenant's
 satisfaction of subparagraph  7.(iii) above, Landlord  shall execute  the
 Draw Request and deliver it to Tenant.

           (v)  The Retainage Amounts shall be paid to Tenant within ten (10)
 days after the  later to occur  of (a) the  thirtieth (30th)  day after  the
 completion of the Work (excluding warranty or repair items) and (b) Tenant's
 delivery to  Landlord of  the bills  or  invoices for  such Work  and  final
 release or waiver  of mechanic's and  materialmen's liens  from the  general
 contractor and  any  party  who  has  furnished  materials  or  services  or
 performed labor of any kind  in connection with the  Work and has (or  could
 have) a lien  on the  Retainage Amounts pursuant  to Section  53.103 of  the
 Texas Property  Code, conditioned  on such  party's receipt  of a  specified
 payment amount.

           (vi) In the event any portion of  the Escrow Amount remains  after
 the reimbursement to Tenant for the  Total Construction Costs and the  items
 set forth in clause (i) of Paragraph 6 of this Exhibit, Landlord and  Tenant
 shall execute a  Draw Request requesting  the Escrow Agent  to disburse  the
 remaining portion of the Escrow Amount to Landlord and Landlord shall  apply
 the Rent Credit to Tenant's next  accruing Basic Rental installments,  after
 which any remaining portion  of the Escrow Amount  shall be the property  of
 Landlord.

      8.   Landlord or  its affiliate  shall act  as  a liaison  between  the
 contractor and Tenant and coordinate the relationship between the Work,  the
 Building, and the Building's systems.  No construction management fee  shall
 be payable by Landlord or Tenant in connection with the Work.

      9.   To the extent not inconsistent with  this Exhibit, Section 8a.  of
 this Lease shall govern the performance  of the Work and the Landlord's  and
 Tenant's  respective  rights  and  obligations  regarding  the  improvements
 installed pursuant thereto.

<PAGE>

                                  EXHIBIT F

                                   PARKING

 1.   Landlord agrees  to  make  available  to Tenant  for  the  use  of  its
      employees three (3) non-reserved parking spaces for each 1,000 rentable
      square feet  leased  by  Tenant  in the  Building  from  time  to  time
      (collectively, the "Guaranteed Spaces")  located within the  Building's
      parking garage.  In addition, Landlord shall use reasonable efforts  to
      make available  to  Tenant  for  the  use  of  its  employees  one  (1)
      additional non-reserved  parking space  located within  the  Building's
      parking facilities for each 1,000 rentable square feet leased by Tenant
      in  the  Building  from  time   to  time  (the  "Additional   Spaces").
      Notwithstanding  the  foregoing,  Landlord  may,  from  time  to  time,
      terminate Tenant's right  to one or  more of the  Additional Spaces  by
      delivering thirty (30) days prior written notice to Tenant if  Landlord
      determines in  its  reasonable  discretion  that  Landlord  needs  such
      terminated Additional Spaces to meet Landlord's parking obligations  to
      other tenants in the Building.  Notwithstanding anything herein to  the
      contrary, Landlord shall not be obligated to incur any expense in order
      to provide the  Additional Spaces.   In  the event  Landlord elects  to
      construct  additional   surface  parking   facilities,  the   cost   of
      constructing such  additional surface  parking facilities  shall be  at
      Landlord's sole cost and  expense.  As used  herein, the term  "Spaces"
      shall collectively  mean  the  Guaranteed  Spaces  and  the  Additional
      Spaces.  Tenant shall be entitled to designate up to ten percent  (10%)
      of the  Spaces as  reserved Spaces.   On  or before  December 1,  2001,
      Landlord and Tenant shall mutually select the location of the first ten
      (10) reserved parking spaces and shall depict such locations on Exhibit
      N attached to this Lease.

 2.   There shall be no monthly parking charge for the unreserved Spaces  for
      the initial Term  of ten (10)  years.  The  monthly parking charge  for
      reserved Spaces shall be such rates as are from time to time charged to
      patrons of the Building's  parking facilities; provided, however,  that
      Landlord shall  abate  such  parking charge  for  the  first  ten  (10)
      reserved Spaces for the initial Term of ten (10) years.

 3.   All motor vehicles (including all contents thereof) shall be parked  in
      the Spaces at the sole risk of Tenant, its employees, agents,  invitees
      and licensees, it being expressly  agreed and understood that  Landlord
      has no  duty  to insure  any  of  said motor  vehicles  (including  the
      contents thereof),  and  that  Landlord  is  not  responsible  for  the
      protection and security  of such vehicles  from theft and/or  malicious
      mischief or any other cause of damage, injury or harm.  Landlord  shall
      have no liability  whatsoever for any  property damage and/or  personal
      injury which  might occur  as a  result of  or in  connection with  the
      parking of said motor vehicles in any of the Spaces (unless arising out
      of Landlord's gross negligence), and Tenant hereby agrees to indemnify,
      defend and hold Landlord harmless from  and against any and all  costs,
      claims,  expenses,  and/or  causes   of  action  attributable  to   the
      negligence, acts or omissions of any  party permitted by Tenant to  use
      any of the Spaces .

 4.   In Tenant's use of the Spaces, Tenant and any party permitted by Tenant
      to use any of the Spaces shall follow all of the rules of the  Building
      applicable thereto, as the same may be reasonably amended from time  to
      time, and any  failure to do  so shall constitute  an Event of  Default
      hereunder.

 5.   To ensure that  only those parties  leasing Spaces  are utilizing  such
      Spaces, Tenant shall, within thirty (30) days after Tenant's receipt of
      Landlord's written request therefor,  provide Landlord with a  complete
      list of  the names  of  all of  Tenant's  employees, which  list  shall
      contain the corresponding  license plate numbers  of those  automobiles
      owned, leased or used by  each of said employees.   Such list shall  be
      updated by Tenant periodically, as  necessary, but not more  frequently
      than  once  every  six  (6)  months,  and  shall  contain  a   specific
      designation as to which automobiles are entitled to use the Spaces.

 6.   Landlord may use a controlled access system for the Building's  parking
      facilities and shall have the right to modify any such system from time
      to time.  Landlord shall at all times during the Term maintain and keep
      in place a controlled access system  for the Building's parking  garage
      comparable to the system in place as of the date of this Lease.   After
      the initial  furnishing of  access cards  to each  employee of  Tenant,
      Tenant  shall  pay  Landlord's  standard  charge  for  additional   and
      replacement cards.

<PAGE>

                                  EXHIBIT G

                              EXTENSION OPTIONS

           Provided no Event of Default exists at the time of such  election,
      Tenant may renew this Lease for two (2) additional periods of five  (5)
      years each on  the same  terms provided in  this Lease  (except as  set
      forth below), by delivering written notice  of the exercise thereof  to
      Landlord not later than twelve (12) months before the expiration of the
      Term.  Each such period is called  a "Renewal Term" and the first  such
      five (5) year period is called the "First Renewal Term" and the  second
      such five (5) year  period is called the  "Second Renewal Term."   Each
      Renewal Term shall  be upon  the same  terms contained  in this  Lease,
      except for the payment of Basic Rental during the Renewal Term; and any
      reference in the Lease to  the "Term" of the  Lease shall be deemed  to
      include any  Renewal Term  and apply  thereto, unless  it is  expressly
      provided otherwise.  Landlord shall  provide to Tenant such  allowances
      and other tenant inducements then being provided tenants in  connection
      with renewals of leases in the North Central Expressway Market Area (as
      defined below).   If Tenant  fails to renew  this Lease  for the  First
      Renewal Term, and/or  following the  expiration of  the Second  Renewal
      Term, Tenant shall have no additional extension options.

           The Basic Rental during  a Renewal Term shall  be the Market  Rate
      (defined hereinafter) for such space for a term commencing on the first
      day of the Renewal Term.  "Market Rate" shall mean the then  prevailing
      rental rate for  lease renewals in  the Building  and other  comparable
      office buildings along North Central  Expressway from Walnut Hill  Lane
      on the  north to  Mockingbird Lane  on the  south (the  "North  Central
      Expressway Market Area"),  at the commencement  of such extended  Term,
      for space of equivalent quality, size, utility, age and location,  with
      the length of the extended Term, the credit standing of Tenant and  the
      market allowances and concessions provided to  Tenant to be taken  into
      account and shall be determined as hereinafter provided.

           B.   To exercise any option, Tenant must deliver a binding  notice
      to Landlord not less than twelve (12) months prior to the expiration of
      the initial Term of this Lease, or the First Renewal Term, as the  case
      may be.    Market  Rate  for  the  particular  Renewal  Term  shall  be
      determined pursuant to  Subsection C  below and  Landlord shall  inform
      Tenant of Market Rate.  Such determinations shall be final,  conclusive
      and binding  on Tenant  and shall  not be  redetermined at  the  actual
      commencement of such Renewal Term.  If Tenant fails to timely give  its
      notice of exercise, Tenant will be deemed to have waived its option  to
      extend.

           C.   Market Rate shall be determined as follows:

                (i)  If Tenant provides Landlord  with its binding notice  of
      exercise pursuant to Subsection B above, then Landlord shall  determine
      and inform Tenant  of Market Rate.   If Tenant  rejects Market Rate  as
      determined by Landlord, Tenant shall  inform Landlord of its  rejection
      within  ten   (10)   days   after  Tenant's   receipt   of   Landlord's
      determination, and Landlord and  Tenant shall commence negotiations  to
      agree upon Market Rate.   If Tenant fails  to timely reject  Landlord's
      determination of Market  Rate Tenant will  be deemed  to have  accepted
      such determination.    If  Landlord and  Tenant  are  unable  to  reach
      agreement within  twenty-one  (21)  days after  Landlord's  receipt  of
      Tenant's notice of rejection, then Market  Rate shall be determined  in
      accordance with (ii) below.

                (ii) If Landlord and Tenant are unable to reach agreement  on
      Market Rate within said twenty-one (21)  day period, then within  seven
      (7) days, Landlord and Tenant shall  each simultaneously submit to  the
      other in a sealed envelope its good faith estimate of Market Rate.   If
      the higher of such estimates is not more than one hundred five  percent
      (105%) of the lower, then Market Rate shall be the average of the  two.
      Otherwise, the dispute shall be  resolved by arbitration in  accordance
      with (iii) below.

                (iii)     Within  seven  (7)  days  after  the  exchange   of
      estimates, the parties shall select as an arbitrator an independent MAI
      appraiser with at  least five (5)  years of  experience in  determining
      office space rental rates in the metropolitan area in which the Project
      is located (a "Qualified Appraiser").  If the parties cannot agree on a
      Qualified Appraiser, then  within a second  period of  seven (7)  days,
      each shall  select  a Qualified  Appraiser  and within  ten  (10)  days
      thereafter the two appointed Qualified Appraisers shall select a  third
      Qualified Appraiser and the third Qualified Appraiser shall be the sole
      arbitrator.  If one  party shall fail to  select a Qualified  Appraiser
      within the second seven  (7) day period,  then the Qualified  Appraiser
      chosen by the other party shall be the sole arbitrator.

                (iv) Within twenty-one  (21)  days after  submission  of  the
      matter to the arbitrator, the arbitrator shall determine Market Rate by
      giving due consideration  to the  estimates submitted  by Landlord  and
      Tenant.   The  arbitrator  shall notify  Landlord  and  Tenant  of  its
      decision, which shall be final and binding.  The fees of the arbitrator
      and the expenses  of the arbitration  proceeding shall be  paid by  the
      party whose estimate is at greatest variance with the determination  of
      Market Rate by such arbitrator.  Each  party shall pay the fees of  its
      respective counsel and the fees of any witness called by that party.

           D.   Landlord and  Tenant  acknowledge  that each  has  agreed  to
      establish Market  Rate based  in part  upon subjective  market  factors
      rather than on the basis of strict mathematical or objective standards.
      Both Landlord and Tenant  waive any right to  claim that the method  of
      determining Market Rate under this Exhibit G is unenforceable by reason
      that the procedure for  establishing Market Rate  is indefinite, or  an
      "agreement  to  agree,"  or  lacking  an  essential  term,  or  lacking
      mutuality, or within the control of one of the parties.

           E.   Tenant's rights  under this  Exhibit shall  terminate if  (i)
      this  Lease  or  Tenant's  right  to  possession  of  the  Premises  is
      terminated or (ii)  Tenant fails to  timely exercise  its option  under
      this Exhibit,  time  being of  the  essence with  respect  to  Tenant's
      exercise thereof.

<PAGE>

                                  EXHIBIT H

                               EXPANSION OPTION

      Provided no Event of Default exists and Tenant is leasing at least five
 (5) full floors  at the  time of  such election,  Tenant may  lease one  (1)
 additional   floor   in   the   Building   contiguous   to   the    Premises
 (the "Expansion Area"), by delivering to Landlord,  on or before August  31,
 2002, written notice  ("Tenant Expansion  Notice") of  Tenant's election  to
 include the Expansion Area in the Premises.  If Tenant timely exercises  its
 option, then (a)  possession of  the Expansion  Area shall  be delivered  to
 Tenant in an  "as is" condition  on the earlier  of (i)  twelve (12)  months
 following delivery of Tenant's Expansion Notice,  or (ii) the date for  such
 delivery identified  in the  Tenant Expansion  Notice,  and (b)  Tenant  and
 Landlord shall within ten (10) days thereafter execute an amendment to  this
 Lease including the Expansion Area in the Premises on the same terms as this
 Lease, except as follows:

     (1)   the number of rentable square feet in the Premises shall  increase
     by the  number  of  rentable  square feet  in  the  Expansion  Area  and
     Tenant's Proportionate Share shall be adjusted accordingly;

     (2)   the annual Basic Rental  rate for the Expansion  Area shall be  as
     follows:

                                        Annual Basic Rental Rate
                    Period:             per Rentable Square Foot
                    -------             ------------------------
             Commencement Date with
            respect to the Expansion             $21.60
              Area through 2/28/07

                3/1/07 - 2/29/12                 $24.75

     The free rent period applicable to  the Premises shall not apply to  the
     Expansion Area.

     (3)   The Construction Allowance with respect to the Expansion Area (the
     "Expansion Area  Construction Allowance") shall  be an  amount equal  to
     the product of $34.00 multiplied  by the number of rentable square  feet
     in the Expansion Space multiplied by a fraction, the numerator of  which
     shall  be  the  number  of  days  remaining  in  the  Term  as  of   the
     commencement date of the  Lease with respect to  the Expansion Area  and
     the  denominator  of  which  shall   be  3,653.    The  Expansion   Area
     Construction Allowance  shall be  disbursed in  the same  manner as  set
     forth in Exhibit E  with respect to  the Construction Allowance,  except
     that the Expansion  Area Construction Allowance  shall not be  deposited
     into escrow  and  shall be  disbursed  by Landlord  rather  than  Escrow
     Agent.

      Tenant's rights under this Exhibit shall terminate if (a) this Lease or
 Tenant's right  to possession  of the  Premises  is terminated,  (b)  Tenant
 assigns any of  its interest in  this Lease or  sublets any  portion of  the
 Premises (other than to a Permitted Transferee, as defined in Section  10.b,
 and a Temporary Sublease, as defined  in Section 10.c), or (c) Tenant  fails
 to timely exercise its option under this Exhibit, time being of the  essence
 with respect to Tenant's exercise thereof.

<PAGE>

                                  EXHIBIT I

                            RIGHT OF FIRST REFUSAL

      Provided this Lease is then  in full force and  effect and there is  no
 uncured Event of  Default hereunder, Tenant  shall have the  right of  first
 refusal to lease additional space in  the Building located on floors  twelve
 (12) through and including  twenty (20) in  the Building (collectively,  the
 "ROFR Area").   Such  right of  first refusal  shall be  exercisable at  the
 following times and upon the following conditions.

      (a)  If during the Term  of this Lease, Landlord  receives a bona  fide
 offer from a prospective tenant (the "Prospective Tenant") to lease premises
 (the "Offered Premises") in the Building  containing all or any part of  the
 ROFR Area, and Landlord desires to accept such offer, Landlord shall  notify
 Tenant of such fact.  Tenant shall have  a period of ten (10) calendar  days
 from the date of delivery of  such notice to notify Landlord whether  Tenant
 elects to exercise the right granted  hereby to lease the Offered  Premises.
 In the event the  Offered Premises are  less than a  full floor (a  "partial
 floor") and the full floor of which the partial floor is a part is available
 for Landlord to lease, Tenant may elect to lease such full floor pursuant to
 the terms of this Exhibit I.  If Tenant fails to give any notice to Landlord
 within the required ten (10) calendar day period, Tenant shall be deemed  to
 have refused its right to lease all or any portion of the Offered Premises.

      (b)  If Tenant refuses its right to lease the Offered Premises,  either
 by giving written notice thereof or by failing to give any notice,  Landlord
 shall thereafter  have  the right  to  lease  the Offered  Premises  to  the
 Prospective Tenant on  such terms  and provisions  as may  be acceptable  to
 Landlord, provided that  the economic terms  and provisions are  not in  the
 aggregate more than five percent (5%) more favorable than the economic terms
 and provisions set forth  in the notice from  Landlord.  Until Landlord  and
 the Prospective Tenant enter  into a lease, Tenant  shall have the right  of
 first refusal  described herein  with respect  to any  subsequent bona  fide
 offers from other prospective tenants.

      (c)  If Tenant  exercises  its right  to  lease the  Offered  Premises,
 Landlord and Tenant  shall, within ten  (10) days after  Tenant delivers  to
 Landlord notice of its election, enter into a lease amendment  incorporating
 the Offered  Premises into  this Lease  on the  same terms,  covenants,  and
 conditions as are contained in this Lease, except as follows:

           (i)  The rentable area of the Offered Premises shall be equal
      to the area offered to be leased by the Prospective Tenant.

           (ii) The Basic  Rental  rate  to  be  paid  for  the  Offered
      Premises shall be  equal to the  basic rental rate  offered to  be
      paid by the  Prospective Tenant, including  any offered  increases
      from time to time in such rental rate; provided, however, that  in
      the event the date on which the  term of the lease offered to  the
      Prospective Tenant (the "Prospective Tenant's Term") expires is  a
      date earlier  than  the date  on  which  the Term  of  this  Lease
      expires, then the  Basic Rental rate  to be paid  for the  Offered
      Premises for the period commencing on  the day following the  date
      the Prospective  Tenant's Term  would have  expired shall  be  the
      Basic Rental rate effective with respect to the last month of  the
      Prospective Tenant's Term.

           (iii)     The expense stop in effect for the Offered Premises
      shall be  equal to  the expense  stop offered  to the  Prospective
      Tenant.

           (iv) Subject to  subparagraph (c)(v)  below, the  payment  of
      monthly installments of Basic Rental  with respect to the  Offered
      Premises shall commence on the effective date of the lease of  the
      Offered Premises as offered to the  Prospective Tenant, or in  the
      event no  specific effective  date was  so  offered, on  the  date
      mutually acceptable  to  Landlord and  Tenant,  and rent  for  any
      partial month shall be prorated.

           (v)  Possession of such portion of the Offered Premises shall
      be delivered to  Tenant on the  basis offered  to the  Prospective
      Tenant, provided, however, that in the event the date on which the
      Prospective Tenant's Term expires is a date later than the date on
      which the  Term  of the  Lease  expires, then  the  tenant  finish
      allowance  and  other  allowances  and  credits  offered  to   the
      Prospective  Tenant  shall  be  multiplied  by  a  fraction,   the
      numerator of which shall be the total number of months (as of  the
      effective date of the demise of the Offered Premises) remaining in
      the Term of this Lease, and the denominator of which shall be  the
      total number of months contained in the term of the lease  offered
      to the Prospective Tenant.  Landlord will use reasonable diligence
      to deliver possession  of the Offered  Premises to  Tenant on  the
      effective date stated  above as  it can.   Landlord  shall not  be
      liable for the failure to give possession of the Offered  Premises
      on said  date  by reason  of  the  holding over  or  retention  of
      possession of any  tenant, tenants, or  occupants, nor shall  such
      failure impair the validity  of this Lease, but  the rent for  the
      Offered Premises shall be abated until possession is delivered  to
      Tenant and such abatement shall constitute full settlement of  all
      claims that Tenant might otherwise have against Landlord by reason
      of said  failure to  give possession  of the  Offered Premises  to
      Tenant on the scheduled effective date.

           (vi) The term  of the  lease of  the Offered  Premises  shall
      commence on the date determined pursuant to subparagraph (c)  (iv)
      above, and shall continue thereafter until  the date on which  the
      Term of this Lease terminates.

      (d)  The right  of refusal  hereby granted  Tenant shall  terminate  if
 Tenant ceases to lease at least five (5) full floors in the Building.

      (e)  Any assignment or subletting by Tenant  of this Lease (other  than
 to a  Permitted Transferee,  as defined  in Section  10.b, and  a  Temporary
 Sublease, as defined  in Section 10.c),  or any termination  of this  Lease,
 shall terminate the refusal right of Tenant hereby granted.

<PAGE>

                                  EXHIBIT J

                           CLEANING SPECIFICATIONS

 A. Offices - Daily Service:

    1.  Remove hand spots or smudges from entry doors.

    2.  Sweep and damp mop all non-carpeted areas.

    3.  Vacuum and spot clean carpets in all traffic areas, removing
        staples and other debris.

    4.  Properly position furniture, books and magazines in reception
        areas.

    5.  Properly position furniture in offices and conference rooms.

    6.  Blackboards will be erased/chalk boards cleaned upon request
        only.

    7.  Remove fingerprints and smudges from all walls.

    8.  Spot clean all partition glass and mirrors .

    9.  Remove all fingerprints and smudges from light switch covers,
        electrical outlet cover plates and doorknob handles.

    10. Dust windowsills and ledges.

    11. Dust all horizontal surfaces under seven feet, furniture, and
        equipment.  DO NOT  re-arrange paper work on desks, conference
        tables or counters .

    12. Dust and replace all desk ornaments, phones and machines in
        their original position.

    13. Clean furniture fabric with a whiskbroom to sweep off any dust,
        paper bits, and erasures as needed.  (Remove all staples)

    14. Empty all ashtrays and wipe clean.

    15. Empty all wastebaskets and carry trash to designated areas for
        removal.  Replace plastic liners as needed .

    16. Empty large recycling bins from offices into separate container
        to be disposed of into specially designated recycling
        dumpsters.

    17. Clean/wash/sanitize all lunchroom table tops, counters, sinks,
        cabinets, refrigerator, and stove (exterior only) surfaces.
        (Report any insect problems)

    18. Report all burned-out lights.

    19. Perform additional services requested by tenant and bill tenant
        directly.

    20. Before leaving any suite, shut off lights, electrical
        appliances, and lock all entrance doors.  Lock interior doors
        as requested.

 B. Offices - Weekly Service

    1.  Damp wipe all interior doors with a treated cloth.

    2.  Detail vacuum entire carpet areas; remove staples and other debris.

    3.  Damp mop all tile and hardwood floor areas.

    4.  Polish all desktops, conference tables and other wood services that
        are cleared of paperwork.

    5.  Dust all ledges, files, baseboards, and sills under seven feet.

    6.  Vacuum all furniture or wipe vinyl furniture clean.

    7.  Dust all lower parts of furniture.

    8.  Detail and clean all kitchens or wet bar areas.

 C. Offices - Monthly Service

    1.  Completely clean all partitions and doors, doorjambs, door floor
        plates, glass and mirrors from floor to ceiling.

    2.  Dust all ledges, wall moldings, pictures, shelves, etc. over seven
        feet.

    3.  Dust clean or vacuum all drapes and blinds.

    4.  Brush down and clean all vents and grills.

    5.  Strip, clean and apply floor dressing to all composition, hardwood
        and parquet floors.

    6.  Strip/scrub and seal all tile floors.

    7.  Detail all desks and office furniture.

    8.  Dust and clean all light fixtures and covers.

    9.  Detail and clean all kitchens, wet bars or lunch room areas.

    10. Clean all baseboards.

    11. Detail and vacuum chairs and upholstered furniture.

 D. Restrooms - Daily Service

    1.  Dust and clean restroom signage and doors.

    2.  Vacuum all restroom vestibules and remove spots.

    3.  Wet mop and disinfect tile floor, paying particular attention to
        areas under urinals and toilet bowls.

    4.  Clean alkaline deposits and soap spills from floor tile grout.

    5.  Wash and disinfect all basins, urinals, and toilet bowls.

    6.  Clean underside rims of urinals and toilet bowls.

    7.  Wash both sides of toilet seats with soap and water and disinfect.

    8.  Empty, clean, sanitize, and polish all paper dispensers, replacing
        liners as necessary.

    9.  Clean and polish all mirrors.

    10. Dust ledges and base boards.

    11. Damp wipe, polish, and shine all chrome, metal fixtures, hand
        plates, kick plates, utility covers, plumbing, clean-out covers, and
        door knobs.

    12. Spot clean with disinfectant all partitions and tile walls.  (report
        any graffiti and remove if possible)

    13. Fill all toilet paper holders, sanitary napkin and towel dispensers
        as necessary.

    14. Report all burned out lights, leaking faucets, running plumbing, or
        other maintenance needs.

    15. Janitor carts will not be brought into restroom areas or used to
        prop open doors.

    16. Restroom doors will be propped open with a rubber stop, and a sign
        indicating "restroom closed for cleaning", will be placed outside.

    17. Replace soap dispensers when empty.

 E. Restrooms  - Semi Weekly (twice per week)

    *   Pour clean water down floor drains to prevent sewer gas from
        escaping.

 F. Restrooms - Weekly Service

    1.  Wash down ceramic tile floors and partitions inside and out, and
        disinfect.  (report and graffiti and clean if possible)

    2.  Wash down all enamel and tile walls.

    3.  Wash all waste containers and disinfect.

    4.  Clean and polish all doors, doorplates, and hardware.

 G. Restrooms - Monthly Service

    1.  Wipe clean all ceilings, lights, and fixtures.

    2.  Strip sealer and re-seal tile floors.  Keep all floor sealer off
        baseboards, fixtures and carpet.

    3.  Shampoo, as needed and clean vestibule carpet.

    4.  Detail all toilet compartments and fixtures.

    5.  Brush and clean all grills and vents.

<PAGE>

                                  EXHIBIT K

 ===========================================================================

                     THE EQUITABLE LIFE ASSURANCE SOCIETY
                             OF THE UNITED STATES
                                ("Mortgagee")

                                     and

                      PEGASUS SOLUTIONS, INC. ("Tenant")

                   _______________________________________

                        SUBORDINATION, NONDISTURBANCE
                           AND ATTORNMENT AGREEMENT
                          _________________________

                              September 17, 2001

 ===========================================================================

 RECORD AND RETURN TO:

 ---------------------
 ---------------------
 ---------------------
 Attn:________________

<PAGE>

            SUBORDINATION NONDISTURBANCE AND ATTORNMENT AGREEMENT

           This  SUBORDINATION,  NONDISTURBANCE,  AND  ATTORNMENT   AGREEMENT
 (this "Agreement") is entered into as of September 17, 2001 (the  "Effective
 Date"),  between  THE EQUITABLE LIFE ASSURANCE SOCIETY OF THE UNITED STATES,
 a  New York  corporation  having  an  office  at  c/o  CapMark Services, 245
 Peachtree Center Avenue, NE, Suite 1800, Atlanta, Georgia 30303,  Attention:
 Manager  Asset  Management ("Mortgagee"),  and PEGASUS  SOLUTIONS,  INC.,  a
 Delaware corportation having  an  office  at  3811  Turtle Creek  Boulevard,
 Suite 1100, Dallas Texas 75219 ("Tenant"),  with reference  to the following
 facts:

           A.   Dallas RPFIV Campbell Centre Associates Limited  Partnership,
 a Delaware  limited  partnership  having an  address  c/o  General  Electric
 Investment Corporation,  3003  Summer Street,  Stamford,  Connecticut  06904
 ("Landlord"), owns the real property located at 8150 N. Central  Expressway,
 Dallas, Texas  commonly known  as Campbell  Centre  I (such  real  property,
 including all  buildings,  improvements,  structures  and  fixtures  located
 thereon, "Landlord's Premises") as  more particularly described in  Schedule
 A.

           B.   Mortgagee has  made  a  loan  to  Landlord  in  the  original
 principal amount of up to $60,000,000 (the "Loan").

           C.   To  secure  the  Loan,  Landlord  has  encumbered  Landlord's
 Premises by entering into that certain Deed of Trust, Security Agreement and
 Fixture Filing,  dated May  29, 1998,  in favor  of Mortgagee  (as  amended,
 increased, renewed,  extended, spread,  consolidated, severed,  restated  or
 otherwise changed  from  time  to time,  the  "Mortgage")  recorded  in  the
 Official Records  of  the  County  of Dallas,  State  of  Texas  (the  "Land
 Records").

           D.   Pursuant to  a Lease  dated as  of _____________,  2001  (the
 "Lease"), Landlord or its predecessor in  title demised to Tenant a  portion
 of  Landlord's  Premises   commonly  known  as the  16th,  17th, 18th, 19th,
 and 20th floors of Cambell Centre 1 ("Tenant's Premises").

           E.   Tenant and  Mortgagee  desire  to  agree  upon  the  relative
 priorities of their interests  in Landlord's Premises  and their rights  and
 obligations if certain events occur.

           NOW, THEREFORE, for good and sufficient consideration, Tenant  and
 Mortgagee agree:

           1.   Definitions.

           The following terms shall have the following meanings for purposes
 of this Agreement.

                1.1  "Construction-Related Obligation"  means any  obligation
 of Landlord under the  Lease to make,  pay for or  reimburse Tenant for  any
 alterations,  demolition  or  other  improvements  or  work  at   Landlord's
 Premises, including Tenant's  Premises.  "Construction-Related  Obligations"
 shall not include:  (a) reconstruction or repair following fire, casualty or
 condemnation; or (b) day-to-day maintenance and repairs.

                1.2  "Foreclosure Event" means:   (a)  foreclosure under  the
 Mortgage; (b)  any  other  exercise by  Mortgagee  of  rights  and  remedies
 (whether under the  Mortgage or under  applicable law, including  bankruptcy
 law) as  holder of  the Loan  and/or  the Mortgage,  as  a result  of  which
 Successor Landlord becomes owner of Landlord's Premises; or (c) delivery  by
 Landlord (or  any  successor  thereto) to  Mortgagee  (or  its  designee  or
 nominee) of a deed or other conveyance of Landlord's interest in  Landlord's
 Premises in lieu of any of the foregoing.

                1.3  "Former Landlord"  means Landlord  and any  other  party
 that was landlord under the Lease at  any time before the occurrence of  any
 attornment under this Agreement.

                1.4  "Offset Right"  means  any  right or  alleged  right  of
 Tenant to any offset,  defense (other than one  arising from actual  payment
 and performance,  which  payment  and performance  would  bind  a  Successor
 Landlord  pursuant  to  this  Agreement),  claim,  counterclaim,  reduction,
 deduction or abatement against  Tenant's payment of  Rent or performance  of
 Tenant's other obligations under the Lease, arising (whether under the Lease
 or under applicable law) from Landlord's breach or default under the Lease.

                1.5  "Rent" means  any fixed  rent, base  rent or  additional
 rent under the Lease.

                1.6  "Successor Landlord" means  any party  that becomes  the
 owner of Landlord's Premises as the result of a Foreclosure Event.

                1.7  "Termination Right" means any right of Tenant to  cancel
 or terminate  the Lease  or to  claim a  partial or  total eviction  arising
 (whether under the Lease or under applicable law) from Landlord's breach  or
 default under the Lease.

           2.   Subordination.

                The Lease shall be,  and shall at  all times remain,  subject
 and subordinate to the  Mortgage, all of the  terms and provisions  thereof,
 the lien imposed by the Mortgage, and all advances made under the Mortgage.

           3.   Nondisturbance Recognition and Attornment.

                (a)  No  Exercise  of   Mortgage  Remedies  Against   Tenant.
 Provided that no default has occurred and is then continuing under the Lease
 which would  entitle  the Landlord  to  terminate the  Lease  (an "Event  of
 Default"), and provided  that the Lease  is then in  full force and  effect,
 Mortgagee shall not  name or join  Tenant as a  defendant in  any action  or
 proceeding which  constitutes  a  Foreclosure Event  unless  applicable  law
 requires Tenant to  be made a  party thereto as  a condition to  Mortgagee's
 proceeding against Landlord or prosecuting such rights and remedies.  In the
 latter case, Mortgagee  may join  Tenant as a  defendant in  such action  or
 proceeding only for such purpose and not to terminate the Lease or otherwise
 adversely affect Tenant's rights under the  Lease or this Agreement in  such
 action or proceeding.

                (b)  Nondisturbance and Attornment.   Provided that no  Event
 of Default has occurred and is then continuing, and provided that the  Lease
 is then in full force and effect, then, when Successor Landlord takes  title
 to Landlord's  Premises:  (i)  Successor Landlord  shall  not  terminate  or
 disturb Tenant's possession of Tenant's Premises under the Lease, except  in
 accordance with the terms  of the Lease and  this Agreement; (ii)  Successor
 Landlord shall be bound to Tenant under all the terms and conditions of  the
 Lease (except as provided otherwise in  this Agreement); (iii) Tenant  shall
 be deemed to have recognized and attorned to Successor Landlord as  Tenant's
 direct landlord under the Lease as affected by this Agreement; and (iv)  the
 Lease shall  continue  in  full force  and  effect  as a  direct  lease,  in
 accordance with its terms  (except as provided  in this Agreement),  between
 Successor Landlord and Tenant.

                (c)  Further Documentation.  The  provisions of this  Article
 shall be  effective  and  self-operative  without  any  need  for  Successor
 Landlord or Tenant to execute any  further documents.  Tenant and  Successor
 Landlord shall, however, confirm the provisions  of this Article in  writing
 upon request by either of them.

           4.   Protection of Successor Landlord.

                Notwithstanding anything to the contrary in the Lease or  the
 Mortgage, Successor Landlord shall not be liable for or bound by any of  the
 following matters:

                (a)  Claims Against Former Landlord.   Any Offset Right  that
 Tenant may  have  against any  Former  Landlord  relating to  any  event  or
 occurrence before the date of attornment, including any claim for damages of
 any kind whatsoever  as the  result of any  breach by  Former Landlord  that
 occurred before  the date  of attornment.   The  foregoing shall  not  limit
 either (i) Tenant's right to exercise against Successor Landlord any  Offset
 Right otherwise available to  Tenant because of  events occurring after  the
 date of attornment or  (ii) Successor Landlord's  obligation to correct  any
 conditions that existed as of the  date of attornment and violate  Successor
 Landlord's obligations as landlord under the  Lease, subject to the  further
 terms of this Agreement.

                (b)  Prepayments.  Any payment of  Rent that Tenant may  have
 made to Former Landlord more than thirty days before the date such Rent  was
 first due and payable under the Lease  with respect to any period after  the
 date of  attornment other  than, and  only  to the  extent that,  the  Lease
 expressly required such a prepayment.

                (c)  Payment; Security Deposit.   Any obligation: (i) to  pay
 Tenant any  sum(s) that  any Former  Landlord owed  to Tenant  or (ii)  with
 respect to any security deposited with Former Landlord, unless such security
 was actually delivered  to Mortgagee.   This  paragraph is  not intended  to
 apply to  Landlord's  obligation to  make  any payment  that  constitutes  a
 "Construction-Related Obligation".

                (d)  Modification, Amendment, or Waiver.  Any modification or
 amendment of  the Lease,  or any  waiver of  any terms  of the  Lease,  made
 without Mortgagee's prior written consent.

                (e)  Surrender, Etc.  Any consensual or negotiated surrender,
 cancellation, or termination of the Lease, in whole or in part, agreed  upon
 between Landlord and Tenant, unless effected unilaterally by Tenant pursuant
 to the express terms of the Lease.

                (f)  Construction-Related  Obligations.    Any  Construction-
 Related Obligation of Former Landlord.

           5.   Exculpation of Successor Landlord.  Notwithstanding  anything
 to the contrary in this Agreement or the Lease, upon any attornment pursuant
 to this  Agreement the  Lease shall  be deemed  to have  been  automatically
 amended to provide that Successor Landlord's obligations and liability under
 the Lease shall never extend beyond Successor Landlord's (or its successors'
 or assigns') interest,  if any,  in Landlord's  Premises from  time to  time
 ("Successor  Landlord's  Interest").    Tenant  shall  look  exclusively  to
 Successor Landlord's Interest (or  that of its  successors and assigns)  for
 payment or  discharge of  any obligations  of Successor  Landlord under  the
 Lease as affected by this Agreement.   If Tenant obtains any money  judgment
 against Successor Landlord  with respect to  the Lease  or the  relationship
 between Successor  Landlord and  Tenant, then  Tenant shall  look solely  to
 Successor Landlord's Interest  (or that of  its successors  and assigns)  to
 collect such judgment.  Tenant shall  not collect or attempt to collect  any
 such judgment out of any other assets of Successor Landlord.  From and after
 the sale  or transfer  of all  of Landlord's  right, title  and interest  in
 Landlord's Premises, Landlord  shall be  released from  all obligations  and
 liabilities with respect to Landlord's  Premises except for obligations  and
 liabilities theretofore accrued.

           6.   Mortgagee's Right to Cure.

                (a)  Notice to Mortgagee.    Notwithstanding anything to  the
 contrary in the Lease or this  Agreement, before exercising any  Termination
 Right or Offset  Right, Tenant shall  provide Mortgagee with  notice of  the
 breach or default  by Landlord giving  rise to same  (the "Default  Notice")
 and, thereafter, the opportunity to cure such breach or default as  provided
 for below.

                (b)  Mortgagee's Cure  Period.   After Mortgagee  receives  a
 Default Notice, Mortgagee shall have a period of thirty days beyond the time
 available to Landlord under the Lease in which to cure the breach or default
 by Landlord.  Mortgagee shall have no obligation to cure (and shall have  no
 liability or obligation for not curing)  any breach or default by  Landlord,
 except to  the  extent that  Mortgagee  agrees or  undertakes  otherwise  in
 writing.

                (c)  Extended Cure Period.  In addition, as to any breach  or
 default by Landlord  the cure of  which requires possession  and control  of
 Landlord's Premises, provided  only that Mortgagee  undertakes to Tenant  by
 written notice to  Tenant within thirty  days after receipt  of the  Default
 Notice to exercise  reasonable efforts to  cure or cause  to be  cured by  a
 receiver such  breach  or  default  within  the  period  permitted  by  this
 paragraph, Mortgagee's cure period shall  continue for such additional  time
 (the "Extended Cure Period") as Mortgagee  may reasonably require to  either
 (i) obtain possession and control of Landlord's Premises and thereafter cure
 the breach  or default  with reasonable  diligence  and continuity  or  (ii)
 obtain the appointment  of a receiver  and give such  receiver a  reasonable
 period of time in which to cure the default.

           7.   Confirmation of Facts.

           Tenant represents to Mortgagee and  to any Successor Landlord,  in
 each case as of the Effective Date:

                (a)  Effectiveness of Lease.  The Lease is in full force  and
 effect, has not been modified, and constitutes the entire agreement  between
 Landlord and Tenant relating to Tenant's  Premises.  Tenant has no  interest
 in Landlord's  Premises  except  pursuant to  the  Lease.    No  unfulfilled
 conditions exist to Tenant's obligations under the Lease.

                (b)  Rent.  Tenant has  not paid any Rent  that is first  due
 and payable under the Lease after the Effective Date.

                (c)  No Landlord Default.  To the best of Tenant's knowledge,
 no breach or default by Landlord exists and no event has occurred that, with
 the giving of notice, the passage of  time or both, would constitute such  a
 breach or default.

                (d)  No Tenant Default.  Tenant is  not in default under  the
 Lease and has not received any uncured notice of any default by Tenant under
 the Lease.

                (e)  No Termination.  Tenant has not commenced any action nor
 sent or received any notice to terminate the Lease.  Tenant has no presently
 exercisable Termination Right(s) or Offset Right(s).

                (f)  [Intentionally Deleted.]

                (g)  [Intentionally Deleted.]

                (h)  No Transfer.   Tenant has  not transferred,  encumbered,
 mortgaged, assigned,  conveyed or  otherwise disposed  of the  Lease or  any
 interest therein, other than sublease(s) made in compliance with the Lease.

                (i)  Due Authorization.  Tenant  has full authority to  enter
 into this  Agreement,  which  has been  duly  authorized  by  all  necessary
 actions.

                (j)  Estoppel  Letter.      Within  five   days   after   the
 commencement date of the  Lease  Tenant shall deliver  an estoppel letter to
 Mortgagee regarding the commencement date, Tenant's acceptance  of  Tenant's
 Premises  and  Landlord's  performance  of  its obligations with respect  to
 Landlord's delivery of possession  of  Tenant's  Premises, in the form which
 Tenant is required to the Landlord pursant to Section 3 of the Lease.

           8.   Miscellaneous.

                (a)  Notices.  All notices  or other communications  required
 or permitted under this Agreement shall be in writing and given by certified
 mail (return  receipt  requested)  or  by  nationally  recognized  overnight
 courier service that regularly maintains records  of items delivered.   Each
 party's address is as set forth in the opening paragraph of this  Agreement,
 subject to  change  by  notice  under this  paragraph.    Notices  shall  be
 effective the  next  business day  after  being sent  by  overnight  courier
 service, and five business days after  being sent by certified mail  (return
 receipt requested).  Rejection  of delivery of  any notice shall  constitute
 delivery.

                (b)  Successors and Assigns.   This Agreement shall bind  and
 benefit the parties, their successors  and assigns, any Successor  Landlord,
 and its successors  and assigns.   If Mortgagee assigns  the Mortgage,  then
 upon delivery  to  Tenant  of written  notice  thereof  accompanied  by  the
 assignee's written assumption of all  obligations under this Agreement,  all
 liability of the assignor shall terminate.

                (c)  Entire Agreement.  This Agreement constitutes the entire
 agreement between Mortgagee  and Tenant regarding  the subordination of  the
 Lease to the Mortgage and the rights and obligations of Tenant and Mortgagee
 as to the subject matter of this Agreement.

                (d)  Interaction with Lease and with this Agreement.  If this
 Agreement conflicts  with the  Lease, then  this Agreement  shall govern  as
 between  the  parties  and  any  Successor  Landlord,  including  upon   any
 attornment pursuant  to  this Agreement.    This Agreement  supersedes,  and
 constitutes full compliance with, any provisions  in the Lease that  provide
 for subordination  of  the  Lease to,  or  for  delivery  of  nondisturbance
 agreements by  the  holder  of,  the  Mortgage.    Mortgagee  confirms  that
 Mortgagee has consented to Landlord's entering into the Lease.

                (e)  Mortgagee's Rights and Obligations.  Except as expressly
 provided for  in this  Agreement, Mortgagee  shall  have no  obligations  to
 Tenant with respect to the Lease.  If an attornment occurs pursuant to  this
 Agreement, then all rights and obligations of Mortgagee under this Agreement
 shall terminate,  without  thereby  affecting in  any  way  the  rights  and
 obligations of Successor Landlord provided for in this Agreement.

                (f)  Interpretation;  Governing  Law.    The  interpretation,
 validity and  enforcement  of  this  Agreement  shall  be  governed  by  and
 construed under  the internal  laws of  the State  of Texas,  excluding  its
 principles of conflict of laws.

                (g)  Amendments.  This Agreement  may be amended,  discharged
 or terminated, or any of its provisions waived, only by a written instrument
 executed by the party to be charged.

                (h)  Execution.  This Agreement may be executed in any number
 of counterparts, each of which shall be deemed an original and all of  which
 together shall constitute one and the same instrument.

                (i)  Mortgagee's Representation.   Mortgagee represents  that
 Mortgagee has full authority to enter  into this Agreement, and  Mortgagee's
 entry into this Agreement has been duly authorized by all necessary actions.

                IN WITNESS WHEREOF, this Agreement has been duly executed  by
 Mortgagee and Tenant as of the Effective Date.

 MORTGAGEE                             TENANT

 THE EQUITABLE LIFE ASSURANCE          PEGASUS SOLUTIONS, INC.,
 SOCIETY OF THE UNITED STATES          a ______________ corporation

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

 Landlord consents and agrees to the  foregoing Agreement, which was  entered
 into at Landlord's request.  The foregoing Agreement shall not alter,  waive
 or diminish any of Landlord's obligations  under the Mortgage or the  Lease.
 The above  Agreement  discharges  any obligations  of  Mortgagee  under  the
 Mortgage and related loan documents to enter into a nondisturbance agreement
 with Tenant.  Landlord is not a party to the above Agreement.

                               LANDLORD

                               DALLAS RPFIV CAMPBELL CENTRE
                               ASSOCIATES LIMITED PARTNERSHIP

                               By: GEIRPIV Holding Corporation,
                                   its general partner

                                    By:
                                        Name:
                                        Title:

                     [Add Texas Notary Blocks]

<PAGE>

                               Schedule A

                   Description of Landlord's Premises

      ALL THAT CERTAIN REAL  PROPERTY lying, being and  situated in the  City
 of Dallas, County of Dallas, and State of Texas, more particularly described
 as follows:

 Tract 1:  (CAMPBELL CENTRE I TRACT)

 All that certain lot, tract  or parcel of land  lying and being situated  in
 the City of Dallas (Block No.  C/5191), Dallas County, Texas, being part  of
 the John C. Cook Survey, Abstract No. 259, also being part of "Central  Park
 Addition" recorded in Volume 71151, Page  2217, Map Records, Dallas  County,
 Texas and more particularly bounded and described as follows:

 THE POINT OF BEGINNING  is a 1/2" iron  rod set for  corner in the  Westerly
 right-of-way line of lands of the Dallas Area Rapid Transit (D.A.R.T.),  (50
 feet wide),  formerly lands  of the  Southern Pacific  Railroad, said  point
 being located S 10o 30' 37" W  251.14 feet from the centerline of  Northwest
 Highway, as shown in said Volume 71151, Page 2217;

 THENCE, along said westerly line of D.A.R.T., S 10o 30' 37" W 623.07 feet to
 a 1/2"  iron rod  set for  corner  at the  Southeast  corner of  the  herein
 described parcel; said point also being the Northeast corner of an  easement
 (Exhibit "E") recorded  in Volume  80166, Page  0437, Deed  Records,  Dallas
 County, Texas;

 THENCE, along the  northerly lines of  said Exhibit "E"  and Exhibit "D"  in
 said Volume 80166, Page 0437 the following courses and distances:

 N 79o 29' 23" W 169.00 feet to a "x" cut set for corner;
 S 10o 30' 37" W 5.05 feet to a "X" cut set for corner;
 N 79o  29' 23"  W 309.09  feet to  a 1/2"  iron rod  set for  corner in  the
 Easterly right-of-way line of North Central Expressway (Texas Route No. 75),
 as widened, said point  being the Southwest corner  of the herein  described
 parcel;

 THENCE, along  said  Easterly right-of-way  line,  more or  less  along  the
 Easterly  face  of  a  concrete  retaining  wall  (under  construction)  the
 following courses and distances:

 N 08o 03' 52" E  60.31 feet to a 1/2" iron rod set for corner;
 N 09o 43' 33" E  362.51 feet to a 1/2" iron rod set for corner;
 N 11o 53'  33" E   19.43  feet to  a 1/2"  iron rod  set for  corner at  the
 Southeasterly corner of North Central Expressway and Northwest Highway;

 THENCE, along  said  Southeasterly  line of  North  Central  Expressway  and
 Northwest Highway, N 44o 50' 18"  E 128.16 feet to a  1/2" iron rod set  for
 corner in  the Southerly  line of  lands  now or  formerly of  the  Southern
 Pacific Railroad as shown in aforesaid  Volume 71151, Page 2217; said  point
 being the Northwest corner of the herein described parcel;

 THENCE, along said Southerly line of lands formerly of the Southern  Pacific
 Railroad N 89o 31'  22" E 420.59 feet  to the POINT  OR PLACE OF  BEGINNING,
 containing 276,659 square feet (6.3513 acres) of land more or less.

                                  EXHIBIT L

                  RIGHT OF FIRST REFUSAL (EXERCISE FACILITY)

      Provided this Lease is then  in full force and  effect and there is  no
 uncured Event of  Default hereunder, Tenant  shall have the  right of  first
 refusal to  lease the  approximately 2,278  rentable  square feet  of  space
 located on the concourse level of  the Building and identified as the  "ROFR
 Space" on Exhibit A.   Such right of first  refusal shall be exercisable  at
 the following times and upon the following conditions.

      (a)  If, on or before February 29, 2002 (but not thereafter),  Landlord
 receives a  bona  fide offer  from  a prospective  tenant  (the "Prospective
 Tenant") to lease the ROFR Space and Landlord desires to accept such  offer,
 Landlord shall notify Tenant of  such fact.  Tenant  shall have a period  of
 ten (10) calendar days from  the date of delivery  of such notice to  notify
 Landlord whether Tenant elects to exercise the right granted hereby to lease
 the ROFR Space.  If Tenant fails to  give any notice to Landlord within  the
 required ten  (10) calendar  day  period, Tenant  shall  be deemed  to  have
 refused its right to lease the ROFR Space.

      (b)  If Tenant refuses  its right to  lease the ROFR  Space, either  by
 giving written notice  thereof or by  failing to give  any notice,  Landlord
 shall thereafter have the right to  lease the ROFR Space to the  Prospective
 Tenant on  such terms  and  provisions as  may  be acceptable  to  Landlord,
 provided the economic  terms and provisions  are not in  the aggregate  more
 than five percent (5%) more favorable than the economic terms and provisions
 set forth in the notice from  Landlord.  Until Landlord and the  Prospective
 Tenant enter into  a lease,  Tenant shall have  the right  of first  refusal
 described herein with respect to any subsequent bona fide offers from  other
 prospective tenants.

      (c)  If Tenant exercises its  right to lease  the ROFR Space,  Landlord
 and Tenant shall,  within ten (10)  days after Tenant  delivers to  Landlord
 notice of its election, enter into a lease amendment incorporating the  ROFR
 Space into this Lease  on the same terms,  covenants, and conditions as  are
 contained in this Lease, except as follows:

           (i)  The rentable area of  the ROFR Space  shall be equal  to
      the area offered to be leased by the Prospective Tenant.

           (ii) The Basic  Rental rate  to be  paid for  the ROFR  Space
      shall be equal to the basic rental rate offered to be paid by  the
      Prospective Tenant, including any  offered increases from time  to
      time in such rental rate; provided, however, that in the event the
      date on which  the term of  the lease offered  to the  Prospective
      Tenant (the "Prospective Tenant's Term") expires is a date earlier
      than the date on  which the Term of  this Lease expires, then  the
      Basic Rental rate  to be paid  for the ROFR  Space for the  period
      commencing on the day following the date the Prospective  Tenant's
      Term would have expired shall be  the Basic Rental rate  effective
      with respect to the last month of the Prospective Tenant's Term.

           (iii)     The expense stop in effect for the ROFR Space shall
      be equal to the expense stop offered to the Prospective Tenant.

           (iv) Subject to  subparagraph (c)(v)  below, the  payment  of
      monthly installments  of Basic  Rental with  respect to  the  ROFR
      Space shall commence  on the effective  date of the  lease of  the
      ROFR Space as offered to the  Prospective Tenant, or in the  event
      no specific effective date  was so offered,  on the date  mutually
      acceptable to Landlord and Tenant, and rent for any partial  month
      shall be prorated.

           (v)  Possession of such  portion of the  ROFR Space shall  be
      delivered to Tenant on the basis offered to the Prospective Tenant
      (but in  no  event  sooner  than  the  date  Tenant  occupies  the
      Premises), provided, however, that in the event the date on  which
      the Prospective Tenant's  Term expires is  a date  later than  the
      date on  which the  Term of  the Lease  expires, then  the  tenant
      finish allowance and other allowances  and credits offered to  the
      Prospective  Tenant  shall  be  multiplied  by  a  fraction,   the
      numerator of which shall be the total number of months (as of  the
      effective date of the demise of  the ROFR Space) remaining in  the
      Term of this  Lease, and  the denominator  of which  shall be  the
      total number of months contained in the term of the lease  offered
      to the Prospective Tenant.  Landlord will use reasonable diligence
      to deliver possession of the ROFR Space to Tenant on the effective
      date stated above.  Landlord shall  not be liable for the  failure
      to give possession of the ROFR Space on said date by reason of the
      holding over or retention of possession of any tenant, tenants, or
      occupants, nor  shall such  failure impair  the validity  of  this
      Lease, but  the rent  for the  ROFR Space  shall be  abated  until
      possession  is  delivered  to  Tenant  and  such  abatement  shall
      constitute  full  settlement  of  all  claims  that  Tenant  might
      otherwise have against Landlord by reason of said failure to  give
      possession of the ROFR Space to Tenant on the scheduled  effective
      date.

           (vi) The term of the lease of  the ROFR Space shall  commence
      on the date  determined pursuant to  subparagraph (c) (iv)  above,
      and shall continue thereafter until the date on which the Term  of
      this Lease terminates.

           (vii)     Any construction allowance with respect to the ROFR
      Space shall not be deposited by Landlord into escrow.

           (viii)    The ROFR  Space  may  be used  by  Tenant  and  its
      employees and  invitees  as  a  non-commercial  exercise  facility
      acceptable to Landlord.  In no event shall such exercise  facility
      be made available to the general public.

      (d)  The right  of refusal  hereby granted  Tenant shall  terminate  if
 Tenant ceases to lease at least five (5) full floors in the Building.

      (e)  Any assignment or subletting by Tenant  of this Lease (other  than
 to a  Permitted Transferee,  as defined  in Section  10.b, and  a  Temporary
 Sublease, as defined  in Section 10.c),  or any termination  of this  Lease,
 shall terminate the refusal right of Tenant hereby granted.

      (f)  Until such  time as  Tenant  no longer  has  any rights  of  first
 refusal to the ROFR  Space pursuant to this  Exhibit, Tenant shall have  the
 right to lease  the ROFR Space  in its "as  is" condition on  the terms  and
 conditions set forth below; provided, however,  Tenant shall have no  rights
 under this paragraph if this Lease is not  then in full force and effect  or
 if an Event of Default then exists.  Tenant may exercise its right to  lease
 the ROFR  Space by  delivering to  Landlord written  notice ("Tenant's  ROFR
 Expansion Notice") of  Tenant's election to  include the ROFR  Space in  the
 Premises.  If Tenant timely exercises its option, then (a) possession of the
 ROFR Space shall be delivered by  Landlord to Tenant on the date  identified
 by Tenant in Tenant's ROFR Expansion Notice (such date to be not later  than
 March 1,  2002), and  (b) Tenant  and Landlord  shall within  ten (10)  days
 thereafter execute an amendment to this  Lease adding the ROFR Space to  the
 Premises on the  same terms  as the Expansion  Area is  to be  added to  the
 Premises pursuant to Exhibit H except that (1) there will be no Construction
 Allowance provided to  Tenant in  connection with  its leasing  of the  ROFR
 Space, (2) the  Basic Rental  payable for  the ROFR  Space shall  be in  the
 amount based on the Market Rate (as defined in Exhibit G) for such space  on
 the date of Landlord's  receipt of Tenant's ROFR  Expansion Notice, and  (3)
 the Basic Rental for the ROFR Space shall be payable commencing on the  date
 possession of  the  ROFR Space  is  delivered to  Tenant.    Notwithstanding
 anything herein to the contrary, Tenant's expansion right described in  this
 Paragraph (f) shall automatically expire on February 29, 2002.

<PAGE>

                                  EXHIBIT M

                               ESCROW AGREEMENT

      THIS ESCROW  AGREEMENT is  made  and entered  into  this _____  day  of
 ____________, 2001, by  and among  DALLAS RPFIV  CAMPBELL CENTRE  ASSOCIATES
 LIMITED PARTNERSHIP ("Landlord");  PEGASUS SOLUTIONS,  INC. ("Tenant");  and
 CHICAGO TITLE INSURANCE COMPANY, a Missouri corporation ("Escrow Agent").

                             W I T N E S S E T H:

      A.   Landlord and Tenant have executed and delivered that certain Lease
 Agreement dated August ___, 2001 (the "Lease Agreement"), pursuant to  which
 Landlord leased to Tenant and Tenant  leased from Landlord certain  premises
 (the "Premises") in  those certain improvements  commonly known as  Campbell
 Centre I  located  at 8350  North  Central Expressway,  Dallas,  Texas  (the
 "Building").   Unless otherwise  defined herein,  all initially  capitalized
 terms shall  have the  respective meanings  assigned  thereto in  the  Lease
 Agreement.

      B.   Landlord has  agreed to  deposit into  escrow the  sums  described
 herein in order to insure completion  of certain office space build out  and
 related improvements (the "Work") with respect  to the Lease Agreement,  and
 the parties desire to enter into this escrow for the purpose of holding  and
 disbursing such funds in accordance with the terms of this Agreement.

      NOW, THEREFORE, for and in consideration of the foregoing premises, the
 mutual covenants  and  agreements  contained  herein,  and  other  good  and
 valuable consideration,  the receipt  and sufficiency  of which  are  hereby
 acknowledged, Landlord, Tenant and Escrow Agent do hereby covenant and agree
 as follows:

      1.   Funds.  Landlord has deposited with  Escrow Agent an amount  equal
 to $2,762,568.00 (the "Escrow Amount") to pay for the costs to complete  the
 Work.  The escrow created hereunder  is hereinafter called the "Escrow"  and
 the portion of the Escrow Amount held by  Escrow Agent from time to time  is
 hereinafter called the "Funds".  By its execution of this Agreement,  Escrow
 Agent acknowledges receipt  of the Funds  in an amount  equal to the  Escrow
 Amount.

      2.   Administration of  Funds.   Escrow Agent  hereby agrees  to  hold,
 administer and disburse the Funds pursuant  to this Agreement in  accordance
 with written instructions given to it  as provided herein, and shall  invest
 the Funds in an interest bearing account at Chase Bank-Texas or another bank
 reasonably acceptable to Landlord and  Tenant, with interest reported  under
 the United States Taxpayer Identification Number of Landlord.  All  interest
 on the  Funds, or  on any  portion  thereof, shall  be  for the  benefit  of
 Landlord and shall be disbursed to Landlord as same accrues.

      3.   Disbursements by Escrow Agent.   Escrow Agent  agrees to hold  the
 Funds in  the  Escrow  under  the provisions  of  this  Agreement  and  make
 disbursements as follows:

           When Escrow  Agent  receives  a  Disbursement  Authorization  Form
 substantially in the  form attached hereto  as Schedule  1 and  incorporated
 herein for all purposes executed by Landlord and Tenant, Escrow Agent  shall
 disburse to the party indicated in  the Disbursement Authorization Form  the
 amount shown therein.

      4.   Escrow Agent.   In the absence  of bad faith  on its part,  Escrow
 Agent may conclusively rely on a notice of instruction that is furnished  to
 Escrow  Agent  that  conforms  to  the requirements  of  this Agreement.  In
 performing any of  its duties hereunder,  Escrow Agent shall  not incur  any
 liability to anyone for any damages,  losses or expenses except for  willful
 default or breach  of trust,  and it shall  accordingly not  incur any  such
 liability with respect to any action  taken or omitted in reliance upon  any
 instrument, including any written notice or instruction provided for in this
 Agreement,  not  only  as  to  its  due  execution  and  the  validity   and
 effectiveness of its  provisions, contained  therein, but  which the  Escrow
 Agent shall in  good faith believe  to be genuine,  to have  been signed  or
 presented by a proper person or  persons and to conform with the  provisions
 of this Agreement.  In the event any party disputes a proposed disbursal  by
 Escrow Agent and Escrow Agent is unable to resolve the dispute, Escrow Agent
 may tender the  Funds into a  court Escrow Agent  deems to  be of  competent
 jurisdiction which shall discharge  Escrow Agent of  all further duties  and
 liabilities hereunder or under this Agreement.   Landlord and Tenant  hereby
 agree to  indemnify and  hold  harmless Escrow  Agent  against any  and  all
 losses, claims, and counsel fees and disbursements which may be imposed upon
 Escrow Agent or incurred by Escrow  Agent hereunder and attributable to  the
 acts of such party, except those  arising from willful default or breach  of
 trust by Escrow Agent or the performance of its duties hereunder,  including
 any litigation arising from this Agreement  or involving the subject  matter
 hereof.  Landlord and  Tenant have no obligation  to indemnify Escrow  Agent
 for the acts of  the other party.   The total fees  charged by Escrow  Agent
 hereunder shall be paid by Landlord.

      5.   Term of Agreement.  The term  of this Agreement shall commence  on
 the date hereof  and expire on  the first to  occur of  (i) disbursement  by
 Escrow Agent of  all of  the Funds,  or (ii)  the written  agreement of  the
 parties hereto.

      6.   Notices. Any notices pursuant to this Agreement shall be given  in
 writing by  (a)  personal  delivery, or  (b)  reputable  overnight  delivery
 service with proof of delivery, or (c) United States Mail, postage  prepaid,
 registered or  certified  mail, return  receipt  requested, or  (d)  legible
 facsimile transmission sent  to the intended  addressee at  the address  set
 forth beneath the parties signatures below,  or to such other address or  to
 the attention of such other person as the addressee shall have designated by
 written notice sent in accordance herewith, and shall be deemed to have been
 given either at the time of personal delivery, or, in the case of  expedited
 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  facsimile
 transmission, as of the date of the facsimile transmission provided that  an
 original of such facsimile is also  sent to the intended addressee by  means
 described in clauses (a), (b) or (c) above.  Any party, by written notice to
 the others  in the  manner herein  provided, may  designate (A)  an  address
 different from  that set  forth  in this  Agreement  and (B)  an  additional
 address (for example, without limitation) of a mortgagee.

      7.   Counterparts/Facsimile Execution.  This Agreement may be  executed
 in multiple counterparts,  each of  which shall  be deemed  an original  but
 together shall constitute one and the  same instrument.  This Agreement  may
 be executed by facsimile and each party shall have the right to rely upon  a
 facsimile counterpart signed  by any other  party to the  same extent as  if
 such party had received an original counterpart from the party signing  such
 facsimile counterpart.

      8.   Miscellaneous.  This  Agreement shall be  construed, enforced  and
 interpreted in accordance with the  laws of the State  of Texas.  The  terms
 and conditions of  this Agreement  shall be binding  upon and  inure to  the
 benefit of the parties hereto,  their successors, legal representatives  and
 assigns.  This Agreement may not be amended or modified except by a  written
 instrument executed  by  all of  the  parties hereto.    In the  event  that
 Landlord or Tenant is required to enforce the provisions of this  Agreement,
 such party, if  it prevails,  shall be entitled  to receive  from the  other
 party all  costs and  expenses,  including, without  limitation,  reasonable
 attorneys' fees incurred.  Time is of the essence of this Agreement.  If any
 time period  by  which  any  right, option  or  election  provided  in  this
 Agreement must be exercised, or by which any act must be performed,  expires
 on a  Saturday, Sunday  or legal  holiday, then  such time  period shall  be
 extended through the close of business on the next business day (which,  for
 purposes hereof, shall be any day which  is not a Saturday, Sunday or  legal
 holiday.

      IN WITNESS WHEREOF, the parties have hereunto set their hands and seals
 the day and year first written above.

                               LANDLORD:

                               DALLAS RPFIV CAMPBELL CENTRE
                               ASSOCIATES LIMITED PARTNERSHIP,
                               a Delaware limited partnership

                               By:  GEIRPIV Holding Corporation,
                                    a Delaware corporation,
                                    its General Partner

                                    By:
                                    Name:
                                    Title:

                               Address for Notices:

                               8350 North Central Expressway
                               Suite 100
                               Dallas, Texas  75205
                               Attention:
                               Facsimile Number:

                               With a copy to:

                               Stutzman & Bromberg,
                               A Professional Corporation
                               2323 Bryan Street
                               Suite 2200
                               Dallas, Texas  75201
                               Attention:  John E. Bromberg
                               Facsimile Number:  (214) 969-4999

                               TENANT:

                               PEGASUS SOLUTIONS, INC.,
                               a Delaware corporation

                               By:
                               Name:
                               Title:

                               Address for Notices:

                               3811 Turtle Creek Boulevard
                               Suite 1100
                               Dallas, Texas  75219
                               Attention:  Steve Greenspan
                               Facsimile Number:

                               With a copy to:

                               Akin, Gump, Strauss, Hauer & Feld, L.L.P.
                               1700 Pacific Avenue, Suite 4100
                               Dallas, Texas  75201
                               Attention:  Mark T. Mitchell
                               Facsimile Number:  (214) 969-4343

                               ESCROW AGENT:

                               CHICAGO TITLE INSURANCE COMPANY

                               By:
                               Name:
                               Title:

                               Address for Notices:

                               Attention:
                               Facsimile Number:

<PAGE>

                                  SCHEDULE 1

                       DISBURSEMENT AUTHORIZATION FORM

 Chicago Title Insurance Company

      Re:

 Gentlemen:

      You are authorized and requested to disburse $___________ of funds  out
 of the Escrow to, or at the direction of, Tenant.  This is the  Disbursement
 Authorization Form contemplated by, and provided for in, that certain Escrow
 Agreement (the  "Escrow Agreement")  dated _________,  200__, by  and  among
 Dallas  RPFIV  Campbell  Centre  Associates  Limited  Partnership,   Pegasus
 Solutions, Inc. and Chicago Title Insurance Company.

      All capitalized  terms  not otherwise  defined  herein shall  have  the
 meanings ascribed to such terms in the Escrow Agreement.

                               Very truly yours,

                               LANDLORD:

                               DALLAS RPFIV CAMPBELL CENTRE
                               ASSOCIATES LIMITED PARTNERSHIP,
                               a Delaware limited partnership

                               By:  GEIRPIV Holding Corporation,
                                    a Delaware corporation,
                                    its General Partner

                                    By:
                                    Name:
                                    Title:

                               TENANT:

                               PEGASUS SOLUTIONS, INC.,
                               a Delaware corporation

                               By:
                               Name:
                               Title:

<PAGE>

                                  EXHIBIT N

                   LOCATION OF TEN RESERVED PARKING SPACES
                                  EXHIBIT O

                           FORM OF LETTER OF CREDIT

                             September ___, 2001

 Dallas RPFIV Campbell Centre
 Associates Limited Partnership
 c/o GE Asset Management Incorporated
 3003 Summer Street
 Stamford, CT  06904
 Attention:  Michael J. Strone

 Ladies and Gentlemen:

      At the request and on the instructions of our customer, Pegasus
 Solutions, Inc. ("Tenant") (the "Applicant"), we hereby establish this
 Irrevocable Letter of Credit No. ______________________________ (the "Letter
 of Credit") in the amount of $1,350,000.00 in your favor.  This Letter of
 Credit is effective immediately and shall have a minimum term expiring
 December 31, 2003 (the "Initial Term").

      Funds under this Letter of Credit will be made available to you against
 receipt by us of a sight draft in the form of Annex A attached hereto, in
 each case appropriately completed and purportedly signed by one of your
 authorized executive officers.

      Presentation of any such sight draft and drawing certificate shall be
 made at our office located at ______________________________, Attention:
 _________________________, telecopy number (_____) __________, during our
 banking hours of _____ a.m., Central Time, to _____ p.m., Central Time.
 Presentation hereunder may also be made in the form of facsimile
 transmission of the appropriate sight draft and drawing certificate to the
 preceding address and telecopy number.

      If a sight draft and drawing certificate are presented hereunder by
 sight or by facsimile transmission as permitted hereunder, by 10:00 a.m.,
 Central Time, and provided that such sight draft and drawing certificate
 conform to the terms and conditions of this Letter of Credit, payment shall
 be made to you, or to your designee, of the amount specified, in immediately
 available funds, not later than 2:00 p.m., Central Time, on the same day.
 If a sight draft and a drawing certificate are presented by you hereunder
 after the time specified above, and provided that such sight draft and
 drawing certificate conform to the terms and conditions of this Letter of
 Credit, payment shall be made to you, or to your designee, of the amount
 specified, in immediately available funds, not later than 2:00 p.m., Central
 Time, on the next business day.  If a demand for payment made by you
 hereunder does not, in any instance, conform to the terms and conditions of
 this Letter of Credit, we shall give you notice within one business day that
 the demand for payment was not effected in accordance with the terms and
 conditions of this Letter of Credit, stating the reasons therefor and that
 we will upon your instructions hold any documents at your disposal or return
 the same to you.  Upon being notified that the demand for payment was not
 effected in conformity with this Letter of Credit, you may attempt to
 correct any such non-conforming demand for payment to the extent that you
 are entitled to do so and within the validity of this Letter of Credit.

      Partial drawings are allowed under this Letter of Credit.  Any drawing
 under this Letter of Credit will be paid from our general funds and not
 directly or indirectly from funds or collateral deposited with or for our
 account by the Applicant, or pledged with or for our account by the
 Applicant.

      This Letter of Credit is transferable and notwithstanding Article 48 of
 the Uniform Customs (as defined below), this Letter of Credit may be
 successively transferred.  Transfer of this Letter of Credit to a transferee
 shall be effected only upon the presentation to us of the original of this
 Letter of Credit accompanied by a certificate in the form of Annex B.  Upon
 such presentation we shall transfer the same to your transferee or, if so
 requested by your transferee, issue a letter of credit to your transferee
 with provisions consistent with, and substantially the same as, this Letter
 of Credit.

      This Letter of Credit shall be subject to the Uniform Customs and
 Practice for Documentary Credits (1993 Revision), International Chamber of
 Commerce Publication No. 500 (the "Uniform Customs"), which is incorporated
 into the text of this Letter of Credit by this reference.  This Letter of
 Credit shall be deemed to be issued under the laws of the State of Texas and
 shall be governed by and construed in accordance with the law of the State
 of Texas with respect to matters not governed by the Uniform Customs and
 matters on which the Uniform Customs and the laws of the State of Texas are
 inconsistent.

                               Very truly yours,

                               [ISSUING BANK]

                               By:
                               Name:
                               Title:

<PAGE>

                                   ANNEX A

 DATE:

 TO:  __________________________  RE:  LETTER OF CREDIT NO. ________
      __________________________       ISSUED BY ____________________
      ATTN:
 _____________________

 GENTLEMEN:

 THE UNDERSIGNED BENEFICIARY HEREBY DEMANDS PAYMENT OF $_____________ TO BE
 PAID IN IMMEDIATELY AVAILABLE FUNDS IN ACCORDANCE WITH THE ABOVE-REFERENCED
 LETTER OF CREDIT.

 SINCERELY,

 _____________________________
 BENEFICIARY'S NAME

 _____________________________
 SIGNATURE OF BENEFICIARY

<PAGE>

                                   ANNEX B

 DATE:

 TO:  __________________________  RE:  LETTER OF CREDIT NO. ________
      __________________________
      ATTN:                            ISSUED BY ___________________
      __________________________

 GENTLEMEN:

 FOR VALUE RECEIVED, THE UNDERSIGNED BENEFICIARY HEREBY IRREVOCABLY TRANSFERS
 TO:

 (NAME OF TRANSFEREE)
 (ADDRESS)

 ALL RIGHTS OF THE UNDERSIGNED BENEFICIARY TO DRAW UNDER THE ABOVE LETTER OF
 CREDIT ARE TRANSFERRED TO THE TRANSFEREE.  TRANSFEREE SHALL HAVE THE SOLE
 RIGHTS AS BENEFICIARY THEREOF, INCLUDING SOLE RIGHTS RELATING TO ANY
 AMENDMENTS, WHETHER INCREASES OR EXTENSIONS OR OTHER AMENDMENTS, AND WHETHER
 NOW EXISTING OR HEREAFTER MADE.  ALL AMENDMENTS ARE TO BE ADVISED DIRECT TO
 THE TRANSFEREE WITHOUT NECESSITY OF ANY CONSENT OF OR NOTICE TO THE
 UNDERSIGNED BENEFICIARY.

 THE ORIGINAL OF SUCH LETTER OF CREDIT IS RETURNED HEREWITH, AND WE ASK YOU
 TO ENDORSE THE TRANSFER ON THE REVERSE THEREOF, AND FORWARD IT DIRECTLY TO
 THE TRANSFEREE WITH YOUR CUSTOMARY NOTICE OF TRANSFER.

 SINCERELY,

      (BENEFICIARY'S NAME)

 SIGNATURE OF BENEFICIARY

 SIGNATURE AUTHENTICATED

      (NAME OF BANK)

 AUTHORIZED SIGNATUREEXHIBIT 10.24

                               LEASE AGREEMENT

                                   between

                           RYAN COMPANIES US, INC.,
                           a Minnesota corporation,
                                as "Landlord"

                                     and

                         PEGASUS SOLUTIONS COMPANIES,
                            a Delaware corporation
                                 as "Tenant"

                                      at

                           Pegasus Corporate Center
                       Northsight - Scottsdale, Arizona

<PAGE>

                              TABLE OF CONTENTS

 SECTION                                                           PAGE

 1.   PREMISES..................................................     3

 2.   TERM; POSSESSION..........................................     3

 3.   RENT; SECURITY DEPOSIT....................................     5

 4.   RENTAL TAXES..............................................    13

 5.   USE AND COMPLIANCE WITH LAWS..............................    13

 6.   TENANT IMPROVEMENTS & ALTERATIONS.........................    16

 7.   MAINTENANCE AND REPAIRS...................................    18

 8.   TENANT'S PERSONAL PROPERTY TAXES..........................    19

 9.   UTILITIES AND SERVICES....................................    19

 10.  EXCULPATION AND INDEMNIFICATION...........................    20

 11.  INSURANCE.................................................    21

 12.  DAMAGE OR DESTRUCTION.....................................    24

 13.  CONDEMNATION..............................................    25

 14.  ASSIGNMENT AND SUBLETTING.................................    27

 15.  DEFAULT AND REMEDIES......................................    29

 16.  INTEREST..................................................    31

 17.  WAIVER....................................................    31

 18.  ENTRY, INSPECTION AND CLOSURE.............................    32

 19.  SURRENDER AND HOLDING OVER................................    32

 20.  ENCUMBRANCES..............................................    33

 21.  ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS............    33

 22.  NOTICES...................................................    34

 23.  ATTORNEYS' FEES...........................................    35

 24.  QUIET POSSESSION..........................................    35

 25.  SECURITY MEASURES.........................................    35

 26.  FORCE MAJEURE.............................................    36

 27.  RULES AND REGULATIONS.....................................    36

 28.  LANDLORD'S LIABILITY......................................    36

 29.  CONSENTS AND APPROVALS....................................    36

 30.  WAIVER OF RIGHT TO JURY TRIAL.............................    36

 31.  BROKERS...................................................    36

 32.  INTENTIONALLY OMITTED.....................................    37

 33.  ENTIRE AGREEMENT..........................................    37

 34.  MISCELLANEOUS.............................................    37

 35.  AUTHORITY.................................................    38

 36.  RESTRICTION ON OTHER TENANTS..............................    38

 Exhibits:
 ---------
 Exhibit A:          The Premises
 Exhibit B:          Construction Rider
 Exhibit C:          Building Rules
 Exhibit D:          Additional Provisions
 Exhibit E:          Pro Forma Total Project Cost
 Exhibit F:          Base Building Description

<PAGE>

                            BASIC LEASE INFORMATION

 Lease Date:                For identification purposes only, the date of
                            the Lease is September 14, 2001.

 Landlord:                  RYAN COMPANIES US, INC., a Minnesota corporation

 Tenant:                    PEGASUS SOLUTIONS COMPANIES, a Delaware
                            corporation

 Guarantor:                 PEGASUS SOLUTIONS, INC., a Delaware corporation

 Project:                   Pegasus Corporate Center - Northsight

 Building Address:          14000 North Pima Road, Scottsdale, Arizona 85260

 Rentable Area of           Approximately 140,000 rentable square feet
 Building:

 Premises:                  Suite Number:       100
                            Rentable Area: approximately 110,000 rentable
                            square feet (subject to Tenant's right to adjust
                            the size of the Premises under Section 1.2 of
                            the Lease)

 Term:                      One hundred twenty (120) full calendar months
                            (plus any partial month at the beginning of the
                            Term)

 Scheduled Commencement
 Date:                      January 1, 2003

 Expiration Date:           The last day of the one hundred twentieth
                            (120th) full calendar month in the Term

 Base Rent:                 As calculated pursuant to Section 3.1 of the
                            Lease

 Security Deposit
 (letter of credit):        $1,200,000

 Tenant's Share :           Approximately 79%

 Operating Costs Expense    $7.25 per  rentable square foot for all areas  of
 Stops:                     the Premises  other than the "Constant Use  Area"
                            (as  delineated on Exhibit  A), the expense  stop
                            for which will be $5.50 per rentable square foot

 Landlord's Address for     Ryan Companies US, Inc.
 Payment of Rent:           900 Second Avenue South, Suite 700
                            Minneapolis, MN 55402

 Business Hours:            Between 7:00 a.m. and 7:00 p.m., Monday through
                            Friday, and between 8:00 a.m. and 1:00 p.m. on
                            Saturday

 Landlord's Address         Ryan Companies US, Inc.
 For Notices:               900 Second Avenue South, Suite 700
                            Minneapolis, MN 55402

                            With copy to:

                            Ryan Companies US, Inc.
                            3131 East Camelback Road, Suite 220
                            Phoenix, AZ 85016
                            Attention:  John L. Strittmatter

 Tenant's Address           Prior to Commencement Date:
 For Notices:               Pegasus Solution Corporation
                            7500 North Dreamy Draw Drive
                            Suite 120
                            Phoenix, AZ 85020
                            Attention:  Steve Greenspan, Director of Real
                            Estate

                            After Commencement Date:
                            The Premises

 Broker(s):                 CB Richard Ellis
                            Attention:  Chuck Nixon
                            2415 East Camelback Road
                            First Floor
                            Phoenix, AZ 85016

 Property Manager:          Ryan Properties, Inc.

 Additional Provisions:     See Exhibit D

      The Basic Lease Information set forth above  is part of the Lease.   In
 the event  of  any  conflict  between  any  provision  in  the  Basic  Lease
 Information and the Lease, the Lease shall control.

<PAGE>

      THIS LEASE is made as of  the Lease Date set  forth in the Basic  Lease
 Information, by  and between  the Landlord  identified  in the  Basic  Lease
 Information ("Landlord"),  and  the Tenant  identified  in the  Basic  Lease
 Information ("Tenant").  Landlord and Tenant hereby agree as follows:

 1. PREMISES.

      1.1 Landlord hereby leases  to Tenant,  and Tenant  hereby leases  from
 Landlord, upon the terms  and subject to the  conditions of this Lease,  the
 office space identified in the Basic Lease Information as the Premises  (the
 "Premises"), in the Building located at  the address specified in the  Basic
 Lease  Information  (the  "Building").  The  approximate  configuration  and
 location of the Premises including the location of the reserved, covered and
 visitor parking spaces and the patio  area set aside for Tenant's  exclusive
 use (the area of which will not subject Tenant to any additional charge  for
 rent) are shown on Exhibit A.   Landlord and Tenant agree that the  rentable
 area of the Premises for all purposes under this Lease shall be the Rentable
 Area specified in the Basic Lease  Information, subject to Landlord's  final
 measurement and recalculation of Base Rent  and Tenant's Share prior to  the
 Commencement  Date,  subject  to  Tenant's   written  approval  not  to   be
 unreasonably withheld or delayed.   Landlord's measurement will utilize  the
 BOMA Standard  Method for  Measuring Floor  Area in  Office Buildings,  ANSI
 Z 65.1-1996.  The Building and the  parcel(s) of land on which the  Building
 is situated including, but not limited  to, parking lot(s) and other  common
 areas (collectively, the "Property"), are part of the Project identified  in
 the Basic Lease Information (the "Project").

      1.2 Tenant shall have the right to increase or decrease the size of the
 Premises by up to  ten thousand (10,000) rentable  square feet upon  written
 notice to Landlord,  which shall  be given no  later than  ninety (90)  days
 after the date of this Lease.

 2. TERM; POSSESSION.

      2.1 The term of this  Lease (the "Term")  (and the  date when  Tenant's
 obligations  hereunder,  except  as  otherwise  expressly  provided  herein,
 commence) shall commence on  the Commencement Date  as described below  and,
 unless sooner terminated, shall expire on  the Expiration Date set forth  in
 the Basic  Lease Information  (the "Expiration  Date").   The  "Commencement
 Date" shall  be  the earlier  of  (a) the  date  on which  Landlord  tenders
 possession of the Premises  to Tenant, with  all of Landlord's  construction
 obligations "Substantially Completed" as provided in the Construction  Rider
 attached as Exhibit B (the "Construction Rider");  or (b) the date on  which
 Tenant lawfully  takes  possession  of  the  Premises  for  the  purpose  of
 commencing business.  In no event shall the Commencement Date occur prior to
 January 1, 2003 without Tenant's prior written consent.  Landlord will  give
 Tenant  thirty  (30)  days  notice  of  the  expected  date  of  Substantial
 Completion.  The parties anticipate that the Commencement Date will occur on
 or about  the Scheduled  Commencement  Date set  forth  in the  Basic  Lease
 Information (the  "Scheduled Commencement  Date"); provided,  however,  that
 except as otherwise provided in this Lease Landlord shall not be liable  for
 any claims,  damages  or liabilities  if  the  Premises are  not  ready  for
 occupancy by the Scheduled  Commencement Date.   Tenant shall not  interfere
 with  construction  of  the  Premises  or  do  anything  that  could   delay
 Substantial Completion or the Scheduled Commencement Date, and shall at  all
 times act  diligently and  cooperate with  Landlord  to the  fullest  extent
 possible to prevent the occurrence of Tenant Delay.  If the Premises are not
 ready for occupancy by the Scheduled Commencement Date for any reason  other
 than Tenant's Default under this  Lease, Landlord shall diligently  complete
 construction at the earliest practicable date.   When the Commencement  Date
 has been established,  Landlord and  Tenant shall  confirm the  Commencement
 Date and the Expiration Date in writing.

      2.2 Notwithstanding any provision in this Lease to the contrary:

           (a) If Substantial Completion does not occur on or before  January
 1, 2003, as such  date may be extended  by reason of  Tenant Delay or  Force
 Majeure, then Landlord shall  reimburse Tenant, or  credit against the  Base
 Rent next due, an amount equal to any penalties, holdover premiums or  other
 amounts incurred  by  Tenant under  leases  of other  premises  in  Maricopa
 County, Arizona, excepting all sums due for "pre-holdover" rent, as a result
 of Tenant's failure to  vacate prior to January  1, 2003 all  or any of  the
 space subject to such  leases, provided however that  Landlord shall not  be
 obligated to pay any such amounts in excess of $100,000.

           (b) If Substantial   Completion  does  not  occur  on  or   before
 February 1, 2003  (the  "Adjusted  Delivery Date"),  as  such  date  may  be
 extended by reason of Tenant Delay or Force Majeure, then Tenant's sole  and
 exclusive remedy will be  to receive two  (2) days of  free rent credit  for
 each day after  the Adjusted  Delivery Date  until the  date of  Substantial
 Completion and, in addition thereto, another $1,000 of rent credit for  each
 day of delay  beginning thirty (30)  days after the  Adjusted Delivery  Date
 until the date of Substantial Completion; and

           (c) If Substantial Completion does not occur on or before April 1,
 2003 for  any  reason other  than  Tenant  Delay, and  regardless  of  Force
 Majeure, then Tenant  shall have the  right to cancel  this Lease by  notice
 given to Landlord  on or before  ten (10) days  thereafter, except that  the
 foregoing election  of  remedies  shall  not  prevent  Tenant  from  seeking
 specific performance of Landlord's obligations under this Lease, or  prevent
 Tenant's recovery of  an amount equal  to the rent  credits to which  Tenant
 would have been entitled but for Tenant's cancellation.

       For each day of delay caused by Tenant Delay or Force Majeure, and for
 each day of delay in  the issuance after June 1,  2002 of a building  permit
 from  the  City  of  Scottsdale  for  the  Tenant  Improvements,  Landlord's
 performance dates (including without  limitation the Adjusted Delivery  Date
 and  Landlord's  obligations  under  the  Construction  Rider  attached   as
 Exhibit B) shall be  extended for an  equivalent period of  time.   Landlord
 shall notify Tenant of  each event of Tenant  Delay or Force Majeure  within
 ten (10) days  (or earlier if  reasonably possible) after  the event  occurs
 that will delay Landlord's performance.

      Tenant may enter:

                (i) the Data Center at any time within ninety (90) days prior
 to the Scheduled Commencement Date

                (ii) the Call Center and other parts of the Constant Use Area
 at any time within sixty (60) days prior to the Scheduled Commencement Date;
 and

                (iii) all  other areas  of the Premises  at any  time  within
 thirty (30) days prior to the Scheduled Commencement Date, provided  however
 that Landlord secures a building permit from the City of Scottsdale for  the
 Tenant Improvements no later than June  1, 2002, all without the payment  of
 Base Rent or other sums under this Lease, subject to the other  requirements
 and covenants of  this Lease, for  the sole purpose  of installing  Tenant's
 furniture, fixtures and  equipment, including cabling,  wiring, conduit  and
 other electrical and telecom installations.  If the Building Permit from the
 City of Scottsdale is issued after  such date, then Landlord shall make  the
 foregoing areas of the  Premises available to Tenant  as soon as  reasonably
 practical.   Prior to  such  entry of  the  Premises, Tenant  shall  provide
 evidence reasonably  satisfactory to  Landlord that  Tenant's insurance,  as
 described in Section 11.1  - Tenant's Insurance  of the Lease,  shall be  in
 effect as of the time of  such entry.  Tenant  shall use reasonable care  in
 connection with such entry, and shall not interfere with construction of the
 Premises or other activity of Landlord.

      Tenant agrees that Landlord,  except for any  uninsured loss caused  by
 the negligence  or  willful  acts of  Landlord  or  its  employees,  agents,
 contractors or vendors, shall not be liable in any way for any injury,  loss
 or damage  which  may occur  to  any of  Tenant's  property placed  upon  or
 installed in the Premises prior to the Commencement Date, the same being  at
 Tenant's sole  risk, and  Tenant shall  be liable  for all  injury, loss  or
 damage to persons or  property arising as  a result of  such entry into  the
 Premises by Tenant or its Representatives.

      Upon Substantial  Completion,  Landlord  and  Tenant  shall  compile  a
 Punchlist identifying the work still to be done to the Premises  ("Punchlist
 Item").  Within fifteen (15) days after delivery of the Punchlist,  Landlord
 shall commence work  on the Punchlist  Items and diligently  pursue them  to
 completion.   Punchlist  Items shall  not  defer Substantial  Completion  or
 Tenant's obligation  to  commence  paying Base  Rent  and  Operating  Costs.
 Punchlist Items shall mean details of design, construction, installation and
 adjustments to the Tenant Improvements that do not materially interfere with
 Tenant's use and enjoyment of the Premises as intended.

       Tenant shall have  the exclusive right  of possession  of the Premises
 throughout the Term, seven  (7) days a week,  twenty-four (24) hours a  day,
 subject to casualty, condemnation, Force Majeure or other events beyond  the
 control of Landlord.

 3. RENT; SECURITY DEPOSIT.

      3.1 Base  Rent.   Tenant  shall  pay  to  Landlord  annual  Base   Rent
 calculated as set forth  below, without prior notice  or demand, monthly  in
 one-twelfth (1/12) installments on the first day of each and every  calendar
 month during the  Term, except that  Base Rent for  the first full  calendar
 month in which Base Rent is payable shall be paid upon Tenant's execution of
 this Lease and Base Rent for any partial month at the beginning of the  Term
 shall be paid on the Commencement Date.  Base Rent for any partial month  at
 the beginning or  end of  the Term  shall be  prorated based  on the  actual
 number of days in the month.

      Annual Base Rent for years 1 - 5 shall be equal to:

 [Total Project Cost x Rental Constant x Tenant's Share] + Structural Reserve
 + Vacancy Factor + $7.25 per rentable square foot ($5.50 in the Constant Use
 Area).

           (a) "Total Project Cost" is defined as the total of:

                (i) the costs and expenses,  direct and indirect,  identified
 and referred to in Exhibit E incurred by Landlord in the design, development
 and construction of  the Building, including  the Allowance  for the  Tenant
 Improvements (the "Project Construction Costs"),

                (ii) a real estate development fee of $400,000,

                (iii) a contractor's fee equal to  eight percent (8%) of  the
 Project Construction Costs, and

                (iv) the cost of  acquisition of the  Site and  all costs  of
 carry thereon up to the Commencement  Date that are identified and  referred
 to in Exhibit E.

                 Total Project Cost is set forth in the pro forma attached as
 Exhibit E.  The pro forma is inclusive  of all Total Project Costs, and  the
 cost of the  Building shell and  the parking structure  will not exceed  the
 cost in  the pro  forma  without Tenant's  consent  not to  be  unreasonably
 withheld.

           (b) "Rental  Constant"  equals  ten and  fifty  hundredths  of one
 percent (10.50%) not including a Vacancy Factor or Structural Reserve.

           (c) "Structural Reserve" of $0.05 per square foot of Rentable Area
 of the Building.

           (d) "Vacancy  factor" shall equal 2%  of the total rentable square
 feet of the Building.

           Annual Base Rent for years  6 - 10 will  be [Annual Base Rent  for
 year 5  minus $7.25  per rentable  square foot  ($5.50 in  the  Constant Use
 Area)] x 115% + $7.25  per rentable square foot  ($5.50 in the Constant  Use
 Area).

      3.2 Additional Rent:  Operating Costs and Taxes.

           (a) Definitions.

                (1) "Operating  Costs"  means  all  Taxes  and  those   costs
 referred to  below of  managing, operating,  maintaining and  repairing  the
 Property as a  class A office building.   Operating Costs  for any  calendar
 year during which average occupancy of the Building is less than one hundred
 percent (100%) shall be calculated based upon the Operating Costs that would
 have been incurred if the Building  had an average occupancy of  ninety-five
 percent (95%) during the entire calendar year.

                (A) operation,  maintenance  and  repair   of  the   Property
                   (including maintenance,  repair and replacement of  glass,
                   the  roof  covering  or  membrane,  the  parking  lot  and
                   driveways (including periodic treatment or resurfacing  as
                   needed),  sidewalks,   exterior  light  fixtures,   common
                   signage,  other   common  areas   and  elements,   regular
                   painting   of   the   exterior   of   the   Building   and
                   landscaping).   The  terms  "repair"  or  "repairs"  shall
                   include   reasonable   replacements   or   renewals   when
                   necessary.

                (B) utilities  and  services  (including   telecommunications
                   facilities  and equipment,  recycling programs  and  trash
                   removal), and associated supplies and materials.

                (C) compensation  (including  employment  taxes  and   fringe
                   benefits)  for persons  who perform  duties in  connection
                   with the operation, management, maintenance and repair  of
                   the  Building,  such  compensation  to  be   appropriately
                   allocated for  persons who also  perform duties  unrelated
                   to the Building.

                (D) property (including coverage for earthquake and flood  if
                   carried by Landlord),  liability, rental income and  other
                   insurance relating to  the Property, and expenditures  for
                   deductible amounts paid under such insurance.

                (E) licenses, permits and inspections.

                (F) complying with  the  requirements of  any  law,  statute,
                   ordinance  or  governmental  rule  or  regulation  or  any
                   orders pursuant thereto (collectively "Laws").

                (G) amortization of capital improvements  required to  comply
                   with  Laws which are  either adopted  or become  effective
                   after  the Commencement  Date, or  which are  intended  to
                   reduce Operating Costs or improve the utility,  efficiency
                   or capacity of  any Building System, with interest on  the
                   unamortized balance at the rate paid by Landlord on  funds
                   borrowed  to finance  such  capital improvements  (or,  if
                   Landlord  finances  such improvements  out  of  Landlord's
                   funds  without borrowing,  the  rate that  Landlord  would
                   have paid to  borrow such funds, as reasonably  determined
                   by Landlord  but no greater  than Landlord's general  cost
                   of  funds),  over  such  useful  life  as  Landlord  shall
                   reasonably determine.

                (H) an office  in  the Project  for  the  management  of  the
                   Property, including  expenses of furnishing and  equipping
                   such office  and the rental  value of  any space  occupied
                   and used solely for such purposes.

                (I) property management fees equal to  three percent (3%)  of
                   Base Rent and Additional Rent.

                (J) accounting,  legal   and  other   professional   services
                   incurred  for  the  operation  of  the  Property  and  the
                   calculation of Operating Costs and Taxes.

                (K) a reasonable allowance for depreciation on machinery  and
                   equipment used to maintain the Property (including  window
                   coverings and carpeting in common areas).

                (L) contesting the validity or applicability of any Laws that
                   may adversely affect the Operating Costs of the Property.

                (M) the Building's  share  of  any  shared  or  common   area
                   maintenance  fees   and  expenses  (including  costs   and
                   expenses of  operating, managing,  owning and  maintaining
                   the common areas of the Project).

                (N) any other cost, expenditure,  fee or  charge, whether  or
                   not  hereinbefore  described,  which  in  accordance  with
                   generally   accepted  accounting   principles   would   be
                   considered an expense of managing, operating,  maintaining
                   and repairing the Property.

  Operating Costs shall not include:

                (i) capital  improvements  (except   as  otherwise   provided
 above).

                (ii) costs of special services rendered to individual tenants
 (including Tenant) for which a special charge is made.

                (iii) interest  and   principal   payments   on   loans    or
 indebtedness secured by the Building (except as otherwise provided above).

                (iv) costs of improvements for Tenant or other tenants of the
 Building.

                (v) costs of services or other benefits  of a type which  are
 not available  to  Tenant  but  which are  available  to  other  tenants  or
 occupants, and costs for  which Landlord is reimbursed  by other tenants  of
 the Building other than through payment  of tenants' shares of increases  in
 Operating Costs and Taxes.

                (vi) leasing commissions, attorneys' fees and other  expenses
 incurred in connection with leasing space in the Building or enforcing  such
 leases.

                (vii) depreciation   or   amortization,    other   than    as
 specifically enumerated in the definition of Operating Costs above.

                (viii) costs, fines or penalties  incurred due to  Landlord's
 violation of any Law.

                (ix) income,  estate  and inheritance  taxes  levied  against
 Landlord.

                (x) taxes paid by any tenant.

                (xi) costs  of leasing  space  in  the  Building,   including
 leasing commissions and leasehold improvement costs.

                (xii) the cost of utilities separately metered to any  tenant
 or resulting from excess consumption.

                (xiii) the cost of special  services provided  to any  tenant
 that are not generally available to all tenants.

                (xiv) repairs and maintenance paid  by proceeds of  insurance
 or by proceeds of condemnation or eminent domain proceedings.

                (xv) any costs  incurred  in  connection  with  or   directly
 related to the original construction of the Project.

                (xvi) the cost of correcting  defects in  or inadequacies  of
 the initial  design  or  construction  of  the  Project,  or  repair  and/or
 replacement of any  of the  original materials  or equipment  required as  a
 result of such defects or inadequacies.

                (xvii) any expense resulting from the negligence of Landlord,
 its agents,  servants, contractors,  vendors or  employees, or  any  expense
 incurred as a direct result of Landlord's failure to use reasonable  efforts
 to minimize  expenses to  the extent  possible without  detracting from  the
 standards of a first class, Class A, institutional grade office building.

                (xviii) the cost of any repair to remedy damage caused by  or
 resulting from  the  negligence of  any  other tenant(s)  in  the  Building,
 including their agents, servants, contractors, vendors or employees.

                (xix) repairs or other  work occasioned  by casualty  or  the
 exercise of the right of eminent domain.

                (xx) expenses incurred  in  build-out,  renovation  or  other
 improvement or  decoration, painting  or redecoration  of any  tenant  space
 within the Building.

                (xxi) any items for which Landlord is reimbursed by insurance
 or otherwise compensated,  including direct reimbursement  by any tenant  or
 occupant of the Building.

                (xxii) costs incurred due to the violation by Landlord or any
 tenant or other occupant  of any term  or condition of  any lease or  rental
 arrangement covering space in the Building.

                (xxiii) costs,  fines, or fees incurred  by Landlord  due  to
 violations of any federal,  state or local law,  statutes or ordinances,  or
 any rule, regulation, judgment or decree of any governmental authority.

                (xxiv) any costs  or expenses  associated with  the  removal,
 cleanup or remediation of any hazardous  material, including mold, from  the
 Project, any  restoration in  connection therewith  or compliance  with  any
 applicable local,  state or  federal  laws, judgments,  ordinances,  orders,
 rules, regulations, codes or other governmental restrictions, guidelines  or
 requirements, any amendments or successors thereto, replacements thereof  or
 publications promulgated pursuant thereto pertaining to any waste,  material
 or substance (whether in the form of a liquid, a solid or a gas and  whether
 or not airborne), which is or is deemed  to be a pollutant or a  contaminant
 or which  is  or is  deemed  to  be hazardous,  toxic  ignitable,  reactive,
 corrosive, dangerous, harmful or injurious or  which presents a risk to  the
 public  health   or  to   the  environment   (collectively,   "Environmental
 Regulations").

                (xxv) the cost of compliance with any applicable local, state
 or federal  laws,  judgments,  ordinances, orders,  rules,  regulations  and
 standards  of  public  authorities  and  insurance  rating  bureaus   having
 jurisdiction over the Project, including Environmental Regulations, and  all
 local zoning and building codes.

                (xxvi) the cost of  any work  or services  performed for  any
 facility other than the Project.

                (xxvii) any costs representing an  amount paid  to a  person,
 firm, corporation or other entity related to Landlord which is in excess  of
 the amount which would have been paid in the absence of such relationship.

                (xxviii) Landlord's general overhead.

                (xxix) the cost  of acquiring sculptures or other art objects
 and the cost of decorative monuments.

                (xxx) any  expense  for  which  Landlord  is  entitled to  be
 reimbursed by  any tenant  (including Tenant)  as  an additional  charge  in
 excess of Base Rent and such tenant's share of Operating Expenses.

                (xxxi) any rental  concessions  to,  or  lease  buy-outs  of,
 Tenant or any other tenant  in the Building or  any other costs incurred  on
 behalf of any tenants (including Tenant) with respect to other buildings.

                (2) "Taxes"  means:   all real  property taxes  and  general,
 special or  district  assessments  or  other  governmental  impositions,  of
 whatever kind, nature or origin, imposed on or by reason of the ownership or
 use of the Property;  any state, county  or municipal governmental  property
 lease excise tax or the equivalent  thereof; taxes and assessments of  every
 kind and nature whatsoever levied or assessed in addition to, in lieu of  or
 in substitution for existing or additional  real or personal property  taxes
 on the Property or the personal property described above; and the reasonable
 cost of contesting by appropriate proceedings the amount or validity of  any
 taxes, assessments or  charges described  above. "Taxes"  shall include  all
 Taxes either payable in, or attributable  to, each calendar year or  portion
 thereof during the Term.

                (3) "Tenant's Share"  means the Rentable Area of the Premises
 divided by the  Rentable Area of  the Building, as  set forth  in the  Basic
 Lease Information as may be adjusted pursuant to Section 1.1 or 1.2  hereof.
 If the Rentable  Area of the  Premises is increased  by Tenant's leasing  of
 additional space hereafter, Tenant's Share shall be increased accordingly.

           (b) Additional Rent.

                (1) Tenant shall pay Landlord as  "Additional Rent" for  each
 calendar year or portion thereof during  the Term, excepting only the  first
 eighteen (18) months of  the Term (the  "CAM Forgiveness Period"),  Tenant's
 Share of Operating Costs for such  period in excess of the "Operating  Costs
 Expense Stops."  Notwithstanding the foregoing or any other provision to the
 contrary in  this Lease,  for purposes  of calculating  Additional Rent  the
 annual increase of those Operating Costs reasonably controllable by Landlord
 shall not exceed four percent (4%) non-cumulative.  Without limitation,  the
 cost of utilities, Taxes, insurance,  licenses, permits and compliance  with
 Laws (subject  to  the limitations  in  Section 3.2(a)(1)(G)) shall  not  be
 considered "reasonably controllable" by Landlord.

                (2) Prior to the end of the  CAM Forgiveness Period and  each
 calendar  year  thereafter,  Landlord  shall  notify  Tenant  of  Landlord's
 estimate of Operating Costs and Tenant's  Additional Rent for the  remaining
 and following calendar year,  as applicable.  Following  the end of the  CAM
 Forgiveness Period Tenant shall be obligated to pay to Landlord on the first
 day of each calendar month thereafter one-twelfth (1/12th) of the  estimated
 Additional Rent.  If Landlord thereafter reasonably estimates that Operating
 Costs for a calendar year will vary from Landlord's prior estimate, Landlord
 may, by notice to Tenant, reasonably revise the estimate for such year  (and
 Additional Rent shall thereafter be payable based on the revised estimate).

                (3) As soon as reasonably  practicable after the  end of  the
 first  year  in  which  Additional  Rent  is  due  and  each  calendar  year
 thereafter, Landlord shall  furnish Tenant a  reconciliation statement  with
 respect to such year,  showing Operating Costs and  Additional Rent for  the
 year, and the total  payments made by Tenant  with respect thereto.   Unless
 Tenant raises any objections to Landlord's statement within ninety (90) days
 after receipt  of the  same, such  statement shall  presumptively be  deemed
 correct and Tenant shall have no right thereafter to dispute such  statement
 or any item  therein or the  computation of Additional  Rent based  thereon,
 subject only to  Tenant's right of  audit.  If  Tenant does  object to  such
 statement, then Landlord shall  provide Tenant with reasonable  verification
 of the figures  shown on the  statement and the  parties shall negotiate  in
 good faith to resolve any disputes.   Any objection of Tenant to  Landlord's
 statement and resolution  of any  dispute shall  not postpone  the time  for
 payment of any amounts due Tenant or Landlord based on Landlord's statement,
 nor shall  any failure  of Landlord  to deliver  Landlord's statement  in  a
 timely manner relieve Tenant of Tenant's  obligation to pay any amounts  due
 Landlord based on Landlord's statement.

                (4) If Tenant's Additional Rent as finally determined for any
 calendar year exceeds the total payments made by Tenant on account  thereof,
 Tenant shall pay Landlord the deficiency within thirty (30) days of Tenant's
 receipt of Landlord's statement.   If the total  payments made by Tenant  on
 account thereof exceed  Tenant's Additional Rent  as finally determined  for
 such year, Tenant's excess  payment shall be credited  toward the rent  next
 due from Tenant  under this Lease.   For any  partial calendar  year at  the
 beginning or end of the Term, Additional Rent shall be prorated on the basis
 of a 365-day  year by computing  Tenant's Share of  Operating Costs for  the
 entire year and  then prorating such  amount for the  number of days  during
 such year included  in the Term.   Notwithstanding the  termination of  this
 Lease, Landlord shall pay to Tenant or Tenant shall pay to Landlord, as  the
 case may be, within fifteen (15)  days after Tenant's receipt of  Landlord's
 final statement for the  calendar year in which  this Lease terminates,  the
 difference between  Tenant's  Additional  Rent for  that  year,  as  finally
 determined by Landlord, and  the total amount previously  paid by Tenant  on
 account thereof.

                (5) Tenant shall have the right at any time during Landlord's
 normal business hours and  upon reasonable prior  notice to Landlord,  which
 shall not be given later than  the first anniversary of Tenant's receipt  of
 Landlord's  reconciliation  statement  for  the  preceding  year,  to  audit
 Landlord's books and records with respect to such reconciliation  statement,
 at Tenant's sole expense.  Should the audit disclose an overcharge to Tenant
 or an  underpayment  to  Landlord,  whatever  the  amount,  the  party  that
 overcharged or underpaid shall reimburse the other party within fifteen (15)
 days after the results of the  audit are known to  Landlord and Tenant.   If
 the audit discloses an  overcharge to Tenant of  five percent (5%) or  more,
 Landlord will reimburse Tenant for the reasonable cost of the audit.

      3.3 Payment of Rent.   All amounts  payable or  reimbursable by  Tenant
 under  this  Lease,  including  late  charges  and  interest  (collectively,
 "Rent"), shall constitute rent and shall be payable and recoverable as  rent
 in the manner  provided in  this Lease.   All  sums payable  to Landlord  on
 demand under the terms of this Lease  shall be payable within ten (10)  days
 after notice from  Landlord of  the amounts  due.   All rent  shall be  paid
 without offset, recoupment or deduction in lawful money of the United States
 of America to  Landlord at  Landlord's Address for  Payment of  Rent as  set
 forth in the Basic  Lease Information, or  to such other  person or at  such
 other place as Landlord may from time to time designate.

      3.4 Security Deposit.    Tenant  shall  provide  Landlord  security  in
 accordance with Exhibit D  (the "Security Deposit")  for the performance  of
 Tenant's obligations under this Lease.  If Landlord shall so use any portion
 of the Security Deposit, Tenant shall replenish the Security Deposit to  its
 prior level  within  fifteen  (15) days  after  Landlord's  written  demand.
 Landlord may (but shall have no  obligation to) use the Security Deposit  or
 any portion thereof to cure any Event of Default by Tenant under this Lease.
 Landlord shall return to Tenant the Security Deposit or the balance  thereof
 then held by Landlord  and not applied  as provided above,  as and when  the
 Security  Deposit  (or  any  portion  thereof)  is  no  longer  required  by
 Exhibit D.  Landlord shall not be  required to pay interest on the  Security
 Deposit (including  the  proceeds  of  any  letter  of  credit)  to  Tenant.
 Landlord shall  safeguard and  maintain the  Security Deposit  separate  and
 apart from any other property of Landlord.

 4. RENTAL TAXES.  Tenant shall pay to Landlord with each installment of Base
 Rent, Operating Costs, Taxes, Additional Rent, or other Rent, the amount  of
 any gross receipts,  transaction privilege,  sales, excise  or similar  tax,
 exclusive of any income tax, payable by Landlord on account of this Lease or
 Tenant's payment of such items to, or on behalf of, Landlord.

 5. USE AND COMPLIANCE WITH LAWS.

      5.1 Use.  The Premises shall be used and occupied for a call center and
 a data/communications transmission center and for business office  purposes,
 and for no other use or purpose.   Tenant shall comply with all present  and
 future Laws relating to Tenant's use or occupancy of the Premises (and  make
 any repairs, alterations or improvements as required to comply with all such
 Laws), and shall observe  the "Building Rules" (as  defined in Section 27  -
 Rules and Regulations).  Tenant shall  not do, bring, keep or sell  anything
 in or  about the  Premises that  is  prohibited by,  or  that will  cause  a
 cancellation of or an  increase in the existing  premium for, any  insurance
 policy covering the Property or any  part thereof.  Tenant shall not  permit
 the Premises to be occupied or used in any manner that will constitute waste
 or a nuisance, or  disturb the quiet enjoyment  of or otherwise annoy  other
 tenants in the  Building.  Tenant  shall not, without  the prior consent  of
 Landlord, (i) bring  into the  Building or  the Premises  anything that  may
 cause substantial  noise, odor  or vibration,  overload  the floors  in  the
 Premises or  the  Building or  any  of  the heating,  ventilating  and  air-
 conditioning ("HVAC"),  mechanical,  elevator,  plumbing,  electrical,  fire
 protection,  life  safety,  security  or  other  systems  in  the   Building
 ("Building Systems"), or jeopardize the structural integrity of the Building
 or any  part thereof;  or (ii)  connect  to any  electrical circuit  in  the
 Premises any  equipment  or  other  load  with  aggregate  electrical  power
 requirements in excess of 80% of the  rated capacity of the circuit   Tenant
 shall give Landlord  reasonable prior written  notice of  any connection  or
 usage that is likely to exceed such capacity.

      5.2 Hazardous Materials.

           (a) Definitions.

                (1) "Hazardous Materials" shall mean any substance:  (A) that
 now or in the future is regulated or governed by, requires investigation  or
 remediation under, or is defined as a hazardous waste, hazardous  substance,
 pollutant or contaminant  under any governmental  statute, code,  ordinance,
 regulation,  rule  or  order,  and  any  amendment  thereto,  including  the
 Comprehensive Environmental  Response  Compensation and  Liability  Act,  42
 U.S.C. S9601 et  seq., and the  Resource Conservation and  Recovery Act,  42
 U.S.C. S6901 et seq., or (B) that is toxic, explosive, corrosive, flammable,
 radioactive,  carcinogenic,  dangerous  or  otherwise  hazardous,  including
 gasoline, diesel  fuel,  petroleum hydrocarbons,  polychlorinated  biphenyls
 (PCBs), asbestos, radon and urea formaldehyde foam insulation.

                (2) "Environmental  Requirements" shall mean  all present and
 future Laws, orders, permits, licenses, approvals, authorizations and  other
 requirements of any kind applicable to Hazardous Materials.

                (3) "Handled  by Tenant" and "Handling  by Tenant" shall mean
 and refer to any installation, handling, generation, storage, use, disposal,
 discharge,  release,  abatement,  removal,  transportation,  or  any   other
 activity of  any  type by  Tenant  or its  agents,  employees,  contractors,
 licensees, sublessees or  representatives (collectively,  "Representatives")
 or its guests, customers,  invitees, or visitors (collectively,  "Visitors")
 in violation of any Environmental Requirements, at or about the Premises  in
 connection with or involving Hazardous Materials.

                (4) "Environmental  Losses" shall mean all costs and expenses
 of any kind, damages, including foreseeable and unforeseeable  consequential
 damages, fines and penalties  incurred in connection  with any violation  of
 and compliance with Environmental  Requirements and all  losses of any  kind
 attributable to the diminution of value,  loss of use or adverse effects  on
 marketability or use of any portion of the Premises or Property.

           (b) Tenant's  Covenants.    Except for  those  substances  used in
 connection with the businesses expressly allowed under this Lease and  which
 are properly packaged, contained, stored, used, transported and disposed  of
 in accordance with  all Environmental Requirements,  no Hazardous  Materials
 shall be Handled  by Tenant  at or about  the Premises  or Property  without
 Landlord's prior written consent, which consent  may be granted, denied,  or
 conditioned upon compliance with Landlord's requirements, all in  Landlord's
 absolute discretion.  Notwithstanding  the foregoing, normal quantities  and
 use of those Hazardous Materials customarily used in the conduct of  general
 office activities, such as copier  fluids and cleaning supplies  ("Permitted
 Hazardous Materials"),  may  be used  and  stored at  the  Premises  without
 Landlord's prior written  consent, provided that  Tenant's activities at  or
 about the Premises and Property and the Handling by Tenant of all  Hazardous
 Materials shall comply at all times with all Environmental Requirements.  At
 the expiration or  termination of the  Lease, Tenant  shall promptly  remove
 from the Premises and Property all Hazardous Materials Handled by Tenant  at
 the Premises or the Property.  Tenant shall keep Landlord fully and promptly
 informed of  all  Handling  by Tenant  of  Hazardous  Materials  other  than
 Permitted Hazardous Materials.  Tenant shall  be responsible and liable  for
 the compliance with all of the provisions of this Section by all of Tenant's
 Representatives and Visitors,  and all  of Tenant's  obligations under  this
 Section (including  its  indemnification  obligations  under  paragraph  (e)
 below) shall survive the expiration or termination of this Lease.

           (c) Compliance.   Tenant shall  at Tenant's  expense promptly take
 all actions required by any governmental agency or entity in connection with
 or as a result of the Handling by Tenant of Hazardous Materials at or  about
 the Premises or Property, including  inspection and testing, performing  all
 cleanup, removal  and  remediation  work  required  with  respect  to  those
 Hazardous Materials,  complying  with  all closure  requirements  and  post-
 closure monitoring, and filing  all required reports or  plans.  All of  the
 foregoing work and all Handling by  Tenant of all Hazardous Materials  shall
 be performed in a good, safe and workmanlike manner by consultants qualified
 and licensed to undertake such work and in a manner that will not  interfere
 with any other tenant's quiet enjoyment  of the Property or Landlord's  use,
 operation, leasing  and sale  of  the Property.    Tenant shall  deliver  to
 Landlord prior to  delivery to any  governmental agency,  or promptly  after
 receipt from any such agency, copies  of all permits, manifests, closure  or
 remedial action  plans, notices,  and all  other documents  relating to  the
 Handling by  Tenant of  Hazardous  Materials at  or  about the  Premises  or
 Property.   If  any  lien  attaches  to the  Premises  or  the  Property  in
 connection with  or as  a result  of  the Handling  by Tenant  of  Hazardous
 Materials, and Tenant does  not cause the same  to be released, by  payment,
 bonding or otherwise,  within ten (10)  days after  the attachment  thereof,
 Landlord shall have the right but not the obligation to cause the same to be
 released and any sums expended  by Landlord (plus Landlord's  administrative
 costs) in connection therewith shall be payable by Tenant on demand.

           (d) Landlord's Rights.  Landlord shall have the right, but not the
 obligation, to enter  the Premises at  any reasonable  time upon  reasonable
 advance notice (i) to  confirm Tenant's  compliance with  the provisions  of
 this Section 5.2,  and  (ii) to  perform  Tenant's  obligations  under  this
 Section if Tenant  has failed to  do so after  reasonable notice to  Tenant.
 Landlord shall also have the right  to engage qualified Hazardous  Materials
 consultants to inspect  the Premises and  review the Handling  by Tenant  of
 Hazardous Materials, including  review of all  permits, reports, plans,  and
 other documents regarding same.  Tenant shall pay to Landlord on demand  the
 costs of Landlord's consultants' fees and all costs incurred by Landlord  in
 performing Tenant's  obligations under  this Section.   Landlord  shall  use
 reasonable efforts  to  minimize  any interference  with  Tenant's  business
 caused by Landlord's  entry into  the Premises,  but Landlord  shall not  be
 responsible for any interference caused thereby.

           (e) Tenant's Indemnification.  Tenant agrees to indemnify, defend,
 protect and hold harmless  Landlord and its partners  or members and its  or
 their partners, members,  directors, officers,  shareholders, employees  and
 agents from all Environmental Losses and all other claims, actions,  losses,
 damages, liabilities, costs and expenses of every kind, including reasonable
 attorneys', experts' and consultants' fees and  costs, incurred at any  time
 and arising from or in connection  with the Handling by Tenant of  Hazardous
 Materials at or  about the Property  or Tenant's failure  to comply in  full
 with all Environmental Requirements with respect to the Premises.

           (f) Landlord's  Representations.   Landlord  represents  to Tenant
 that the Building and related improvements (and, based solely on  Landlord's
 actual knowledge without due diligence, the underlying land) do not  contain
 any  Hazardous  Material,  excepting  insubstantial  amounts,  if  any,   in
 quantities not having any materially adverse effect on the environment or on
 health and safety or  as a result  of Landlord's failure  to comply in  full
 with  all  Environmental  Requirements  in  Landlord's  development  of  the
 Project.  Landlord is making no further representation to Tenant in  respect
 to the Site  except that Landlord  has not released  any Hazardous  Material
 onto the Site.

      5.3 Americans  With  Disabilities  Act.   The  parties  agree  that the
 liabilities and  obligations  of  Landlord and  Tenant  under  that  certain
 federal statute commonly  known as the  Americans With  Disabilities Act  as
 well as the regulations and accessibility guidelines promulgated  thereunder
 as each  of the  foregoing is  supplemented  or amended  from time  to  time
 (collectively, the "ADA") shall be apportioned as follows:

           (a) Excepting any  noncompliance under  (c) below,  Landlord  will
 cause the Project to be built  in substantial conformance with the ADA,  and
 if any part of the Building or  the Project, including, but not limited  to,
 Common Areas, exterior and interior routes of ingress and egress, off-street
 parking and all rules and regulations  applicable to the Premises, fails  to
 comply with the ADA, such nonconformity shall be promptly made to comply  by
 Landlord.  Landlord  shall also cause  its manager of  the Building and  the
 Project (the  "Manager") to  comply with  the ADA  in its  operation of  the
 Building and the Project.

           (b) Except as otherwise provided in (c) below, from and after  the
 Commencement Date of the Lease, Tenant  covenants and agrees to conduct  its
 operations within  the Premises  in  compliance with  the  ADA.   Except  as
 provided in (a) above and  (c) below, if any  of the Premises following  the
 Commencement Date or following Tenant's occupancy of any additional space in
 the Building  fails to  comply with  the ADA,  such nonconformity  shall  be
 promptly made to  comply by  Tenant.   In the  event that  Tenant elects  to
 undertake any alterations to, for or within the Premises, including  initial
 build-out work, Tenant agrees to cause  such alterations to be performed  in
 compliance with the ADA.

           (c) Notwithstanding the foregoing, Tenant shall cause all parts of
 the Premises, the  Building or  the Project designed  by Tenant  or its  own
 architects, space planners  and designers ("Tenant  Design") to comply  with
 the ADA, and Landlord shall have no responsibility therefor or liability for
 any noncompliance resulting from Tenant Design.

 6. TENANT IMPROVEMENTS & ALTERATIONS.

      6.1 Landlord and Tenant shall perform their respective obligations with
 respect to design and construction of any improvements to be constructed and
 installed in the Premises  (the "Tenant Improvements"),  as provided in  the
 Construction Rider.  Except for any Tenant Improvements to be constructed by
 Tenant as provided  in the  Construction Rider,  Tenant shall  not make  any
 alterations, improvements or changes to the Premises, including installation
 of  any  security  system  or   telephone  or  data  communication   wiring,
 ("Alterations")  costing  in  each  instance  more  than  $50,000,   without
 Landlord's prior written consent, which  will not be unreasonably  withheld.
 Any such Alterations shall be completed by Tenant at Tenant's sole cost  and
 expense:  (i) with due diligence, in a good and workmanlike manner; (ii)  in
 compliance with  plans and  specifications approved  by Landlord;  (iii)  in
 compliance with  the  construction  rules  and  regulations  promulgated  by
 Landlord from time  to time;  (iv) in  accordance with  all applicable  Laws
 (including all work, whether structural or non-structural, inside or outside
 the Premises,  required  to  comply  fully  with  all  applicable  Laws  and
 necessitated by  Tenant's work);  and (v)  subject to  all conditions  which
 Landlord may in  Landlord's reasonable discretion  impose.  Such  conditions
 may include requirements for Tenant to:  (i) provide payment or  performance
 bonds  or  additional  insurance  (from  Tenant  or  Tenant's   contractors,
 subcontractors  or   design   professionals);  (ii)   use   contractors   or
 subcontractors reasonably approved by Landlord; and (iii) remove all or part
 of the Alterations prior to or  upon expiration or termination of the  Term,
 as designated by  Landlord if  Landlord at  the time  such Alterations  were
 approved by Landlord  (or if  approval was not  required, then  at the  time
 Tenant delivered  to  Landlord  written description  of  such  Alterations),
 Landlord  notified  Tenant  that  the  Alterations  must  be  removed   upon
 expiration or termination of the Term.  If any work outside the Premises, or
 any work on or  adjustment to any  of the Building  Systems, is required  in
 connection with  or  as  a result  of  Tenant's  work, such  work  shall  be
 performed  at  Tenant's  expense  by  contractors  designated  by  Landlord.
 Landlord's right to review  and approve (or  withhold approval of)  Tenant's
 plans,  drawings,  specifications,  contractor(s)   and  other  aspects   of
 construction work proposed by Tenant is intended solely to protect Landlord,
 the Property and Landlord's interests.   No approval or consent by  Landlord
 shall be deemed or construed to be a representation or warranty by  Landlord
 as  to  the  adequacy,  sufficiency,  fitness  or  suitability  thereof   or
 compliance thereof with applicable  Laws or other  requirements.  Except  as
 otherwise  provided  in  Landlord's  consent,  all  Alterations  shall  upon
 installation become part of the realty and be the property of Landlord.

      6.2 Before  making  any Alterations  for  which Landlord's  approval is
 required, Tenant  shall submit  to Landlord  for Landlord's  prior  approval
 reasonably detailed final  plans and specifications  prepared by a  licensed
 architect or engineer, a  copy of the  construction contract, including  the
 name of the contractor and all subcontractors proposed by Tenant to make the
 Alterations and  a copy  of the  contractor's license.   Before  making  any
 Alternations for which  Landlord's approval  is not  required, Tenant  shall
 submit to Landlord before construction or installation a description of  the
 Alterations to be carried out, and  if available, copies of the final  plans
 and  specifications.     Tenant   shall  obtain   all  applicable   permits,
 authorizations and governmental approvals and deliver copies of the same  to
 Landlord before commencement of any Alterations.

      6.3 Tenant  shall keep the Premises and the  Property free and clear of
 all liens  arising  out  of  any  work  performed,  materials  furnished  or
 obligations incurred by Tenant.  If  any such lien attaches to the  Premises
 or the  Property, and  Tenant does  not cause  the same  to be  released  by
 payment, bonding or otherwise within thirty  (30) days after the  attachment
 thereof, Landlord shall have the right  but not the obligation to cause  the
 same to be  released, and  any sums  expended by  Landlord (plus  Landlord's
 administrative costs) in connection therewith shall be payable by Tenant  on
 demand with interest thereon from the date of expenditure by Landlord at the
 Interest Rate (as defined  in Section 16.2 -  Interest).  Tenant shall  give
 Landlord at least  ten (10) days'  notice prior to  the commencement of  any
 Alterations and cooperate with Landlord  in posting and maintaining  notices
 of non-responsibility in connection therewith.

      6.4 Subject  to the provisions of  Section 5 -  Use and Compliance with
 Laws and the foregoing  provisions of this Section,  Tenant may install  and
 maintain furnishings, equipment, movable partitions, business  equipment and
 other trade fixtures ("Trade Fixtures") in  the Premises, provided that  the
 Trade Fixtures  do  not become  an  integral part  of  the  Premises  or the
 Building.  Tenant shall  promptly repair any damage  to the Premises or  the
 Building caused by any installation or removal of such Trade Fixtures.

      6.5 Keep the  Premises  and the  Building  free  from  any  mechanics',
 materialmens', contractors' or other liens arising  from, or any claims  for
 damages  growing  out  of,  any  work  performed,  materials  furnished   or
 obligations incurred by or on behalf of Tenant.  Tenant shall indemnify  and
 hold harmless Landlord from  and against any such  lien, or claim or  action
 thereon, and reimburse  Landlord promptly upon  demand therefor by  Landlord
 for costs of  suit and reasonable  attorneys' fees incurred  by Landlord  in
 connection with any such lien, claim or action.

      6.6 Tenant will not be required to remove any Tenant Alterations at the
 end of the Term  or upon Tenant's vacation  of the Premises unless  Landlord
 advises Tenant prior to Tenant's Construction of the Alterations that Tenant
 shall be required to  remove such Alterations and  repair all damage to  the
 Premises resulting from removal.

 7. MAINTENANCE AND REPAIRS.

      7.1 Landlord agrees that the Premises shall be in a good and tenantable
 condition, at the time possession is tendered to Tenant.  Any defects  other
 than latent defects  and Punchlist items  will be corrected  by Landlord  if
 brought to Landlord's attention in writing  prior to the second  anniversary
 of the  Commencement Date.   Any  latent  defects in  the structure  of  the
 Building or  the  Common  Areas discovered  by  Tenant  thereafter  will  be
 corrected by Landlord.   During the Term, Tenant  at Tenant's expense  shall
 repair and maintain  the interior of  the Premises,  including the  interior
 walls,  floor   coverings,  ceiling   (ceiling  tiles   and  grid),   Tenant
 Improvements, Alterations, fire extinguishers, outlets and fixtures, and any
 appliances (including dishwashers, hot water heaters and garbage  disposers)
 in the Premises, as well as the patio area set aside for Tenant's  exclusive
 use, in a first class condition, and keep the Premises and the patio area in
 a clean, safe and orderly condition.

      7.2 Landlord shall maintain  or cause  to be  maintained in  reasonably
 good order, condition and repair all of the Project other than the Premises,
 the  patio  area  set  aside  for   Tenant's  use  and  Tenant's   reception
 area/furniture in the lobby,  and other space  leased to tenants,  including
 the structural portions of the roof, foundations, floors and exterior  walls
 of the Building, the  Building Systems, and the  public and common areas  of
 the Property, such as elevators, stairs, corridors and restrooms;  provided,
 however, that Tenant shall pay the cost of repairs for any damage occasioned
 by Tenant's use of the Premises  or the Property or  any act or omission  of
 Tenant or Tenant's Representatives or Visitors,  to the extent (if any)  not
 covered by  Landlord's  property insurance.    Except as  required  by  law,
 Landlord shall be under no obligation to inspect the Premises.  Tenant shall
 report in  writing to  Landlord within  a reasonable  period of  time  after
 discovery any defective condition known to Tenant which Landlord is required
 to repair.

      7.3 Landlord hereby reserves the right,  at any time  and from time  to
 time, without liability  to Tenant,  and without  constituting an  eviction,
 constructive or otherwise, or entitling Tenant  to any abatement of rent  or
 to terminate this Lease or otherwise  releasing Tenant from any of  Tenant's
 obligations under this Lease:

           (a) To make alterations, additions, repairs, improvements to or in
 or to decrease the  size of area of,  all or any part  of the Building,  the
 fixtures and equipment  therein, and the  Building Systems so  long as  such
 alterations,  additions,  repairs  and  improvements  do  not  decrease   or
 materially reconfigure  the lobby  area or  Tenant's reception  area of  the
 Building or alter the size of the Premises or otherwise materially interfere
 with Tenant's use and  enjoyment of the  Premises, excepting only  temporary
 inconvenience or  interference reasonably  necessary  and unavoidable  as  a
 result  of  the  necessity  of  such  alterations,  additions,  repairs   or
 improvements;

           (b) Subject  to Tenant's rights  under Section 4  of Exhibit D, to
 change the Building's name or street address;

           (c) Subject to Tenant's rights  under Section 4  of Exhibit D,  to
 install and maintain any and all signs  on the exterior and interior of  the
 Building;

           (d) To reduce, increase, enclose or  otherwise change at any  time
 and from time to time the size, number, location, lay-out and nature of  the
 common areas  (excepting the lobby and Tenant's reception area therein)  and
 other tenancies  and  premises in  the  Property and  to  create  additional
 rentable areas through  use or enclosure  of common areas,  so long as  such
 does not  materially  interfere  with Tenant's  use  and  enjoyment  of  the
 Premises; and

           (e) If any governmental authority promulgates  or revises any  Law
 or imposes mandatory or voluntary controls or guidelines on Landlord or  the
 Property relating to the use or  conservation of energy or utilities or  the
 reduction of automobile  or other emissions  or reduction  or management  of
 traffic or parking on the Property (collectively "Controls"), to comply with
 such Controls, whether mandatory  or voluntary, or  make any alterations  to
 the Property related thereto.

 8. TENANT'S PERSONAL PROPERTY TAXES.  Tenant shall pay prior to  delinquency
 all taxes levied by any governmental authority on Tenant's personal property
 including, but not limited to, unsecured personal property taxes.

 9. UTILITIES AND SERVICES.

      9.1 Description of Services.  Landlord  shall furnish to the  Premises:
 reasonable amounts  of heat,  ventilation  and air-conditioning  during  the
 Business Hours specified in the  Basic Lease Information ("Business  Hours")
 on  weekdays  and  Saturday   except  public  holidays  ("Business   Days");
 reasonable amounts of electricity; and janitorial services five days a  week
 (except public holidays).  Landlord agrees that all HVAC will  substantially
 conform with ASHRAE 96 Standards.  Landlord shall also provide the  Building
 with normal fluorescent lamp replacement, window washing, elevator  service,
 and common area toilet room supplies.  Any additional utilities or  services
 that Landlord may agree to provide  (including lamp or tube replacement  for
 other than Building Standard  lighting fixtures) shall  be at Tenant's  sole
 expense.

           Notwithstanding the foregoing, the area of the Premises delineated
 on Exhibit A as the Constant Use Area,  which is expected to consist of  the
 first floor of the Building (subject to mutual modification by the parties),
 will be separately  metered, and  its own  Operating Costs  Expense Stop  of
 $5.50 per rentable square foot will be included in and be a part of the Base
 Rent but will not include a charge for electricity.  Instead, Landlord  will
 bill Tenant and Tenant shall reimburse Landlord for Landlord's out-of-pocket
 costs for all amounts of electricity used in the Constant Use Area or by the
 activities conducted therein, which billed sums Tenant shall pay to Landlord
 as Additional Rent within fifteen (15)  days after Landlord sends Tenant  an
 invoice therefor.

      9.2 Payment for Additional Utilities and Services.

           (a) Upon request  by  Tenant in  accordance  with  the  procedures
 established by Landlord from time to time for furnishing HVAC service to the
 Premises (other than the  Constant Use Area) at  times other  than  Business
 Hours on Business Days,  Landlord shall furnish such  service to Tenant  and
 Tenant shall pay for such services on an hourly basis at a rate of $4.00 per
 hour per zone, which may increase annually by Landlord's actual increase  in
 cost but not greater than three percent (3%) annually and accrue until paid,
 and which increases Landlord shall not charge except at three-year intervals
 during the Term.  Such increases shall in no event exceed Landlord's  actual
 costs thereof.

           (b) If the temperature otherwise maintained in any portion of  the
 Premises (other than  electricity for  the Constant  Use Area)  by the  HVAC
 systems of the Building is affected as a result of (i) any lights,  machines
 or equipment used by Tenant  in the Premises, or  (ii) the occupancy of  the
 Premises, excluding the Constant Use Area,  by more than one person per  150
 square feet of rentable area, then Landlord shall have the right to  install
 any machinery or equipment reasonably necessary to restore the  temperature,
 including modifications  to the  standard air-conditioning  equipment.   The
 cost of  any  such  equipment  and  modifications,  including  the  cost  of
 installation and any  additional cost of  operation and  maintenance of  the
 same, shall be reimbursed by Tenant to Landlord upon demand.

           (c) If Tenant's usage of electricity  (other than electricity  for
 the Constant Use Area), water or  any other utility service exceeds the  use
 of such utility that is typical,  normal and customary for other tenants  of
 the Building, Landlord may  determine the amount of  such excess use by  any
 reasonable means (including  the installation at  Landlord's request but  at
 Tenant's expense of a separate meter  or other measuring device) and  charge
 Tenant for the cost of such excess usage.  In addition, Landlord may  impose
 a reasonable charge  for the  use of  any additional  or unusual  janitorial
 services required by Tenant  because of any  unusual Tenant Improvements  or
 Alterations, the carelessness of Tenant or  the nature of Tenant's  business
 (including hours of  operation), or  because of  Tenant's use  of the  patio
 reserved for Tenant.

      9.3 Interruption of Services.  In  the event of  an interruption in  or
 failure or inability to provide any services or utilities to the Premises or
 Building for any reason  (a "Service Failure"),  such Service Failure  shall
 not,  regardless  of  its  duration,  impose  upon  Landlord  any  liability
 whatsoever, constitute  an eviction  of Tenant,  constructive or  otherwise,
 entitle Tenant  to  an abatement  of  rent or  to  terminate this  Lease  or
 otherwise release Tenant from any of Tenant's obligations under this  Lease,
 except that if a Service Failure is due to a cause intrinsic to the Building
 including one of the Building Systems or to an act or omission of  Landlord,
 rather than an extrinsic cause  such as, but not  limited to, a brownout  or
 blackout, Tenant shall  be entitled to  a fair and  reasonable abatement  of
 Rent commencing on  the second  day such  a Service  Failure materially  and
 adversely interferes with Tenant's use and enjoyment of the Premises.

 10. EXCULPATION AND INDEMNIFICATION.

      10.1 Landlord's  Indemnification of Tenant.   Landlord shall indemnify,
 protect, defend and hold Tenant and  its affiliates, harmless for, from  and
 against any  claims,  actions,  liabilities,  damages,  costs  or  expenses,
 including reasonable attorneys' fees and costs incurred in defending against
 the same  ("Claims") asserted  by  any third  party  against Tenant  or  its
 affiliates for loss, injury  or damage, to the  extent such loss, injury  or
 damage is caused by the willful misconduct or negligent acts or omissions of
 Landlord   or   its   employees,   contractors,   vendors   or    authorized
 representatives, or by any breach or default under this Lease by Landlord.

      10.2 Tenant's Indemnification  of Landlord.   Tenant  shall  indemnify,
 protect, defend and hold Landlord and Landlord's authorized  representatives
 harmless from and against Claims asserted by third parties arising from  (a)
 the acts or omissions of Tenant  or Tenant's Representatives or Visitors  in
 or about the Property, or (b)  any construction or other work undertaken  by
 Tenant on the Premises (including any design defects), or (c) any breach  or
 default or occurrence of Tenant Delay under this Lease by Tenant, or (d) any
 loss, injury or damage, howsoever and by whomsoever caused, to any person or
 property, occurring in or about the Premises during the Term, excepting only
 Claims described in this  clause (d) to  the extent they  are caused by  the
 willful misconduct  or  negligent  acts or  omissions  of  Landlord  or  its
 authorized representatives including Landlord's contractors, subcontractors,
 vendors, invitees and employees.

      10.3 Damage to  Tenant and  Tenant's  Property.   Except  as  otherwise
 provided in Section 10.1,  Landlord shall not  be liable to  Tenant for  any
 loss, injury or other damage to Tenant  or to Tenant's property in or  about
 the Premises  or the  Property  from any  cause  (including defects  in  the
 Property or  in any  equipment in  the Property;  fire, explosion  or  other
 casualty; bursting, rupture, leakage  or overflow of  any plumbing or  other
 pipes or lines, sprinklers, tanks, drains, drinking fountains or  washstands
 in, above, or about the Premises or  the Property; or acts of other  tenants
 in the  Property).   Except as  otherwise provided  in Section 10.1,  Tenant
 hereby waives  all claims  against Landlord  for any  such loss,  injury  or
 damage and  the  cost  and expense  of  defending  against  claims  relating
 thereto, but only to the  extent such loss, injury  or damage is covered  by
 insurance, including  any  loss,  injury  or  damage  caused  by  Landlord's
 negligence (active or passive) or  willful misconduct.  Notwithstanding  any
 other provision of this Lease to the contrary, in no event shall Landlord be
 liable to Tenant for  any punitive or consequential  damages or damages  for
 loss of business by Tenant except to the extent covered by insurance.

      10.4 Survival.   The obligations of the parties  under this Section  10
 shall survive the expiration or termination of this Lease.

 11. NSURANCE.

      11.1 Tenant's Insurance.

           (a) Liability Insurance.   Tenant  shall  maintain in  full  force
 throughout  the  Term,  commercial  general  liability  insurance  providing
 coverage on  an occurrence  form basis  with  limits of  not less  than  Two
 Million Dollars  ($2,000,000.00)  each  occurrence  for  bodily  injury  and
 property damage combined, Two Million Dollars ($2,000,000.00) annual general
 aggregate, and Two  Million Dollars ($2,000,000.00)  products and  completed
 operations  annual  aggregate.    Tenant's  liability  insurance  policy  or
 policies shall:   (i) include  premises and  operations liability  coverage,
 products and completed  operations liability coverage,  broad form  property
 damage  coverage   including  completed   operations,  blanket   contractual
 liability coverage including, to the  maximum extent possible, coverage  for
 the indemnification obligations of Tenant under this Lease, and personal and
 advertising injury coverage; (ii) provide that the insurance company has the
 duty to defend  all insureds under  the policy; (iii)  provide that  defense
 costs are paid in addition to and do  not deplete any of the policy  limits;
 (iv) cover  liabilities  arising  out of  or  incurred  in  connection  with
 Tenant's use  or occupancy  of  the Premises  or  the Property;  (v)  extend
 coverage to cover liability for the actions of Tenant's Representatives  and
 Visitors; and (vi) designate separate limits for the Property.  Each  policy
 of liability insurance required by this Section shall:  (i) contain a  cross
 liability endorsement or  separation of insureds  clause; (ii) provide  that
 any waiver of subrogation rights  or release prior to  a loss does not  void
 coverage; (iii) provide that it is primary to and not contributing with, any
 policy of insurance carried by Landlord covering the same loss; (iv) provide
 that any failure to  comply with the reporting  provisions shall not  affect
 coverage  provided  to  Landlord,   its  partners,  property  managers   and
 Mortgagees; and  (v)  name  Landlord, its  partners,  the  Property  Manager
 identified in the Basic Lease Information (the "Property Manager"), and such
 other parties  in interest  as Landlord  may from  time to  time  reasonably
 designate to Tenant  in writing, as  additional insureds.   Such  additional
 insureds shall  be provided  at least  the  same extent  of coverage  as  is
 provided to Tenant  under such policies.   All  endorsements effecting  such
 additional insured status shall be at  least as broad as additional  insured
 endorsement form number CG 20 11 11 85 promulgated by the Insurance Services
 Office.

           (b) Property Insurance.   Tenant shall  at all  times maintain  in
 effect with  respect to  any Alterations  and  Tenant's Trade  Fixtures  and
 personal property, commercial property  insurance providing coverage, on  an
 "all risk"  or  "special  form"  basis,  in an  amount  equal  to  the  full
 replacement cost of the covered property.   Tenant may carry such  insurance
 under  a  blanket  policy,  provided  that  such  policy  provides  coverage
 equivalent to a  separate policy.   During the Term,  the proceeds from  any
 such policies of insurance  shall be used for  the repair or replacement  of
 the Alterations, Trade Fixtures and personal property so insured.   Landlord
 shall be  provided  coverage under  such  insurance  to the  extent  of  its
 insurable interest and, if requested by  Landlord, both Landlord and  Tenant
 shall sign all documents reasonably necessary  or proper in connection  with
 the settlement of  any claim or  loss under such  insurance.  Landlord  will
 have no obligation  to carry  insurance on  any Alterations  or on  Tenant's
 Trade Fixtures or personal property.

           (c) Requirements For  All  Policies.   Each  policy  of  insurance
 required under this Section 11.1 shall:  (i) be in a form, and written by an
 insurer, reasonably acceptable to Landlord,  (ii) be maintained at  Tenant's
 sole cost and expense, and (iii) require at least thirty (30) days'  written
 notice to Landlord prior to any cancellation, nonrenewal or modification  of
 insurance coverage.   Insurance companies issuing  such policies shall  have
 rating classifications of "A" or better and financial size category  ratings
 of "VII" or  better according to  the latest edition  of the  A.M. Best  Key
 Rating Guide.    All insurance  companies  issuing such  policies  shall  be
 admitted carriers licensed to do business in the state where the Property is
 located.   Any  deductible amount  under  such insurance  shall  not  exceed
 $50,000 (subject to  an increase  of two percent  (2%) per  annum).   Tenant
 shall provide  to  Landlord,  upon  request,  evidence  that  the  insurance
 required to be  carried by Tenant  pursuant to this  Section, including  any
 endorsement effecting the additional  insured status, is  in full force  and
 effect and that premiums therefor have been paid.

           (d) Updating Coverage.    Tenant shall  increase  the  amounts  of
 insurance as required by any Mortgagee,  and, not more frequently than  once
 every three (3) years, as recommended by Landlord's insurance broker, if, in
 the commercially  reasonable  opinion  of either  of  them,  the  amount  of
 insurance then required under  this Lease is not  adequate.  Any limits  set
 forth in this Lease on the amount  or type of coverage required by  Tenant's
 insurance shall not limit the liability of Tenant under this Lease.

           (e) Certificates of Insurance.  Prior to occupancy of the Premises
 by Tenant, and not  less than thirty  (30) days prior  to expiration of  any
 policy thereafter,  Tenant  shall  furnish  to  Landlord  a  certificate  of
 insurance reflecting  that the  insurance required  by  this Section  is  in
 force,  accompanied  by  an  endorsement  showing  the  required  additional
 insureds satisfactory to  Landlord in substance  and form.   Notwithstanding
 the requirements  of  this paragraph,  Tenant  shall at  Landlord's  request
 provide to Landlord a certified copy of each insurance policy required to be
 in force at  any time  pursuant to  the requirements  of this  Lease or  its
 Exhibits, but if Tenant's policy covers other property, or provides coverage
 that is not expressly required of Tenant under this Article 11, the coverage
 pertaining to the other  properties or other coverage  may be extracted  and
 omitted.   Landlord agrees  that all  certificates or  policies provided  to
 Landlord shall be  maintained in confidence  and shall not  be disclosed  to
 third parties other than  to Landlord's lenders  and insurance agents  which
 have agreed in writing to maintain such information in confidence.

      11.2 Landlord's Insurance.  During the Term, Landlord shall maintain in
 effect insurance on the Building with  insurers meeting the requirements  in
 Section 11.1(c) above, on an "all  risk" or "special form" basis,  including
 debris  removal  and  demolition,  insuring  the  Building  and  the  Tenant
 Improvements against loss by  fire or other casualty  in an amount equal  to
 the full replacement cost thereof, excluding land.  Landlord may, but  shall
 not be obligated  to, carry insurance  against additional  perils and/or  in
 greater amounts.

      11.3 Mutual Waiver  of  Right of  Recovery  &  Waiver  of  Subrogation.
 Landlord and Tenant  each hereby waive  any right of  recovery against  each
 other and the partners, managers, members, shareholders, officers, directors
 and authorized representatives of each other for any loss or damage that  is
 covered by any policy of property  insurance maintained by either party  (or
 required by this Lease to be maintained) with respect to the Premises or the
 Property or any operation therein, regardless of cause, including negligence
 (active or passive) of the  party benefiting from the  waiver.  If any  such
 policy of  insurance  relating to  this  Lease or  to  the Premises  or  the
 Property does not permit the foregoing  waiver or if the coverage under  any
 such policy  would be  invalidated as  a result  of such  waiver, the  party
 maintaining such policy shall  obtain from the insurer  under such policy  a
 waiver of all right of recovery  by way of subrogation against either  party
 in connection with any claim, loss or damage covered by such policy.

 12. DAMAGE OR DESTRUCTION.

      12.1 Landlord's Duty to Repair.

           (a) If all or  a substantial  part of  the Premises  are  rendered
 untenantable or inaccessible by  damage to all or  any part of the  Property
 from fire or  other casualty then,  unless either party  is entitled to  and
 elects to terminate this Lease pursuant to Sections 12.2 - Landlord's  Right
 to Terminate and 12.3 - Tenant's Right to Terminate, Landlord shall, at  its
 expense, repair and restore  the Premises and/or the  Property, as the  case
 may be, to substantially their former  condition to the extent permitted  by
 then applicable Laws;  provided, however, that  in no  event shall  Landlord
 have any obligation for repair or restoration beyond the extent of insurance
 for such repair or  restoration, or for any  of Tenant's personal  property,
 Trade Fixtures or Alterations.

           (b) If Landlord is  required or  elects to  repair damage  to  the
 Premises and/or the  Property and Landlord  does not exercise  any right  of
 termination provided for herein,  this Lease shall  continue in effect,  but
 Tenant's Base Rent and Additional Rent and other obligations shall be abated
 with regard to  any portion of  the Premises that  Tenant is prevented  from
 using by reason of such damage or its  repair from the date of the  casualty
 until substantial completion of Landlord's repair of the affected portion of
 the Premises as required under  this Lease.  In  no event shall Landlord  be
 liable to Tenant by  reason of any injury  to or interference with  Tenant's
 business or property arising from fire or other casualty or by reason of any
 repairs to any part of the  Property necessitated by such casualty, but  the
 foregoing shall not bar recourse to the proceeds of any insurance carried by
 Landlord, Tenant or any other party,  provided that the foregoing shall  not
 increase the insurance obligations of either party.

      12.2 Landlord's Right to Terminate.   Landlord may  elect to  terminate
 this Lease following damage  by fire or other  casualty under the  following
 circumstances:

           (a) If the  Premises  and the  Property  cannot  be  substantially
 repaired and restored  under applicable Laws  within one (1)  year from  the
 date of the casualty;

           (b) If the Building is damaged or destroyed to the extent that the
 cost to repair and restore the Building would exceed forty percent (40%)  of
 the full replacement cost of the  Building, whether or not the Premises  are
 at all damaged or destroyed; or

           (c) If the fire or other casualty occurs  during the last year  of
 the Term.

  If any of the circumstances described  in subparagraphs (a), (b), or (c) of
 this Section 12.2  occurs or arises,  Landlord shall give  Tenant notice  as
 soon as is  reasonably practicable after  the date of  the casualty, but  no
 later than sixty (60) days thereafter, specifying whether Landlord elects to
 terminate this Lease as provided above  and, if not, Landlord's estimate  of
 the time  required  to complete  Landlord's  repair obligations  under  this
 Lease.

      12.3 Tenant's Right  to Terminate.  If all or a substantial part of the
 Premises is rendered untenantable  or inaccessible by damage  to all or  any
 part of the  Property from  fire or other  casualty, and  Landlord does  not
 elect to terminate  as provided above,  then Tenant may  elect to  terminate
 this Lease if the reasonable estimated time required to complete  Landlord's
 repair obligations under  this Lease is  greater than six  (6) months  after
 issuance of the necessary building permit,  not to exceed one (1) year  from
 the date of  casualty, in  which event Tenant  may elect  to terminate  this
 Lease by  giving  Landlord  notice of  such  election  to  terminate  within
 forty-five (45) days after the fire or casualty.

      12.4 Waiver of Statutory Rights.  Tenant waives any statutory right  to
 terminate this Lease or abate Rent  because of any damage or destruction  to
 the Premises due to fire or other casualty.

 13. CONDEMNATION.

      13.1 Definitions.

           (a) "Award" shall  mean all  compensation,  sums, or  anything  of
 value awarded, paid or received on a total or partial Condemnation.

           (b) "Condemnation" shall  mean  (i)  a  permanent  taking  (or   a
 temporary taking for a period extending beyond the end of the Term) pursuant
 to the exercise of the power of condemnation or eminent domain by any public
 or quasi-public  authority, private  corporation or  individual having  such
 power ("Condemnor"), whether by  legal proceedings or  otherwise, or (ii)  a
 voluntary sale or transfer by Landlord  to any such authority, either  after
 official notice of condemnation by such authority or while legal proceedings
 for condemnation are pending.

           (c) "Date of Condemnation" shall mean the earlier of the date that
 title to the  property taken  is vested  in the  Condemnor or  the date  the
 Condemnor has the right to possession of the property being condemned.

      13.2 Effect on Lease.

           (a) If the  Premises are totally taken by Condemnation, this Lease
 shall terminate as of the Date of Condemnation.  If a portion but not all of
 the Premises is taken  by Condemnation, this Lease  shall remain in  effect;
 provided, however, that if the portion  of the Premises remaining after  the
 Condemnation will be unsuitable for Tenant's continued use, then upon notice
 to Landlord within thirty  (30) days after Landlord  notifies Tenant of  the
 Condemnation, Tenant may terminate  this Lease effective as  of the Date  of
 Condemnation.

           (b) If twenty-five  percent (25%) or more of the Project or of the
 parcel(s) of land on which the Building is situated or of the floor area  in
 the Building is taken by Condemnation, or if as a result of any Condemnation
 (including a  taking of  a substantial  portion of  the parking  areas  that
 interferes with  or adversely  affects Tenant's  use  and enjoyment  of  the
 Premises) the Building is no longer reasonably suitable for use as an office
 building, or for Tenant's intended use  thereof, whether or not any  portion
 of the  Premises is  taken,  Landlord may  elect  to terminate  this  Lease,
 effective as of the Date of Condemnation, by notice to Tenant within   sixty
 (60) days  after Landlord's  receipt of  information on  the extent  of  the
 taking.

           (c) If all or a portion of the Premises or any substantial part of
 the parking areas  are temporarily  taken by a  Condemnor for  a period  not
 extending beyond the end of the Term, this Lease shall remain in full  force
 and effect, except  if such Condemnation  of the Building  or parking  areas
 deprives or materially interferes with  Tenants occupancy, use or  enjoyment
 of any material part of the Premises for a period longer than 180 days.   In
 such event, Tenant shall have the right to terminate this Lease upon written
 notice to Landlord  delivered within the  earlier of sixty  (60) days  after
 Tenant has  been notified  or Tenant  has  reasonably determined  that  such
 temporary taking will be longer than 180 days.  During any temporary  taking
 all Base Rent and Additional Rent shall be equitably abated during such time
 as Tenant is deprived of the use, enjoyment or occupancy of the Premises  or
 such use, enjoyment or occupancy is materially interfered with.

      13.3 Restoration.    If  upon  any  Condemnation  this  Lease  is   not
 terminated as provided in Section 13.2  - Effect on Lease, Landlord, at  its
 expense, shall  diligently proceed  to repair  and restore  the Premises  to
 substantially  its  former  condition  (to  the  extent  permitted  by  then
 applicable  Laws)   and/or   repair  and   restore   the  Building   to   an
 architecturally complete office building; provided, however, that Landlord's
 obligations to so repair and restore shall  be limited to the amount of  any
 Award received by Landlord and not required to be paid to any Mortgagee  (as
 defined in  Section  20.2 below).    In no  event  shall Landlord  have  any
 obligation to repair or replace any improvements in the Premises beyond  the
 amount of any Award  received by Landlord  for such repair  or to repair  or
 replace any of Tenant's personal  property, Trade Fixtures, or  Alterations.
 In the event  the Award is  not sufficient and  Landlord will not  undertake
 repair or restoration of the Building, then Landlord shall notify Tenant  in
 writing no later than  fifteen (15) days  after the amount  of the Award  is
 determined, and Tenant  shall have the  right to terminate  this Lease  upon
 written notice to  Landlord, which shall  be given within  thirty (30)  days
 after Tenant's receipt of Landlord's notice.   If Landlord does not  deliver
 to Tenant written notice  that Landlord will not  repair and rebuild  within
 the fifteen-day period, then Landlord shall proceed diligently to repair and
 restore the Building as provided above.

      13.4 Abatement and Reduction of Rent.  If  any portion of the  Premises
 is taken  in  a  Condemnation or  is  rendered  permanently  or  temporarily
 untenantable by repairs necessitated by the Condemnation, and this Lease  is
 not terminated, the Base Rent and  Additional Rent payable under this  Lease
 shall be proportionally reduced  as of the Date  of Condemnation based  upon
 the percentage of rentable square feet in the Premises so taken or  rendered
 permanently untenantable.   In  addition, if  this Lease  remains in  effect
 following a Condemnation  and Landlord proceeds  to repair  and restore  the
 Premises, the Base Rent and Additional  Rent payable under this Lease  shall
 be abated during the period of such repair or restoration to the extent such
 repairs prevent Tenant's use of the Premises.

      13.5 Awards.   Any Award made  shall be  paid to  Landlord, and  Tenant
 hereby assigns to Landlord, and waives all interest in or claim to, any such
 Award, including any claim  for the value of  the unexpired Term;  provided,
 however, that  Tenant  shall be  entitled  to  receive, or  to  prosecute  a
 separate claim for, an  Award for a  temporary taking of  the Premises or  a
 portion thereof by a  Condemnor where this Lease  is not terminated (to  the
 extent such Award  relates to the  unexpired Term), or  an Award or  portion
 thereof separately designated for relocation expenses or the interruption of
 or damage  to Tenant's  business or  as compensation  for Tenant's  personal
 property, Trade Fixtures or Alterations.

 14. ASSIGNMENT AND SUBLETTING.

      14.1 Landlord's Consent Required.  Tenant  shall not assign this  Lease
 or any interest therein, or sublet or license or permit the use or occupancy
 of the Premises or any part  thereof by or for  the benefit of anyone  other
 than Tenant or a Tenant  Affiliate, or in any  other manner transfer all  or
 any part of Tenant's interest under this Lease (each and all a  "Transfer"),
 without the prior written consent of Landlord, which consent (subject to the
 other provisions of this Section 14)  shall not be unreasonably withheld  or
 delayed.   The term  "Tenant Affiliate"  shall mean  an entity  controlling,
 controlled by, or under common control with Tenant, or a successor to Tenant
 by reason of merger or consolidation or other corporate reorganization.   If
 Tenant is  a business  entity,  any direct  or  indirect transfer  of  fifty
 percent (50%) or more of the ownership interest of the entity (whether in  a
 single transaction or  in the aggregate  through a series  of more than  one
 related transaction(s)) shall  be deemed  a Transfer.   Notwithstanding  the
 foregoing, none of the provisions of this Section 14.1 shall prohibit Tenant
 from mortgaging, pledging or otherwise encumbering the leasehold created  by
 this Lease,  nor  any Transfer  of  this Lease  to  any person  holding  any
 mortgage or security interest  in the leasehold or  to any person  acquiring
 the  leasehold  by  foreclosure   or  by  deed   in  lieu  of   foreclosure.
 Furthermore, no transfer of fifty percent  (50%) or more of the  outstanding
 stock of  Tenant's  parent,  so  long  as it  is  a  public  company,  shall
 constitute a Transfer as  such term is used  in this Section14.1.   Landlord
 also shall  execute  and  deliver any  commercially  reasonable  waivers  or
 releases of Landlord's liens if requested  by any bank or other lender  that
 provides financing to Tenant, and  that is secured in  whole or in part,  by
 any of Tenant's assets or personal property located on the Premises.

      14.2 Reasonable Consent.

           (a) Prior to any proposed Transfer, Tenant shall submit in writing
 to Landlord (i) the  name and legal  composition of  the proposed  assignee,
 subtenant, user or other transferee (each a "Proposed Transferee"); (ii) the
 nature of the business  proposed to be carried  on in the Premises;  (iii) a
 current balance sheet,  income statements  for the  last two  years or  such
 other reasonable  financial and  other information  concerning the  Proposed
 Transferee as  Landlord  may  request;  and  (iv) a  copy  of  the  proposed
 assignment, sublease  or other  agreement governing  the proposed  Transfer.
 Within  fifteen  (15)  Business  Days  after  Landlord  receives  all   such
 information it shall notify Tenant whether  it approves or disapproves  such
 Transfer or if it elects to proceed under Section 14.7 - Landlord's Right to
 Space.

           (b) Tenant acknowledges and agrees that, among other circumstances
 for which Landlord could reasonably withhold consent to a proposed Transfer,
 it shall  be  reasonable for  Landlord  to withhold  consent  where  (i) the
 Proposed Transferee does not intend itself  to occupy the entire portion  of
 the Premises assigned or sublet, (ii) Landlord reasonably disapproves of the
 Proposed Transferee's business operating  ability or history, reputation  or
 creditworthiness or the  character of the  business to be  conducted by  the
 Proposed Transferee  at the  Premises, (iii) the  Proposed Transferee  is  a
 governmental  agency  or  unit  or  an  existing  tenant  in  the   Project,
 (iv) ) Landlord  or  Landlord's  agent  is  actively  negotiating  with  the
 Proposed Transferee over  space other than  the Premises  that is  currently
 available and vacant, or (v) Landlord otherwise determines that the proposed
 Transfer would have the  effect of decreasing the  value of the Building  or
 increasing the expenses associated with operating, maintaining and repairing
 the Property.  In no event may Tenant publicly offer or advertise all or any
 portion of the  Premises for assignment  or sublease at  a rental less  than
 that then sought by Landlord for a direct lease (non-sublease) of comparable
 space in the Project.

      14.3 Excess  Consideration.   If Landlord  consents  to  the  Transfer,
 Tenant shall pay to Landlord as additional rent, within ten (10) days  after
 receipt  by  Tenant,  one-half  (1/2)  of  any  consideration  paid  by  any
 transferee (the "Transferee") for the Transfer, including, in the case of  a
 sublease, one-half (1/2) of the excess  of the rent and other  consideration
 payable by the subtenant  over the amount of  Base Rent and Additional  Rent
 payable hereunder  applicable to  the subleased  space, after  deduction  of
 brokerage and other subleasing costs.

      14.4 No Release Of  Tenant.   No consent  by Landlord  to any  Transfer
 including, without  limitation,  a Transfer  to  a Tenant  Affiliate,  shall
 relieve Tenant of any obligation to be performed by Tenant under this Lease,
 whether occurring before  or after such  consent, assignment, subletting  or
 other Transfer.  Each Transferee shall be jointly and severally liable  with
 Tenant  (and  Tenant  shall  be  jointly  and  severally  liable  with  each
 Transferee) for the payment of rent (or, in the case of a sublease, rent  in
 the amount set forth in the sublease)  and for the performance of all  other
 terms and provisions of this Lease.  The consent by Landlord to any Transfer
 shall not  relieve Tenant  or any  such Transferee  from the  obligation  to
 obtain Landlord's express prior written  consent to any subsequent  Transfer
 by Tenant or any Transferee.   The acceptance of  rent by Landlord from  any
 other person (whether  or not such  person is an  occupant of the  Premises)
 shall not be  deemed to be  a waiver by  Landlord of any  provision of  this
 Lease or to be a consent to any Transfer.

      14.5 Effectiveness  of  Transfer.   Prior to  the  date  on  which  any
 permitted Transfer  (whether or  not requiring  Landlord's consent)  becomes
 effective, Tenant  shall deliver  to Landlord  a  counterpart of  the  fully
 executed Transfer document and Landlord's standard form (which shall contain
 only reasonable terms and conditions) of Consent to Assignment or Consent to
 Sublease executed by Tenant and the  Transferee in which each of Tenant  and
 the Transferee confirms its obligations pursuant to this Lease.  Failure  or
 refusal of a Transferee to execute any such instrument shall not release  or
 discharge the Transferee from liability as provided herein.  The  voluntary,
 involuntary or  other  surrender  of  this Lease  by  Tenant,  or  a  mutual
 cancellation by Landlord and Tenant, shall  not work a merger, and any  such
 surrender or cancellation shall, at the option of Landlord, either terminate
 all or any existing subleases or operate as an assignment to Landlord of any
 or all of such subleases.

      14.6 Assignment of Sublease  Rents.   As  collateral security  for  the
 payment and  performance of  Tenant's obligation  under this  Lease,  Tenant
 hereby absolutely and irrevocably assigns to Landlord any and all rights  to
 receive rent  and other  consideration from  any  sublease and  agrees  that
 Landlord, as assignee or as attorney-in-fact for Tenant for purposes hereof,
 or a receiver for Tenant appointed on Landlord's application may (but  shall
 not be obligated to)  collect such rents and  other consideration and  apply
 the same toward Tenant's obligations to Landlord under this Lease; provided,
 however, that Landlord grants to Tenant at all times prior to occurrence  of
 any breach or default  by Tenant a revocable  license to collect such  rents
 (which license shall automatically  and without notice be  and be deemed  to
 have been revoked and terminated immediately upon any Event of Default).

 15. DEFAULT AND REMEDIES.

      15.1 Events of  Default  by Tenant.    The  occurrence of  any  of  the
 following shall constitute an "Event of Default" by Tenant:

           (a) Tenant fails to  make any  payment of  rent when  due, or  any
 amount required to replenish the Security Deposit, if payment in full is not
 received by Landlord  within ten (10)  days after written  notice to  Tenant
 that it is due.

           (b) Tenant fails to take  occupancy of the  Premises and open  for
 business within sixty (60) days after the Commencement Date or abandons  the
 Premises for more than 180 days.

           (c) Tenant fails  timely to  deliver any  subordination  document,
 estoppel certificate or financial statement requested by Landlord within the
 applicable time period specified  in Sections 20 -  Encumbrances - and 21  -
 Estoppel Certificates and Financial Statements - below.

           (d) Tenant violates  the restrictions  on  Transfer set  forth  in
 Section 14 - Assignment and Subletting.

           (e) Tenant ceases doing  business  as a  going concern;  makes  an
 assignment for the benefit of creditors; is adjudicated an insolvent,  files
 a petition  (or files  an answer  admitting the  material allegations  of  a
 petition) seeking  relief under  any state  or federal  bankruptcy or  other
 statute, law or regulation affecting creditors' rights; all or substantially
 all of Tenant's assets are subject to judicial seizure or attachment and are
 not released within ninety (90) days, or Tenant consents to or acquiesces in
 the appointment of a trustee, receiver  or liquidator for Tenant or for  all
 or any substantial part of Tenant's assets.

           (f) Tenant fails, within ninety (90)  days after the  commencement
 of any proceedings against Tenant seeking relief under any state or  federal
 bankruptcy or other statute, law or regulation affecting creditors'  rights,
 to have such proceedings dismissed, or Tenant fails, within ninety (90) days
 after an  appointment,  without Tenant's  consent  or acquiescence,  of  any
 trustee, receiver or  liquidator for Tenant  or for all  or any  substantial
 part of Tenant's assets, to have such appointment vacated.

           (g) Tenant fails to perform or comply  with any provision of  this
 Lease other than  those described  in (a) through  (f) above,  and does  not
 fully cure such failure within thirty  (30) days after notice to Tenant  or,
 if such failure cannot be cured  within such thirty (30)-day period,  Tenant
 fails within  such  thirty  (30)-day  period  to  commence,  and  thereafter
 diligently proceed with, all actions necessary to cure such failure as  soon
 as reasonably possible.

      15.2 Landlord's Remedies.   Upon the occurrence of an Event of Default,
 Landlord shall have the  following rights and remedies,  which shall not  be
 exclusive but cumulative and  in addition to any  other rights and  remedies
 now or hereafter allowed  by law or  in equity, and  which may be  exercised
 without further notice or demand:

           (a) Landlord  may cure  the Event  of Default  at Tenant's expense
 upon notice that is reasonable and practicable under the circumstances.   If
 Landlord pays any sum or incurs any expense in curing the Event of  Default,
 Tenant shall reimburse Landlord upon demand  for the amount of such  payment
 or expense with interest at the Interest Rate from the date the sum is  paid
 or the expense is incurred until Landlord is reimbursed by Tenant.

           (b) Landlord may  (1) re-enter the Premises in the manner provided
 by law, (2) declare this Lease at an end and terminated in writing,  (3) sue
 for the Rent due  and to become due  under this Lease,  and for any  damages
 sustained by Landlord and  (4) continue this Lease in  effect and relet  the
 Premises on  such  terms and  conditions  as Landlord  may  deem  reasonably
 advisable, with Tenant remaining liable for  Rent and all other sums  coming
 due or payable  under this  Lease, plus  the reasonable  costs of  obtaining
 possession of  the  Premises  and the  reasonable  costs  of  reletting  the
 Premises, including broker's commissions, and the  costs of any repairs  and
 alterations necessary  to  prepare  the Premises  for  reletting,  less  any
 rentals received from any reletting.  Landlord shall use reasonable  efforts
 to mitigate damages and  relet the Premises.   Recovery of future Rent  from
 Tenant will  be discounted  by  applying the  Federal  Reserve rate  of  the
 Federal Reserve Bank in San Francisco in  effect at the time of award,  plus
 one percent (1%).

           (c) Landlord  may also from time to  time, whether before or after
 re-entry, terminate this Lease as to a portion, portions or the entirety  of
 the Premises, and as to any such portion relet by Landlord to a third  party
 in a bona fide, arms-length transaction,  Landlord may recover from  Tenant,
 together with all other damages (including without limitation the reasonable
 costs of obtaining  possession and  of reletting),  an amount  equal to  the
 difference, if  any,  between the  future  Rent payable  for  such  portion,
 portions or the entirety  of the Premises under  this Lease (using the  then
 applicable Base Rent and Additional Rent)  less the greater of (i) the  rent
 to be paid  by the tenant  under the new  lease for such  portion(s) of  the
 Premises and (ii) the  fair market rental value  of the relet portion(s)  of
 the Premises at the  time of reletting.   Any recovery  of future Rent  from
 Tenant under  this  section shall  be  discounted by  applying  the  Federal
 Reserve rate of the Federal Reserve Bank  in San Francisco in effect at  the
 time of the award plus one percent (1%).

           (d) Except as  provided  in  Section  14.1  above,  Landlord   may
 exercise its statutory  lien rights and  remove Tenant's  property from  the
 Premises, which may be stored by Landlord in a public warehouse or elsewhere
 at the sole cost and for the account of Tenant and sold pursuant to law.  If
 Landlord does not elect to store any or all of Tenant's property left in the
 Premises, Landlord may consider such property to be abandoned by Tenant, and
 Landlord may  thereupon  dispose  of such  property  in  any  manner  deemed
 appropriate by Landlord.  Any proceeds realized by Landlord on the  disposal
 of any  such property  shall be  applied  first to  offset all  expenses  of
 storage and sale, then credited against Tenant's outstanding obligations  to
 Landlord under this Lease, and any  balance remaining after satisfaction  of
 all obligations of Tenant under this Lease shall be delivered to Tenant.

           (e) No action of  Landlord shall be  construed as  an election  to
 terminate this Lease or to accept a surrender of the Premises unless written
 notice of  such  intention  be  given  to Tenant.    Tenant  shall  pay  all
 reasonable attorneys'  fees,  costs and  expenses  incurred by  Landlord  in
 enforcing Tenant's obligations under this Lease.

           (f) Acceptance of payment of  Rent or partial  payment of Rent  or
 other partial performance, with or without Landlord's knowledge of an  Event
 of Default by Tenant, or failure of Landlord to take action on account of an
 Event of Default by Tenant or to  enforce its rights under this Lease  shall
 not be deemed a waiver of any Event of Default by Tenant.

      15.3 Landlord's Default.

           (a) If Landlord  defaults  under this  Lease,  Tenant  shall  give
 Landlord written notice of the default and Landlord shall have (a) ten  (10)
 days to cure  the default, if  the default can  be cured by  the payment  of
 money, and (b) thirty (30) days to  cure the default, if the default  cannot
 be cured  by the  payment of  money, but  if a  non-monetary default  cannot
 reasonably be cured within such 30-day period, and if Landlord is proceeding
 with due diligence to cure the  default, Landlord will have such  additional
 time as may be reasonably necessary to cure the default so long as  Landlord
 promptly commences to  cure the default  within the  30-day period;  except,
 however, if such default deprives Tenant of the use, enjoyment and occupancy
 of a material part of the Premises for a period of more than 180 days, or if
 such default  is  not  susceptible  of cure  within  such  period  of  time,
 resulting in such deprivation, Tenant may,  at its option, upon thirty  (30)
 days prior written notice to Landlord  and to any Mortgagee, terminate  this
 Lease.

           (b) If Landlord's default continues  beyond the  cure periods  set
 forth above, Tenant may pursue its rights and remedies under this Lease  and
 Arizona law, excepting only the right of offset, deduction or termination of
 this Lease, unless  such remedy is  expressly conferred by  this Lease.   In
 addition, Tenant may cure a default  on Landlord's behalf if Landlord  fails
 to cure  within the  applicable grace  period after  notice, and  the  costs
 expended by  Tenant  in doing  so  shall be  paid  by Landlord  upon  demand
 together with interest at the Interest Rate.

 16. INTEREST.   Any payment from  Tenant to Landlord not  paid ten (10) days
 after due shall at Landlord's option  bear interest from the date due  until
 paid to Landlord by Tenant at the rate of fifteen percent (15%) per annum or
 the legal rate  of interest  in Arizona,  whichever is  less (the  "Interest
 Rate").  Acceptance of any late charge and/or interest shall not  constitute
 a waiver of  Tenant's default  with respect to  the overdue  sum or  prevent
 Landlord from exercising  any of its  other rights and  remedies under  this
 Lease.

 17. WAIVER.   No provisions of this Lease shall be deemed waived by Landlord
 unless such  waiver is  in a  writing signed  by Landlord.   The  waiver  by
 Landlord of any breach of any provision of this Lease shall not be deemed  a
 waiver of such  provision or of  any subsequent breach  of the  same or  any
 other provision of this Lease.  No delay or omission in the exercise of  any
 right or remedy  of Landlord upon  any default by  Tenant shall impair  such
 right or remedy or be construed as  a waiver.  Landlord's acceptance of  any
 payments of rent due under this  Lease shall not be  deemed a waiver of  any
 default by Tenant under this Lease (including Tenant's recurrent failure  to
 timely pay rent) other than Tenant's nonpayment of the accepted sums, and no
 endorsement or  statement  on any  check  or payment  or  in any  letter  or
 document accompanying any  check or payment  shall be deemed  an accord  and
 satisfaction.   Landlord's consent  to  or approval  of  any act  by  Tenant
 requiring Landlord's consent  or approval shall  not be deemed  to waive  or
 render unnecessary Landlord's consent to or  approval of any subsequent  act
 by Tenant.

 18. ENTRY,  INSPECTION AND CLOSURE.  Upon  reasonable oral or written notice
 to Tenant (and without notice in  emergencies), Landlord and its  authorized
 representatives  may  enter  the  Premises  at  all  reasonable  times   to:
 (a) determine whether  the Premises  are  in good  condition,  (b) determine
 whether  Tenant  is  complying  with  its  obligations  under  this   Lease,
 (c) perform any maintenance or repair of  the Premises or the Building  that
 Landlord has  the right  or obligation  to  perform, (d) install  or  repair
 improvements for other tenants where access to the Premises is required  for
 such installation  or repair,  (e) serve, post  or keep  posted any  notices
 required or  allowed  under  the provisions  of  this  Lease,  (f) show  the
 Premises to prospective brokers, agents, buyers, transferees, Mortgagees or,
 in the case of prospective  tenants, no earlier than  one (1) year prior  to
 the Expiration Date,  or (g) do  any other act  or thing  necessary for  the
 safety or preservation  of the Premises  or the Building.   When  reasonably
 necessary  Landlord  may  temporarily  close  entrances,  doors,  corridors,
 elevators or other facilities in the Building without liability to Tenant by
 reason of such closure.   Landlord shall conduct  its activities under  this
 Section in  a manner  that will  minimize  inconvenience to  Tenant  without
 incurring additional  expense to  Landlord.   In no  event shall  Tenant  be
 entitled to an abatement of  rent on account of  any entry by Landlord,  and
 Landlord shall not be  liable in any manner  for any inconvenience, loss  of
 business or  other  damage  to  Tenant  or  other  persons  arising  out  of
 Landlord's entry on the Premises in accordance with this Section.  No action
 by Landlord  pursuant to  this paragraph  shall  constitute an  eviction  of
 Tenant, constructive or otherwise, entitle Tenant to an abatement of rent or
 to terminate this  Lease or otherwise  release Tenant from  any of  Tenant's
 obligations under this Lease.

 19. SURRENDER AND HOLDING OVER.

      19.1 Surrender.   Upon  the  expiration or  termination of  this Lease,
 Tenant  shall  surrender  the  Premises  and  all  Tenant  Improvements  and
 Alterations to Landlord broom-clean and in their original condition,  except
 for reasonable wear and tear, damage  from casualty or condemnation and  any
 changes resulting from approved  Alterations; provided, however, that  prior
 to the expiration or termination of this Lease Tenant shall remove from  the
 Premises Tenant's  personal  property,  (other than  cabling  and  telephone
 equipment) and  any Trade  Fixtures and  all Alterations  that Landlord  has
 elected to require  Tenant to  remove as  provided in  Section 6.1 -  Tenant
 Improvements & Alterations, and  repair any damage  caused by such  removal.
 If such removal is not completed before the expiration or termination of the
 Term, Landlord shall have the right (but no obligation) to remove the  same,
 and Tenant shall pay Landlord on demand for all costs of removal and storage
 thereof and for the rental value of the Premises for the period from the end
 of the  Term  through the  end  of the  time  reasonably required  for  such
 removal.  Landlord shall also have the right to retain or dispose of all  or
 any portion of  such property  if Tenant  does not  pay all  such costs  and
 retrieve the property within  ten (10) days after  notice from Landlord  (in
 which event title to all such property described in Landlord's notice  shall
 be transferred to and vest in  Landlord).  Tenant waives all Claims  against
 Landlord for any damage or loss to Tenant resulting from Landlord's removal,
 storage, retention, or disposition of any such property.  Upon expiration or
 termination of this Lease or of Tenant's possession, whichever is  earliest,
 Tenant shall surrender all  keys to the  Premises or any  other part of  the
 Building and  shall  deliver to  Landlord  all keys  for  or make  known  to
 Landlord the combination of locks on all safes, cabinets and vaults that may
 be located in the Premises.   Tenant's obligations under this Section  shall
 survive the expiration or termination of this Lease.

      19.2 Holding Over.  If  Tenant (directly or  through any Transferee  or
 other successor-in-interest of Tenant) remains in possession of the Premises
 after the  expiration  or  termination of  this  Lease,  Tenant's  continued
 possession shall be at  the sufferance of Landlord.   In such event,  Tenant
 shall continue to comply  with or perform all  the terms and obligations  of
 Tenant under this Lease, except that  the monthly Base Rent during  Tenant's
 holding over shall be  one hundred thirty-three percent  (133%) of the  Base
 Rent payable in the last full  month prior to the termination hereof  unless
 Tenant's holdover  is with  Landlord's written  consent and  waiver of  such
 increase.  Tenant shall  indemnify, defend and  hold Landlord harmless  from
 and  against  Landlord's  damages  as  a  result  of  a  prospective  tenant
 rescinding or refusing to enter into  the prospective lease of the  Premises
 by reason Tenant's failure to surrender the Premises within ninety (90) days
 after the expiration or termination of this Lease.

 20. ENCUMBRANCES.

      20.1 Subordination.     This  Lease  is   expressly  made  subject  and
 subordinate to  any  mortgage,  deed of  trust,  ground  lease,  development
 agreement, underlying lease or other encumbrance  affecting any part of  the
 Property or  any interest  of  Landlord therein  which  is now  existing  or
 hereafter executed or recorded ("Encumbrance"); provided, however, that such
 subordination shall  only be  effective if  the  holder of  the  Encumbrance
 agrees that this Lease shall survive  the termination of the Encumbrance  by
 lapse of time, foreclosure or otherwise so  long as no Event of Default  has
 occurred under  this  Lease.   Provided  the  conditions  of  the  preceding
 sentence are satisfied, Tenant shall execute and deliver to Landlord, within
 fifteen (15) days after written request  therefor by Landlord and in a  form
 reasonably requested by  Landlord, any additional  documents evidencing  the
 subordination of this  Lease with respect  to any such  Encumbrance and  the
 nondisturbance agreement by  the holder  of any  such Encumbrance.   If  the
 interest of Landlord in the Property  is transferred pursuant to or in  lieu
 of proceedings for enforcement of any Encumbrance, Tenant shall  immediately
 and automatically attorn to the new owner, and this Lease shall continue  in
 full force and effect as a direct lease between the transferee and Tenant on
 the terms and conditions set forth in this Lease, provided the holder of the
 Encumbrance or the transferee, as applicable, has executed a non-disturbance
 agreement for the benefit of Tenant, agreeing that the holder or  transferee
 will recognize  the  leasehold  created hereby  and  agree  to  perform  all
 obligations to be performed by the Landlord hereunder following any transfer
 to the new owner.

      20.2 Mortgagee  Protection.   Tenant agrees to  give any  holder of any
 Encumbrance covering any part of  the Property ("Mortgagee"), by  registered
 mail, a copy of  any notice of default  served upon Landlord, provided  that
 prior to such notice Tenant has been  notified in writing (by way of  notice
 of assignment of rents and leases, or otherwise) of the name and address  of
 such Mortgagee.  If Landlord shall  have failed to cure such default  within
 thirty (30) days from the effective date of such notice of default, then the
 Mortgagee shall have an  additional fifteen (15) days  within which to  cure
 such default or if such default cannot be cured within that time, then  such
 additional time as may be necessary to cure such default (including the time
 necessary to foreclose or otherwise terminate its Encumbrance, if  necessary
 to effect  such cure),  and except  as provided  in Section  15.3(a)  above,
 Tenant shall not pursue any remedy against Landlord so long as such cure  is
 being diligently pursued.

 21. ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS.

      21.1 Estoppel Certificates.  Within  fifteen (15)  business days  after
 written request therefor, Tenant shall execute and deliver to Landlord, in a
 form provided by  or satisfactory to  Landlord, a  certificate stating  that
 this  Lease  is   binding  upon   Tenant,  describing   any  amendments   or
 modifications  hereto,  acknowledging  that  this  Lease,  subject  to   the
 provisions of Section 20.1 above, is  subordinate or prior, as the case  may
 be, to  any  Encumbrance and  stating  any other  information  Landlord  may
 reasonably request, including the Term, the  monthly Base Rent, the date  to
 which Rent has  been paid,  the amount of  any security  deposit or  prepaid
 rent, and, based on Tenant's actual  knowledge, whether either party  hereto
 is in  default  under the  terms  of the  Lease,  and whether  Landlord  has
 completed  its  construction  obligations   hereunder  (if  any).     Tenant
 irrevocably  constitutes,  appoints  and  authorizes  Landlord  as  Tenant's
 special attorney-in-fact for such purpose  to complete, execute and  deliver
 such certificate  if  Tenant  fails  timely  to  execute  and  deliver  such
 certificate as provided above.  Any  person or entity purchasing,  acquiring
 an interest in or extending financing with respect to the Property shall  be
 entitled to rely upon any such certificate.  If Tenant fails to deliver such
 certificate within ten  (10) days  after Landlord's  second written  request
 therefor, Tenant shall  be liable to  Landlord for any  damages incurred  by
 Landlord including any profits or other  benefits from any financing of  the
 Property or any  interest therein which  are lost or  made unavailable as  a
 result, directly or  indirectly, of Tenant's  failure or  refusal to  timely
 execute or deliver such estoppel certificate.

      21.2 Financial Statements.   Within ten (10) days after written request
 therefor, but  not more  than once  a  year, and  in  the case  of  year-end
 statements, not prior to the following  April 15th, Tenant shall deliver  to
 Landlord a copy of the financial  statements (including at least a year  end
 balance sheet and a  statement of profit  and loss) of  Tenant (and of  each
 guarantor of Tenant's obligations  under this Lease) for  each of the  three
 most  recently  completed  years,  prepared  in  accordance  with  generally
 accepted accounting principles  (and, if such  is Tenant's normal  practice,
 audited by an independent certified  public accountant), all then  available
 subsequent interim statements, and such  other financial information as  may
 reasonably be requested by Landlord or reasonably required by any Mortgagee.
 In each  case,  Tenant's financial  results  may be  consolidated  with  the
 financial information for the parent company guarantor of this Lease.

 22. NOTICES.   Any notice, demand, request,  consent or approval that either
 party desires or is  required to give  to the other  party under this  Lease
 shall be in writing and shall  be served personally, delivered by  messenger
 or courier  service, or  delivered by  U.S. certified  mail, return  receipt
 requested, postage  prepaid, addressed  to the  other party  at the  party's
 address for notices set  forth in the Basic  Lease Information.  Any  notice
 required pursuant to any Laws may  be incorporated into, given  concurrently
 with or given separately from any notice required under this Lease.  Notices
 shall be deemed  to have been  given and be  effective upon receipt  whether
 sent by the independent service for  delivery or by mail in accordance  with
 this Section.  Either  party may change its  address for notices  hereunder,
 effective fifteen (15) days after notice  to the other party complying  with
 this Section.  If Tenant sublets  the Premises, notices from Landlord  shall
 be effective on the subtenant when given to Tenant pursuant to this Section.

 23. ATTORNEYS'  FEES.   In the  event  of any  dispute between  Landlord and
 Tenant in any  way related  to this  Lease, and  whether involving  contract
 and/or tort claims,  the non-prevailing party  shall pay  to the  prevailing
 party all reasonable  attorneys' fees and  costs and expenses  of any  type,
 without restriction by  statute, court rule  or otherwise,  incurred by  the
 prevailing party in connection with any action or proceeding (including  any
 appeal and the  enforcement of any  judgment or award),  whether or not  the
 dispute is litigated or prosecuted to final judgment (collectively, "Fees").
 The "prevailing party" shall be determined based upon an assessment of which
 party's major arguments or positions taken in the action or proceeding could
 fairly be  said  to  have  prevailed  (whether  by  compromise,  settlement,
 abandonment by the  other party  of its  claim or  defense, final  decision,
 after any appeals, or otherwise) over  the other party's major arguments  or
 positions on  major disputed  issues.   Any  Fees  incurred in  enforcing  a
 judgment shall be recoverable separately from  any other amount included  in
 the judgment and shall survive and not be merged in the judgment.  The  Fees
 shall be deemed an "actual pecuniary loss" within the meaning of  Bankruptcy
 Code Section  365(b)(1)(B),  and  notwithstanding the  foregoing,  all  Fees
 incurred by either  party in  any bankruptcy case  filed by  or against  the
 other party,  from  and after  the  order for  relief  until this  Lease  is
 rejected or assumed  in such bankruptcy  case, will be  "obligations of  the
 debtor" as that phrase is used in Bankruptcy Code Section 365(d)(3).

 24. QUIET  POSSESSION.  Subject  to Tenant's full  and timely performance of
 all of Tenant's  obligations under this  Lease and subject  to the terms  of
 this Lease, including Section 20 - Encumbrances, Tenant shall have the quiet
 possession of the  Premises throughout the  Term as against  any persons  or
 entities lawfully claiming by, through or under Landlord.

 25. SECURITY MEASURES.   Except  as required  under the  Final  Construction
 Documents, Landlord  may, but  shall be  under no  obligation to,  implement
 security measures for the  Property, such as the  registration or search  of
 all persons entering or leaving  the Building, requiring identification  for
 access to  the Building,  evacuation of  the Building  for cause,  suspected
 cause, or for drill  purposes, the issuance of  magnetic pass cards or  keys
 for Building  or  elevator access  and  other actions  that  Landlord  deems
 necessary or appropriate to prevent any  threat of property loss or  damage,
 bodily  injury  or  business  interruption;  provided,  however,  that  such
 measures shall be implemented  in a way as  not to inconvenience tenants  of
 the Building unreasonably.  If Landlord uses an access card system, Landlord
 may require Tenant to pay Landlord  a deposit for each after-hours  Building
 access card issued  to Tenant, in  the amount specified  in the Basic  Lease
 Information.  Tenant shall be responsible for any loss, theft or breakage of
 any such cards, which must be returned by Tenant to Landlord upon expiration
 or earlier termination of  the Lease.  Landlord  may retain the deposit  for
 any card not so  returned.  Landlord shall  at all times  have the right  to
 change, alter or  reduce any  such security  services or  measures.   Tenant
 shall cooperate  and comply  with, and  cause Tenant's  Representatives  and
 Visitors to cooperate and  comply with, such  security measures.   Landlord,
 its  agents  and  employees  shall  have  no  liability  to  Tenant  or  its
 Representatives or Visitors for  the implementation or  exercise of, or  the
 failure to implement  or exercise,  any such  security measures  or for  any
 resulting disturbance of Tenant's use or enjoyment of the Premises.

 26. FORCE MAJEURE.   "Force  Majeure"  shall mean  Landlord's  inability  to
 obtain equipment,  building  materials,  or  the  building  permit  for  the
 building shell within the timeframe in the Construction Schedule due to City
 of Scottsdale delays, despite the timely and diligent effort by Landlord  or
 its contractors to  obtain such  equipment, materials  and building  permit,
 acts of  God,  fire,  earthquake, flood,  rainfall  or  other  extraordinary
 weather-caused delays  which  interfere with  construction,  vandalism,  any
 moratorium on  the issuance  of governmental  approvals or  utility  service
 connections or  other  similar  government  actions,  strikes,  union  labor
 disputes or other union  work stoppages, freight  embargoes or inability  to
 obtain basic  materials,  supplies or  fuels,  extraordinary delays  in  the
 issuance of other governmental permits or approvals, or other events  beyond
 the reasonable control of Landlord or its contractors.

 27. RULES AND REGULATIONS.  Tenant shall be  bound by and shall comply  with
 the rules and  regulations attached  to and  made a  part of  this Lease  as
 Exhibit C to the extent those rules and regulations are not in conflict with
 the terms of  this Lease, as  well as any  reasonable rules and  regulations
 hereafter adopted by Landlord for all  tenants of the Building, upon  notice
 to Tenant thereof (collectively, the "Building Rules").  Landlord shall  not
 be responsible to Tenant  or to any  other person for  any violation of,  or
 failure to observe, the Building Rules by any other tenant or other person.

 28. LANDLORD'S LIABILITY.  The term "Landlord," as used in this Lease, shall
 mean only the owner or owners of the Building  at the time in question.   In
 the event of any conveyance  of title to the  Building, then from and  after
 the date of such  conveyance, the transferor Landlord  shall be relieved  of
 all liability with respect to Landlord's  obligations to be performed  under
 this Lease after  the date of  such conveyance.   Notwithstanding any  other
 term or  provision  of  this  Lease,  the  liability  of  Landlord  for  its
 obligations under this Lease is limited solely to Landlord's interest in the
 Building as the same may  from time to time  be encumbered, and no  personal
 liability shall at  any time be  asserted or enforceable  against any  other
 assets of Landlord or against Landlord's partners or members or its or their
 respective partners, shareholders, members, directors, officers or  managers
 on account of any of Landlord's obligations or actions under this Lease.

 29. CONSENTS  AND APPROVALS.  The review and/or  approval by Landlord of any
 item or matter to  be reviewed or  approved by Landlord  under the terms  of
 this Lease or any  Exhibits or Addenda  hereto shall not  be construed as  a
 voucher by  Landlord of  the accuracy  or sufficiency  of any  such item  or
 matter or the quality or suitability of such item for its intended use.

 30. WAIVER OF  RIGHT  TO  JURY  TRIAL.   Landlord  and  Tenant  waive  their
 respective  rights  to  trial  by  jury  of  any  contract  or  tort  claim,
 counterclaim, cross-complaint, or cause of action in any action, proceeding,
 or hearing brought by either party  against the other on any matter  arising
 out of or in any way connected with this Lease, the relationship of Landlord
 and Tenant, or  Tenant's use  or occupancy  of the  Premises, including  any
 claim of injury or damage or the enforcement of any remedy under any current
 or future law, statute, regulation, code, or ordinance.

 31. BROKERS.   Landlord  shall pay the  fee or  commission of  the broker or
 brokers  identified  in  the  Basic  Lease  Information  (the  "Broker")  in
 accordance with Landlord's  separate written agreement  with the Broker,  if
 any.  Tenant warrants and represents to Landlord that in the negotiating  or
 making of this Lease neither Tenant nor anyone acting on Tenant's behalf has
 dealt with any broker or finder who might be entitled to a fee or commission
 for this Lease other  than the Broker.   Tenant shall indemnify, defend  and
 hold Landlord  harmless from  and against  any  claim or  claims,  including
 costs, expenses and  attorney's fees incurred  by Landlord  asserted by  any
 other broker or finder for a fee or commission based upon any dealings  with
 or statements made by Tenant or Tenant's Representatives.

 32. [Intentionally omitted]

 33. ENTIRE AGREEMENT.  This  Lease, including the  Exhibits and any  Addenda
 attached hereto, and the  documents referred to  herein, if any,  constitute
 the entire agreement between Landlord and Tenant with respect to the leasing
 of  space  by  Tenant   in  the  Building,  and   supersede  all  prior   or
 contemporaneous   agreements,    understandings,   proposals    and    other
 representations by or between Landlord and Tenant, whether written or  oral,
 all of which are merged herein.  Neither Landlord nor Landlord's agents have
 made any representations  or warranties with  respect to  the Premises,  the
 Building, the Project or  this Lease except as  expressly set forth  herein,
 and no  rights,  easements  or  licenses shall  be  acquired  by  Tenant  by
 implication or otherwise unless expressly set forth herein.  The  submission
 of this Lease for examination does not constitute an option for the Premises
 and this  Lease shall  become effective  as a  binding agreement  only  upon
 execution and delivery thereof by Landlord to Tenant.
 34. MISCELLANEOUS.   This Lease may  not be amended or  modified except by a
 writing signed by Landlord and Tenant.   Subject to Section 14 -  Assignment
 and Subletting and Section  28 - Landlord's Liability,  this Lease shall  be
 binding on  and  shall  inure  to  the benefit  of  the  parties  and  their
 respective successors, assigns and legal representatives.  The determination
 that any provisions hereof  may be void,  invalid, illegal or  unenforceable
 shall not impair any other provisions  hereof and all such other  provisions
 of this Lease shall remain in full force and effect.  The  unenforceability,
 invalidity or illegality  of any provision  of this  Lease under  particular
 circumstances shall  not  render  unenforceable, invalid  or  illegal  other
 provisions of this Lease, or the same provisions under other  circumstances.
 This Lease shall be  construed and interpreted in  accordance with the  laws
 (excluding conflict  of laws  principles)  of the  State  of Arizona.    The
 provisions of this  Lease shall  be construed  in accordance  with the  fair
 meaning of the  language used and  shall not be  strictly construed  against
 either party, even if  such party drafted the  provision in question.   When
 required by the  context of this  Lease, the singular  includes the  plural.
 Wherever the term "including" is used in this Lease, it shall be interpreted
 as meaning "including, but not limited to" the matter or matters  thereafter
 enumerated.   The captions  contained  in this  Lease  are for  purposes  of
 convenience only and are not to be used to interpret or construe this Lease.
 If more than  one person or  entity is identified  as Tenant hereunder,  the
 obligations of each  and all of  them under this  Lease shall  be joint  and
 several.  Time is of the  essence with respect to  this Lease, except as  to
 the conditions relating  to the delivery  of possession of  the Premises  to
 Tenant.  Landlord and Tenant shall record a memorandum of this Lease in  the
 Official  Records  of  Maricopa  County,  Arizona,  concurrently  with   the
 execution of this Lease..

 35. AUTHORITY.  If either party to this Lease is a corporation, partnership,
 limited liability company  or other  form of  business entity,  each of  the
 persons executing this Lease on behalf of such party warrants and represents
 to the other that it is a  duly organized and validly existing entity,  that
 has full right and authority to enter  into this Lease and that the  persons
 signing on its behalf is authorized to do so and has the power to bind  such
 party to this Lease.   Each party  shall provide to  the other upon  request
 with evidence reasonably satisfactory to the other confirming the  foregoing
 representations.

 36. RESTRICTION ON OTHER TENANTS.  During the Term of this Lease, except for
 the Premises leased to  Tenant, Landlord shall not  authorize or permit  any
 space in  the  Project to  be  used for  the  operation of  a  telephone  or
 communications center, without the prior written consent of Tenant.

                        [SIGNATURES ON FOLLOWING PAGE]

<PAGE>

      IN WITNESS WHEREOF, Landlord and Tenant have entered into this Lease as
 of the date first above written.

 TENANT:                                   LANDLORD:

 PEGASUS SOLUTIONS COMPANIES,              RYAN COMPANIES US, INC.,
 a Delaware corporation                    a Minnesota corporation

 By: ________________________              By: ___________________

      Name:                                Its:
             ----------------                  -------------------
      Title:
             ----------------

 By: ________________________

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

<PAGE>

                                  EXHIBIT A

                      ATTACHED TO AND FORMING A PART OF
                               LEASE AGREEMENT
                        DATED AS OF September 14, 2001
                                   BETWEEN
                    RYAN COMPANIES US, INC., AS LANDLORD,
                                     AND
                    PEGASUS SOLUTIONS COMPANIES, AS TENANT

                                 THE PREMISES

                         [Floor plan showing location
                        and configuration of Premises
                               to be inserted.]

                                                   INITIALS:

                                                   Landlord  ______
                                                   Tenant    ______

<PAGE>

                                  EXHIBIT B

                      ATTACHED TO AND FORMING A PART OF
                               LEASE AGREEMENT
                        DATED AS OF September 14, 2001
                                   BETWEEN
                    RYAN COMPANIES US, INC., AS LANDLORD,
                                     AND
                    PEGASUS SOLUTIONS COMPANIES, AS TENANT

                              CONSTRUCTION RIDER

      1.   Base Building.   Unless  earlier  completed, Landlord  shall  with
 reasonable diligence construct,  at Landlord's  sole cost  and expense,  the
 core and shell of the Building (the "Base Building") and achieve substantial
 completion  thereof  by  such  date  as  will  allow  Landlord  to   achieve
 Substantial Completion  of the  Tenant Improvements  as required  hereunder.
 The Base  Building  will include  the  improvements described  in  the  Base
 Building Description attached as Exhibit G hereto.

      2.   Tenant Improvements.   Landlord  shall  cause Ryan  Companies  US,
 Inc., as the general  contractor, to construct  and install with  reasonable
 diligence the  additional improvements  and fixtures  provided for  in  this
 Construction Rider ("Tenant  Improvements").  The  general contractor  shall
 receive a  total  fee of  eight  percent (8%)  of  the cost  of  the  Tenant
 Improvements for profit and overhead, plus its general conditions and  sales
 or excise taxes  ("Markups").   The Markups shall  be a  charge against  the
 Allowance.    Tenant  designates  Steven   Greenspan  to  act  as   Tenant's
 Representative with respect to all approvals, directions and  authorizations
 pursuant to this Construction Rider.  Landlord designates John  Strittmatter
 to  act  as  Landlord's  Representative  with  respect  to  all   approvals,
 directions and authorizations pursuant to this Construction Rider.

           2.1. Plans.    The  Tenant   Improvements  shall  be   constructed
 substantially as shown on the conceptual  space plan ("Space Plan") for  the
 Premises prepared by Kraus Thomas, who has been designated by Tenant as  the
 architect for the Premises ("Architect").

           As soon  as  may be  reasonably  practicable after  execution  and
 delivery of the  Lease, the  Architect will  prepare and  deliver to  Tenant
 detailed plans and specifications sufficient  to permit the construction  of
 the Tenant Improvements  by Landlord ("Construction  Documents").   Landlord
 will provide  Tenant  with  a  cost  estimate for  the  work  shown  in  the
 Construction Documents.  Tenant shall respond to the Construction  Documents
 and cost estimate within  three (3) days  after receipt thereof,  specifying
 any changes or modifications Tenant  desires in the Construction  Documents.
 The Architect will then revise the Construction Documents and resubmit  them
 to Tenant for its approval and  Landlord will provide Tenant with a  revised
 cost estimate.  Tenant shall approve or disapprove the same within three (3)
 days after receipt.  The revised  Construction Documents and cost  estimate,
 as approved  by Tenant  and Landlord,  are hereinafter  referred to  as  the
 "Final Construction Documents" and "Final Cost Estimate," respectively.

      Additional interior decorating  services and advice  on the  furnishing
 and  decoration  of  the  Premises,  such  as  the  selection  of  fixtures,
 furnishings or  design of  mill work,  shall be  provided by  Tenant at  its
 expense, but shall be subject to the reasonable approval of Landlord.

           2.2  Construction.  Upon  approval by Landlord  and Tenant of  the
 Final Construction Documents  and the  Final Cost  Estimate, Landlord  shall
 proceed with reasonable  diligence to cause  the Tenant  Improvements to  be
 Substantially Completed on or prior to the Scheduled Commencement Date.  The
 parties acknowledge  that  in  order for  Landlord  to  achieve  Substantial
 Completion by the Scheduled  Commencement Date, the  parties must adhere  to
 the attached Construction  Schedule, which requires,  among other  deadlines
 therein, issuance by  the City of  Scottsdale of a  building permit for  the
 Tenant Improvements by no later than June 1, 2002.  The Tenant  Improvements
 shall be  deemed  to  be  "Substantially  Completed"  when  they  have  been
 substantially completed in accordance with the Final Construction  Documents
 except for details, omissions, decorations and mechanical adjustments of the
 type normally found on an architectural "punch list" that do not  materially
 impair Tenant's use  and enjoyment of  the Premises, the  Base Building  has
 been completed pursuant to Section 1 above,  a certificate of occupancy  has
 been issued by City of Scottsdale  allowing Tenant to take occupancy of  the
 Premises for their intended purpose, and the Base Building and the  Premises
 are in the condition required for Tenant's use and enjoyment thereof.   (The
 definition  of  Substantially   Completed  shall  also   define  the   terms
 "Substantial Completion" and "Substantially Complete.")

           2.3. Cost of  Tenant  Improvements.    Landlord  shall  contribute
 $28.00 per rentable square foot in  the Premises toward the cost of  design,
 space planning, construction and installation of the Tenant Improvements and
 the cost  of signs  (the "Allowance").    If the  cost thereof  exceeds  the
 Allowance, Tenant may amortize up to another $4.00 per rentable square  foot
 over the initial ten-year  Term of this Lease  in Base Rent  at a per  annum
 rate of interest of ten percent (10%).  The balance, if any, of any  further
 cost of  the Tenant  Improvements ("Additional  Cost"), including,  but  not
 limited to the Markups, shall be paid by Tenant.  Tenant shall pay  Landlord
 50% of the Additional Cost based upon  the Final Cost Estimate prior to  the
 commencement of construction of the Tenant Improvements.  The balance of the
 actual Additional Cost shall be paid to Landlord upon Substantial Completion
 of the Tenant Improvements, within ten (10) days after receipt of Landlord's
 invoice therefor.  Landlord will use  reasonable care in preparing the  cost
 estimates, but they are estimates only and do not limit Tenant's  obligation
 to pay for the actual Additional Cost of the Tenant Improvements, whether or
 not it exceeds  the estimated amounts.   If the  actual cost  of the  Tenant
 Improvements shall  be less  than the  Allowance (the  "Savings"), then  the
 Savings shall be credited against the Base Rent next due.

           2.4. Changes.    If  Tenant  requests  any  change,  addition   or
 alteration in or  to any Final  Construction Documents ("Changes")  Landlord
 shall cause the Space Planner to prepare additional Plans implementing  such
 Change.  Tenant shall pay the cost of preparing additional Plans within  ten
 (10) days  after  receipt  of  Landlord's invoice  therefor.    As  soon  as
 practicable after the completion of such additional Construction  Documents,
 Landlord shall notify Tenant of the  estimated cost of the Changes.   Within
 three (3) working  days after receipt  of such cost  estimate, Tenant  shall
 notify Landlord in writing  whether Tenant approves the  Change.  If  Tenant
 approves the Change, Landlord shall proceed with the Change and Tenant shall
 be liable for any Additional Cost resulting from the Change.  If Landlord or
 Tenant fail  to give  their approvals  herein,  construction of  the  Tenant
 Improvements shall  proceed  as provided  in  accordance with  the  original
 Construction Documents.

           2.5. Tenant Delay.  Tenant shall be responsible for, and shall pay
 to Landlord, all costs, expenses and  other damages incurred by Landlord  in
 connection  with,  or  arising  from,  any  delay  in  the  commencement  or
 completion of any Tenant Improvements or any increase in the cost of  Tenant
 Improvements caused by  (i) Tenant's failure  to submit  information to  the
 Space Planner  or approve  any Space  Plan, Construction  Documents or  cost
 estimates within  the  time periods  required  herein, or  Tenant's  failure
 otherwise to  adhere  to  the  requirements  of  the  attached  Construction
 Schedule, (ii) any delays in obtaining  any items or materials  constituting
 part of the Tenant Improvements requested by Tenant that are not  reasonably
 available from vendors, (iii) any Changes, (iv) any other delay requested or
 caused by  Tenant, or  (v) any  other  act or  omission  of Tenant  that  is
 prohibited by this Lease or that  Tenant has a legal  duty to perform or  to
 comply with, including the  covenants to be performed  by Tenant under  this
 Lease (collectively, "Tenant Delays").

      3.   Ownership  of  Tenant  Improvements.    All  Tenant  Improvements,
 whether installed  by  Landlord  or  Tenant, shall  become  a  part  of  the
 Premises, shall be the property of  Landlord and, subject to the  provisions
 of the Lease, shall be surrendered by Tenant with the Premises, without  any
 compensation to Tenant,  at the expiration  or termination of  the Lease  in
 accordance with the provisions of the Lease.

                                                   INITIALS:

                                                   Landlord  ______
                                                   Tenant    ______

<PAGE>

                                  EXHIBIT C

                      ATTACHED TO AND FORMING A PART OF
                               LEASE AGREEMENT
                        DATED AS OF September 14, 2001
                                   BETWEEN
                    RYAN COMPANIES US, INC., AS LANDLORD,
                                     AND
                    PEGASUS SOLUTIONS COMPANIES, AS TENANT

                                BUILDING RULES

      The following Building Rules are additional provisions of the foregoing
 Lease to which they  are attached.  The  capitalized terms used herein  have
 the same meanings as these terms are given in the Lease.

      1.   Use of  Common Areas.   Tenant  will not  obstruct the  sidewalks,
 halls, passages, exits,  entrances, elevators or  stairways of the  Building
 ("Common Areas"), and Tenant will not  use the Common Areas for any  purpose
 other than ingress and  egress to and  from the Premises  and for any  other
 reasonable purpose consistent  with the nature  of such Common  Areas.   The
 Common Areas, except for the sidewalks,  are not open to the general  public
 and Landlord reserves the right to control and prevent access to the  Common
 Areas of  any  person  whose  presence,  in  Landlord's  opinion,  would  be
 prejudicial to the safety, reputation and interests of the Building and  its
 tenants.  Notwithstanding the  foregoing, Tenant may  maintain and secure  a
 reception desk and chairs in  the lobby at Tenant's  own expense, and at  no
 additional charge by Landlord.

      2.   Access to Roof.  Tenant may install, operate, and maintain  during
 the Term one  or more  satellite dishes on  the roof  of the  Building in  a
 location approved  by Landlord,  which approval  shall not  be  unreasonably
 conditioned, delayed, or withheld.  Tenant will be responsible for all costs
 of installation, operation, repair and removal of the satellite dish as well
 as the  costs of  any roof  or other  repairs required  as a  result of  the
 installation, operation, repair or removal.   Landlord shall have the  right
 to  approve  the  method  of  installation   and  removal,  all  plans   and
 specifications for the satellite dish  (including weight and electric  power
 service, which will be at Tenant's expense), the subcontractor, the size  of
 the satellite dish and the shielding requirements.  Landlord may select  (at
 Tenant's expense) a roofing contractor/specialist to be involved in the work
 to ensure no damage will occur to the roof or invalidate or affect any  roof
 warranty.  Installation and use of the satellite dish shall be in compliance
 with  City  of  Scottsdale  legal  requirements  and  with  all   covenants,
 conditions  and  restrictions,  and  shall  not  interfere  with  Landlord's
 operation of the Building or with  any roof-mounted equipment or  operations
 of other tenants.   All  future alterations  must be  approved by  Landlord.
 Landlord is not responsible for providing  service or utilities to the  site
 including electrical  power.    Tenant's obligations  under  this  Lease  in
 respect to the  Premises shall extend  to Tenant's use  of the  roof of  the
 Building under this Paragraph 3.  Tenant shall have reasonable access to the
 roof for  purposes of  installing,  operating, maintaining,  repairing,  and
 removing the  satellite  dish.   The  term  "satellite  dish"  will  include
 antennae and other telecom equipment.

      3.   Prohibited Uses.  The Premises will not be used for manufacturing,
 for the storage  of merchandise  held for sale  to the  general public,  for
 lodging or for the  sale of goods to  the general public.   Tenant will  not
 permit any  food preparation  on the  Premises except  that Tenant  may  use
 Underwriters' Laboratory  approved equipment  for brewing  coffee, tea,  hot
 chocolate and similar beverages  so long as such  use is in accordance  with
 all applicable federal, state  and city laws,  codes, ordinances, rules  and
 regulations.

      4.   Keys and Locks.  Landlord will furnish Tenant, free of charge, two
 keys to each door or lock in the  Premises.  Landlord may make a  reasonable
 charge for any additional  or replacement keys.   Tenant will not  duplicate
 any keys, alter any locks or install any  new or additional lock or bolt  on
 any door of its Premises or  on any other part  of the Building without  the
 prior written consent  of Landlord and,  in any event,  Tenant will  provide
 Landlord with a key  for any such lock.   On the  termination of the  Lease,
 Tenant will  deliver to  Landlord all  keys to  any locks  or doors  in  the
 Building which have been obtained by Tenant.

      5.   Freight.  Upon  not less than  twenty-four hours  prior notice  to
 Landlord, which notice may be oral,  an elevator will be made available  for
 Tenant's use for transportation  of freight, subject  to such scheduling  as
 Landlord in its discretion  deems appropriate.   Tenant shall not  transport
 freight  in  loads  exceeding  the  weight  limitations  of  such  elevator.
 Landlord reserves the right  to prescribe the weight,  size and position  of
 all equipment,  materials,  furniture or  other  property brought  into  the
 Building, and no property will be received in the Building or carried up  or
 down the freight elevator or stairs except during such hours and along  such
 routes and  by such  persons as  may be  designated by  Landlord.   Landlord
 reserves the right to require that  heavy objects will stand on wood  strips
 of such length  and thickness  as is  necessary to  properly distribute  the
 weight.  Landlord will not be responsible for loss of or damage to any  such
 property from  any  cause, and  Tenant  will be  liable  for all  damage  or
 injuries caused by moving or maintaining such property.

      6.   Nuisances and  Dangerous  Substances.   Tenant  will  not  conduct
 itself or permit Tenant's Representatives or Visitors to conduct themselves,
 in the Premises  or anywhere  on or in  the Property  in a  manner which  is
 offensive or  unduly annoying  to any  other Tenant  or Landlord's  property
 managers.   Tenant  will  not  install  or  operate  any  phonograph,  radio
 receiver, musical instrument, or television or  other similar device in  any
 part of the Common Areas and shall not operate any such device installed  in
 the Premises in  such manner as  to disturb or  annoy other  tenants of  the
 Building.  Tenant will not use or keep  in the Premises or the Property  any
 kerosene, gasoline or other combustible fluid or material other than limited
 quantities thereof  reasonably  necessary  for  the  maintenance  of  office
 equipment, or, without Landlord's prior written approval, use any method  of
 heating or air conditioning  other than that supplied  by Landlord.   Tenant
 will not use or keep any foul or noxious gas or substance in the Premises or
 permit or suffer the Premises to be  occupied or used in a manner  offensive
 or objectionable to Landlord or other occupants of the Building by reason of
 noise, odors or vibrations,  or interfere in any  way with other tenants  or
 those having business therein.  Tenant will not bring or keep any animals in
 or about the Premises or the Property.

      7.   Building Directory.  A directory for the Building will be provided
 for the display of the name and location of tenants.  Landlord reserves  the
 right to  approve  any additional  names  Tenant  desires to  place  in  the
 directory and, if so approved, Landlord  may assess a reasonable charge  for
 adding  such  additional  names,  excepting,  however,  the  affiliates  and
 divisions of Tenant not to exceed five (5) in number.

      9.   Window Coverings.    No  curtains,  draperies,  blinds,  shutters,
 shades, awnings, screens or  other coverings, window ventilators,  hangings,
 decorations or similar equipment shall be attached to, hung or placed in, or
 used in or with any window of the Building without the prior written consent
 of Landlord,  and Landlord  shall have  the right  to control  all  lighting
 within the Premises that may be visible from the exterior of the Building.

      10.  Floor Coverings.  Tenant will not lay or otherwise affix linoleum,
 tile, carpet or any other floor covering to the floor of the Premises in any
 manner except as approved in writing by Landlord.  Tenant will be liable for
 the cost of repair of any damage  resulting from the violation of this  rule
 or the removal of any floor covering by Tenant or its contractors, employees
 or invitees.

      11.  Office Procedures.  Tenant  will cause no waste  or damage to  the
 Premises or Common Areas.

      13.  Plumbing Facilities.   The  toilet rooms,  toilets, urinals,  wash
 bowls and other apparatus shall not be used for any purpose other than  that
 for which  they  were constructed  and  no  foreign substance  of  any  kind
 whatsoever shall be  disposed of  therein.  Tenant  will be  liable for  any
 breakage, stoppage or damage  resulting from the violation  of this rule  by
 Tenant, its employees or invitees.

      14.  Use of Hand Trucks.  Tenant will not  use or permit to be used  in
 the Premises or in the Common Areas any hand trucks, carts or dollies except
 those equipped with rubber tires and side guards or such other equipment  as
 Landlord may approve.

      15.  Refuse.  Tenant shall store all Tenant's trash and garbage  within
 the Premises or in other facilities designated by Landlord for such purpose.
 Tenant shall not  place in any  trash box or  receptacle any material  which
 cannot be disposed of in the  ordinary and customary manner of removing  and
 disposing of trash and garbage in the city in which the Building is  located
 without being in violation of any law or ordinance governing such  disposal.
 All trash and garbage  removal shall be made  in accordance with  directions
 issued from  time  to time  by  Landlord,  only through  such  Common  Areas
 provided for such  purposes and  at such  times as  Landlord may  designate.
 Tenant shall comply with the requirements  of any recycling program  adopted
 by Landlord for the Building.

      16.  Soliciting.  Canvassing, peddling, soliciting and distribution  of
 handbills or any other written materials in the Building are prohibited, and
 Tenant will cooperate to prevent the same.

      17.  Parking.  Tenant will  use, and instruct Tenant's  Representatives
 and Visitors to use,  any parking spaces to  which Tenant is entitled  under
 the Lease  in a  manner consistent  with  Landlord's directional  signs  and
 markings in the parking area.  Specifically, but without limitation,  Tenant
 will not park, or permit Tenant's Representatives or Visitors to park, in  a
 manner that impedes access to and from  the Building or the parking area  or
 that violates space reservations for handicapped drivers registered as such.
 Landlord may use such  reasonable means as may  be necessary to enforce  the
 directional signs  and  markings in  the  parking area,  including  but  not
 limited to towing services, and Landlord  will not be liable for any  damage
 to  vehicles  towed  as  a  result  of  non-compliance  with  such   parking
 regulations.

      18.  Fire, Security and  Safety Regulations.   Tenant will comply  with
 all safety, security, fire protection and evacuation measures and procedures
 established by Landlord or any governmental agency.

      19.  Responsibility  for   Theft.     Tenant   assumes  any   and   all
 responsibility  for  protecting  the   Premises  from  theft,  robbery   and
 pilferage, which includes keeping doors locked  and other means of entry  to
 the Premises closed.

      20.  Sales and  Auctions.   Tenant will  not conduct  or permit  to  be
 conducted any sale by auction in, upon or from the Premises or elsewhere  in
 the Property, whether  said auction be  voluntary, involuntary, pursuant  to
 any assignment for the payment of creditors or pursuant to any bankruptcy or
 other insolvency proceeding.

      21.  Waiver of Rules.   Landlord  may waive any  one or  more of  these
 Building Rules for the benefit of  any particular tenant or tenants, but  no
 such waiver by Landlord will be construed as a waiver of such Building Rules
 in favor of any other tenant or tenants nor prevent Landlord from thereafter
 enforcing these Building  Rules against  any or all  of the  tenants of  the
 Building.

      22.  Effect on Lease.   These Building  Rules are in  addition to,  and
 shall not be construed to in any way modify  or amend, in whole or in  part,
 the terms, covenants, agreements and conditions of the Lease.  Violation  of
 these Building Rules constitutes a failure  to fully perform the  provisions
 of the Lease, as referred to in Section 15.1 - "Events of Default".

      23.  Non-Discriminatory Enforcement.  Subject to the provisions of  the
 Lease (and the provisions  of other leases with  respect to other  tenants),
 Landlord shall use reasonable efforts to  enforce these Building Rules in  a
 non-discriminatory manner, but in no event shall Landlord have any liability
 for any failure or refusal to do so (and Tenant's sole and exclusive  remedy
 for any  such  failure or  refusal  shall be  injunctive  relief  preventing
 Landlord from enforcing any of the Building Rules against Tenant in a manner
 that discriminates against Tenant).

      24.  Additional and  Amended Rules.   Landlord  reserves the  right  to
 rescind or amend these Building Rules and/or adopt any other and  reasonable
 rules and regulations as in its judgment may from time to time be needed for
 the safety, care and cleanliness of the Building and for the preservation of
 good order therein.

                                                   INITIALS:

                                                   Landlord  ______
                                                   Tenant    ______

<PAGE>

                                  EXHIBIT D

                      ATTACHED TO AND FORMING A PART OF
                               LEASE AGREEMENT
                        DATED AS OF September 14, 2001
                                   BETWEEN
                    RYAN COMPANIES US, INC., AS LANDLORD,
                                     AND
                    PEGASUS SOLUTIONS COMPANIES, AS TENANT

                         ADDITIONAL PROVISIONS RIDER

      1. Parking.   At no additional charge  to Tenant, Landlord will provide
 Tenant with  vehicular  parking  spaces  in  the  parking  lot  and  parking
 structure adjacent to the Building, at the rate of five (5) spaces for  each
 1,000 rentable  square feet  of space  in  the Premises  ("Tenant's  Parking
 Allowance").   The Building  as a  whole  will also  have the  same  parking
 coverage.  The parking spaces will  be available to Tenant twenty-four  (24)
 hours a day, during each day of the Term, subject to Force Majeure, casualty
 and condemnation and  other causes beyond  Landlord's control.   Use of  the
 driveways and parking lot  shall be subject to  the Building Rules.   Tenant
 agrees not to use, and will instruct its employees and visitors not to  use,
 the driveways or  parking lot  for overnight or  other storage,  or for  the
 maintenance, repair or cleaning  of automobiles or  other vehicles.   Tenant
 shall not place  or store goods,  materials, supplies,  equipment, or  other
 property of Tenant in the driveways or  parking lot or anywhere else in  the
 Property or in the Building excepting the Premises.

           Tenant's Parking Allowance will include two (2) reserved,  covered
 spaces and 0.78  covered, unreserved space  for each  1,000 rentable  square
 feet of space in the Premises.  Tenant's Parking Allowance will also include
 ten (10) "Pegasus Visitor" spaces conspicuously marked for the exclusive use
 of its visitors.  The other parking spaces will be unreserved and uncovered.
 The number of covered parking spaces that  Tenant may have is limited to  no
 more than  the maximum  number of  covered parking  spaces allowed  for  the
 Project by the City  of Scottsdale multiplied by  Tenant's Share.   Landlord
 shall have  no obligation  to enforce  Tenant's  exclusive rights  but  will
 cooperate with  Tenant  in  providing "tow  away"  signage.    The  reserved
 covered, the covered unreserved  and the "Pegasus  Visitor" spaces shall  be
 located as set forth on Exhibit A or on Exhibit 1 to this Exhibit D.

      2.   Moving Allowance.    Landlord shall  contribute  up to  $1.00  per
 rentable square foot in the Premises toward the cost of Tenant's  relocation
 expenses incurred in moving  to the Premises (the  "Moving Allowance").   If
 the actual cost of Tenant's moving to  the Premises is less than the  Moving
 Allowance (the "Savings"), then  the Savings shall  be credited against  the
 Base Rent  next due.   Tenant  shall  upon request  by Landlord  provide  to
 Landlord documentation evidencing the costs  which Tenant wishes to  include
 in the Moving Allowance.

      3. Renewal  Options.  In the  absence of an Event  of Default by Tenant
 when it exercises a Renewal Option or when a Renewal Term begins, Tenant may
 renew this Lease for two (2) terms of five (5) years each (each, a  "Renewal
 Term") (for a total if both Renewal Options are exercised of ten (10) years)
 by giving notice of exercise of a Renewal Option to Landlord at least twelve
 (12) months before the  end of the then  Term.  If  Tenant fails to  deliver
 timely written  notice of  exercise of  a Renewal  Option to  Landlord,  all
 remaining Renewal  Options  shall lapse  and  Tenant will  have  no  further
 privilege to extend the Term.  Time is of the essence of this provision.

           Each Renewal Term  shall be on  the same terms  and conditions  of
 this Lease (unless clearly inapplicable) except  that Base Rent during  each
 Renewal Term shall be based on the greater of (i) the rental rate being paid
 at the end of the  preceding Term or (ii)  ninety-five percent (95%) of  the
 "market rental rate" for comparable space in competing buildings of  similar
 size, type, quality  and location prevailing  at the start  of each  Renewal
 Term, as reasonably calculated by Landlord.  Determination of the  effective
 "market rental rate" will give appropriate consideration to rental rates for
 renewals, rental  escalations, common  area  charges, operating  costs,  and
 other terms that would affect the economics in a similar lease renewal at  a
 competing building in the area.

           If Landlord and Tenant are unable  to agree on the "market  rental
 rate" to be  applied to  the Premises, Landlord  and Tenant  shall select  a
 highly qualified and reputable  real estate professional  with at least  ten
 (10) years of experience in the  relevant leasing market (the "Arbiter")  to
 determine the "market rental  rate."  If Landlord  and Tenant are unable  to
 agree on the Arbiter,  the Resident Manager of  the largest commercial  real
 estate brokerage  house in  Phoenix will  select the  Arbiter from  a  major
 brokerage house other than  his or her  own.  The  term "largest" means  the
 brokerage house  with the  largest sales  volume in  the preceding  calendar
 year.

           In addition  to  paying  Base Rent  determined  pursuant  to  this
 Paragraph 2, Tenant will continue to pay Additional Rent and all other  sums
 required under this Lease during a Renewal Term.

           If this  Lease or  Tenant's right  to possession  of the  Premises
 shall expire or terminate for any reason whatsoever before Tenant  exercises
 all Renewal Options,  then immediately upon  such expiration or  termination
 all Renewal Option shall simultaneously terminate and become null and void.

      4.   Signs.  Tenant has  the right to name  the Building, and  Landlord
 shall provide Tenant with exclusive "building top" signage, and Tenant  will
 have the top portion of  any monument signs.   So long as Pegasus  Solutions
 Companies has personal liability on this Lease even if not the actual  party
 in possession,  Tenant  shall have  the  right  to name  the  Building  with
 Landlord's approval  not to  be unreasonably  withheld.   Tenant  will  also
 reasonably share Building, suite, directory and monument signage rights with
 other Building tenants, but no other tenant shall have any right to place or
 maintain signs or logos on the  exterior of the Building, without the  prior
 written consent  of  Tenant  which will  not  be  unreasonably  withheld  or
 delayed.  Notwithstanding the foregoing, all  of Tenant's signs must  comply
 with applicable Laws and covenants, conditions and restrictions and have the
 written consent of Landlord, not to be unreasonably withheld or delayed.

      5.   Guaranty.   This  Lease will  not  become effective  until  Tenant
 causes its parent,  Pegasus Solutions,  Inc. ("Guarantor"),  to execute  and
 deliver to  Landlord  a  Lease Guaranty  in  form  acceptable  to  Landlord,
 concurrently with Tenant's execution and delivery of this Lease.

      6.   Letter of Credit.   On or  before execution and  delivery of  this
 Lease, Tenant will deliver to Landlord for the Term of this Lease (including
 all Renewal Terms) the  "Security Deposit" pursuant  to Section 3.4 of  this
 Lease in the form of an assignable and irrevocable standby letter of  credit
 issued by The Chase Manhattan Bank or another bank or financial  institution
 reasonably acceptable  to  Landlord  in the  amount  of  $1,200,000,  naming
 Landlord as "beneficiary" thereof,  , all in  form and substance  reasonably
 acceptable to Landlord.  If Landlord draws on such letter of credit  because
 of an Event of Default, Landlord shall do so by sight draft delivered to the
 issuer with a  written statement  from an officer  of Landlord  (i) that  an
 Event of  Default has  occurred  under the  Lease,  (ii) that  all  required
 notices to  Tenant or  others  entitled to  notice  have been  delivered  as
 required by the Lease, and (iii)  that Landlord is entitled under the  terms
 of the Lease to draw the amounts demanded on the letter of credit.  Landlord
 acknowledges that the issuer of the letter of credit shall require, and  may
 rely on, a letter from Landlord  quoting the foregoing "drawdown"  language.
 Landlord shall approve the form and  method of control and/or perfection  of
 Landlord's  security   interest   in   the   Security   Deposit,   including
 documentation thereof.  Landlord may transfer the Security Deposit (or right
 to proceeds  thereof)  to any  purchaser  of the  Building  and/or  encumber
 Landlord's rights therein to any Mortgagee.   If during the term,  Guarantor
 demonstrates to Landlord's reasonable satisfaction a tangible net worth over
 $100 million for an entire twelve-month period,  at the end of which  period
 there exists no Event of Default  (or conditions which, with the  expiration
 of time and/or failure to cure, would ripen into an Event of Default)  under
 this Lease, Landlord will release the Security Deposit (or unapplied portion
 thereof).  Tangible net worth shall mean book net worth less all  intangible
 assets.

           Excepting  only  the  Event  of  Default  described  in  the  next
 subparagraph, Landlord shall  give Tenant at  least five  (5) business  days
 prior written notice of a description  of the alleged default of Tenant  and
 notifying Tenant that Landlord intends to draw upon the letter of credit.

           If the letter of credit by its terms will expire before the end of
 the Term of  this Lease, Tenant  shall deliver to  Landlord at least  thirty
 (30) days prior to  the expiry date of  the current letter  of credit a  new
 letter of  credit on  the  same terms  and  conditions required  under  this
 Section 6.  Tenant's failure to do  so shall constitute an Event of  Default
 under this Lease  entitling Landlord  to draw on  the entire  amount of  the
 letter of credit  without further notice  to Tenant, the  proceeds of  which
 will be held by  Landlord as a  cash Security Deposit  under Section 3.4  of
 this Lease,

           So long as there  then exists no Event  of Default (or  conditions
 which, with the expiration of time and/or failure to cure, would ripen  into
 an Event  of  Default)  under  this  Lease  and  Guarantor  demonstrates  to
 Landlord's reasonable  satisfaction a  tangible net  worth over  $50 million
 maintained continuously during the entire twelve-month period ending on  the
 fifth anniversary  of the  Commencement Date,  the  amount of  the  Security
 Deposit required under this Paragraph 6  will thereupon decline by  $100,000
 and by a  like sum on  each successive anniversary,  provided that the  same
 conditions are met every year.

           This Lease shall not become  effective until Tenant has  delivered
 to Landlord the Security Deposit as required by this Section 6.

      7. Expansion  Space.  In the absence of  an Event of Default by Tenant,
 Tenant will have the following expansion right: at any time during the  Term
 of this  Lease,  before  Landlord either  markets  available  space  in  the
 Building (the "Expansion Space") to third parties, or accepts a  third-party
 offer on  such space,  Landlord  will first  offer  the Expansion  Space  to
 Tenant.   Any notice  so offering  is an  "Offer Notice"  and shall  contain
 either the  material terms  upon which  Landlord is  offering the  Expansion
 Space, including Landlord's good  faith estimate of  the fair market  rental
 value of the Expansion Space, or  the material terms of a "second  proposal"
 or other offer  from a third  party which Landlord  desires to  accept.   If
 Tenant gives notice to  Landlord within ten (10)  days after receipt of  the
 Offer Notice that Tenant will take the  Expansion Space as set forth in  the
 Offer Notice, Landlord  and Tenant  shall enter  into an  amendment to  this
 Lease that adds the Expansion Space to the Premises, increases Base Rent and
 Tenant's Share of Operating Costs, and  makes any other necessary change  to
 this Lease to integrate the Expansion Space into the Premises.  The term  of
 lease for the Expansion Space will be as follows:  If the remaining Term  is
 five (5) years  or less  and the term  in the  Offer Notice  is longer,  the
 latter applies; if the remaining  Term is more than  five (5) years and  the
 term in the Offer Notice  is shorter then the  Term for the Expansion  Space
 shall expire as of the end  of the term specified in  the Offer Notice.   If
 the remaining Term of this Lease is more than five (5) years at the time the
 Offer Notice is given, but the term proposed in the Offer Notice will expire
 prior to the  end of  the Term, then  the term  for the  Expansion Space  at
 Tenant's option shall be the same as that specified in the Offer Notice,  or
 shall be coterminous with and  expire as of the  expiration of the Term,  in
 which latter  event Landlord  and Tenant  will negotiate  in good  faith  to
 determine the market rental rate for the Expansion Space for that period  of
 time beginning at  the end of  the term specified  in the  Offer Notice  and
 ending at the expiration of the Term of this Lease.  Any tenant  improvement
 allowance will  be prorated.   If,  notwithstanding good  faith  cooperative
 efforts on  the part  of both  parties, Landlord  and Tenant  are unable  to
 arrive at,  and execute  an acceptable  amendment  within thirty  (30)  days
 following the Offer Notice, time being of the essence, or if Tenant fails to
 give Landlord timely notice of Tenant's acceptance of the terms in the Offer
 Notice, Tenant's rights under this provision will expire, and Landlord  will
 be free to market the Expansion Space and enter  into a lease of all or  any
 portion of the Expansion  Space to third parties,  provided that if a  third
 party thereafter makes an  offer on terms materially  more favorable to  any
 prospective tenant than set forth in  the Offer Notice, then Landlord  shall
 not enter into any  lease of the  Expansion Space with  a third party  until
 Landlord offers  the Expansion  Space to  Tenant  under the  more  favorable
 terms.  Tenant will have seven (7) days to accept or reject the reoffer, and
 if Tenant does not  accept the reoffer  in such time  period Tenant will  be
 deemed to have rejected  it and Landlord shall  thereafter be free to  lease
 the Expansion Space to third parties under the reoffer terms.

      Notwithstanding the foregoing, if Tenant elects in writing prior to the
 first anniversary of the Commencement Date to take the Expansion Space,  the
 Annual Base Rent (subject  to subsequent increases  provided in this  Lease)
 and the Operating Costs  Expense Stops applicable  to the original  Premises
 will apply to the Expansion Space as well.

      8.   For a period of sixty (60) days after the execution of this Lease,
 Landlord  shall  not  issue  any  communication  or  press  release  to  any
 publication media without Tenant's prior written consent.

                                                   INITIALS:

                                                   Landlord  ______
                                                   Tenant    ______

<PAGE>

                                  EXHIBIT E

                      ATTACHED TO AND FORMING A PART OF
                               LEASE AGREEMENT
                        DATED AS OF September 14, 2001
                                   BETWEEN
                    RYAN COMPANIES US, INC., AS LANDLORD,
                                     AND
                    PEGASUS SOLUTIONS COMPANIES, AS TENANT

                        [Pro Forma Total Project Cost]

                                                   INITIALS:

                                                   Landlord  ______
                                                   Tenant    ______

<PAGE>

                                  EXHIBIT F

                      ATTACHED TO AND FORMING A PART OF
                               LEASE AGREEMENT
                        DATED AS OF September 14, 2001
                                   BETWEEN
                    RYAN COMPANIES US, INC., AS LANDLORD,
                                     AND
                    PEGASUS SOLUTIONS COMPANIES, AS TENANT

                         [Base Building Description]

                                                   INITIALS:

                                                   Landlord  ______
                                                   Tenant    ______

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