Document:

<PAGE>
                                                                   Exhibit 10.17

                 SEPARATION AGREEMENT AND RELEASE OF ALL CLAIMS

                  This Separation Agreement and Release of All Claims
("Agreement") is made and entered into as of this 14th day of October, 2003 by
and between Steve Byrne (hereinafter sometimes referred to as "Byrne") and
VESTIN GROUP, INC., a Delaware corporation (hereinafter sometimes referred to as
the "Company" or "Vestin").

                                   WITNESSETH:

         WHEREAS, Byrne was employed by the Company (for purposes of this
Agreement the Company shall include Vestin Mortgage, Inc., a Nevada corporation,
Vestin Capital, Inc., a Nevada corporation, Vestin Mortgage Advisors, Inc., an
Arizona corporation, Vestin Fund I, LLC, a Nevada limited liability company,
Vestin Fund, II, LLC, a Nevada limited liability company, in Vestin Nevada,
Inc., a Nevada corporation and Vestin Fund III, LLC, a Nevada limited liability
company) pursuant to an employment agreement between Vestin Group, Inc. and
Byrne dated April 1, 2000 ("Employment Agreement"); and

         WHEREAS, Byrne was Chief Operating Officer of Vestin Group, Inc. and
Chief Executive Officer of Vestin Mortgage, Inc.; and

         WHEREAS, both Byrne and the Company desire to terminate their
employment relationship with each other on the terms and conditions set forth in
this Agreement.

         NOW, THEREFORE, in consideration of the mutual covenants and promises
herein contained and other good and valuable consideration, receipt of which is
hereby acknowledged, it is hereby agreed by and between the parties as follows:

                  FIRST: The parties hereby agree that the Employment Agreement
is terminated effective upon the execution of this Agreement and Byrne shall
resign from all positions with the Company as of the date this Agreement is
executed which positions include but are not limited to Chief Operating Officer
and Director of Vestin Group, Inc. and Chief Executive Officer and Director of
Vestin Mortgage, Inc.

                  SECOND: (a)       Byrne understands and agrees that he has had
the opportunity to consider this Agreement for a full twenty-one (21) days from
its receipt (Byrne can voluntarily sign earlier) and that he did not execute
this Agreement without first being advised in writing to consult with an
attorney.

                          (b)       Pursuant to this Agreement, Byrne shall be a
consultant to the Company and shall be assigned projects similar to those which
he worked on while employed

<PAGE>

by the Company. Byrne agrees that for a period of three (3) years following the
date this Agreement is executed (the "Term") he shall make himself available at
all reasonable times for the purpose of providing information and consultation
to the Company relating to all projects with which he is familiar and for which
he had duties and or responsibilities while he was employed by the Company which
projects shall include but not be limited to the projects commonly known as
Marshall's Harbor, Marshall's Vista, Sterling 183, Sterling Springdale, Taylor
Brown, 105 Group, South Mountain, the Ranches, the Castaways, the Bulloch
loan/case, Mesquite 643 and Arroyo Heights, to provide litigation support and
testimony for any projects of the Company.

                           (c)      Byrne agrees that for a period of five (5)
years from the date this Agreement is executed he shall not, except with the
written consent of the Company:

                                    (i)      either directly or indirectly, for
himself or any third party canvass, contact, solicit, attempt to solicit, induce
or attempt to induce, encourage, divert or accept investments from any investor
of the Company; or

                                    (ii)     solicit, attempt to solicit,
interfere with, induce, attempt to induce, encourage, divert, or attempt to
cause (i) any employee or prospective employees of the Company to terminate
and/or leave the employment of the Company for Byrne's own behalf or on behalf
of any person, firm, partnership, association, corporation, business
organization, entity, or enterprise or (ii) any investor to reduce, withdraw or
withhold investments from the Company;

provided, however, Section (c)(i) of Article Second shall not apply in any
circumstance in which Byrne has no prior knowledge that any individual or entity
described in (c)(i) is an investor with the Company.

                           (d)      Outside Activities and Non-Competition.
Byrne recognizes that the Company's decision to enter into this Agreement is
induced in part because of the covenants and assurances made by Byrne, that
damages will be done to the Company if Byrne breaches this Article Second,
subsection (d). Therefore, Byrne agrees that for a period of three (3) years
from the date of this Agreement, neither he nor his affilates shall, directly or
indirectly, serve as an employee, contractor, consultant, agent, principal or in
any other individual or representative capacity in any of the following
companies or their affiliates: USA Commercial Mortgage Company, Inc.,
Consolidated Mortgage Corporation, Aspen Financial, Inc. or One Cap Mortgage,
Inc.. For purposes of this Section (d) of Article Second, the term "affiliates"
shall mean any entity controlled by or under common control with Byrne or such
company.

                           (e)      Confidential Information. Byrne agrees to
keep confidential and not to use or to disclose to others during the term of
this Agreement and thereafter, except as expressly consented to in writing by
the Company or required by law, or by any governmental or other regulatory
agency in connection with any licensing or similar

                                       2.
<PAGE>
application made by Byrne or required by the governmental or other regulatory
agency, any secrets or confidential technology, proprietary information,
customer, client or investor lists, or trade secrets of the Company, or any
matter or thing ascertained by the Company through Byrne's affiliation with the
Company whether prior to or after the date this Agreement is executed, the use
or disclosure of which matter or thing might reasonably be construed to be
contrary to the best interest of the Company. Byrne shall, upon execution of
this Agreement; return any papers, client, customer and investor lists, fee
books, client, customer and investor records, files, or other documents or
copies thereof or other confidential information of any kind belonging to the
Company pertaining to the Company's clients, customers, investors, business,
sales, financial condition, or products. Without limiting other possible
remedies to the Company for the breach of this covenant, Byrne agrees that
injunctive or other equitable relief shall be available to enforce this
covenant, such relief to be without the necessity of posting a bond, cash or
otherwise. Byrne further agrees that if any restriction contained in this
paragraph is held by any court to be unenforceable or unreasonable, a lesser
restriction shall be enforced in its place and remaining restrictions contained
herein shall be enforced independently of each other.

                  THIRD: As consideration for this Agreement, and provided Byrne
is not in default of this Agreement, the Company shall pay to Byrne the sum of
One Hundred Eighty Thousand Dollars ($180,000) upon execution of this Agreement.
In addition, Byrne shall remain on the Company's payroll until November 30,
2003. Further, the Company shall pay to Byrne One Hundred Eighty Thousand
Dollars ($180,000) on or before January 31, 2004. In addition, the stock options
to purchase One Hundred Thirty Three Thousand Three Hundred Thirty Three
(133,333) shares of the Company's stock which are currently vested shall have
the remaining term set forth in the option agreement to exercise his options
(the "Stock Options"), notwithstanding any other terms of the applicable stock
option plan or option agreements or other documentation governing the terms of
the Stock Options. Following execution of this Agreement, the Company shall
provide evidence of such amendments to the option agreements and other
documentation as Byrne may reasonably request to evidence the foregoing
understanding concerning the term of the Stock Options.

                  FOURTH: Each party represents that he has not filed any
complaints, claims, or actions against the other party (and, in the case of
Byrne, the Company's officers, agents, directors, supervisors, employees, or
representatives) with any stale, federal, or local agency or court and that he
will not do so at any time hereafter. Further, Byrne is hereby waiving any
private cause of action of claim that might be covered in any right to sue
letter issued by the EEOC.

                  FIFTH: The parties hereto agree to refrain from any
publication, oral or written, of any defamatory, disparaging or otherwise
derogatory information pertaining to the other party, or to their employment
relationship.

                                       3.
<PAGE>

                  SIXTH: Each party hereby irrevocably and unconditionally
releases and forever discharges the other party (and, in the case of the
Company,each and all of its members, managers, officers, agents, directors,
supervisors, employees, representatives, and affiliates and their respective
successors and assigns and all persons acting by, through, under, or in concert
with any of them from any and all charges, complaints, accrued vacation time,
claims, and liabilities of any kind or nature whatsoever, known or unknown,
suspected or unsuspected (hereinafter referred to as "claim" or "claims") which
each respective party at any time heretofore had or claimed to have or which
Byrne may have or claim to have regarding events that have occurred on or prior
to the date of this Agreement, including, without limitation, any and all claims
related or in any manner incidental to Byrne's employment with the Company,
termination of the employment relationship, or the Employment Agreement;
provided, however, that the Company shall not be required to hereby release and
discharge Byrne to the extent that any Company claim is found by a court of
competent jurisdiction in a final, non-appealable decision to have been based
solely on fraud, intentional misconduct or gross negligence by Byrne acting
without the knowledge of any of Michael Shustek, Lance Bradford, Ira Levine,
John Alderfer or Danny Stubbs. It is expressly understood by Byrne that among
the various rights and claims being waived in this release are those arising
under the Age Discrimination in Employment Act of 1967 (29 U.S.C. Section 621,
et seq.). Each party hereby represents and warrants that it knows of no claim or
threatened claim against the other party (or, in the case of the Company, each
and call of its members, managers, officers, agents, directors, supervisors,
employees, representatives, or affiliates). The Company hereby represents and
warrants that as of the date this Agreement is executed it knows of no action
taken by Byrne in the course of his employment by the Company or its affiliates
or otherwise which constitutes fraud, intentional misconduct or gross negligence
by Byrne.

                  SEVENTH: The parties understand the word "claims" to include
all actions, claims, and grievances, whether actual or potential, known or
unknown, and specifically but not exclusively all claims arising out of Byrne's
employment with the Company and his termination. All such claims (including
related attorneys' fees and costs) are forever barred by this Agreement, without
regard to whether those claims are based on any alleged breach of a duty arising
in a statute, contract, or tort; any alleged unlawful act, including, without
limitation, the Age Discrimination in Employment Act of 1967; the Older Workers
Benefit Protection Act; Title VII of the Civil Rights Act of 1964; the Family
Medical Leave Act; or the Americans With Disabilities Act. Byrne, with full
understanding of the rights afforded Byrne under each of these Acts, statutes
and claims for relief, hereby waives any right to assert a claim for any relief
available under these Acts, statutes or claims (including but not limited to
back pay, severance, attorneys' fees, damages, reinstatement and/or other
injunctive relief) that Byrne may otherwise recover based upon any alleged
violation(s) of these Acts, or any other claim or cause of action regardless of
the forum in which it might be brought.

                  EIGHTH: In the event Byrne is a party, or is threatened to be
made a party to or is involved in any action, suit or proceeding, whether civil,
criminal, administrative or investigative, by reason of the fact that he is or
was the legal representative or was an officer, employee or agent of the Company
or any affiliates thereof, or as a director of the Company or any affiliates
thereof, Byrne shall be indemnified and held harmless by the Company to the
fullest extent legally permissible under the laws of the State of Nevada from
time to time against

                                       4.
<PAGE>

all expenses, liability and loss (including attorneys' fees, judgments, fines
and amounts paid or to be paid in settlement) reasonably incurred or suffered by
him in connection therewith unless Byrne's conduct in connection therewith was
the result of Byrne's intentional misconduct, fraud or a knowing violation of
the law as determined by a court of competent jurisdiction, after exhaustion of
all appeals therefrom. Further, to the fullest extent legally permissible under
the laws of the State of Nevada, the Company shall advance expenses as incurred
by Byrne in connection with any action, suit or proceeding, whether civil,
criminal, administrative or investigative, to which he is a party by reason of
the fact that he is a legal representative or was an officer, employee or agent
of the Company or any affiliates thereof or as a director of the Company or any
affiliates thereof.

                  NINTH: Byrne understands and agrees that he:

                           (a)      Has had a full twenty-one (21) days within
which to consider this Agreement before executing it or by executing this
Agreement earlier has waived the twenty one (21) days.

                           (b)      Has carefully read and fully understands all
of the provisions of this Agreement.

                           (c)      Is, through this Agreement, releasing the
Company from any and all claims he may have against the Company.

                           (d)      Knowingly and voluntarily agrees to all of
the terms set forth in this Agreement.

                           (e)      Knowingly and voluntarily intends to be
legally bound by the same.

                           (f)      Was advised and hereby is advised in writing
to consider the terms of this Agreement and consult with an attorney of his
choice prior to executing this Agreement.

                           (g)      Has a full seven (7) days following the
execution of this Agreement to revoke this Agreement and has been and hereby is
advised in writing that this Agreement shall not become effective or enforceable
until the revocation period has expired. Byrne acknowledges and agrees that such
revocation must be received via hand delivery, facsimile, or overnight express
delivery to Tenille Schnepp at 2901 El Camino Ave, Las Vegas, Nevada 89102.

                           (h)      Understands that rights or claims under the
Age Discrimination in Employment Act of 1967 (29 U.S.C.Section 621, et seq.)
that may arise after the date this Agreement is executed are not waived.

                  TENTH: The parties hereto represent and acknowledge that in
executing this Agreement they do not rely and have not relied upon any
representation or statement made by any

                                       5.
<PAGE>

of the parties or by any of the parties' agents, attorneys, or representatives
with regard to the subject matter, basis, or effect of this Agreement or
otherwise, other than those specifically stated in this written Agreement.

                  ELEVENTH: This Agreement may not be assigned by the Company or
Byrne without the prior written consent of the other party. This Agreement shall
be binding upon the parties hereto and upon their heirs, administrators,
representatives, executors successors, and permissible assigns, and shall inure
to the benefit of said parties and each of them and to their heirs,
administrators, representatives, executors, successors, and permissible assigns.
Byrne expressly warrants that he has not transferred to any person or entity any
rights, causes of action, or claims released in this Agreement.

                  TWELFTH: Should any provision of this Agreement be declared or
be determined by any court of competent jurisdiction to be wholly or partially
illegal, invalid, or unenforceable, the legality, validity, and enforceability
of the remaining parts, terms, or provisions shall not be affected thereby, and
said illegal, unenforceable, or invalid part, term, or provision shall be deemed
not to be a part of this Agreement.

                  THIRTEENTH: This Agreement sets forth the entire agreement
between the parties hereto, this Agreement fully supersedes any and all prior
agreements or understandings, written or oral, between the parties hereto
pertaining to the subject matter hereof.

                  FOURTEENTH: This Agreement shall be interpreted in accordance
with the plain meaning of its terms and not strictly for or against any of the
parties hereto.

                  FIFTEENTH: It is further understood and agreed that if, at any
time, a violation of any term of this Agreement is asserted by any party hereto,
that party shall have the right to seek specific performance of that term and/or
any other necessary and proper relief, including but not limited to damages,
from any court of competent jurisdiction, and the prevailing party shall be
entitled to recover its reasonable costs and attorneys' fees.

                  SIXTEENTH:

                  This Agreement shall be interpreted in accordance with the
plain meaning of its terms and not strictly for or against any of the parties
hereto. This Agreement shall be governed by, and construed and enforced in
accordance with the laws of the State of Nevada applicable to contracts made and
to be performed therein.

                  SEVENTEENTH: This Agreement may be executed in counterparts
with the same force and effect as if all signatures were set forth in a single
instrument This Agreement may be executed on facsimile copies with the same
force and effect as an executed original of the same.

                                       6.
<PAGE>

         IN WITNESS WHEREOF, this Agreement has been executed on the date and
year first set forth above.

                                    /s/ STEVE BYRNE
Dated: October 14, 2003             --------------------------------------------
                                    STEVE BYRNE

                                    VESTIN GROUP, INC., a Delaware corporation

Dated: October 14, 2003             By: /s/ Michael V. Shustek
                                        ----------------------------------------
                                    Michael V. Shustek, Chief Executive Officer

                                       7.<PAGE>
                             OFFICE LEASE AGREEMENT

                         THE DEL MAR MORTGAGE BUILDING

                 ----------------------------------------------
                   BASIC LEASE INFORMATION AND DEFINED TERMS
                 ----------------------------------------------

LEASE DATE: JANUARY 5, 2001

LANDLORD:                       THE WILDWOOD HILLS DEVELOPMENT, CORPORATION
                                P.O. Box 220
                                Millville, California 86062

                                Attention: ERIC D. ROLES, PRESIDENT

                                Telephone: (530) 547-4036

                                Telecopy:  (530) 547-4046

TENANT:                         THE VESTIN GROUP
                                D.B.A. VESTIN MORTGAGE, INC.
                                2901 El Camino Ave. Suite 206
                                Las Vegas, Nevada 89102

                                Attention: MICHAEL SHUSTAK, COB, CEO

                                Telephone (702) 227-0965

                                Telecopy: (702) 227-5247

PROJECT:    THE DEL MAR BUILDING
            2901 El Camino Avenue
            Las Vegas, Nevada

BUILDING:   The entire two-story office building located on the Project and
            generally depicted on Exhibit "A".
<PAGE>
LEASED PREMISES:         The portion of the Building designated as suites 104,
                         105, 106, 107, 201, 204, 205 & 206 and generally
                         depicted on Exhibits "B & B-1" as the shaded area.

TOTAL RENTABLE AREA:
                              20,000 square feet, (gross).

TENANT AREA:        11,250 square feet, (gross).

TERM OR LEASE TERM:      five years

INITIAL TERM:       Sixty (60) months calculated from the first day of the next
                               calendar month after the Commencement Date occurs
                               (or calculated from the Commencement Date if that
                               date occurs on the first of the month).

COMMENCEMENT DATE:  March 1, 2001.

EXTENSION TERMS:    One five year term

MINIMUM RENT:       $1.92+- per square foot of Tenant Area for the first Twelve
                               (12) months of the Term as listed below:

(1st year) $1.92+- per square foot of tenant area, March 1, 2001 to February 28,
           2002 - $21,600.00 per month, $259,200.00 per year.

(2nd year) $1.94+- per square foot of tenant area, March 1, 2002 to February 28,
           2003 - $21,830.00 per month, $261,960.00 per year.

(3rd year) $1.995+- per square foot of tenant area, March 1, 2003 to February
           28, 2004 - $22,450.00 per month, $269,400.00 per year.

(4th year) $2.016+- per square foot of tenant area, March 1, 2004 to February
           28, 2005 - $22,680.00 per month, $272,160.00 per year.

(5th year) $2.071+- per square foot of tenant area, March 1, 2005 to February
           28, 2006 - $23,305.00 per month, $279,660.00 per year.

IMPROVEMENT ALLOWANCE:   Landlord will provide no improvement allowance. The
                         suites are to be leased in "AS IS CONDITION".

SECURITY DEPOSIT:
                         N/A

EXPENSE STOP:
                         N/A
<PAGE>
REPLACEMENT OF LEASE     IT IS MUTUALLY AGREED THAT THIS LEASE, AS OF MARCH 1,
                         2001 SHALL REPLACE THE LEASE AGREEMENT DATED APRIL 8,
                         1999 BY AND BETWEEN WILDWOOD HILLS DEVELOPMENT, CORP.
                         AND DEL MAR HOLDINGS (VESTIN GROUP) D.B.A. VESTIN
                         MORTGAGE, INC. THE APRIL 8, 1999 LEASE SHALL BECOME
                         NULL AND VOID AND OF NO FURTHER FORCE AND EFFECT,
                         EXCEPTING THAT THE BASE YEAR USED FOR TENANTS
                         PROPORTIONATE SHARE OF "PROJECT OPERATING COSTS" NOW
                         REFERRED TO IN SECTION 3 C. OF THIS LEASE AGREEMENT, AS
                         THE "RENTAL ADJUSTMENTS," SHALL USE APRIL 8, 1999 AS
                         THE BEGINNING OF THE BASE YEAR AGAINST WHICH ALL
                         "RENTAL ADJUSTMENTS WILL BE MADE.

PERMITTED USE:           GENERAL OFFICE / ADMINISTRATIVE / AND WORK OF RELATED
                         PURPOSES.

--------------------------------------------------------------------------------
                          GENERAL TERMS AND CONDITIONS

--------------------------------------------------------------------------------

1.  DESCRIPTION OF BUILDING AND LEASED PREMISES.
    a.  Leased Premises. Landlord leases to Tenant, and Tenant leases from
        Landlord, the Leased Premises upon the terms and conditions set forth in
        this Agreement, the Leased Premises.
    b.  Square Footage. Tenant confirms that it has had ample opportunity to
        inspect the Leased Premises and Project and to confirm the Total
        Rentable Area and Tenant Area. Tenant acknowledges that there are
        several different methods to calculate the square footage, and Tenant
        has approved the method used to calculate the Total Rentable Area and
        Tenant Area specified in this Lease.

2.  TERM AND POSSESSION.
    a.  Term. This Lease is binding upon Landlord and Tenant as of the Lease
        Date, but the Term of this Lease will commence on the Commencement Date.
    b.  Possession. If Landlord is unable to deliver possession of the Leased
        Premises ready for occupancy at the Outside Delivery Date, Landlord will
        not be liable for any damage, Tenant waives any claims or causes of
        action against Landlord relating to the delay, and this Lease will
        become voidable at the option of Landlord. If Landlord is unable to
        deliver possession of the Leased Premises ready for occupancy at the
        Outside Delivery Date, no Rent will be payable by Tenant to Landlord for
        any pro rata portion of the Lease Term prior to actual delivery to
        Tenant of possession of the Leased Premises ready for occupancy. If the
        Leased Premises are not ready for occupancy within 60-days after the
        Outside Delivery Date, Tenant will have the right to terminate and
        cancel this Lease and all obligations of Landlord and Tenant under this
        Lease by delivery of written notice to Landlord.

<PAGE>
3.    RENT.

     a. Aggregate Rent. Tenant will pay to Landlord, the aggregate of the
        Minimum Rent, Parking Charges, Rental Adjustments, and Additional Rent,
        plus any taxes levied on rents (collectively, the "RENT"), in advance,
        on the Commencement Date and thereafter on the first day of each
        calendar month during the Lease Term. All payments of Rent will be paid
        by Tenant, without prior notice or demand or deduction or offset, to
        Landlord at the address set forth on this Lease or at any other place
        that Landlord may from time to time designate in writing. If Landlord
        has not received payment of the monthly installment of Rent within five
        days after the 1st day of each month with or without delivery of
        written notice by Landlord to Tenant, Tenant will pay, as Additional
        Rent, a late charge equal to ten percent of the unpaid amount. Any
        payment of Rent that is not paid in a timely fashion and considered
        delinquent after the date due will bear interest at the rate of 12%.

     b. PARKING CHARGES. TENTANT WILL PAY TO LANDLORD THE PARKING CHARGES SET
        FORTH IN EXHIBIT C.

     c.   Rental Adjustments.

          i.   Definitions. For purposes of calculating the Rental Adjustments,
               the following terms will have the meanings ascribed below.

          ii.  "OPERATING COSTS" means all costs and expenses that are
               associated with the ownership, operation, and maintenance of the
               Project (excluding depreciation and all amounts paid on loans)
               including, by way of illustration but not by way of limitation,
               the cost and expense of real and personal property taxes and
               assessments, whether assessed against the Project, Landlord, or
               assessed against Tenant and collected by Landlord; utilities;
               supplies; Landlord's insurance premiums; deductible amounts on
               any insurance claims under Landlord's insurance; all costs and
               expenses of: repairs, maintenance, replacements, and
               renovations, or additions required by any governmental entity
               having jurisdiction over the Project or Landlord, and including
               the amount of amortization on those items that Landlord chooses
               to capitalize; management fees; and all other costs that can
               properly be considered expenses of operating or maintaining the
               Project. Operating costs will not include leasing commissions
               for any new lease and will not include the costs and expenses
               associated with the construction and installation of the
               Building Standard Work for tenants that may enter into leases
               for unleased portions of the Building after the Commencement
               Date of the Lease. For purposes of this Paragraph 3.3(a)(ii)
               only, the word "replacements" will not include the cost and
               expense of correcting initial construction defects in the
               foundation, bearing walls, exterior walls, subflooring, and
               roofs of the Building and will not include the costs and
               expenses for replacements to the foundations, bearing walls,
               exterior walls, subflooring, and roofs of the Building unless
               the replacements are occasioned by the reckless or intentional
               acts or omissions of Tenant or any other person who may be in or
               upon the Project with the consent (implied or otherwise) of
               Tenant.

          iii. "OPERATIONAL YEAR" means all or any portion of any calendar year
               during which this Lease is in effect.

          iv.  "EXCESS COST" means the amount by which the Operating Costs for
                any

<PAGE>
                              Operational Year exceed the Expense Stop.
                    v.        "RENTAL ADJUSTMENTS" means an amount equal to the
                              product obtained by multiplying the Tenant Area by
                              the quotient derived by dividing the Excess Cost
                              by the Total Rentable Area.
          d.        PAYMENT OF RENTAL ADJUSTMENTS. Prior to the commencement of
                    each full or partial Operational Year during the Term of
                    this Lease, Landlord will deliver to Tenant a written
                    estimate in reasonable detail of Operating Costs and
                    Tenant's estimated Rental Adjustment for the year.
                    Thereafter, with each payment of Minimum Rent, each month
                    Tenant will pay 1/12 of the estimated Rental Adjustment. As
                    soon as practicable after the end of each Operational Year,
                    Landlord will submit to Tenant a written statement showing
                    the actual Operating Costs for that Operational Year,
                    Tenant's share of actual Operating Costs, Tenant's actual
                    Rental Adjustments, and the difference between Tenant's
                    actual Rental Adjustments and the amount of estimated Rental
                    Adjustments paid by Tenant. If the Tenant's actual Rental
                    Adjustments exceeds the amount of Rental Adjustments paid by
                    Tenant for that Operational Year, Tenant will pay to
                    Landlord within 30 days of receipt of the written statement,
                    the full amount of the excess. If the Tenant's actual Rental
                    Adjustments is less than the amount of estimated Rental
                    Adjustments paid for that Operational Year, the amount will
                    be credited against the next monthly Rent payment(s) due
                    Landlord from Tenant. If this Lease commences or terminates
                    on a day other than the first day of an Operational Year,
                    Tenant will be charged only for Rental Adjustments for the
                    portion of the Operational Year that falls within the Lease
                    Term.
          e.        ADDITIONAL RENT. Without limiting any of Tenant's covenants
                    or agreements contained in this Lease and without limiting
                    Tenant's obligation to pay any other component of the Rent,
                    Tenant agrees that it will pay to Landlord, as "ADDITIONAL
                    RENT," all additional amounts designated in this Lease,
                    whether or not described as Rent.
4.        LEASED PREMISE' USE.
          a.        USE. Tenant will use the Leased Premises only for the
                    Permitted Use and not otherwise. No use will be made of the
                    Leased Premises, and no act will be done in or about the
                    Leased Premises, that is illegal, unlawful, or that will
                    increase the existing rate of insurance upon the Leased
                    Premises, the Building or the Project. Tenant will not
                    commit or allow any public or private nuisance or other act
                    or thing that disturbs the quiet enjoyment of any other
                    tenant in the Building, nor will Tenant, without the prior
                    written consent of Landlord, use any apparatus, machinery or
                    device in or about the Leased Premises that will cause any
                    substantial noise or vibration. If any of Tenant's office
                    machines or other equipment disturbs the quiet enjoyment of
                    any other tenant in the Building. Tenant will take the
                    action as may be necessary to immediately eliminate the
                    disturbance.
          b.        FLOOR LOAD. Tenant will not bring upon the Leased Premises
                    any item with weight sufficient to potentially cause damage
                    to, or that may jeopardize the structure of, the Leased
                    Premises of the Building.
5.        SERVICES PROVIDED BY LANDLORD. Landlord will maintain the public and
          common areas of the Building and the Project, such as lobbies, stairs,
          elevators, landscaping, corridors, parking lots and public restrooms,
          in good order and condition except for damage occasioned by the act or
          negligence of Tenant. Landlord will furnish the water for common areas
          and with electricity for lighting and the operation of the elevator.
          It will be the responsibility of Tenant to maintain the

<PAGE>
leased premises. Landlord will not be liable for damages, nor will Tenant's
obligation to pay Rent be abated, for Landlord's failure to furnish or for
delay in the furnishing any of the foregoing services, if the failure or delay
is caused by accident or conditions beyond the reasonable control of Landlord.
The temporary failure to furnish any of the services will not be construed as
an eviction of Tenant and will not relieve Tenant from the duty of observing
and performing any of the provisions of this Lease so long as Landlord proceeds
with reasonable diligence to correct any the failure.

6.   REPAIRS AND ALTERATIONS. Tenant agrees by taking possession of the Leased
Premises that the Leased Premises are then in a tenantable and good condition,
that Tenant will take good care of the Leased Premises, and the Leased Premises
will not be altered or changed without the prior written consent of Landlord.
Tenant waives any right to make repairs at Landlord's expense. Tenant will not
make changes to locks or doors or add, disturb, or in any way change any
plumbing, ducting, or wiring without first obtaining the written consent of
Landlord. All damage or injury done to the Project by Tenant or by any persons
who may be in or upon the Project with the consent of Tenant will be paid for by
Tenant, and Tenant will pay for all damage to the Project caused by Tenant's
misuse; however, Tenant will pay for structural damage to the Project only if
occasioned by negligent, reckless, or intentional acts or omissions of Tenant or
any other person who may be in or upon the Project with the consent (implied or
otherwise) of Tenant. All repairs to the Leased Premises necessary to maintain
the Leased Premises in a tenantable and good condition will be done by or under
the direction of Landlord at Tenant's expense (payable to Landlord immediately
upon demand) except as otherwise specifically provided in this Lease. Tenant
will pay for the replacement of doors or windows of the Leased Premises that are
cracked or broken by Tenant, its employees, agents or invites, and Tenant will
not put any curtains, draperies or other hangings on or beside the windows in
the Leased premises without first obtaining Landlord's written consent. Landlord
may make any alterations or improvements that Landlord may deem necessary for
the preservation, safety, or improvement of the Project. All alterations,
additions, and improvements, except fixtures installed by Tenant and that are
removable without damage to the Building, will become or remain, as applicable,
the property of Landlord.

7.   ENTRY INTO PREMISES. Tenant will permit Landlord and its agents to enter
into and upon the Leased Premises at all reasonable times for the purpose of
inspecting the Leased Premises or for the purpose of cleaning, repairing,
altering, or improving the Leased Premises or Building, and when necessary for
the purpose, Landlord may close entrances, doors, corridors, elevators, or
other facilities without liability to Tenant by reason of the closure and
without the action by Landlord being deemed an eviction of Tenant or to relieve
Tenant from the duty of observing and performing any and all of Tenant's
obligations of this Lease, so long as Landlord proceeds with reasonable
diligence to make the alterations and repairs. LANDLORD AND ITS AGENTS MAY
ENTER THE LEASED PREMISES FOR THE PURPOSE OF SHOWING THE LEASED PREMISES TO
PROSPECTIVE TENANTS FOR A PERIOD OF 180 DAYS PRIOR TO THE EXPIRATION OF THE
LEASE TERM, AND MAY ENTER AT ANY REASONABLE TIME TO SHOW THE LEASED PREMISES TO
PROSPECTIVE PURCHASERS OR LENDERS.

8.   DAMAGE OR DESTRUCTION. If any part of the Project is damaged by fire or
other casualty that is fully covered by Landlord's insurance and that is
without the fault of Tenant, the damage will be repaired by Landlord, so long
as the repairs can be made within 60 days after the occurrence of the damage.
Until the repairs are completed, the Rent will be abated in proportion to the
part of the Leased Premises that is unusable by Tenant in the conduct of its
business as the result of the casualty. If the repairs cannot be made within 60
days, Landlord may, at Landlord's election,
<PAGE>
     make them within a reasonable time using due diligence, and, if Landlord
     elects to make the repairs, this Lease will continue in effect and the Rent
     will be abated in the manner provided above. Landlord's election to make
     repairs that cannot be made within 60 days after the occurrence of the
     damage must be evidenced by written notice to Tenant within 30 days after
     the occurrence of the damage. If Landlord does not so elect to make the
     repairs, then either party may, by written notice to the other, given
     within 30 days after the end of Landlord's 30-day election period described
     above, terminate this Lease.

9.   ADVERTISING AND SIGNAGE.  Tenant will not post, place, or in any manner
     display any sign, inscription, notice, picture, placard or poster, or any
     advertising material whatsoever anywhere in or about the Project at places
     visible from anywhere outside the Leased Premises without first obtaining
     Landlord's written consent. Tenant, however, will be specifically entitled
     to: (i) a reasonable amount of space for its name on the door as signage
     for the leased premises; and (ii) a reasonable amount of space on any
     building directory that may be located on the Project.

10.  HOLD HARMLESS.  Tenant will defend, indemnify and hold harmless Landlord on
     demand for, from, and against any and all liability, damages, costs, or
     expenses, including attorney's fees, arising from any act, omission, or
     negligence of Tenant, or the officers, contractors, licensees, agents,
     servants, employees, guests, invitees, or visitors of Tenant in or about
     the Project, or arising from any accident, injury or damage to any person
     or property occurring in or about the Project.

11.  INSURANCE.  During the term of the Lease, Tenant will maintain liability
     insurance, fire insurance with extended coverage, and water damage
     insurance in amounts sufficient to fully cover Tenant's improvements and
     all property in the Leased Premises that is not owned by Landlord, and
     liability insurance against claims of death, personal injury, and property
     damage in or about the Leased Premises, in amounts that are acceptable to
     Landlord. Policies for the insurance will waive any right of subrogation
     against Landlord, will show Landlord as an additional insured and will not
     be cancelable with less than 30 days notice to Landlord. Prior to taking
     possession of the Leased Premises and, thereafter, within 30 days prior to
     the expiration or cancellation of any previously delivered policy, Tenant
     will deliver to Landlord evidence satisfactory to Landlord that the
     insurance is fully paid for the immediately succeeding one year period.

12.  LIENS AND BANKRUPTCY. Tenant will keep the Project and Leased Premises free
     from any liens or encumbrances arising out of any work performed by or on
     behalf of Tenant or otherwise relating to any act of Tenant. If Tenant is
     adjudged bankrupt, or insolvent, or makes any assignment for the benefit of
     creditors, or if the business conducted on the Leased Premises passes into
     the hands of any receiver, court, trustee, or officer, or if the Term of
     this Lease is attached or taken on execution, this will constitute an event
     of default under the Lease, and Landlord may, at its option, exercisable in
     its sole discretion by written notice to Tenant, terminate this Lease and
     recover possession of the Leased Premises from any and all parties.

13.  DEFAULT BY TENANT.  Upon breach or default of this Lease by Tenant,
     Landlord may pursue any and all rights, at law or equity, against Tenant.
     Except when Landlord feels reasonably and justifiably insecure as to the
     solvency of the Tenant or its ability to perform its obligations under the
     Lease, Tenant will have 20 days after receipt of written notice from
     Landlord within which to completely cure any non-monetary default; however,
     if the non-monetary default is not completely cured within 20 days and
     Tenant demonstrates to Landlord that Tenant is using (and will continue to
     use) its best efforts to completely cure the non-monetary default, Tenant
     will have the additional time to cure as Landlord deems reasonably
     appropriate under the circumstances. In no event, however, will the time
     period within which Tenant must completely

<PAGE>
      cure any non-monetary default extend to a period of time greater than 90
      days. Without limiting the foregoing, at expiration of the term of this
      Lease or if default is made in the payment of Rent or in the performance
      of any agreements of Tenant contained in this Lease, Landlord, or its
      agent, will have the right to enter and take possession of the Leased
      Premises. In the case of re-entry by Landlord, and Tenant agrees to
      deliver the Leased Premises without process of law, Tenant's rights to
      occupy or control the Leased Premises will immediately cease, and this
      Lease, at the option of Landlord, will terminate. If any default or breach
      by Tenant occurs, the obligations of Tenant under this Lease, including
      Tenant's obligation to pay Rent, will not cease, and Tenant will be liable
      for any loss or damage to Landlord for failure to comply with this Lease.
      If Landlord retakes possession of the Leased Premises, Landlord may remove
      and store all personal property of Tenant in any place selected by
      Landlord at the expense and risk of Tenant. Landlord may sell any or all
      of the property at public or private sale as provided by law and will
      apply the proceeds of the sale first to the cost of the sale, second to
      the payment of charges for storage, if any, third to the payment of other
      sums that may be due from Tenant to Landlord under the terms of the Lease,
      and fourth the balance, if any, to Tenant. Tenant waives all claims for
      damages that may be caused by Landlord's re-entering and taking possession
      of the Leased Premises, removing, storing, and/or selling the property of
      Tenant. No re-entry of Landlord will be considered or construed to be a
      forcible entry.

14.   COSTS AND ATTORNEYS' FEES. If either party employs legal counsel to
      enforce any term of this Lease, the other party will pay to the prevailing
      party, immediately upon demand, the prevailing party's costs, expenses,
      and attorney's fees.

15.   NO-WAIVER. Waiver by Landlord of any breach of Tenant of any term,
      covenant, or condition of this Lease will not be deemed to be a waiver of
      the term, covenant, or condition or a waiver of any subsequent breach of
      the term, covenant, or condition. The acceptance of Rent by Landlord will
      not be deemed to be a waiver of any existing breach by Tenant of any term,
      covenant, or condition of this Lease, regardless of Landlord's knowledge
      of the existing breach at the time of acceptance of the Rent.

16.   ASSIGNMENT AND SUBLETTING.  Tenant will not assign this Lease or
      sublet all or any part of the Leased Premises without Landlord's prior
      written consent. Any attempt to do otherwise will be void and of no
      effect. No assignment or subletting will relieve Tenant of Tenant's
      liability under this Lease. If Tenant desires to assign this Lease or
      sublet all or any part of the Leased Premises and Tenant has notified
      Landlord of this desire, Landlord will not unreasonably withhold its
      consent to a change or modification of the "use" clause contained in
      Paragraph 4.1 so long as the proposed change or modification is not
      incompatible with existing uses and is not prohibited by the terms of any
      existing lease or related agreement.

17.   SUCCESSORS.  Subject to the restrictions set forth in Paragraph 16, all of
      the covenants, agreements, terms and conditions contained in this Lease
      will apply to and be binding upon Landlord and Tenant and their respective
      heirs, executors, administrators, successors, and assigns.

18.   SUBORDINATION.  At the lender's election, this Lease will automatically be
      subordinate to any mortgage or deed of trust placed upon the Project by
      Landlord, to any and all advances made or to be made under the mortgage or
      deed of trust, and to all renewals, replacements and extensions of the
      mortgage or deed of trust. Within 15 days of presentation, Tenant will
      execute, acknowledge and deliver to Landlord any subordination,
      attornment, or non-disturbance agreement or other instrument that Landlord
      or Landlord's lenders, may require.

19.   SALE BY LANDLORD. A sale or conveyance of all or any part of the Project
      or Leased Premises

<PAGE>
      will operate to release Landlord from liability for events occurring
      subsequent to the sale or conveyance and any express or implied covenants
      or conditions contained in this Lease, Tenant will look solely to
      Landlord's successor in interest in and to this Lease. This Lease will
      not be affected by any subsequent sale or conveyance, and Tenant will
      attorn to the successor in interest. If Tenant has made a Security
      Deposit, Landlord may transfer the Security Deposit to its successor in
      interest, and Landlord will be discharged from further liability.

20.   ESTOPPEL CERTIFICATE. Within 10 business days after delivery of
      Landlord's written request, Tenant will execute, acknowledge and deliver
      to Landlord a written statement on a form provided by Landlord: (i)
      certifying that this Lease is unmodified and in full force and effect
      (or, if modified, stating the nature of the modification and certifying
      that this Lease, as so modified, is in full force and effect) and the day
      to which Rent and other charges are paid in advance, if any; (ii)
      affirmatively representing that there are not any uncured defaults by
      Landlord or Tenant (or specifying the defaults if they are claimed); and
      (iii) providing any other information reasonably requested by Landlord.
      Tenant's written statement may be relied on by a prospective purchaser or
      encumbrancer of all or any portion of the Project. Tenant's failure to
      deliver a written statement within the time will be conclusive against
      Tenant that: (i) this Lease is in full force and effect, without
      modification except as may be represented by Landlord; (ii) there are no
      uncured defaults in Landlord's performance or Tenant's performance, and
      (iii) not more than one month's Rent has been paid in advance. The
      failure of Tenant to deliver the written statement to Landlord within the
      time will constitute a default by Tenant under this Lease, whereupon
      Landlord may elect to enforce any and all rights and remedies provided to
      Landlord in this Lease.

21.   CONDEMNATION. If all of the Leased Premises, are taken by condemnation or
      eminent domain proceeding, this Lease will automatically terminate as of
      the date of the final condemnation, or as of the date possession is taken
      by the condemning authority, whichever is earlier. Current Rent will be
      apportioned as of the date of the termination. If part of the Leased
      Premises or a portion of the Project not required for the use of Leased
      Premises is taken by condemnation or eminent domain, this Lease will
      continue in full force and effect, and if the rentable area of the Leased
      Premises is reduced, the Rent will be reduced in proportion to the
      reduction in the area of the Leased Premises, the Rent reduction to be
      effective on the date of the partial taking. No award for any partial or
      entire taking will be apportioned, and Tenant assigns to Landlord any
      award that may be made in the taking or condemnation; however, nothing in
      this Lease will be deemed to give Landlord any award made to Tenant for
      the taking of personal property belonging to Tenant, for the interruption
      of or damage to Tenant's business or for Tenant's moving expenses. Without
      limiting the foregoing, if more than 25% of the Tenant Area is taken by
      virtue of any condemnation or eminent domain proceeding, Tenant, upon 10
      days written notice to Landlord, will have the right to terminate this
      Lease.

22.   RULES AND REGULATIONS. Tenant, its employees, agents, clients, customers,
      invitees and guests will comply with any rules and regulations adopted by
      Landlord. Any violation of the rules and regulations will constitute a
      breach and default of this Lease.

23.   NOTICES. To be effective, all notices under this Lease will be in writing
      and delivered in person or sent by hand delivery, telecopy, certified
      mail, or overnight delivery to Landlord and Tenant at the addresses
      designated on the cover page of this Lease, or to any other place as may
      be designated by either party in writing. Notices will be effective upon
      delivery if personally delivered or sent by telecopy, or overnight
      delivery within two days after deposit in the United States mail
      certified mail, return receipt requested, postage prepaid, properly
      addressed.

<PAGE>
24.  GOVERNING LAW. This Lease will be construed and governed by the Laws of
the State of Nevada.

25.  TIME OF ESSENCE. Time is of the essence of this Lease.

26.  LANDLORD'S APPROVAL. Wherever the terms of this Lease require or allow
Landlord's consent, approval, or satisfaction be given or obtained, the
consent, approval, or satisfaction will be given or withheld in Landlord's sole
and absolute discretion, except as otherwise specified in this Lease.

27.  SECURITY DEPOSIT. Concurrently with its execution of this Lease, Tenant
will deliver to Landlord the Security Deposit for the performance by Tenant of
every covenant and condition of this Lease. The deposit may be commingled with
other funds of Landlord and will bear no interest. If Tenant defaults with
respect to any covenant or condition of this Lease, including but not limited to
the payment of Rent or any other charges, Landlord, at Landlord's option, may
apply the whole or any part of the security deposit to the payment of any sum in
default or any other sum that Landlord may be required to spend by reason of
Tenant's default. If Landlord elects to apply the whole or any part of Tenant's
security deposit to the payment of any sum, Landlord may do so without waiver of
any Tenant default, and Landlord may demand that Tenant deliver a sum equal to
the amount so applied by Landlord. Tenant's failure to deliver the sum to
replenish Tenant's security deposit within ten (10) days following delivery of
written demand by Landlord will constitute an additional default by Tenant under
this Lease. If Tenant complies with all of the covenants and conditions of this
Lease, the security deposit or any balance thereof remaining will be returned to
Tenant within 14 days of the expiration of the term hereof.

28.  AUTHORITY. Tenant warrants and represents that Tenant is fully capable of
performing the terms of this Lease, that Tenant has full and requisite power and
authority to execute, deliver, and perform this Lease in accordance with their
respective terms, and that this execution of the Lease and other documents and
instruments will not act or to cause a violation or breach of any court order,
judgment, or agreement to which Tenant is a party.

29.  ENTIRE AGREEMENT. This Lease and all exhibits embody the entire Agreement
between the Landlord and Tenant and any prior oral or written understanding
and/or representation not specifically enumerated in this Lease is deemed
ineffective and of no force or effect. This Lease may be amended only by
written instrument executed by both Landlord and Tenant.

        Landlord and Tenant have executed this Lease on the Lease Date.

LANDLORD
Wildwood Hills Development, Corporation
an Arizona, Corporation

By:
    ______________________
    Eric D. Roles
    Its: President

                                     TENANT
                                     The Vestin Group
                                     d.b.a. Vestin Mortgage, Inc.
                                     a Nevada, Corporation

                                                    By: /s/ Michael Shustek
                                                        ___________________
                                                          Michael Shustek
                                                    Its: Chief Executive Officer

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