Document:

DAL02:136713.10

                                TABLE OF CONTENTS

Basic Lease Information

                                                                            Page

Lease Date                                                                   iii
Tenant                                                                       iii
Tenant's Address                                                             iii
Tenant's Contact                                                             iii
Landlord                                                                     iii

Landlord's Address                                                           iii
Landlord's Contact                                                           iii
Premises                                                                     iii
Term                                                                         iii
Basic Rental                                                                 iii
Security Deposit                                                             iii
Rent                                                                         iii
Permitted Use                                                                iii
Tenant's Proportionate Share                                                 iii
Construction Allowance                                                        iv
Comparable Buildings                                                          iv

Lease Agreement

Definitions and Basic Provisions                                               1
Lease Grant                                                                    1
Term                                                                           1
Rent                                                                           1
Security Deposit                                                               2
Landlord's Obligations                                                         2
Improvements; Alterations; Repairs; Maintenance                                4
Use                                                                            5
Assignment and Subletting                                                      6
Insurance; Waivers; Subrogation; Indemnity                                     7
Subordination; Attornment; Notice to Landlord's Mortgagee                      7
Rules and Regulations                                                          8
Condemnation                                                                   8
Fire or Other Casualty                                                         9
Events of Defaul                                                               9
Remedies                                                                      10
Payment; Non-Waiver                                                           11
Landlord's Lien                                                               11
Surrender of Premises                                                         12
Holding Over                                                                  12
Certain Rights Reserved by Landlord                                           12
Substitution Space                                                            13
Miscellaneous                                                                 14

         Exhibits

         Exhibit A         Outline of the Premises
         Exhibit A-1       Legal Description of the Land
         Exhibit B         Building Rules and Regulations
         Exhibit C         Operating Expenses
         Exhibit D         Tenant Finish Work: Plans
         Exhibit D-1       Plans/Specifications
         Exhibit E         Renewal Option
         Exhibit F         Parking
         Exhibit G         Janitorial Specifications
         Exhibit H         Signage Criteria

                              List of Defined Terms

                                          Page

ADA                                        4
Annual Electrical Cost Statement           1
Annual Operating Statement Exh. C
Basic Cost        Exh. C
Basic Lease Information                    1
BOMA                                     iii
Building                                 iii
Building Systems                           3

Casualty                                   9
Commencement Date iii,                     1
Comparable Buildings                      iv
Construction Hard Costs    Exh. D
Construction Allowance     iv, Exh. D
Controllable Expenses      Exh. C
Damage Notice                              9
Electrical Costs                           1
Event of Default                           9
Excess                                  Exh. C
Expense Stop                            Exh. C
Initial Liability Insurance Amount         7
Land                                      iii
Landlord                                  iii, 1
Landlord's Mortgagee                       8
Lease                                      1
Loss                                      6
Mortgage                                  7
Park                                      iii
Parking Area                          Exh. F
Permitted Transfer                         6
Premises                                 iii
Primary Lease                              7
Project                                  iii
Rentable Square Feet                     iii
Rentable Square Foot                     iii
Security Deposit  iv,                      2
Shell Construction                    Exh. D
Substantial Completion                Exh. D
Substitution Effective Date               12
Substitution Notice                       12
Substitution Space                        12
Taking                                     8
Taxes    2,                              Exh. C
Tenant                                   iii, 1
Total Construction Costs   Exh. D
Total Rentable Square Feet               iii
Total Rentable Square Foot               iii

Transfer                                   6
Work                                     Exh. D
Working Drawings                          Exh. D

<PAGE>

                             BASIC LEASE INFORMATION

                       Lease Date: January________, 1999

                       Tenant: Ethos Communications Corp.

              Tenant's Address: 6404 International Parkway, Suite

                               2200 Plano, Texas
                                     75093

                Contact: Robert W. Crull Telephone: 405-752-4473

         Landlord: CB Parkway Business Center II, Ltd., a Texas limited
                                  partnership
                Landlord's Address: 2200 Ross Avenue, Suite 4800
                                  West Dallas,
                                  Texas 75201

                    Contact: Becky Rowland Telephone: (214)754-1751

Premises:  Suite No.2200,  in the office building (the "Building") located or to
be -------- located on the land described as International Business Park, Plano,
Collin County,  Texas, and whose street address is 6404  International  Parkway,
Plano, Texas 75093, as particularly  described in Exhibit A-1 (the "Land").  The
----  Building  and Land  together  comprise  the  "Project".  The  Premises are
outlined  -------  on the plan  attached  to the  Lease as  Exhibit  A and shall
contain approximately 3,349 square feet of rentable area ("Rentable Square Feet"
or  singularly  ---------------------  "Rentable  Square  Foot").  The  Building
contains  approximately  117,654 of total  ---------------------  square feet of
rentable    area    ("Total     Rentable     Square    Feet"    or    singularly
--------------------------  "Total Rentable Square Foot"). As soon as reasonably
practicable, the  ---------------------------  rentable area shall be calculated
and confirmed by Landlord's  architect  utilizing the American National Standard
Method for  Measuring  Floor  Area in Office  Buildings,  ANSI Z65.1 - 1996,  as
adopted by the Building Owners and Managers Association  International  ("BOMA")
and the actual  Rentable  Square Feet,  Total Rentable  Square Feet and Tenant's
Proportionate Share shall be adjusted as necessary based upon such calculations.
In the event of any adjustment to Rentable  Square Feet,  Total Rentable  Square
Feet or Tenant's  Proportionate  Share,  Landlord  and Tenant  shall  execute an
amendment to the Lease  confirming  the  adjusted  Rentable  Square Feet,  Total
Rentable Square Feet and Tenant's Proportionate Share.

Term:  Commencing March 15, 1999 (the  "Commencement  Date"), and ending at 5:00
p.m.  -----------------  March 31,  2005,  subject  to earlier  termination  and
extension as provided in the Lease.

<TABLE>
<S>                                 <C>                  <C>                    <C>

Basic Rental:                       Months           Annual Rate per            Basic Monthly Rental
                                    ------                                      --------------------
                                                              Rentable Square Foot

                                    1-72                               $21.00                    $5,860.75
</TABLE>

Security  Deposit:  $5,860.75  due upon  execution of the Lease as referenced in
Section 5 of the Lease

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

Permitted Use:             General office use.

Tenant's  2.84648%  (which is the  percentage  obtained by dividing the Rentable
Proportionate  Share:  Square Feet by the Total Rentable  Square Feet;  Tenant's
Proportionate  Share is subject to adjustment upon  confirmation of the Rentable
Square Feet and Total Rentable Square Feet as provided above)

Construction      Allowance:       Turn key per plans attached as Exhibit "D-1".

Comparable                          Buildings:  As used  herein or in the Lease,
                                    the term  "Comparable  Buildings" shall mean
                                    those low-rise  garden style,  multi-tenant,
                                    commercial office buildings  completed on or
                                    after January 1, 1997,  which are comparable
                                    to the  Building in size,  design,  quality,
                                    use,  and tenant mix,  and which are located
                                    in the same market  area  (i.e.,  Plano area
                                    North of Frankford,  East of I-35E,  West of
                                    Preston Road and South of State Hwy. 121).

The foregoing Basic Lease  Information is  incorporated  into and made a part of
the related lease (the "Lease").  If any conflict exists between any Basic Lease
Information and the Lease, then the Lease shall control.

                                                LANDLORD:

                                          CB PARKWAY BUSINESS CENTER II, LTD.,
                                            a Texas limited partnership

                                      By: 14BCO, Inc., a Texas corporation, its

general partner

                           By:

Name:
           Title:
              TENANT:
         ETHOS COMMUNICATIONS CORP.

By:
---
Name:
Title:

<PAGE>

          THIS LEASE  AGREEMENT  (this  "Lease")  is entered  into as of January
     _____,  1999  between  ----- CB PARKWAY  BUSINESS  CENTER II, LTD., a Texas
     limited partnership  ("Landlord"),  and Ethos -------- Communications Corp.
     ("Tenant"). ------

DEFINITIONS 1. The definitions and basic provisions set forth in the Basic Lease
Information AND BASIC (the "Basic Lease  Information")  executed by Landlord and
Tenant contemporaneously
                                 -----------------------
PROVISIONS  herewith are incorporated  herein by reference for all purposes.  To
the extent of any conflict between the Basic Lease Information and any provision
contained in this Lease, this Lease shall control.

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

TERM 3. The Term shall commence March 15, 1999 (the  "Commencement  Date"),  and
end at  -----------------  5:00 p.m. March 31, 2005 subject to adjustment due to
delays  caused by  Landlord  as  provided in Exhibit D or renewal as provided in
Exhibit E.  Landlord  shall  deliver  possession  of the Premises to Tenant upon
execution  hereof.  By occupying  the  Premises,  Tenant shall be deemed to have
accepted  the  Premises  in their  condition  as of the date of such  occupancy,
subject to Landlord's  completion of any related punch-list items.  Tenant shall
execute  and  deliver  to  Landlord,  within ten (10) days  after  Landlord  has
requested same, a letter  confirming (1) the Commencement  Date, (2) that Tenant
has accepted  the  Premises,  and (3) that  Landlord  has  performed  all of its
obligations with respect to the Premises.
RENT 4. (a) Payment.  Tenant shall timely pay to Landlord the Rent -------------
without deduction or set off (except as otherwise expressly provided herein), 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 full monthly installment of Basic
Rental  shall be payable  contemporaneously  with the  execution  of this Lease;
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 partial
month at the  beginning  or end of the Term  shall be  prorated  based  upon the
number of days within the Term during the partial  month  multiplied by 1/365 of
the then current annual Basic Rental and shall be due on or before the fifth day
immediately  preceding the Commencement  Date, or first day of the last calendar
month of the Term, as applicable.

                                    (b)  Electrical  Costs.  Tenant shall pay to
                  Landlord an amount equal to the product of (1) the cost of all
                  electricity   used  by  the  Project   ("Electrical   Costs"),
                  multiplied by (2) Tenant's  Proportionate  Share.  Such amount
                  shall  be  payable  monthly  based  on  Landlord's  reasonable
                  estimate of the amount due for each month, and shall be due on
                  the  Commencement  Date and on the first day of each  calendar
                  month thereafter.

                                    (c) Annual  Electrical  Cost  Statement.  By
                  April 1 of  each  calendar  year,  or as  soon  thereafter  as
                  practicable,  Landlord  shall furnish to Tenant a statement of
                  Landlord's  actual  Electrical  Costs (the "Annual  Electrical
                  Cost Statement") for the previous year adjusted as provided in
                  Section  4.(d),  which shall include a  reconciliation  of the
                  actual amount  Tenant owes for its share of  Electrical  Costs
                  against the estimated  amount  collected from Tenant.  If such
                  reconciliation  shows that  Tenant  paid more than owed,  then
                  Landlord  shall  reimburse  Tenant  by  check or cash for such
                  excess  within  thirty (30) days after  delivery of the Annual
                  Electrical  Cost  Statement;  conversely,  if Tenant paid less
                  than it owed,  then Tenant shall pay Landlord such  deficiency
                  within   thirty  (30)  days  after   delivery  of  the  Annual
                  Electrical Cost Statement.

                                    (d)  Adjustments to Electrical  Costs.  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  Electrical  Costs for such period
                  shall,  for the  purposes  hereof,  be increased to the amount
                  which would have been  incurred had the Building been occupied
                  to the extent of 95% of the rentable area thereof.

           (e)      Delinquent Payment.  If any payment required by Tenant under
                                                     ------------------
                  this Lease is not paid when due,  Landlord may charge Tenant a
                  fee  equal  to 5%  of  the  delinquent  payment  to  reimburse
                  Landlord  for  its  cost  and  inconvenience   incurred  as  a
                  consequence  of  Tenant's  delinquency.  In no event shall the
                  charges permitted under this section 4(e) 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.

                                    (f)  Taxes.  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 ten (10) days of demand,
                  that part of such taxes for which Tenant is primarily liable.

              (g)  Excess.  Tenant shall pay the Excess in the Basic Cost over
                                                     ------
                  the Expense Stop as such terms are defined in Exhibit C.

SECURITY 5. Contemporaneously with the execution of this Lease, Tenant shall pay
to DEPOSIT Landlord, in immediately available funds, the Security Deposit, which
shall be held by Landlord  without  liability  for  interest and as security for
performance by Tenant of its obligations  under this Lease. The Security Deposit
is not an advance  payment of Rent or a measure or limit of  Landlord's  damages
upon an Event of Default (defined  below).  Landlord may, from time to time upon
notice to Tenant and without prejudice to any other remedy, use all or a part of
the Security Deposit to perform any obligation  which Tenant was obligated,  but
failed to perform  hereunder.  Following  any such  application  of the Security
Deposit,  Tenant  shall pay to Landlord on demand the amount so applied in order
to restore the Security Deposit to its original amount. Within a reasonable time
after the expiration of the Term, as may have been extended, provided Tenant has
performed all of its obligations hereunder,  Landlord shall return to Tenant the
balance of the Security Deposit not applied to satisfy Tenant's obligations.  If
Landlord  transfers its interest in the  Premises,  then Landlord may assign the
Security Deposit to the transferee and Landlord thereafter shall have no further
liability for the return of the Security Deposit.

LANDLORD'S 6. (a) Services;  Maintenance.  Landlord  shall furnish to Tenant (1)
water
                                            ---------------------
OBLIGATIONS (hot and cold) at those points of supply provided for general use of
tenants of the Building;  (2) heated and refrigerated  air  conditioning  from 7
a.m. to 7 p.m.  Monday through  Friday and 7 a.m. to 1 p.m. on Saturday  (except
for New Years Day. Memorial Day,  Independence Day, Labor Day,  Thanksgiving Day
and the Friday following  Thanksgiving Day and Christmas Day which days shall be
collectively referred to herein as Holidays) sufficient to maintain temperatures
during  these  hours in the range of from 70  degrees  Fahrenheit  to 78 degrees
Fahrenheit;  (3)  janitorial  service to the  Premises  on  weekdays  other than
holidays  (Landlord  reserves  the  right to bill  Tenant  separately  for extra
janitorial service required for any special improvements  installed by or at the
request of Tenant) such  janitorial  services to be generally in accordance with
those services  described on Exhibit G; (4)  non-exclusive  elevator for ingress
and egress to the floors on which the Premises are located;  (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)
electrical  current  (subject  to  Tenant's  obligation  to  pay  its  share  of
Electrical  Costs  as  provided   herein).   If  Tenant  desires  heat  and  air
conditioning at any time other than times herein designated, such services shall
be supplied to Tenant upon  reasonable  advance  notice and Tenant  shall pay to
Landlord  $40.00 per hour (minimum two hours) for each additional hour (prorated
and rounded up to the nearest  quarter hour) such  services are  provided,  such
amount  being  payable  within ten (10) days of receipt of an invoice  therefor.
Landlord's obligation to furnish services under this Section shall be subject to
the rules,  regulations and other  conditions or requirements of the supplier of
such services
                  and any applicable governmental entity or agency.

     (b) Maintenance. Landlord shall maintain all Shell Construction items,
                                            -----------
Building  Systems  (defined  below),  and Building  common areas  including  all
parking  areas and  landscaping,  in good order and  condition as customary  for
Comparable Buildings. "Building Systems" shall include all electrical, plumbing,
and air  conditioning  systems within the Building which either were included in
the Shell  Construction or which were installed by Tenant pursuant to this Lease
and which meet the following  requirements:  (i) properly  approved by Landlord;
(ii) installed in conformance with all plans and  specifications  as approved by
Landlord;  (iii)  Tenant  shall have  informed  Landlord in writing of the name,
address,  phone number and contact person of the contractor  responsible for the
installation  of such  system;  (iv) Tenant  shall have  assigned in writing all
contractor's and manufacturer's warranties received by Tenant in connection with
such  system;   and  (v)  in  connection  with  Tenant's   contracting  for  the
installation thereof,  Landlord shall have been expressly named as a third party
beneficiary  to, and shall have been  provided  copies of, such contract and any
related warranties.  Notwithstanding the foregoing, "Building Systems" shall not
include any  improvements  made to or within the Premises  which differ from the
base building systems or are otherwise specialized to Tenant's use and occupancy
of the Premises and not customary for office tenants in Comparable Buildings.

            (c) Excess Electrical Use. Landlord shall use reasonable
                                                     ---------------------
                  efforts  to  furnish   electrical   current   for   computers,
                  electronic data processing  equipment,  special  lighting,  or
                  other  equipment  that requires more than 120 volts,  or other
                  equipment whose electrical energy  consumption  exceeds normal
                  office usage,  through any existing feeders and risers serving
                  the  Building and the  Premises.  Tenant shall not install any
                  electrical  equipment  requiring  special  wiring or requiring
                  voltage in excess of 120 volts or otherwise 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  request,  be installed by
                  Landlord  (unless  otherwise  agreed by  Landlord) at Tenant's
                  expense,  if, in Landlord's  sole and absolute  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 ten (10) days after Landlord has
                  delivered  to  Tenant  an  invoice  therefor.  At the  time of
                  Tenant's submission of plans and specifications for Landlord's
                  approval  pursuant  to  Section 7 herein or  Exhibit D to this
                  Lease,  Landlord and Tenant  shall  cooperate in good faith to
                  identify  any  fixtures,  equipment  and/or  appliances  to be
                  installed or placed in the Premises which fixtures,  equipment
                  or appliances would exceed the normal and customary electrical
                  use and  consumption  of typical  office tenants in Comparable
                  Buildings,  would affect the temperature  otherwise maintained
                  by the air  conditioning  system,  or would  require  electric
                  capacity in excess of any planned or existing feeders, risers,
                  or wiring to the Premises.  Landlord  shall install as part of
                  the original  Tenant  Improvements  described in Exhibit "D" a
                  separate meter for the supplemental  air conditioning  unit in
                  Tenant's computer room.

                                    (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 the next sentence,
                  entitle  Tenant  to  any  abatement  of  Tenant's  obligations
                  hereunder.   However,  if  Tenant  is  prevented  from  making
                  reasonable  use of all or a portion of the  Premises  for more
                  than   thirty   (30)   consecutive   days   because   of   the
                  unavailability  of any  such  service,  Tenant  shall,  as its
                  exclusive remedy  therefor,  be entitled to abatement of Rent,
                  or the pro rata portion  thereof  equivalent to the portion of
                  the Premises  rendered  unusable to the entire  Premises,  for
                  each  consecutive day (after such thirty (30) day period) that
                  Tenant  is so  prevented  from  making  reasonable  use of the
                  Premises or the applicable portion thereof.

                                    (e) Access.  Subject to any  Building  rules
                  and regulations,  necessary  repairs and maintenance,  and any
                  events  beyond  Landlord's   reasonable  control  which  would
                  prevent  access,  Tenant  shall  have  access to the  Premises
                  twenty-four  (24)  hours a day,  seven  (7)  days a week.  The
                  Building  shall  include   twenty-four  (24)  hour  access  by
                  security  card which  cards  shall be  provided to Tenant upon
                  payment of a $10 refundable deposit per card.

IMPROVEMENTS;  7. (a) Improvements;  Alterations. No improvements or alterations
in or ------------------------- ALTERATIONS; upon the Premises, including not by
limitation  paint,  wall coverings,  floor coverings,  light REPAIRS ; fixtures,
window treatments,  signs, advertising, or promotional lettering or other media,
shall MAINTENANCE be installed or made by Tenant except 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  or
delayed  except that  Landlord  may  withhold  approval of any  improvements  or
alterations  which it  determines,  in its sole  opinion,  will  materially  and
adversely  affect any  structural or aesthetic  (only to the extent visible from
outside  the  Premises  or common  areas)  aspect of the  Building  or  Building
Systems.  All  improvements and alterations  (whether  temporary or permanent in
character) made in or upon the Premises, either by Landlord or Tenant, shall (i)
comply with all applicable laws, ordinances,  rules and regulations, and (ii) be
Landlord's  property  at the end of the Term and shall  remain  on the  Premises
without  compensation  to Tenant unless prior to  installation,  Tenant provides
Landlord  with  written  notice of all items  which may be removed by Tenant and
Landlord  consents  to such  removal  in  advance.  Such  consent  shall  not be
unreasonably  withheld  provided Landlord may condition such consent as it deems
reasonably necessary including not by limitation requiring Tenant to replace any
items  upon  removal  with  similar  items  comparable  to any such items in the
Building or, if not applicable, then Comparable Buildings.  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 warrants and agrees that it shall complete the
Building Shell Construction in compliance with all then applicable  governmental
laws,  rules and  regulations,  including not by limitation  the Americans  with
Disabilities Act of 1990 ("ADA").  Thereafter,  notwithstanding  --- anything in
this Lease to the contrary,  Tenant shall be responsible  for all costs incurred
to cause  the  Premises  to comply  with any such  laws,  rules or  regulations,
including not by limitation the retrofit requirements of ADA, as may be amended.

                                    (b) Tenant Repairs; Maintenance.  Except for
                  those  janitorial  services  to be  provided  by  Landlord  as
                  expressly  provided in this Lease,  Tenant shall  maintain its
                  personal  property and all  improvements or alterations to the
                  Premises other than those items included in Shell Construction
                  (which shall be  maintained  by  Landlord)  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 Project caused by
                  Tenant or Tenant's agents, contractors, or invitees. If Tenant
                  fails to make such repairs or replacements within fifteen (15)
                  days after the occurrence of such damage, then Landlord,  upon
                  written  notice  to  Tenant,  may make  the  same at  Tenant's
                  expense,  which shall be payable to  Landlord  within ten (10)
                  days  after  Landlord  has  delivered  to  Tenant  an  invoice
                  therefor.

                                    (c)  Performance of Work. All work described
                  in this  Section 7 shall be  performed  only by Landlord or by
                  contractors   and   subcontractors   approved  in  writing  by
                  Landlord.    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.  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 structure of the Building, or plumbing,  electrical lines,
                  or  other   utility   transmission   facilities   or  Building
                  mechanical  systems.  All  such  work  which  may  affect  the
                  Building's electrical,  mechanical,  plumbing or other systems
                  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 Project
                  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  thirty  (30) 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 ten (10) days after Landlord has delivered
                  to Tenant an invoice therefor.

USE 8. Tenant shall 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 (i)
any use which is disreputable,  (ii) creates  extraordinary fire hazards,  (iii)
results in an increased  rate of insurance on the Building or its  contents,  or
(iv) 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,
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 Project.

ASSIGNMENT  9.  (a)  Transfers;  Consent.  Other  than  permitted  transfers  as
described
                                            ------------------
AND SUBLETTING  below,  Tenant shall not,  without the prior written  consent of
Landlord, (1) advertise that any portion of the Premises is available for lease,
(2) assign,
                  transfer,  or  encumber  this Lease or any estate or  interest
                  herein whether  directly or by operation of law, (3) 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,
                  (4) sublet any portion of the Premises, (5) grant any license,
                  concession,  or other right of occupancy of any portion of the
                  Premises, or (6) permit the use of the Premises by any parties
                  other  than  Tenant  (any of the  events  listed  in  Sections
                  9.(a)(2)  through  9.(a)(6)  being a  "Transfer").  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;   and  general   references
                  sufficient  to  enable  Landlord  to  determine  the  proposed
                  transferee's reputation and character.  Landlord shall respond
                  in writing to Tenant's  request for a Transfer within ten (10)
                  business days of receipt of written request  therefor.  Tenant
                  shall  reimburse  Landlord  for its  attorneys'  fees  (not to
                  exceed  $1,000 per  request)  and other  expenses  incurred in
                  connection  with  considering any request for its consent to a
                  Transfer.  Landlord shall not unreasonably withhold,  delay or
                  condition  its consent  except that  Landlord  may withhold or
                  condition  its consent if it  reasonably  determines  that the
                  proposed  transferee or its use  (including  not by limitation
                  the  number  of  employees,   hours  of   operation,   parking
                  requirements,    electrical   or   other    Building    system
                  requirements,  conflicts or competition with existing tenants)
                  is   unacceptable,   would   burden  the   Building,   or  are
                  incompatible  with the Building or its occupants.  If Landlord
                  consents to a proposed Transfer,  then the proposed transferee
                  shall  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.  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.  Landlord's consent to any Transfer
                  shall  not  waive  Landlord's  rights  as  to  any  subsequent
                  Transfers. If an Event of Default occurs 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 Tenant's receipt of
                  notice from Landlord to do so; however,  Landlord shall not be
                  obligated  to  accept   separate   Rent   payments   from  any
                  transferees  and may require that all Rent be paid directly by
                  Tenant.

              (i) Permitted Transfers. Tenant shall be permitted to
                                                     -------------------
                  periodically  sublet portions of the Premises or to assign its
                  rights to any parent or wholly-owned  subsidiary  entity,  any
                  organization  resulting from a merger or a consolidation  with
                  the Tenant,  or any  organization  succeeding  to the business
                  assets of the Tenant,  provided  the  Premises  continue to be
                  used solely for the  Permitted  Use,  the business and parking
                  requirements  of the  subtenant or assignee are  substantially
                  the  same as  Tenant  and the net  worth of the  subtenant  or
                  assignee  is at  least  $100,000,000.  Tenant  shall  promptly
                  notify  Landlord  in  writing  within ten (10) days after such
                  assignment or subletting.

                                    (b)  Additional  Compensation.  Tenant shall
                  pay  to  Landlord,   immediately  upon  receipt  thereof,  all
                  compensation  received by Tenant for a Transfer  that  exceeds
                  the Rent  allocable  to the  portion of the  Premises  covered
                  thereby.  Tenant shall hold such amounts in trust for Landlord
                  and pay them to Landlord within ten (10) days after receipt.

                                    (c)   Cancellation.   Landlord  may,  within
                  twenty (20) days after  submission of Tenant's written request
                  for  Landlord's  consent  to a Transfer  (excluding  Permitted
                  Transfers),  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,  all
                  unamortized  tenant  improvements  and  unamortized  brokerage
                  commissions  (amortized  on a  straight-line  basis  over  the
                  initial  Term of the Lease)  paid or payable  by  Landlord  in
                  connection  with this Lease to the  brokerage  firms listed in
                  Section  23.  (d) that are  allocable  to such  portion of the
                  Premises.  Thereafter,  Landlord may lease such portion of the
                  Premises  to the  prospective  transferee  (or  to  any  other
                  person) without liability to Tenant.  In such event,  prior to
                  the  effective  date  of  such  termination,  and  subject  to
                  Landlord's  direction and supervision,  Tenant shall be solely
                  responsible  for the cost and  construction of a wall demising
                  the remaining  Premises from the portion of the Premises as to
                  which the Lease is terminated.

INSURANCE;  10. (a) Insurance.  Tenant shall at its expense procure and maintain
WAIVERS;  ---------  throughout the Term the following insurance  policies:  (1)
comprehensive  general liability  SUBROGATION;  insurance in amounts of not less
than a combined  single limit of $2,000,000  (the INDEMNITY  "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,  and (2) insurance  covering
the full  value of  Tenant's  property  and  improvements,  and  other  property
(including  property of  others),  in the  Premises.  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  coverage  required  hereunder,  and Tenant shall obtain a written
obligation  on the part of each  insurance  company to notify  Landlord at least
thirty (30) days before cancellation or a material change of any such insurance.
All such  insurance  policies  shall be in form,  and be  issued  by  companies,
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.

                           (b)  Waiver  of  Claims;   No  Subrogation.   Neither
                  Landlord nor Tenant shall have any  liability to the other for
                  any damage or injury to the  property  of  Landlord or Tenant,
                  including  the  Building  and  Tenant   Improvements   in  the
                  Premises,  arising  from or caused  by any  cause  customarily
                  insured  against under a standard  fire and extended  casualty
                  insurance  policy,   even  if  caused  by  the  negligence  of
                  Landlord, Tenant, or their shareholders,  partners,  officers,
                  or  employees,  and  no  insurer  shall  have  any  rights  to
                  subrogation with respect to the foregoing.  Landlord shall not
                  be liable or  responsible  to Tenant for any loss or damage to
                  any property or person  occasioned by theft,  fire,  casualty,
                  vandalism,  acts  of  God,  public  enemy,  injunction,  riot,
                  strike,  inability to procure  materials,  insurrection,  war,
                  court  order,  requisition  or order of  governmental  body or
                  authority,  or for any other causes beyond Landlord's control.
                  All goods,  property or personal  effects  stored or placed by
                  Tenant in or about the  Building or  Premises  shall be at the
                  sole risk of Tenant.

                                    (c)  Indemnity.  Each party shall  indemnify
                  and hold  harmless  the  other  from and  against  any and all
                  claims,  demands,   liabilities,   causes  of  action,  suits,
                  judgments,  and expenses  (including  attorney's fees) arising
                  from and for  injury to third  persons  or damage of  property
                  owned  by  third  persons  and  caused  by the  negligence  or
                  intentional torts of the indemnifying party.

SUBORDINATION;  11. (a)  Subordination.  This Lease shall be  subordinate to any
deed of trust, ------------- ATTORNMENT;  mortgage, or other security instrument
(a "Mortgage"), or any ground lease, -------- master NOTICE TO lease, or primary
lease (a "Primary Lease"), that now or ------- ----- hereafter covers all or any
LANDLORD'S  part of the Premises (the mortgagee under any Mortgage or the lessor
under  any  Primary  MORTGAGEE  Lease  is  referred  to  herein  as  "Landlord's
----------  Mortgagee").  Landlord shall use  reasonable  efforts to obtain from
--------- Landlord's Mortgagee,  both existing and future, and deliver to Tenant
a  non-disturbance  agreement  for the  benefit  of Tenant in a form  reasonably
acceptable to Landlord, Landlord's Mortgagee, and Tenant.
                                    (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.

                                    (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  a  period  to  perform
                  Landlord's obligations hereunder, which period shall equal the
                  cure period applicable to Landlord hereunder.

RULES             AND 12. Tenant shall comply with the rules and  regulations of
                  the Building which are REGULATIONS  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.

CONDEMNATION 13. (a) Taking - Landlord's and Tenant's Rights. If any part of the
                                    Project
                     ---------------------------------------
(including  parking) is taken by right of eminent domain for a period  exceeding
ninety  (90) days or  conveyed  in lieu  thereof (a  "Taking"),  and such Taking
prevents Tenant from conducting
                                                       ------
its  business  from the  Premises  in a  manner  reasonably  comparable  to that
conducted  immediately  before such Taking,  then  Landlord may, at its expense,
relocate Tenant to similar office space within any Comparable  Building owned or
under the control of Landlord.  Landlord shall notify Tenant of its intention to
do so within  thirty  (30)  days  after the  Taking.  Rent  shall be abated on a
reasonable basis as to that portion of the Premises rendered untenantable by the
Taking until  relocation.  Such relocation may be for a portion of the remaining
Term or the entire Term.  Landlord shall complete any such relocation within 180
days after Landlord has notified Tenant of its intention to relocate Tenant.  If
Landlord does not elect to relocate  Tenant  following such Taking,  then Tenant
may terminate  this Lease as of the date of such Taking by giving written notice
to  Landlord  within  sixty  (60)  days  after  the  Taking,  and Rent  shall be
apportioned as of the date of such Taking.  If Landlord does not relocate Tenant
and  Tenant  does not  terminate  this  Lease,  then  Rent  shall be abated on a
reasonable basis as to that portion of the Premises rendered untenantable by the
Taking.  Upon the occurrence of a Taking, Rent shall be adjusted on a reasonable
basis from the first day of the Taking until
                  such termination.

                                    (b)  Taking  -  Landlord's  Rights.  If  any
                  material portion, but less than all, of the Project or related
                  parking  becomes  subject  to a  Taking,  or  if  Landlord  is
                  required to pay any of the  proceeds  received for a Taking to
                  Landlord's  Mortgagee,  then  this  Lease,  at the  option  of
                  Landlord,  exercised by written notice to Tenant within thirty
                  (30) days after such Taking, shall terminate and Rent shall be
                  apportioned as of the date of such Taking. Upon the occurrence
                  of a Taking, Rent shall be adjusted on a reasonable basis from
                  the first day of the Taking until such termination.

                                    (c)  Award.   If  any  Taking  occurs,   all
                  proceeds  shall belong to and be paid to Landlord,  and Tenant
                  shall not be  entitled  to any  portion  thereof  except  that
                  Tenant shall have all rights  permitted  under the laws of the
                  State of Texas  to  appear,  claim  and  prove in  proceedings
                  relative  to  such  taking  (i)  the  value  of any  fixtures,
                  furnishings,  and other personal  property which are taken but
                  which  under the terms of this Lease  Tenant is  permitted  to
                  remove at the end of the Term, (ii) the unamortized cost (such
                  costs having been amortized on a straight-line  basis over the
                  Term  excluding  any  renewal  terms)  of  Tenant's  leasehold
                  improvements  which are taken that Tenant is not  permitted to
                  remove at the end of the Term and which were installed  solely
                  at Tenant's  expense  (i.e.,  not made or paid for by Landlord
                  from the  Construction  Allowance  or  otherwise),  and  (iii)
                  relocation and moving expenses,  but not the value of Tenant's
                  leasehold  estate  created  by this  Lease and only so long as
                  such claims in no way diminish the award  Landlord is entitled
                  to from the condemning authority as provided hereunder.

          FIRE OR OTHER 14. (a) Repair Estimate. If the Premises or the Building
     are  damaged  by  fire  ---------------   CASUALTY  or  other  casualty  (a
     "Casualty"),  Landlord  shall,  within sixty (60) days after  -------- such
     Casualty,  deliver to Tenant a good faith estimate (the "Damage Notice") of
     the time needed  -------------  to repair or replace  the damage  caused by
     such Casualty.

                                    (b)  Landlord's  and Tenant's  Rights.  If a
                  material portion of the Premises or the Building is damaged by
                  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
                  within  one  hundred  eighty  (180)  days  after  the  date of
                  casualty,  then Landlord may, at its expense,  relocate Tenant
                  to similar office space within any  Comparable  Building owned
                  or under the control of Landlord. Landlord shall notify Tenant
                  of its intention to do so in the Damage  Notice.  Rent for the
                  portion of the Premises  rendered  untenantable  by the damage
                  shall be abated on a reasonable  basis from the date of damage
                  until relocation.  Such relocation may be for a portion of the
                  remaining Term or the entire Term. Landlord shall complete any
                  such  relocation  within one hundred  eighty  (180) days after
                  Landlord  has  delivered  the  Damage  Notice  to  Tenant.  If
                  Landlord  does not elect to  relocate  Tenant  following  such
                  Casualty,  then Tenant may terminate  this Lease by delivering
                  written notice to Landlord of its election to terminate within
                  thirty (30) days after the Damage Notice has been delivered to
                  Tenant.  If Landlord does not relocate  Tenant and Tenant does
                  not terminate this Lease,  then (subject to Landlord's  rights
                  under Section  14.(c))  Landlord  shall repair the Building or
                  the Premises,  as the case may be, as provided below. Upon the
                  occurrence of a Casualty, Rent for the portion of the Premises
                  rendered  untenantable  by the  damage  shall be  abated  on a
                  reasonable  basis from the date of damage until the completion
                  of the repair or until such termination.

                                    (c) Landlord's Rights. If a Casualty damages
                  a material portion of the Building,  and Landlord makes a good
                  faith  determination  that  restoring  the  Premises  would be
                  uneconomical,  or if Landlord is required to pay any insurance
                  proceeds arising out of the Casualty to Landlord's  Mortgagee,
                  then  Landlord  may  terminate  this  Lease by giving  written
                  notice of its  election to terminate  within  thirty (30) days
                  after the Damage Notice has been delivered to Tenant, and Rent
                  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 Building  and the  Premises and shall  proceed
with reasonable  diligence to restore the Building 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,  and
Landlord's  obligation  to repair or restore the  Building or Premises  shall be
limited to the extent of the insurance  proceeds  actually  received by Landlord
for the Casualty in question.

    EVENTS OF 15. Events of Default. Each of the following occurrences shall
                                            -----------------
constitute an
DEFAULT           "Event of Default" by Tenant:
                   ----------------

                                    (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),
                  when due;

                                    (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);

(c) The  filing of a petition  by or against  Tenant  (the term  "Tenant"  shall
include,  for the purpose of this Section 15.(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;  and provided that
in the case of any of the foregoing which is filed against  Tenant,  the same is
not dismissed within ninety (90) days after it is filed;

(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;
                  and

                                    (e) Tenant  vacates the Premises or fails to
                  continuously operate its business at the Premises for a period
                  of ninety (90) days or more.

REMEDIES          16.  (a)  Landlord's  Remedies.  Upon any Event of  Default by
                  Tenant,  Landlord  may,  subject to any  judicial  process and
                  notice to the extent  required  by Title 4,  Chapter 24 of the
                  Texas  Property  Code,  as may be amended,  in addition to all
                  other rights and remedies  afforded  Landlord  hereunder or by
                  law or equity, take any of the following actions:

(i)  Terminate  this Lease by giving Tenant  written  notice  thereof,  in which
event,  Tenant shall pay to Landlord  the sum of (1) all Rent accrued  hereunder
through the date of termination,  (2) all amounts due under Section 15.(a),  and
(3) 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

(ii) 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
                  (1) all Rent and other amounts  accrued  hereunder to the date
                  of termination of possession, (2) all amounts due from time to
                  time  under  Section  15.(a),  and (3) 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.
                  Landlord shall use reasonable efforts to relet the Premises on
                  such terms and  conditions as Landlord in its sole  discretion
                  may  determine  (including  a term  different  from the  Term,
                  rental  concessions,  and alterations to, and improvement of ,
                  the  Premises);  however,  Landlord  shall not be obligated to
                  relet  the  Premises  before  leasing  other  portions  of the
                  Building. Landlord shall not be liable for, nor shall Tenant's
                  obligations  hereunder be  diminished  because of,  Landlord's
                  failure to relet the  Premises or to collect rent due for such
                  reletting.  Tenant  shall not be entitled to the excess of any
                  consideration   obtained  by  reletting   over  the  Rent  due
                  hereunder.  Re-entry  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 16.(a)(ii).  If
                  Landlord elects to proceed under this Section  16.(a)(ii),  it
                  may at any time elect to  terminate  this Lease under  Section
                  16.(a)(i).

(iii)  Notwithstanding  anything to the  contrary  herein,  Tenant  shall not be
deemed to have waived any  requirements of Landlord to mitigate  damages upon an
Event of Default as required by law.

                             (b) Tenant's Remedies.

(i) Notice and Cure. If Landlord should fail to
                                                              ---------------
                  perform or observe any covenant,  term, provision or condition
                  of this Lease and such default should continue beyond a period
                  of ten (10) days as to a monetary  default or thirty (30) days
                  (or such longer  period as is  reasonably  necessary to remedy
                  such default,  provided  Landlord shall diligently pursue such
                  remedy  until  such  default  is cured)  as to a  non-monetary
                  default,  after in each  instance  written  notice  thereof is
                  given by Tenant to Landlord and Landlord's Mortgagee, then, in
                  any such event Tenant shall have the right (but no obligation)
                  to cure the default,  and Landlord shall reimburse  Tenant for
                  all reasonable sums expended in so curing said default. Tenant
                  specifically  agrees that  Landlord's  Mortgagee may enter the
                  Premises  upon  reasonable  notice  to Tenant to cure any such
                  default  and  that  the  cure  of any  default  by  Landlord's
                  Mortgagee shall be deemed a cure by Landlord under this Lease.

(ii)  Set-off.  If Tenant  obtains a judgment  against  -------  Landlord or any
assignee  for any default by Landlord  under this Lease and (i) Tenant  provided
Landlord's  Mortgagee  notice and  opportunity  to cure as  described in Section
16(b)(i)  above,  (ii) said judgment is final and all rights of appeal have been
exercised or have expired,  and (iii) such  judgment  remains  unsatisfied  upon
thirty (30) days written notice thereof to Landlord's Mortgagee,  Tenant may set
off such judgment against Rent.

PAYMENT; 17. (a) Payment.  Upon any Event of Default by Tenant, Tenant shall pay
to -------
NON-WAIVER  Landlord all costs incurred by Landlord  (including  court costs and
reasonable attorney's fees
                  and expenses) in (1) obtaining possession of the Premises, (2)
                  removing  and  storing   Tenant's  or  any  other   occupant's
                  property, (3) repairing,  restoring,  altering, remodeling, or
                  otherwise putting the Premises into condition  acceptable to a
                  new tenant,  (4) 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),
                  (5)  performing  Tenant's  obligations  which Tenant failed to
                  perform,  and (6)  enforcing,  or  advising  Landlord  of, its
                  rights,  remedies,  and recourses  arising out of the Event of
                  Default.

                                    (b) No Waiver. Acceptance or payment of Rent
                  following  any Event of  Default  shall  not waive any  rights
                  regarding such Event of Default. No waiver by any party of any
                  violation or breach of any of the terms contained herein shall
                  waive any rights  regarding any future  violation of such term
                  or violation of any other term.

LANDLORD'S        INTENTIONALLY DELETED
LIEN

SURRENDER OF 19. No act by Landlord shall be deemed an acceptance of a surrender
of the PREMISES 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,  subject to Landlord's  obligation to
maintain the  Building,  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 13 and 14 shall  control)  excepted,  and shall deliver to
Landlord all keys and/or access cards 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 may remove such additional items
as Landlord may have agreed. Tenant shall repair all damage caused by removal of
any items.  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 19 shall survive the end of the
Term.

HOLDING           OVER 20. 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 the
                  greater of (a) 150% of the daily Basic Rental  payable  during
                  the last month of the Term, or (b) the then prevailing  market
                  rental  rate for leases  then being  entered  into for similar
                  space in Comparable Buildings.

CERTAIN  RIGHTS  21.  Provided  that  the  exercise  of  such  rights  does  not
unreasonably  interfere with RESERVED BY Tenant's occupancy of the Premises, and
upon reasonable  advance notice provided by LANDLORD  Landlord to Tenant (except
in case of emergency), Landlord shall have the following rights:
                                    (a) 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;  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; to interrupt or temporarily suspend
                  Building   services  and   facilities   (Landlord   shall  use
                  reasonable   efforts  to  complete  any  work   requiring  the
                  suspension  of  Building   services  and   facilities   during
                  off-business    hours   when   reasonably   and   commercially
                  practicable  to do so);  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
                  items  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) upon reasonable advance notice, to enter
                  the Premises during Tenant's regular business hours (or at any
                  time when accompanied by a  representative  of Tenant) to show
                  the Premises to prospective  purchasers or lenders, and within
                  the  last six  months  of the  Term to show  the  Premises  to
                  prospective tenants.

SUBSTITUTION      22.  (a) From  time to time  during  the  Term,  Landlord  may
                  substitute  for  the  SPACE   Premises   other   substantially
                  comparable  space  that  has an area at  least  equal  but not
                  greater  than 105% of that of the  Premises  and is located in
                  the  Building  or in any  building  located  in  International
                  Business  Park  which is owned or managed  by  Landlord  or an
                  affiliate of Landlord (the "Substitution Space");

                                    (b) If  Landlord  exercises  such  right  by
                  giving Tenant notice thereof ("Substitution  Notice") at least
                  60 days before the effective date of such  substitution,  then
                  (1) the  description  of the Premises shall be replaced by the
                  description  of the  Substitution  Space;  and  (2) all of the
                  terms  and  conditions  of  this  Lease  shall  apply  to  the
                  Substitution  Space  except  that  (A) if the  then  unexpired
                  balance of the Term shall be less than one year, then the Term
                  shall be  extended so that the Term shall be one year from the
                  Substitution  Effective Date (defined  below),  and (B) if the
                  Substitution  Space  contains  more  square  footage  than the
                  Premises,  then  the  Basic  Rental  then in  effect  shall be
                  increased  proportionately  (provided that such increase shall
                  not exceed 105% of the Basic Rental due for the  Premises) and
                  shall  be  subject  to  adjustment  as  herein  provided.  The
                  effective  date  of  such  substitution   (the   "Substitution
                  Effective   Date")   shall  be  the  date   specified  in  the
                  Substitution  Notice or, if  Landlord  is  required to perform
                  tenant  finish work to the  Substitution  Space under  Section
                  22.(c),   then  the  date  on  which  Landlord   substantially
                  completes  such tenant  finish work. If Landlord is delayed in
                  performing the tenant finish work by Tenant's  actions (either
                  by Tenant's change in plans and  specifications  for such work
                  or otherwise),  then the Substitution Effective Date shall not
                  be  extended  and Tenant  shall pay Rent for the  Substitution
                  Space  beginning  on the date  specified  in the  Substitution
                  Notice;

                                    (c) Tenant may either  accept  possession of
                  the  Substitution  Space  in its "as is"  condition  as of the
                  Substitution  Effective Date or require  Landlord to alter the
                  Substitution  Space in the same  manner as the  Premises  were
                  altered  or  were  to be  altered.  Tenant  shall  deliver  to
                  Landlord  written notice of its election  within ten (10) days
                  after the Substitution Notice has been delivered to Tenant. If
                  Tenant fails to timely deliver notice of its election or if an
                  Event of Default then  exists,  then Tenant shall be deemed to
                  have elected to accept possession of the Substitution Space in
                  its "as is"  condition.  If Tenant  timely  elects to  require
                  Landlord   to  alter   the   Substitution   Space,   then  (1)
                  notwithstanding  Section 22.(b), if the then unexpired balance
                  of the Term is less than three  years,  then the Term shall be
                  extended  so  that it  continues  for  three  years  from  the
                  Substitution  Effective Date, and (2) Tenant shall continue to
                  occupy  the  Premises  (upon all of the  terms of this  Lease)
                  until the Substitution Effective Date;

                                    (d) Tenant shall move from the Premises into
                  the Substitution  Space and shall surrender  possession of the
                  Premises  as  provided  in  Section  19  by  the  Substitution
                  Effective  Date.  If Tenant  occupies the  Premises  after the
                  Substitution  Effective Date,  then Tenant's  occupancy of the
                  Premises shall be a tenancy at will (and, without limiting all
                  other  rights and remedies  available  to Landlord,  including
                  instituting a forcible detainer suit),  Tenant shall pay Basic
                  Rental  for the  Premises  as  provided  in Section 20 and all
                  other  Rent due  therefor  until  such  occupancy  ends;  such
                  amounts  shall  be  in  addition  to  the  Rent  due  for  the
                  Substitution Space; and

                                    (e) If Landlord  exercises its  substitution
                  right,  then  Landlord  shall  reimburse  Tenant for  Tenant's
                  reasonable   out-of-pocket   expenses   for  moving   Tenant's
                  furniture,   equipment,   supplies  ,   telephone   equipment,
                  telephone  lines,   computer  lines,  wiring,  data  circuits,
                  special wiring,  and lieberts units.  from the Premises to the
                  Substitution Space and for reprinting  Tenant's  stationery of
                  the same quality and quantity of Tenant's stationery supply on
                  hand immediately  prior to Landlord's  notice to Tenant of the
                  exercise of this relocation  right. If the Substitution  Space
                  contains  more square  footage than the  Premises,  and if the
                  Premises were  carpeted,  Landlord shall supply and install an
                  equal amount of carpeting  of the same or  equivalent  quality
                  and color.

MISCELLANEOUS 23. (a) Landlord Transfer.  Landlord may transfer,  in whole or in
part, the  -----------------  Project and any of its rights under this Lease. If
Landlord  assigns  its  rights  under  this  Lease  and  such  assignee  assumes
Landlord's obligations  hereunder,  then Landlord shall thereby be released from
any further 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 (including any rents,  profits,  or
other proceeds  therefrom),  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 of such party.

                                    (d)  Brokerage.  Landlord  and  Tenant  each
                  warrant  to the other that it has not dealt with any broker or
                  agent in connection  with the negotiation or execution of this
                  Lease,   other   than   Trammell   Crow   D/FW  and   Colliers
                  International,  whose  commissions  shall be paid by Landlord.
                  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, either Landlord or Tenant shall furnish, within ten (10)
                  business days after  request  therefor,  a signed  certificate
                  confirming  and  containing  such factual  certifications  and
                  representations  as to this Lease as the requesting  party may
                  reasonably request.

                                    (f)   Notices.   All   notices   and   other
                  communications  given  pursuant  to  this  Lease  shall  be in
                  writing and shall be (1) 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,  (2) hand delivered
                  to the  intended  address,  or (3) sent by  prepaid  telegram,
                  cable,  facsimile   transmission,   or  telex  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  Landlord  or Tenant
                  unless such waiver is in writing signed by Landlord or Tenant,
                  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  Landlord  or Tenant to insist upon the
                  performance  by Landlord or Tenant 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) Use of Lobby and/or Common Areas. During the term, and only
                        --------------------------------
                                            on

                  weekends,  holidays,  and between  the hours of 6:00 p.m.  and
                  7:00 a.m. on weekends (other than holidays), Tenant shall have
                  the  right to use the  building  lobby  and/or  common  areas,
                  without  charge,  for  any  Tenant-sponsored   special  event,
                  provided (a) Tenant gives  Landlord  reasonable  prior written
                  notice of the date, time and nature of the event, (b) the date
                  and time of the event do not conflict with another  previously
                  scheduled  event,  (c)  Tenant  reimburses  Landlord  for  all
                  out-of-pocket  expenses Landlord incurs in connection with the
                  event, (d) Tenant indemnifies and holds Landlord harmless from
                  and  against  any and all  claims,  actions,  damages or liens
                  resulting  from  Tenant's  use of lobby and/or  common  areas,
                  including any reasonable attorney's fees incurred by Landlord,
                  (e) Tenant  complies in all respects with  applicable law, (f)
                  Landlord  approves,  in its sole  discretion,  all  aspects of
                  Tenant's  intended  use of the Building  lobby  and/or  common
                  areas,  and (g) Tenant shall not use the Building lobby and/or
                  common areas for such events for more than twelve (12) days in
                  any calendar year.

          (l) 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.

                                    (m) 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.

                                    (n) 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.

(o) Exhibits. The following exhibits hereto are incorporated herein by
                                            --------
                  this reference:

                                            Exhibit  A  -  Outline  of  Premises
                                            Exhibit A-1 - Legal  Description  of
                                            the Land Exhibit B - Building  Rules
                                            and   Regulations    Exhibit   C   -
                                            Operating   Expenses   Exhibit  D  -
                                            Tenant  Finish Work:  Plans  Exhibit
                                            D-1 - Plans/Specifications Exhibit E
                                            - Renewal Option Exhibit F - Parking
                                            Exhibit      G     -      Janitorial
                                            Specifications  Exhibit  H - Signage
                                            Criteria

                                    (o) 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.

(p)  Representations   and  Warranties.   Landlord  and  Tenant  each  represent
------------------------------
and warrant that the person  executing this Lease on its behalf is acting in his
or her capacity as an officer or partner, as applicable,  with due authorization
and authority to bind Landlord or Tenant, as applicable, to this Lease. Landlord
represents  and  warrants  that it has good title to the Project so to fully and
properly lease the Premises to Tenant as provided  herein.  Landlord  represents
and  warrants  that  the  Project  conforms  in  all  material  respects  to all
applicable  laws,  ordinances,  rules and  regulations  generally  applicable to
commercial  office  buildings in Plano,  Texas, as of the date hereof.  Further,
Landlord  represents  and warrants  that, to Landlord's  knowledge,  the Project
contains no hazardous  substances  as currently  defined under  applicable  law,
except  those used in the  operation of the Building and which are being used in
compliance  with  applicable  law. Other than any express  warranties  contained
herein,  neither Landlord nor Tenant make any implied  warranties of any kind or
nature,  and  the  parties  hereby  waive  any  claims  upon  any  such  implied
warranties.

         DATED as of the date first above written.

LANDLORD:                                                     TENANT:

         CB PARKWAY BUSINESS CENTER II, LTD.,        ETHOS COMMUNICATIONS CORP.
         a Texas limited partnership
         By: 14BCO, Inc., general partner

By:
By:

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

Title:

<PAGE>

                                 DAL02:136713.10

                                    EXHIBIT A

                             OUTLINE OF THE PREMISES

<PAGE>

                                                    EXHIBIT A-1

                          LEGAL DESCRIPTION OF THE LAND

BEING a  7.1557  acre  tract of land  situated  in the  Mary A.  Taylor  Survey,
Abstract  No. 897 and the Edwin  Allen  Survey,  Abstract  No. 8, City of Plano,
Collin  County,  Texas and being part of that certain  tract of land conveyed to
Crow-Billingsley  #30,  Ltd. as recorded  in Volume  1690,  Page 296 and further
being  part of that  certain  tract of land  conveyed  to Henry  Billingsley  as
recorded in Collin County Clerk #95-0067322 Deed Records,  Collin County,  Texas
and being more particularly described as follows:

COMMENCING  at a point  for  corner in the  center  line of  Midway  Road  (100'
R.O.W.), said corner also being in the South line of International Parkway (110'
R.O.W.);

THENCE South 89 degrees 3 minutes 56 seconds East, departing said center line, a
distance of 1135.46  feet to a point for corner at the  beginning  of a curve to
the right having a central  angle of 04 degrees 40 minutes 24 seconds,  a radius
of 945.00  feet,  a tangent of 38.56 feet and a chord  bearing  and  distance of
South 86 degrees 43 minutes 34 seconds East, 77.06 feet;

THENCE  along  said  curve  to the  right  and  along  the  said  south  line of
International  Parkway, an arc distance of 77.08 feet to a 5/8" iron set for the
POINT OF BEGINNING of the above mentioned 7.1557 acre tract;

THENCE  continuing  along  said  curve to the right and along said South line of
International  Parkway,  said  curve  having a central  angle of 22  degrees  24
minutes 51  seconds,  a radius of 945.00,  a tangent of 187.24  feet and a chord
bearing  and  distance  of South 73 degrees 07 minutes 11 seconds  East,  367.33
feet, and an arc distance of 369.69 feet to a 5/8" iron rod set for corner;

THENCE South 00 degrees 25 minutes 34 seconds  West,  departing  said South line
and along the East line of said 7.1557 acre tract,  a distance of 836.11 feet to
a 5/8" iron rod set for  corner  in the  North  line of the  Kansas  City  South
Railroad Company (150' R.O.W.);

THENCE  North 84 degrees 38 minutes 45 seconds  West,  along said North line,  a
distance of 353.10 feet to a 5/8" iron rod set for corner, said corner being the
Southwest corner of said 7.1557 acre tract;

THENCE North 00 degrees 23 minutes 14 seconds East,  along the West line of said
tract,  a  distance  of 909.43  feet to the POINT OF  BEGINNING  and  containing
311,702 square feet or 7.1557 acres of land, more or less, and also being all of
those certain tracts of land conveyed to CB PARKWAY  BUSINESS CENTER II, LTD. by
Crow-Billingsley  #30 and Henry  Billingsley  as recorded in Collin County Clerk
#97-0018434 and 97-0018433 Deed Records, Collin County, Texas, respectively.

<PAGE>

                                    EXHIBIT B

                         BUILDING RULES AND REGULATIONS

         The following rules and regulations  shall apply to the Project 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. 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 nails,  hooks or screws (other than those which
are necessary to hang paintings, prints, pictures, or other similar items on the
Premises'  interior  walls)  shall  be  driven  or  inserted  in any part of the
Building except by Building maintenance  personnel.  No curtains or other window
treatments  shall be placed between the glass and any 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  three  keys to such  tenant's  leased
premises free of charge,  with  additional  keys provided at such tenant's cost,
and no tenant shall make a duplicate  thereof.  Security  Building  access cards
shall be provided by Landlord to tenants after  receipt of a $10.00  deposit per
card.

         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 so not to unreasonably interfere
with the use of the Building by Landlord and other  tenants,  and if  reasonably
required by Landlord,  under its  supervision  and control.  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. All damage to the Building caused by the installation, placement, 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.  No tenant shall be
liable for any damage  resulting  solely from the weight of any items  placed in
the Building by such tenant provided such items do not, in the aggregate, exceed
the building weight loads specified by Landlord.

         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 other than animals assisting the disabled 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 the
Building and 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. To ensure orderly  operation of the Building,  no ice,  mineral or
     other water, towels, newspapers, etc. shall be delivered to any leased area
     except by persons approved by Landlord.

         11.  Tenant  shall not 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 not approved in writing in advance by Landlord.

         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. In the event any vending  machines are  maintained  in the Building
for common use by all tenants, no vending or dispensing machines of any kind may
be maintained  in any leased  premises  without the prior written  permission of
Landlord,  which  consent  shall  not  be  unreasonably  delayed,   withheld  or
conditioned.  Any vending machines contained in any leased premises shall be for
the sole use of the applicable tenant, its employees and guests.

         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.  No  smoking  of any  type is  permitted  in any  portion  of the  Building,
including  any portion  thereof  leased by  tenants.  Landlord  shall  designate
smoking areas outside of the Building.

17. No firearms or weapons of any type are permitted upon the Land or within the
Project.

         18.  While at the Project,  Tenant,  its  employees,  agents and guests
shall  behave  in a manner  consistent  with that  expected  in a Class A office
building located in North Dallas.

19. Tenant shall notify Landlord before holding an event in a common area of the
Project or serving alcohol.

<PAGE>

                                    EXHIBIT C

         OPERATING EXPENSES

         1.  Tenant  shall  pay  from  time  to time an  amount  (the  "Excess")
calculated  by  multiplying  (a) the  amount by which the  Basic  Cost  (defined
below),  divided by the Total Rentable Square Feet,  exceeds $5.50 (the "Expense
Stop"),  by (b) the  Rentable  Square  Feet.  The Excess may be  calculated  and
collected annually in arrears on a calendar year basis and, in such event, shall
be due within  thirty  (30) days after  Landlord  furnishes  to Tenant a written
statement (the "Annual Operating  Statement")  reflecting the Basic Cost for the
calendar  year (as may be  adjusted  as provided  herein)  and  calculating  the
Excess,  if any.  Said  statement  shall be  furnished  by  April 1  immediately
following the applicable  calendar year, or as soon  thereafter as  practicable.
Alternatively, Excess may be estimated and collected monthly and then reconciled
against Basic Costs at calendar year end. In such event, Landlord shall make and
notify  Tenant of its good  faith  estimate  of the  Excess  for the  applicable
calendar year (or part thereof),  whereafter,  Tenant shall pay to Landlord,  in
advance on the first day of each calendar  month of such year (or part thereof),
an amount equal to the estimated  Excess divided by 12 (or such lesser number of
months as applicable).  From time to time during any calendar year, Landlord may
re-estimate  the Excess for that calendar year and the monthly  installments  of
Excess  payable by Tenant shall be adjusted  accordingly  so that, by the end of
the  calendar  year in  question,  Tenant  shall  have  paid the full  Excess as
estimated by Landlord  for such year.  The Basic Cost (other than the first year
in which the  Building is  occupied)  and Expense Stop shall be prorated for any
portion of the Term which is less than a full calendar year.

         2. The term "Basic Cost" shall mean all 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 Project  (including the associated  parking  facilities),
determined  in  accordance  with  generally  accepted  federal  income tax basis
accounting  principles  consistently  applied,  including but not limited to the
following:

                  (a) Wages and salaries of all employees engaged on-site in the
Project in the operation,  repair,  replacement,  maintenance,  landscaping  and
security of the  Project,  including  taxes,  insurance  and  benefits  relating
thereto,  such  costs to be  allocated  based on the  relative  rentable  square
footage  of the  buildings  directly  managed  by  these  personnel  if they are
providing services to multiple buildings;

          (b) All supplies and  materials  used in the  operation,  maintenance,
     landscaping, repair, replacement, and security of the Project;

                  (c)  Annual  cost  of all  capital  improvements  made  to the
Project which  although  capital in nature can  reasonably be expected to reduce
the normal operating costs of the Project,  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  federal  income tax basis
accounting principles consistently applied;

                  (d) Cost of all  utilities,  other than the cost of  utilities
paid  directly by Tenant or actually  reimbursed  to Landlord by Tenant or other
Building tenants (including Tenant under Section 4 (b) of the Lease);

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

                  (f) 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 Project (or
its  operation),   excluding,   however,  federal  and  state  taxes  on  income
(collectively,  "Taxes")  (and  Landlord  shall  make  reasonable  and  diligent
efforts, as deemed necessary or appropriate in Landlord's reasonable discretion,
to contest  property  valuations and otherwise  minimize Taxes which may include
retaining a tax  consultant to assist in  determining  the fair tax valuation of
the Project and protesting  any unfair  valuations,  with all  associated  costs
being a Basic  Cost).  Notwithstanding  the  above,  if the  present  method  of
taxation changes so that in lieu of the whole or any part of any Taxes levied on
the  Project,  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;

(g) Cost of repairs, replacements, and general maintenance of the Project, other
than replacement of the roof, foundation and exterior walls of the Building;

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

(i) A management  fee, which may be paid to Landlord or any affiliates  thereof,
as a percentage of the gross scheduled rent of the Building;

                  (j) Costs for  landscaping  and maintaining the medians within
the Park,  such costs to be allocated based on a fraction of which the numerator
is the linear  footage of frontage of the Project to  International  Parkway and
the  denominator  which is the total  linear  footage  of  frontage  in the Park
bounded by the medians;

                  (k) Security  for the  Project,  such costs to be allocated to
each building based on relative rentable square footage when multiple  buildings
are covered by one contract; and

                  (l) A pro rata portion of the salary and  benefits  (including
taxes and insurance) of the employees  located off-site at Landlord's  corporate
offices providing services to the Project,  such costs to be allocated among all
buildings managed by such employees based on rentable square footage.

                  Any Basic Cost incurred in connection with any work performed,
or  services  provided,  to or for the  benefit of one or more of the  buildings
located in the office park of which the Project is a part and commonly  referred
to as the  International  Business  Park  shall be  allocated  between  all such
buildings, including the Building, on a per square foot of rentable area basis.

There are  specifically  excluded  from the  definition of the term "Basic Cost"
costs (1) for  capital  improvements  made to the  Project,  other than  capital
improvements described in Section 2.(c) 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 Project;  (11) repairs or replacements  necessitated by Landlord's  gross
negligence or willful  misconduct;  (12) amounts reimbursed to Landlord pursuant
to any warranty or by any other tenant or third party;  (13) reserves for future
expenses;  (14) late  charges or  penalties  incurred as a result of  Landlord's
failure to pay any bills or charges when due; (15) general  overhead of Landlord
(not  including any goods or services used or provided  directly for the benefit
of the Project);  (16) amounts incurred to remediate any hazardous substances as
defined by  applicable  environmental  law unless  caused in whole or in part by
Tenant, its officers,  employees, agents, contractors or customers; and (17) for
rent or other payment due under any ground lease for any or all the Land.

         3. The Annual Operating  Expense Statement shall include a statement of
Landlord's  actual  Basic Cost for the  previous  year  adjusted  as provided in
Section 4 of this Exhibit.  If Tenant has paid  estimated  Excess and the Annual
Operating  Expense  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  Tenant for such excess  within  thirty (30)
days after delivery of the Annual Operating Expense  Statement;  conversely,  if
Tenant paid less than the actual  Excess,  then Tenant shall pay  Landlord  such
deficiency  within  thirty  (30) days after  delivery  of the  Annual  Operating
Expense Statement.

         4. 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 Variable Basic Costs (defined below) for such period shall, for the purposes
hereof,  be  increased  to the amount  which  would have been  incurred  had the
Building been  occupied to the extent of 95% of the rentable  area  thereof.  As
used  herein,  "Variable  Basic  Costs" means any Basic Cost that is variable in
correlation with the level of occupancy of the Building.

                                    EXHIBIT D

                            TENANT FINISH-WORK: PLANS

<PAGE>

                                 DAL02:136713.10

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.

2. On or before  January  13,  1999,  Landlord  shall  provide to Tenant for its
approval  final working  drawings,  prepared in accordance  with the Space Plans
approved by Tenant and attached  hereto as Exhibit  "D-1",  of all  improvements
that Landlord  proposes to install in the Premises;  such 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.  Landlord
shall require  Tenant's written approval of such plans within three (3) business
days after delivery to Tenant. Further, if any of Tenant's proposed construction
work will  affect the  Building's  heating,  ventilation  and air  conditioning,
electrical,   mechanical,   or  plumbing  systems,  then  the  working  drawings
pertaining  thereto shall be prepared by the Building's  engineer of record.  As
used herein,  "Working Drawings " shall mean the final working drawings provided
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.  Landlord's  preparation and delivery 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 shall,  at Landlord's  request,
sign the Working  Drawings  to evidence  its review and  approval  thereof.  All
changes in the Work must receive the prior written  approval of Landlord.  After
the Working  Drawings have been  approved,  Landlord  shall cause the Work to be
performed in accordance with the Working Drawings.

(c) If a delay in the  performance  of the Work occurs  because of any change by
Tenant to the Space Plans or the Working Drawings,  because of any specification
by Tenant of materials or  installations in addition to or other than Landlord's
standard finish-out  materials,  or if Tenant otherwise delays completion of the
Work,  then,  notwithstanding  any  provision  to the  contrary  in this  Lease,
Tenant's  obligation  to pay Basic  Rental  and  Tenant's  share of  Excess  and
Electrical Costs hereunder shall commence on the scheduled Commencement Date. If
the  Premises  are not ready  for  occupancy  and the Work is not  substantially
completed (as reasonably  determined by Landlord) on the scheduled  Commencement
Date  for any  reason  other  than  the  reasons  specified  in the  immediately
preceding  sentence,  then the obligations of Landlord and Tenant shall continue
in full force and Basic Rental and Tenant's share of Excess and Electrical Costs
shall be abated until the date the Work is substantially  completed,  which date
shall be the Commencement Date.

4. Landlord  shall bear the entire cost of  performing  the Work depicted on the
Space Plans initially submitted to and approved by Tenant. Tenant shall bear the
entire  additional  costs incurred by Landlord in performing the Work because of
an event specified in clauses , , or of this Exhibit.  Tenant shall pay Landlord
an amount equal to 50% of the  estimated  additional  costs of any change to the
Space Plans or the Working Drawings at the time of such change; Tenant shall pay
to Landlord the remaining portion of additional costs incurred in performing the
Work  because  of an event  specified  in  clauses , , or of this  Exhibit  upon
Substantial  Completion of the Work and before  Tenant  occupies the Premises to
conduct business therein.

5. To the extent not  inconsistent  with this  Exhibit,  Section 7 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 E

                                                       RENEWAL OPTION

         1. Provided no Event of Default  exists and Tenant (or any permitted or
approved  assignee or subtenant) is occupying the entire Premises at the time of
such election, Tenant may renew this Lease for one (1) additional period of five
(5) years 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 initial Term. On or before the
expiration of the initial  Term,  Landlord and Tenant shall execute an amendment
to this Lease  extending  the Term on the same  terms  provided  in this  Lease,
except as follows:

(a) The Basic Rental payable for each month during each such extended Term shall
be as
provided below;

(b) Tenant shall have no further  renewal  options unless  expressly  granted by
Landlord in writing; and

         2. Basic  Rental  during the  extended  Term shall be equal to the then
prevailing market rate for leases then being renewed or for new leases of second
generation space then being entered into of equivalent  quality,  size,  utility
and location in Comparable Buildings,  with the length of the extended Term, the
credit  standing  of the  Tenant,  and  any  tenant  inducements  (e.g.,  tenant
improvement allowance) taken into account.

         3. 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
wrongfully  assigns any of its interest in this Lease or wrongfully  sublets any
portion of the Premises, 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 F

                                     PARKING

         Landlord shall provide and Tenant shall be permitted the  non-exclusive
use of one  parking  space for every 247 square  feet of  Rentable  Square  Feet
during the initial Term at no cost. Such parking shall be located in the parking
area associated with the Project (the "Parking Area") and shall be unassigned.

<PAGE>

         EXHIBIT G

         JANITORIAL SPECIFICATIONS

6.JANITORIAL  SERVICE   SPECIFICATIONS  FOR  TENANT  SUITES,   COMMON  AREAS  ON
TENANT-OCCUPIED FLOORS AND TENANT COMPUTER ROOMS.

(a)      Nightly Services

(1) All surface  areas,  desks,  file  cabinets,  counter  tops,  book  shelves,
credenzas,  computer screens and other equipment will be dusted.  Desk tops will
be wiped down but no papers will be moved. All ashtrays and urns will be emptied
and wiped.

(2) All  carpeted  areas will be vacuumed.  Carpets  will be spot cleaned  where
needed.  All hard surface floors will be swept with a dust mop then damp mopped.
(3) All trash receptacles will be emptied and wiped down. Liners will be changed
whenever  necessary.  Garbage  will be taken to the  designated  areas for trash
removal.  (4) All magazines will be straightened.  Glass top desks, glass doors,
partitions,  light  switches  and walls will be cleaned  to remove  smudges  and
fingerprints.

(5) All  stairwells  will be  vacuumed  and  swept  as well as  dusted.  (6) The
elevator will be vacuumed and fingerprints  removed from wall surfaces.  (7) All
kitchen  countertops,  tables and cupboard  doors in break rooms will be cleaned
and  disinfected.  Hand prints and smudges  will be removed from the exterior of
the  refrigerator  as well as any other  appliances.  Microwaves will be cleaned
inside and out.  Sinks and other chrome areas will be cleaned and polished.  (8)
Mugs,  plates and glasses  will be placed in the  dishwasher  and washed only if
they are placed in the break room sink by company employees.  Dishes will not be
removed from the  dishwasher.  (9) All fixtures and  appliances in the restrooms
will be  cleaned  and  sanitized.  All chrome and  mirrors  will be cleaned  and
polished.

(10)              All commodes and urinals will be cleaned with a germicidal
                  disinfectant.  The use of an
----
emulsion bowl cleaner will be used whenever necessary.

(11)            Restroom floors will be cleaned using a germicidal disinfectant.
----
(12)            Light bulbs will be replaced as needed.
----

(b)             Weekly Services

(1)             All pictures and door frames will be dusted.
---
(2)             Partitions and walls in the restrooms will be completely
                wiped down with a germicidal
---
                disinfectant.
(3)             All VCT floors will be buffed.
---

         c.       Monthly Services

                  i.       All mini-blinds and A/C vents will be dusted.
                  ii.      All interior windows will be cleaned.
                  iii.     All VCT floors will be waxed (more often as
                           necessary).

         d.       Quarterly Services

                  i.       All exterior windows will be cleaned.

<PAGE>

                                    EXHIBIT H

         SIGNAGE CRITERIA

SIGN CRITERIA

The  purpose of this sign  criteria is to create a graphic  environment  that is
individual and  distinctive in identity for the Tenant and also  compatible with
other  signs on this and future  buildings.  The total  concept  should  give an
impression  of  quality,  professionalism  and  instill a good  business  image.
Lettering  shall be well  proportioned  and its design,  spacing and  legibility
shall be a major criterion for approval.

The  following  specifications  are to be used  for  the  design  of your  sign;
however,  in all cases,  final written approval must be obtained from the lessor
prior to the manufacturing or installation of any signage. Lessor shall make all
final and controlling determinations concerning any questions of interpretations
of this sign policy.

NOTICE:  Written  approval and conformance  with these  specifications  does not
imply  conformance with local City and County sign ordinances.  Please have your
sign company check with local  authorities  to avoid  non-compliance  with local
codes.

Exterior Signs

A.       REQUIRED SIGNS

         1.       Tenant shall be requested to identify its premises by erecting
                  one (1) sign which shall be attached  directly to the building
                  parapet as described hereinafter.

B.       TYPE OF SIGN

1. Internally  illuminated acrylic faced,  individual letters raceway mounted on
building  face.  Letters  shall  appear black when not  illuminated,  white when
illuminated.

C.       SIZE OF SIGN

1.  Placement:  All signs shall be designed to fit entirely  within a horizontal
band 48 inches high,  from 12 inches below the top of parapet to 60 inches below
the top of parapet, ascending and descending characters included.

2. Sign locations for individual tenants are to be as agreed with Owner. Maximum
allowable areas per building elevation:

   North elevation, north wing (aggregate): 67.5' maximum length, 180 sf. area
   North elevation, south wing (aggregate): 67.5' maximum length, 180 sf. area
   East elevation, north wing (aggregate):135.0' maximum length, 360 sf. area
   East elevation, south wing (aggregate):225.0' maximum length, 600 sf. area
   West elevation, north wing (aggregate):225.0' maximum length, 600 sf. area

         3.       Depth - 6" minimum, or as required to diffuse neon stroke
                   for uniform appearance.

4.  Height - not to exceed  40" .  Multiple  Rows - not to  exceed  40" in total
height including spaces between rows; Minimum Letter Size - 10" .

  D.    TYPE OF SIGN

1. Any style  (block or script)  may be used.  Upper and lower case  letters are
allowed. Lessor will have final review over height increases for script letters.

2. Logos in addition to signage must be approved.  They must be proportionate to
height of parapet and sign and in same color as signage.

        3.       Box type signs will not be permitted.

E.       COLOR OR SIGN

         1.       Signs are to appear black when not illuminated,
                  and white when illuminated.

         2.       Face is to be Rohm & Haas Plexiglass.  Color permitted: as
                  required to provide day black/night
                  white effect.

         3.       Returns:  Flat Black.

         4.       Trim Cap:  1" Flat Black Jewel Lite.
F.       CONSTRUCTION OF LETTERS

         1.       Individual channel letters up to 40" high to have 1/8"
                  plexiglass faces.

         2.       Returns:  .063 aluminum gauge (minimum).

         3.       Backs:  .080 aluminum gauge (minimum).

         4.       No armor plate or wood in the manufactured returns may be used

         5.       Letter fabrication to be welded.  Riveted construction not
                  acceptable.

G.       ILLUMINATION AND WIRING

         1.       All signs must be UL labeled.

         2.       Illumination  shall be with  15mm and 30mm 6500  degree  white
                  neon  tubing,  and shall be  uniform.  Provide  number of neon
                  strokes  adequate to provide uniform lighting across width and
                  length of letter stroke.

         3.       Secondary Wiring - All transformers and secondary wiring are
                   to be concealed behind parapets or
                  within ceiling plenum.

4. Electrical power shall be brought to required  location at Tenant's  expense.
Routing and location of conduit and other required items shall not be visible on
front of parapet.

5. Final electrical connection of sign to transformer box will be performed by a
licensed electrician  approved by Landlord.  Sign timer controls for all tenants
to be set per Landlord requirements.
H.       PLACEMENT AND INSTALLATION

         1.       General Notes

                  a.      Letters are to be located on signage area of building
                           as determined by Landlord.
                  b.       Attachment of signage to meet U.L. Standards.  No
                            exposed wiring is permitted.
                  c.       All fasteners used are to be non-corrosive.
                  d.       Tenant will be responsible for all damage to the
                           building incurred during sign
                           installation or removal.
                  e.       Tenant submittals for lighting approval shall
                           indicate methods of attachment to
                          building face.  Tenants should be aware that building
                           face is 8"  concrete tilt wall.

I.       SUBMITTAL FOR APPROVAL

         1.       Prior to awarding a contract for fabrication and installation,
                  Tenant shall submit three (3)
                                      -----
                  sealed drawings for final review and approval to:

                  Billingsley Property Services
                  Texas Commerce Tower
                  2200 Ross Avenue, Suite 4800 West
                  Dallas, Texas  75201
                  Attention:  Becky Rowland, Property Manager

         2.       Elevation of building fascia and sign shall be drawn using a
                  minimum 1/4"  = 1' - 0"  scale.

         3.       Drawing  shall  indicate the following  specifications:  Type,
                  color and thickness of plexiglass,  type of materials,  finish
                  used on return,  type of  illumination  and  mounting  method.
                  Tenant's sign contractor  shall first visit the site to verify
                  existing  conditions  prior to  preparation  of shop drawings,
                  information   needed  to  prepare  submittals  shall  also  be
                  obtained during the visit.

         4.       Drawings must include fascia cross section showing electrical
                  connections.

J.       PERMITS

         1.       All City permits and approvals from the landlord are required
                  prior to sign fabrication.

K.       WINDOW SIGNS

         1.       No window signs are permitted.

L.       MONUMENT SIGNS

         1.       Tenants shall provide identification signs per Owner's
                  criteria for mounting on monument sign.

         2.       All  single-tenant  buildings,  signs  shall be 10" high metal
                  letters  with black  baked-on  gloss  finish,  in  Universe 67
                  letter style.

3. At  multi-tenant  buildings,  signs shall be 6" high metal letters with black
baked-on gloss finish, in Universe 67 letter style.

M.       SECONDARY ENTRY SIGNS

         1.       Not allowed.

N.       THE FOLLOWING ARE NOT PERMITTED:

         1.       Roof signs or box signs

         2.       Cloth signs hanging in front of business

         3.       Exposed seam tubing

         4.       Animated or moving components

         5.       Intermittent or flashing illumination

         6.       Iridescent painted signs

         7.       Letters mounted or painted directly on illuminated panels

         8.       Signs or letters painted directly on any surface except
                  as herein provided

         9.       The names, stamps or decals of manufacturers or installers
                  shall not be visible except for
         technical data (if any) required by governing authorities.

Interior Signs

A.       Interior signs identifying fixed building elements, and two building
          directions identifying Tenant Names
         and Suite Numbers, will be provided by Landlord.

1.       Signs Included:

         a.       Building Directory (Lobby)
         b.       Building Directory (South Vestibule)
         c.       Suite Number Identification
         d.       Stair Identification
         e.       Toilet Room Identification
         f.       Identification of Mechanical Spaces
         g.       Emergency Egress Directions

B.  Tenant  Identification  signs for suite  entries  are to be provided by each
tenant.  These are to be wall mounted adjacent to entrance doors.  Sign size and
location shall comply with all local codes and ordinances, as well as ADA/TAS.

1. Size: 24 inches high maximum;  48 inches wide maximum; 4 sf. maximum overall,
as defined by a rectangle  surrounding a regularly shaped sign, or as defined in
the case of an  irregularly  shaped sign by a rectilinear  perimeter of not more
than eight (8)  straight  lines  enclosing  the extreme  limits of any figure or
character.

2. Color: At tenant's option subject to approval by Landlord.

3. Illumination:  Not Allowed. 4. Content: Text and logos acceptable, subject to
size limitations.

C. Tenant signs within tenant space provided by tenant if desired.  Size, color,
configuration,  illumination  and content at Tenant's option subject to approval
by Landlord.

July 23, 1997DAL02:136713.10

                                TABLE OF CONTENTS

Basic Lease Information

                                                                            Page

Lease Date                                                                   iii
Tenant                                                                       iii
Tenant's Address                                                             iii
Tenant's Contact                                                             iii
Landlord                                                                     iii

Landlord's Address                                                           iii
Landlord's Contact                                                           iii
Premises                                                                     iii
Term                                                                         iii
Basic Rental                                                                 iii
Security Deposit                                                             iii
Rent                                                                         iii
Permitted Use                                                                iii
Tenant's Proportionate Share                                                 iii
Construction Allowance                                                        iv
Comparable Buildings                                                          iv

Lease Agreement

Definitions and Basic Provisions                                               1
Lease Grant                                                                    1
Term                                                                           1
Rent                                                                           1
Security Deposit                                                               2
Landlord's Obligations                                                         2
Improvements; Alterations; Repairs; Maintenance                                4
Use                                                                            5
Assignment and Subletting                                                      6
Insurance; Waivers; Subrogation; Indemnity                                     7
Subordination; Attornment; Notice to Landlord's Mortgagee                      7
Rules and Regulations                                                          8
Condemnation                                                                   8
Fire or Other Casualty                                                         9
Events of Defaul                                                               9
Remedies                                                                      10
Payment; Non-Waiver                                                           11
Landlord's Lien                                                               11
Surrender of Premises                                                         12
Holding Over                                                                  12
Certain Rights Reserved by Landlord                                           12
Substitution Space                                                            13
Miscellaneous                                                                 14

         Exhibits

         Exhibit A         Outline of the Premises
         Exhibit A-1       Legal Description of the Land
         Exhibit B         Building Rules and Regulations
         Exhibit C         Operating Expenses
         Exhibit D         Tenant Finish Work: Plans
         Exhibit D-1       Plans/Specifications
         Exhibit E         Renewal Option
         Exhibit F         Parking
         Exhibit G         Janitorial Specifications
         Exhibit H         Signage Criteria

                              List of Defined Terms

                                          Page

ADA                                        4
Annual Electrical Cost Statement           1
Annual Operating Statement Exh. C
Basic Cost        Exh. C
Basic Lease Information                    1
BOMA                                     iii
Building                                 iii
Building Systems                           3

Casualty                                   9
Commencement Date iii,                     1
Comparable Buildings                      iv
Construction Hard Costs    Exh. D
Construction Allowance     iv, Exh. D
Controllable Expenses      Exh. C
Damage Notice                              9
Electrical Costs                           1
Event of Default                           9
Excess                                  Exh. C
Expense Stop                            Exh. C
Initial Liability Insurance Amount         7
Land                                      iii
Landlord                                  iii, 1
Landlord's Mortgagee                       8
Lease                                      1
Loss                                      6
Mortgage                                  7
Park                                      iii
Parking Area                          Exh. F
Permitted Transfer                         6
Premises                                 iii
Primary Lease                              7
Project                                  iii
Rentable Square Feet                     iii
Rentable Square Foot                     iii
Security Deposit  iv,                      2
Shell Construction                    Exh. D
Substantial Completion                Exh. D
Substitution Effective Date               12
Substitution Notice                       12
Substitution Space                        12
Taking                                     8
Taxes    2,                              Exh. C
Tenant                                   iii, 1
Total Construction Costs   Exh. D
Total Rentable Square Feet               iii
Total Rentable Square Foot               iii

Transfer                                   6
Work                                     Exh. D
Working Drawings                          Exh. D

<PAGE>

                             BASIC LEASE INFORMATION

                        Lease Date: January________, 1999

                       Tenant: Ethos Communications Corp.

              Tenant's Address: 6404 International Parkway, Suite

                                2200 Plano, Texas

                                      75093

                Contact: Robert W. Crull Telephone: 405-752-4473

         Landlord: CB Parkway Business Center II, Ltd., a Texas limited
                                  partnership
                Landlord's Address: 2200 Ross Avenue, Suite 4800
                                  West Dallas,

                                   Texas 75201

                    Contact: Becky Rowland Telephone: (214)754-1751

Premises:  Suite No.2200,  in the office building (the "Building") located or to
be -------- located on the land described as International Business Park, Plano,
Collin County,  Texas, and whose street address is 6404  International  Parkway,
Plano, Texas 75093, as particularly  described in Exhibit A-1 (the "Land").  The
----  Building  and Land  together  comprise  the  "Project".  The  Premises are
outlined  -------  on the plan  attached  to the  Lease as  Exhibit  A and shall
contain approximately 3,349 square feet of rentable area ("Rentable Square Feet"
or  singularly  ---------------------  "Rentable  Square  Foot").  The  Building
contains  approximately  117,654 of total  ---------------------  square feet of
rentable    area    ("Total     Rentable     Square    Feet"    or    singularly
--------------------------  "Total Rentable Square Foot"). As soon as reasonably
practicable, the  ---------------------------  rentable area shall be calculated
and confirmed by Landlord's  architect  utilizing the American National Standard
Method for  Measuring  Floor  Area in Office  Buildings,  ANSI Z65.1 - 1996,  as
adopted by the Building Owners and Managers Association  International  ("BOMA")
and the actual  Rentable  Square Feet,  Total Rentable  Square Feet and Tenant's
Proportionate Share shall be adjusted as necessary based upon such calculations.
In the event of any adjustment to Rentable  Square Feet,  Total Rentable  Square
Feet or Tenant's  Proportionate  Share,  Landlord  and Tenant  shall  execute an
amendment to the Lease  confirming  the  adjusted  Rentable  Square Feet,  Total
Rentable Square Feet and Tenant's Proportionate Share.

Term:  Commencing March 15, 1999 (the  "Commencement  Date"), and ending at 5:00
p.m.  -----------------  March 31,  2005,  subject  to earlier  termination  and
extension as provided in the Lease.

<TABLE>

<S>                                 <C>                  <C>                    <C>

Basic Rental:                       Months           Annual Rate per            Basic Monthly Rental
                                    ------                                      --------------------
                                                              Rentable Square Foot

                                    1-72                               $21.00                    $5,860.75
</TABLE>

Security  Deposit:  $5,860.75  due upon  execution of the Lease as referenced in
Section 5 of the Lease

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

Permitted Use:             General office use.

Tenant's  2.84648%  (which is the  percentage  obtained by dividing the Rentable
Proportionate  Share:  Square Feet by the Total Rentable  Square Feet;  Tenant's
Proportionate  Share is subject to adjustment upon  confirmation of the Rentable
Square Feet and Total Rentable Square Feet as provided above)

Construction      Allowance:        Turn key per plans attached as Exhibit "D-1"

Comparable                          Buildings:  As used  herein or in the Lease,
                                    the term  "Comparable  Buildings" shall mean
                                    those low-rise  garden style,  multi-tenant,
                                    commercial office buildings  completed on or
                                    after January 1, 1997,  which are comparable
                                    to the  Building in size,  design,  quality,
                                    use,  and tenant mix,  and which are located
                                    in the same market  area  (i.e.,  Plano area
                                    North of Frankford,  East of I-35E,  West of
                                    Preston Road and South of State Hwy. 121).

The foregoing Basic Lease  Information is  incorporated  into and made a part of
the related lease (the "Lease").  If any conflict exists between any Basic Lease
Information and the Lease, then the Lease shall control.

                                                LANDLORD:

                                          CB PARKWAY BUSINESS CENTER II, LTD.,
                                            a Texas limited partnership

                                      By: 14BCO, Inc., a Texas corporation, its

general partner

                           By:

Name:
           Title:
              TENANT:
         ETHOS COMMUNICATIONS CORP.

By:
---
Name:
Title:

<PAGE>

          THIS LEASE  AGREEMENT  (this  "Lease")  is entered  into as of January
     _____,  1999  between  ----- CB PARKWAY  BUSINESS  CENTER II, LTD., a Texas
     limited partnership ("Landlord"), and Ethos -------- Communications Corp.

     ("Tenant"). ------

DEFINITIONS 1. The definitions and basic provisions set forth in the Basic Lease
Information AND BASIC (the "Basic Lease  Information")  executed by Landlord and
Tenant contemporaneously

                                 -----------------------
PROVISIONS  herewith are incorporated  herein by reference for all purposes.  To
the extent of any conflict between the Basic Lease Information and any provision
contained in this Lease, this Lease shall control.

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

TERM 3. The Term shall commence March 15, 1999 (the  "Commencement  Date"),  and
end at  -----------------  5:00 p.m. March 31, 2005 subject to adjustment due to
delays  caused by  Landlord  as  provided in Exhibit D or renewal as provided in
Exhibit E.  Landlord  shall  deliver  possession  of the Premises to Tenant upon
execution  hereof.  By occupying  the  Premises,  Tenant shall be deemed to have
accepted  the  Premises  in their  condition  as of the date of such  occupancy,
subject to Landlord's  completion of any related punch-list items.  Tenant shall
execute  and  deliver  to  Landlord,  within ten (10) days  after  Landlord  has
requested same, a letter  confirming (1) the Commencement  Date, (2) that Tenant
has accepted  the  Premises,  and (3) that  Landlord  has  performed  all of its
obligations with respect to the Premises.

RENT 4. (a) Payment.  Tenant shall timely pay to Landlord the Rent -------------
without deduction or set off (except as otherwise expressly provided herein), 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 full monthly installment of Basic
Rental  shall be payable  contemporaneously  with the  execution  of this Lease;
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 partial
month at the  beginning  or end of the Term  shall be  prorated  based  upon the
number of days within the Term during the partial  month  multiplied by 1/365 of
the then current annual Basic Rental and shall be due on or before the fifth day
immediately  preceding the Commencement  Date, or first day of the last calendar
month of the Term, as applicable.

                                    (b)  Electrical  Costs.  Tenant shall pay to
                  Landlord an amount equal to the product of (1) the cost of all
                  electricity   used  by  the  Project   ("Electrical   Costs"),
                  multiplied by (2) Tenant's  Proportionate  Share.  Such amount
                  shall  be  payable  monthly  based  on  Landlord's  reasonable
                  estimate of the amount due for each month, and shall be due on
                  the  Commencement  Date and on the first day of each  calendar
                  month thereafter.

                                    (c) Annual  Electrical  Cost  Statement.  By
                  April 1 of  each  calendar  year,  or as  soon  thereafter  as
                  practicable,  Landlord  shall furnish to Tenant a statement of
                  Landlord's  actual  Electrical  Costs (the "Annual  Electrical
                  Cost Statement") for the previous year adjusted as provided in
                  Section  4.(d),  which shall include a  reconciliation  of the
                  actual amount  Tenant owes for its share of  Electrical  Costs
                  against the estimated  amount  collected from Tenant.  If such
                  reconciliation  shows that  Tenant  paid more than owed,  then
                  Landlord  shall  reimburse  Tenant  by  check or cash for such
                  excess  within  thirty (30) days after  delivery of the Annual
                  Electrical  Cost  Statement;  conversely,  if Tenant paid less
                  than it owed,  then Tenant shall pay Landlord such  deficiency
                  within   thirty  (30)  days  after   delivery  of  the  Annual
                  Electrical Cost Statement.

                                    (d)  Adjustments to Electrical  Costs.  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  Electrical  Costs for such period
                  shall,  for the  purposes  hereof,  be increased to the amount
                  which would have been  incurred had the Building been occupied
                  to the extent of 95% of the rentable area thereof.

           (e)      Delinquent Payment.  If any payment required by Tenant under
                                                     ------------------
                  this Lease is not paid when due,  Landlord may charge Tenant a
                  fee  equal  to 5%  of  the  delinquent  payment  to  reimburse
                  Landlord  for  its  cost  and  inconvenience   incurred  as  a
                  consequence  of  Tenant's  delinquency.  In no event shall the
                  charges permitted under this section 4(e) 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.

                                    (f)  Taxes.  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 ten (10) days of demand,
                  that part of such taxes for which Tenant is primarily liable.

              (g)  Excess.  Tenant shall pay the Excess in the Basic Cost over
                                                     ------
                  the Expense Stop as such terms are defined in Exhibit C.

SECURITY 5. Contemporaneously with the execution of this Lease, Tenant shall pay
to DEPOSIT Landlord, in immediately available funds, the Security Deposit, which
shall be held by Landlord  without  liability  for  interest and as security for
performance by Tenant of its obligations  under this Lease. The Security Deposit
is not an advance  payment of Rent or a measure or limit of  Landlord's  damages
upon an Event of Default (defined  below).  Landlord may, from time to time upon
notice to Tenant and without prejudice to any other remedy, use all or a part of
the Security Deposit to perform any obligation  which Tenant was obligated,  but
failed to perform  hereunder.  Following  any such  application  of the Security
Deposit,  Tenant  shall pay to Landlord on demand the amount so applied in order
to restore the Security Deposit to its original amount. Within a reasonable time
after the expiration of the Term, as may have been extended, provided Tenant has
performed all of its obligations hereunder,  Landlord shall return to Tenant the
balance of the Security Deposit not applied to satisfy Tenant's obligations.  If
Landlord  transfers its interest in the  Premises,  then Landlord may assign the
Security Deposit to the transferee and Landlord thereafter shall have no further
liability for the return of the Security Deposit.

LANDLORD'S 6. (a) Services;  Maintenance.  Landlord  shall furnish to Tenant (1)
water
                                            ---------------------
OBLIGATIONS (hot and cold) at those points of supply provided for general use of
tenants of the Building;  (2) heated and refrigerated  air  conditioning  from 7
a.m. to 7 p.m.  Monday through  Friday and 7 a.m. to 1 p.m. on Saturday  (except
for New Years Day. Memorial Day,  Independence Day, Labor Day,  Thanksgiving Day
and the Friday following  Thanksgiving Day and Christmas Day which days shall be
collectively referred to herein as Holidays) sufficient to maintain temperatures
during  these  hours in the range of from 70  degrees  Fahrenheit  to 78 degrees
Fahrenheit;  (3)  janitorial  service to the  Premises  on  weekdays  other than
holidays  (Landlord  reserves  the  right to bill  Tenant  separately  for extra
janitorial service required for any special improvements  installed by or at the
request of Tenant) such  janitorial  services to be generally in accordance with
those services  described on Exhibit G; (4)  non-exclusive  elevator for ingress
and egress to the floors on which the Premises are located;  (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)
electrical  current  (subject  to  Tenant's  obligation  to  pay  its  share  of
Electrical  Costs  as  provided   herein).   If  Tenant  desires  heat  and  air
conditioning at any time other than times herein designated, such services shall
be supplied to Tenant upon  reasonable  advance  notice and Tenant  shall pay to
Landlord  $40.00 per hour (minimum two hours) for each additional hour (prorated
and rounded up to the nearest  quarter hour) such  services are  provided,  such
amount  being  payable  within ten (10) days of receipt of an invoice  therefor.
Landlord's obligation to furnish services under this Section shall be subject to
the rules,  regulations and other  conditions or requirements of the supplier of
such services

                  and any applicable governmental entity or agency.

     (b) Maintenance. Landlord shall maintain all Shell Construction items,
                                            -----------
Building  Systems  (defined  below),  and Building  common areas  including  all
parking  areas and  landscaping,  in good order and  condition as customary  for
Comparable Buildings. "Building Systems" shall include all electrical, plumbing,
and air  conditioning  systems within the Building which either were included in
the Shell  Construction or which were installed by Tenant pursuant to this Lease
and which meet the following  requirements:  (i) properly  approved by Landlord;
(ii) installed in conformance with all plans and  specifications  as approved by
Landlord;  (iii)  Tenant  shall have  informed  Landlord in writing of the name,
address,  phone number and contact person of the contractor  responsible for the
installation  of such  system;  (iv) Tenant  shall have  assigned in writing all
contractor's and manufacturer's warranties received by Tenant in connection with
such  system;   and  (v)  in  connection  with  Tenant's   contracting  for  the
installation thereof,  Landlord shall have been expressly named as a third party
beneficiary  to, and shall have been  provided  copies of, such contract and any
related warranties.  Notwithstanding the foregoing, "Building Systems" shall not
include any  improvements  made to or within the Premises  which differ from the
base building systems or are otherwise specialized to Tenant's use and occupancy
of the Premises and not customary for office tenants in Comparable Buildings.

            (c) Excess Electrical Use. Landlord shall use reasonable
                                                     ---------------------
                  efforts  to  furnish   electrical   current   for   computers,
                  electronic data processing  equipment,  special  lighting,  or
                  other  equipment  that requires more than 120 volts,  or other
                  equipment whose electrical energy  consumption  exceeds normal
                  office usage,  through any existing feeders and risers serving
                  the  Building and the  Premises.  Tenant shall not install any
                  electrical  equipment  requiring  special  wiring or requiring
                  voltage in excess of 120 volts or otherwise 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  request,  be installed by
                  Landlord  (unless  otherwise  agreed by  Landlord) at Tenant's
                  expense,  if, in Landlord's  sole and absolute  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 ten (10) days after Landlord has
                  delivered  to  Tenant  an  invoice  therefor.  At the  time of
                  Tenant's submission of plans and specifications for Landlord's
                  approval  pursuant  to  Section 7 herein or  Exhibit D to this
                  Lease,  Landlord and Tenant  shall  cooperate in good faith to
                  identify  any  fixtures,  equipment  and/or  appliances  to be
                  installed or placed in the Premises which fixtures,  equipment
                  or appliances would exceed the normal and customary electrical
                  use and  consumption  of typical  office tenants in Comparable
                  Buildings,  would affect the temperature  otherwise maintained
                  by the air  conditioning  system,  or would  require  electric
                  capacity in excess of any planned or existing feeders, risers,
                  or wiring to the Premises.  Landlord  shall install as part of
                  the original  Tenant  Improvements  described in Exhibit "D" a
                  separate meter for the supplemental  air conditioning  unit in
                  Tenant's computer room.

                                    (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 the next sentence,
                  entitle  Tenant  to  any  abatement  of  Tenant's  obligations
                  hereunder.   However,  if  Tenant  is  prevented  from  making
                  reasonable  use of all or a portion of the  Premises  for more
                  than   thirty   (30)   consecutive   days   because   of   the
                  unavailability  of any  such  service,  Tenant  shall,  as its
                  exclusive remedy  therefor,  be entitled to abatement of Rent,
                  or the pro rata portion  thereof  equivalent to the portion of
                  the Premises  rendered  unusable to the entire  Premises,  for
                  each  consecutive day (after such thirty (30) day period) that
                  Tenant  is so  prevented  from  making  reasonable  use of the
                  Premises or the applicable portion thereof.

                                    (e) Access.  Subject to any  Building  rules
                  and regulations,  necessary  repairs and maintenance,  and any
                  events  beyond  Landlord's   reasonable  control  which  would
                  prevent  access,  Tenant  shall  have  access to the  Premises
                  twenty-four  (24)  hours a day,  seven  (7)  days a week.  The
                  Building  shall  include   twenty-four  (24)  hour  access  by
                  security  card which  cards  shall be  provided to Tenant upon
                  payment of a $10 refundable deposit per card.

IMPROVEMENTS;  7. (a) Improvements;  Alterations. No improvements or alterations
in or ------------------------- ALTERATIONS; upon the Premises, including not by
limitation  paint,  wall coverings,  floor coverings,  light REPAIRS ; fixtures,
window treatments,  signs, advertising, or promotional lettering or other media,
shall MAINTENANCE be installed or made by Tenant except 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  or
delayed  except that  Landlord  may  withhold  approval of any  improvements  or
alterations  which it  determines,  in its sole  opinion,  will  materially  and
adversely  affect any  structural or aesthetic  (only to the extent visible from
outside  the  Premises  or common  areas)  aspect of the  Building  or  Building
Systems.  All  improvements and alterations  (whether  temporary or permanent in
character) made in or upon the Premises, either by Landlord or Tenant, shall (i)
comply with all applicable laws, ordinances,  rules and regulations, and (ii) be
Landlord's  property  at the end of the Term and shall  remain  on the  Premises
without  compensation  to Tenant unless prior to  installation,  Tenant provides
Landlord  with  written  notice of all items  which may be removed by Tenant and
Landlord  consents  to such  removal  in  advance.  Such  consent  shall  not be
unreasonably  withheld  provided Landlord may condition such consent as it deems
reasonably necessary including not by limitation requiring Tenant to replace any
items  upon  removal  with  similar  items  comparable  to any such items in the
Building or, if not applicable, then Comparable Buildings.  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 warrants and agrees that it shall complete the
Building Shell Construction in compliance with all then applicable  governmental
laws,  rules and  regulations,  including not by limitation  the Americans  with
Disabilities Act of 1990 ("ADA").  Thereafter,  notwithstanding  --- anything in
this Lease to the contrary,  Tenant shall be responsible  for all costs incurred
to cause  the  Premises  to comply  with any such  laws,  rules or  regulations,
including not by limitation the retrofit requirements of ADA, as may be amended.

                                    (b) Tenant Repairs; Maintenance.  Except for
                  those  janitorial  services  to be  provided  by  Landlord  as
                  expressly  provided in this Lease,  Tenant shall  maintain its
                  personal  property and all  improvements or alterations to the
                  Premises other than those items included in Shell Construction
                  (which shall be  maintained  by  Landlord)  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 Project caused by
                  Tenant or Tenant's agents, contractors, or invitees. If Tenant
                  fails to make such repairs or replacements within fifteen (15)
                  days after the occurrence of such damage, then Landlord,  upon
                  written  notice  to  Tenant,  may make  the  same at  Tenant's
                  expense,  which shall be payable to  Landlord  within ten (10)
                  days  after  Landlord  has  delivered  to  Tenant  an  invoice
                  therefor.

                                    (c)  Performance of Work. All work described
                  in this  Section 7 shall be  performed  only by Landlord or by
                  contractors   and   subcontractors   approved  in  writing  by
                  Landlord.    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.  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 structure of the Building, or plumbing,  electrical lines,
                  or  other   utility   transmission   facilities   or  Building
                  mechanical  systems.  All  such  work  which  may  affect  the
                  Building's electrical,  mechanical,  plumbing or other systems
                  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 Project
                  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  thirty  (30) 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 ten (10) days after Landlord has delivered
                  to Tenant an invoice therefor.

USE 8. Tenant shall 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 (i)
any use which is disreputable,  (ii) creates  extraordinary fire hazards,  (iii)
results in an increased  rate of insurance on the Building or its  contents,  or
(iv) 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,
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 Project.

ASSIGNMENT  9.  (a)  Transfers;  Consent.  Other  than  permitted  transfers  as
described

                                            ------------------
AND SUBLETTING  below,  Tenant shall not,  without the prior written  consent of
Landlord, (1) advertise that any portion of the Premises is available for lease,
(2) assign,

                  transfer,  or  encumber  this Lease or any estate or  interest
                  herein whether  directly or by operation of law, (3) 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,
                  (4) sublet any portion of the Premises, (5) grant any license,
                  concession,  or other right of occupancy of any portion of the
                  Premises, or (6) permit the use of the Premises by any parties
                  other  than  Tenant  (any of the  events  listed  in  Sections
                  9.(a)(2)  through  9.(a)(6)  being a  "Transfer").  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;   and  general   references
                  sufficient  to  enable  Landlord  to  determine  the  proposed
                  transferee's reputation and character.  Landlord shall respond
                  in writing to Tenant's  request for a Transfer within ten (10)
                  business days of receipt of written request  therefor.  Tenant
                  shall  reimburse  Landlord  for its  attorneys'  fees  (not to
                  exceed  $1,000 per  request)  and other  expenses  incurred in
                  connection  with  considering any request for its consent to a
                  Transfer.  Landlord shall not unreasonably withhold,  delay or
                  condition  its consent  except that  Landlord  may withhold or
                  condition  its consent if it  reasonably  determines  that the
                  proposed  transferee or its use  (including  not by limitation
                  the  number  of  employees,   hours  of   operation,   parking
                  requirements,    electrical   or   other    Building    system
                  requirements,  conflicts or competition with existing tenants)
                  is   unacceptable,   would   burden  the   Building,   or  are
                  incompatible  with the Building or its occupants.  If Landlord
                  consents to a proposed Transfer,  then the proposed transferee
                  shall  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.  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.  Landlord's consent to any Transfer
                  shall  not  waive  Landlord's  rights  as  to  any  subsequent
                  Transfers. If an Event of Default occurs 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 Tenant's receipt of
                  notice from Landlord to do so; however,  Landlord shall not be
                  obligated  to  accept   separate   Rent   payments   from  any
                  transferees  and may require that all Rent be paid directly by
                  Tenant.

              (i) Permitted Transfers. Tenant shall be permitted to
                                                     -------------------
                  periodically  sublet portions of the Premises or to assign its
                  rights to any parent or wholly-owned  subsidiary  entity,  any
                  organization  resulting from a merger or a consolidation  with
                  the Tenant,  or any  organization  succeeding  to the business
                  assets of the Tenant,  provided  the  Premises  continue to be
                  used solely for the  Permitted  Use,  the business and parking
                  requirements  of the  subtenant or assignee are  substantially
                  the  same as  Tenant  and the net  worth of the  subtenant  or
                  assignee  is at  least  $100,000,000.  Tenant  shall  promptly
                  notify  Landlord  in  writing  within ten (10) days after such
                  assignment or subletting.

                                    (b)  Additional  Compensation.  Tenant shall
                  pay  to  Landlord,   immediately  upon  receipt  thereof,  all
                  compensation  received by Tenant for a Transfer  that  exceeds
                  the Rent  allocable  to the  portion of the  Premises  covered
                  thereby.  Tenant shall hold such amounts in trust for Landlord
                  and pay them to Landlord within ten (10) days after receipt.

                                    (c)   Cancellation.   Landlord  may,  within
                  twenty (20) days after  submission of Tenant's written request
                  for  Landlord's  consent  to a Transfer  (excluding  Permitted
                  Transfers),  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,  all
                  unamortized  tenant  improvements  and  unamortized  brokerage
                  commissions  (amortized  on a  straight-line  basis  over  the
                  initial  Term of the Lease)  paid or payable  by  Landlord  in
                  connection  with this Lease to the  brokerage  firms listed in
                  Section  23.  (d) that are  allocable  to such  portion of the
                  Premises.  Thereafter,  Landlord may lease such portion of the
                  Premises  to the  prospective  transferee  (or  to  any  other
                  person) without liability to Tenant.  In such event,  prior to
                  the  effective  date  of  such  termination,  and  subject  to
                  Landlord's  direction and supervision,  Tenant shall be solely
                  responsible  for the cost and  construction of a wall demising
                  the remaining  Premises from the portion of the Premises as to
                  which the Lease is terminated.

INSURANCE;  10. (a) Insurance.  Tenant shall at its expense procure and maintain
WAIVERS;  ---------  throughout the Term the following insurance  policies:  (1)
comprehensive  general liability  SUBROGATION;  insurance in amounts of not less
than a combined  single limit of $2,000,000  (the INDEMNITY  "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,  and (2) insurance  covering
the full  value of  Tenant's  property  and  improvements,  and  other  property
(including  property of  others),  in the  Premises.  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  coverage  required  hereunder,  and Tenant shall obtain a written
obligation  on the part of each  insurance  company to notify  Landlord at least
thirty (30) days before cancellation or a material change of any such insurance.
All such  insurance  policies  shall be in form,  and be  issued  by  companies,
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.

                           (b)  Waiver  of  Claims;   No  Subrogation.   Neither
                  Landlord nor Tenant shall have any  liability to the other for
                  any damage or injury to the  property  of  Landlord or Tenant,
                  including  the  Building  and  Tenant   Improvements   in  the
                  Premises,  arising  from or caused  by any  cause  customarily
                  insured  against under a standard  fire and extended  casualty
                  insurance  policy,   even  if  caused  by  the  negligence  of
                  Landlord, Tenant, or their shareholders,  partners,  officers,
                  or  employees,  and  no  insurer  shall  have  any  rights  to
                  subrogation with respect to the foregoing.  Landlord shall not
                  be liable or  responsible  to Tenant for any loss or damage to
                  any property or person  occasioned by theft,  fire,  casualty,
                  vandalism,  acts  of  God,  public  enemy,  injunction,  riot,
                  strike,  inability to procure  materials,  insurrection,  war,
                  court  order,  requisition  or order of  governmental  body or
                  authority,  or for any other causes beyond Landlord's control.
                  All goods,  property or personal  effects  stored or placed by
                  Tenant in or about the  Building or  Premises  shall be at the
                  sole risk of Tenant.

                                    (c)  Indemnity.  Each party shall  indemnify
                  and hold  harmless  the  other  from and  against  any and all
                  claims,  demands,   liabilities,   causes  of  action,  suits,
                  judgments,  and expenses  (including  attorney's fees) arising
                  from and for  injury to third  persons  or damage of  property
                  owned  by  third  persons  and  caused  by the  negligence  or
                  intentional torts of the indemnifying party.

SUBORDINATION;  11. (a)  Subordination.  This Lease shall be  subordinate to any
deed of trust, ------------- ATTORNMENT;  mortgage, or other security instrument
(a "Mortgage"), or any ground lease, -------- master NOTICE TO lease, or primary
lease (a "Primary Lease"), that now or ------- ----- hereafter covers all or any
LANDLORD'S  part of the Premises (the mortgagee under any Mortgage or the lessor
under  any  Primary  MORTGAGEE  Lease  is  referred  to  herein  as  "Landlord's
----------  Mortgagee").  Landlord shall use  reasonable  efforts to obtain from
--------- Landlord's Mortgagee,  both existing and future, and deliver to Tenant
a  non-disturbance  agreement  for the  benefit  of Tenant in a form  reasonably
acceptable to Landlord, Landlord's Mortgagee, and Tenant.

                                    (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.

                                    (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  a  period  to  perform
                  Landlord's obligations hereunder, which period shall equal the
                  cure period applicable to Landlord hereunder.

RULES             AND 12. Tenant shall comply with the rules and  regulations of
                  the Building which are REGULATIONS  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.

CONDEMNATION 13. (a) Taking - Landlord's and Tenant's Rights. If any part of the
Project

                     ---------------------------------------
(including  parking) is taken by right of eminent domain for a period  exceeding
ninety  (90) days or  conveyed  in lieu  thereof (a  "Taking"),  and such Taking
prevents Tenant from conducting

                                                       ------
its  business  from the  Premises  in a  manner  reasonably  comparable  to that
conducted  immediately  before such Taking,  then  Landlord may, at its expense,
relocate Tenant to similar office space within any Comparable  Building owned or
under the control of Landlord.  Landlord shall notify Tenant of its intention to
do so within  thirty  (30)  days  after the  Taking.  Rent  shall be abated on a
reasonable basis as to that portion of the Premises rendered untenantable by the
Taking until  relocation.  Such relocation may be for a portion of the remaining
Term or the entire Term.  Landlord shall complete any such relocation within 180
days after Landlord has notified Tenant of its intention to relocate Tenant.  If
Landlord does not elect to relocate  Tenant  following such Taking,  then Tenant
may terminate  this Lease as of the date of such Taking by giving written notice
to  Landlord  within  sixty  (60)  days  after  the  Taking,  and Rent  shall be
apportioned as of the date of such Taking.  If Landlord does not relocate Tenant
and  Tenant  does not  terminate  this  Lease,  then  Rent  shall be abated on a
reasonable basis as to that portion of the Premises rendered untenantable by the
Taking.  Upon the occurrence of a Taking, Rent shall be adjusted on a reasonable
basis from the first day of the Taking until

                  such termination.

                                    (b)  Taking  -  Landlord's  Rights.  If  any
                  material portion, but less than all, of the Project or related
                  parking  becomes  subject  to a  Taking,  or  if  Landlord  is
                  required to pay any of the  proceeds  received for a Taking to
                  Landlord's  Mortgagee,  then  this  Lease,  at the  option  of
                  Landlord,  exercised by written notice to Tenant within thirty
                  (30) days after such Taking, shall terminate and Rent shall be
                  apportioned as of the date of such Taking. Upon the occurrence
                  of a Taking, Rent shall be adjusted on a reasonable basis from
                  the first day of the Taking until such termination.

                                    (c)  Award.   If  any  Taking  occurs,   all
                  proceeds  shall belong to and be paid to Landlord,  and Tenant
                  shall not be  entitled  to any  portion  thereof  except  that
                  Tenant shall have all rights  permitted  under the laws of the
                  State of Texas  to  appear,  claim  and  prove in  proceedings
                  relative  to  such  taking  (i)  the  value  of any  fixtures,
                  furnishings,  and other personal  property which are taken but
                  which  under the terms of this Lease  Tenant is  permitted  to
                  remove at the end of the Term, (ii) the unamortized cost (such
                  costs having been amortized on a straight-line  basis over the
                  Term  excluding  any  renewal  terms)  of  Tenant's  leasehold
                  improvements  which are taken that Tenant is not  permitted to
                  remove at the end of the Term and which were installed  solely
                  at Tenant's  expense  (i.e.,  not made or paid for by Landlord
                  from the  Construction  Allowance  or  otherwise),  and  (iii)
                  relocation and moving expenses,  but not the value of Tenant's
                  leasehold  estate  created  by this  Lease and only so long as
                  such claims in no way diminish the award  Landlord is entitled
                  to from the condemning authority as provided hereunder.

          FIRE OR OTHER 14. (a) Repair Estimate. If the Premises or the Building
     are  damaged  by  fire  ---------------   CASUALTY  or  other  casualty  (a
     "Casualty"),  Landlord  shall,  within sixty (60) days after  -------- such
     Casualty,  deliver to Tenant a good faith estimate (the "Damage Notice") of
     the time needed  -------------  to repair or replace  the damage  caused by
     such Casualty.

                                    (b)  Landlord's  and Tenant's  Rights.  If a
                  material portion of the Premises or the Building is damaged by
                  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
                  within  one  hundred  eighty  (180)  days  after  the  date of
                  casualty,  then Landlord may, at its expense,  relocate Tenant
                  to similar office space within any  Comparable  Building owned
                  or under the control of Landlord. Landlord shall notify Tenant
                  of its intention to do so in the Damage  Notice.  Rent for the
                  portion of the Premises  rendered  untenantable  by the damage
                  shall be abated on a reasonable  basis from the date of damage
                  until relocation.  Such relocation may be for a portion of the
                  remaining Term or the entire Term. Landlord shall complete any
                  such  relocation  within one hundred  eighty  (180) days after
                  Landlord  has  delivered  the  Damage  Notice  to  Tenant.  If
                  Landlord  does not elect to  relocate  Tenant  following  such
                  Casualty,  then Tenant may terminate  this Lease by delivering
                  written notice to Landlord of its election to terminate within
                  thirty (30) days after the Damage Notice has been delivered to
                  Tenant.  If Landlord does not relocate  Tenant and Tenant does
                  not terminate this Lease,  then (subject to Landlord's  rights
                  under Section  14.(c))  Landlord  shall repair the Building or
                  the Premises,  as the case may be, as provided below. Upon the
                  occurrence of a Casualty, Rent for the portion of the Premises
                  rendered  untenantable  by the  damage  shall be  abated  on a
                  reasonable  basis from the date of damage until the completion
                  of the repair or until such termination.

                                    (c) Landlord's Rights. If a Casualty damages
                  a material portion of the Building,  and Landlord makes a good
                  faith  determination  that  restoring  the  Premises  would be
                  uneconomical,  or if Landlord is required to pay any insurance
                  proceeds arising out of the Casualty to Landlord's  Mortgagee,
                  then  Landlord  may  terminate  this  Lease by giving  written
                  notice of its  election to terminate  within  thirty (30) days
                  after the Damage Notice has been delivered to Tenant, and Rent
                  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 Building  and the  Premises and shall  proceed
with reasonable  diligence to restore the Building 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,  and
Landlord's  obligation  to repair or restore the  Building or Premises  shall be
limited to the extent of the insurance  proceeds  actually  received by Landlord
for the Casualty in question.

    EVENTS OF 15. Events of Default. Each of the following occurrences shall
                                            -----------------
constitute an
DEFAULT           "Event of Default" by Tenant:
                   ----------------

                                    (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),
                  when due;

                                    (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);

(c) The  filing of a petition  by or against  Tenant  (the term  "Tenant"  shall
include,  for the purpose of this Section 15.(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;  and provided that
in the case of any of the foregoing which is filed against  Tenant,  the same is
not dismissed within ninety (90) days after it is filed;

(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;

                  and

                                    (e) Tenant  vacates the Premises or fails to
                  continuously operate its business at the Premises for a period
                  of ninety (90) days or more.

REMEDIES          16.  (a)  Landlord's  Remedies.  Upon any Event of  Default by
                  Tenant,  Landlord  may,  subject to any  judicial  process and
                  notice to the extent  required  by Title 4,  Chapter 24 of the
                  Texas  Property  Code,  as may be amended,  in addition to all
                  other rights and remedies  afforded  Landlord  hereunder or by
                  law or equity, take any of the following actions:

(i)  Terminate  this Lease by giving Tenant  written  notice  thereof,  in which
event,  Tenant shall pay to Landlord  the sum of (1) all Rent accrued  hereunder
through the date of termination,  (2) all amounts due under Section 15.(a),  and
(3) 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

(ii) 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
                  (1) all Rent and other amounts  accrued  hereunder to the date
                  of termination of possession, (2) all amounts due from time to
                  time  under  Section  15.(a),  and (3) 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.
                  Landlord shall use reasonable efforts to relet the Premises on
                  such terms and  conditions as Landlord in its sole  discretion
                  may  determine  (including  a term  different  from the  Term,
                  rental  concessions,  and alterations to, and improvement of ,
                  the  Premises);  however,  Landlord  shall not be obligated to
                  relet  the  Premises  before  leasing  other  portions  of the
                  Building. Landlord shall not be liable for, nor shall Tenant's
                  obligations  hereunder be  diminished  because of,  Landlord's
                  failure to relet the  Premises or to collect rent due for such
                  reletting.  Tenant  shall not be entitled to the excess of any
                  consideration   obtained  by  reletting   over  the  Rent  due
                  hereunder.  Re-entry  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 16.(a)(ii).  If
                  Landlord elects to proceed under this Section  16.(a)(ii),  it
                  may at any time elect to  terminate  this Lease under  Section
                  16.(a)(i).

(iii)  Notwithstanding  anything to the  contrary  herein,  Tenant  shall not be
deemed to have waived any  requirements of Landlord to mitigate  damages upon an
Event of Default as required by law.

                             (b) Tenant's Remedies.

(i) Notice and Cure. If Landlord should fail to
                                                              ---------------
                  perform or observe any covenant,  term, provision or condition
                  of this Lease and such default should continue beyond a period
                  of ten (10) days as to a monetary  default or thirty (30) days
                  (or such longer  period as is  reasonably  necessary to remedy
                  such default,  provided  Landlord shall diligently pursue such
                  remedy  until  such  default  is cured)  as to a  non-monetary
                  default,  after in each  instance  written  notice  thereof is
                  given by Tenant to Landlord and Landlord's Mortgagee, then, in
                  any such event Tenant shall have the right (but no obligation)
                  to cure the default,  and Landlord shall reimburse  Tenant for
                  all reasonable sums expended in so curing said default. Tenant
                  specifically  agrees that  Landlord's  Mortgagee may enter the
                  Premises  upon  reasonable  notice  to Tenant to cure any such
                  default  and  that  the  cure  of any  default  by  Landlord's
                  Mortgagee shall be deemed a cure by Landlord under this Lease.

(ii)  Set-off.  If Tenant  obtains a judgment  against  -------  Landlord or any
assignee  for any default by Landlord  under this Lease and (i) Tenant  provided
Landlord's  Mortgagee  notice and  opportunity  to cure as  described in Section
16(b)(i)  above,  (ii) said judgment is final and all rights of appeal have been
exercised or have expired,  and (iii) such  judgment  remains  unsatisfied  upon
thirty (30) days written notice thereof to Landlord's Mortgagee,  Tenant may set
off such judgment against Rent.

PAYMENT; 17. (a) Payment.  Upon any Event of Default by Tenant, Tenant shall pay
to -------
NON-WAIVER  Landlord all costs incurred by Landlord  (including  court costs and
reasonable attorney's fees
                  and expenses) in (1) obtaining possession of the Premises, (2)
                  removing  and  storing   Tenant's  or  any  other   occupant's
                  property, (3) repairing,  restoring,  altering, remodeling, or
                  otherwise putting the Premises into condition  acceptable to a
                  new tenant,  (4) 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),
                  (5)  performing  Tenant's  obligations  which Tenant failed to
                  perform,  and (6)  enforcing,  or  advising  Landlord  of, its
                  rights,  remedies,  and recourses  arising out of the Event of
                  Default.

                                    (b) No Waiver. Acceptance or payment of Rent
                  following  any Event of  Default  shall  not waive any  rights
                  regarding such Event of Default. No waiver by any party of any
                  violation or breach of any of the terms contained herein shall
                  waive any rights  regarding any future  violation of such term
                  or violation of any other term.

LANDLORD'S        INTENTIONALLY DELETED
LIEN

SURRENDER OF 19. No act by Landlord shall be deemed an acceptance of a surrender
of the PREMISES 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,  subject to Landlord's  obligation to
maintain the  Building,  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 13 and 14 shall  control)  excepted,  and shall deliver to
Landlord all keys and/or access cards 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 may remove such additional items
as Landlord may have agreed. Tenant shall repair all damage caused by removal of
any items.  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 19 shall survive the end of the
Term.

HOLDING           OVER 20. 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 the
                  greater of (a) 150% of the daily Basic Rental  payable  during
                  the last month of the Term, or (b) the then prevailing  market
                  rental  rate for leases  then being  entered  into for similar
                  space in Comparable Buildings.

CERTAIN  RIGHTS  21.  Provided  that  the  exercise  of  such  rights  does  not
unreasonably  interfere with RESERVED BY Tenant's occupancy of the Premises, and
upon reasonable  advance notice provided by LANDLORD  Landlord to Tenant (except
in case of emergency), Landlord shall have the following rights:

                                    (a) 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;  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; to interrupt or temporarily suspend
                  Building   services  and   facilities   (Landlord   shall  use
                  reasonable   efforts  to  complete  any  work   requiring  the
                  suspension  of  Building   services  and   facilities   during
                  off-business    hours   when   reasonably   and   commercially
                  practicable  to do so);  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
                  items  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) upon reasonable advance notice, to enter
                  the Premises during Tenant's regular business hours (or at any
                  time when accompanied by a  representative  of Tenant) to show
                  the Premises to prospective  purchasers or lenders, and within
                  the  last six  months  of the  Term to show  the  Premises  to
                  prospective tenants.

SUBSTITUTION      22.  (a) From  time to time  during  the  Term,  Landlord  may
                  substitute  for  the  SPACE   Premises   other   substantially
                  comparable  space  that  has an area at  least  equal  but not
                  greater  than 105% of that of the  Premises  and is located in
                  the  Building  or in any  building  located  in  International
                  Business  Park  which is owned or managed  by  Landlord  or an
                  affiliate of Landlord (the "Substitution Space");

                                    (b) If  Landlord  exercises  such  right  by
                  giving Tenant notice thereof ("Substitution  Notice") at least
                  60 days before the effective date of such  substitution,  then
                  (1) the  description  of the Premises shall be replaced by the
                  description  of the  Substitution  Space;  and  (2) all of the
                  terms  and  conditions  of  this  Lease  shall  apply  to  the
                  Substitution  Space  except  that  (A) if the  then  unexpired
                  balance of the Term shall be less than one year, then the Term
                  shall be  extended so that the Term shall be one year from the
                  Substitution  Effective Date (defined  below),  and (B) if the
                  Substitution  Space  contains  more  square  footage  than the
                  Premises,  then  the  Basic  Rental  then in  effect  shall be
                  increased  proportionately  (provided that such increase shall
                  not exceed 105% of the Basic Rental due for the  Premises) and
                  shall  be  subject  to  adjustment  as  herein  provided.  The
                  effective  date  of  such  substitution   (the   "Substitution
                  Effective   Date")   shall  be  the  date   specified  in  the
                  Substitution  Notice or, if  Landlord  is  required to perform
                  tenant  finish work to the  Substitution  Space under  Section
                  22.(c),   then  the  date  on  which  Landlord   substantially
                  completes  such tenant  finish work. If Landlord is delayed in
                  performing the tenant finish work by Tenant's  actions (either
                  by Tenant's change in plans and  specifications  for such work
                  or otherwise),  then the Substitution Effective Date shall not
                  be  extended  and Tenant  shall pay Rent for the  Substitution
                  Space  beginning  on the date  specified  in the  Substitution
                  Notice;

                                    (c) Tenant may either  accept  possession of
                  the  Substitution  Space  in its "as is"  condition  as of the
                  Substitution  Effective Date or require  Landlord to alter the
                  Substitution  Space in the same  manner as the  Premises  were
                  altered  or  were  to be  altered.  Tenant  shall  deliver  to
                  Landlord  written notice of its election  within ten (10) days
                  after the Substitution Notice has been delivered to Tenant. If
                  Tenant fails to timely deliver notice of its election or if an
                  Event of Default then  exists,  then Tenant shall be deemed to
                  have elected to accept possession of the Substitution Space in
                  its "as is"  condition.  If Tenant  timely  elects to  require
                  Landlord   to  alter   the   Substitution   Space,   then  (1)
                  notwithstanding  Section 22.(b), if the then unexpired balance
                  of the Term is less than three  years,  then the Term shall be
                  extended  so  that it  continues  for  three  years  from  the
                  Substitution  Effective Date, and (2) Tenant shall continue to
                  occupy  the  Premises  (upon all of the  terms of this  Lease)
                  until the Substitution Effective Date;

                                    (d) Tenant shall move from the Premises into
                  the Substitution  Space and shall surrender  possession of the
                  Premises  as  provided  in  Section  19  by  the  Substitution
                  Effective  Date.  If Tenant  occupies the  Premises  after the
                  Substitution  Effective Date,  then Tenant's  occupancy of the
                  Premises shall be a tenancy at will (and, without limiting all
                  other  rights and remedies  available  to Landlord,  including
                  instituting a forcible detainer suit),  Tenant shall pay Basic
                  Rental  for the  Premises  as  provided  in Section 20 and all
                  other  Rent due  therefor  until  such  occupancy  ends;  such
                  amounts  shall  be  in  addition  to  the  Rent  due  for  the
                  Substitution Space; and

                                    (e) If Landlord  exercises its  substitution
                  right,  then  Landlord  shall  reimburse  Tenant for  Tenant's
                  reasonable   out-of-pocket   expenses   for  moving   Tenant's
                  furniture,   equipment,   supplies  ,   telephone   equipment,
                  telephone  lines,   computer  lines,  wiring,  data  circuits,
                  special wiring,  and lieberts units.  from the Premises to the
                  Substitution Space and for reprinting  Tenant's  stationery of
                  the same quality and quantity of Tenant's stationery supply on
                  hand immediately  prior to Landlord's  notice to Tenant of the
                  exercise of this relocation  right. If the Substitution  Space
                  contains  more square  footage than the  Premises,  and if the
                  Premises were  carpeted,  Landlord shall supply and install an
                  equal amount of carpeting  of the same or  equivalent  quality
                  and color.

MISCELLANEOUS 23. (a) Landlord Transfer.  Landlord may transfer,  in whole or in
part, the  -----------------  Project and any of its rights under this Lease. If
Landlord  assigns  its  rights  under  this  Lease  and  such  assignee  assumes
Landlord's obligations  hereunder,  then Landlord shall thereby be released from
any further 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 (including any rents,  profits,  or
other proceeds  therefrom),  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 of such party.

                                    (d)  Brokerage.  Landlord  and  Tenant  each
                  warrant  to the other that it has not dealt with any broker or
                  agent in connection  with the negotiation or execution of this
                  Lease,   other   than   Trammell   Crow   D/FW  and   Colliers
                  International,  whose  commissions  shall be paid by Landlord.
                  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, either Landlord or Tenant shall furnish, within ten (10)
                  business days after  request  therefor,  a signed  certificate
                  confirming  and  containing  such factual  certifications  and
                  representations  as to this Lease as the requesting  party may
                  reasonably request.

                                    (f)   Notices.   All   notices   and   other
                  communications  given  pursuant  to  this  Lease  shall  be in
                  writing and shall be (1) 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,  (2) hand delivered
                  to the  intended  address,  or (3) sent by  prepaid  telegram,
                  cable,  facsimile   transmission,   or  telex  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  Landlord  or Tenant
                  unless such waiver is in writing signed by Landlord or Tenant,
                  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  Landlord  or Tenant to insist upon the
                  performance  by Landlord or Tenant 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) Use of Lobby and/or Common Areas. During the term, and only
                        --------------------------------
                                            on

                  weekends,  holidays,  and between  the hours of 6:00 p.m.  and
                  7:00 a.m. on weekends (other than holidays), Tenant shall have
                  the  right to use the  building  lobby  and/or  common  areas,
                  without  charge,  for  any  Tenant-sponsored   special  event,
                  provided (a) Tenant gives  Landlord  reasonable  prior written
                  notice of the date, time and nature of the event, (b) the date
                  and time of the event do not conflict with another  previously
                  scheduled  event,  (c)  Tenant  reimburses  Landlord  for  all
                  out-of-pocket  expenses Landlord incurs in connection with the
                  event, (d) Tenant indemnifies and holds Landlord harmless from
                  and  against  any and all  claims,  actions,  damages or liens
                  resulting  from  Tenant's  use of lobby and/or  common  areas,
                  including any reasonable attorney's fees incurred by Landlord,
                  (e) Tenant  complies in all respects with  applicable law, (f)
                  Landlord  approves,  in its sole  discretion,  all  aspects of
                  Tenant's  intended  use of the Building  lobby  and/or  common
                  areas,  and (g) Tenant shall not use the Building lobby and/or
                  common areas for such events for more than twelve (12) days in
                  any calendar year.

     (l) 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.

                                    (m) 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.

                                    (n) 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.

(o) Exhibits. The following exhibits hereto are incorporated herein by
                                            --------
                  this reference:

                                            Exhibit  A  -  Outline  of  Premises
                                            Exhibit A-1 - Legal  Description  of
                                            the Land Exhibit B - Building  Rules
                                            and   Regulations    Exhibit   C   -
                                            Operating   Expenses   Exhibit  D  -
                                            Tenant  Finish Work:  Plans  Exhibit
                                            D-1 - Plans/Specifications Exhibit E
                                            - Renewal Option Exhibit F - Parking
                                            Exhibit      G     -      Janitorial
                                            Specifications  Exhibit  H - Signage
                                            Criteria

                                    (o) 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.

(p)  Representations   and  Warranties.   Landlord  and  Tenant  each  represent
------------------------------
and warrant that the person  executing this Lease on its behalf is acting in his
or her capacity as an officer or partner, as applicable,  with due authorization
and authority to bind Landlord or Tenant, as applicable, to this Lease. Landlord
represents  and  warrants  that it has good title to the Project so to fully and
properly lease the Premises to Tenant as provided  herein.  Landlord  represents
and  warrants  that  the  Project  conforms  in  all  material  respects  to all
applicable  laws,  ordinances,  rules and  regulations  generally  applicable to
commercial  office  buildings in Plano,  Texas, as of the date hereof.  Further,
Landlord  represents  and warrants  that, to Landlord's  knowledge,  the Project
contains no hazardous  substances  as currently  defined under  applicable  law,
except  those used in the  operation of the Building and which are being used in
compliance  with  applicable  law. Other than any express  warranties  contained
herein,  neither Landlord nor Tenant make any implied  warranties of any kind or
nature,  and  the  parties  hereby  waive  any  claims  upon  any  such  implied
warranties.

         DATED as of the date first above written.

LANDLORD:                                                     TENANT:

         CB PARKWAY BUSINESS CENTER II, LTD.,        ETHOS COMMUNICATIONS CORP.
         a Texas limited partnership
         By: 14BCO, Inc., general partner

By:
By:

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

Title:

<PAGE>

                                 DAL02:136713.10

                                    EXHIBIT A

                             OUTLINE OF THE PREMISES

<PAGE>

                                                    EXHIBIT A-1

                          LEGAL DESCRIPTION OF THE LAND

BEING a  7.1557  acre  tract of land  situated  in the  Mary A.  Taylor  Survey,
Abstract  No. 897 and the Edwin  Allen  Survey,  Abstract  No. 8, City of Plano,
Collin  County,  Texas and being part of that certain  tract of land conveyed to
Crow-Billingsley  #30,  Ltd. as recorded  in Volume  1690,  Page 296 and further
being  part of that  certain  tract of land  conveyed  to Henry  Billingsley  as
recorded in Collin County Clerk #95-0067322 Deed Records,  Collin County,  Texas
and being more particularly described as follows:

COMMENCING  at a point  for  corner in the  center  line of  Midway  Road  (100'
R.O.W.), said corner also being in the South line of International Parkway (110'
R.O.W.);

THENCE South 89 degrees 3 minutes 56 seconds East, departing said center line, a
distance of 1135.46  feet to a point for corner at the  beginning  of a curve to
the right having a central  angle of 04 degrees 40 minutes 24 seconds,  a radius
of 945.00  feet,  a tangent of 38.56 feet and a chord  bearing  and  distance of
South 86 degrees 43 minutes 34 seconds East, 77.06 feet;

THENCE  along  said  curve  to the  right  and  along  the  said  south  line of
International  Parkway, an arc distance of 77.08 feet to a 5/8" iron set for the
POINT OF BEGINNING of the above mentioned 7.1557 acre tract;

THENCE  continuing  along  said  curve to the right and along said South line of
International  Parkway,  said  curve  having a central  angle of 22  degrees  24
minutes 51  seconds,  a radius of 945.00,  a tangent of 187.24  feet and a chord
bearing  and  distance  of South 73 degrees 07 minutes 11 seconds  East,  367.33
feet, and an arc distance of 369.69 feet to a 5/8" iron rod set for corner;

THENCE South 00 degrees 25 minutes 34 seconds  West,  departing  said South line
and along the East line of said 7.1557 acre tract,  a distance of 836.11 feet to
a 5/8" iron rod set for  corner  in the  North  line of the  Kansas  City  South
Railroad Company (150' R.O.W.);

THENCE  North 84 degrees 38 minutes 45 seconds  West,  along said North line,  a
distance of 353.10 feet to a 5/8" iron rod set for corner, said corner being the
Southwest corner of said 7.1557 acre tract;

THENCE North 00 degrees 23 minutes 14 seconds East,  along the West line of said
tract,  a  distance  of 909.43  feet to the POINT OF  BEGINNING  and  containing
311,702 square feet or 7.1557 acres of land, more or less, and also being all of
those certain tracts of land conveyed to CB PARKWAY  BUSINESS CENTER II, LTD. by
Crow-Billingsley  #30 and Henry  Billingsley  as recorded in Collin County Clerk
#97-0018434 and 97-0018433 Deed Records, Collin County, Texas, respectively.

<PAGE>

                                    EXHIBIT B

                         BUILDING RULES AND REGULATIONS

         The following rules and regulations  shall apply to the Project 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. 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 nails,  hooks or screws (other than those which
are necessary to hang paintings, prints, pictures, or other similar items on the
Premises'  interior  walls)  shall  be  driven  or  inserted  in any part of the
Building except by Building maintenance  personnel.  No curtains or other window
treatments  shall be placed between the glass and any 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  three  keys to such  tenant's  leased
premises free of charge,  with  additional  keys provided at such tenant's cost,
and no tenant shall make a duplicate  thereof.  Security  Building  access cards
shall be provided by Landlord to tenants after  receipt of a $10.00  deposit per
card.

         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 so not to unreasonably interfere
with the use of the Building by Landlord and other  tenants,  and if  reasonably
required by Landlord,  under its  supervision  and control.  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. All damage to the Building caused by the installation, placement, 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.  No tenant shall be
liable for any damage  resulting  solely from the weight of any items  placed in
the Building by such tenant provided such items do not, in the aggregate, exceed
the building weight loads specified by Landlord.

         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 other than animals assisting the disabled 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 the
Building and 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. To ensure orderly  operation of the Building,  no ice,  mineral or
     other water, towels, newspapers, etc. shall be delivered to any leased area
     except by persons approved by Landlord.

         11.  Tenant  shall not 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 not approved in writing in advance by Landlord.

         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. In the event any vending  machines are  maintained  in the Building
for common use by all tenants, no vending or dispensing machines of any kind may
be maintained  in any leased  premises  without the prior written  permission of
Landlord,  which  consent  shall  not  be  unreasonably  delayed,   withheld  or
conditioned.  Any vending machines contained in any leased premises shall be for
the sole use of the applicable tenant, its employees and guests.

         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.  No  smoking  of any  type is  permitted  in any  portion  of the  Building,
including  any portion  thereof  leased by  tenants.  Landlord  shall  designate
smoking areas outside of the Building.

17. No firearms or weapons of any type are permitted upon the Land or within the
Project.

         18.  While at the Project,  Tenant,  its  employees,  agents and guests
shall  behave  in a manner  consistent  with that  expected  in a Class A office
building located in North Dallas.

19. Tenant shall notify Landlord before holding an event in a common area of the
Project or serving alcohol.

<PAGE>

                                    EXHIBIT C

         OPERATING EXPENSES

         1.  Tenant  shall  pay  from  time  to time an  amount  (the  "Excess")
calculated  by  multiplying  (a) the  amount by which the  Basic  Cost  (defined
below),  divided by the Total Rentable Square Feet,  exceeds $5.50 (the "Expense
Stop"),  by (b) the  Rentable  Square  Feet.  The Excess may be  calculated  and
collected annually in arrears on a calendar year basis and, in such event, shall
be due within  thirty  (30) days after  Landlord  furnishes  to Tenant a written
statement (the "Annual Operating  Statement")  reflecting the Basic Cost for the
calendar  year (as may be  adjusted  as provided  herein)  and  calculating  the
Excess,  if any.  Said  statement  shall be  furnished  by  April 1  immediately
following the applicable  calendar year, or as soon  thereafter as  practicable.
Alternatively, Excess may be estimated and collected monthly and then reconciled
against Basic Costs at calendar year end. In such event, Landlord shall make and
notify  Tenant of its good  faith  estimate  of the  Excess  for the  applicable
calendar year (or part thereof),  whereafter,  Tenant shall pay to Landlord,  in
advance on the first day of each calendar  month of such year (or part thereof),
an amount equal to the estimated  Excess divided by 12 (or such lesser number of
months as applicable).  From time to time during any calendar year, Landlord may
re-estimate  the Excess for that calendar year and the monthly  installments  of
Excess  payable by Tenant shall be adjusted  accordingly  so that, by the end of
the  calendar  year in  question,  Tenant  shall  have  paid the full  Excess as
estimated by Landlord  for such year.  The Basic Cost (other than the first year
in which the  Building is  occupied)  and Expense Stop shall be prorated for any
portion of the Term which is less than a full calendar year.

         2. The term "Basic Cost" shall mean all 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 Project  (including the associated  parking  facilities),
determined  in  accordance  with  generally  accepted  federal  income tax basis
accounting  principles  consistently  applied,  including but not limited to the
following:

                  (a) Wages and salaries of all employees engaged on-site in the
Project in the operation,  repair,  replacement,  maintenance,  landscaping  and
security of the  Project,  including  taxes,  insurance  and  benefits  relating
thereto,  such  costs to be  allocated  based on the  relative  rentable  square
footage  of the  buildings  directly  managed  by  these  personnel  if they are
providing services to multiple buildings;

(b) All supplies and materials used in the operation, maintenance,  landscaping,
repair,
replacement, and security of the Project;

                  (c)  Annual  cost  of all  capital  improvements  made  to the
Project which  although  capital in nature can  reasonably be expected to reduce
the normal operating costs of the Project,  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  federal  income tax basis
accounting principles consistently applied;

                  (d) Cost of all  utilities,  other than the cost of  utilities
paid  directly by Tenant or actually  reimbursed  to Landlord by Tenant or other
Building tenants (including Tenant under Section 4 (b) of the Lease);

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

                  (f) 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 Project (or
its  operation),   excluding,   however,  federal  and  state  taxes  on  income
(collectively,  "Taxes")  (and  Landlord  shall  make  reasonable  and  diligent
efforts, as deemed necessary or appropriate in Landlord's reasonable discretion,
to contest  property  valuations and otherwise  minimize Taxes which may include
retaining a tax  consultant to assist in  determining  the fair tax valuation of
the Project and protesting  any unfair  valuations,  with all  associated  costs
being a Basic  Cost).  Notwithstanding  the  above,  if the  present  method  of
taxation changes so that in lieu of the whole or any part of any Taxes levied on
the  Project,  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;

(g) Cost of repairs, replacements, and general maintenance of the Project, other
than replacement of the roof, foundation and exterior walls of the Building;

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

(i) A management  fee, which may be paid to Landlord or any affiliates  thereof,
as a percentage of the gross scheduled rent of the Building;

                  (j) Costs for  landscaping  and maintaining the medians within
the Park,  such costs to be allocated based on a fraction of which the numerator
is the linear  footage of frontage of the Project to  International  Parkway and
the  denominator  which is the total  linear  footage  of  frontage  in the Park
bounded by the medians;

                  (k) Security  for the  Project,  such costs to be allocated to
each building based on relative rentable square footage when multiple  buildings
are covered by one contract; and

                  (l) A pro rata portion of the salary and  benefits  (including
taxes and insurance) of the employees  located off-site at Landlord's  corporate
offices providing services to the Project,  such costs to be allocated among all
buildings managed by such employees based on rentable square footage.

                  Any Basic Cost incurred in connection with any work performed,
or  services  provided,  to or for the  benefit of one or more of the  buildings
located in the office park of which the Project is a part and commonly  referred
to as the  International  Business  Park  shall be  allocated  between  all such
buildings, including the Building, on a per square foot of rentable area basis.

There are  specifically  excluded  from the  definition of the term "Basic Cost"
costs (1) for  capital  improvements  made to the  Project,  other than  capital
improvements described in Section 2.(c) 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 Project;  (11) repairs or replacements  necessitated by Landlord's  gross
negligence or willful  misconduct;  (12) amounts reimbursed to Landlord pursuant
to any warranty or by any other tenant or third party;  (13) reserves for future
expenses;  (14) late  charges or  penalties  incurred as a result of  Landlord's
failure to pay any bills or charges when due; (15) general  overhead of Landlord
(not  including any goods or services used or provided  directly for the benefit
of the Project);  (16) amounts incurred to remediate any hazardous substances as
defined by  applicable  environmental  law unless  caused in whole or in part by
Tenant, its officers,  employees, agents, contractors or customers; and (17) for
rent or other payment due under any ground lease for any or all the Land.

         3. The Annual Operating  Expense Statement shall include a statement of
Landlord's  actual  Basic Cost for the  previous  year  adjusted  as provided in
Section 4 of this Exhibit.  If Tenant has paid  estimated  Excess and the Annual
Operating  Expense  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  Tenant for such excess  within  thirty (30)
days after delivery of the Annual Operating Expense  Statement;  conversely,  if
Tenant paid less than the actual  Excess,  then Tenant shall pay  Landlord  such
deficiency  within  thirty  (30) days after  delivery  of the  Annual  Operating
Expense Statement.

         4. 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 Variable Basic Costs (defined below) for such period shall, for the purposes
hereof,  be  increased  to the amount  which  would have been  incurred  had the
Building been  occupied to the extent of 95% of the rentable  area  thereof.  As
used  herein,  "Variable  Basic  Costs" means any Basic Cost that is variable in
correlation with the level of occupancy of the Building.

                                    EXHIBIT D

                            TENANT FINISH-WORK: PLANS

<PAGE>

                                 DAL02:136713.10

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.

2. On or before  January  13,  1999,  Landlord  shall  provide to Tenant for its
approval  final working  drawings,  prepared in accordance  with the Space Plans
approved by Tenant and attached  hereto as Exhibit  "D-1",  of all  improvements
that Landlord  proposes to install in the Premises;  such 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.  Landlord
shall require  Tenant's written approval of such plans within three (3) business
days after delivery to Tenant. Further, if any of Tenant's proposed construction
work will  affect the  Building's  heating,  ventilation  and air  conditioning,
electrical,   mechanical,   or  plumbing  systems,  then  the  working  drawings
pertaining  thereto shall be prepared by the Building's  engineer of record.  As
used herein,  "Working Drawings " shall mean the final working drawings provided
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.  Landlord's  preparation and delivery 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 shall,  at Landlord's  request,
sign the Working  Drawings  to evidence  its review and  approval  thereof.  All
changes in the Work must receive the prior written  approval of Landlord.  After
the Working  Drawings have been  approved,  Landlord  shall cause the Work to be
performed in accordance with the Working Drawings.

(c) If a delay in the  performance  of the Work occurs  because of any change by
Tenant to the Space Plans or the Working Drawings,  because of any specification
by Tenant of materials or  installations in addition to or other than Landlord's
standard finish-out  materials,  or if Tenant otherwise delays completion of the
Work,  then,  notwithstanding  any  provision  to the  contrary  in this  Lease,
Tenant's  obligation  to pay Basic  Rental  and  Tenant's  share of  Excess  and
Electrical Costs hereunder shall commence on the scheduled Commencement Date. If
the  Premises  are not ready  for  occupancy  and the Work is not  substantially
completed (as reasonably  determined by Landlord) on the scheduled  Commencement
Date  for any  reason  other  than  the  reasons  specified  in the  immediately
preceding  sentence,  then the obligations of Landlord and Tenant shall continue
in full force and Basic Rental and Tenant's share of Excess and Electrical Costs
shall be abated until the date the Work is substantially  completed,  which date
shall be the Commencement Date.

4. Landlord  shall bear the entire cost of  performing  the Work depicted on the
Space Plans initially submitted to and approved by Tenant. Tenant shall bear the
entire  additional  costs incurred by Landlord in performing the Work because of
an event specified in clauses , , or of this Exhibit.  Tenant shall pay Landlord
an amount equal to 50% of the  estimated  additional  costs of any change to the
Space Plans or the Working Drawings at the time of such change; Tenant shall pay
to Landlord the remaining portion of additional costs incurred in performing the
Work  because  of an event  specified  in  clauses , , or of this  Exhibit  upon
Substantial  Completion of the Work and before  Tenant  occupies the Premises to
conduct business therein.

5. To the extent not  inconsistent  with this  Exhibit,  Section 7 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 E

                                                       RENEWAL OPTION

         1. Provided no Event of Default  exists and Tenant (or any permitted or
approved  assignee or subtenant) is occupying the entire Premises at the time of
such election, Tenant may renew this Lease for one (1) additional period of five
(5) years 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 initial Term. On or before the
expiration of the initial  Term,  Landlord and Tenant shall execute an amendment
to this Lease  extending  the Term on the same  terms  provided  in this  Lease,
except as follows:

(a) The Basic Rental payable for each month during each such extended Term shall
be as provided below;

(b) Tenant shall have no further  renewal  options unless  expressly  granted by
Landlord in writing; and

         2. Basic  Rental  during the  extended  Term shall be equal to the then
prevailing market rate for leases then being renewed or for new leases of second
generation space then being entered into of equivalent  quality,  size,  utility
and location in Comparable Buildings,  with the length of the extended Term, the
credit  standing  of the  Tenant,  and  any  tenant  inducements  (e.g.,  tenant
improvement allowance) taken into account.

         3. 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
wrongfully  assigns any of its interest in this Lease or wrongfully  sublets any
portion of the Premises, 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 F

                                     PARKING

         Landlord shall provide and Tenant shall be permitted the  non-exclusive
use of one  parking  space for every 247 square  feet of  Rentable  Square  Feet
during the initial Term at no cost. Such parking shall be located in the parking
area associated with the Project (the "Parking Area") and shall be unassigned.

<PAGE>

         EXHIBIT G

         JANITORIAL SPECIFICATIONS

6.JANITORIAL  SERVICE   SPECIFICATIONS  FOR  TENANT  SUITES,   COMMON  AREAS  ON
TENANT-OCCUPIED FLOORS AND TENANT COMPUTER ROOMS.

(a)      Nightly Services

(1) All surface  areas,  desks,  file  cabinets,  counter  tops,  book  shelves,
credenzas,  computer screens and other equipment will be dusted.  Desk tops will
be wiped down but no papers will be moved. All ashtrays and urns will be emptied
and wiped.

(2) All  carpeted  areas will be vacuumed.  Carpets  will be spot cleaned  where
needed.  All hard surface floors will be swept with a dust mop then damp mopped.
(3) All trash receptacles will be emptied and wiped down. Liners will be changed
whenever  necessary.  Garbage  will be taken to the  designated  areas for trash
removal.  (4) All magazines will be straightened.  Glass top desks, glass doors,
partitions,  light  switches  and walls will be cleaned  to remove  smudges  and
fingerprints.

(5) All  stairwells  will be  vacuumed  and  swept  as well as  dusted.  (6) The
elevator will be vacuumed and fingerprints  removed from wall surfaces.  (7) All
kitchen  countertops,  tables and cupboard  doors in break rooms will be cleaned
and  disinfected.  Hand prints and smudges  will be removed from the exterior of
the  refrigerator  as well as any other  appliances.  Microwaves will be cleaned
inside and out.  Sinks and other chrome areas will be cleaned and polished.  (8)
Mugs,  plates and glasses  will be placed in the  dishwasher  and washed only if
they are placed in the break room sink by company employees.  Dishes will not be
removed from the  dishwasher.  (9) All fixtures and  appliances in the restrooms
will be  cleaned  and  sanitized.  All chrome and  mirrors  will be cleaned  and
polished.

(10)              All commodes and urinals will be cleaned with a germicidal
                  disinfectant.  The use of an
----
emulsion bowl cleaner will be used whenever necessary.

(11)            Restroom floors will be cleaned using a germicidal disinfectant.
----
(12)            Light bulbs will be replaced as needed.
----

(b)             Weekly Services

(1)             All pictures and door frames will be dusted.
---
(2)             Partitions and walls in the restrooms will be completely
                wiped down with a germicidal
---
                disinfectant.
(3)             All VCT floors will be buffed.
---

         c.       Monthly Services

                  i.       All mini-blinds and A/C vents will be dusted.
                  ii.      All interior windows will be cleaned.
                  iii.     All VCT floors will be waxed (more often as
                           necessary).

         d.       Quarterly Services

                  i.       All exterior windows will be cleaned.

<PAGE>

                                    EXHIBIT H

         SIGNAGE CRITERIA

SIGN CRITERIA

The  purpose of this sign  criteria is to create a graphic  environment  that is
individual and  distinctive in identity for the Tenant and also  compatible with
other  signs on this and future  buildings.  The total  concept  should  give an
impression  of  quality,  professionalism  and  instill a good  business  image.
Lettering  shall be well  proportioned  and its design,  spacing and  legibility
shall be a major criterion for approval.

The  following  specifications  are to be used  for  the  design  of your  sign;
however,  in all cases,  final written approval must be obtained from the lessor
prior to the manufacturing or installation of any signage. Lessor shall make all
final and controlling determinations concerning any questions of interpretations
of this sign policy.

NOTICE:  Written  approval and conformance  with these  specifications  does not
imply  conformance with local City and County sign ordinances.  Please have your
sign company check with local  authorities  to avoid  non-compliance  with local
codes.

Exterior Signs

A.       REQUIRED SIGNS

         1.       Tenant shall be requested to identify its premises by erecting
                  one (1) sign which shall be attached  directly to the building
                  parapet as described hereinafter.

B.       TYPE OF SIGN

1. Internally  illuminated acrylic faced,  individual letters raceway mounted on
building  face.  Letters  shall  appear black when not  illuminated,  white when
illuminated.

C.       SIZE OF SIGN

1.  Placement:  All signs shall be designed to fit entirely  within a horizontal
band 48 inches high,  from 12 inches below the top of parapet to 60 inches below
the top of parapet, ascending and descending characters included.

2. Sign locations for individual tenants are to be as agreed with Owner. Maximum
allowable areas per building elevation:

   North elevation, north wing (aggregate): 67.5' maximum length, 180 sf. area
   North elevation, south wing (aggregate): 67.5' maximum length, 180 sf. area
   East elevation, north wing (aggregate):135.0' maximum length, 360 sf. area
   East elevation, south wing (aggregate):225.0' maximum length, 600 sf. area
   West elevation, north wing (aggregate):225.0' maximum length, 600 sf. area

         3.       Depth - 6" minimum, or as required to diffuse neon stroke
                   for uniform appearance.

4.  Height - not to exceed  40" .  Multiple  Rows - not to  exceed  40" in total
height including spaces between rows; Minimum Letter Size - 10" .

  D.    TYPE OF SIGN

1. Any style  (block or script)  may be used.  Upper and lower case  letters are
allowed. Lessor will have final review over height increases for script letters.

2. Logos in addition to signage must be approved.  They must be proportionate to
height of parapet and sign and in same color as signage.

        3.       Box type signs will not be permitted.

E.       COLOR OR SIGN

         1.       Signs are to appear black when not illuminated,
                  and white when illuminated.

         2.       Face is to be Rohm & Haas Plexiglass.  Color permitted: as
                  required to provide day black/night
                  white effect.

         3.       Returns:  Flat Black.

         4.       Trim Cap:  1" Flat Black Jewel Lite.
F.       CONSTRUCTION OF LETTERS

         1.       Individual channel letters up to 40" high to have 1/8"
                  plexiglass faces.

         2.       Returns:  .063 aluminum gauge (minimum).

         3.       Backs:  .080 aluminum gauge (minimum).

         4.       No armor plate or wood in the manufactured returns may be used

         5.       Letter fabrication to be welded.  Riveted construction not
                  acceptable.

G.       ILLUMINATION AND WIRING

         1.       All signs must be UL labeled.

         2.       Illumination  shall be with  15mm and 30mm 6500  degree  white
                  neon  tubing,  and shall be  uniform.  Provide  number of neon
                  strokes  adequate to provide uniform lighting across width and
                  length of letter stroke.

         3.       Secondary Wiring - All transformers and secondary wiring are
                   to be concealed behind parapets or
                  within ceiling plenum.

4. Electrical power shall be brought to required  location at Tenant's  expense.
Routing and location of conduit and other required items shall not be visible on
front of parapet.

5. Final electrical connection of sign to transformer box will be performed by a
licensed electrician  approved by Landlord.  Sign timer controls for all tenants
to be set per Landlord requirements.

H.       PLACEMENT AND INSTALLATION

         1.       General Notes

                  a.       Letters are to be located on signage area of building
                           as determined by Landlord.
                  b.       Attachment of signage to meet U.L. Standards.  No
                            exposed wiring is permitted.
                  c.       All fasteners used are to be non-corrosive.
                  d.       Tenant will be responsible for all damage to the
                          building incurred during sign

                           installation or removal.
                  e.       Tenant submittals for lighting approval shall
                           indicate methods of attachment to
                           building face.  Tenants should be aware that building
                           face is 8"  concrete tilt wall.

I.       SUBMITTAL FOR APPROVAL

         1.       Prior to awarding a contract for fabrication and installation,
                  Tenant shall submit three (3)
                                      -----
                  sealed drawings for final review and approval to:

                  Billingsley Property Services
                  Texas Commerce Tower
                  2200 Ross Avenue, Suite 4800 West
                  Dallas, Texas  75201
                  Attention:  Becky Rowland, Property Manager

         2.       Elevation of building fascia and sign shall be drawn using a
                  minimum 1/4"  = 1' - 0"  scale.

         3.       Drawing  shall  indicate the following  specifications:  Type,
                  color and thickness of plexiglass,  type of materials,  finish
                  used on return,  type of  illumination  and  mounting  method.
                  Tenant's sign contractor  shall first visit the site to verify
                  existing  conditions  prior to  preparation  of shop drawings,
                  information   needed  to  prepare  submittals  shall  also  be
                  obtained during the visit.

         4.       Drawings must include fascia cross section showing electrical
                  connections.

J.       PERMITS

         1.       All City permits and approvals from the landlord are required
                  prior to sign fabrication.

K.       WINDOW SIGNS

         1.       No window signs are permitted.

L.       MONUMENT SIGNS

         1.       Tenants shall provide identification signs per Owner's
                  criteria for mounting on monument sign.

         2.       All  single-tenant  buildings,  signs  shall be 10" high metal
                  letters  with black  baked-on  gloss  finish,  in  Universe 67
                  letter style.

3. At  multi-tenant  buildings,  signs shall be 6" high metal letters with black
baked-on gloss finish, in Universe 67 letter style.

M.       SECONDARY ENTRY SIGNS

         1.       Not allowed.

N.       THE FOLLOWING ARE NOT PERMITTED:

         1.       Roof signs or box signs

         2.       Cloth signs hanging in front of business

         3.       Exposed seam tubing

         4.       Animated or moving components

         5.       Intermittent or flashing illumination

         6.       Iridescent painted signs

         7.       Letters mounted or painted directly on illuminated panels

         8.       Signs or letters painted directly on any surface except
                  as herein provided

         9.       The names, stamps or decals of manufacturers or installers
                  shall not be visible except for
         technical data (if any) required by governing authorities.

Interior Signs

A.       Interior signs identifying fixed building elements, and two building
          directions identifying Tenant Names
         and Suite Numbers, will be provided by Landlord.

1.       Signs Included:

         a.       Building Directory (Lobby)
         b.       Building Directory (South Vestibule)
         c.       Suite Number Identification
         d.       Stair Identification
         e.       Toilet Room Identification
         f.       Identification of Mechanical Spaces
         g.       Emergency Egress Directions

B.  Tenant  Identification  signs for suite  entries  are to be provided by each
tenant.  These are to be wall mounted adjacent to entrance doors.  Sign size and
location shall comply with all local codes and ordinances, as well as ADA/TAS.

1. Size: 24 inches high maximum;  48 inches wide maximum; 4 sf. maximum overall,
as defined by a rectangle  surrounding a regularly shaped sign, or as defined in
the case of an  irregularly  shaped sign by a rectilinear  perimeter of not more
than eight (8)  straight  lines  enclosing  the extreme  limits of any figure or
character.

2. Color: At tenant's option subject to approval by Landlord.

3. Illumination:  Not Allowed. 4. Content: Text and logos acceptable, subject to
size limitations.

C. Tenant signs within tenant space provided by tenant if desired.  Size, color,
configuration,  illumination  and content at Tenant's option subject to approval
by Landlord.

July 23, 1997

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