Document:

LEASE AGREEMENT

                                 BY AND BETWEEN

                                 AFTER OURS, LLC

                                       AND

                      FAMILY STEAK HOUSES OF FLORIDA, INC.

                              DATED: JULY 12, 2002

                              5109 E. FOWLER AVENUE
                                 TAMPA, FLORIDA

<PAGE>

                                 LEASE AGREEMENT

     This Lease  Agreement  (this  "Lease") is made this 12th day of July,  2002
("Effective  Date") by and between AFTER OURS, LLC  ("Landlord"),  whose address
for purposes hereof is 500 Noah Lane, Key West, Florida 33040, and whose federal
tax  identification  number is  74-2825127,  and FAMILY STEAK HOUSES OF FLORIDA,
INC.  ("Tenant"),  whose address for purposes hereof is 2113 Florida  Boulevard,
Neptune Beach, Florida 32266.

     1.   DESCRIPTION OF PREMISES. Landlord leases to Tenant that certain parcel
of land located at 5109 E. Fowler  Avenue,  Tampa,  Florida,  together  with all
improvements  located  thereon,  and together with the  Landlord's  right to use
certain adjacent lands for vehicular parking, said land and parking rights being
more particularly described in Exhibit "A" attached hereto (the "Premises").

     2.   LEASE  TERM . The term of this  Lease  shall be for a period of twenty
(20) years (the  "Term")  or until  such Term shall  sooner  cease and expire as
hereinafter   provided.   The  Term  shall   commence  on  July  12,  2002  (the
"Commencement  Date") and shall expire at midnight on July 11, 2022. If, for any
reason,  Tenant  discontinues the use of the Property for the purposes rented or
any purpose,  Tenant shall still remain liable for the  performance of the terms
of this Lease and the payment of the rental hereunder.

     3.   USE.  The  Premises  may be used  for the  operation  of a  restaurant
offering  seated dining and uses  ancillary  thereto,  and for no other purposes
without  Landlord's  written  consent,  which consent shall not be unreasonably,
withheld, conditioned or delayed.

     4.   RENT. The "Rent  Commencement  Date" shall be the  Commencement  Date.
Subject to adjustments as set forth herein, Tenant agrees to pay, as base annual
rent for the use of the Leased  Premises,  each year during the first five years
of the  term  hereof,  the sum of  $330,000.00  ("Rent"  or "Base  Rent"),  plus
applicable  sales  tax,  which  shall be payable  in twelve  (12) equal  monthly
installments of $27,500.00 as set forth on the Rent Schedule  attached hereto as
Exhibit B. All payments due under this Lease shall be paid monthly in advance on
or before the first (1st) day of each month (the "Due Date") without  reduction,
abatement or set-off  (except when and as  specifically  provided  herein),  and
shall be mailed or delivered to  Landlord's  office at the address  above (or at
such other  address for the payment of rent that  Landlord may give notice of to
Tenant). Any payment due and not paid within five (5) days of the Due Date shall
bear interest  retroactive  from the Due Date at a rate of twelve  percent (12%)
per annum until paid. In addition,  the Tenant shall pay Landlord a late payment
penalty in an amount equal to five

<PAGE>

percent (5%) of the delinquent  payment.  If the Rent Commencement Date is other
than the first day of a calendar  month,  the rent for the portion of said month
shall be prorated at a daily rate based upon the base monthly rent, and shall be
payable on the Rent Commencement Date.

     5.   RENT  ESCALATION.  The annual  Rent to be paid to  Landlord  by Tenant
shall be increased as described in Exhibit B.

     6.   SERVICES.  Tenant shall pay before  delinquency,  at its sole cost and
expense,  all  charges  for water,  gas,  heat,  electricity,  power,  telephone
service, sewer service charges, and sewer rentals charged or attributable to the
Premises,  and all other  services  or  utilities  used in,  upon,  or about the
Premises by Tenant or any of its subtenants,  licensees, or concessionaires from
the Commencement Date and throughout the lease term hereof.

     7.   CARE AND  MAINTENANCE  OF  PREMISES,  ACCESS.  Tenant  shall be solely
responsible  for  the  maintenance,  repair,  and  replacement  of the  Premises
throughout  the  term  of  this  Lease,  including,  but  not  limited  to,  the
maintenance,  repair,  and  replacement  of  all  improvements  located  on  the
Premises,  including the roof and structural  components thereof,  all plumbing,
electrical,  heating,  ventilation and air conditioning systems therein, and all
other  improvements  to the  Premises,  such as the asphalt  paving and concrete
curbing of the parking areas and driveways,  and the landscaping  located on the
Premises.  All of the  improvements  upon the Premises  shall be  maintained  in
substantially  the same  condition  throughout  the lease term as existed on the
Effective Date of this Lease,  ordinary wear and tear  excepted.  Landlord shall
have no responsibility  whatsoever for any maintenance,  repair,  replacement of
the Premises or any  improvements  located thereon unless such is made necessary
due to the gross negligence or willful act of the Landlord.

     Tenant  agrees to observe and comply with all laws,  ordinances,  rules and
regulations of the Federal, State, County, Municipal authorities and regulations
of the Board of Fire Underwriters applicable to the Property and to the business
to be conducted by Tenant in the Property.

     The Landlord shall at all reasonable  times have access to the Property for
the purposes of examining  the same,  or for the purpose of showing the Property
to prospective  purchasers or lessees;  and for a period of at least twelve (12)
months prior to the expiration of the Lease or any renewal  thereof,  shall have
the right to post a sign on the front of the Property offering the same "To Let"
or "For  Sale",  which  said sign the  Tenant  shall  permit  to remain  without
molestation.

     8.   SIGNAGE

          (a)  SIGNS. Landlord and Tenant agree that throughout the Term and any
Renewal Terms of this Lease, Tenant and its permitted subtenants, and assignees

                                       2
<PAGE>

may erect,  maintain,  repair and replace any and all signs which the Tenant and
its permitted  subtenants,  and assignees  may desire from  time-to-time  on the
Premises including,  without limitation,  building, pylon and monument signs, so
long as (i) such signs comply in all  respects and at all times with  applicable
codes,  ordinances,  laws and statutes  concerning the same, and (ii) the Tenant
and its permitted  subtenants,  and  assignees  has at its expense  obtained all
necessary governmental licenses, permits, and approvals for such signs. All such
signs shall be maintained in good condition and repair at all times.

     9.   RENEWAL  OPTION.  Provided  Tenant  has not been in  material  default
hereunder  beyond  applicable cure periods,  this Lease may be renewed by Tenant
for up to two (2) successive,  five (5) year terms (the "Renewal  Term(s)"),  if
Tenant  shall give  written  notice of renewal to Landlord at least  twelve (12)
months  prior to the end of the  then-current  term.  Each Renewal Term shall be
subject to the same terms and conditions as the initial Term, except that Tenant
shall pay to Landlord the Base Rent provided for in Exhibit "B" of this Lease.

     10.  SUBLEASE  AND  ASSIGNMENT.  Tenant  shall not have the right to assign
this Lease and/or sublease all or any portion of the Premises without Landlord's
prior written consent, such consent not to be unreasonably conditioned, delayed,
or withheld.  Concurrently with any request for Landlord's  consent Tenant shall
pay to Landlord the sum of $750.00 for Landlord's  review and processing of such
request, and Landlord shall not be obligated to review such request prior to its
receipt of the foregoing fee.  Notwithstanding the foregoing,  however, a change
in the  ownership or control of the Tenant shall not be deemed an  assignment of
this Lease for the purposes of this  paragraph.  In  addition,  in the event the
Tenant elects to sell fifty  percent (50%) or more of its assets,  it shall have
the right to assign this Lease in connection  with such sale without the consent
of the Landlord. In the event of a permitted subletting or an assignment of this
Lease,  Tenant  shall not be  released  from  liability  hereunder.  Consent  by
Landlord  to an  assignment  or  subletting  shall not be deemed  consent to any
further  assignment or subletting;  the restrictions set forth in this paragraph
10 shall apply to any assignee or sublessee of Tenant.

     11.  ALTERATIONS BY TENANT.  All additions,  alterations,  improvements and
fixtures  (except  Tenant's  movable trade  fixtures and signage) in or upon the
Premises, whether placed there by Tenant or by Landlord, shall become Landlord's
property and shall remain upon the Premises at the  termination of this Lease by
lapse of time,  or  otherwise,  without  compensation  or allowance or credit to
Tenant.  After the Commencement Date, Tenant shall not make additions,  changes,
alterations or improvements to the Premises costing more than $150,000.00 in the
aggregate,  without the prior written  consent of Landlord,  which consent shall
not be unreasonably withheld, conditioned or delayed. Even if Landlord's consent
is not required,  Tenant shall give Landlord prior written notice specifying any
work to be done. If Landlord grants its consent,  Landlord may impose reasonable
requirements  as a condition of such consent  including  without  limitation the
submission of plans and specifications for Landlord's

                                       3
<PAGE>

prior written approval,  obtaining necessary permits, obtaining insurance, prior
approval  of  contractor  (not  to  be  unreasonably  withheld)  and  reasonable
requirements  as to the manner  and times in which such work shall be done.  All
work  shall  be  performed  in a good and  workmanlike  manner  and  shall be in
accordance with plans and  specifications,  (approved by Landlord if approval is
required  by the  above  provisions)  and shall be made in  accordance  with all
applicable  laws,  ordinances,  and  codes.  If any of such work may  affect the
structure of the  Building or  interfere  with  Building  systems or  operation,
Landlord may require that such work be performed  under  Landlord's  supervision
(but at no additional cost to Tenant for such supervision).  Notwithstanding the
foregoing,  upon  expiration  of the Term or earlier  termination  of the Lease,
Tenant may remove all of its personal  property,  furniture  and trade  fixtures
from the  Premises,  repair any damage  caused to the Premises by such  removal.
Such repairs shall be done in a good and workman like manner consistent with all
applicable laws,  rules and  regulations.  Tenant shall make such alterations to
the Premises to keep same in  compliance  with all  applicable  laws,  rules and
regulations, including, without limitation, the Americans With Disabilities Act.
In the  event  that any  governmental  authority  directs  any  modification  or
alteration to the Property as the result of Tenant's occupancy, Tenant shall pay
for the cost of such modification or alteration.

     12.  CONSTRUCTION  LIEN.  In no  event  shall  Tenant  have  the  right  or
authority  to  create,  or permit  there to be  established,  any  contractor's,
mechanic's,  materialmen's  or other lien or  encumbrance  of any nature against
Landlord's  interest in the Premises or the Building  for  improvements  made or
caused to be  performed  by and at the request of Tenant.  Any lien filed by any
contractor,  materialman or supplier performing work requested by and for Tenant
shall attach only to Tenant's  interest in the Premises for work claimed to have
been  furnished for Tenant.  Tenant shall,  within 20 business days after Tenant
receives notice of the filing of any lien for such work, duly discharge the lien
or contest such lien by posting a bond equal to the amount of the disputed claim
with companies reasonably  satisfactory to Landlord. In the event that such lien
is not released and removed or bonded  within 20 business  days after Tenant has
received  notice  thereof,  Landlord,  at its sole  option,  may take all action
necessary  to  release  and  remove  or bond  such  lien  (without  any  duty to
investigate  the  validity  thereof)  and  Tenant  shall  promptly  upon  notice
reimburse  Landlord  for all  reasonable  sums,  costs and  expenses  (including
reasonable attorneys' fees) incurred by Landlord in connection with such lien.

     13.  HAZARDOUS  SUBSTANCES.  Tenant  shall not  bring  upon or permit to be
brought  upon the  Premises  any  Hazardous  Substances,  except  normal  office
supplies.  Tenant  shall  not use the  Premises  for the  manufacture,  storage,
disposal or handling of any Hazardous Substances, and Tenant shall indemnify and
hold  harmless  Landlord  from and  against  any and all loss,  claim,  damages,
liability,  cost or  expense,  including  reasonable  attorney's  fees  actually
incurred  at  customary  hourly  rates,  court costs and  remediation  costs and
expenses incurred by Landlord arising from or relating to (i) Tenant's violation
of the terms of this paragraph,  and (ii) any other environmental  contamination
of the Premises, including, without limitation, the costs of remediation.

                                       4
<PAGE>

The  indemnification  described  herein shall  survive the  expiration  or other
termination of Tenant's leasehold interest in the Premises.

     Tenant  further  agrees at all times during the term  hereof,  and upon the
termination  of the  terms  hereof,  Tenant  shall  comply  with all  applicable
environmental  protection laws,  rules or requirements,  and shall promptly cure
all  violations  thereof  arising  from its  non-compliance,  including  but not
limited  to  the  preparation,   delivery  and/or  filing  with  the  applicable
governmental  authorities  and with the  Landlord,  of all forms,  certificates,
notices,  documents,  plans and other writings, and the furnishing of such other
information  as may be required or requested by the  Landlord,  its mortgagee or
any  applicable  governmental  authority  in  connection  with the sale,  lease,
transfer,  mortgaging or other  disposition of the building  and/or lands. It is
specifically acknowledged and agreed that the provisions of this paragraph shall
survive  the  termination  of this  Lease,  regardless  of the  reason  or cause
thereof.

     14.  QUIET ENJOYMENT.  Landlord covenants and agrees,  provided Tenant pays
all Rent  and  performs  the  terms  and  conditions  of this  Lease as and when
required,  to take all  necessary  steps to secure to Tenant and to maintain for
the benefit of Tenant the quiet and  peaceful  possession  and  enjoyment of the
Premises  and all  rights  appurtenant  thereto,  for the term  hereof,  without
disturbance,  hindrance or molestation by Landlord or any other person  claiming
title to the  Premises  or any part  thereof by through or under  Landlord,  and
Landlord  warrants and forever  agrees to defend  Tenant's  interest  under this
Lease against the claims of any and all persons  claiming  title to the Premises
or any part thereof by through or under Landlord.

     15.  INSURANCE. At all times during the Term of this Lease and any renewals
thereof Tenant shall obtain and thereafter keep in full force and effect:

          (i) commercial general liability  insurance,  such insurance to insure
          against  liability for bodily injury and death and for property damage
          in an amount not less than  $2,000,000  combined single limit on a per
          occurrence  basis;  further  Tenant  shall also  maintain at all times
          during this lease an umbrella  insurance  policy in an amount not less
          than $10,000,000.

          (ii)  workmen's  compensation  as required by law providing  statutory
          benefits  for all persons  employed by Tenant in  connection  with the
          Premises,

          (iii)  builder's risk insurance  during all periods in which Tenant is
          constructing  alterations  or additions to or within the Premises,  in
          reasonable amounts, and

          (iv) casualty  insurance  coverage on the improvements  located on the
          Premises for the full replacement cost thereof,  and with a deductible
          of not more  than  $10,000.00.  All  insurance  that  Tenant  shall be
          required to

                                       5
<PAGE>

          effect  pursuant to this provision  shall be underwritten by insurance
          companies  that are licensed or authorized to do business in and shall
          be in good standing with the State of Florida and rated A or better by
          AM Best and Company or its  equivalent.  All insurance  contracts that
          Tenant is required  to  maintain  under this Lease shall be issued for
          terms of not less than one year and shall  contain  a  provision  that
          they shall not be subject to  cancellation,  non-renewal  or  material
          reduction  in coverage as to the  Premises  unless  Landlord  shall be
          served  with a  written  notice  not  later  than  30  days  prior  to
          cancellation,  non-renewal  or material  reduction  in  coverage;  for
          purposes of the foregoing, "material reduction in coverage" shall mean
          change from  "all-risk"  casualty  insurance  coverage,  or a material
          increase in deductible.

     16.  INDEMNIFICATION/HOLD     HARMLESS.     Landlord,     its     partners,
representatives,  agents, and their respective officers and employees, shall not
be liable to Tenant, or to Tenant's officers, directors,  shareholders,  agents,
servants, employees, customers or invitees, for any damage to person or property
in or about the  Premises  caused by any act,  omission or neglect of Tenant and
its  agents  and  their  respective  officers,  directors,   shareholders,   and
employees,  and Tenant agrees to indemnify  and hold harmless  Landlord from all
claims for any such damage. Tenant and its agents and their respective officers,
directors and  shareholders  and employees shall not be liable to Landlord or to
Landlord's partners,  representatives,  agents, servants, customers, or invitees
and their respective officers and employees for any damage to person or property
caused  by  any  act,   omission   or  neglect  of   Landlord,   its   partners,
representatives  and agents and their  respective  officers  and  employees  and
Landlord  agrees to indemnify and hold  harmless  Tenant from all claims for any
such damage.

     The Tenant  further  covenants and agrees with the Landlord that during the
term of this  Lease and for such other  times as the  Tenant  shall hold or have
access to the Property,  that, (a) the Landlord and its affiliates  shall not be
liable to the  Tenant or to any other  person  for any  claim,  injury,  loss or
damage to any person or  property on or about the  Property,  and (b) the Tenant
will save the  Landlord  harmless and  indemnified  from and against such claim,
injury, loss or damage (including defense costs).

     17.  DAMAGE BY FIRE OR OTHER CASUALTY.

     (a)  DAMAGE. If fire or other casualty  insurable under a standard fire and
extended risk policy of insurance  required to be carried by Tenant covering the
Premises  shall  render  the  whole  or any  material  portion  of the  Premises
untenantable,  and if the  Premises can  reasonably  be expected to be reparable
within one hundred  eighty  (180) days from the date of such event,  then Tenant
shall  repair and restore the Premises to their  condition  prior to the fire or
other  casualty  within such one  hundred  eighty  (180) day period  (subject to
delays for  causes  beyond  Tenant's  reasonable  control  such as delays due to
issuance of building permits or obtaining of insurance  proceeds provided Tenant
diligently  pursues  the same) and notify  Landlord  in writing  that it will be
doing

                                       6
<PAGE>

so,  such  notice to be  mailed  within  thirty  (30) days from the date of such
damage or destruction, and this Lease shall remain in full force and effect, but
the Minimum  Rent,  Additional  Rent and other costs for the period during which
the Premises are untenantable  shall not be abated. At all times during the term
of this Lease, Tenant shall carry business interruption insurance.

     (b)  REPAIR AND  RESTORE.  Tenant  shall repair and restore the Premises as
the case may be to its condition prior to the damage or destruction  within that
time period  reasonably  necessary for such repair and  restoration  (subject to
delays for  causes  beyond  Tenant's  reasonable  control  such as delays due to
issuance of building permits or obtaining of insurance  proceeds provided Tenant
diligently  pursues the same) and the Minimum  Rent,  Additional  Rent and other
costs shall not be abated during the period of such restoration and/or repair.

     18.  CONDEMNATION.

     (a)  TOTAL  TAKING.  If all the  Premises are taken by the power of eminent
domain exercised by any governmental or quasi-governmental authority, this Lease
shall terminate as of the earlier of:

          (i) the date Tenant is required to vacate the Premises, or

          (ii) the date  title  passes  to the  condemning  authority,  and upon
          either such date of termination,  all Minimum Rent,  Additional  Rent,
          and other  costs due  hereunder  shall be paid to that date.  The term
          "eminent  domain" shall include the taking or damaging of property by,
          through,  or under any governmental or  quasi-governmental  authority,
          and any purchase or  acquisition  in lieu thereof,  whether or not the
          damaging or taking is by the government or any other person.

     (b)  PARTIAL  TAKING.  Tenant may terminate this Lease upon nine (9) months
prior  written  notice to Landlord  for any of the  following  events of Partial
Taking:

          (i) If more than fifteen percent (15 %) of the Rentable Square Feet of
          Floor Area of the Premises shall be taken or appropriated;

          (ii) The  Premises,  after the  taking,  would no longer  satisfy  the
          requirements  for  a  restaurant  offering  seated  dining  (based  on
          Tenant's  standard  restaurant  requirements  in  Tenant's  reasonable
          business judgment);

          (iii) The access to the Premises is materially adversely affected;

          (iv) The visibility of the Premises is materially adversely affected;

                                       7
<PAGE>

          (v) The parking  available  to the  Premises is  materially  adversely
          affected, whether modified or reduced; or

          (vi) If Tenant's  business  will  otherwise  be  materially  adversely
          affected.

     (c)  DAMAGES.  Landlord  reserves all rights to the entire  damage award or
payment for any taking by eminent domain.  Tenant shall, however, have the right
to claim from the condemning  authority all compensation that may be recoverable
by Tenant on account of any loss incurred by Tenant,  including, but not limited
to, loss due to removing Tenant's merchandise,  furniture,  trade fixtures,  and
equipment or for damage to Tenant's business,  loss of business,  and/or loss of
leasehold interest;  provided,  however, that Tenant may claim such damages only
if they are awarded  separately in the eminent domain proceeding and not as part
of Landlord's damages.

     19.  FORCE  MAJEURE.  If either  Landlord or Tenant is delayed or prevented
from completing the performance of any obligation  under this Lease by reason of
accident,  fire, act of God, public enemy,  injunction,  riot, strike,  lockout,
insurrection,  war, court order,  requisition or order of  governmental  body or
authority,  inability to procure  labor or  materials  from  normally  available
sources,  or by any other  cause  without  its fault and beyond  its  reasonable
control  (financial  inability  excepted),  completion  will be excused  for the
period of such delay and the date for completion will be extended for the period
of such delay provided notice of the occurrence or encountering of such cause is
given to the other party within 10 days after such  occurrence  or encounter and
notice of the  duration of such cause is given with 10 days after the  cessation
of such cause.

     20.  SUBORDINATION/NON-DISTURBANCE.   Tenant  agrees  that  this  Lease  is
subject and  subordinate to all mortgages  which may now or hereafter  affect or
encumber all or any portion of the property and to all renewals,  modifications,
consolidations, replacements and extensions thereof; provided, however, that the
foregoing  provision shall only be applicable with respect to those mortgages to
which Tenant has been provided a Subordination,  Non-Disturbance  and Attornment
Agreement  substantially  in the form  attached  as Exhibit C  ("Non-Disturbance
Agreement"),  or in such other from as may be reasonably requested by Landlord's
lender(s),  providing  generally  that the  mortgagee  or any  purchaser  at the
foreclosure of the mortgage will not disturb Tenant's possession of the Premises
and that Tenant will attorn to such  mortgagee or purchaser  at  foreclosure  as
Landlord  under the terms and  conditions of this Lease upon  receiving  written
notice that such party has  succeeded  to the  interest  of Landlord  under this
Lease. In confirmation  of such  subordination,  Tenant shall join with any such
mortgagee and execute promptly (and, in any event,  within 15 days after receipt
of a written request therefor) a Non-Disturbance Agreement.  Tenant's obligation
to join with any mortgagee in the execution of a Non-Disturbance Agreement shall
be applicable with respect to all present and future mortgages to which Landlord
requests Tenant's execution of a Non-Disturbance Agreement.

                                       8
<PAGE>

     21.  ESTOPPEL  CERTIFICATE.  Landlord  and Tenant agree that they will from
time to time upon request from each other,  within 15 business days after notice
from the other,  execute and  deliver to such  persons as the  requesting  party
shall request, a statement  certifying that this Lease is unmodified and in full
force and effect (or if there have been modifications,  that the same is in full
force and effect as so modified), stating the dates which rent and other charges
payable  under  this  Lease  have  been  paid,   stating  the  commencement  and
termination  dates of the current term of the Lease and stating whatever options
to extend  there may be in the  Lease,  stating  that  Landlord  or  Tenant,  as
applicable,  is not in default  hereunder to the best of such party's  knowledge
after due  inquiry  (or if Landlord or Tenant,  as  applicable,  have  alleged a
default,  stating the nature of such alleged default),  and further stating such
other matters  relating to the Lease as the  requesting  party shall  reasonably
require.

     22.  LANDLORD DEFAULT. Landlord's failure to perform any of its obligations
under this Lease for a period of 15 days after receiving notice from Tenant is a
"Default." The notice from Tenant shall give in reasonable detail the nature and
extent of the failure.

     If  Landlord  commits  a  Default,  Tenant,  in  addition  to any  remedies
available  under the law, may,  without being  obligated and without waiving the
Default,  cure the Default.  Landlord shall pay Tenant,  upon demand, all costs,
expenses, and disbursements reasonably incurred by Tenant to cure the Default.

     It is understood  and agreed that Tenant's  exercise of any right or remedy
to a default or breach by Landlord  shall not be deemed a waiver of or to alter,
affect,  or prejudice any right or remedy which Tenant may have under this Lease
or by law or in  equity.  Neither  the  payment  of rent  nor any  other  act or
omission of Tenant at any time or times shall operate as a waiver of any past or
future violation, breach, or failure to keep or perform any covenant, agreement,
term, or condition hereof, or to deprive Tenant of its available remedies,  upon
the written notice provided for herein.

     23.  TENANT DEFAULT.

     (a)  It shall be a default ("Event of Default") hereunder if:

          (i)  Tenant  shall  fail to pay any  rent or any  other  sums of money
          within 5 days after  receipt of written  notice  that the same is due;
          provided,  however,  Landlord  shall not be  obligated  to give Tenant
          written  notice of  nonpayment  of rent more than two (2) times in any
          twelve (12) month period.

          (ii)  Tenant  shall fail to comply  with any other  provision  of this
          Lease and after receipt of written notice, fail to correct any default
          within  30 days  after  written  notice or if such  compliance  cannot
          reasonably be corrected  within such 30 day period,  then Tenant shall
          not be deemed in

                                       9
<PAGE>

          Default if Tenant  commences  such cure within 20 days of said written
          notice and diligently pursues same to completion.

          (iii) the Premises shall be taken on execution or other process of law
          in any action against Tenant;

          (iv) Tenant shall become  insolvent or unable to pay its debts as they
          become due, or Tenant notifies Landlord in writing that it anticipates
          either condition;

          (v) Tenant  takes any  action,  or notifies  Landlord in writing  that
          Tenant intends, to file a petition under any section or chapter of the
          Bankruptcy Code as amended, or under any similar law or statute of the
          United  States  or any State  thereof;  or a  petition  shall be filed
          against Tenant under any such statute which is not dismissed within 60
          days after the filing thereof; or

          (vi) a receiver or trustee shall be appointed  for Tenant's  leasehold
          interest  in the  Premises  or for  all or a  substantial  part of the
          assets  of  Tenant  and  not  discharged  within  60  days  after  the
          appointment of a receiver or trustee.

     (b)  On the  occurrence  of any Event of Default  and after the  applicable
notice and cure period,  and subject to terms and  conditions  provided  herein,
Landlord may;

          (i)  without   terminating   this  Lease  and  without  entering  into
          possession of the Premises,  continue this Lease in effect and enforce
          all rights of Landlord and obligations of Tenant hereunder,  including
          the  filing of suit for the  collection  of  monthly  rent,  Operating
          Expenses,  and all other sums due hereunder as they accrue  (including
          attorneys'   fees  and  other   damages).   Acts  of   maintenance  or
          preservation,  efforts to relet the Premises,  or the appointment of a
          receiver upon Landlord's initiative to protect its interest under this
          Lease shall not  constitute  a  termination  of this Lease or Tenant's
          right to possession hereunder;

          (ii) re-enter and repossess the Premises  subject to notice to and the
          rights of the FDIC and any other  regulatory  or  governmental  agency
          having  regulatory  authority over Tenant and any and all improvements
          thereon and  additions  thereto  and remove all  persons and  property
          therefrom  either by summary  dispossess  proceedings or by a suitable
          action or  proceeding  at law or in equity,  or by force or otherwise,
          without being liable for any damage therefor.  No re-entry by Landlord
          shall be deemed a termination  or an acceptance of a surrender of this
          Lease;

                                       10
<PAGE>

          (iii) Terminate this Lease and sue Tenant for damages  hereunder which
          damages shall be an amount equal to:

               (a)  the  sum  of all  amounts  due  hereunder  to  the  date  of
               termination; plus

               (b) the aggregate rent  remaining  over the unexpired  portion of
               the Term plus the reasonable cost to Landlord for any repairs and
               other costs of  reletting,  all reduced to present  value using a
               discount  rate  equal  to the  interest  rate  of a  governmental
               security having a maturity closest to the then current expiration
               of the Term; less

               (c) the aggregate  fair net rental value of the Premises over the
               remaining  portion of the Term  provided,  however,  a reasonable
               period  of  time,  not  to  exceed  twelve  (12)  months,  may be
               considered as a leasing period by which the Premises would not be
               leased and  therefor no income  would be realized for such period
               reduced to present value; plus

               (d)  Landlord's  costs and expenses  incurred in the  enforcement
               hereof including reasonable attorneys fees as herein provided;

          (iv) relet any or all of the Premises for Tenant's  account for any or
          all of the  remainder  of the  Term  or for a  period  exceeding  such
          remainder,  in which event Tenant shall pay to Landlord,  at the times
          and in the manner specified by the provisions herein the rent accruing
          during  such  remainder,  less any rent  received  by  Landlord,  with
          respect to such remainder, from such reletting, as well as the cost to
          Landlord  of any  reasonable  attorney's  fees  actually  incurred  at
          customary  hourly  rates,  or for any repairs or cost of  reletting or
          other action  (including those taken in exercising  Landlord's  rights
          under any  provision  of this Lease ) taken by  Landlord on account of
          such Event of Default, but in no event shall Landlord be liable in any
          respect for failure to relet the Premises  after good faith efforts to
          do so or in the event of such  reletting,  for  failure to collect the
          rent  thereunder.  Any sums  received by  Landlord  on a reletting  in
          excess of the rent reserved for this Lease shall belong to Landlord;

          (v) cure such  Event of  Default  in any other  manner  (after  giving
          Tenant written  notice of Landlord's  intention to do so except in the
          case of emergency), in which event Tenant shall reimburse Landlord for
          all expenses  reasonably incurred by Landlord in doing so (plus 10% of
          such expenses to cover Landlord's  administrative  costs and expenses,
          plus  interest on all of the  foregoing at the rate of twelve  percent
          (12%) per

                                       11
<PAGE>

          annum,  which expenses and interest shall be additional rent and shall
          be payable  by Tenant  immediately  on demand  therefor  by  Landlord;
          and/or

          (vi) pursue any  combination of such remedies  and/or any other remedy
          available to Landlord on account of such Event of Default at law or in
          equity.

     If  legal  proceedings  are  instituted  hereunder,  and  a  compromise  or
settlement thereof shall be made, it shall not be constituted as a waiver of any
subsequent breach of any covenant, condition or agreement herein contained.

     All such  remedies  of  Landlord  shall  be  cumulative,  and in  addition,
Landlord  may  pursue  any other  remedies  that may be  permitted  by law or in
equity.  Forbearance  by Landlord to enforce one or more of the remedies  herein
provided upon an event of default shall not be deemed or construed to constitute
a waiver of such default.

     24.  HOLDING  OVER.  In  the  event  of  holding  over  by  Tenant  without
Landlord's written consent Tenant shall pay rent equal to 150% of the applicable
rent plus other sums due from time to time hereunder. Possession by Tenant after
the expiration of this Lease shall not be construed to extend its Term.

     25.  NO OFFER.  The  submission  of this Lease by either party to the other
for review  shall not be  considered  an offer to enter into this Lease and such
submission shall not bind either party in any way until both Landlord and Tenant
have each executed and delivered duplicate originals of this Lease.

     26.  NO  CONSTRUCTION   AGAINST   DRAFTING   PARTY.   Landlord  and  Tenant
acknowledge  that  each  of  them  and  their  respective  counsel  have  had an
opportunity  to review this Lease and that this Lease shall not be construed for
or against either party merely because such party prepared or drafted this Lease
or any particular provision thereof.

     27.  SEVERABILITY.  If any  provision  of  this  Lease  or the  application
thereof to any person or circumstance  shall to any extent be or become illegal,
invalid  or  unenforceable,  the  remaining  provisions  of this  Lease,  or the
application  of such provision to other persons or  circumstances,  shall not be
affected  thereby and each remaining  provision of this Lease shall be valid and
enforceable to the fullest extent permitted by law.

     28.  TIME OF THE ESSENCE.  Except as otherwise  expressly  provided herein,
time is of the essence with respect to all required  acts of Tenant and Landlord
and each provision of this Lease.

     29.  BROKERAGE COMMISSIONS.  Landlord and Tenant warrant and represent that
they have not dealt with any real estate broker or salesman in  connection  with
this

                                       12
<PAGE>

Lease except Florida Growth Realty, Inc., and Tenant shall be solely responsible
for the payment of any fees or  commissions  due.  Landlord  and Tenant  further
represent  they have dealt with no other person which would create any liability
for the payment of a commission by the other party.  The party who breaches this
warranty shall defend, hold harmless, and indemnify the non-breaching party from
any claims or liability arising from the breach.

     30.  AUTHORITY TO EXECUTE LEASE.  Tenant  represents and warrants that this
Lease has been  duly  authorized,  executed  and  delivered  by and on behalf of
Tenant and constitutes the valid,  binding, and enforceable  agreement of Tenant
in  accordance  with the terms  hereof.  Landlord  represents  and warrants that
Landlord is the owner of fee simple  title to the property on which the Premises
is located,  this Lease has been duly authorized,  executed and delivered by and
on  behalf of  Tenant,  and  constitutes  the  valid,  binding  and  enforceable
agreement of Landlord in accordance with the terms hereof.

     31.  NOTICES. All notices,  demands, consents and approvals which may be or
are  required  to be given by either  party to the other  hereunder  shall be in
writing  and shall be deemed to have been fully given and  received  upon actual
delivery  (or  refusal  to  accept  delivery)  to the  address  of  all  parties
designated  to receive  notice as set forth  below or to such other place as the
party to be  notified  may from time to time  designate  by at least 10 business
days notice to the other parties. Notices, demands, consents and approvals shall
be deemed properly given only by: (a) personal delivery;  or (b) sent by Federal
Express  or  other  nationally-recognized  overnight  delivery  service;  or (c)
deposit in the United  States mail  certified,  return  receipt  requested  with
postage prepaid.  Until changed in the manner set forth above, the addresses for
notice are as follows:

If to Landlord:            After Ours, LLC
                           500 Noah Lane
                           Key West, Florida 33040
                           Telephone: 305-293-0518
                           Telecopier: 305-293-0518

with copy to:              Wickman & Wyckoff, P.A.
                           Attention: John E. Wickman, Esquire
                           4909 Manatee Avenue West
                           Bradenton, Florida 34209
                           Telephone:  941-795-6565
                           Telecopier:  941-795-5774

If to Tenant:              Family Steak Houses of Florida, Inc.
                           Attention: Mr. Edward B. Alexander
                           2113 Florida Boulevard
                           Neptune Beach, Florida 32266
                           Telephone: 904-249-4197
                           Telecopier: 904-249-1466

                                       13
<PAGE>

With a copy to             Hughes & Lane, P.A.
                           Attention: Edward W. Lane, III, Esquire
                           4190 Belfort Road, Suite 351
                           Jacksonville, Florida 32216
                           Telephone: 904-296-2200
                           Telecopier: 904-296-2270

     32.  ENTIRE AGREEMENT. This Lease contains the entire agreement between the
parties  hereto with  respect to its subject  matter and  negotiations  relating
thereto,  and  supersedes  all  previous  letter  agreements.  This Lease may be
amended only by subsequent  written  agreement  between the parties.  Except for
those that are set forth in this Lease,  no  representations,  prior  written or
oral  promises,  warranties  or  agreements  made by Landlord or Tenant shall be
applicable to this Lease.

     33.  GOVERNING  LAW. This Lease shall be governed by and shall be construed
and interpreted in accordance with the laws of the State of Florida.

     34.  ATTORNEY'S  FEES/COLLECTION  COSTS.  In the event  Tenant or  Landlord
defaults  in the  performance  of any of the  terms,  covenants,  agreements  or
conditions  contained  in  this  Lease  or in  the  event  Landlord  places  the
enforcement  of this Lease for the  collection of any Rent due or to become due,
or the recovery of possession of the Premises in the hands of an attorney, or in
the event  either  party  files  suit  against  the other,  with  respect to the
enforcement  of its rights under this Lease,  Tenant and Landlord agree that the
prevailing party shall be entitled to be reimbursed by the non-prevailing  party
for all reasonable  attorney's  fees,  expert  witness fees,  paralegal fees and
court costs incurred by the prevailing  party.  All costs charged to or incurred
by  Landlord  in the  collection  of any  amounts  owed  pursuant to this Lease,
including  reasonable  attorney's fees and court costs, shall be paid by Tenant;
and, at the option of Landlord,  shall be deemed to be additional rent hereunder
and shall be due from  Tenant  to  Landlord  on the  first day of the  following
month.

     35.  PROPERTY TAXES AND ASSESSMENTS. Tenant shall pay on or before when due
all real property  taxes and  assessments  or  governmental  impositions in lieu
thereof,  be they  special or  otherwise  of every  kind and  nature  (including
without  limitation,  assessments for public improvements or benefits whether or
not  commenced  during the term of this  Lease),  water,  sewer and other rents,
rates  and  charges,  excises,  levies,  license  fees,  permit  fees and  other
authorization  fees,  public dues and all other  charges  (in each case  whether
general or special,  ordinary or extraordinary,  or foreseen or unforeseen),  of
every character (including all penalties or interest thereof, if incurred due to
Tenant's  late  payment),  which at any time during or in respect of the term of
this Lease may be assessed, levied, confirmed, or imposed on or in respect of or
be a lien upon,  or measured  by the value or amount of (a) the  Property or any
part thereof, including any personal property, any rent therefrom or any estate,
right or  interest  therein,  or (b) any  occupancy,  use or  possession  of the
Property or any part thereof other than any franchise,

                                       14
<PAGE>

capital stock or similar tax of Landlord,  or any income or excess profit tax of
Landlord or portion  thereof  determined  on the basis of its general  income or
revenues shall not be considered real estate taxes ("Taxes").  Landlord reserves
the right to have Tenant  establish a tax escrow  with  Landlord.  In such event
Tenant shall pay to Landlord a monthly amount reasonably  determined by Landlord
to cover the next tax bill.  If at any time there is a shortfall in said account
Tenant  shall pay such  shortfall  to  Landlord  within  ten (10) days of demand
therefore.  Taxes for any partial year of the Lease term or any  extension  term
shall be prorated.

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

     37.  CONFIDENTIALITY. Each party hereto agrees not to disclose the economic
terms of this Lease except as each party respectively determines to be necessary
for the conduct of its business.  Neither  party shall issue any press  releases
pertaining to this Lease or containing  the economic terms of this Lease without
the prior written consent of the other party.

     38.  NUMBER OF EXECUTION  COPIES.  This Lease may be executed in any number
of  counterparts,  each of which  shall be an  original,  but all of which shall
constitute one instrument.

     39.  MEMORANDUM OF LEASE.  Neither Landlord nor Tenant shall permit,  allow
or cause this  Lease,  or any  amendment  hereto,  to be  recorded in any public
registry  or office of  register  of deeds;  however,  at the  request of either
party,  Landlord  and Tenant agree to execute a  recordable  memorandum  of this
Lease setting  forth the names and addresses of the parties,  a reference to the
lease with its date of execution,  a specific legal description of the Premises,
the actual  Commencement  Date of the Lease,  the term of the Lease, any renewal
Terms,  which  memorandum  may be recorded  by Tenant at Tenant's  expense or by
Landlord at Landlord's  expense in the appropriate  public records of the county
or counties in which the Premises is situated.

     40.  WAIVER  OF THE  RIGHT TO TRIAL BY JURY.  Landlord  and  Tenant  hereby
knowingly  and  intentionally  waive the right to trial by jury in any action or
proceeding that Landlord or Tenant may hereinafter  institute against each other
with  respect  to any  matter  arising  out of or  related  to this Lease or the
Premises.

     41.  COVENANT  AGAINST  WITHHOLDING   RENTAL.   Notwithstanding  any  other
provisions contained in this Lease or any extensions,  modifications or renewals
thereof, it is understood and agreed that in the event of default in performance
of  any  agreement,  condition,  or  other  provisions  to be  performed  by the
Landlord, or if for any other reason

                                       15
<PAGE>

Tenant might be entitled to any reimbursement  from Landlord,  in no event shall
Tenant  deduct or withhold  any such amount from rental  payments  due  Landlord
pursuant to the rental provision of this Lease.

     42.  MONTHLY RENTAL STATEMENTS.  The Landlord shall not be required to send
to Tenant  monthly  statements  for rentals due or to become due under the terms
and conditions of this Lease.  However,  past due reminders  shall be considered
notice under paragraph 23.(a)(i) hereunder.

     43.  PARTIAL  INVALIDITY.  If any term or  provision  of this  Lease or the
application  thereof  to any party or  circumstance  shall,  to any  extent,  be
invalid or  unenforceable,  the remainder of this Lease,  or the  application of
such term or provision to parties or circumstances  other than those as to which
it is held invalid or  unenforceable,  shall not be affected  thereby,  and each
term and provision of this Lease shall be valid and  enforceable  to the fullest
extent permitted by law.

     44.  RETURNED  CHECKS.  For a check sent in full or partial  payment of any
amounts  owed  pursuant  to this  Lease,  or any rider  thereto or  modification
thereof,  which is not honored because of insufficient funds,  uncollected funds
or any  other  reason,  there  will be  assessed  a  charge  of  $50.00  and all
subsequent payments shall be made by cash, bank draft,  certified check or money
order.

     45.  DEFINITION OF AND LIABILITY OF LANDLORD.  The term  "Landlord" as used
in this Lease  means only the owner for the time  being of the  Property  or the
owner of a leasehold  interest  in the  Property so that in the event of sale of
the  Property  or an  assignment  of this  Lease,  or a demise of the  Property,
Landlord shall be and hereby is entirely  freed and relieved of all  obligations
of Landlord  hereunder and it shall be deemed without further  agreement between
the parties and such purchaser(s),  assignee(s) or lessee(s) that the purchaser,
assignee or lessee has assumed and agreed to observe and perform all obligations
of Landlord hereunder. It is specifically understood and agreed that there shall
be no  personal  liability  of  Landlord  in  respect  to any of the  covenants,
conditions or  provisions of this Lease.  In the event of a breach or default by
Landlord of any of its obligations under this Lease, Tenant shall look solely to
the  equity  of  Landlord  in the  Property  for the  satisfaction  of  Tenant's
remedies.

     46.  WAIVER OF  COVENANT  OR  CONDITION.  The failure of Landlord to insist
upon strict  performance  of any of the covenants or conditions of this Lease or
to exercise any option herein  conferred in any one or more instances  shall not
be construed as a waiver or relinquishment for the future of any such covenants,
conditions or options, but the same be and remain in full force and effect.

                                       16
<PAGE>

     IN  WITNESS  WHEREOF,  the  parties  hereto  have  duly  executed  multiple
counterparts  of this  Lease in  their  respective  names  by  their  respective
authorized representatives, effective as of the date set forth above.

                                        LANDLORD:

                                        AFTER OURS, LLC

_______________________________         By: _______________________________
                                            Fred Wickman
________________________________            Manager

                                        TENANT:

                                        FAMILY STEAK HOUSES OF
                                        FLORIDA, INC.

________________________________        By: _______________________________
                                            Edward B. Alexander
________________________________            Vice President

                                       17
<PAGE>

STATE OF ______________
COUNTY OF ____________

     The foregoing instrument was acknowledged before me this _____ day of July,
2002, by Fred Wickman,  Manager of AFTER OURS, LLC. He is personally known to me
or has produced ____________ as identification.

                                        Name: ___________________________
                                        NOTARY PUBLIC, State and County
                                        Aforesaid
                                        Commission No.

                                        My Commission Expires:

STATE OF FLORIDA
COUNTY OF DUVAL

     The foregoing instrument was acknowledged before me this _____ day of July,
2002,  by Edward B.  Alexander  as Vice  President,  of FAMILY  STEAK  HOUSES OF
FLORIDA, INC., on behalf of the corporation. He is personally known to me or has
produced ____________ as identification.

                                        Name: ___________________________
                                        NOTARY PUBLIC, State and County
                                        Aforesaid
                                        Commission No.

                                        My Commission Expires:

                                       18
<PAGE>

                                    EXHIBITS

                  PARAGRAPH         EXHIBIT
                  ---------         -------

                  A                 Legal Description of Premises
                  B                 Rent Schedule
                  C                 Subordination, Non-Disturbance
                                    and Attornment Agreement

                                       19
<PAGE>

                                    EXHIBIT A

                          LEGAL DESCRIPTION OF PREMISES

                       (TO BE ATTACHED PRIOR TO EXECUTION)
                          FROM SURVEY LEGAL DESCRIPTION

<PAGE>

                                    EXHIBIT B

                                  RENT SCHEDULE

                                 (INITIAL TERM)

                  YEARS             MONTHLY          ANNUALLY
                  -----             -------          --------

                    1-5             $27,500.00       $330,000.00

                    6-10            $30,250.00       $363,000.00

                  11-15             $33,275.00       $399,300.00

                  16-20             $36,602.50       $439,230.00

                                 (RENEWAL TERMS)

                  21-25             $40,262.75       $483,153.00

                  26-30             $44,289.03       $531,468.30

                                       20
<PAGE>

                                    EXHIBIT C

STATE OF ___________
                                             SUBORDINATION, NON-DISTURBANCE
COUNTY OF __________                         AND ATTORNMENT AGREEMENT

     THIS  AGREEMENT  is  made  as of  ____________,  ______,  between  ________
_______________,  a  ______________  ("Lender"),  and  FAMILY  STEAK  HOUSES  OF
FLORIDA, INC. ("Tenant").

                                    RECITALS:

     1.   Tenant   is   the   lessee   under   the   Lease    Agreement    dated
____________________,______,  entered into by and between ___________________, a
___________________,  as  landlord  ("Landlord"),  and Tenant (as  amended,  the
"Lease"),  covering certain land and  improvements  thereon or to be constructed
thereon (the  "Premises")  located in  _______________________________,  as more
particularly defined and described in the Lease; and

     2.   Lender has made or will make a loan to  Landlord,  who is the owner of
the  Premises,  in the  principal  amount of up to $ __________  (the "Loan") as
evidenced  by a note in said  principal  amount  (the  "Note")  and secured by a
Mortgage or Deed of Trust and an Assignment of Rents,  Leases and Profits on the
Premises,   which  is  further  described  on  Exhibit  A  attached  hereto  and
incorporated herein by reference (the "Property")  (collectively,  the "Security
Documents"); and

     3.   Tenant  desires to be assured  that,  if Lender  should  foreclose the
Security  Documents,  Lender agrees to recognize the leasehold estate and rights
of Tenant  under the Lease and to assume and be bound to Tenant to  perform  the
obligations  of  Landlord  under the Lease  with the same force and effect as if
Lender were the  landlord  under the Lease  (subject  to any express  exceptions
herein);

     4.   Lender is willing to agree that  Tenant's  possession  of the Premises
shall not be disturbed as a result of a foreclosure of the Security Documents or
a transfer in lieu of  foreclosure  so long as Tenant is not in default  (beyond
any period of time given  Tenant to cure)  under the Lease and  provided  Tenant
subordinates  the  Lease to the lien of the  Security  Documents  and  agrees to
attorn to the purchaser at the  foreclosure  sale or transferee  taking title in
lieu of  foreclosure  and  recognizes  said  purchaser or transferee as landlord
under the Lease.

     NOW, THEREFORE,  for and in consideration of the mutual covenants contained
herein and other good and valuable consideration, the receipt and sufficiency

                                       21
<PAGE>

of which is hereby  acknowledged,  Lender and Tenant do hereby mutually covenant
and agree as follows:

     1.   SUBORDINATION. Subject to the terms hereof, Tenant hereby subordinates
the Lease,  all  extensions,  modifications  and  renewals  thereof,  and all of
Tenant's rights and interests thereunder, to the Security Documents and the lien
thereof,  and to all modifications,  renewals and extensions of the same, to the
extent of all advances  heretofore or hereafter made to Landlord  secured by the
Security Documents.

     2.   NON-DISTURBANCE  AND  ATTORNMENT.  Provided  Tenant is not in  default
beyond any period of time set forth in the Lease given Tenant to cure  following
any notice  required by the Lease, as of the date Lender  commences  foreclosure
proceedings or accepts a deed in lieu of  foreclosure  (except that if Tenant is
in default at such date and the  default is capable of cure by Tenant and Tenant
is  diligently  and  continuously  pursuing  such cure to  completion  then such
default shall not affect  Lender's  obligations  to Tenant  hereunder),  then no
default under the Security Documents, as modified, extended,  increased, spread,
or  consolidated,  and no proceeding to foreclose the same or the  acceptance by
Lender of a deed in lieu of  foreclosure,  or by any other manner,  will disturb
Tenant's  possession  under  said Lease and the Lease  will not be  affected  or
extinguished  thereby.  In  addition,  Lender  agrees not to name  Tenant in any
proceeding  instituted  to foreclose  the Security  Documents,  unless Lender is
legally  obligated to do so in order to properly  foreclose  the same,  and then
such  foreclosure  shall in any event be made subject to the  provisions of this
Agreement. In the event of any such foreclosure or other sale to, or acquisition
of the  Premises  by,  a  third  party,  or by any  other  manner,  in  lieu  of
foreclosure by Lender,  Tenant shall attorn to Lender or such other third party,
and the Lender or such third party shall  recognize  the Lease as a direct lease
from Lender or such third party, and the Lender or said third party shall assume
and be bound to Tenant to perform the  obligations  of Landlord under the Lease,
except that neither the purchaser at such  foreclosure sale nor the grantee of a
deed in lieu  thereof  shall (a) be liable for any  previous  act or omission of
Landlord under the Lease,  (b) be subject to any offset,  claim or defense which
shall  theretofore  have  accrued  against  Landlord,  unless  the basis of such
offset,  claim or defense  remains uncured and notice thereof is given to Lender
by Tenant as  provided  herein,  (c) have any  obligation  with  respect  to any
security  deposit  under  the  Lease  unless  such  security  deposit  has  been
physically delivered to Lender, or (d) be bound by any previous  modification of
the Lease or by any previous  prepayment  of rent for a period  greater than one
(1) month in advance of its due date under the Lease,  unless such  modification
or  prepayment  shall have been  expressly  approved in writing by Lender,  such
approval,  in  the  case  of  modifications,  not to be  unreasonably  withheld,
conditioned or delayed. Lender agrees to immediately notify Tenant in writing of
any breach or default by Landlord of any of the Security Documents.

     3.   TERMINATION  OF  LEASE.  Effective  from  and  after  the date of this
Agreement,  Tenant will not  terminate nor seek to terminate the Lease by reason
of a default  under the Lease until  Tenant shall have given  written  notice of
such  default to Lender as  hereinafter  provided.  Such  notice may be given to
Lender contemporaneously

                                       22
<PAGE>

with Tenant giving notice to Landlord under the Lease.  Tenant will allow Lender
the same  period of time to cure the event of default as is allowed to  Landlord
under the Lease.

     4.   WAIVERS  TO BE IN  WRITING.  No  modification,  amendment,  waiver  or
release of any provision of this Agreement or of any right, obligation, claim or
cause of action  arising  hereunder  shall be valid or binding  for any  purpose
whatsoever  unless in writing and duly  executed by the party  against  whom the
same is sought to be asserted.

     5.   SUCCESSORS AND ASSIGNS.  This Agreement  shall inure to the benefit of
the parties hereto, their successors and assigns; provided, however, that in the
event of the assignment or transfer of the interest of Lender,  all  obligations
and liabilities of Lender under this Agreement arising from or after the date of
such  assignment or transfer by Lender shall  terminate as to the entity that is
then Lender,  and thereupon all such  obligations and  liabilities  shall be the
responsibility   of  the  party  to  whom  Lender's   interest  is  assigned  or
transferred.

     6.   NOTICE.  Notice to Lender under the Lease or this  Agreement  shall be
sent to Lender at the following  address,  or such other address as Lender shall
designate to the Tenant in writing, such new address to be effective thirty (30)
days after Tenant has received it:

          _______________________________________

          _______________________________________

          _______________________________________

          _______________________________________

     IN WITNESS WHEREOF,  Tenant and Lender have respectively  signed and sealed
this Agreement as of the day and year first above written.

                                        FAMILY STEAK HOUSES OF FLORIDA, INC.

                                        By: _______________________________
                                        Name: _____________________________
                                        Title: ____________________________

                                                        TENANT

                                        By: _______________________________
                                        Name: _____________________________
                                        Title: ____________________________

                                                        LENDER

                                       23
<PAGE>

STATE OF ____________
COUNTY OF ___________

The foregoing instrument was acknowledged before me this _____ day of _________,
____,          by         as          _____________________________,          of
__________________________________, a ________________ corporation, on behalf of
the corporation.  He/She is personally known to me or has produced  ____________
as identification.

                                        Name: ___________________________
                                        NOTARY PUBLIC, State and County
                                        Aforesaid
                                        Commission No.

                                        My Commission Expires:

STATE OF FLORIDA
COUNTY OF DUVAL

The  foregoing   instrument  was  acknowledged  before  me  this  _____  day  of
__________, 2002, by ____________________,  as _______________,  of FAMILY STEAK
HOUSES OF FLORIDA, INC. on behalf of the corporation. He/She is personally known
to me or has produced ____________ as identification.

                                        Name: ___________________________
                                        NOTARY PUBLIC, State and County
                                        Aforesaid
                                        Commission No.

                                        My Commission Expires:

                                       24
<PAGE>FLORIDA RETAIL LEASE AGREEMENT
                         ------------------------------

     THIS FLORIDA RETAIL LEASE AGREEMENT (the "Lease"), is made and entered into
on the ______ day of  ___________________,  2002, between E.D.I. II INVESTMENTS,
INC., A FLORIDA CORPORATION ("Landlord") whose offices are located at 5728 Major
Boulevard, Suite 174, Orlando, Florida 32819 and FAMILY STEAK HOUSES OF FLORIDA,
INC., A FLORIDA  CORPORATION,  D/B/A RYAN'S GRILL,  BUFFET & BAKERY  ("Tenant"),
whose offices are located at 2113 Florida Boulevard, Neptune Beach, FL 32266.

     SECTION 1 - DEFINITIONS.

     1.1  AFFILIATE.  "Affiliate" means an officer or director, with regard to a
Tenant,  which is a  corporation,  any entity  wholly  owned by, or under common
control of Tenant,  and any person or entity having a relationship  described in
Internal  Revenue Code  Section  267(b)  (including  any  ownership  attribution
provisions  contained in other  subsections of Section 267, and the  regulations
promulgated thereunder), to the Tenant.

     1.2  APPLICABLE PERCENTAGE.  "Applicable  Percentage" means Five and no/100
percent (5.0%).

     1.3  BASE RENT.  "Base Rent" means the sums set forth or determined  below,
subject to change as set forth in Section 1.11  hereinbelow,  payable in advance
monthly installments as follows:

LEASE YEARS                               ANNUAL BASE RENT     MONTHLY BASE RENT

Lease Year No. 1 to Lease Year No. 5           $227,325.00            $18,943.75
Lease Year No. 6 to Lease Year No. 10          $250,057.50            $20,838.12
Lease Year No. 11 to Lease Year No. 15         $275,063.25            $22,921.93

          The Base Rent due for the first  month of the  Lease  Term  (hereafter
defined),  in the amount of TWENTY  THOUSAND TWO HUNDRED  SIXTY-NINE  AND 81/100
DOLLARS  ($20,269.81),  including  applicable  state sales tax, shall be due and
payable and shall be paid to Landlord by Tenant on the  Commencement  Date.  The
payment of monthly  installments of Base Rent shall commence on the Commencement
Date.

     1.4 BROKER. Tenant represents to Landlord and Landlord represents to Tenant
that the only Brokers involved in this transaction are Diab Realty, Inc. and the
STZ Company  ("Brokers").  Said Brokers shall be due a commission  pursuant to a
separate agreement by and between Diab

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       1
<PAGE>

Realty, Inc. and Landlord and a Co-Brokerage Agreement between Diab Realty, Inc.
and STZ Company.

     1.5  BUILDING GRADE.  "Building Grade" means the type, brand and/or quality
of mate rials Landlord designates from time to time to be the minimum quality to
be used on the Property or the exclusive  type,  grade or quality of material to
be used on the Property.

     1.6  COMMENCEMENT  DATE.  "Commencement  Date" means one hundred fifty days
(150) after the date  Landlord  shall  deliver a building  pad as  specified  in
Exhibit "J" attached hereto for the construction of the Tenant Improvements,  as
defined  hereinafter,  on the Premises,  or the opening for business,  whichever
shall  occur  first.  At any time after the  Commencement  Date,  upon demand by
Landlord,  Tenant shall execute and deliver to Landlord a written certificate in
the form provided by Landlord affirming the date of the Commencement Date.

     1.7  COMMON AREAS.  "Common  Areas" means those areas devoted to the common
use or benefit of tenants  generally and/or the public (except where the context
shall indicate to the contrary), including mechanical,  electrical and telephone
installations  and wiring, if any, and also includes the "Exterior Common Areas"
described in Subsection 1.9.

     1.8  ESTIMATED MONTHLY  OPERATING  EXPENSES.  "Estimated  Monthly Operating
Expenses"  for the  first  Lease  Year of the Lease  Term,  or until it shall be
adjusted as provided in Subsection  19.2 hereof,  means the sum of FOUR THOUSAND
FIFTY-NINE  AND  37/100  DOLLARS  ($4,059.37)  per month,  based upon  estimated
initial year  Operating  Expenses of FOUR AND 50/100  ($4.50) per square foot of
Net Rentable Area per annum.

     1.9  EXTERIOR  COMMON AREAS.  "Exterior  Common Areas" means the portion of
the  Property  which is not  located  within  the  Premises  or  other  improved
structures and which is provided or maintained for the common use and benefit of
Landlord and other tenants of the Property generally and the employees, invitees
and licensees of Landlord and such tenants;  including,  without limitation, the
roof,  exterior walls (but not glass,  plate glass or doors), and foundations of
the building or buildings  containing  the Premises and all other premises used,
rented, or held for rent by Landlord on the Property, all parking areas, drives,
sidewalks and landscaped areas, and retention ponds.

     1.10 GROSS RECEIPTS FLOOR. "Gross Receipts Floor" for any Lease Year during
the Lease Term shall be Three Million Five Hundred  Thousand and no/100  Dollars
($3,500,000.00).

     1.11 LANDLORD   IMPROVEMENTS.    "Landlord    Improvements"   means   those
improvements  to the Property that the Landlord  shall  provide  pursuant to the
site plan prepared by Pecht and Evans  Engineering,  Inc. as in Preliminary Site
Plan attached  hereto as Exhibit "B" . Landlord  Improvements  shall provide for
the construction of a compacted building pad (the "Pad") as specified in Exhibit
"J"

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       2
<PAGE>

attached hereto for Tenant to build said Premises with site work and parking for
the entire  Property,  including  the  retention  area  required  by the City of
Orlando  for the  development  of said  Property.  Landlord  Improvements  shall
include  the  construction  of no less than one  hundred  eighty  (180)  parking
spaces, and shall be in compliance with parking requirements of City of Orlando.
All parking  spaces  shall be available to all tenants on the Property for their
non-exclusive  use.  Landlord  will provide  those  utilities  identified on the
attached  Exhibit "I" to within five feet (5') of the Pad.  Tenant shall pay all
hookup fees,  impact fees, and all deposits  pertaining to Tenant  Improvements.
Tenant  shall  construct  the  Premises,   together  with  Tenant's   restaurant
operation, pursuant to the terms of the Work Schedule attached hereto as Exhibit
"D" and a Development  Agreement of even date between  Landlord and Tenant ( the
"Development  Agreement") a true and correct copy of which is attached hereto as
Exhibit "C". Pursuant to the terms and conditions of said Development  Agreement
and the Work  Schedule,  Landlord shall provide Seven Hundred Fifty Thousand and
no/100  Dollars   ($750,000.00)   as  Tenant   Improvement   Allowance  for  the
construction  of the  Tenant's  Improvements;  provided,  further,  in the event
Tenant  shall  request  additional  investment  on the part of the  Landlord for
completion of the Tenant Improvements,  Landlord shall provide an additional sum
not to  exceed  $400,000.00  solely  for the  construction  of  approved  Tenant
Improvements (the "Supplemental Tenant Improvement  Allowance").  Landlord shall
have  forty-five  (45) days from the date Tenant  delivers a written request for
the Supplemental Tenant Improvement Allowance,  to fund said Supplemental Tenant
Improvement Allowance. In the event Tenant shall request the advancement of sums
from the Landlord under the  Supplemental  Tenant  Improvement  Allowance,  said
sum(s)  shall be  repaid  under the  terms of this  lease,  as part of the "Base
Rent",  and shall  increase the "Base Rent"  pursuant to the following  formula:
upon  the  "Commencement  Date"  the  sum  funded  by  the  Landlord  under  the
Supplemental Tenant Improvement  Allowance shall be determined and multiplied by
14%.  Said product  shall then be added to the "Annual  Base Rent"  described in
Section 1.3 hereinabove and shall be paid monthly in advance,  as part of and in
addition  to the  "Monthly  Base Rent"  described  in Section  1.3  hereinabove.
Thereafter  the monthly  rental  payment shall equal the sums of the Annual Base
Rent (Section 1.3) plus the Supplemental  Tenant  Improvement  Allowance divided
(/) by twelve (12).  Landlord  shall not be required to pay for any  equipments,
systems,  fixtures,  or property,  or for any improvements or alterations  which
either (i) do not conform to the plans and specifications approved in accordance
with the terms of the Work Schedule, or (ii) in the aggregate, exceed the sum of
Seven Hundred Fifty Thousand and 00/100 Dollars ($750,000.00) as provided in the
Work  Schedule.  Tenant shall be required  to, and shall,  at its sole costs and
expense, install all equipments,  partitions,  systems,  fixtures, and property,
and make any and all  improvements  or alterations  which shall be necessary for
completion  of the Building  Standard  Improvements  and for Tenant's use of the
Premises for the  Permitted  Use,  which shall either (i) not be included in the
approved plans and specifications, or (ii) when added to all other sums incurred
or expended by  Landlord,  exceed the sum of Seven  Hundred  Fifty  thousand and
00/100  Dollars  ($750,000.00).  Prior to the  delivery of the  Building  Pad to
Tenant, Landlord shall furnish to Tenant a copy of a loan commitment letter from
a  institutional  lender  evidencing  a loan in an  amount  equal to the  Tenant
Improvement Allowance and the Supplemental Tenant Improvement Allowance.

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       3
<PAGE>

     1.12 LEASE TERM.  "Lease Term" means a term commencing on the  Commencement
Date and  expiring at 11:59 P.M. on the last day of the  Fifteenth  (15th) Lease
Year.

     1.13 LEASE  YEAR.   "Lease   Year"  means  the  period   beginning  on  the
Commencement  Date and  expiring at 11:59 P.M.  on the last day of the  calendar
year which shall contain the  Commencement  Date, with regard to the first Lease
Year. Any subsequent Lease Year shall mean the period of twelve (12) consecutive
calendar  months  commencing  immediately  upon the  expiration of the preceding
Lease Year.

     1.14 MINIMUM  COVERAGE.  "Minimum  Coverage"  means  the  minimum  required
coverage for insurance  against bodily injury and property  damage,  which,  for
purposes  hereof,  shall be no less than TWO MILLION  DOLLARS  ($2,000,000)  per
person, TWO MILLION DOLLARS ($2,000,000) per occurrence, with umbrella coverage,
per  occurrence in the amount of TEN MILLION  DOLLARS  ($10,000,000.00)  and ONE
MILLION DOLLARS ($1,000,000) for property damage.

     1.15 NET RENTABLE AREA. "Net Rentable Area" of the Premises means the gross
area measured from the unfinished outside surface of the outer exterior walls of
the Premises,  to the midpoint of any walls separating  portions of the Premises
from those of adjacent tenants,  and to the unfinished Common Area side of walls
separating  the Premises  from Common  Areas.  Net Rentable Area of the Property
means the other  gross area  within the  outside  surface of the outer  exterior
walls  of  all  improvements  now or  hereafter  constructed  on  the  Property,
excluding Common Areas. Upon completion of construction of the Premises, the Net
Rentable Area of the Premises  shall be  determined  by Landlord's  architect in
accordance  with BOMA  standards,  and the result of such  measurement  shall be
certified by Landlord's  architect in writing to Landlord.  Notwithstanding  the
foregoing,  Tenant shall  construct the Premises such that the Net Rentable Area
shall  not be less than ten  thousand  eight  hundred  twenty-five  square  feet
(10,825 sq. ft.).  In the event the Premises  contains  more than 10,825  square
feet, the Base Rent and Tenant's Operating Expense Percentage shall be increased
accordingly (i.e., the Base Rent as set forth in section 1.3 is based upon a Net
Rentable  Area of 10,825 square feet.  By way of  illustration  only, if the Net
Rentable Area is  determined to be 10,925 square feet,  the annual Base Rent for
Lease Year No. 1 to Lease Year No. 5 would be increased  by  $2,100.00  ($21 per
square foot x 100  additional  square  feet)).  Notwithstanding  the  foregoing,
however,  Base Rent shall not  increase as a result of added  square feet within
the Premises to accommodate the subtenant  under the Timeshare  Lease, a copy of
which is attached as Exhibit  "E." In the event  Tenant's  architect  determines
that the  Premises  contains  less than 10,825  square  feet,  there shall be no
reduction  to Base  Rent,  and the Net  Rentable  Area of the  Premises  for the
purposes of determining Tenant's Operating Expense Percentage shall be deemed to
be 10,825 square feet.

     1.16 OPERATING  EXPENSE  PERCENTAGE.  "Operating  Expense  Percentage"  for
purposes of computing Tenant's proportionate share of the operating expenses for
the Property means the

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       4
<PAGE>

percentage,  rounded to the nearest 1/100th of a percent (0.01%), and derived by
dividing  the  Net  Rentable  Area of the  Premises  by the  Net  Rentable  Area
buildable upon the Property.  The Operating Expenses  Percentage of the Premises
is currently  unknown as it is subject to increases of the leasable  area of the
Premises  and to  increases  or  decreases  in the  gross  leasable  area of the
Property.

     1.17 PERMITTED  USE.  "Permitted  Use"  shall mean the  initial  use of the
Premises only as a Ryan's Grill, Buffet and Bakery, serving breakfast, lunch and
dinner,  and  subject  to the  terms  of of  Section  4.1  below,  as a  Tourist
Information  Attraction  Ticket and any other use permitted  under the Timeshare
Lease, a copy of which is attached  hereby as Exhibit "E" and {and} for no other
purposes  whatsoever.  If the Tenant,  after having  commenced  operations  as a
Ryan's Grill,  Buffet and Bakery shall thereafter  determine that it shall be in
its best interest to change the name or concept of the Restaurant,  the Premises
may then be used as a sit-down  family  restaurant or as a dinner house provided
that the new Permitted  Use shall not be the same as any business  activity then
conducted on the  Property by the Landlord or any other tenant of the  Property.
The type of restaurant which the Tenant may operate in the Premises shall not be
a fast food restaurant.  Notwithstanding  the foregoing to the contrary,  Tenant
shall  have  the  right  to  discontinue  breakfast  service  in  Tenant's  sole
discretion.

     1.18 PREMISES. "Premises" means a building pad on the Property to be leased
to Tenant, together with a free-standing building to be constructed thereon. The
Premises are depicted and outlined on the site plan attached as Exhibit "B". The
Premises are  estimated to contain  approximately  Ten  Thousand  Eight  Hundred
Twenty-Five (10,825) square feet of "Net Rentable Area" (as defined below).

     1.19 PROPERTY.   "Property"   means  the  real  property  located  at  5370
International Drive,  Orlando, FL 32819, and more particularly  described on the
attached Exhibit "A", together with all site work improvements to be constructed
by Landlord as Landlord's Improvements.

     1.20 RENEWAL TERMS.  "Renewal Terms" means two (2) successive  option terms
of ten (10) years each, available to Tenant in accordance with the provisions of
Section 33 hereof.

     1.21 REQUIRED  BUSINESS  HOURS.  "Required  Business Hours" means the hours
between 8:00 A.M. and 10:00 P.M., Monday - Sunday.

     1.22 SECURITY DEPOSIT. [INTENTIONALLY OMITTED]

     1.23 TENANT IMPROVEMENTS. "Tenant Improvements" means those improvements to
the  Premises  and to the  Property,  sometimes  referred as  Building  Standard
Improvements,  which the Tenant agrees to construct on behalf of the Landlord in
accordance with the Development  Agreement and Work Schedule  attached hereto as
Exhibits "C" and "D",  respectively,  which "Tenant  Improvements" shall be of a
consistent  nature and character as Tenant has  constructed  on sites

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       5
<PAGE>

similar to the Property and of a character  consistent with Tenant's  previously
constructed "Ryan's Grill, Buffet & Bakery" restaurant facilities constructed in
the State of Florida.

     SECTION 2 - LEASE GRANT.
     ------------------------

          Subject to and upon the terms  herein set  forth,  Landlord  leases to
Tenant and Tenant leases from Landlord the Premises, together with the right for
Tenant and Tenant's  employees,  customers  and  invitees to use the  sidewalks,
common driveways for ingress and egress and parking areas of the Property.

     SECTION 3 - LEASE TERM.
     -----------------------

     3.1  LENGTH OF TERM.  This Lease shall  continue  in force  during a period
beginning on the  Commencement  Date and continuing  until the expiration of the
Lease Term,  unless this Lease is sooner  terminated or extended to a later date
under  any other  term or  provision  of this  Lease.  If  Landlord  shall  give
possession of the Premises to the Tenant prior to the  Commencement  Date,  such
possession by Tenant shall be subject to all covenants,  agreements,  terms, and
conditions of this Lease, other than the obligation to pay Base Rent.

     3.2  ACCEPTANCE OF  POSSESSION.  Tenant agrees to accept  possession of the
Premises at the Commencement Date.

     3.3  DELIVERY OF PREMISES.  Tenant shall use diligent  effort to obtain all
necessary  governmental  permits for the construction of the Tenant Improvements
within one  hundred  twenty  (120)  days of the date of this  Lease  (the"Permit
Period").  In the event all necessary  permits for the Tenant  Improvements have
not been obtained on or before the expiration of the Permit Period, then Tenant,
upon  written  request,  shall be  granted,  up to three  (3),  thirty  (30) day
extensions of the Permit Period.  Tenant shall promptly notify Landlord when all
permits have been obtained by Tenant.  Thereafter,  Landlord shall construct and
deliver the Landlord Improvements at Landlord's expense. Tenant shall accept the
Landlord  Improvements in writing when Landlord has constructed the building pad
as  specified  in  Exhibit  "J"  and  the  other   Landlord   Improvements   are
substantially  completed in the reasonable opinion of Landlord. If there are any
unfinished  items to be  completed  (except  for the  building  pad) that do not
interfere with the  construction of the Tenant  Improvements,  then Tenant shall
accept the  Premises.  Landlord  agrees that any  unfinished or punch list items
shall be completed  prior to the  Commencement  Date.  Tenant  shall  thereafter
construct  the  Tenant  Improvements  pursuant  to the terms of the  Development
Agreement  and  Work  Schedule   attached   hereto  as  Exhibits  "C"  and  "D",
respectively.  Landlord  shall pay the sum of Seven Hundred  Fifty  Thousand and
no/100 Dollars ($750,000.00) representing Landlord's portion of the costs of the
Tenant's  Improvements.  Thus, Tenant shall be responsible for the completion of
the Tenant Improvements,  and unless it shall be caused solely by the Landlord's
default under the  Development  Agreement,  Landlord shall have no liability for
the failure or  inability  of the  Premises to be ready for

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       6
<PAGE>

use by Tenant at any  particular  time.  If  Landlord  shall  default  under the
Development  Agreement,  Tenant  shall  have  the  right to  pursue  any and all
remedies provided  therein,  but shall not have the right to cancel or terminate
this Lease,  nor to pursue any claims for damages for or on account of any delay
in delivery of the Premise  under this Lease,  except that the one hundred fifty
(150) day period set forth in Section 1.6 for determining the Commencement  Date
shall be extended  one day for each day of delay in  completion  of the Landlord
Improvements  attributable  solely to Landlord's  default under the  Development
Agreement.

     SECTION 4 - USE.
     ----------------

     4.1  USE OF PREMISES.  The Premises shall be used for the Permitted Use set
forth in Subsection 1.17 hereof,  and for no other purpose  whatsoever.  Without
limiting the foregoing  restriction,  Tenant, unless specifically and explicitly
authorized  pursuant to the terms of Subsection  1.17, shall not sell or solicit
the sale of,  lease or solicit the lease of, nor permit any other person to sell
or solicit the sale of, or lease or solicit the lease of, in, about, or from the
Premises, any attraction tickets, time share resort units,  recreational vehicle
or  campground  lots,  condominium  or resort  units or  facilities,  or similar
products in, about, or from the Premises provided,  however,  that the Landlord,
and those persons  authorized by the Landlord,  may engage in such activities in
the Premises pursuant to the terms of a certain Timeshare  Sublease of even date
herewith  entered  into  between the  Landlord as  Sub-Tenant  and the Tenant as
Sub-Landlord, a true and correct copy of which is attached hereto as Exhibit "E"
(the  "Timeshare  Lease").  Nor shall  Tenant  sell any  T-Shirts,  sweatshirts,
nightshirts,  jerseys, or beach cover-ups,  any souvenirs or gift items relating
or otherwise pertaining to Florida,  Orlando, Florida, the Central Florida area,
Walt Disney World,  Epcot,  Universal  Studios,  or any other tourist attraction
located in the Central Florida area, or any characters, logos, or graphic images
depicting such location, or attraction, or any persons,  characters,  buildings,
or structures  commonly  associated  with such  geographic  area, or attraction.
Without the express prior written consent of the Landlord,  the Tenant shall not
display any merchandise or showcases  outside of the Premises,  nor maintain any
other  obstruction  outside of the Premises.  The Tenant shall not use or permit
the  use  of  the  Exterior  Common  Areas  for  gatherings,  solicitations,  or
demonstrations,  regardless of whether such solicitation or demonstration  shall
be for profit or nonprofit purposes.

     4.2  LAWFUL USE. The Premises shall not be used for any illegal purposes or
in violation of any  regulation  of any  governmental  body, or in any manner to
create any  nuisance or trespass,  or to make void or voidable any  insurance or
increase the rate of insurance  on the  Premises or the  Property.  Tenant shall
comply  with all  applicable  laws,  ordinances,  rules and  regulations  of any
governmental entity,  agency or authority having jurisdiction of the Premises or
Tenant's  use of  the  Premises,  regardless  of  when  they  become  effective,
including,   without  limitation,  the  Americans  with  Disabilities  Act,  all
provisions  pertaining  to  air  and  water  quality,  Hazardous  Materials  (as
hereinafter  defined),  waste disposal,  air emissions,  and other environmental
matters, and all recorded covenants,  conditions, and restrictions applicable to
the Property. For purposes hereof, Hazardous Materials shall include, but not be
limited to, substances defined as "Hazardous Substances",

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       7
<PAGE>

"Hazardous Materials", or "Toxic Substances": in the Comprehensive Environmental
Response,  Compensation  and Liability  Act of 1980, as amended,  42 USC Section
9601, et seq.; The Hazardous Materials  Transportation Act, 49 USC Section 1801,
et seq.;  The Resource  Conservation  and Recovery  Act, 42 USC Section 6901, et
seq.; any substance  regulated under any similar Florida statutory or regulatory
provision,  and in the regulations adopted and publications promulgated pursuant
to said laws.  If Tenant  receives  notice of any claim of violation of any law,
ordinance,  rule,  or  regulation  applicable  to the  Premises or Tenant's  use
thereof,  Tenant shall immediately notify Landlord thereof.  Tenant shall not do
or permit  anything to be done in or about the Premises,  which will obstruct or
interfere  with the rights of other  persons in the  Property.  The Tenant shall
keep the Premises and the adjoining  sidewalk  neat and clean at all times,  and
shall  store all trash,  garbage,  rubbish  and other  debris  generated  by the
operation of the Premises  within the container to be provided by the Tenant for
such  purpose.  The Tenant  shall not burn any trash of any kind in or about the
Premises, nor shall the Tenant permit rubbish, refuse, or garbage to accumulate,
nor permit any fire or health hazard to exist on or about the  Premises.  Tenant
shall comply with the Building  Rules  adopted and amended by the Landlord  from
time to time and will cause all of its agents, employees, invitees and guests to
do so. All  changes to such rules will be  furnished  by  Landlord  to Tenant in
writing. A copy of the current Building Rules is attached hereto as Exhibit "H".

     4.3  BUSINESS  OPERATION.  The Tenant shall, during the term of this Lease,
continuously and diligently use the Premises for the Permitted Use,  carrying on
therein the  Tenant's  business.  The Tenant  shall  maintain on the  Premises a
sufficient  supply of goods and equipment and shall employ such personnel as may
be necessary to assure the successful  operation of the Tenant's  business.  The
Tenant shall keep the Premises open and available for business  activity therein
during such periods and hours as are  customary in the county where the Premises
are located for businesses of a like character.  Without limiting the foregoing,
except when  prevented by strikes,  fire,  casualty,  or other causes beyond the
Tenant's  reasonable  control,  the Tenant  shall be required in any event to be
open during Required Business Hours, as specified in Subsection 1.21.

     4.4  TENANT'S EXCLUSIVE.  Landlord agrees that while Tenant shall not be in
default  under the terms  hereof  beyond any notice and cure  period,  and while
Tenant  shall be operating as a Ryan's  Grill,  Buffet and Bakery,  the Landlord
shall  neither  lease  for  operation  by  another,  nor  operate  itself on the
Property,  those  uses set  forth  on  Exhibit  "G"  ("Prohibited  Uses").  This
provision,  however,  shall not preclude  Landlord from leasing any space within
the Property to other  restaurants,  provided the same are not listed on Exhibit
"G".  Nor shall this  provision  preclude  the Landlord  from  permitting  other
tenants  within the Property to sell or to include in their menus  products sold
by the Tenant.  Nothing herein shall prohibit Landlord from leasing space to any
such operation, and that operation's selling such products or services shall not
be deemed a violation  of this  provision.  Furthermore,  in the event  Landlord
shall  cause to be  constructed  a  free-standing  restaurant  building  on that
portion of the Property  identified on the Site Plan,  Exhibit "B", as Phase II,
Landlord  agrees  that said  building  shall not exceed a  leasable  area of six
thousand five hundred  (6,500) square feet unless Landlord  provides  additional
parking in the Property. If the Premises shall cease to be used as

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       8
<PAGE>

Ryan's  Grill,  Buffet,  and  Bakery  at  any  time,  then  the  provisions  and
restrictions  imposed  by this  Subsection  4.4  will  automatically  terminate,
without notice, as if it were never made a part of this Lease.

     SECTION 5 - RENT
     ----------------

     5.1  OBLIGATION TO PAY. Tenant shall pay to Landlord without any set-off or
deduction  whatsoever,  the Base Rent and all other money as shall become due to
the Landlord from time to time hereunder,  as additional  rent, all of which are
sometimes herein collectively called "rent".

     5.2  TIME OF  PAYMENT.  Except for any sums of advance  rent which shall be
due and payable at the time or times  specified in  Subsection  1.3 hereof,  the
Base Rent for each month, together with any adjustments thereto as are set forth
elsewhere  herein,  shall be due and  payable on the first day of each  calendar
month  during  the Lease Term and during any  extensions  or  renewals  thereof.
Tenant agrees to pay all such sums in advance, and without demand.

     5.3  PLACE OF PAYMENT. Tenant shall pay the Base Rent and all other rent to
Landlord at Landlord's  address provided on the first page hereof (or such other
address as may be designated by Landlord in writing from time to time).

     5.4  PRORATION FOR PARTIAL MONTH.  If the term of this Lease commences on a
day other than the first day of a calendar month,  then on the Commencement Date
Tenant  shall pay  Landlord an  additional  installment  of rent for such month,
which  additional  installment  shall be an  amount  equal to (i) the sum of one
month's  Base  Rent  and  one  month's  Estimated  Monthly  Operating  Expenses,
multiplied  by (ii) a fraction,  the  numerator  of which shall be the number of
days between the Commencement  Date and the last day of the said calendar month,
both  inclusive,  and the denominator of which shall be the total number of days
in said calendar month.

     5.5  SALES OR RENTAL TAX. Tenant shall pay all sales or rental taxes levied
or assessed against all rent payments due under this Lease  simultaneously  with
each rent payment required, whether Base Rent or additional rent.

     5.6  INFLATION  RENT.  The Base Rent shall adjust each five (5) lease years
by multiplying the Base Rent times (x) one hundred ten percent (110.0%).  At the
end of each five (5) year period,  the then Base Rent (including any adjustments
to the Base Rent from prior five (5) year lease  terms)  shall  increase  by ten
percent  (10.0%)  over the Base Rent (as  modified)  for the prior five (5) year
period.  By way of  example,  the Base Rent for Lease  Years Six (6) through Ten
(10)  shall  be Two  Hundred  Fifty  Thousand  Fifty-Seven  and  50/100  Dollars
($250,057.50)  for each Lease Year and the Base Rent for Lease Years Eleven (11)
through Fifteen (15) shall be Two Hundred Seventy-Five  Thousand Sixty-Three and
25/100 Dollars ($275,063.25) for each Lease Year. The base Rent, as

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       9
<PAGE>

adjusted for each five (5) year cycle,  shall be  automatically  adjusted during
the term of the Lease and any  option  terms and  shall be  payable  in  monthly
installments as provided in this Lease.

     5.7  PERCENTAGE RENT. In addition to the payment of Base Rent and all other
sums required under the terms of this Lease,  Tenant covenants and agrees to pay
Landlord  as  additional  rent for each Lease Year for the term  hereof,  on the
Gross  Receipts  made in such Lease Year from  Tenant's  business or  businesses
conducted in, on, at, from or arising out of the use of the Premises, the excess
of (i) the product of the  Applicable  Percentage,  as defined in Subsection 1.2
hereof,  multiplied by the excess of Gross Receipts for such Lease Year over the
"Gross Receipts  Floor" less the difference  between the Inflation Rent less the
Base Rent.  The said excess  shall be  hereinafter  referred  to as  "Percentage
Rent". For example, assume that Gross Receipts in the Sixth (6th) Lease Year are
Four  Million  and  no/Dollars  ($4,000,000.00)  and the Base Annual Rent is Two
Hundred   Twenty-Seven   Thousand   Three   Hundred   Twenty-Five   and   no/100
($227,325.00), the Percentage Rent would be calculated as follows:

          Estimated Gross Receipts 6th Lease Year                $4,000,000.00
          Less Gross Receipts Floor                               3,500,000.00
                                                                 -------------
          Balance                                                $  500,000.00
          Times (x) Applicable Percentage                                 0.05
                                                                 -------------
          Percentage Rent Adjustment                             $   25,000.00
          Less Percentage Rent 6th Lease Year
          Less Base Rent
          ($250,057.50 - $227,325.00 = $22,732.50)                   22,732.50
                                                                 -------------

          Percentage Rent 6th Lease Year                         $    2,267.50

          Such  Percentage  Rent, if any,  shall be due and payable to Landlord,
together with applicable  sales,  use, or rental tax thereon as required by law,
within thirty (30) days following each Lease Year.

     5.8  GROSS RECEIPTS.  "Gross  Receipts" means the total gross receipts from
all  businesses  conducted by Tenant or any other person in, on, at, or from the
Premises.  Without  limiting the foregoing,  gross  receipts shall  specifically
include  the  total  gross  receipts  for  all  goods,  wares,  foodstuffs,  and
merchandise  of all kinds sold or rented,  the actual charges for all admissions
or donations,  and the actual charges for all services performed by Tenant or by
any  assignee,  sub-tenant,  licensee or  concessionaire  in, on, at,  from,  or
arising out of the use of the Premises,  whether at wholesale or retail, whether
for cash or credit,  or otherwise,  and including the value of all consideration
other than money received for any of the foregoing, without reserve or deduction
for  inability  or  failure  to  collect,  including  but not  limited to sales,
rentals,  admissions,  and services: (i) where the orders therefor originate in,
on, at, from,  or arising out of the use of the  Premises,  whether  delivery or
performance  is made from the Premises or from some other place,  and regardless
of the

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       10
<PAGE>

place of bookkeeping for, payment of, or collection of any account; or (ii) made
or performed by mail,  telephone,  telegraph,  or facsimile  transmission orders
received or filled in, on, at, or from the Premises;  or (iii) made or performed
by means or mechanical or other vending  devices in the Premises;  or (iv) which
Tenant or any assignee, sub-tenant,  licensee, or concessionaire,  in the normal
and  customary  course  of  its  business,  would  credit  or  attribute  to its
operations  in, on, at,  from,  or arising out of the use of the Premises or any
part  thereof.  Any deposit  accepted or retained by Tenant shall be included in
Gross Receipts.  Each installment or credit sale or rental shall be treated as a
sale or rental for the full price in the month  during which such sale or rental
is made,  irrespective of whether or when Tenant receives payment therefor.  The
sale of a gift certificate from the Premises and gift certificates sold from off
the  Premises  shall be  included  in Gross  Receipts  in the month in which the
certificate is redeemed or traded for food, merchandise,  admission, or services
at or from the Premises. No franchise,  capital stock tax, tax based upon assets
or net worth,  or gross  receipts  tax,  and no income or  similar  tax based on
income or profit shall be deducted from Gross Receipts.

          The following shall be excluded from Gross Receipts:  (i) any exchange
of inventory or merchandise between facilities of Tenant if such exchanges shall
be made solely for the convenient  operation of Tenant's  business,  and not for
the purpose of  consummating a sale made in, on, at, from, or arising out of the
use of the  Premises;  (ii) returns to shippers,  suppliers,  or  manufacturers;
(iii) sales or rentals  for which a cash or credit  refund has been given to the
customer in the amount of such refund,  for transactions  otherwise  included in
Gross Receipts (but not store credits or chain coupons); (iv) sales of fixtures,
machinery and  equipment  which are not stock in trade,  inventory,  or property
held for sale,  trade, or rental in the ordinary  course of business,  after use
thereof  in the  conduct of  Tenant's  business  on the  Premises;  (v)  amounts
collected from customers and paid by Tenant to any government for any sales, use
or excise tax;  (vi)  insurance  proceeds  paid to Tenant  pursuant to insurance
which Tenant maintains to compensate Tenant for damage or loss to its inventory,
stock in trade, fixtures,  machinery and equipment stored in the Premises; (vii)
commissions or deposits from toy machines within the Premises;  and (viii) sales
made by the Subtenant under the Timeshare Agreement.  In recognition of the fact
that this Lease  provides for a Percentage  Rent based on Gross Receipts made by
Tenant in, on, at,  from,  or  arising  out of the use of the  Premises,  Tenant
agrees (to the extent that it is lawful so to agree) that neither Tenant nor any
Affiliate of Tenant, directly or indirectly, shall own, be employed by, operate,
manage,  or have any interest in, any other Ryan's  restaurant or any restaurant
concept similar a restaurant  concept  permitted  under  Subsection 1.17 hereof,
within  two  (2.0)  miles  radius of the  Premises.  If this  covenant  shall be
violated,  Landlord (in addition to Landlord's  other remedies) shall include an
amount equal to one hundred percent (100%) of the Gross Receipts of such same or
similar  business  in the Gross  Receipts  transacted  in the  Premises  for the
purpose  of  computing  Percentage  Rent due  hereunder,  as though  said  Gross
Receipts had actually  been derived from the  Premises,  and Tenant shall comply
with the provisions of this Section in respect of such same or similar business.

     5.9  GROSS RECEIPTS STATEMENT. Tenant shall submit to Landlord on or before
the  forty-fifth  (45th) day  following  the end of each Lease Year a  statement
showing the amount of Gross

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       11
<PAGE>

Receipts for the Lease Year. If Tenant shall have audited or reviewed  financial
statements  prepared by a  certified  public  accountant  for any portion of its
business,  then such  statement  shall be furnished to Landlord.  The  statement
shall show in  reasonable  detail the amount of Gross  Receipts made during such
Lease  Year,  and the amount of  Percentage  Rent due to  Landlord  pursuant  to
Section  5.7 hereof for such Lease  Year.  Whether or not the Tenant  shall have
audited or reviewed financial  statements  prepared for Tenant by an independent
certified  public  accountant,  the  statement  shall  be  signed  by the  chief
financial  officer of Tenant,  under oath and such chief financial officer shall
affirm that the statement  accurately  represents the Tenant's Gross Receipts as
defined in this Lease for such Lease Year.

     5.10 AUDITS.  Tenant  agrees to record  and report  all Gross  Receipts  in
accordance with generally accepted accounting principals,  consistently applied,
and to maintain sufficient  records,  which accurately reflect all transactions.
Such  records  shall  include  but shall not be  limited  to:  sales and use tax
returns and allowance  details,  sales  journals or daily sales  reports,  and a
complete  general  ledger.   Documentation   of  specific   exclusions  must  be
maintained.  Said  records  shall  be  preserved  by  Tenant  for two (2)  years
following  the Lease  Year to which  such  records  relate.  Tenant  shall  make
available  to Landlord  Tenant's  business  records of its Gross  Receipts  upon
reasonable notice. Landlord may, at its own expense,  examine and audit Tenant's
records for the purpose of ascertaining the amount of such Gross Receipts during
any Lease Year.  Landlord  may conduct such audit at any time after Tenant shall
have furnished its statement of Gross Receipts for the Lease Year. If such audit
shall  reveal  that  Percentage  Rent shall have been  underpaid,  Tenant  shall
immediately  pay the  Landlord  such  additional  Percentage  Rent as  shall  be
revealed to be due by the audit. If such audit shall reveal that Percentage Rent
shall have been overpaid,  Tenant shall be entitled to a credit against the next
installment  of Base Rent due to  Landlord  (or a refund if the Lease shall have
expired without  renewal),  equal to the excess of the overpaid  Percentage Rent
over the  costs to  Landlord  of the  audit.  If the  audit  shall  reveal  that
Percentage  Rent shall have been underpaid by an amount equal to or greater than
three percent (3%) of the Percentage Rent paid by Tenant,  then Tenant shall, in
addition,  upon demand,  pay Landlord's  costs of such audit. If any audit shall
reveal an  understatement  equal to fifteen  percent  (15%) or more of the Gross
Receipts  initially  reported  by Tenant,  Landlord,  in  addition  to all other
remedies  hereunder,  shall have the right to  terminate  this Lease upon thirty
(30) days notice to Tenant.

     5.11 CONFIDENTIALITY.   Landlord  agrees  that  all  financial  information
provided  by Tenant  shall  remain  confidential,  and shall not be  divulged or
published by Landlord,  except to current or future mortgagees of all or part of
the  Property,  prospective  purchasers  of all or  part  of the  Property,  and
Landlord's accountants, attorney's and other agents or representatives acting on
behalf of Landlord with regard to the Property.  Moreover,  this provision shall
not be construed  to prohibit  Landlord  from placing of record any  information
relating to Tenant's finances in any litigation  between the parties with regard
to the determination,  collection, or both, of amounts of Percentage Rent due to
Landlord hereunder.

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       12
<PAGE>

         SECTION 6 - SERVICES TO BE FURNISHED BY LANDLORD.
         -------------------------------------------------

     6.1  SERVICES.  Subject to  reimbursement as provided in Section 19 hereof,
Landlord  agrees to furnish Tenant the foll owing services  ("Services")  at the
proper season.  Routine maintenance,  repairs,  cleaning,  and electric lighting
service for all Common  Areas and  Exterior  Common Areas of the Property in the
manner and to the extent  consistent with similar  tourist retail  properties in
the surrounding area along the north end of International Drive.

     6.2  BEST EFFORTS.  Landlord shall in no way be liable for cessation of any
of the Services of Subsection 6.1 caused by strike,  accident or breakdown,  nor
shall  Landlord be liable for damages  from any of the  fixtures or equipment in
the Property being out of repair, or for injury to person or property, caused by
any  defects  in  the  electrical  equipment,   heating,   ventilating  and  air
conditioning  system,  or water apparatus.  Landlord shall not be liable for any
damages arising out of failure to furnish the Services  enumerated in Subsection
6.1.  Cessation of any of the Services of Subsection 6.1 shall not be considered
to be an eviction or disturbance of Tenant's use of the Premises, nor shall this
Lease or any of the provisions be deemed invalidated by such cessation. Landlord
agrees, however, to use its best efforts to restore the Services provided herein
as quickly as possible.  Should any of the  equipment  or machinery  used in the
provision  of Services  for any cause cease to function  properly,  Tenant shall
have no claim for  offset or  abatement  of rent or  damages  on  account  of an
interruption in Service occasioned thereby or resulting there from.

     6.3  AVAILABILITY OF UTILITIES.  Landlord's  obligation to furnish light to
Common  Areas  and  Exterior   Common  Areas  shall  be  conditioned   upon  the
availability of adequate energy sources. Landlord shall have the right to reduce
lighting  within  the  Property  as  required  by any  mandatory  fuel or energy
conservation or allocation statute, regulation, order or program.

     6.4  EXCLUSIVE OBLIGATIONS.  Except as otherwise expressly provided herein,
Landlord shall not be required to maintain,  to make any repairs or replacements
to, or to provide any services or supplies to, the Premises.

         SECTION 7 - GRAPHICS.
         ---------------------

     7.1  STANDARD  GRAPHICS.  Landlord  shall  provide  Tenant  with a proposed
monopole  sign  plan for the  Property  within  forty-five  (45)  days  from the
execution  hereof.  Tenant shall have ten (10) days to review and satisfy itself
with said sign. Thereafter,  Tenant agrees to share such a freestanding monopole
sign with other  tenants  in the  Property  and Tenant  shall have the option to
place its sign on the highest point of such shared sign, but under the sign that
identifies  the  Property,  as shall be depicted on the Sign  Schedule  attached
hereto as Exhibit "F".  Tenant  shall pay its prorata  share of the cost of said
sign.  If the same  shall be  permitted  by law  without  reducing  the  signage
otherwise  available to the Property and without interfering with the permitting
and construction of such monopole signs for the Property,  Landlord shall permit
and shall use commercially reasonable

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       13
<PAGE>

efforts to assist  Tenant to apply for its own  monopole  signage to be used for
advertising Tenant's business. Landlord shall not be responsible for any cost or
expense relating to the Tenant's separate monopole sign. Tenant must obtain said
sign  permit,  if any, by  Commencement  Date.  If Tenant fails to obtain a sign
permit by Commencement  Date as provided herein,  then Tenant shall be deemed to
have waived its right to construct a separate  monopole sign.  Provided that the
foregoing shall be permitted as described  herein,  Tenant shall place such sign
at Tenant's sole cost at a location  mutually  acceptable to Landlord and Tenant
and Tenant's sign shall be of such material,  type and size as shall be approved
by Landlord.

     7.2  STORE FRONT SIGN.  In addition  to the  free-standing  monopole  sign,
Tenant may  construct,  at Tenant's  sole cost and expense,  a sign or signs and
canopy on the exterior portion of the Premises  advertising Tenant's business in
the  Premises,  if and as such shall be  approved  by  appropriate  governmental
authorities.  Said sign or signs shall be of such size,  shape, and design,  and
shall be in such location on the Property, as shall be approved by the Landlord.
Under no  circumstance  shall any sign  advertise  anything  other than Tenant's
business conducted on the Premises, or which Landlord shall reasonably determine
to be obscene, vulgar, or offensive.

     7.3  APPROVAL OF  LANDLORD.  Except as  specifically  authorized  elsewhere
herein,  the Tenant shall not place or suffer to be placed or  maintained on the
exterior  portion of any door,  roof,  wall, or window of the  Premises,  or any
other portion of the Property, any sign, or advertising matter or other thing of
any kind,  without first  obtaining the  Landlord's  prior written  approval and
consent,  which  Landlord  shall not  unreasonably  withhold,  provided that the
foregoing  shall not limit the  Tenant's  right to place  signs on the  interior
surfaces of the Premises' windows and doors and to place  advertising  materials
and signs in the interior of the Premises.  Under no circumstance shall any sign
be erected by or for Tenant,  which shall advertise anything other than Tenant's
business  conducted on the Premises,  or which  Landlord  shall  determine to be
obscene,  vulgar,  or offensive.  The Tenant further agrees to maintain any such
sign, awning, canopy, decoration,  lettering,  advertising matter or other thing
as may be approved, in good condition and repair at all times and to remove same
at the end of the term if so requested by the Landlord.

         SECTION 8 - REPAIRS AND ALTERATIONS BY TENANT.
         ----------------------------------------------

     8.1  REPAIRS AND MAINTENANCE.  Tenant accepts the Premises in their present
condition, subject to completion of the Landlord and Tenant Improvements. Tenant
will, at Tenant's sole expense,  maintain and take good care of the Premises and
the  fixtures,  equipment  and  appurtenances  which serve them,  will suffer no
active or permissive waste or injury thereof. Tenant agrees, at Tenant's expense
to promptly repair (making replacements where necessary) any injury or damage to
the Premises. Tenant also agrees, at Tenant's expense to promptly repair (making
replacements  where  necessary)  any injury or damage to other  portions  of the
Property caused by the misuse or neglect thereof by Tenant,  Tenant's employees,
agents,  invitees, or licensees. All such repairs and replacements shall be of a
quality equal to original installations. If Tenant fails to make such repairs

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       14
<PAGE>

or replacements  within thirty (30) days of Landlord's demand,  Landlord may, at
its  option,  make  repairs or  replacements,  and Tenant  shall  repay the cost
thereof to Landlord on demand as additional rent. Subsequent to the Commencement
Date,  the Landlord  shall have no  obligation  to  maintain,  make any repairs,
replacements, improvements, or alterations whatsoever to the Premises other than
maintaining  in good order and repair during the Lease Term the Common Areas and
Exterior Common Areas,  including,  but not limited to, the roof, exterior walls
(but not glass,  plate  glass or doors),  and  foundations  of the  building  or
buildings containing the Premises and all other premises rented or held for rent
by Landlord on the  Property,  and paved  parking  areas,  provided  that damage
thereto shall not have been caused by the negligence or fault of the Tenant, its
employees,  servants or invitees,  or by burglary or  attempted  burglary of the
Premises,  in which event the Tenant  shall be  responsible  for all repairs and
maintenance.  Landlord's expenses of repairs,  maintenance,  and replacements of
Common Areas and Exterior  Common Areas shall be included in Operating  Expenses
described in Subsection 19.4 hereof,  for which Tenant shall be obligated to pay
its pro rata share as provided in Section 19. The Tenant shall service, keep and
maintain,  making replacements where necessary, the interior of the Premises and
all fixtures and systems serving the Premises,  including,  without  limitation,
all wiring,  piping,  fixtures,  doors,  equipment,  heating,  air conditioning,
plumbing,  and electrical  systems and  appurtenances,  in good order and repair
during the term of this Lease and any renewal  terms and shall replace all glass
windows or doors damaged or broken during the Lease Term. All replacements shall
be  Building  Standard.  Tenant  shall be required to maintain a heating and air
conditioning maintenance contract for the Premises with professionals reasonably
acceptable  to  Landlord.  Notwithstanding  anything  contained  herein  to  the
contrary,  however,  Landlord  and Tenant  agree that (1) Tenant shall be solely
responsible at Tenant's cost for maintaining and repairing Exterior Common Areas
specific  to  and  immediately  surrounding  the  Premises  (including,  without
limitation,  all walls,  floors,  roofing  and other  portions  of the  building
improvements  located on the  Premises,  and (2) Tenant shall not be charged for
Operating Expenses which relate to Landlord's maintenance and repair of Exterior
Common  Areas  specific to and  immediately  surrounding  the  premises of other
tenants of the Property,  but such  exclusion  shall in no way be extended to an
exclusion for charges  relating to Exterior  Common Areas of the Property  which
are utilized by all tenants of the Property  (including,  without limitation the
monopole signs (for the benefit of the entire Property), streets, alleys, areas,
area-ways, passages or sidewalks located on the Property).

     8.2  ALTERATIONS AND ADDITIONS. Except for ordinary repairs and maintenance
performed  by Tenant  pursuant  to Section 8.1 above,  Tenant will not,  without
Landlord's written consent make any exterior or structural interior alterations,
additions  or  improvements  in  or  about  the  Premises.  Landlord  shall  not
unreasonably  withhold its consent,  and if Landlord's consent shall be granted,
Tenant shall, at its sole cost and expense, obtain all appropriate  governmental
permits,  licenses,  and  approvals  prior to  beginning  any  such  work in the
Premises,  shall  have  all  required  inspections  made  thereafter,   and  all
improvements  shall be made in  accordance  with the  plans  and  specifications
submitted  to and  approved  by  Landlord,  and  each  and  every  provision  of
applicable laws,  regulations,  codes, and legal requirements.  All alterations,
additions or improvements  (including,

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       15
<PAGE>

but not limited to, carpets,  drapes and drapery  hardware) made or installed in
the Premises by or for Tenant,  or by the Landlord for Tenant's  benefit,  shall
become the property of Landlord upon the  expiration or earlier  termination  of
this Lease. Nevertheless,  provided that Landlord notifies Tenant at the time of
Landlord's approval of any improvements,  alterations or additions that Landlord
may require such  improvements,  alterations  or additions be removed by Tenant,
Landlord  reserves  the right to require  Tenant,  at Tenant's  expense:  (i) to
remove any additions  made to the Premises by or for Tenant,  or by Landlord for
Tenant's  benefit;  and (ii) to repair all injury done by or in connection  with
installation or removal of said  additions.  Tenant shall not remove the walk-in
cooler and freezers HVAC system, hood and ventilation systems from the Premises.
Tenant further agrees to do so prior to the expiration or earlier termination of
this Lease, or within ten (10) days after notice from Landlord,  whichever shall
be later.

     8.3  REMOVAL OF  PERSONAL  PROPERTY.  Immediately  upon the  expiration  or
earlier   termination  of  this  Lease,  if  Tenant  shall  have  performed  all
obligations  imposed and shall have paid all sums of rent which have or may come
due hereunder, such that the property of Tenant shall be no longer be subject to
Landlord's lien for rent,  Tenant shall remove all Tenant's  personal  property,
with the exception of the walk-in freezer, hood and ventilation system for stove
or grill and all fire  extinguishing  systems from the Premises and Tenant shall
repair all injury done by or in connection  with the  installation or removal of
said  property,  and shall  surrender the Premises  (together  with all keys and
other access  devices to the  Premises  and  Property) in as good a condition as
they were at the beginning of the Term,  reasonable wear and tear excepted.  All
property  of  Tenant  remaining  on the  Premises  thereafter  shall  be  deemed
conclusively abandoned and may, at the election of Landlord,  either be retained
as  Landlord's  property or be removed by Landlord,  and Tenant shall  reimburse
Landlord  for the cost of  removing  the same,  which  shall be in  addition  to
Landlord's  right to require Tenant to remove any improvements or additions made
to the Premises by Tenant pursuant to Subsection 8.2.

     8.4  CONTRACTORS  AND  BONDS.  In doing work of any nature in, to, or about
the Premises, Tenant will use only duly licensed contractors or workmen approved
by Landlord.  Notwithstanding  the foregoing,  however,  the foregoing  approval
right  of  Landlord  shall  not  apply  to any  subcontractors  of  the  general
contractor.  Tenant shall have the right to use Tenant's affiliate,  Steak House
Construction  Company, as the general contractor for the initial construction of
the  Premises,  provided  such  general  contractor  shall  be  licensed  by all
appropriate  governmental  agencies  and bonded as set forth  elsewhere  in this
Agreement.  As a condition to approval of any Tenant  alterations  or additions,
Landlord may, but shall have no obligation  to, require Tenant to provide a bond
against any  potential  claims of lien for materials or labor to be furnished to
the Premises on Tenant's  behalf,  proof of  availability of cash for payment of
all said  improvements,  or both,  and may impose  such  additional  conditions,
restrictions,  or  requirements  as  Landlord  shall  deem  to be  necessary  or
appropriate  to assure the Tenant's  compliance  with this Lease or to reduce or
avoid  interference  of the work with the  businesses  of the Landlord and other
tenants on the Property.

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       16
<PAGE>

         SECTION 9 - PARKING AND EXTERIOR COMMON AREAS.
         ----------------------------------------------

     9.1  USE OF EXTERIOR  COMMON AREAS.  During the term of this Lease,  Tenant
shall have the nonexclusive use in common with Landlord,  other occupants of the
Property, their agents, employees, guests and invitees, of the common automobile
parking areas,  driveways,  and footways,  which are part of the Exterior Common
Areas,  subject to the Building  Rules  governing  the use thereof as prescribed
from time to time as provided in Section 4. Building Rules may designate certain
areas for Tenant  and  employee  parking,  for  parking  of trucks and  delivery
vehicles, and for loading and unloading merchandise, equipment, and supplies for
the Premises, and as ingress, egress, drives, walks and fire lanes. Tenant shall
require its  employees to park in the areas  designated  as employee  parking as
shown on the Preliminary Site Plan. Landlord reserves the right to have Tenant's
employees  vehicles  towed if they shall be parked on the Property other than in
designated employee parking areas, and Tenant shall defend,  indemnify, and hold
harmless  Landlord from and against any claims and liabilities on account of any
such  towing.  Landlord  reserves  the right to change the  location of Tenant's
employee parking provided that such change does not reduce the amount of parking
available to the Property.

     9.2  RESERVED  PARKING.  No specific  designated  parking  spaces  shall be
assigned to Tenant  unless  otherwise  agreed by Landlord and Tenant in writing.
Landlord agrees that during the term of this Lease Agreement,  it will not grant
any other party an exclusive use of any of the parking area.

     9.3  CHANGES TO COMMON  AREAS.  Landlord  reserves  the right,  in its sole
discretion,  to modify,  change,  alter, increase or diminish the size, location
and use of all Common  Areas and Exterior  Common  Areas,  provided  that at all
times there will be no less than 180  parking  spaces  available  for use of the
Property and provided that no change shall  materially  affect the visibility of
Tenant improvement from International Drive.  Landlord may lease or let portions
thereof to other tenants, licenses, or concessionaires,  for use in their trades
or  business,  with or without  additional  improvements,  whether  permanent or
temporary,  Tenant  shall have no claim or set-off  for any  alterations  to the
Common Areas and Exterior Common Areas in compliance with this Subsection.

         SECTION 10 - ENTRY BY LANDLORD.
         -------------------------------

          Landlord reserves the right, but shall have no obligation,  and Tenant
shall permit Landlord,  its agents and  representatives,  to enter into and upon
any part of the  Premises at all  reasonable  hours (and in  emergencies  at all
times) to inspect  the  condition,  occupancy  or use;  to show the  Premises to
prospective  purchasers,  mortgagees,  tenants or insurers;  or to clean or make
repairs,  alterations or additions to the Premises or the Property, and Landlord
shall have the right to take and store any  necessary  equipment  and  materials
therein during such repairs,  alterations,  and  additions.  Tenant shall not be
entitled to any abatement or reduction of rent by reason of this right of entry.
Tenant hereby waives any claim for damages for any injury or  inconvenience  to,
or

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       17
<PAGE>

interference with,  Tenant's business,  any loss of occupancy or quiet enjoyment
of the Premises,  or any other loss occasioned thereby.  Landlord shall have the
right to use any and all means that  Landlord  may deem  necessary  or proper to
open the doors in an  emergency,  in order to obtain entry to any portion of the
Premises, and any entry to the Premises or portions thereof obtained by Landlord
by any of said means,  or  otherwise,  shall not,  under any  circumstances,  be
construed or deemed to be a forcible or unlawful  entry into,  or a detainer of,
the  Premises,  or an  eviction,  actual or  constructive,  of  Tenant  from the
Premises or any portion thereof.  Except in the case of emergency,  Landlord and
its agents shall be accompanied  by Tenant or its agents,  and Tenant shall make
itself or its  agents  available  for such  purpose  on demand  during  Required
Business Hours.

         SECTION 11 - ASSIGNMENT AND SUBLETTING.
         ---------------------------------------

     11.1 LANDLORD'S  CONSENT.  Tenant  shall not  assign,  sublease,  transfer,
pledge or encumber this Lease, the Premises,  or any interest therein (including
the granting of any concessions, licenses or other rights to persons or entities
other than  Tenant's  employees  to occupy the  Premises  for  business or other
income-producing  activities),  without Landlord's prior written consent,  which
consent  shall  not be  unreasonably  withheld  provided  that (1) the  proposed
Transferee  has a net worth  equal to or  greater  than that of Tenant as of the
Commencement Date and as of the date of the proposed  assignment,  subletting or
other  transfer,  (2) the Transferee  proposes to operate on the Premises a full
service  restaurant,  which is not out of character and not conflicting with, or
cause any default on the part of the  Landlord  with respect to the terms of any
other  lease(s) it has entered into with respect to any other  portion(s) of the
Property,  and (3) Landlord is reasonably  satisfied with all other  information
provided as set forth in Subsection 11.2 below.  Any such attempted  assignment,
sublease or other  transfer or  encumbrance  by Tenant in violation of the terms
and covenants of this Subsection shall be void. For purposes  hereof,  if Tenant
shall be a corporation,  partnership, limited partnership, or other entity other
than a natural person, the transfer, sale, or other disposition of fifty percent
(50%) or more of the stock,  partnership  interest, or other beneficial interest
in such entity,  shall not be deemed an  assignment  of this Lease.  If Tenant's
interest in the  Premises  and this Lease is  transferred  to an Affiliate or to
another entity as part of a transaction by which such other entity shall acquire
the Premises and all other restaurants  operated by Tenant,  then the Landlord's
consent  shall be  granted,  provided  that the Tenant  shall  first  provide to
Landlord all information required under the terms of Subsection 11.2 hereof, the
acquiring  entity  shall first  assume and agree to pay all  obligations  of the
Tenant  hereunder,   and  the  Tenant  shall  first  reaffirm  their  continuing
obligations for the Tenant's performance under the terms of this Lease.

     11.2 NOTICE. If Tenant shall desire  Landlord's  consent to any subletting,
assignment, or other transfer, Tenant shall give Landlord thirty (30) days prior
written notice thereof. Written notice shall not be deemed to have been given to
Landlord until Tenant shall have provided Landlord each of the following:

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       18
<PAGE>

          (a)  The name,  address,  and  telephone  number of the  proposed  new
tenant or transferee of the stock, partnership,  or other beneficial interest in
Tenant ("Transferee");

          (b)  A description of the space to be sublet or assigned;

          (c)  A copy of the  fully  executed  sublease,  assignment,  or  other
agreement deemed an assignment,  sublease,  transfer,  pledge, or encumbrance of
the Lease,  the Premises,  or any interest  therein  (which  agreement  shall be
contingent upon Landlord's written consent);  or a summary of the business terms
if the transfer shall consist only of a transfer of an interest in the Tenant;

          (d)  The  nature  and  character  of  business  of the new  tenant  or
Transferee, and years of experience in such business;

          (e)  The proposed use of the Premises by the new tenant or Transferee;

          (f)  Current  financial  information  on the  proposed  new  tenant or
Transferee; and

          (g)  Such other information as Landlord shall reasonably request.

     11.3 NOTICE OF OBJECTION. Landlord shall notify Tenant no later than thirty
(30)  days  after  receipt  of the last item  provided  by  Tenant  pursuant  to
Subsection 11.2 of Landlord's  consent or objection to the proposed  assignment,
sublease,  transfer, pledge, or encumbrance. If Landlord shall not notify Tenant
of its  objection by the end of said thirty (30) day period,  Landlord  shall be
deemed to have consented  thereto.  Landlord's consent shall not be unreasonably
withheld.

     11.4 TRANSFERS WITHOUT CONSENT. If Tenant shall assign, sublease, transfer,
pledge, or encumber the Lease, the Premises,  or any interest  therein,  without
Landlord's prior written consent, such assignment,  sublease,  transfer, pledge,
or  encumbrance  shall be an Event of  Default.  If Tenant or such new tenant or
Transferee  shall  knowingly  provide,  or allow to be  provided,  any  false or
misleading information to Landlord pursuant to Subsection 11.2, Tenant, such new
tenant,  or  Transferee,  or all of them, as the case may be, shall be deemed to
have committed an Event of Default.  Landlord may collect rent from any such new
tenant or Transferee and apply the amount so collected to rent herein  reserved,
and the same  shall  not be deemed to  constitute  or effect a waiver,  consent,
ratification,  or  estoppel  as to  Landlord's  right to treat such  assignment,
sublease,  transfer,  pledge,  encumbrance,  or provision of false or misleading
information,  as an Event of Default. Nor shall it constitute  acceptance of the
new tenant or  Transferee,  or a release of the  performance of the covenants on
Tenant's part to be performed as are herein contained.

     11.5 CONSENT  REQUIRED  FOR EACH  TRANSFER.  The  giving of  consent by the
Landlord to any sublease, assignment, transfer, pledge, or encumbrance shall not
release Tenant from the performance of its covenants and obligations  hereunder.
No consent given shall obviate the need for

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       19
<PAGE>

Landlord's  prior  written  consent  to  any  other  or  additional  assignment,
sublease,  transfer,  pledge, or encumbrance of the Lease, the Premises,  or any
interest therein, by Tenant, any new tenant, or Transferee.

     11.6 FIRST  REFUSAL.  If Tenant shall notify  Landlord of its  intention to
assign  this Lease or sublet all or any  portion of the  Premises,  or if Tenant
shall become involved in bankruptcy proceedings under the Bankruptcy Code of the
United States,  as the same may be amended from time to time, and the bankruptcy
trustee or debtor in possession  shall intend to assign this Lease or sublet the
Premises,  Landlord shall have the right of first refusal to reacquire the Lease
on the same terms and conditions as may be contained in any bona fide offer made
by any third  party,  which  offer the Tenant or  trustee  or debtor  intends to
accept.

         SECTION 12 - MECHANIC'S LIEN.
         -----------------------------

     12.1 NO RIGHT TO CREATE LIENS. Tenant will not, and has no right, power, or
authority to, permit any mechanic's lien or liens to be placed upon the Premises
or the  Property.  Nothing in this Lease shall be deemed or construed in any way
as constituting the consent or request of Landlord,  express or implied,  to any
person for the  performance  of any labor or the  furnishing of any materials to
all or part of the  Premises or the  Property,  nor as giving  Tenant any right,
power,  or authority to contract for or permit the  rendering of any services or
the furnishing  thereof that would or might give rise to any mechanic's or other
liens  against the Premises or the  Property.  This Lease,  and all other Leases
with  regard to the  Property,  prohibits  the  imposition  of any lien upon the
Property or the Premises  for any work or materials  provided to, for, or at the
request  of the  Tenant  or any  other  tenant on the  Property.  All  "Lienors"
performing  work on behalf of the Tenant are hereby notified that the Landlord's
interest in the Land shall not, under any circumstances, be subject to liens for
improvements made by the Tenant, and Tenant shall notify each of its contractors
of this provision prior to the commencement of construction, pursuant to Florida
Statutes  713.10,  and further,  Landlord shall file, in the public  records,  a
Memorandum of Lease, in accordance with Section 713.10, Florida Statutes.

     12.2 EFFECT OF LIEN.  If any lien is claimed  against  the  Premises or the
Property for services or materials provided at the request,  or for the benefit,
of Tenant, then, in addition to any other right or remedy of Landlord,  Landlord
may, in its sole  discretion,  elect to (i) discharge  the same,  and any amount
paid by Landlord for such  purposes  shall be paid by Tenant to Landlord  within
ten (10) days after Landlord's demand therefore;  or (ii) notify Tenant that the
filing of such lien or claim of lien is an Event of Default.

         SECTION 13 - PROPERTY INSURANCE.
         --------------------------------

     13.1 LANDLORD  HAZARD  INSURANCE.  Landlord shall maintain and pay for fire
and extended coverage insurance on the Property and the Premises, including such
rental loss  insurance as

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       20
<PAGE>

Landlord  shall  deem  necessary,  and the  costs  thereof  shall be  reimbursed
pursuant  to Section 19 hereof.  Payments  for losses  thereunder  shall be made
solely to  Landlord or the  mortgagees  of  Landlord  as their  interests  shall
appear, and Tenant shall have no claim thereto.

     13.2 TENANT HAZARD INSURANCE.  Tenant shall maintain at its expense,  in an
amount equal to full replacement cost, fire and extended  coverage  insurance on
all of its personal property, including removable trade fixtures, located in the
Premises, naming Landlord as a mortgagee/secured party. Tenant's insurance shall
be  written  by  one or  more  responsible  insurance  companies  acceptable  to
Landlord,  and  licensed to do business in the state in which the  Premises  are
located.

     13.3 PROOF OF INSURANCE.  At the time of execution  hereof,  and thereafter
prior to the expiration date of each policy,  Tenant shall provide Landlord with
current certificates of insurance evidencing Tenant's insurance coverage for the
next twelve (12) months in compliance with Sections 13 and 14 hereof,  including
the  insurer's  agreement  pursuant  to  Subsection  13.4,  on forms which shall
neither disclaim the insurer's liability to the Landlord for reliance upon their
content,  nor permit the  insurer to alter the terms of the  insurance  coverage
without ten (10) days prior written notice to the Landlord. Tenant shall deliver
to Landlord a true and correct copy of Tenant's  original  hazard and  liability
insurance  policies  upon  receipt by Tenant,  but in no event later than thirty
(30) days after the date of  expiration  or  termination  of the Tenant's  prior
policy.

     13.4 NOTICES BY TENANT'S  INSURER.  Tenant  shall  obtain the  agreement of
Tenant's   insurers  to  notify  Landlord  at  least  ten  (10)  days  prior  to
cancellation,  expiration,  or material  modification of any insurance  coverage
required of Tenant pursuant to Sections 13 and 14 hereof.

     13.5 WAIVER  OF  LIABILITY.  Tenant  hereby  waives  any and all  rights of
recovery  against Landlord for or arising out of damage to or destruction of any
property of Tenant from causes then  included  under  standard fire and extended
coverage insurance policies or endorsement, and Tenant covenants and agrees with
Landlord  that it will obtain a waiver from the carrier of its  insurance on the
Premises releasing such carrier's subrogation rights as against Landlord.

         SECTION 14 - LIABILITY INSURANCE.
         ---------------------------------

     14.1 COMPREHENSIVE  GENERAL  LIABILITY.  Tenant shall,  at its own expense,
maintain a policy or policies of comprehensive general liability insurance, with
respect to its  activities on or about the Property,  with the premiums  thereon
paid for on or before due date,  issued by and binding upon an insurance company
licensed in the state where the Premises are located, approved by Landlord. Such
insurance  shall afford minimum  protection  not less than the Minimum  Coverage
specified in Subsection 1.14 hereof. Landlord and any other entity so designated
by Landlord,  and any holder of a lien  encumbering  the Property  designated to
Tenant by  Landlord,  shall be named as an  additional  insured  under  Tenant's
policy of comprehensive  general liability  insurance.  Not more frequently than
once every three (3) years Landlord may require that the Minimum Coverage is

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       21
<PAGE>

increased to an amount that is commercially reasonable for similar properties in
the general  geographic  area.  In  addition,  if any  institutionalized  lender
requires an increase in the per occurrence insurance coverage, the Tenant agrees
to provide said increase.

     14.2 NO  THEFT  INSURANCE.  Landlord  shall  not be  required  to  maintain
insurance against thefts within the Premises or on or about the Property.

         SECTION 15 - ASSUMPTION OF RISK.
         --------------------------------

     15.1 WAIVER  OF  LIABILITY.  Landlord  shall  not be  liable  to  Tenant or
Tenant's  customers,  licensees,  agents,  guests or employees for any injury or
damages  to its,  his or their  persons  or  property  by any cause  whatsoever,
including,  but not  limited to, acts or  omissions  of any other  tenant in the
Property,   construction  defects,  water,  rain,  sleet,  snow,  fire,  storms,
negligence  (specifically  including the Landlord's own negligence),  crimes and
intentional  torts and accidents,  breakage,  stoppage,  or leaks of gas, water,
heating,  sewer pipes, boilers,  wiring or plumbing, any equipment or apparatus,
or any other  defect in, on or about the Premises or the  Property,  unless such
injury  or  damages  are  caused  solely  by the  willful  misconduct  or  gross
negligence of Landlord.

     15.2 INDEMNIFICATION.  Tenant  expressly  assumes all  liability  for or on
account of any such  injury,  loss or damage  referred to in Section  15.1 above
(specifically  including  Landlord's  own  negligence),  and will at all  times,
indemnify,  defend,  and save Landlord  harmless from and against all liability,
damage,  or expense caused by or arising out of any such injury,  loss or damage
to persons or property  upon the Premises or the  Property,  including,  but not
limited to, costs and attorneys fees. Tenant's insurance, pursuant to Subsection
14.1 shall insure  against such  liability of Tenant,  but Tenant's  obligations
hereunder shall not be limited to the amount of such insurance.  If Tenant shall
cause or permit any Hazardous  Materials to be brought upon, kept, or used in or
about the  Property,  or if the presence of Hazardous  Materials in the Property
caused or permitted by Tenant results in  contamination  of the Property,  or if
contamination  of the Premises by Hazardous  Materials  otherwise  occurs as the
result of any action or inaction of Tenant, its agents, employees, customers, or
contractors,  then Tenant shall indemnify,  defend,  and hold Landlord  harmless
from and against  any and all  claims,  judgments,  damages,  penalties,  fines,
costs, liabilities or losses (including, without limitation, diminution in value
of the Premises and the Property,  damages for the loss or restriction on use of
any portion of the Premises or the  Property,  damages  arising from any adverse
impact on marketing of rentals in the  Premises and the  Property,  sums paid in
settlement of claims,  attorneys' fees,  consultant fees, and expert fees, costs
incurred  in  connection  with  any  investigation  of  site  conditions  or any
clean-up, remedial, removal, or restoration work required by any Federal, state,
or local  governmental  agency or political  subdivision)  which arise during or
after the Lease Term as a result of such  contamination.  Without  limiting  the
foregoing,  if the presence of any Hazardous Materials on the Property caused or
permitted by Tenant results in any  contamination of the Property,  Tenant shall
promptly  take all  actions  at its sole cost as are  necessary  to  return  the
Property to the condition  existing prior to the  introduction of such Hazardous
Material; provided that

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       22
<PAGE>

Landlord's approval of such action shall first be obtained, which approval shall
not be unreasonably  withheld so long as such actions would not potentially have
any  adverse  material  long term effect on the  Property.  All  provisions  for
indemnification  and cure  contained in this  Subsection  15.2 shall survive the
expiration or earlier termination of this Lease.

         SECTION 16 - CASUALTY DAMAGE.
         -----------------------------

     16.1 NOTICE.  If the Premises or any part thereof  shall be damaged by fire
or other casualty, Tenant shall give prompt written notice thereof to Landlord.

     16.2 LANDLORD'S  TERMINATION  RIGHT.  If the  Premises  shall be so damaged
that,  in  Landlord's  sole  opinion,  it shall not be  economical  to repair or
reconstruct  the damaged  Premises,  or in the event any mortgagee of Landlord's
should require that the insurance  proceeds payable as a result of a casualty to
the Property or the Premises be applied to the payment of the mortgage  debt, or
in the  event  of any  material  uninsured  loss to  Property  or the  Premises,
Landlord may, at its option, terminate this Lease by notifying Tenant in writing
of such  termination  within ninety (90) days after the date of such damage.  In
the event this Lease is terminated  by Landlord as provided in this  Subsection,
rent and all other sums due  hereunder  accruing  subsequent  to the date of the
casualty shall abate.

     16.3 LANDLORD'S  OBLIGATION  TO  REBUILD.  If  Landlord  does not  elect to
terminate  this Lease  pursuant to  Subsection  16.2,  Landlord and Tenant shall
commence  and proceed  with  reasonable  diligence  to restore  the  Premises to
substantially  the  same  condition  in which  it was  immediately  prior to the
happening of the casualty.  Landlord's  obligation to restore the Premises shall
not exceed the proceeds of insurance  actually  received by Landlord as a result
of such casualty and directly relating to the Premises.

     16.4 NO  BUSINESS  LOSS  DAMAGES.  Landlord  shall  not be  liable  for any
inconvenience  or  annoyance  to  Tenant or  injury  to the  business  of Tenant
resulting in any way from such damage or the repair  thereof.  There shall be no
abatement or  diminution  of rent on account of any such damage or repair unless
Landlord shall have terminated the Lease pursuant to Section 16.2 above.

         SECTION 17 - CONDEMNATION.
         --------------------------

     17.1 TAKING OF  PROPERTY OR  PREMISES.  If the whole or  substantially  the
whole of the  Property  or the  Premises  should  be  taken  for any  public  or
quasi-public  use, by right of eminent  domain or otherwise,  or if it should be
sold in lieu of condemnation (a "Taking"), then this Lease shall terminate as of
the  earlier of the date on which  physical  possession  of the  Property or the
Premises,  or such part  thereof as shall be taken,  is taken by the  condemning
authority, or the date title is vested in the condemning authority.

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       23
<PAGE>

     17.2 PARTIAL  TAKING.  If part of the Property,  but less than the whole or
substantially  the whole of the  Property or the Premises is thus taken or sold,
Landlord  (whether or not the Premises are affected  thereby) may terminate this
Lease  if  Landlord  determines,  in  Landlord's  reasonable  opinion,  that the
operation of the remaining Property would be unlawful or uneconomical, by giving
written notice thereof to Tenant,  in which event this Lease shall  terminate as
of the  earlier  of the date when  physical  possession  of such  portion of the
Property is taken by the  condemning  authority,  or the date title is vested in
the condemning authority. If any partial Taking of the Property shall be to such
an  extent  as  to  render  the  Permitted  Use  of  the  Premises  unlawful  or
uneconomical, then Tenant may terminate this Lease by written notice to Landlord
within thirty (30) days after such Taking.

     17.3 RENT  ADJUSTMENT.  If this  Lease is not so  terminated  upon any such
Taking, the Base Rent payable hereunder shall be diminished in proportion to the
portion of the Premises  taken or conveyed,  and Landlord  shall,  to the extent
Landlord  deems it to be  feasible,  restore the  Property  and the  Premises to
substantially its former  condition,  but in no event shall Landlord be required
to spend for such work any amount in excess of the amount  received  by Landlord
specifically  as  compensation  for such costs of restoration in the proceedings
related to the Taking.

     17.4 PROCEEDS.  All amounts awarded upon a taking of any part or all of the
Property or the  Premises,  shall  belong to  Landlord,  and Tenant shall not be
entitled to, and expressly waives all claim to, any such compensation.

     17.5 TENANT'S   BUSINESS   LOSSES.   Tenant  shall  be  entitled  to  claim
independently  against the condemning  authority any damages expressly referable
to Tenant's  business as the same may be permitted by law,  provided  such claim
shall not reduce any award payable to Landlord.

         SECTION 18 - EVENTS OF DEFAULT/REMEDIES.
         ----------------------------------------

     18.1 EVENTS OF DEFAULT BY TENANT.  The  happening of any one or more of the
following  listed events (Events of Default)  shall  constitute a breach of this
Lease by Tenant:  (a) the failure of Tenant to pay any rent or any other sums of
money due  hereunder  if such failure  shall  continue for a period of three (3)
days after  written  notice;  (b) the failure of Tenant to comply with any other
provision of this Lease or any other agreement  between Landlord and Tenant (all
of which terms,  provisions,  and covenants shall be deemed material) within ten
(10) days after written notice; provided,  however, that if the failure does not
pose a threat to the  health or safety of any  person  and if the  nature of the
failure is such that more than ten days would be reasonably required to cure the
failure,  then Tenant shall not be in default  provided that Tenant commences to
cure the default  within such ten-day period and  thereafter  Tenant  diligently
cures such failure or default within thirty (30) days after the written  notice,
and provided,  however,  that if the Tenant shall have failed to comply with any
provision  of this Lease on two (2) or more  occasions  within  any twelve  (12)
month period,  and if notice  thereof  shall have been provided by Landlord,  no
notice or opportunity  for cure shall be required with respect to any subsequent
noncompliance with the Lease; (c) the taking of the

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       24
<PAGE>

leasehold on execution or other process of law in any action against Tenant; (d)
the failure of Tenant to accept the Premises,  to promptly  move into,  complete
any tenant  improvements  to, take possession of, and to operate its business in
the Premises after the Commencement  Date, or if Tenant ceases to do business in
or abandons any  substantial  portion of the Premises,  other than on account of
force majeure;  (e) Tenant becoming insolvent or unable to pay its debts as they
become due, or Tenant's notice to Landlord that it anticipates either condition;
(f) the filing of any  bankruptcy  or similar  proceeding  by or against  Tenant
under any  applicable  law;  (g) the  appointment  of a receiver  or trustee for
Tenant's  leasehold interest in the Premises or for all or a substantial part of
the assets of Tenant;  (i) the death or dissolution  of the Tenant;  and (h) any
other act or  omission  designated  as an Event of  Default in this  Lease.  The
notices to Tenant required, and the opportunities for cure provided,  under this
Subsection 18.1 are the exclusive notice requirements and cure periods available
to Tenant for any breach of this Lease,  and Tenant  hereby  waives all other or
additional notice requirements,  cure periods, and rights of redemption imposed,
created, provided, or otherwise allowed by law.

     18.2 REMEDIES.  Upon the  occurrence  of any Event of  Default  by  Tenant,
whether  enumerated  in Subsection  18.1 or not,  other than an Event of Default
identified  in item (a) of  Subsection  18.1,  if Tenant  fails to cure any such
default within ten (10) days of written notice from Landlord (or such greater or
lessor  period  of time as shall be  specified  elsewhere  herein  for  Tenant's
compliance with specific duties or obligations),  or if the default is of such a
nature that it shall not be reasonably  possible to cure such default within ten
(10)  days  after  written  notice,  if Tenant  shall  fail to  commence  action
reasonably  calculated  to cure such default  within ten (10) days after written
notice from Landlord, or shall thereafter fail to pursue the cure of the default
to completion continuously and with diligence, Landlord shall have the option at
Landlord's  election then, or at any time thereafter,  to pursue any one or more
of the following remedies:

          (a)  Landlord may give Tenant written  notice of Landlord's  intention
to terminate  this Lease on the date of such notice or any later date  specified
therein,  whereupon all Tenant's right,  title and interest in and to this Lease
and the Premises  shall cease and this Lease shall be  terminated,  except as to
Tenant's  liability for rent, costs,  attorneys' fees, and other sums hereunder.
Thereupon, Landlord shall be entitled to recover all sums of unpaid rent through
the date of termination. Landlord shall also recover from Tenant, in one or more
actions,  all sums of rent coming due during that portion of the remaining Lease
Term (or any  applicable  extension or renewal  thereof) as they would have come
due under the terms of this  Lease,  on a  monthly  basis,  or at the  scheduled
expiration  of the said  Lease  Term (or any  applicable  extension  or  renewal
thereof),  or, at Landlord's  option,  to recover  against Tenant as damages for
loss of the bargain,  and not as a penalty,  an aggregate sum which, at the time
of such  termination  of this  Lease,  represents  the  excess,  if any,  of the
aggregate of the rent and all other sums payable by Tenant  hereunder that would
have accrued for the balance of the Lease Term (or any  applicable  extension or
renewal thereof) over the aggregate rental value of the Premises for the balance
of such Lease  Term (or any  applicable  extension  or  renewal  thereof),  both
discounted to present worth at the rate of six percent (6%) per annum, together

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       25
<PAGE>

with all costs of eviction,  removal, storage, repairs, and collection which may
be incurred by  Landlord.  In  determining  the  aggregate  rental  value of the
Premises,  actual or reasonably  estimated  expenses for brokerage  commissions,
legal expenses,  repair and tenant improvement costs, rent holidays, and periods
of lease-up vacancy shall be taken into account.

          (b)  Landlord may reenter and take  possession  of the Premises or any
part thereof,  and expel Tenant and those claiming through or under Tenant,  and
remove  the  effects of both or  either,  using  such force as may be  necessary
without being liable for prosecution  therefore,  without being deemed guilty of
any manner of  trespass,  and without  prejudice  to any remedies for arrears of
rent or preceding breaches of covenants or conditions.  Should Landlord elect to
re-enter as provided herein or pursuant to legal proceedings, Landlord may, from
time to time,  without  terminating  this Lease,  relet the Premises or any part
thereof in Landlord's or Tenant's name, but for the account of Tenant,  for such
term or terms  (which  may be  greater  or less  than  the  period  which  would
otherwise  have  constituted  the balance of the term of this Lease) and on such
conditions  and upon such  other  terms  (which  may  include,  but shall not be
limited to,  concessions of free Rent and alteration and repair of the Premises)
as Landlord, in its sole discretion, may determine, and Landlord may collect and
receive the rents  therefore.  Landlord shall in no way be responsible or liable
for any failure to relet the Premises,  or any part thereof,  or for any failure
to  collect  any  rent due upon  such  reletting.  No such  re-entry  or  taking
possession  of the  Premises by Landlord  shall be  construed  as an election on
Landlord's  part to  terminate  this  Lease  unless  a  written  notice  of such
intention is given to Tenant. No notice or lack thereof, from Landlord hereunder
or under a forcible entry and detainer  statute or similar law shall  constitute
an election by Landlord to terminate this Lease unless such notice  specifically
so states.  Landlord  reserves  the right  following  any such  re-entry  and/or
reletting to exercise its right to  terminate  this Lease by giving  Tenant such
written  notice,  in which event this Lease will  terminate as specified in said
notice.  In the event that Landlord does not elect to terminate this Lease,  but
on the  contrary,  elects  to take  possession  hereunder,  Tenant  shall pay to
Landlord: (i) the rent and other sums as herein provided, which would be payable
hereunder if such repossession had not occurred,  less (ii) the net proceeds, if
any, of any reletting of the Premises after deducting all Landlord's expenses in
connection  with  such  reletting,   including,  but  without  limitation,   all
repossession  costs,  brokerage  commissions,  legal expenses,  attorneys' fees,
expenses of employees,  alteration  and repair costs and expenses of preparation
for such  reletting.  If, in connection  with any reletting,  the new lease term
extends beyond the existing term, or the premises  covered thereby include other
premises not part of the  Premises,  a fair  apportionment  of the rent received
from such  reletting  and the  expenses  incurred  in  connection  therewith  as
provided above will be made in determining the net proceeds from such reletting.

          (c)  Landlord may enter upon the  Premises  and do whatever  Tenant is
obligated  to do under the  terms of this  Lease  (and  Tenant  shall  reimburse
Landlord  on demand  for any  expenses  which  Landlord  may incur in  effecting
compliance with Tenant's obligations under this Lease, and Landlord shall not be
liable for any damages  resulting to the Tenant from such action).

          (d)  Landlord  may  pursue  any  other  remedy  provided  by law or in
equity.

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       26
<PAGE>

          Upon the occurrence of an Event of Default  identified in subparagraph
(a)  in  Subsection  18.1,  Landlord  shall  immediately  have  the  option,  at
Landlord's  election to pursue any remedy set forth in subparagraphs (a) through
(d) of this Subsection 18.2 without notice to Tenant or any further  opportunity
to  cure.  If  Tenant  shall  commit  or allow to  occur  any  Event of  Default
identified in subparagraphs  (b) through (h) of Subsection 18.1 and Tenant shall
thereafter,  and within twelve (12) months of the prior Event of Default, commit
or allow to occur the same or any substantially  similar Event of Default,  then
the periods provided for Tenant to cure such later default shall be reduced from
ten (10) days to three  (3) days  after  written  notice.  The  notice to Tenant
required  under  this  Lease  are the  exclusive  notice  requirements  upon the
occurrence  of any  Event of  Default  by  Tenant,  and are in lieu of any other
notice requirements imposed by applicable law. Tenant hereby waives all other or
additional notice requirements imposed by law, specifically  including those set
forth in chapter 83 of the Florida Statutes.

     18.3 PERCENTAGE RENTS,  OPERATING EXPENSES,  AND BASE RENT ADJUSTMENTS UPON
DEFAULT.  In determining the rents due to Landlord under  Subsection 18.2 in the
Event of Default,  if Percentage  Rent shall have been paid or payable by Tenant
during  the two (2)  Lease  Years  prior  to the  Event  of  Default,  then  the
Percentage  Rent for the Lease  Year in which the Event of Default  shall  occur
shall  be  conclusively  presumed  to be equal to the  average  Percentage  Rent
payable with respect to the said two (2) preceding Lease Years.  For purposes of
Subsection  18.2, if at the time a calculation of sums due to the Landlord shall
be required,  the actual amounts of the Base Rent  adjustment  under  Subsection
5.6, or Tenant's share of Operating  Expenses  under Section 19, or both,  shall
not be  definitely  determinable  for any current or future  Lease Year or Lease
Years,  such  amounts  shall be  conclusively  presumed to equal the last amount
which was definitely determinable.

     18.4 EFFECT OF  TERMINATION.  Tenant agrees that upon the  occurrence of an
Event of Default,  and after notice from Landlord to Tenant in  accordance  with
the  provisions  of  Subsection  18.2 that the Landlord has elected to terminate
this Lease, each, every and all rights and claims of Tenant in and to this Lease
and the Premises shall immediately  terminate,  cease, and expire. Tenant agrees
that such termination  shall be deemed to have been in accordance with the terms
of the Lease  effective as of the date  specified  in such notice.  In the event
that the Tenant shall  thereafter  seek  protection  under any  provision of the
United States Bankruptcy Code, the Tenant shall have no interest in the Lease or
the Premises, no proceedings by the Landlord for recovery of physical possession
of the  Premises  shall be  subject  the  terms of any  automatic  stay  entered
incident  to the  filing  of such  petition  after  delivery  of such  notice of
termination,  and any  attempt  by the Tenant to assert  that the Lease,  or any
purported  interest  of the  Tenant  in or to the  Premises,  is an asset of the
Tenant, shall be conclusively  presumed to be made in bad faith and a fraud upon
the court.

     18.5 REMEDIES  CUMULATIVE.  All the  remedies  of  Landlord in the event of
Tenant  default  shall be cumulative  and, in addition,  Landlord may pursue any
other remedies permitted by law or in

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       27
<PAGE>

equity.  Forbearance  by Landlord to enforce one or more of the remedies upon an
Event of Default shall not constitute a waiver of such default.

     18.6 EVENT OF DEFAULT BY  LANDLORD.  If Tenant  asserts  that  Landlord has
failed to meet its  obligations  under this  Lease,  Tenant  shall give  written
notice  (Notice of  Default),  to Landlord  specifying  the  alleged  failure to
perform,  and Tenant shall send by certified mail, return receipt  requested,  a
copy of such Notice of Default to any mortgage holder  (provided that Tenant has
been previously  advised of the address of the mortgage holder, by Assignment of
Rents or  otherwise).  If  Landlord  shall not begin the cure of any  failure of
Landlord to meet its  obligations  under this Lease  within  thirty (30) days of
receipt of the Notice of Default, and thereafter pursue such cure to completion,
then Landlord  shall be in default.  If Landlord  shall have failed to begin and
pursue  the cure of such  failure  within  the time set  forth  above,  then the
mortgagees  shall have an additional  thirty (30) days within which to cure such
failure,  or if such  failure  cannot  be cured  within  that  time,  then  such
additional  time as may be  necessary  if  within  such  thirty  (30)  days  any
mortgagee has commenced  and is  diligently  pursuing the remedies  necessary to
cure such failure,  including,  but not limited to,  commencement of foreclosure
proceedings, if necessary, to effect such a cure, in which event the mortgagees,
as assignees of Landlord,  shall not be  considered  to be in default while such
remedies are being so  diligently  pursued.  Tenant  agrees,  as  bargained  for
consideration  for this Lease,  that unless and until Tenant shall have provided
each and every of the notices  specified in this Subsection 18.6, and unless and
until any and all times for cure set forth in this  Subsection  18.6  shall have
expired,  Landlord  shall not be deemed to have  breached,  or to be in  default
under,  any term or provision of this Lease,  or any  obligation  imposed by law
upon the  Landlord.  In no event  shall  Tenant have the right to  terminate  or
rescind  this  Lease as a result of  Landlord's  default as to any  covenant  or
agreement  contained in this Lease,  or as a result of the breach of any promise
or inducement hereof,  whether in this Lease or elsewhere.  Tenant hereby waives
all  remedies  of  self-help,   set-off,   termination,   rescission,   specific
performance, and injunctive relief, and hereby agrees that Tenant's remedies for
default  hereunder and for breach of any promise or inducement  shall be limited
to a suit for damages only.

         SECTION 19 - OPERATING EXPENSES.
         --------------------------------

     19.1 PAYMENTS OF  OPERATING  EXPENSES.  Tenant  shall pay to  Landlord,  as
additional rent, his proportionate  share of Landlord's  Operating  Expenses for
the  Property.  During the initial  calendar  year in the Lease Term,  and until
adjusted as provided  in  Subsection  19.2,  Tenant  shall pay to Landlord  each
month,  in  advance,  on the  first day of each  month,  the  Estimated  Monthly
Operating  Expenses  set forth in  Subsection  1.8 hereof.  When  actual  annual
Operating Expenses are determined, Landlord shall make the adjustments described
in  Subsection  19.3 to  reconcile  the sum of Tenant's  payments  of  Estimated
Monthly  Operating  Expenses for the year with Tenant's  proportionate  share of
actual Operating Expenses for the year.

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       28
<PAGE>

     19.2 CALCULATION OF ACTUAL OPERATING EXPENSES. On the first day of February
next after the  Commencement  Date and each subsequent  February 1st, or as soon
thereafter  as the necessary  information  can  reasonably be secured,  Landlord
shall  calculate the amount of actual  Operating  Expenses for the calendar year
immediately preceding. The actual Operating Expenses for the first calendar year
that the  Property is occupied by tenants  shall be  annualized  if such initial
occupancy occurs after the first day of January.  The actual Operating  Expenses
so determined shall be multiplied by the Operating Expense  Percentage set forth
in Subsection 1.16 hereof in determining Tenant's proportionate share. From time
to time Landlord, in its reasonable  discretion,  shall increase or decrease the
Estimated Monthly Operating  Expenses payable by Tenant so as to more accurately
reflect the actual Operating Expenses for the year, and upon providing notice to
Tenant of the  amount of the new  Estimated  Monthly  Operating  Expenses,  such
amount shall be the revised Estimated Monthly  Operating  Expenses  allocable to
the Premises until  subsequently  adjusted  hereunder.  Landlord agrees that for
purposes of determining the Tenant's actual share of Annual Operating  Expenses,
"Controllable  Expenses"  shall not increase at a greater  annual rate than five
percent (5%), compounded annually.  "Controllable Expenses" shall mean and refer
to those  items  of  Operating  Expenses  excluding  the  items  referred  to in
Subparagraphs (c), (d), and (e) of Subsection 19.4 hereof.

     19.3 ANNUAL  ADJUSTMENT.  At the time that the Landlord computes the actual
Operating  Expenses,  as provided in Subsection  19.2,  Landlord shall determine
what  adjustment,  if any, shall be required to reconcile the Estimated  Monthly
Operating   Expenses  paid  during  the  preceding  calendar  year  pursuant  to
Subsection 19.2 with the actual Operating  Expenses for such preceding  calendar
year.  If the  product  of  the  actual  Operating  Expenses  multiplied  by the
Operating  Expense  Percentage  shall  exceed the sum of the  Estimated  Monthly
Operating  Expenses  paid by Tenant for such  calendar  year,  Tenant  shall pay
Landlord within thirty (30) days of Landlord's  demand therefore an amount equal
to the amount of such  excess.  If the sum of the  Estimated  Monthly  Operating
Expenses  paid by Tenant  for such year shall  exceed the  product of the actual
Operating Expenses multiplied by the Operating Expense Percentage,  Tenant shall
be allowed a credit  against the next  installment or  installments  of rent and
Estimated  Monthly   Operating   Expenses  coming  due  equal  to  such  excess.
Appropriate  adjustment shall be made to all amounts  computed  pursuant to this
Subsection to reflect Tenant's  proportionate share of actual Operating Expenses
for any calendar year during which the entire Premises were not rented to Tenant
pursuant to this Lease.  The obligations of Landlord and Tenant pursuant to this
Subsection shall survive the expiration or prior  termination of this Lease. Any
amount which would otherwise be credited to rent by Landlord  hereunder shall be
refunded to Tenant if the Lease shall have expired,  after  deducting  therefrom
any other  amounts  which may be due to Landlord  from  Tenant.  Landlord,  upon
request,  shall deliver to Tenant, in reasonable detail, the materials that make
up the  actual  Operating  Expenses.  Tenant  shall have the right to audit said
materials at its own expense provided Tenant  furnished  Landlord sixty (60) day
written notice of its intention to audit said accounts.  The written notice must
be received by Landlord within sixty (60) days from the date Tenant receives the
aforementioned   materials  from  Landlord.  The  audit  must  be  conducted  at
Landlord's  office.  If the  Tenant  does not  request an audit

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       29
<PAGE>

and / or back up  materials  within  six (6)  months of  receipt  of the  actual
Operating Expenses,  then Tenant is deemed to have waived its right to audit the
actual Operating Expenses for that specific year. Landlord and Tenant agree that
any discrepancy in the Operating  Expenses that is discovered by an audit,  that
is within  four (4%)  percent  of the  actual  total  aggregate  expense  on the
Operating  Expenses,  shall be considered  an acceptable  margin of error and no
adjustment will be made between Landlord and Tenant.

     19.4 OPERATING EXPENSES.  It is intended that during the term of this Lease
the Base Rent shall be  absolutely  net to Landlord of all  expenses of Landlord
incident to the Property and this Lease.  "Operating  Expenses" shall mean those
items of cost and expense  paid or incurred  by, or on behalf of,  Landlord  for
management,  maintenance,  repairs,  replacements, and operation of the Property
and the  personal  property of Landlord  used in the  maintenance,  repair,  and
operation of the Property,  including,  but not limited to: (a) wages, salaries,
and  fees  along  with  related   employment  taxes,   insurance   benefits  and
reimbursable expenses; (b) all operation, management,  maintenance,  inspection,
repairs,  painting,  replacements,  upkeep and servicing of the Property and the
equipment  therein or thereon,  including all supplies,  equipment,  tools,  and
materials used therein and thereon and service contracts; (c) water, power, fuel
and other  utilities;  (d) premiums and other charges with respect to insurance;
(e) all taxes and assessments and governmental charges and fees imposed upon the
Property and any other property used therein (including, without limitation, any
ad  valorem  real  property  or  personal  property  taxes,  special  or general
assessments,  occupancy, gross receipts or rental taxes imposed upon and paid by
Landlord, but not income or franchise tax or any other taxes imposed or measured
by Landlord's income or profits unless the same is in lieu of real estate taxes,
and not sales or rental taxes on rent which  Landlord  separately  collects from
Tenant  pursuant to Subsection  5.5); (f) the reasonable  management fee paid to
any management company managing the Property for the Landlord,  provided that if
Landlord  self-manages  the  Property,  Landlord  shall be entitled to receive a
reasonable  management fee (provided that any management fee whether paid to any
management company or reserved by Landlord shall not exceed four percent (4%) of
gross rents received by Landlord from the Property); and (g) reasonable reserves
or expenditures for paving,  painting,  roofing, HVAC, and other similar capital
expenditures  made by  Landlord  for  necessary  replacements  to  maintain  the
Property in Building Standard Condition, not to exceed three percent (3%) of the
total Base Annual Rent from the entire Property, annually. In no event shall the
term  "Operating  Expenses"  include:

          1.   The  cost  of  any  repairs,  alterations,   additions,  changes,
               replacement  and other  items done to the  Property,  which under
               generally  accepted  accounting  principals,  are  classified  as
               capital expenditures or capital improvements.

          2.   Payments of  principal  and  interest  or other  finance or other
               finance charges,  made on any debt, including without limitation,
               and debt secured by a mortgage on the Property.

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       30
<PAGE>

          3.   Non-cash items, such as deductions or depreciation,  amortization
               of  debts  or  obsolescence  of the  Property,  equipment  or any
               improvements related hereto.

          4.   Leasing and/or brokerage  commissions,  attorney's  fees,  costs,
               disbursements  and other  expenses  incurred in  connection  with
               negotiations   of  leases  with   tenants  of  the   Property  or
               disbursements or litigation with any such parties.

          5.   Costs or  expenses  relating to another  tenant's  or  occupant's
               space which were  incurred in rendering any service or benefit to
               such  tenant  or  occupant  that  landlord  was not  required  to
               provide,  or were for a  service  or  benefit  in  excess  of the
               service or benefit  that  Landlord is required to provide  Tenant
               hereunder.

          6.   Income,  excess profits or franchise  taxes,  inheritance  taxes,
               transfer  taxes  and  fees or  other  such  taxes  imposed  on or
               measured  by the income of  Landlord  from the  operation  of the
               Property.

          7.   The cost,  of repairing or restoring  the  property,  or any part
               thereof,  that may be damaged or  destroyed  by any  casualty  or
               affected by condemnation awards are recovered or are adequate for
               such purpose.

          8.   All  costs,  concessions  (including,   without  limitation  rent
               abatement and construction  allowances) and expenses  incurred in
               leasing or  procuring  new  tenants  or  retaining  old  tenants,
               including, without limitation, advertising, printing supplies and
               promotional  expenses,   leasing  commissions  and  expenses  for
               preparation of leases or renovating space for new or old tenants,
               or in  enforcing  the terms of any lease of space in the Property
               or in connection with any change in the name of the Property.

          9.   The  cost  of  all  the  items,  goods  and  services,  including
               utilities  sold and supplied to tenants and the  occupants of the
               Property,  for which  Tenant,  occupant,  or other  third  party,
               including insurers, directly reimburses Landlord.

          10.  The cost of installing,  operating and  maintaining any specialty
               service, such as but not limited to, an observatory, broadcasting
               facility,  satellite dish  antennae,  luncheon club retail store,
               sundry  shop  newsstand,   car  wash,  concession,   athletic  or
               recreational club.

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       31
<PAGE>

          11.  Any  Payment  of or an  account  of fee (s) paid to any person or
               entity  in  connection  with the  termination  of any  management
               person,  entity,  consultant  or third party  retained to provide
               services to the Property.

          12.  Any  costs or  expenses  incurred  in  connection  with the sale,
               financing,  refinancing,  mortgaging,  syndicating  or  change of
               ownership  of the Property or any other part  thereof,  including
               without   limitation,   brokerage   commissions,   attorneys  and
               accountant's  fees,  closing  costs,  title  insurance  premiums,
               appraisals,  marketing  studies,  transfer  taxes,  "points"  and
               interest charges.

          13.  Any insurance premium to the extent that the Landlord is entitled
               to be  reimbursed  therefore  by any other tenant of the Property
               other than as a part of the Operating Expenses.

          14.  Any amount  paid as a penalty as a result of a willful  violation
               of Law by  Landlord  or  resulting  from  the  negligence  or the
               willful misconduct of any tenant of the Property.

          15.  All  Liabilities,  damages,  awards and  judgments  for injury or
               death  to  persons  and  for  property  damage  rising  from  the
               ownership  or  operation  of the  Property,  and all court costs,
               attorney's  fee's,  paralegal  fee's,  expert  witness  fees  and
               disbursements incurred in connection therewith.

          16.  The  cost of any  items  for  which  Landlord  is  reimbursed  by
               insurance or which is  otherwise  recovered  from third  parties,
               however  nothing  herein  shall  be  construed  to  exclude  from
               Operating  Expenses  any funds  expended to cover the  reasonable
               deductible under any policy of insurance maintained in connection
               with the Property.

          17.  Any cost or expense otherwise  constituting an Operating Expense,
               except for  management  fees  provided for in Section 19.4 of the
               Lease which is paid to any related party or affiliate of Landlord
               or any general partner of Landlord and which is in excess of what
               is reasonable for comparable service from an independent party of
               comparable experience and skill.

          18.  Any  payment  made  pursuant  to a lease or  similar  arrangement
               relating to any asset or other item, excluding replacement items,
               the  cost  of  which  if  the  same  were  purchased,   would  be
               depreciated  or amortized as capital  expenditure  in  accordance
               with generally accepted accounting  principals,

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       32
<PAGE>

               wheresuch  lease or other  arrangement  is essentially a financed
               purchase of such asset or item.

          19.  Charitable and political contributions of Landlord.

          20.  Salaries,  wages,  and  other  compensations  paid  (directly  or
               indirectly) to partners, officers,  directors,  shareholders,  or
               other  owners,  or  principals  of  Landlord  and  executives  of
               Landlords or those of its affiliates not  principally  engaged in
               performing services at the Property.

Tenant  shall  not be  required  to pay for any  reserves  as set  forth in item
19.4(g) in the  foregoing  paragraph at any time when the reserve is equal to or
greater than an amount equal to ten percent  (10%) of the total Base Annual Rent
received from the Property.  Should the reserves fall below ten (10%0 percent of
the total Base Annual Rent, then Landlord may collect additional reserves.

     19.5 NO  WAIVER.  Failure of  Landlord  to  furnish a  statement  of actual
Operating  Expenses or to give notice under  Subsection 19.2 or 19.3 in a timely
manner  shall not  prejudice or act as a waiver of  Landlord's  right to furnish
such  statement  or give such  notice at a  subsequent  time or to  collect  any
adjustments for any preceding  period.  Not more frequently than once each Lease
Year,  Tenant  shall be  entitled  to have an audit  of the  Operating  Expenses
performed,  and if any discrepancy  shall be revealed,  appropriate  adjustments
shall be made between Landlord and Tenant.

         SECTION 20 - PEACEFUL ENJOYMENT.
         --------------------------------

     Tenant shall,  and may  peacefully  enjoy the Premises  against all persons
claiming  by,  through or under  Landlord,  subject to the other  terms  hereof,
provided that Tenant pays the rent and other sums herein  required to be paid by
the Tenant and performs all of Tenant's covenants and agreements in this Lease.

         SECTION 21 - HOLDING OVER.
         --------------------------

     If Tenant holds over without Landlord's written consent after expiration or
other  termination of this Lease, or if Tenant  continues to occupy the Premises
after termination of Tenant's right of possession  pursuant to the provisions of
Subsection 18.2, Tenant shall be deemed to be a trespasser,  and shall be liable
to Landlord  for  damages  for such  holdover  throughout  the entire  hold-over
period, equal to double the Base Rent which would have been payable had the term
of this Lease  continued  through the period of such holding over by the Tenant.
No  possession  of the Premises by Tenant after this Lease shall have expired or
been  terminated  shall be  construed  to extend the term of this  Lease  unless
Landlord has consented to such possession in writing.

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       33
<PAGE>

         SECTION 22 - SUBORDINATION, ATTORNMENT, AND TENANT ESTOPPEL.
         ------------------------------------------------------------

     22.1 SUBORDINATION.  This Lease is and shall  continue  to be  subject  and
subordinate  to any first  mortgage,  whether  presently  existing or  hereafter
arising  upon the  Property or  Premises,  and to any  renewals,  modifications,
refinancing or extensions thereof.  This clause shall be self-operative,  and no
further instrument of subordination shall be required;  however, at any time and
from time to time Tenant shall execute any instrument  subordinating  this Lease
and  agreeing  to attorn to the holder of any such first  mortgage,  as Landlord
shall require,  provided  however that Tenant's  obligation  shall be contingent
upon said  lender  granting  Tenant a  non-disturbance  agreement  is a standard
commercially  reasonable form. The failure of Tenant to provide the complete and
executed instrument of subordination described herein within ten (10) days after
request by Landlord therefore shall constitute an Event of Default. In the event
a mortgage  encumbers the Property or the Premises on or before the Commencement
Date,  Landlord  shall provide to Tenant a  subordination,  non-disturbance  and
attornment  agreement  on the part of the  lender in a  commercially  reasonable
form.

     22.2 LANDLORD  ATTORNEY-IN-FACT.  If  Tenant  should  fail to  execute  any
subordination  or  other  agreement  required  by this  Subsection  promptly  as
requested,    Tenant   hereby   irrevocably    constitutes   Landlord   as   its
attorney-in-fact  to execute such instrument in Tenant's name,  place and stead,
it being  agreed  that  such  power is one  coupled  with an  interest,  but the
execution  of such  instrument  by  Landlord  shall not waive the breach of this
Lease occasioned by Tenant's failure to provide such an instrument.

     22.3 ESTOPPEL  LETTER.  Tenant agrees that it will from time to time,  upon
request by  Landlord,  execute  and deliver to such  persons as  Landlord  shall
designate  a  statement  in  recordable  form  certifying  that  this  Lease  is
unmodified  and in full force and  effect (or if there have been  modifications,
that the same is in full force and effect as so modified),  stating the dates to
which rent and other charges  payable  under this Lease have been paid,  stating
that  Landlord  is not in  default  hereunder  (or if Tenant  alleges a default,
stating the nature of such alleged default),  stating the amount of any security
deposit or advance rent held by Landlord under this Lease, providing that Tenant
shall be  estopped to deny any matter set forth in said  statement,  and further
stating  such other  matters as  Landlord,  or such  persons as  Landlord  shall
designate,  shall  reasonably  require.  The  failure of Tenant to  provide  the
complete  and executed  statement  described  herein  within ten (10) days after
request by Landlord therefore shall constitute an Event of Default.

     22.4 ATTORNMENT.  Tenant  shall,  in the event of the sale or assignment of
all  Landlord's  interest in the Property or Premises,  or in the event that any
proceedings  shall  be  brought  for the  foreclosure  of any  mortgage  made by
Landlord  covering the Property or the  Premises,  attorn to the  purchaser  and
recognize the purchaser as Landlord under this Lease.

     22.5 FINANCIAL  INFORMATION.  Tenant agrees that it will from time to time,
upon request by Landlord,  provide Landlord financial  statements and such other
documents and  information,  in such

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       34
<PAGE>

form as  Landlord  shall  direct,  as  Landlord  shall  require  as to  Tenant's
financial  condition,  and such  statements and other  documents and information
shall be  certified  to be correct by an officer of Tenant.  Landlord  agrees to
keep all such information  confidential,  and to use its best efforts to prevent
the disclosure of same to competitors of Tenant; provided,  however, that Tenant
expressly   authorizes   Landlord  to  disclose  all  such  information  to  any
prospective  purchaser of the Property or the Premises,  and to any  prospective
lender of Landlord  whose loan would be secured by an  assignment  of Landlord's
interest in this Lease, the rents hereunder, the Property, the Premises, or all,
or any  combination,  of the  above.  Tenant  agrees to provide  such  financial
statements and other  documents and information to Landlord within ten (10) days
after Landlord's request therefore.

         SECTION 23 - LANDLORD'S LIEN.
         -----------------------------

     23.1 GRANT OF LIEN.  Tenant  hereby  grants to Landlord a lien and security
interest  on all  property  of  Tenant  now or  hereafter  placed in or upon the
Premises,  and  such  property  shall be and  remain  subject  to such  lien and
security  interest of Landlord  for payment of all rent and other sums agreed to
be paid by Tenant herein.  Notwithstanding  the foregoing,  the Landlord  agrees
that its lien shall be  subordinate  to the lien from any  lending  institution,
supplier,  or  leasing  company,  if  the  security  interest  of  such  lending
institution,   supplier  or  leasing  company  has  its  origin  a  commercially
reasonable  arms-length  transaction,  whereby Tenant  acquired such  equipment,
furniture,  or other tangible personal property. Upon written request by Tenant,
Landlord  shall  execute  a  subordination   agreement,   consistent  with,  and
confirming the foregoing.

     23.2 SECURITY AGREEMENT. The provisions of this subsection relating to such
lien and  security  interest  shall  constitute a security  agreement  under and
subject to the Uniform  Commercial Code of the State of Florida so that Landlord
shall have and may enforce a security  interest on all property of Tenant now or
hereafter  placed in or on the  Premises,  in addition to and  cumulative of the
Landlord's liens and rights provided by law or by the other terms and provisions
of this Lease.

     23.3 FINANCING  STATEMENTS.   Tenant  agrees  to  execute  as  debtor  such
financing  statement or statements and such other  documents as Landlord may now
or hereafter request in order to protect or further perfect Landlord's  security
interest.  Notwithstanding  the above,  Landlord shall neither sell nor withhold
Tenant's business records from Tenant.

         SECTION 24 - ATTORNEYS' FEES.
         -----------------------------

          Tenant will pay upon  demand,  as  additional  rent in addition to the
rents and other sums agreed to be paid hereunder, all collection and court costs
incurred by Landlord, and Landlord's reasonable attorneys' fees incurred for the
collection of unpaid rents, or the  enforcement,  defense or  interpretation  of
Landlord's rights under this Lease. Such fees and costs shall be due and payable
to Landlord,  if Landlord  prevails in such litigation,  at trial, on appeal, in
bankruptcy   proceedings,   and  in  post-judgment   collection  or  enforcement
proceedings,  including  costs and attorneys fees incurred in

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       35
<PAGE>

establishing  and  recovering  costs and  attorney's  fees,  whether in the main
action or in a separate  action  brought  solely for  recovery of such costs and
attorneys fees. Any judgment  entered in any such suit,  action,  or proceedings
shall provide for the retention of jurisdiction  for the award of all Landlord's
post-judgment  costs and  attorneys  fees.  Landlord  shall also be  entitled to
recover from Tenant  reasonable  attorney's fees and costs incurred  incident to
the  preparation  or review of documents or  materials  in  connection  with any
proposed  assignment and subletting by Tenant,  any financing by Tenant,  or any
modification or amendment to this Lease.

         SECTION 25 - NO IMPLIED WAIVER.
         -------------------------------

     25.1 NO  WAIVER.  The  failure of  Landlord  to insist at any time upon the
strict  performance  of any  covenant or  agreement  or to exercise  any option,
right,  power or remedy  contained  in this Lease  shall not be  construed  as a
waiver or a relinquishment thereof for the future.

     25.2 PARTIAL  PAYMENTS.  No payment by Tenant or receipt by  Landlord  of a
lesser  amount than the entire  amount  claimed by Landlord to be due under this
Lease  shall be deemed to be other than a partial  payment.  No  endorsement  or
statement on any check or any letter  accompanying any check or payment shall be
deemed an accord and satisfaction, and Landlord may accept such check or payment
without waiving  Landlord's right to collect the entire amount claimed to be due
and owing to  Landlord,  or pursue any other remedy  provided in this Lease.  No
acceptance  of any  payment  of rent or other sum shall  constitute  a waiver by
Landlord  of any other  default  or breach on the part of  Tenant,  or  preclude
Landlord  from  exercising  any rights it may have on account of such default or
breach.

         SECTION 26 - PERSONAL LIABILITY OF LANDLORD.
         --------------------------------------------

          The liability of Landlord to Tenant for any default by Landlord  under
this Lease shall be limited to the  interest of  Landlord in the  Premises,  and
Tenant  agrees to look solely to  Landlord's  interest in the  Premises  (or the
proceeds  thereof) for the recovery of any judgment from the Landlord,  it being
intended  that  Landlord  shall not be  personally  liable for any  judgment  or
deficiency.

         SECTION 27 - SECURITY DEPOSIT. INTENTIONALLY DELETED
         ----------------------------------------------------

         SECTION 28 - FORCE MAJEURE.
         ---------------------------

          Whenever a period of time is herein  prescribed  for the taking of any
action by Landlord,  Landlord shall not be liable or responsible  for, and there
shall be excluded from the computation of such period of time, any delays due to
strikes, riots, acts of God, shortages of labor or materials,  war, governmental
laws,  regulations or restrictions,  lending  institution  requirements,  or any
other cause  whatsoever  beyond the control of Landlord.  Landlord  shall not be
liable to Tenant, Tenant's employees,  agents, customers,  guests, licensees, or
invitees for any loss or damage to any

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       36
<PAGE>

property  or  person  occasioned  by  theft,  fire,  act of God,  public  enemy,
injunction, riot, strike, insurrection,  war, court order, requisition, or order
of  governmental  body or  authority or by any other cause beyond the control of
Landlord.  Nor shall Landlord be liable for any damage or  inconvenience,  which
may arise through repair or alterations of any part of the Property or Premises.

         SECTION 29 - RELATIONSHIP OF PARTIES.
         -------------------------------------

          Nothing  contained  in this Lease shall be deemed or  construed by the
parties  hereto,  nor by any  third  party,  as  creating  the  relationship  of
principal and agent or of partnership or of joint venture  between  Landlord and
Tenant, it being understood and agreed that neither the method of computation of
rent,  nor any other  provision  contained  herein,  nor any acts of the parties
herein  shall be deemed to create any  relationship  between the parties  hereto
other than the relationship of Landlord and Tenant.

         SECTION 30 - UTILITIES.
         -----------------------

          The  Tenant  shall,  at its own  cost  and  expense,  pay all  charges
(together  with any  applicable  taxes or  assessments  thereon)  for  utilities
serving the Premises.  Such utilities  shall  include,  without  limitation,  as
applicable,  water,  gas,  electricity,  air conditioning,  heat, sewer,  refuse
collection,  telephones,  and any other  utility  charges  or  similar  items in
connection with the use or occupancy of the Premises. If any utilities shall not
be separately metered to the Premises by the applicable  utility,  Tenant may be
billed  monthly by Landlord  for  Tenant's  share of such  utility  service,  as
determined  by  Landlord,  in addition to Tenant's  monthly  Operating  Expenses
pursuant to Section 19 hereof.  Payment shall be due and payable upon receipt of
the billing by Tenant.

         SECTION 31 - MISCELLANEOUS.
         ---------------------------

     31.1 SEVERABILITY.  If  any  term  or  provision  of  this  Lease,  or  the
application  thereof to any person or  circumstance  shall,  to any  extent,  be
invalid or unenforceable, the remainder of this Lease or the application of such
term or provision to the persons or  circumstances  other than those as to which
it is held invalid or  unenforceable,  shall not be affected  thereby,  and each
term and  provision  of this Lease  shall be valid and  enforced  to the fullest
extent permitted by law.

     31.2 RECORDATION.  Tenant  agrees not to record this Lease but Landlord may
record this Lease at its sole discretion. The parties shall execute a memorandum
of lease,  which  Landlord  shall record in the Public Records of Orange County,
Florida. The memorandum shall identify the Premises, the parties and the term of
the Lease,  and shall contain any notices relating to construction or mechanics'
lien law, as Landlord  desires.  Tenant waives the right to file a notice of lis
pendens against the Property, the Premises, and any interest therein or any part
thereof.  The filing of a notice of lis pendens by or on behalf of Tenant  shall
be an event of  default by Tenant,  for which no notice or  opportunity  to cure
shall be provided, notwithstanding any contrary provision of this Lease.

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       37
<PAGE>

     31.3 GOVERNING  LAW.  This  Lease and the  rights  and  obligations  of the
parties hereto are governed by the laws of the State of Florida.

     31.4 TIME OF PERFORMANCE.  Except as expressly  otherwise  herein provided,
time is of the essence of this Lease.

     31.5 TRANSFERS BY LANDLORD.  Landlord  shall have the right to transfer and
assign, in whole or in part, all its rights and obligations hereunder and in the
Property  and the Premises  referred to herein,  and in such event and upon such
transfer, Landlord shall be released from any further obligations hereunder, and
Tenant  agrees to look solely to such  successor in interest of Landlord for the
performance of such obligations accruing after such transfer.

     31.6 BROKER.  Tenant  represents  that  Tenant  has not dealt with any real
estate broker, sales person, finder, or any other person who may be entitled, or
claim to be entitled to a commission in connection  with this Lease,  except the
Brokers  identified in Subsection 1.4 hereof, and no such other person initiated
or  participated  in the  negotiation  of this Lease,  or showed the Premises or
Property to Tenant.  Tenant agrees to indemnify and hold harmless  Landlord from
and against any liabilities and claims for commissions and fees arising out of a
breach of the foregoing representation.

     31.7 EFFECT OF  DELIVERY OF THIS LEASE.  Landlord  has  delivered a copy of
this Lease to Tenant for Tenant's  review only, and the delivery hereof does not
constitute  an offer to Tenant or an option to lease.  This  Lease  shall not be
effective  unless  and until a copy  executed  by both  Landlord  and  Tenant is
delivered to and accepted by Landlord.

     31.8 SECTION  HEADINGS.  The section or  subsection  headings  are used for
convenience  of reference  only and do not define,  limit or extend the scope or
intent of the paragraphs.

     31.9 DEFINITIONS.  The  definitions  set forth in Section 1 are hereby made
part of this Lease.

     31.10 EXHIBITS. The following exhibits are attached hereto and incorporated
herein and made a part of this Lease for all purposes:

            EXHIBIT NUMBER                     DESCRIPTION
            --------------                     -----------

            Exhibit "A"                        Property Legal Description
            Exhibit "B"                        Preliminary Site Plan
            Exhibit "C"                        Development Agreement
            Exhibit "D"                        Work Schedule

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       38
<PAGE>

            Exhibit "E"                        Timeshare Lease Agreement
            Exhibit "F"                        Sign Schedule
            Exhibit "G"                        Restricted Uses
            Exhibit "H"                        Building Rules
            Exhibit "I"                        Utilities
            Exhibit "J"                        Pad

     31.11 NOTICES. The Tenant shall pay the rent and shall  forward all notices
to Landlord at 5728 Major Boulevard.,  Suite 174, Orlando,  FL 32819, or at such
other place as Landlord may hereafter  designate in writing.  The Landlord shall
forward all notices to Tenant at the  address of Tenant  indicated  on the first
page  hereof.  Any notice  provided  for in this Lease  must,  unless  otherwise
expressly  provided herein, be in writing,  and may, unless otherwise  expressly
provided,  be given or be served by  depositing  the same in the  United  States
mail, postage pre-paid,  registered or certified,  and addressed to the party to
be notified, with return receipt requested, or by delivering the same, in person
or by Federal Express or other nationally  recognized  courier service,  to such
address.  Any  notice to  Tenant  delivered  to the  Premises  or other  address
specified  for the  Tenant  shall be  complete  when  delivered  to any agent or
employee  of  Tenant  therein.  Notice  deposited  in the  mail  in  the  manner
hereinabove  indicated  shall be  effective  upon  receipt,  unless such mail is
unclaimed,  refused,  rejected,  or undeliverable due to a change of address, in
which event notice  shall be effective  five (5) days after the date of mailing.
Notice sent by Federal Express or other nationally recognized courier service in
the manner  hereinabove  indicated shall be effective upon receipt,  unless such
notice is unclaimed,  refused,  rejected,  or  undeliverable  due to a change of
address,  in which event notice shall be effective on the date delivery is first
attempted, as set forth on the records of the courier service.

     31.12 INTEREST. Interest  at the highest  contract  rate  allowable  by law
shall accrue upon all sums due Landlord from Tenant,  whether rent or otherwise,
from the date that each such sum shall be due and payable to  Landlord  until it
shall be paid in full.

     31.13 APPLICATION  OF   PAYMENTS.   Tenant   waives  the  right  to  direct
application  of payments due  hereunder,  and  Landlord  shall have the right to
apply any payment  hereunder  made to any sum then claimed by Landlord to be due
and owing by  Tenant,  whether  Tenant  shall  have  specifically  directed  the
application of such payment or not.

     31.14 AUTHORITY OF REPRESENTATIVES. Tenant and the individuals signing this
Lease on its behalf  represent to Landlord that the  individual  or  individuals
executing  this Lease is or are authorized to do so by the board of directors of
Tenant, if Tenant shall be a corporation, and by the partners or other governing
body or persons,  if not a  corporation,  and that the execution and delivery of
this Lease is legal, valid, and binding upon Tenant.

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       39
<PAGE>

     31.15 NUMBER AND GENDER.  Whenever used herein,  the singular  number shall
include the plural and the plural shall  include the singular and the use of one
gender shall include all genders.  Any  individuals  identified as Tenant herein
shall be  jointly  and  severally  liable for the  performance  by Tenant of all
Tenant's obligations hereunder,  and any notice provided to one shall constitute
notice to all.

     31.16 AMENDMENT AND ENTIRE AGREEMENT.  The provisions of this Lease and the
attached Exhibits,  constitute the entire agreement between Landlord and Tenant,
and  supersede  and revoke all prior  agreements,  representations,  warranties,
negotiations,  promises,  covenants,  agreements,  assurances,   understandings,
brochures,  letters of intent, and information conveyed or provided,  between or
among the parties concerning the Premises,  the Property,  or the obligations of
any party hereunder, whether oral or written ("Representations and Agreements").
There are no other Representations and Agreements which are not set forth herein
between the parties, or their respective  representatives,  or any other person,
including,  without limitation,  the Broker, if any, purporting to represent the
Landlord or the Tenant. The Tenant  acknowledges that it has not been induced to
enter into this Lease by any  Representations  and  Agreements  not set forth in
this Lease, it has not relied upon any such  Representations and Agreements,  no
such  Representations  and  Agreements  shall be used in the  interpretation  or
construction  of this Lease,  and the Landlord  shall have no liability  for any
consequences  arising as a result of any such  Representations  and  Agreements.
This Lease may only be modified or amended by an agreement  in writing  executed
by the parties hereto.

     31.17  DUPLICATE  ORIGINALS.  This Lease may be executed in duplicate,  and
each such executed duplicate shall constitute an original.

     31.18 LATE  PAYMENTS AND RETURNED  CHECKS.  If any payment of rent or other
sums due  hereunder  from Tenant  shall not be made to Landlord  within five (5)
days of the due date fixed in this Lease,  then for each such occurrence  Tenant
shall pay to Landlord an  additional  sum equal to five percent (5%) of the late
payment.  If any check,  draft or money order presented by Tenant to Landlord in
payment of rent or other sums due  hereunder  shall not be honored  and shall be
returned,  whether  for  insufficient  funds or  otherwise,  then for each  such
occurrence  Tenant shall pay to Landlord an additional  sum equal to One Hundred
And No/100 Dollars ($100). The above amounts shall be payable in addition to all
other amounts which may be due by Tenant  hereunder,  and the Landlord's  rights
thereto shall be in addition to all other  remedies it may have  hereunder.  The
above amounts shall constitute  agreed  liquidated  damages for Landlord for its
expense and  inconvenience  incurred by reason of such late payments or returned
checks,  the amounts of which may be impossible to determine  with  specificity,
and shall not be a penalty.

     31.19 RIGHT TO DEDICATE TO OR VACATE CONDOMINIUM.  Landlord,  and any other
owner of the  Property,  shall  have the  right to  dedicate  all or part of the
Property,  including  the  Premises,  to  condominium  ownership,  or to  impose
restrictive covenants upon all or part of the Property, or to

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       40
<PAGE>

vacate any declaration of condominium,  or restrictive  covenants  affecting the
Property.  Tenant's  right  in  and to  the  Premises  and  the  Property  shall
automatically  be subordinate to any dedication of condominium or declaration of
restrictive  covenants  now or  hereafter  imposed by Landlord  or such  owners,
provided  that nothing  therein  shall  prohibit the use of the Premises for its
Permitted  Use for so long as Tenant shall not be in default  hereunder.  Tenant
agrees that the execution hereof shall be its written subordination agreement or
consent to vacation;  however,  Tenant  further  agrees that it shall  execute a
separate written  subordination  agreement or consent to vacation evidencing the
agreements  of this  subsection  within  five (5) days after  written  demand by
Landlord.

     31.20  SHOPPING  CENTER  LEASE.  This is a  Lease  of  real  property  in a
"Shopping  Center"  within the meaning of Section 365 (b) (3) of the  Bankruptcy
Code, 11 USC Section 365 (b) (3).

     31.21  CONSTRUCTION.  Landlord  and Tenant agree that the terms hereof were
negotiated  by and between the  parties,  that both parties may be viewed as the
drafters of this Lease,  and that  ambiguities  shall not be  construed  against
either party as the drafter.

     31.22 WAIVER OF JURY TRIAL.  Landlord and Tenant hereby  mutually waive any
and all  rights  which any one of them may have to  request a jury  trial in any
proceeding at law or in equity in any court of competent  jurisdiction  relating
to, or arising out of, or in connection  with any rights or obligations  created
under the terms of this Lease Agreement or the relationship between Landlord and
Tenant created hereunder and by operation of law.

     31.23 ADDENDA.  One or more Addenda may be attached hereto, and if executed
and  attached  to this  Lease,  shall  supersede  and  control  any  conflicting
provisions of this Lease.

         SECTION 32   [DELETED INTENTIONALLY]

         SECTION 33 - RENEWAL.
         ---------------------

          Provided  that the Tenant shall not be in default in any of the terms,
covenants and conditions of this Lease,  Landlord  agrees that Tenant shall have
the right and option to renew the term of this Lease for the Renewal Terms.  The
first such renewal term, if exercised, shall commence upon the expiration of the
Lease Term. Each subsequent Renewal Term, if exercised,  shall commence upon the
expiration  of the  preceding  Renewal  Term. In order to exercise the option to
renew the term of this  Lease  for the  first  Renewal  Term,  Tenant  must give
Landlord  written  notice of its  intention  to do so not less than one  hundred
eighty  (180)  days  prior to the  expiration  of the  Lease  Term.  In order to
exercise each subsequent  Renewal Term option,  Tenant must have first exercised
each prior option to renew and, in addition,  must give Landlord  written notice
of its intention to exercise such  subsequent  Renewal Term option not less than
one hundred eighty (180) days prior to the  expiration of the preceding  Renewal
Term.  In the event that Tenant fails to deliver said written  notice of renewal
to the Landlord, as specified hereinabove, then the option granted Tenant

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       41
<PAGE>

hereunder  to renew this  Lease  shall  terminate  and be null and void and this
Lease shall  terminate on the last day of the Lease Term,  or on the last day of
the last properly  exercised  Renewal Term,  whichever  shall be applicable.  In
interpreting  the Lease Agreement during any Renewal Term as to which the Tenant
shall have properly exercised its renewal option,  those provisions of the Lease
Agreement which make reference to the Lease Term shall be interpreted, where the
context  shall so permit,  to mean and include the Renewal Term as to which such
renewal option shall have been exercised,  provided that under no  circumstances
shall this be construed to provide  Tenant more than the number of Renewal Terms
set forth in  Subsection  1.20  hereof.  During each  Renewal Term the rights of
Landlord and Tenant shall be governed by the terms and  conditions of this Lease
Agreement,  and during the Renewal  Terms the Base Rent  specified in Subsection
1.3 of the Lease  Agreement,  and  Percentage  Rent shall  continue to be due to
Landlord as provided in Subsection 5.7 of the Lease Agreement.

[LANDLORD'S INITIALS ______]                          [TENANT'S INITIALS ______]

                                       42
<PAGE>

     IN  WITNESS  WHEREOF,  Landlord  and  Tenant  have  executed  this Lease in
multiple original counterparts as of the day and year first above written.

                                        "LANDLORD"

SIGNED, SEALED AND DELIVERED            E.D.I. II INVESTMENTS, INC., A FLORIDA
IN THE PRESENCE OF:                     CORPORATION

___________________________________     BY:_________________________________
(_________________________________)        MOHAMMED DIAB
    PRINT NAME BELOW SIGNATURE             AS ITS: VICE PRESIDENT

___________________________________
(_________________________________)
    PRINT NAME BELOW SIGNATURE

                                        "TENANT"

                                        FAMILY STEAK HOUSES OF FLORIDA, INC.,
                                        A FLORIDA CORPORATION, D/B/A RYAN'S
                                        GRILL, BUFFET & BAKERY

__________________________________      BY:_________________________________
(_________________________________)        EDWARD B. ALEXANDER
    PRINT NAME BELOW SIGNATURE             AS ITS: CHIEF FINANCIAL OFFICER

___________________________________
(_________________________________)
    PRINT NAME BELOW SIGNATURE

                                       43
<PAGE>

                                LEGAL DESCRIPTION
                                -----------------

Lots 4 and 5, Florida Center Unit 21, as recorded in Plat book 7, Page 82 of the
Public  Records of Orange  County,  Florida,  less the Northerly 8 feet for Road
right-of-Way of International Drive.

                                   EXHIBIT "A"

                                       44
<PAGE>

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00042-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00042-of-00352.parquet"}]]