Document:

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                                                                   Exhibit 10.40

                              BUSINESS PARK LEASE
                              -------------------

                                  ARTICLE ONE
                            BASIC LEASE PROVISIONS
                            ----------------------

Date:                       September 1, 2000

Landlord:                   d/b/a Wilshire Square

Address of Landlord:        Wilshire Square
                            7912 East 31/st/ Court, Suite 200
                            Tulsa, Oklahoma 74145-1346

Tenant:                     IDS Engineering, Inc.

Address of Tenant:          600 Century Drive, Building 140
                            Houston, Texas 77073

Address of Tenant
at Wilshire Square:         11008 East 51/st/ Street (5,400 Square Feet)
                            11004 East 51/st/ Street (2,700 Square Feet)
                            Tulsa, Oklahoma  74146

Tenant's Trade Name:          IDS Engineering, Inc.

Size of Leased Premises:    One Story Business Location containing
                            approximately 8,100 square feet
                                          -----
                            of ground area.                          (Article 2)

Use of Premises by Tenant:  Engineering Office                       (Article 4)

Lease Term:                 36 Lease Months                          (Article 3)
                            --

Commencement Date:          September 1, 2000*                       (Article 3)

Ending Date:                August 31, 2003*                         (Article 3)

Rental:
1.    Minimum Rental:       $161,352.00 for the term of the Lease
                            -----------
                            payable in equal monthly installments of
                            $  4,482.00 subject to adjustment with
                            -----------
                            the first month's installment
                            due at the execution of the Lease.       (Article 5)

2.    Additional Rental:    $  4,050.00  Common Area Fee for the
                            -----------
                            first year of the Lease payable in equal
                            monthly installments of $ 337.50
                                                    --------
                            subject to adjustment.                   (Article 6)

Security Deposit:           $ 2,925.00 transferred from lease dated
                              ----------
                            February 8, 1999.

Guarantor:                  None

Broker:                     CB Richard Ellis/Oklahoma -
                            Matt Klimisch/William H. Mizener

Expiration of Offer Date:   August 15, 2000                       (Article 24.1)

*Expiration of Existing Lease:  Upon its execution by all parties, this Lease
 ----------------------------
dated March 15, 2000 shall replace the current lease in force dated February 8,
1999.  Further, this Lease shall commence August 1, 2000 or sooner if mutually
agreed to by the parties and the lease dated February 8, 1999 shall terminate
without penalty at that time and, in addition, this Lease shall terminate and
replace a second lease dated March 15, 2000 for the same 8,100 square feet from
August 1, 2000 to September, 2000.

Note:  Landlord will place all mechanical systems in working order at 11004 East
51/st/.
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1.1  Each reference in this Business Park Lease (herein sometimes called
     "Lease") to any of the Basic Lease Provisions contained about shall be
     deemed and construed to incorporate all of the terms provided under each
     such Basic Lease Provision.

1.2  The exhibits enumerated in this Section and attached to this Lease are
     incorporated in this Lease by reference and are to be construed as part of
     this Lease.

          Exhibit "A"   -    Plot Plan of the Business Park
          Exhibit "B"   -    Legal Description of the Business Park
          Exhibit "C"   -    Description of Landlord's Work
          Exhibit "D"   -    Changes, Alterations and Modifications
          Exhibit "E"   -    Signage Specifications
          Exhibit "F"   -    Rules and Regulations

                                  ARTICLE TWO
                      PREMISES, IMPROVEMENTS, POSSESSION
                      ----------------------------------

2.1  The Leased Premises consist of a one-story space having square footage set
     out in Article One. The Premises are shown and outlined in red on the
     drawing identified as Exhibit "A", which is attached hereto and made a part
     hereof. The Premises are located within a portion of the Business Park
     buildings (the "Building") and upon a portion of certain real property (the
     "Property") situated in the City of Tulsa, Tulsa County, Oklahoma, which
     said real property is more particularly bounded and described in Exhibit
     "B", hereto annexed and made a part hereof. Should there exist a
     discrepancy between the exact dimensions of the Premises, as set forth on
     Exhibit "A", and the locations of the boundary walls of the Premises, as
     finally constructed, the actual physical location of the boundary walls
     shall control. In addition to the leased Premises, Tenant is hereby granted
     a license (the "License") for the non-exclusive use, in connection with the
     Tenant's permitted uses of the Premises, in common with Landlord and other
     licensees of Landlord, of the parking areas, roadways, service areas and
     sidewalks constructed on the Property as indicated approximately on said
     Exhibit "A". Said License shall be limited to the use for which such areas
     are intended and shall be subject to such reasonable rules and regulations
     as the Landlord may prescribe, from time to time, for the common benefit of
     Landlord and its licensees and of Tenant and other tenants of the Property.

2.2  Landlord shall deliver possession of the Premises to Tenant, and Tenant
     shall accept the Premises from Landlord, in their present condition as of
     the date hereof; provided, however, prior to delivery of possession of the
     Premises to Tenant, Landlord shall have made such repairs and improvements
     and shall, at Landlord's sole cost and expense, have substantially
     performed such work and installation of improvements to the Premises as are
     set forth as "Landlord's Work" in Exhibit "C", annexed hereto and made a
     part hereof. Any and all improvements to the Premises for the use of
     Tenant, other than Landlord's Work, shall be performed at Tenant's sole
     cost and expense, in accordance with Article Twenty-Two herein below
     contained.

2.3  In the event of any disagreement of dispute between Landlord and Tenant
     with reference to work to be performed with respect to the Premises
     pursuant to Exhibits "C" or "D", or with respect to whether or not the
     Premises are available for Tenant's modifications or Tenant's occupancy,
     the certification in writing upon an approved AIA form, of Landlord's
     supervising architect, Holmes and Bjornberg Architects, shall be conclusive
     and binding upon the parties hereto.

                                 ARTICLE THREE
                             TERM AND TERMINATION
                             --------------------

3.1  Landlord does hereby lease, let and demise the Premises to Tenant for the
     term specified in Article One above. Subject to the provisions hereof
     relating to making the Premises ready for occupancy, the Commencement Date
     and Ending Date shall be as specified in Article One.

3.2  Landlord agrees to exercise due diligence in making the Premises available
     for Tenant's use and occupancy and to deliver the Premises to Tenant not
     later than the

                                       2
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     Commencement Date specified in Article One above. However, should Landlord
     be unable to complete said Premises by said date, which delay in completion
     is due to any occurrence or eventuality outside the direct control of
     Landlord, the date of delivery of the Premises to Tenant shall be extended
     until such time as Landlord is able to substantially complete the Premises
     and the Commencement Date and Ending Date of the term of this Lease shall
     be adjusted to take into account the delay in making the premises available
     for Tenant's use and occupancy. Tenant agrees that no such delay shall be
     grounds for cancellation or alteration of the terms and conditions of this
     Lease unless such delay exceeds 45 days. In the event of any delay in
                                     -------
     delivery of the Premises to Tenant, Landlord shall not be subject to any
     liability for failure to give possession after said date. Tenant shall have
     thirty days after taking possession to notify Landlord of any deficiencies
     in the Premises. Failure of Tenant to so notify Landlord shall be
     conclusive evidence that the Premises were in good order and satisfactory
     condition when Tenant took possession, unless otherwise agreed in writing.

3.3  This Lease and the tenancy herein created shall cease and terminate at the
     end of the lease term set forth above or at the end of any period of
     extension or renewal as provided by written extension agreement or as
     otherwise provided herein without the necessity of any notice from either
     Landlord or Tenant to terminate the same. The Tenant hereby waives notice
     to vacate the Premises and agrees that Landlord shall be entitled to the
     benefit of all provisions of law respecting the summary recovery of
     possession of Premises from Tenant holding over without the consent of
     Landlord to the same extend as if a notice had been given. In the event
     Tenant holds over and beyond the term of this Lease, for any reason,
     without the express written consent of Landlord, Tenant shall be deemed a
     "hold over tenant" in violation of the terms of this Lease, and shall be
     subject to all covenants and conditions of this Lease Agreement, except
     however, that the minimum monthly rental installment during each month, or
     fractional part thereof, of continued occupancy shall be two hundred
     percent (200%) of the amount payable by Tenant as total rental during the
     last one (1) month of the lease term. If Tenant holds over and beyond the
     term of this Lease with the consent of Landlord, then, except as otherwise
     provided by written agreement, the tenancy of Tenant shall be a month-to-
     month tenancy at will, subject to all covenants and conditions of this
     Lease Agreement including the monthly rental installment provisions which
     shall be applied on a month-to-month basis. Thirty (30) days written notice
     (computed from the date of delivery of such notice) shall be required in
     order for either party to terminate the tenancy at will.

                                 ARTICLE FOUR
                              USE OF THE PREMISES
                              -------------------

4.1  The Premises shall be used by the Tenant solely for the purpose provided
     for in Article One above, and for no other use or purpose without the prior
     written consent of Landlord.

4.2  Tenant further covenants and agrees that its use and occupancy of the
     Premises shall strictly comply with and not involve any violation of any
     federal, state or municipal statute, rule, ordinance or zoning law or any
     regulation, rule or directive of any governmental or regulatory agency as
     may now exist or may hereafter exist concerning the use, operation or
     safety of the Premises. In addition, Tenant covenants and agrees to operate
     the Premises in conformance with the Rules and Regulations which are
     attached to this Agreement as Exhibit "F", and made a part hereof. Tenant
     shall not use the Premises or the building in which the Premises are
     contained for any purpose that will increase the insurance rate or risk of
     the building above that which is customary and normal for the uses set
     forth above and, in such event, Landlord, as an additional remedy for the
     violation of this provision, may elect to recover, as "Additional Rental"
     (defined below), the total cost of such increase from Tenant, without
     contribution of other tenants of the Business Park. (See Article 8.6.)

4.3  All damages to the Premises, the Common Areas or the building in which the
     Premises are contained, caused by Tenant's negligence, shall be repaired at
     Tenant's expense. Tenant shall not commit waste or allow waste to be
     committed on the Premises or the Common Areas. Tenant shall not perform any
     acts or carry on any practices which will constitute a nuisance or menace,
     or be offensive, to the other tenants or occupants or

                                       3
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     to the general public. Tenant shall keep the Premises, its use of the
     Common Areas and all its improvements in sound condition, in good repair
     and safe for the incidental use of its business invitees.

4.4  Tenant shall not make or permit any noise or odor that is objectionable to
     the public, to other tenants of the Business Park or to Landlord to emanate
     from the Premises and shall not create or maintain a nuisance thereon.
     Tenant shall not disturb, solicit or canvas the users of the Common Areas
     without the consent of Landlord and shall not do any act tending to injure
     the reputation of the Landlord or the Business Park.

4.5  Lessee shall not place or permit any radio antenna, loud speakers, sound
     amplifiers or any other thing or item on the exterior of the roof or
     outside of the building or the Premises.

4.6  Lessee shall not obstruct, encumber or use the parking areas, sidewalks,
     entrances, passages, vestibules, stairways, corridors and halls for any
     purpose other than ingress or egress to and from the Premises and for
     parking only in the delegated areas for such use.

                                 ARTICLE FIVE
                                    RENTAL
                                    ------

5.1  The total agreed rental (the "Rental") for the term of this Lease is the
     sum of: (i) the "Minimum Rental" (defined below) and (ii) the "Additional
     Rental" (defined below).

5.2  (a)  The Minimum Rental for the lease term shall be in the amount provided
          in Article One. In the event the first day of the lease term shall not
          be the first day of a calendar month, then the rental for the first
          month of the term shall be prorated on a daily basis.

     (b)  Tenant shall pay the Minimum Rental, in advance, in equal monthly
          installments as provided in Article One.

     (c)  An amount equal to the first installment of Minimum Rental payment
          shall be paid by Tenant upon the execution of this Lease.  Tenant will
          receive, on any prorated minimum rent due and for the first full
          month's minimum rent due a credit in an amount equal to this
          installment.  Any minimum rental for the first full month under this
          Lease for which minimum rental is payable, after the application of
          the above described credit, will be due on or before the first day of
          the month to which it is applicable.  other installments of the
          minimum rental payment shall be due on or before the first day of the
          month to which it is applicable and the rental obligation of Tenant
          shall be deemed delinquent if any given monthly installment is not
          received by Landlord on or before the fifth day of the month in which
          it is due.  Any Additional Rental or Rental Adjustments which are not
          paid within five (5) days of when they are due shall be deemed
          delinquent.

          All rentals shall be paid by Tenant without any right of offset or
          deductions therefrom for any purpose. All rent is, and shall be,
          payable in legal tender at Landlord's address as set forth herein for
          notice or at such other address as Tenant may be directed from time to
          time by notice from Landlord.

                                       4
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5.6  The term "Additional Rental" shall include any cost, charge or expense of
     any kind whatsoever which is or may become payable and due to Landlord by
     Tenant in accordance with the terms, covenants and conditions of this
     Lease, excluding Minimum Rental. Additional Rental includes, but is not
     limited to, Tenant's Common Area Maintenance Fees (Article Six), Tenant's
     Proportionate Share of Excess Taxes (Article Seven) and Excess Premiums
     (Article Eight) and any and all Rental Taxes which are in existence or
     which may come into existence, and which are based upon or measured by the
     payment of Minimum Rental or items of Additional Rental other than said
     Rental Taxes.

5.7  Any installment of rent accruing under the provisions of this Lease that
     shall not be paid when due shall bear interest at the annual rate of three
     percent (3%) above the prime rate reported from time to time by the Wall
     Street Journal as the base rate on corporate loans at large U. S. Money
     Center commercial banks from the date when the same was payable by the
     terms hereof until the same shall be paid by Tenant.

                                  ARTICLE SIX
                          COMMON AREA MAINTENANCE FEE
                          ---------------------------

6.1  Tenant covenants and agrees to pay to the Landlord, in addition to the
     rentals specified in Article Five hereof, as Additional Rental, a Common
     Area Maintenance Fee payable in equal monthly installments as provided for
     in Article One. Landlord shall have the responsibility of Business Park's
     Common Area (defined below) specifically including, without limitation
     gardening and landscaping, lighting, removal of Common Area trash, rubbish,
     garbage and other refuse, parking lot cleaning, snow removal, outside
     window cleaning (monthly), Common Area utilities and lawn maintenance.

     "Common Area" means all areas and space provided by Landlord for the common
     use and joint use of the occupants of the Business Park and/or their
     employees, agents, servants and customers and other invitees, including,
     without limitation, parking area, access roads, driveways, retaining walls,
     interior store boundary walls, exterior walls and trim (but not store
     fronts), exterior utilities and service lines, landscaped areas, truck
     service ways loading docks, stairs, ramps and sidewalks.

6.2  Within one hundred twenty days following the end of the year 1999 and each
                                                                  ----
     year thereafter Landlord shall furnish Tenant a statement covering the
     calendar year just ended, certified as correct by a certified public
     accountant or an authorized representative of Landlord and showing the
     total Business Park Common Area Maintenance Costs and the amount of
     Tenant's share for such costs. If Tenant's share exceeds the Common Area
     Fee provided for in Article One, then Tenant's Common Area Fee will be
     increased to reflect the increase in the Common Area Maintenance Cost and
     will be payable as Additional Rental pursuant to Section 6.1 above.

6.3  Common area maintenance fees shall not escalate more than 5% of base rate
     for the term of the Lease.

                                       5
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                                 ARTICLE SEVEN
                                     TAXES
                                     -----

7.1  Landlord agrees to pay all taxes, assessments and governmental charges of
     any kind and nature whatsoever (hereinafter collectively referred to as
     "Taxes") lawfully levied or assessed against the Business Park, including
     the buildings and the grounds, parking areas, driveways and alleys around
     the buildings, provided, however, that the maximum in taxes attributable to
     the Business Park to be paid by Landlord during any one real estate tax
     year shall be those taxes levied against the Business Park during the year
     1999.  If in any real estate tax year during the term of this Lease, or
     ----
     any renewal or extension of this lease, the taxes levied against the
     buildings and the grounds, parking areas, driveways and alleys around the
     buildings during such tax year shall exceed the amount levied during the
     year 1999, Tenant shall pay to Landlord as additional rental, Tenant's
          ----
     proportionate share of the amount of such excess ("Excess Taxes").
     Tenant's proportionate share, as used herein, shall mean a fraction, the
     numerator of which is the floor area contained in the Premises as provided
     in Article One above and the denominator of which is the total contracted
     floor area in the Business Park.

7.2  At Tenant's request Landlord shall employ a tax consulting firm to attempt
     to assure a fair tax burden on the buildings and grounds within the
     applicable taxing jurisdiction. Tenant shall pay to Landlord upon demand
     from time to time, as additional rent, the amount of Tenant's proportionate
     share of the cost of such service.

7.3  Any payment to be made pursuant to this Article Seven with respect to the
     real estate tax year in any partial lease year shall be prorated.

                                 ARTICLE EIGHT
                                   INSURANCE
                                   ---------

8.1  The Landlord agrees that it will keep the buildings in the Business Park of
     which the Premises is a part (excluding Tenant's improvements and the
     contents of the Premises) insured by standard form fire and extended
     coverage casualty insurance in an amount not less than eighty percent (80%)
     of the original cost thereof (excluding excavations, footings and
     foundations).

8.2  The Landlord agrees to maintain public liability insurance covering the
     Business Park of which the Premises is a part, it being understood that
     such coverage may not insure against the negligence of the Tenant.

8.3  Tenant will keep in force, at its own expense so long as this Lease remains
     in effect or during such other time as the Tenant occupies the leased
     Premises or any part thereof, public liability insurance with respect to
     the leased Premises with minimum limits of One Million Dollars
     ($1,000,000.00) on account of bodily injury or death of one person, and One
     Million Dollars ($1,000,000.00) on account of bodily injuries or death of
     more than one person as a result of any one accident or disaster; and
     property damage insurance at the minimum limits of 2,000,000.00. Tenant
                                                        ------------
     shall cause Landlord to be named as an additional insured party thereon.
     Insurance coverage, as provided, shall be issued by insurance companies
     licensed to do business in the State of Oklahoma with a Best's rating of
     "A" or better. Tenant shall deliver to the Landlord a certificate or
     certificates of insurance of all such insurance coverage, a copy of all
     such insurance policies and proof of payment of annual premiums.

8.4  Landlord shall insure at its sole cost and expense any and all plate and
     other glass damaged or broken from any cause whatsoever in and about the
     Premises.

8.5  Tenant agrees that it will not keep, use, sell or offer for sale in or upon
     the Leased Premises any article which may be prohibited by the standard
     from of fire insurance policy. Tenant agrees to pay any increases in
     premiums for fire and extended coverage insurance that may be charged
     during the Lease Term on the amount of such insurance which may be carried
     by Landlord on the Premises or the Business Park, resulting from the type
     of materials kept or stored by Tenant in the Premises, whether or not
     Landlord has consented to the same. In determining whether increased

                                       6
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     premiums are the result of Tenant's use of the Premises, a schedule, issued
     by the organization making the insurance rate on the Premises, showing the
     various components of such rate, shall be conclusive evidence of the
     several items and charges which make up the fire insurance rate on the
     Premises.

8.6  In the event Tenant's occupancy causes any increase of premium for the fire
     and/or casualty rates on the Premises or Business Park or any part thereof
     above the rate for the least hazardous type of occupancy legally permitted
     in the Premises, the Tenant shall pay the additional premium on the fire,
     and/or casualty insurance policies by reason thereof. The Tenant also shall
     pay, in such event, any additional premium on the rent insurance policy
     that may be carried by the Landlord for its protection against rent loss
     through fire. Bills for such additional premiums shall be rendered by
     Landlord to Tenant at such times as Landlord may elect, and shall be due
     from, and payable by, Tenant when rendered, and the amount thereof shall be
     deemed to be, and be paid as, additional rent.

8.7  If during the year 1999, or during any subsequent year of the primary
                        ----
     term or any renewal or extension, Landlord's cost of maintaining the
     insurance provided for in this Article shall exceed Landlord's cost of
     maintaining such insurance for the year 1999, Tenant agrees to pay to
                                             ----
     Landlord, as additional rental, Tenant's full Proportionate Share, as
     defined in Paragraph 7.1 above, of such excess ("Excess Premiums").

8.8  Any payment to be made pursuant to this paragraph with respect to a partial
     lease year shall be subject to a pro rata adjustment based on the ratio of
     the partial lease year to a full lease year.

                                 ARTICLE NINE
                                    DEFAULT
                                    -------

9.1  In the event of a default, as herein described, on the part of the Tenant,
     Landlord shall have the following remedies which shall be cumulative and
     shall not exclude any other right or remedy given to Landlord as Landlord
     under the laws of the State of Oklahoma.

9.2  If Tenant shall file a petition in voluntary bankruptcy or be adjudged
     bankrupt in involuntary proceedings or make all assignment for benefit of
     creditors or like arrangements or composition or file a petition in the
     federal court for reorganization or otherwise seek relief under the Code of
     Bankruptcy of the United States of America or files for the appointment of
     a receiver or trustee or discontinues business in the Premises for any
     reason whatsoever, except as otherwise permitted by this Lease, such is to
     be considered a default under this Lease and Landlord, without further
     notice or demand and either with or without entry upon Premises, at its
     discretion at anytime thereafter, may elect to terminate Tenant's rights
     under this Lease and thereafter be entitled to recover damages in the
     amount equal to the then present value of the then remaining and unpaid
     portion of the Minimum Rental for the remaining and unexpired portion of
     the term of this Lease. Said present value shall be calculated using a
     discount factor equal to the then cost of funds published by the Eleventh
     District Federal Home Loan Bank; and/or

9.3  Upon the following events of default by Tenant:

     (a)  The payment of any Rental not being made upon the day the same shall
          become due and same remains unpaid for five (5) days after written
          notice from Landlord to Tenant of such nonpayment of Rental.

     (b)  The neglect, failure or refusal by the Tenant in the performance of
          any of the other terms, conditions or covenants of this Lease by said
          Tenant to be performed, and the continued neglect, failure or refusal
          for a period of ten (10) days after the service of written notice of
          such default by the Landlord on Tenant; then the Landlord may enter
          into and upon the Premises or any part thereof and repossess the same
          with or without terminating this Lease and, without prejudice to any
          of its remedies for rent or breach of covenant and in any such event,
          may, at its option: (i) terminate said Lease by giving written

                                       7
<PAGE>

          notice of its election to so do, or may, at its option, (ii) lease the
          Premises or any part thereof as the agent of the Tenant, or otherwise,
          or may, at its option, (iii) accelerate to the entire remaining unpaid
          balance of Minimum Rental, in which event the then present value of
          the entire unpaid balance of Minimum Rental shall be immediately due
          and payable as similarly provided in Article 10.2 below. In the event
          of any such re-letting, as described in (ii) above, the Tenant shall,
          without demand or further process of law, pay to Landlord at the end
          of each month during the full term of this Lease, the deficiency of
          the net Minimum Rental.

9.4  Landlord shall, in addition thereto, have a lien against all merchandise,
     fixtures, furniture, equipment or other personal property located in the
     Premises for the payment of rents or other amounts due hereunder.

9.5  In the event of breach or Rental default as provided herein, Landlord shall
     be entitled to common law and statutory (Oklahoma) remedy of distraint and
     Landlord shall be entitled to the immediate possession of the Premises and
     may sell and dispose of the leasehold, as well as the property of the said
     Tenant, at public auction. Tenant hereby acknowledges that this is a lease
     for business purposes only and does, by these presents, waive any rights
     granted to Tenant pursuant to any statutes of the State of Oklahoma. Tenant
     shall be liable to Landlord for all sums remaining unpaid in the event of
     such a sale and all of the expenses incident to the collection thereof,
     including reasonable attorney's fees.

                                  ARTICLE TEN

                            FIRE OR OTHER CASUALTY
                            ----------------------

10.1 If the Premises (excluding Tenant improvements or contents of the Premises)
     shall be damaged by fire or other risk covered by standard form fire and
     extended coverage casualty insurance and is not thereby rendered
     untenantable, in whole or in part, Landlord shall promptly, upon receipt of
     insurance proceeds, cause such damage to be repaired and the rent shall not
     be abated; if, by reason of such occurrence, the Premises shall be rendered
     untenantable only in part, the Landlord shall promptly, upon receipt of
     insurance proceeds, cause the damage to be repaired and the minimum rent,
     meanwhile, shall be abated proportionately as to the portion of the
     Premises rendered untenantable; if, by reason of such occurrence, the
     Premises should be rendered wholly untenantable, the Landlord shall
     promptly, upon receipt of insurance proceeds, cause such damage to be
     repaired, and the minimum annual rent, meanwhile, shall be abated in whole;
     provided, however, if the leased Premises shall be damaged, whether or not
     from a risk of the type covered by Landlord's fire and extended coverage
     casualty insurance, to the extent that such damage is fifty percent (50%)
     or more of the then replacement cost of the leased Premises, then, in such
     event, the Landlord shall have the right, at Landlord's option, to declare
     this Lease canceled by giving appropriate written notice to the Tenant
     within thirty (30) days first following said occurrence, whereupon this
     Lease Agreement and tenancy hereby created shall cease as of the date of
     damage occurrence, all rentals to be adjusted as of such date.  The
     obligation of Landlord, where such obligation exists under the foregoing
     sentence, to repair damages shall be limited to repair and restoration of
     the damaged portion of the Premises to substantially the condition of the
     Premises as existed upon delivery of possession of the Premises to Tenant
     at the commencement of the term of this Lease, is modified by ordinary wear
     and tear preceding such damage.  If the Premises shall be damaged, whether,
     or not from a risk of the type covered by Landlord's fire and extended
     coverage insurance, provided such damage was not caused by the negligent or
     willful acts of the Tenant, and is thereby rendered untenantable, wholly or
     in part, following which the Landlord is unable to repair the Premises
     within 120 days after receipt by the Landlord of the insurance proceeds,
     then, in such event, the Tenant shall have the right, at Tenant's option,
     to declare this Lease canceled by giving appropriate written notice to the
     Landlord within ten (10) days first following said 120 day period,
     following which this Lease Agreement and tenancy hereby created shall cease
     as of the date of such notice.

                                       8
<PAGE>

10.2 It is further understood and agreed that, if fifty percent (50%) or more of
     the gross floor area of the building of the Business Park wherein the
     Premises are located (whether or not the Premises are damaged) are rendered
     untenantable by fire or other casualty, following which the Landlord does
     not elect to commence restoration of said damages within sixty (60) days
     after such occurrence of damages, then, in such event, the Landlord shall
     have the option right to declare this Lease canceled by giving appropriate
     written notice, within thirty (30) days first following said sixty (60) day
     period, following which this Lease Agreement and tenancy hereby created
     shall cease as of the last day of the next full calendar month first
     following the date of such termination notice.

                                ARTICLE ELEVEN

                            REPAIRS AND MAINTENANCE
                            -----------------------

11.1 Landlord will keep the exterior, including the roof and structural portions
     of the Premises, except doors in good repair; provided, however, Landlord
     shall not be responsible for the repair of any damage that shall be caused
     by the negligence of the Tenant or its agents, servants, employees,
     assignees, sublessees, contractors, customers, or invitees. The Landlord
     agrees to keep in good repair and to maintain, to the extent reasonably
     necessary and consistent with good business practices, the Common Area of
     the Business Park, to keep the same reasonably free from debris and to
     illuminate such areas adequately. Landlord shall be under no other
     liability for repair, maintenance, alteration or other action with
     reference to the Premises or any part thereof, or any plumbing, heating,
     electrical, air conditioning or other mechanical installation therein,
     except as otherwise provided by Article Eleven of this Lease Agreement
     relating to repair of damage from a casualty. Landlord shall be responsible
     for all repair in excess of $250.00 per occurrence.

11.2 Landlord agrees to provide and maintain the necessary mains, feeders, ducts
     and conduits within the Business Park in order to bring gas and electricity
     up to the boundary of the Premises; it being understood that all means of
     distribution of such services within the Premises shall be maintained by
     the Tenant at the Tenant's expense.

11.3 Tenant hereby agrees to keep the interior of the Premises, including any
     doors, together with all lighting, electrical, plumbing, heat, ventilating
     and air conditioning systems and other mechanical installations therein, in
     good order and repair and will make all replacements thereto at its own
     expense. Tenant will surrender the leased Premises at the expiration of the
     term or at such other time as it may vacate the Premises in as good a
     condition as when received, excepting depreciation caused by ordinary wear
     and tear and damage by other causes not required hereunder to be repaired
     by Tenant.

11.4 Landlord agrees that on all new interior construction, the normal
     contractor and equipment warranties will inure to the benefit of Tenant.

                                ARTICLE TWELVE
                                   UTILITIES
                                   ---------

12.1 All utility services except for water and sewage services, used by the
     Tenant in connection with the occupancy of the Premises, shall be paid by
     Tenant directly to the provider of such services, and the Tenant shall keep
     all bills for such services current as they come due. Tenant hereby
     indemnifies and agrees to save Landlord harmless from all such liability
     for said services. In the event Tenant fails to pay for any such services
     as and when they come due, Landlord may elect to pay same and charge
     Tenant, as Additional Rental, the amounts paid. It is understood that
     utility services, excluding water and sewage, have been designed for
     separate metering and that Tenant will provide such deposits, if any, as
     may be required by any utility company in order to cause commencement of
     utility services to the Premises occupied by Tenant.

                                       9
<PAGE>

     Water and sewage services for the Premises shall be provided through a
     Landlord's common use meter at Landlord's expense. In no event shall
     Landlord be liable for an interruption or failure in the supply of water
     and sewage services to the Premises. Water and sewage service shall be paid
     for by Landlord. Tenant will be billed periodically for its pro rata share
     of these charges as Additional Rental.

                               ARTICLE THIRTEEN
                             SIGNS AND ADVERTISING
                             ---------------------

13.1 Tenant will not place or suffer to be placed or maintained on the exterior
     of the Premises any sign, advertising matter or other thing of any kind and
     will not place or maintain any decoration, lettering or advertising matter
     on the door or any glass of the Premises without first obtaining the
     Landlord's written approval thereof. The cost of all signage of any kind
     whatsoever shall be borne by Tenant, unless otherwise provided herein. Upon
     the installation or removal of any signs or advertising matter, Tenant
     shall, at its sole expense, repair any damages to the Building or to the
     Common Usage Areas occasioned by such installation or removal, including
     restorations occasioned thereby. Any sign or advertising matter placed or
     maintained by Tenant will be in conformance with the provisions of Exhibit
     "E" attached hereto and made a part hereof.

13.2 The Landlord reserves the right to place any sign or advertisement on the
     Building or the Common Usage Areas as it desires and to place restrictions
     on the sources furnishing sign painting, lettering or construction, and on
     the appearance of such signage.

                               ARTICLE FOURTEEN
                           ASSIGNMENTS OR SUBLETTING
                           -------------------------

14.1 Tenant will not assign this Lease, in whole or in part, nor sublet all or
     any part of the Premises without the prior written consent of the Landlord
     being first obtained, which consent shall not be unreasonably withheld. Any
     such assignment or subletting shall not affect or relieve the Tenant from
     any of its obligations under this Lease, including, without limitation, the
     obligations to pay the Rentals when due and the obligations of Tenant to
     perform all of its covenants hereunder. The terms "assign" and "sublet"
     shall be construed to include assignment or subletting by operation of law.

14.2 If at any time during the Lease Term, any part, or all, of the corporate
     shares of Tenant shall be transferred by sale, assignment, bequest,
     inheritance, operation of law or other disposition so as to result in a
     change in the present effective voting control of Tenant by the person, or
     persons, owning a majority of said corporate shares on the date of this
     Lease, Tenant shall promptly notify Landlord in writing of such change and
     Landlord may terminate this Lease at any time after such change in control
     by giving Tenant thirty (30) days' prior written notice of such
     termination.

                                ARTICLE FIFTEEN
                                 PARKING AREAS
                                 -------------

15.1 Landlord reserves the right to designate in its sole discretion, certain
     portions of the Common Area to be used as parking areas for the exclusive
     use of certain tenants and/or their business invitees and to designate
     other portions of the Common Area to be used as parking areas for the
     general use of all the tenants of the Business Park and their business
     invitees.

                                ARTICLE SIXTEEN
                                  INSPECTION
                                  ----------

16.1 Landlord or Landlord's agents shall have the right to enter the Premises
     during normal business hours to examine the same and to show them to
     prospective purchasers, mortgagees or tenants of the Landlord or to make
     such decorations, repairs, alterations, improvements or additions as the
     Landlord may deem necessary or desirable.

16.2 In the event of an emergency, Landlord or Landlord's agent may enter the
     Premises

                                      10
<PAGE>

     using whatever means is reasonable under the circumstances to accomplish
     such entry.

16.3 Tenant shall, upon termination of the Lease or of Tenant's possession,
     surrender all keys of the Premises to Landlord at the place then fixed for
     the payment of rent and shall make known to Landlord the explanation of all
     combination locks on safes, cabinets and vaults in the Premises.

                               ARTICLE SEVENTEEN
                           SUBORDINATION TO MORTGAGE
                           -------------------------

17.1 At the option of the holder of any present or future mortgage of the land
     and buildings of which the Premises are a part, this Lease shall be subject
     and subordinate to such mortgage to the full extent of all sums and amounts
     secured thereby and, at the request of Landlord or Landlord's mortgagee,
     without any way diminishing or negating the effectiveness of the
     subordination provided for herein, Tenant shall execute any instruments or
     documents that may be deemed necessary or proper by counsel for Landlord or
     Landlord's mortgagee to effect such subordination; provided, however, that,
     at such time as any subordination is requested, Landlord shall furnish
     Tenant evidence that Tenant shall have the right to remain in possession of
     the Premises under the terms of this Lease, notwithstanding any default in
     such mortgage or trust deed or after foreclosure thereof, so long as Tenant
     is not in default under any of the covenants, conditions and agreements
     contained in this Lease. In the event any proceedings are brought for the
     foreclosure of any mortgage on property on which the Premises is located,
     Tenant will attorn to the purchase at a foreclosure sale and recognize the
     purchaser as Landlord under the Lease.

17.2 At Landlord's request, Tenant will execute either an estoppel certificate
     addressed to Landlord's mortgagee or any prospective successor of Landlord
     or a three-party agreement among Landlord, Tenant and said mortgagee or
     successor, certifying to such facts (if true) regarding the status and
     terms of this Lease as may be requested and agreeing to such notice
     provisions and other matters as such mortgagee or successor may reasonably
     require in connection with Landlord's financing or the conveyance of the
     Building.

                               ARTICLE EIGHTEEN
                        WARRANTY, COMPLIANCE WITH LAWS
                        ------------------------------

18.1 The Landlord covenants and warrants that it has full right, power and
     authority to enter into this Lease for the term herein granted and that, as
     of the date hereof, the said Premises may be used by Tenant for the
     purposes herein set forth. The Tenant agrees, during its occupancy of the
     Premises, to promptly execute, observe and comply with all present and
     future laws, ordinances, rules, requirements and regulations of any
     federal, state, county, city or any other governmental agency and of any or
     all of their respective several departments, offices and bureaus affecting
     the Premises.

                               ARTICLE NINETEEN
                                    NOTICES
                                    -------

19.1 For all purposes hereunder, the addresses of the parties hereto are as
     follows:

          Landlord:           Wilshire Square
                              c/o CB Richard Ellis/Oklahoma, Property Management
                              7912 East 31/st/ Court, Suite 200
                              Tulsa, Oklahoma 74145-1346

          Tenant:             At address shown in Article One.

19.2 The parties hereto shall have the right, from time to time, to designate
     different addresses than those above set forth by giving written notice to
     the other party designating such new address.

19.3 Any notice to be given by either party to the other shall be in writing and
     shall be

                                      11
<PAGE>

     deemed to have been served upon the party to whom it shall be directed: (i)
     as of the date of deposit in the United States mail, postage prepaid,
     certified or registered mail, addressed to such party at the address above
     given, or at such other address as such party may, from time to time,
     designate in accordance with the provisions hereof or (ii) as of the date
     of hand delivery to the Landlord or Tenant as the case may be.

                                ARTICLE TWENTY
                             PREMISES ALTERATIONS
                             --------------------

20.1 The Tenant shall have the right, at any time and from time to time during
     the term of this Lease, to make such changes and alterations to the
     interior of the Premises as the Tenant shall deem necessary or desirable in
     --------
     connection with the requirements of the Tenant's business; provided,
     however:

     (a)  no change or alteration shall weaken, either temporarily or
          permanently, the structure of the Premises nor, when completed, shall
          be of such a character as to:

          (1)  affect adversely the value of the Premises;

          (2)  materially reduce the cubic content of said Premises; or

          (3)  diminish the general utility of the Premises; and

     (b)  no change or alteration involving a reasonably estimated (by the
          Landlord) cost of more than Five Thousand Dollars ($5,000.00)
          (excluding trade fixtures) shall be undertaken except pursuant to the
          provisions contained in Exhibit "D" attached hereto.

     Tenant shall not make any changes or alterations to the exterior of the
     Premises and shall not make any penetrations in the roof or demising walls
     of the Premises, regardless of the estimated cost thereof, without the
     prior written consent of Landlord in each such occasion obtained.

20.2 All alterations and improvements of said Premises by Tenant shall be and
     become a part of the real estate, except such machinery, equipment,
     appurtenances, furnishings and fixtures placed therein by Tenant as trade
     equipment and fixtures.

                              ARTICLE TWENTY-ONE
                                INDEMNIFICATION
                                ---------------

21.1 Except as to injury, death or property damage proximately caused by the
     negligence of Landlord for which Landlord is legally liable, Tenant agrees
     to indemnify and hold Landlord harmless from all claims, suits, actions,
     damages, liability and claims (including costs and expenses of defending
     against all of the aforesaid) arising (or alleged to arise) from any act or
     omission of Tenant or Tenant's agents, employees, assignees, sublessees,
     contractors, customers or invitees, or arising from any injury to or death
     of any person or persons or damage to or destruction of the property of any
     person or persons occurring at the Premises, and Common Areas attendant
     thereto, and Tenant assumes responsibility for the condition of the
     Premises and agrees to give Landlord written notice in the event of any
     damage, defect or disrepair therein.

21.2 Tenant agrees to use and occupy the Premises and place its fixtures,
     equipment, merchandise and other property thereon at its own risk and
     hereby releases Landlord and its agents from all claims for any damage or
     injury to the full extent permitted by law. Tenant agrees that Landlord
     shall not be responsible or liable to Tenant, or those claiming under
     Tenant, for any injury, death or damage or loss occasioned by the acts or
     omissions of persons occupying any part of the Premises or, occasioned by
     the condition of the Premises, the upkeep for which Tenant is responsible
     under the terms of this Lease.

                                      12
<PAGE>

                               ARTICLE TWENTY-TWO
                                SECURITY DEPOSIT
                                ----------------

22.1  Tenant, contemporaneously with the execution of this Lease, will deposit
      with Landlord a security deposit in the sum provided for in Article One,
      receipt of which is hereby acknowledged by Landlord. Said deposit shall be
      held by Landlord, without liability for interest, as security for the
      faithful performance by Tenant of all of the terms, covenants, and
      conditions of this Lease by said Tenant to be kept and performed during
      the Lease Term. At the end of the Lease Term or upon any earlier
      termination of the lease, Landlord shall return the deposit to Tenant,
      less any portion thereof needed to compensate Landlord for damages other
      than those caused by normal wear and tear.

                              ARTICLE TWENTY-THREE
                                  CONDEMNATION
                                  ------------

23.1  Should so much of the Premises be condemned for public or quasi-public use
      so as to render the Premises untenantable for Tenant's use under this
      Lease, then either Landlord or Tenant, upon written notice to the other
      within 20 days of the taking date, shall be entitled to terminate this
      Lease and upon such termination, the rent shall be adjusted to the date of
      termination.

23.2  The Tenant shall have no claim against the Landlord for the value of any
      unexpired term of the Lease and no right or claim to any part of any
      condemnation award for any reason related to the Premises or this Lease,
      except that the Tenant shall be entitled in any such condemnation
      proceeding to prove and collect damages, if any, for the taking of its
      trade fixtures that are not part of the realty. The provisions of the
      foregoing paragraphs shall apply whether or not the Lease is terminated as
      aforesaid.

                              ARTICLE TWENTY-FOUR
                            MISCELLANEOUS PROVISIONS
                            ------------------------

24.1  Offer and Acceptance.  The submission of this "Lease Agreement" for
      --------------------
      examination does not constitute agreement between the parties hereto. This
      document becomes effective only upon execution and delivery thereof by
      Landlord and Tenant on or before the Expiration of Offer Date provided for
      in Article One, failing which no reservation or option shall later exist
      to complete this "Lease Agreement".

24.2  Rent Tax.  If, at any time during the term of this Lease or any
      --------
      extension thereof, a tax or excise on rents is levied or assessed against
      Landlord by a lawful taxing authority on account of Landlord's interest in
      this Lease or the rents or other charges reserved hereunder, Tenant agrees
      to pay to Landlord, upon demand, as Additional Rent under Article 5.4
      hereof, the amount of such tax or excise. In the event any such tax or
      excise is levied or assessed directly against Tenant, the Tenant shall be
      responsible for and shall pay the same at such times and in such manner as
      the taxing authority shall require.

24.3  Recording.  Tenant shall not record this Lease without the prior written
      ---------
      consent of the Landlord. However, Tenant and Landlord, upon the request of
      either, agree to execute and deliver a memorandum of this Lease in
      recordable form for the purposes of recordation at Tenant's expense.

24.4  Time. Time is of the essence of this Lease.
      ----

24.5  Entire Agreement.  This instrument (including all attachments hereto)
      ----------------
      constitutes the entire agreement between Landlord and Tenant and the same
      may not be amended or modified orally.

24.6  Successors.  This Lease shall inure to the benefit of and be binding upon
      ----------
      Landlord and Tenant, their successors and assigns (or heirs, executors and
      administrators, as the case may be) subject to the terms, covenants and
      conditions stated. In the event of the assignment of this Lease by
      Landlord, Tenant agrees to attorn to the rights of the

                                       13
<PAGE>

       assignee.

24.7   Construction of Lease.
       ---------------------

       (a)  The term "Landlord", as herein used, means and includes the named
            Landlord, its successors and assigns, and the term "Tenant," as
            herein used, means and includes the named Tenant, its successors and
            any assignees to whom this Lease may be validly assigned as
            hereinabove provided, and all of the terms and provisions of this
            Lease shall be binding on and inure to the benefit of such
            successors and assigns.

       (b)  This Lease shall be governed by and enforced in accordance with the
            laws of the State of Oklahoma.

                                       14
<PAGE>

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

                                         LANDLORD
                                         --------

                                         D/B/A/WILSHIRE SQUARE, BY ITS AGENT,
                                         CB RICHARD ELLIS/OKLAHOMA,
                                         PROPERTY MANAGEMENT

                                         By:__________________________________
                                               Lori Bryant Donovan, President

                                         TENANT
                                         ------

                                         IDS ENGINEERING, INC.

                                         By:_____________________________

                                         Name:___________________________

                                         Title:__________________________

ATTEST:

_______________________________
Secretary

                                       15
<PAGE>

                                  EXHIBIT "A"

                         PLOT PLAN OF THE BUSINESS PARK
                         ------------------------------

                                       16
<PAGE>

                                  EXHIBIT "B"

                     LEGAL DESCRIPTION OF THE BUSINESS PARK
                     --------------------------------------

     All of Lot 6; Part of Lot 5; Part of Lot 7, all in Block 1, JOHNSON-FAGG
     INDUSTRIAL ADDITION, an Addition in Tulsa, Tulsa County, Oklahoma,
     according to the official recorded plat thereof, more particularly
     described as follows, to-wit: Beginning at the Northwest corner of said Lot
     6; thence S 89(degrees) 57' 00" E along the North boundaries of said Lots 6
     and 7 a distance of 486.71 feet to a point 172.00 feet from the Northeast
     corner of said Lot 7; thence S 00(degrees) 00' 55" W a distance of 460.21
     feet to a point in the South boundary of said Lot 5, 180.65 feet from the
     Southeast corner thereof; thence S 72(degrees) 19' 35" W along the South
     boundary of said Lot 5 a distance of 275.75 feet to the Southwest Corner
     thereof; thence along the Westerly boundaries of said Lots 5 and 6 as
     follows: thence N 29(degrees) 19' 56" W a distance of 365.36 feet; thence
     on a curve to the right having a radius of 350.00 feet a distance of 179.18
     feet; thence due North 54.38 feet to the point of beginning, containing
     208,511 square feet, more or less.

                                       17
<PAGE>

                                  EXHIBIT "C"

                         DESCRIPTION OF LANDLORD'S WORK
                         ------------------------------

1.  Landlord is furnishing the adjacent 2,700 square feet at 11004 East 51/st/
    Street "as is", except all mechanical systems shall be in normal working
    order.

                                       18
<PAGE>

                                  EXHIBIT "D"

                     CHANGES, ALTERATIONS AND MODIFICATIONS
                     --------------------------------------

All changes, alterations and modifications made by the Tenant to the Premises,
as described by numbered Article Twenty (such modifications, changes and
alterations being hereinafter, in this Exhibit, called "Work"), shall be done in
all cases subject to the following provisions which Tenant covenants to observe
and perform, to-wit:

1.   No Work shall be undertaken until detailed plans and specifications have
     first been submitted to and approved in writing by Landlord.

2.   In the event Tenant shall request Landlord's approval for Work of such
     nature as to be deemed complicated and of sufficient magnitude to so
     warrant, as determined by Landlord (and as would be similarly so determined
     by other prudent persons familiar with shopping center construction matters
     in Tulsa, Oklahoma), it shall be reasonable for the Landlord to require
     that such Work be undertaken only under the supervision of an architect or
     engineer who shall have been approved by Landlord, which approval, as to
     said architect or engineer, would not unreasonably be withheld.

3.   All Work shall be commenced only after all required municipal and other
     governmental permits and authorizations have been obtained (the Landlord
     agreeing to join in any application therefor, at the Tenant's expense,
     whenever necessary) and shall be done in a good and workmanlike manner and
     in compliance with all laws, ordinances, regulations and requirements of
     all federal, state and municipal governmental agencies and in accordance
     with the requirements of any insurer under an insurance policy then in
     effect as to the Premises.  The cost of the Work shall be paid in cash at
     appropriate intervals so that the Premises, and the Business Park, shall be
     free at all times from liens for labor and materials supplied or claimed to
     have been supplied to the Premises and the Business Park.  The Work shall
     be prosecuted with reasonable dispatch, except for unavoidable delays.  At
     all times when any Work is in progress, the Tenant shall maintain or cause
     to be maintained:  (a) adequate workmen's compensation insurance covering
     all persons employed in connection with the Work and with respect to whom
     death or injury claims could be asserted against the Landlord or the
     Tenant; (b) for the mutual benefit of the Tenant and the Landlord,
     comprehensive general liability insurance against all hazards, including
     liability assumed under contracts, to limits of not less than those
     required for public liability insurance under Article Eight; and (c)
     adequate builder's risk insurance designating the contractor, Landlord and
     Tenant as co-insureds, as their interests appear.  Such comprehensive
     general liability insurance shall be in addition to the insurance under
     Article Eight but may be effected by an appropriate endorsement, if
     obtainable, upon the insurance policy referred to in said Article Eight.

                                       19
<PAGE>

                                  EXHIBIT "E"

                             SIGNAGE SPECIFICATIONS
                             ----------------------

Signs/Windows
-------------

Landlord will provide at no cost to Tenant, the building address numbers above
the front door and Tenant's company name in 2" block letters on the front door
only.  All other signs or lettering on doors shall be printed, painted, or
affixed or inscribed at the expense of the Tenant after approval by Landlord and
by the sub-contractor of Landlord's choice.

Specification of sign placement and size is as follows:

     Height:   Four Feet Maximum
     Width:    Twelve Feet Maximum
     Depth:    Two Inch Minimum; Six Inch Maximum

To be adhered to building surface by any method that will not destroy or damage
the existing surface.  No direct gluing or caulking will be permitted.

No sign, placard, picture, advertisement, or name shall be attached to any part
of the outside or inside of any window or door and Landlord shall have the right
to remove any such sign, placard, picture, advertisement, name or notice to and
at Tenant's expense.

Tenant shall not place anything or allow anything to be placed near the glass or
any window, door, partition or wall which may appear unsightly from outside the
premises.

All window coverings shall be one inch mini-blinds or equal and color shall be
approved by Landlord in advance in writing and shall be provided by Tenant at
Tenant's expense.

Tenant is responsible to keep interior windows washed.

                                       20
<PAGE>

                                  EXHIBIT "F"

                             RULES AND REGULATIONS
                             ---------------------

1.   COMMON AREA/ROOF

     All deliveries, etc. to rear.  Trash in Waste Disposal.

     The sidewalks and entrances, shall not be obstructed or used by Tenant for
     any purpose other than for ingress and egress. The exits, entrances, and
     roofs are not for the use of the general public and Landlord shall in all
     cases retain the right to control and prevent access thereto by all persons
     whose presence, in the judgement of the Landlord, shall be prejudicial to
     the safety, character, reputation and interests of the Premises and
     tenants, provided that nothing herein contained shall be construed to
     prevent access to persons with whom Tenant normally deals in the ordinary
     course of Tenant's business unless such persons are engaged in illegal
     activities. Neither Tenant, nor employees or invitees of Tenant, shall go
     upon the roof of the building.

2.   PARKING

     The parking areas in front of the Business Park Complex shall be used
     solely for passenger vehicles during normal business hours and the parking
     of trucks, trailers, delivery trucks, recreational vehicles and campers is
     specifically prohibited. No vehicle of any type shall be stored in any
     parking area at any time. In the event that a vehicle is disabled, it shall
     be removed within 48 hours. There shall be no "For Sale" or other
     advertising signs on or about any parked vehicle. All Tenants shall park in
     the designated parking area as designated by the Landlord from time to
     time. Trucks shall use the two 110th Street entrances for access to the
     service area. The East drive on 51st Street may be used as an exit.

3.   NUISANCES

     Tenant shall not use, keep or permit to be used or kept, any foul or
     noxious gas or substance on the Premises, or permit or suffer the Premises
     to be occupied or used in a manner offensive or objectionable to Landlord
     or other occupants of the building by reason of noise, odors and/or
     vibrations, or interfere in any way with other Tenants or those having
     business therein nor shall any animals or birds be brought in or kept in or
     about the Premises of the Project. Tenant shall maintain the leased
     Premises free from mice, bugs, and ants attracted by food, water or storage
     materials.

     Tenants shall contract for pest extermination on a regular basis, if
     required.

4.   DANGEROUS ARTICLES

     Tenant shall not use or keep on the Premises of the Project any kerosene,
     gasoline or inflammable or combustible fluid or material, or any article
     deemed extra hazardous on account of fire or other dangerous properties or
     use any other method of heating or air conditioning other than supplied by
     Landlord.

5.   IMPROPER CONDUCT

     Landlord reserves the right to exclude or expel from the Project any person
     who in the judgement of the Landlord, is intoxicated or under the influence
     of liquor or drugs or who shall in any manner do any act in violation of
     the Rules and Regulations of the said Project.

     Tenant shall not disturb, solicit, or canvas any occupant of the Project
     and shall cooperate to prevent the same.

                                       21
<PAGE>

6.   AUCTION

     No auction, public or private will be permitted.

7.   EXTERIOR

     Tenant shall not place any improvements or moveable objects including
     furniture, etc., in the parking area or other areas outside of the said
     Premises, or on the roof of said Premises.

8.   DAMAGE

     Walls, floors and ceilings shall not be defaced in any way and no one shall
     be permitted to mark, nail, screw or drill into surface, paint or in any
     way mar the building surface. Pictures, certificates, licenses and similar
     items normally used in Tenant's Premises may be carefully attached to the
     walls by Tenant in a manner to be prescribed by the Landlord. Upon normal
     removal of such items by Tenant, any damage to the walls or other surfaces
     shall be repaired by Tenant.

9.   FURNITURE, SAFES/MOVING

     Furniture, freight, equipment, safes or other bulky articles shall be moved
     into or out of the Project only in the manner and at such times as Landlord
     may direct. Tenant shall not overload the floor of the Premises or in any
     way deface the Premises or any part thereof. Landlord shall in all cases
     have the right to determine or limit the weight, size and portion of all
     safes and other heavy equipment. Landlord will not be responsible for loss
     or damage to any safe or property from any cause and all damage done to the
     building by moving or maintaining any such safe or other property shall be
     repaired at the expense of Tenant.

10.  REQUIREMENTS OF TENANT

     The requirements of Tenant will be observed upon application to Landlord at
     the office of said building. Employees of Landlord shall not perform any
     work or do anything outside of the regular duties unless under special
     instruction from Landlord. Tenant shall give Landlord prompt notice of any
     defects in the water, sewage, gas pipes, electrical lights and fixtures,
     heating apparatus, or any other service equipment.

11.  USE

     The Premises will be used only for general business office purposes and
     purposes incidental to that use, and for no other purpose. Tenant will use
     the Premises in a careful, safe and proper manner. Tenant will not use or
     permit the Premises to be used or occupied for any purpose or in any manner
     prohibited by any applicable laws. Tenant will not commit waste or suffer
     or permit waste to be committed in, on, or about the Premises. Tenant will
     conduct its business and control its employees, agents, and invitees in
     such a manner as not to create any nuisance or interfere with, annoy, or
     disturb any other Tenant or occupant of the Project or Landlord in its
     operation of the Project.

     REQUIREMENTS OF LAW; FIRE INSURANCE

12.  GENERAL.  At its sole cost and expense, Tenant will promptly comply with
     all laws, statutes, ordinances, and governmental rules, regulations or
     requirements now in force or in force at any given time after the Lease
     Date, with the requirements of any board of fire underwriters or other
     similar body constituted now or after the Lease Date, with any direction or
     occupancy certificate issued pursuant to any law by any public officer or
     officers, as well as with the provisions of all recorded documents
     affecting the Premises, insofar as they relate to the condition, use, or
     occupancy of the Premises, excluding requirements of structural changes to
     the Building, unless required by the unique nature of Tenant's use or
     occupancy of the Premises.

                                       22
<PAGE>

13.  HAZARDOUS MATERIALS.

(a)  For purposes of this Lease, "hazardous materials" means any explosives,
     radioactive materials, hazardous wastes, or hazardous substances, including
     without limitation asbestos containing materials, PCB's, or substances
     defined as "hazardous substances" in the Comprehensive Environmental
     Response, Compensation and Liability Act of 1980, as amended, 42, U.S.C.
     (S)(S) 9601-9657; the Hazardous Materials Transportation Act of 1975, 49
     U.S.C. (S)(S) 1801-1812; the Resource Conservation and Recovery Act of
     1976, 42 U.S.C. (S)(S) 6901-6987; or any other federal, state, or local
     statute, law, ordinance, code, rule, regulation, order, or decree
     regulating, relating to, or imposing liability or standards of conduct
     concerning hazardous materials, waste or substances now or at any time
     hereafter in effect (collectively, "hazardous materials laws").

(b)  Tenant will not cause or permit the storage, use, generation or disposition
     of any hazardous materials in, on or about the Premises or the Project by
     Tenant, its agents, employees, or contractors.  Tenant will not permit the
     Premises to be used or operated in a manner that may cause the Premises or
     the Project to be contaminated by any hazardous materials in violation of
     any hazardous materials laws.  Tenant will immediately advise Landlord in
     writing of (1) any and all enforcement, cleanup, remedial, removal or other
     governmental or regulatory actions instituted, completed or threatened
     pursuant to any hazardous materials laws relating to any hazardous
     materials affecting the Premises; and (2) all claims made or threatened by
     any third party against Tenant, Landlord, the Premises or the Project
     relating to damage, contribution, cost recovery, compensation, loss or
     injury resulting from any hazardous materials on or about the Premises.
     Without Landlord's prior written consent, Tenant will not take any remedial
     action or enter into any agreements or settlements in response to the
     presence of any hazardous materials in, on or about the Premises.

(c)  Tenant will be solely responsible for and will defend, indemnify and hold
     Landlord, its agents, and employees harmless from and against all claims,
     costs, and liabilities, including attorneys' fees and costs, arising out of
     or in connection with Tenant's breach of its obligations in this Article
     13.  Tenant will be solely responsible for and will defend, indemnify, and
     hold Landlord, its agents, and employees harmless from and against any and
     all claims, costs and liabilities, including attorneys' fees and costs,
     arising out of or in connection with the removal, cleanup, and restoration
     work and materials necessary to return the Premises and any other property
     of whatever nature located on the Project to their condition existing prior
     to the appearance of Tenant's hazardous materials on the Premises.
     Tenant's obligations under this Article 13 will survive the expiration or
     other termination of this Lease.

14.  CERTAIN INSURANCE RISKS.  Tenant will not do or permit to be done any act
     or thing upon the Premises or the Project which would (a) jeopardize or be
     in conflict with fire insurance policies covering the Project and fixtures
     and property in the Project; (b) increase the rate of fire insurance
     applicable to the Project to an amount higher than it otherwise would be
     for general office use of the Project; or (c) subject Landlord to any
     liability or responsibility for injury to any person or persons or to
     property by reason of any business or operation being carried on upon the
     Premises.  If the conduct of the Tenant, or any acts or omissions of the
     Tenant shall cause or result in any increase in premiums for insurance
     carried by the Landlord, whether or not Landlord allows such act or
     omission to continue, Tenant shall pay any increase in premium as
     Additional Rent.

                                       23<PAGE>

                                                                   Exhibit 10.41

                              BUSINESS PARK LEASE
                              -------------------

                                  ARTICLE ONE
                            BASIC LEASE PROVISIONS
                            ----------------------

Date:                         September 1, 2000

Landlord:                     d/b/a Wilshire Square

Address of Landlord:          Wilshire Square
                              7912 East 31/st/ Court, Suite 200
                              Tulsa, Oklahoma  74145-1346

Tenant:                       IDS Engineering, Inc.

Address of Tenant:            600 Century Drive, Building 140
                              Houston, Texas  77073

Address of Tenant
at Wilshire Square:           11022 East 51/st/ Street (6,814 Square Feet)
                              Tulsa, Oklahoma  74146

Tenant's Trade Name:          IDS Engineering, Inc.

Size of Leased Premises:      One Story Business Location containing
                              approximately 6,814 square feet
                                            -----
                              of ground area.                        (Article 2)

Use of Premises by Tenant:    Engineering Office                     (Article 4)

Lease Term:                   Two Years                              (Article 3)

Commencement Date:            September 1, 2000                      (Article 3)

Ending Date:                  August 31, 2002                        (Article 3)

Rental:
1.   Minimum Rental:          $90,489.84 for the term of the Lease -
                              ----------
                              Payable in monthly installments of
                              $ 3,770.41 subject to adjustment.      (Article 5)
                              ----------
2.   Additional Rental:       $ 3,407.04 Common Area Fee for the
                              ----------
                              first year of the Lease. Payable in
                              equal monthly installments of $ 283.92
                                                            --------
                              subject to adjustment.                 (Article 6)

Security Deposit:             $  -0-
                              ----------

Guarantor:                    None

Broker:                       CB Richard Ellis/Oklahoma -
                              Matt Klimisch/William H. Mizener

Landlord Initials_________________       Tenant Initials______________
Date________________                     Date_________________
<PAGE>

1.1  Each reference in this Business Park Lease (herein sometimes called
"Lease") to any of the Basic Lease Provisions contained about shall be deemed
and construed to incorporate all of the terms provided under each such Basic
Lease Provision.

1.2  The exhibits enumerated in this Section and attached to this Lease are
     incorporated in this Lease by reference and are to be construed as part of
     this Lease .

          Exhibit "A"    -       Plot Plan of the Business Park
          Exhibit "B"    -       Legal Description of the Business Park
          Exhibit "C"    -       Description of Landlord's Work
          Exhibit "D"    -       Changes, Alterations and Modifications
          Exhibit "E"    -       Signage Specifications
          Exhibit "F"    -       Rules and Regulations

                                  ARTICLE TWO
                      PREMISES, IMPROVEMENTS, POSSESSION
                      ----------------------------------

2.1  The Leased Premises consist of a one-story space having square footage set
     out in Article One. The Premises are shown and outlined in red on the
     drawing identified as Exhibit "A", which is attached hereto and made a part
     hereof. The Premises are located within a portion of the Business Park
     buildings (the "Building") and upon a portion of certain real property (the
     "Property") situated in the City of Tulsa, Tulsa County, Oklahoma, which
     said real property is more particularly bounded and described in Exhibit
     "B", hereto annexed and made a part hereof. Should there exist a
     discrepancy between the exact dimensions of the Premises, as set forth on
     Exhibit "A", and the locations of the boundary walls of the Premises, as
     finally constructed, the actual physical location of the boundary walls
     shall control. In addition to the leased Premises, Tenant is hereby granted
     a license (the "License") for the non-exclusive use, in connection with the
     Tenant's permitted uses of the Premises, in common with Landlord and other
     licensees of Landlord, of the parking areas, roadways, service areas and
     sidewalks constructed on the Property as indicated approximately on said
     Exhibit "A". Said License shall be limited to the use for which such areas
     are intended and shall be subject to such reasonable rules and regulations
     as the Landlord may prescribe, from time to time, for the common benefit of
     Landlord and its licensees and of Tenant and other tenants of the Property.

2.2  Landlord shall deliver possession of the Premises to Tenant, and Tenant
     shall accept the Premises from Landlord, in their present condition as of
     the date hereof; provided, however, prior to delivery of possession of the
     Premises to Tenant, Landlord shall have made such repairs and improvements
     and shall, at Landlord's sole cost and expense, have substantially
     performed such work and installation of improvements to the Premises as are
     set forth as "Landlord's Work" in Exhibit "C", annexed hereto and made a
     part hereof. Any and all improvements to the Premises for the use of
     Tenant, other than Landlord's Work, shall be performed at Tenant's sole
     cost and expense, in accordance with Article Twenty-Two herein below
     contained.

2.3  In the event of any disagreement of dispute between Landlord and Tenant
     with reference to work to be performed with respect to the Premises
     pursuant to Exhibits "C" or "D", or with respect to whether or not the
     Premises are available for Tenant's modifications or Tenant's occupancy,
     the certification in writing upon an approved AIA form, of Landlord's
     supervising architect, Holmes and Bjornberg Architects, shall be conclusive
     and binding upon the parties hereto.

                                 ARTICLE THREE
                              TERM AND TERMINATION
                              --------------------

3.1  Landlord does hereby lease, let and demise the Premises to Tenant for
     the term specified in Article One above.  Subject to the provisions hereof
     relating to making the Premises ready for occupancy, the Commencement Date
     and Ending Date shall be as specified in Article One.

3.2  Landlord agrees to exercise due diligence in making the Premises
     available for Tenant's use and occupancy and to deliver the Premises to
     Tenant not later than the

                                       2
<PAGE>

     Commencement Date specified in Article One above. However, should Landlord
     be unable to complete said Premises by said date, which delay in completion
     is due to any occurrence or eventuality outside the direct control of
     Landlord, the date of delivery of the Premises to Tenant shall be extended
     until such time as Landlord is able to substantially complete the Premises
     and the Commencement Date and Ending Date of the term of this Lease shall
     be adjusted to take into account the delay in making the premises available
     for Tenant's use and occupancy. Tenant agrees that no such delay shall be
     grounds for cancellation or alteration of the terms and conditions of this
     Lease unless such delay exceeds 45 days. In the event of any delay in
                                     -------
     delivery of the Premises to Tenant, Landlord shall not be subject to any
     liability for failure to give possession after said date. Tenant shall have
     thirty days after taking possession to notify Landlord of any deficiencies
     in the Premises. Failure of Tenant to so notify Landlord shall be
     conclusive evidence that the Premises were in good order and satisfactory
     condition when Tenant took possession, unless otherwise agreed in writing.

3.3  This Lease and the tenancy herein created shall cease and terminate at
     the end of the lease term set forth above or at the end of any period of
     extension or renewal as provided by written extension agreement or as
     otherwise provided herein without the necessity of any notice from either
     Landlord or Tenant to terminate the same.  If Tenant holds over and beyond
     the term of this Lease with the consent of Landlord, then, except as
     otherwise provided by written agreement, the tenancy of Tenant shall be a
     month-to-month tenancy at will, subject to all covenants and conditions of
     this Lease Agreement including the monthly rental installment provisions
     which shall be applied on a month-to-month basis.  Thirty (30) days written
     notice (computed from the date of delivery of such notice) shall be
     required in order for either party to terminate the tenancy at will.

                                 ARTICLE FOUR
                              USE OF THE PREMISES
                              -------------------

4.1  The Premises shall be used by the Tenant solely for the purpose provided
     for in Article One above, and for no other use or purpose without the prior
     written consent of Landlord.

4.2  Tenant further covenants and agrees that its use and occupancy of the
     Premises shall strictly comply with and not involve any violation of any
     federal, state or municipal statute, rule, ordinance or zoning law or any
     regulation, rule or directive of any governmental or regulatory agency as
     may now exist or may hereafter exist concerning the use, operation or
     safety of the Premises.  In addition, Tenant covenants and agrees to
     operate the Premises in conformance with the Rules and Regulations which
     are attached to this Agreement as Exhibit "F", and made a part hereof.
     Tenant shall not use the Premises or the building in which the Premises are
     contained for any purpose that will increase the insurance rate or risk of
     the building above that which is customary and normal for the uses set
     forth above and, in such event, Landlord, as an additional remedy for the
     violation of this provision, may elect to recover, as "Additional Rental"
     (defined below), the total cost of such increase from Tenant, without
     contribution of other tenants of the Business Park.  (See Article 8.6.)

4.3  All damages to the Premises, the Common Areas or the building in which
     the Premises are contained, caused by Tenant's negligence, shall be
     repaired at Tenant's expense.  Tenant shall not commit waste or allow waste
     to be committed on the Premises or the Common Areas.  Tenant shall not
     perform any acts or carry on any practices which will constitute a nuisance
     or menace, or be offensive, to the other tenants or occupants or to the
     general public.  Tenant shall keep the Premises, its use of the Common
     Areas and all its improvements in sound condition, in good repair and safe
     for the incidental use of its business invitees.

4.4  Tenant shall not make or permit any noise or odor that is objectionable
     to the public, to other tenants of the Business Park or to Landlord to
     emanate from the Premises and shall not create or maintain a nuisance
     thereon.  Tenant shall not disturb, solicit or canvas the users of the
     Common Areas without the consent of Landlord and shall not do any act
     tending to injure the reputation of the Landlord or the Business Park.

                                       3
<PAGE>

4.5  Lessee shall not place or permit any radio antenna, loud speakers, sound
     amplifiers or any other thing or item on the exterior of the roof or
     outside of the building or the Premises.

4.6  Lessee shall not obstruct, encumber or use the parking areas, sidewalks,
     entrances, passages, vestibules, stairways, corridors and halls for any
     purpose other than ingress or egress to and from the Premises and for
     parking only in the delegated areas for such use.

                                 ARTICLE FIVE
                                    RENTAL
                                    ------

5.1  The total agreed rental (the "Rental") for the term of this Lease is the
     sum of: (i) the "Minimum Rental" (defined below) and (ii) the "Additional
     Rental" (defined below).

5.2  (a)  The Minimum Rental for the lease term shall be in the amount provided
          in Article One. In the event the first day of the lease term shall not
          be the first day of a calendar month, then the rental for the first
          month of the term shall be prorated on a daily basis.

     (b)  Tenant shall pay the Minimum Rental, in advance, in equal monthly
          installments as provided in Article One.

     (c)  An amount equal to the first installment of Minimum Rental payment
          shall be paid by Tenant upon the execution of this Lease. Tenant will
          receive, on any prorated minimum rent due and for the first full
          month's minimum rent due a credit in an amount equal to this
          installment. Any minimum rental for the first full month under this
          Lease for which minimum rental is payable, after the application of
          the above described credit, will be due on or before the first day of
          the month to which it is applicable. other installments of the minimum
          rental payment shall be due on or before the first day of the month to
          which it is applicable and the rental obligation of Tenant shall be
          deemed delinquent if any given monthly installment is not received by
          Landlord on or before the fifth day of the month in which it is due.
          Any Additional Rental or Rental Adjustments which are not paid within
          five (5) days of when they are due shall be deemed delinquent.

          All rentals shall be paid by Tenant without any right of offset or
          deductions therefrom for any purpose.  All rent is, and shall be,
          payable in legal tender at Landlord's address as set forth herein for
          notice or at such other address as Tenant may be directed from time to
          time by notice from Landlord.

                                       4
<PAGE>

5.6  The term "Additional Rental" shall include any cost, charge or expense
     of any kind whatsoever which is or may become payable and due to Landlord
     by Tenant in accordance with the terms, covenants and conditions of this
     Lease, excluding Minimum Rental.  Additional Rental includes, but is not
     limited to, Tenant's Common Area Maintenance Fees (Article Six), Tenant's
     Proportionate Share of Excess Taxes (Article Seven) and Excess Premiums
     (Article Eight) and any and all Rental Taxes which are in existence or
     which may come into existence, and which are based upon or measured by the
     payment of Minimum Rental or items of Additional Rental other than said
     Rental Taxes.

5.7  Any installment of rent accruing under the provisions of this Lease that
     shall not be paid when due shall bear interest at the annual rate of three
     percent (3%) above the prime rate reported from time to time by the Wall
     Street Journal as the base rate on corporate loans at large U. S. Money
     Center commercial banks from the date when the same was payable by the
     terms hereof until the same shall be paid by Tenant.

                                  ARTICLE SIX
                          COMMON AREA MAINTENANCE FEE
                          ---------------------------

6.1  Tenant covenants and agrees to pay to the Landlord, in addition to the
     rentals specified in Article Five hereof, as Additional Rental, a Common
     Area Maintenance Fee payable in equal monthly installments as provided for
     in Article One.  Landlord shall have the responsibility of Business Park's
     Common Area (defined below) specifically including, without limitation
     gardening and landscaping, lighting, removal of Common Area trash, rubbish,
     garbage and other refuse, parking lot cleaning, snow removal, outside
     window cleaning (monthly), Common Area utilities and lawn maintenance.

     "Common Area" means all areas and space provided by Landlord for the common
     use and joint use of the occupants of the Business Park and/or their
     employees, agents, servants and customers and other invitees, including,
     without limitation, parking area, access roads, driveways, retaining walls,
     interior store boundary walls, exterior walls and trim (but not store
     fronts), exterior utilities and service lines, landscaped areas, truck
     service ways loading docks, stairs, ramps and sidewalks.

6.2  Within one hundred twenty days following the end of the year 1999 and each
                                                                  ----
     year thereafter Landlord shall furnish Tenant a statement covering the
     calendar year just ended, certified as correct by a certified public
     accountant or an authorized representative of Landlord and showing the
     total Business Park Common Area Maintenance Costs and the amount of
     Tenant's share for such costs. If Tenant's share exceeds the Common Area
     Fee provided for in Article One, then Tenant's Common Area Fee will be
     increased to reflect the increase in the Common Area Maintenance Cost and
     will be payable as Additional Rental pursuant to Section 6.1 above.

6.3  Common area maintenance fees shall not escalate more than 5% of base
     rate for the term of the Lease.

                                 ARTICLE SEVEN
                                     TAXES
                                     -----

7.1  Landlord agrees to pay all taxes, assessments and governmental charges
     of any kind and nature whatsoever (hereinafter collectively referred to as
     "Taxes") lawfully levied or assessed against the Business Park, including
     the buildings and the grounds, parking areas, driveways and alleys around
     the buildings, provided, however, that the maximum

                                       5
<PAGE>

     in taxes attributable to the Business Park to be paid by Landlord during
     any one real estate tax year shall be those taxes levied against the
     Business Park during the year 1999. If in any real estate tax year during
                                   ----
     the term of this Lease, or any renewal or extension of this lease, the
     taxes levied against the buildings and the grounds, parking areas,
     driveways and alleys around the buildings during such tax year shall exceed
     the amount levied during the year 1999, Tenant shall pay to Landlord as
                                       ----
     additional rental, Tenant's proportionate share of the amount of such
     excess ("Excess Taxes"). Tenant's proportionate share, as used herein,
     shall mean a fraction, the numerator of which is the floor area contained
     in the Premises as provided in Article One above and the denominator of
     which is the total contracted floor area in the Business Park.

7.2  At Tenant's request Landlord shall employ a tax consulting firm to attempt
     to assure a fair tax burden on the buildings and grounds within the
     applicable taxing jurisdiction. Tenant shall pay to Landlord upon demand
     from time to time, as additional rent, the amount of Tenant's proportionate
     share of the cost of such service.

7.3  Any payment to be made pursuant to this Article Seven with respect to the
     real estate tax year in any partial lease year shall be prorated.

                                 ARTICLE EIGHT
                                   INSURANCE
                                   ---------

8.1  The Landlord agrees that it will keep the buildings in the Business
     Park of which the Premises is a part (excluding Tenant's improvements and
     the contents of the Premises) insured by standard form fire and extended
     coverage casualty insurance in an amount not less than eighty percent (80%)
     of the original cost thereof (excluding excavations, footings and
     foundations).

8.2  The Landlord agrees to maintain public liability insurance covering the
     Business Park of which the Premises is a part, it being understood that
     such coverage may not insure against the negligence of the Tenant.

8.3  Tenant will keep in force, at its own expense so long as this Lease
     remains in effect or during such other time as the Tenant occupies the
     leased Premises or any part thereof, public liability insurance with
     respect to the leased Premises with minimum limits of One Million Dollars
     ($1,000,000.00) on account of bodily injury or death of one person, and One
     Million Dollars ($1,000,000.00) on account of bodily injuries or death of
     more than one person as a result of any one accident or disaster; and
     property damage insurance at the minimum limits of  2,000,000.00. Tenant
                                                        --------------
     shall cause Landlord to be named as an additional insured party thereon.
     Insurance coverage, as provided, shall be issued by insurance companies
     licensed to do business in the State of Oklahoma with a Best's rating of
     "A" or better. Tenant shall deliver to the Landlord a certificate or
     certificates of insurance of all such insurance coverage, a copy of all
     such insurance policies and proof of payment of annual premiums.

8.4  Landlord shall insure at its sole cost and expense any and all plate
     and other glass damaged or broken from any cause whatsoever in and about
     the Premises.

8.5  Tenant agrees that it will not keep, use, sell or offer for sale in or
     upon the Leased Premises any article which may be prohibited by the
     standard from of fire insurance policy.  Tenant agrees to pay any increases
     in premiums for fire and extended coverage insurance that may be charged
     during the Lease Term on the amount of such insurance which may be carried
     by Landlord on the Premises or the Business Park, resulting from the type
     of materials kept or stored by Tenant in the Premises, whether or not
     Landlord has consented to the same.  In determining whether increased
     premiums are the result of Tenant's use of the Premises, a schedule, issued
     by the organization making the insurance rate on the Premises, showing the
     various components of such rate, shall be conclusive evidence of the
     several items and charges which make up the fire insurance rate on the
     Premises.

8.6  In the event Tenant's occupancy causes any increase of premium for the
     fire and/or casualty rates on the Premises or Business Park or any part
     thereof above the rate for

                                       6
<PAGE>

     the least hazardous type of occupancy legally permitted in the Premises,
     the Tenant shall pay the additional premium on the fire, and/or casualty
     insurance policies by reason thereof. The Tenant also shall pay, in such
     event, any additional premium on the rent insurance policy that may be
     carried by the Landlord for its protection against rent loss through fire.
     Bills for such additional premiums shall be rendered by Landlord to Tenant
     at such times as Landlord may elect, and shall be due from, and payable by,
     Tenant when rendered, and the amount thereof shall be deemed to be, and be
     paid as, additional rent.

8.7  If during the year  1999, or during any subsequent year of the primary
                         ----
     term or any renewal or extension, Landlord's cost of maintaining the
     insurance provided for in this Article shall exceed Landlord's cost of
     maintaining such insurance for the year  1999, Tenant agrees to pay to
                                              ----
     Landlord, as additional rental, Tenant's full Proportionate Share, as
     defined in Paragraph 7.1 above, of such excess ("Excess Premiums").

8.8  Any payment to be made pursuant to this paragraph with respect to a
     partial lease year shall be subject to a pro rata adjustment based on the
     ratio of the partial lease year to a full lease year.

                                  ARTICLE NINE
                                    DEFAULT
                                    -------

9.1  In the event of a default, as herein described, on the part of the Tenant,
     Landlord shall have the following remedies which shall be cumulative and
     shall not exclude any other right or remedy given to Landlord as Landlord
     under the laws of the State of Oklahoma.

9.2  If Tenant shall file a petition in voluntary bankruptcy or be adjudged
     bankrupt in involuntary proceedings or make all assignment for benefit of
     creditors or like arrangements or composition or file a petition in the
     federal court for reorganization or otherwise seek relief under the Code of
     Bankruptcy of the United States of America or files for the appointment of
     a receiver or trustee or discontinues business in the Premises for any
     reason whatsoever, except as otherwise permitted by this Lease, such is to
     be considered a default under this Lease and Landlord, without further
     notice or demand and either with or without entry upon Premises, at its
     discretion at anytime thereafter, may elect to terminate Tenant's rights
     under this Lease and thereafter be entitled to recover damages in the
     amount equal to the then present value of the then remaining and unpaid
     portion of the Minimum Rental for the remaining and unexpired portion of
     the term of this Lease.  Said present value shall be calculated using a
     discount factor equal to the then cost of funds published by the Eleventh
     District Federal Home Loan Bank; and/or

9.3  Upon the following events of default by Tenant:

     (a)  The payment of any Rental not being made upon the day the same shall
          become due and same remains unpaid for five (5) days after written
          notice from Landlord to Tenant of such nonpayment of Rental.

     (b)  The neglect, failure or refusal by the Tenant in the performance of
          any of the other terms, conditions or covenants of this Lease by said
          Tenant to be performed, and the continued neglect, failure or refusal
          for a period of ten (10) days after the service of written notice of
          such default by the Landlord on Tenant; then the Landlord may enter
          into and upon the Premises or any part thereof and repossess the same
          with or without terminating this Lease and, without prejudice to any
          of its remedies for rent or breach of covenant and in any such event,
          may, at its option: (i) terminate said Lease by giving written notice
          of its election to so do, or may, at its option, (ii) lease the
          Premises or any part thereof as the agent of the Tenant, or otherwise,
          or may, at its option, (iii) accelerate to the entire remaining unpaid
          balance of Minimum Rental, in which event the then present value of
          the entire unpaid balance of Minimum Rental shall be immediately due
          and payable as similarly provided in Article 10.2 below.  In the event
          of any such re-letting, as described in (ii) above, the Tenant shall,
          without demand or further process of law, pay to Landlord at the end
          of each month during the full term of this Lease, the deficiency of
          the net Minimum

                                       7
<PAGE>

          Rental.

9.4  Landlord shall, in addition thereto, have a lien against all
     merchandise, fixtures, furniture, equipment or other personal property
     located in the Premises for the payment of rents or other amounts due
     hereunder.

9.5  In the event of breach or Rental default as provided herein, Landlord
     shall be entitled to common law and statutory (Oklahoma) remedy of
     distraint and Landlord shall be entitled to the immediate possession of the
     Premises and may sell and dispose of the leasehold, as well as the property
     of the said Tenant, at public auction.  Tenant hereby acknowledges that
     this is a lease for business purposes only and does, by these presents,
     waive any rights granted to Tenant pursuant to any statutes of the State of
     Oklahoma.  Tenant shall be liable to Landlord for all sums remaining unpaid
     in the event of such a sale and all of the expenses incident to the
     collection thereof, including reasonable attorney's fees.

                                  ARTICLE TEN

                             FIRE OR OTHER CASUALTY
                             ----------------------

10.1 If the Premises (excluding Tenant improvements or contents of the
     Premises) shall be damaged by fire or other risk covered by standard form
     fire and extended coverage casualty insurance and is not thereby rendered
     untenantable, in whole or in part, Landlord shall promptly, upon receipt of
     insurance proceeds, cause such damage to be repaired and the rent shall not
     be abated; if, by reason of such occurrence, the Premises shall be rendered
     untenantable only in part, the Landlord shall promptly, upon receipt of
     insurance proceeds, cause the damage to be repaired and the minimum rent,
     meanwhile, shall be abated proportionately as to the portion of the
     Premises rendered untenantable; if, by reason of such occurrence, the
     Premises should be rendered wholly untenantable, the Landlord shall
     promptly, upon receipt of insurance proceeds, cause such damage to be
     repaired, and the minimum annual rent, meanwhile, shall be abated in whole;
     provided, however, if the leased Premises shall be damaged, whether or not
     from a risk of the type covered by Landlord's fire and extended coverage
     casualty insurance, to the extent that such damage is fifty percent (50%)
     or more of the then replacement cost of the leased Premises, then, in such
     event, the Landlord shall have the right, at Landlord's option, to declare
     this Lease canceled by giving appropriate written notice to the Tenant
     within thirty (30) days first following said occurrence, whereupon this
     Lease Agreement and tenancy hereby created shall cease as of the date of
     damage occurrence, all rentals to be adjusted as of such date.  The
     obligation of Landlord, where such obligation exists under the foregoing
     sentence, to repair damages shall be limited to repair and restoration of
     the damaged portion of the Premises to substantially the condition of the
     Premises as existed upon delivery of possession of the Premises to Tenant
     at the commencement of the term of this Lease, is modified by ordinary wear
     and tear preceding such damage.  If the Premises shall be damaged, whether,
     or not from a risk of the type covered by Landlord's fire and extended
     coverage insurance, provided such damage was not caused by the negligent or
     willful acts of the Tenant, and is thereby rendered untenantable, wholly or
     in part, following which the Landlord is unable to repair the Premises
     within 120 days after receipt by the Landlord of the insurance proceeds,
     then, in such event, the Tenant shall have the right, at Tenant's option,
     to declare this Lease canceled by giving appropriate written notice to the
     Landlord within ten (10) days first following said 120 day period,
     following which this Lease Agreement and tenancy hereby created shall cease
     as of the date of such notice.

10.2 It is further understood and agreed that, if fifty percent (50%) or more of
     the gross floor area of the building of the Business Park wherein the
     Premises are located (whether or not the Premises are damaged) are rendered
     untenantable by fire or other casualty, following which the Landlord does
     not elect to commence restoration of said damages within sixty (60) days
     after such occurrence of damages, then, in such event, the Landlord shall
     have the option right to declare this Lease canceled by giving appropriate
     written notice, within thirty (30) days first following said sixty (60) day
     period, following which this Lease Agreement and tenancy hereby created
     shall cease

                                       8
<PAGE>

     as of the last day of the next full calendar month first following the date
     of such termination notice.

                                ARTICLE ELEVEN

                            REPAIRS AND MAINTENANCE
                            -----------------------

11.1 Landlord will keep the exterior, including the roof and structural
     portions of the Premises, except doors in good repair; provided, however,
     Landlord shall not be responsible for the repair of any damage that shall
     be caused by the negligence of the Tenant or its agents, servants,
     employees, assignees, sublessees, contractors, customers, or invitees.  The
     Landlord agrees to keep in good repair and to maintain, to the extent
     reasonably necessary and consistent with good business practices, the
     Common Area of the Business Park, to keep the same reasonably free from
     debris and to illuminate such areas adequately.  Landlord shall be under no
     other liability for repair, maintenance, alteration or other action with
     reference to the Premises or any part thereof, or any plumbing, heating,
     electrical, air conditioning or other mechanical installation therein,
     except as otherwise provided by Article Eleven of this Lease Agreement
     relating to repair of damage from a casualty.  Landlord shall be
     responsible for all repair in excess of $250.00 per occurrence.

11.2 Landlord agrees to provide and maintain the necessary mains, feeders,
     ducts and conduits within the Business Park in order to bring gas and
     electricity up to the boundary of the Premises; it being understood that
     all means of distribution of such services within the Premises shall be
     maintained by the Tenant at the Tenant's expense.

11.3 Tenant hereby agrees to keep the interior of the Premises, including any
     doors, together with all lighting, electrical, plumbing, heat, ventilating
     and air conditioning systems and other mechanical installations therein, in
     good order and repair and will make all replacements thereto at its own
     expense. Tenant will surrender the leased Premises at the expiration of the
     term or at such other time as it may vacate the Premises in as good a
     condition as when received, excepting depreciation caused by ordinary wear
     and tear and damage by other causes not required hereunder to be repaired
     by Tenant.

11.4 Landlord agrees that on all new interior construction, the normal
     contractor and equipment warranties will inure to the benefit of Tenant.

                                 ARTICLE TWELVE
                                   UTILITIES
                                   ---------

12.1 All utility services except for water and sewage services, used by the
     Tenant in connection with the occupancy of the Premises, shall be paid by
     Tenant directly to the provider of such services, and the Tenant shall keep
     all bills for such services current as they come due.  Tenant hereby
     indemnifies and agrees to save Landlord harmless from all such liability
     for said services.  In the event Tenant fails to pay for any such services
     as and when they come due, Landlord may elect to pay same and charge
     Tenant, as Additional Rental, the amounts paid.  It is understood that
     utility services, excluding water and sewage, have been designed for
     separate metering and that Tenant will provide such deposits, if any, as
     may be required by any utility company in order to cause commencement of
     utility services to the Premises occupied by Tenant.  Water and sewage
     services for the Premises shall be provided through a Landlord's common use
     meter at Landlord's expense.  In no event shall Landlord be liable for an
     interruption or failure in the supply of water and sewage services to the
     Premises.  Water and sewage service shall be paid for by Landlord.  Tenant
     will be billed periodically for its pro rata share of these charges as
     Additional Rental.

                                ARTICLE THIRTEEN
                             SIGNS AND ADVERTISING
                             ---------------------

                                       9
<PAGE>

13.1 Tenant will not place or suffer to be placed or maintained on the exterior
     of the Premises any sign, advertising matter or other thing of any kind and
     will not place or maintain any decoration, lettering or advertising matter
     on the door or any glass of the Premises without first obtaining the
     Landlord's written approval thereof. The cost of all signage of any kind
     whatsoever shall be borne by Tenant, unless otherwise provided herein. Upon
     the installation or removal of any signs or advertising matter, Tenant
     shall, at its sole expense, repair any damages to the Building or to the
     Common Usage Areas occasioned by such installation or removal, including
     restorations occasioned thereby. Any sign or advertising matter placed or
     maintained by Tenant will be in conformance with the provisions of Exhibit
     "E" attached hereto and made a part hereof.

13.2 The Landlord reserves the right to place any sign or advertisement on
     the Building or the Common Usage Areas as it desires and to place
     restrictions on the sources furnishing sign painting, lettering or
     construction, and on the appearance of such signage.

                               ARTICLE FOURTEEN
                           ASSIGNMENTS OR SUBLETTING
                           -------------------------

14.1 Tenant will not assign this Lease, in whole or in part, nor sublet all
     or any part of the Premises without the prior written consent of the
     Landlord being first obtained, which consent shall not be unreasonably
     withheld.  Any such assignment or subletting shall not affect or relieve
     the Tenant from any of its obligations under this Lease, including, without
     limitation, the obligations to pay the Rentals when due and the obligations
     of Tenant to perform all of its covenants hereunder.  The terms "assign"
     and "sublet" shall be construed to include assignment or subletting by
     operation of law.

14.2 If at any time during the Lease Term, any part, or all, of the corporate
     shares of Tenant shall be transferred by sale, assignment, bequest,
     inheritance, operation of law or other disposition so as to result in a
     change in the present effective voting control of Tenant by the person, or
     persons, owning a majority of said corporate shares on the date of this
     Lease, Tenant shall promptly notify Landlord in writing of such change and
     Landlord may terminate this Lease at any time after such change in control
     by giving Tenant thirty (30) days' prior written notice of such
     termination.

                                ARTICLE FIFTEEN
                                 PARKING AREAS
                                 -------------

15.1 Landlord reserves the right to designate in its sole discretion, certain
     portions of the Common Area to be used as parking areas for the exclusive
     use of certain tenants and/or their business invitees and to designate
     other portions of the Common Area to be used as parking areas for the
     general use of all the tenants of the Business Park and their business
     invitees.

                                ARTICLE SIXTEEN
                                  INSPECTION
                                  ----------

16.1 Landlord or Landlord's agents shall have the right to enter the Premises
     during normal business hours to examine the same and to show them to
     prospective purchasers, mortgagees or tenants of the Landlord or to make
     such decorations, repairs, alterations, improvements or additions as the
     Landlord may deem necessary or desirable.

16.2 In the event of an emergency, Landlord or Landlord's agent may enter the
     Premises using whatever means is reasonable under the circumstances to
     accomplish such entry.

16.3 Tenant shall, upon termination of the Lease or of Tenant's possession,
     surrender all keys of the Premises to Landlord at the place then fixed for
     the payment of rent and shall make known to Landlord the explanation of all
     combination locks on safes, cabinets and vaults in the Premises.

                                       10
<PAGE>

                               ARTICLE SEVENTEEN
                           SUBORDINATION TO MORTGAGE
                           -------------------------

17.1 At the option of the holder of any present or future mortgage of the land
     and buildings of which the Premises are a part, this Lease shall be subject
     and subordinate to such mortgage to the full extent of all sums and amounts
     secured thereby and, at the request of Landlord or Landlord's mortgagee,
     without any way diminishing or negating the effectiveness of the
     subordination provided for herein, Tenant shall execute any instruments or
     documents that may be deemed necessary or proper by counsel for Landlord or
     Landlord's mortgagee to effect such subordination; provided, however, that,
     at such time as any subordination is requested, Landlord shall furnish
     Tenant evidence that Tenant shall have the right to remain in possession of
     the Premises under the terms of this Lease, notwithstanding any default in
     such mortgage or trust deed or after foreclosure thereof, so long as Tenant
     is not in default under any of the covenants, conditions and agreements
     contained in this Lease. In the event any proceedings are brought for the
     foreclosure of any mortgage on property on which the Premises is located,
     Tenant will attorn to the purchase at a foreclosure sale and recognize the
     purchaser as Landlord under the Lease.

17.2 At Landlord's request, Tenant will execute either an estoppel certificate
     addressed to Landlord's mortgagee or any prospective successor of Landlord
     or a three-party agreement among Landlord, Tenant and said mortgagee or
     successor, certifying to such facts (if true) regarding the status and
     terms of this Lease as may be requested and agreeing to such notice
     provisions and other matters as such mortgagee or successor may reasonably
     require in connection with Landlord's financing or the conveyance of the
     Building.

                               ARTICLE EIGHTEEN
                        WARRANTY, COMPLIANCE WITH LAWS
                        ------------------------------

18.1 The Landlord covenants and warrants that it has full right, power and
     authority to enter into this Lease for the term herein granted and that, as
     of the date hereof, the said Premises may be used by Tenant for the
     purposes herein set forth.  The Tenant agrees, during its occupancy of the
     Premises, to promptly execute, observe and comply with all present and
     future laws, ordinances, rules, requirements and regulations of any
     federal, state, county, city or any other governmental agency and of any or
     all of their respective several departments, offices and bureaus affecting
     the Premises.

                               ARTICLE NINETEEN
                                    NOTICES
                                    -------

19.1 For all purposes hereunder, the addresses of the parties hereto are as
     follows:

          Landlord:      Wilshire Square
                         c/o CB Richard Ellis/Oklahoma, Property Management
                         7912 East 31/st/ Court, Suite 200
                         Tulsa, Oklahoma 74145-1346

          Tenant:        At address shown in Article One.

19.2 The parties hereto shall have the right, from time to time, to designate
     different addresses than those above set forth by giving written notice to
     the other party designating such new address.

19.3 Any notice to be given by either party to the other shall be in writing
     and shall be deemed to have been served upon the party to whom it shall be
     directed: (i) as of the date of deposit in the United States mail, postage
     prepaid, certified or registered mail, addressed to such party at the
     address above given, or at such other address as such party may, from time
     to time, designate in accordance with the provisions hereof or (ii) as of
     the date of hand delivery to the Landlord or Tenant as the case may be.

                                       11
<PAGE>

                                ARTICLE TWENTY
                             PREMISES ALTERATIONS
                             --------------------

20.1 The Tenant shall have the right, at any time and from time to time during
     the term of this Lease, to make such changes and alterations to the
     interior of the Premises as the Tenant shall deem necessary or desirable in
     --------
     connection with the requirements of the Tenant's business; provided,
     however:

     (a)  no change or alteration shall weaken, either temporarily or
          permanently, the structure of the Premises nor, when completed, shall
          be of such a character as to:

          (1) affect adversely the value of the Premises;

          (2) materially reduce the cubic content of said Premises; or

          (3) diminish the general utility of the Premises; and

     (b)  no change or alteration involving a reasonably estimated (by the
          Landlord) cost of more than Five Thousand Dollars ($5,000.00)
          (excluding trade fixtures) shall be undertaken except pursuant to the
          provisions contained in Exhibit "D" attached hereto.

     Tenant shall not make any changes or alterations to the exterior of the
     Premises and shall not make any penetrations in the roof or demising walls
     of the Premises, regardless of the estimated cost thereof, without the
     prior written consent of Landlord in each such occasion obtained.

20.2 All alterations and improvements of said Premises by Tenant shall be and
     become a part of the real estate, except such machinery, equipment,
     appurtenances, furnishings and fixtures placed therein by Tenant as trade
     equipment and fixtures.

                              ARTICLE TWENTY-ONE
                                INDEMNIFICATION
                                ---------------

21.1 Except as to injury, death or property damage proximately caused by the
     negligence of Landlord for which Landlord is legally liable, Tenant agrees
     to indemnify and hold Landlord harmless from all claims, suits, actions,
     damages, liability and claims (including costs and expenses of defending
     against all of the aforesaid) arising (or alleged to arise) from any act or
     omission of Tenant or Tenant's agents, employees, assignees, sublessees,
     contractors, customers or invitees, or arising from any injury to or death
     of any person or persons or damage to or destruction of the property of any
     person or persons occurring at the Premises, and Common Areas attendant
     thereto, and Tenant assumes responsibility for the condition of the
     Premises and agrees to give Landlord written notice in the event of any
     damage, defect or disrepair therein.

21.2 Tenant agrees to use and occupy the Premises and place its fixtures,
     equipment, merchandise and other property thereon at its own risk and
     hereby releases Landlord and its agents from all claims for any damage or
     injury to the full extent permitted by law. Tenant agrees that Landlord
     shall not be responsible or liable to Tenant, or those claiming under
     Tenant, for any injury, death or damage or loss occasioned by the acts or
     omissions of persons occupying any part of the Premises or, occasioned by
     the condition of the Premises, the upkeep for which Tenant is responsible
     under the terms of this Lease.

                              ARTICLE TWENTY-TWO
                               SECURITY DEPOSIT
                               ----------------

22.1 Tenant, contemporaneously with the execution of this Lease, will deposit
     with Landlord a security deposit in the sum provided for in Article One,
     receipt of which is hereby acknowledged by Landlord. Said deposit shall be
     held by Landlord, without liability for

                                       12
<PAGE>

     interest, as security for the faithful performance by Tenant of all of the
     terms, covenants, and conditions of this Lease by said Tenant to be kept
     and performed during the Lease Term. At the end of the Lease Term or upon
     any earlier termination of the lease, Landlord shall return the deposit to
     Tenant, less any portion thereof needed to compensate Landlord for damages
     other than those caused by normal wear and tear.

                             ARTICLE TWENTY-THREE
                                 CONDEMNATION
                                 ------------

23.1 Should so much of the Premises be condemned for public or quasi-public use
     so as to render the Premises untenantable for Tenant's use under this
     Lease, then either Landlord or Tenant, upon written notice to the other
     within 20 days of the taking date, shall be entitled to terminate this
     Lease and upon such termination, the rent shall be adjusted to the date of
     termination.

23.2 The Tenant shall have no claim against the Landlord for the value of any
     unexpired term of the Lease and no right or claim to any part of any
     condemnation award for any reason related to the Premises or this Lease,
     except that the Tenant shall be entitled in any such condemnation
     proceeding to prove and collect damages, if any, for the taking of its
     trade fixtures that are not part of the realty. The provisions of the
     foregoing paragraphs shall apply whether or not the Lease is terminated as
     aforesaid.

                              ARTICLE TWENTY-FOUR
                            MISCELLANEOUS PROVISIONS
                            ------------------------

24.1 Offer and Acceptance.  The submission of this "Lease Agreement" for
     --------------------
     examination does not constitute agreement between the parties hereto. This
     document becomes effective only upon execution and delivery thereof by
     Landlord and Tenant on or before the Expiration of Offer Date provided for
     in Article One, failing which no reservation or option shall later exist to
     complete this "Lease Agreement".

24.2 Rent Tax.  If, at any time during the term of this Lease or any
     --------
     extension thereof, a tax or excise on rents is levied or assessed against
     Landlord by a lawful taxing authority on account of Landlord's interest in
     this Lease or the rents or other charges reserved hereunder, Tenant agrees
     to pay to Landlord, upon demand, as Additional Rent under Article 5.4
     hereof, the amount of such tax or excise. In the event any such tax or
     excise is levied or assessed directly against Tenant, the Tenant shall be
     responsible for and shall pay the same at such times and in such manner as
     the taxing authority shall require.

24.3 Recording.  Tenant shall not record this Lease without the prior written
     ---------
     consent of the Landlord. However, Tenant and Landlord, upon the request of
     either, agree to execute and deliver a memorandum of this Lease in
     recordable form for the purposes of recordation at Tenant's expense.

24.4 Time. Time is of the essence of this Lease.
     ----

24.5 Entire Agreement.  This instrument (including all attachments hereto)
     ----------------
     constitutes the entire agreement between Landlord and Tenant and the same
     may not be amended or modified orally.

24.6 Successors.  This Lease shall inure to the benefit of and be binding
     ----------
     upon Landlord and Tenant, their successors and assigns (or heirs, executors
     and administrators, as the case may be) subject to the terms, covenants and
     conditions stated. In the event of the assignment of this Lease by
     Landlord, Tenant agrees to attorn to the rights of the assignee.

24.7 Construction of Lease.
     ---------------------

     (a)  The term "Landlord", as herein used, means and includes the named
          Landlord, its successors and assigns, and the term "Tenant," as herein
          used, means and

                                       13
<PAGE>

          includes the named Tenant, its successors and any assignees to whom
          this Lease may be validly assigned as hereinabove provided, and all of
          the terms and provisions of this Lease shall be binding on and inure
          to the benefit of such successors and assigns.

     (b)  This Lease shall be governed by and enforced in accordance with the
          laws of the State of Oklahoma.

                                       14
<PAGE>

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

                                            LANDLORD
                                            --------

                                            D/B/A/WILSHIRE SQUARE, BY ITS AGENT,
                                            CB RICHARD ELLIS/OKLAHOMA,
                                            PROPERTY MANAGEMENT

                                            By:_________________________________
                                                Lori Bryant Donovan, President

                                            TENANT
                                            ------

                                            IDS ENGINEERING, INC.

                                            By:_________________________________

                                            Name:_______________________________

                                            Title:______________________________
ATTEST:

_______________________________
Secretary

                                       15
<PAGE>

                                  EXHIBIT "A"

                        PLOT PLAN OF THE BUSINESS PARK
                        ------------------------------

                                       16
<PAGE>

                                  EXHIBIT "B"

                    LEGAL DESCRIPTION OF THE BUSINESS PARK
                    --------------------------------------

     All of Lot 6; Part of Lot 5; Part of Lot 7, all in Block 1, JOHNSON-FAGG
     INDUSTRIAL ADDITION, an Addition in Tulsa, Tulsa County, Oklahoma,
     according to the official recorded plat thereof, more particularly
     described as follows, to-wit: Beginning at the Northwest corner of said Lot
     6; thence S 89 (degrees) 57' 00" E along the North boundaries of said Lots
     6 and 7 a distance of 486.71 feet to a point 172.00 feet from the Northeast
     corner of said Lot 7; thence S 00 (degrees) 00' 55" W a distance of 460.21
     feet to a point in the South boundary of said Lot 5, 180.65 feet from the
     Southeast corner thereof; thence S 72 (degrees) 19' 35" W along the South
     boundary of said Lot 5 a distance of 275.75 feet to the Southwest Corner
     thereof; thence along the Westerly boundaries of said Lots 5 and 6 as
     follows: thence N 29 (degrees) 19' 56" W a distance of 365.36 feet; thence
     on a curve to the right having a radius of 350.00 feet a distance of 179.18
     feet; thence due North 54.38 feet to the point of beginning, containing
     208,511 square feet, more or less.

                                       17
<PAGE>

                                  EXHIBIT "C"

                        DESCRIPTION OF LANDLORD'S WORK
                        ------------------------------

1.   Landlord is furnishing 6,814 square feet at 11022 East 51/st/ Street "as
     is", except all mechanical systems shall be in normal working order.

                                       18
<PAGE>

                                  EXHIBIT "D"

                    CHANGES, ALTERATIONS AND MODIFICATIONS
                    --------------------------------------

All changes, alterations and modifications made by the Tenant to the Premises,
as described by numbered Article Twenty (such modifications, changes and
alterations being hereinafter, in this Exhibit, called "Work"), shall be done in
all cases subject to the following provisions which Tenant covenants to observe
and perform, to-wit:

1.   No Work shall be undertaken until detailed plans and specifications have
     first been submitted to and approved in writing by Landlord.

2.   In the event Tenant shall request Landlord's approval for Work of such
     nature as to be deemed complicated and of sufficient magnitude to so
     warrant, as determined by Landlord (and as would be similarly so determined
     by other prudent persons familiar with shopping center construction matters
     in Tulsa, Oklahoma), it shall be reasonable for the Landlord to require
     that such Work be undertaken only under the supervision of an architect or
     engineer who shall have been approved by Landlord, which approval, as to
     said architect or engineer, would not unreasonably be withheld.

3.   All Work shall be commenced only after all required municipal and other
     governmental permits and authorizations have been obtained (the Landlord
     agreeing to join in any application therefor, at the Tenant's expense,
     whenever necessary) and shall be done in a good and workmanlike manner and
     in compliance with all laws, ordinances, regulations and requirements of
     all federal, state and municipal governmental agencies and in accordance
     with the requirements of any insurer under an insurance policy then in
     effect as to the Premises. The cost of the Work shall be paid in cash at
     appropriate intervals so that the Premises, and the Business Park, shall be
     free at all times from liens for labor and materials supplied or claimed to
     have been supplied to the Premises and the Business Park. The Work shall be
     prosecuted with reasonable dispatch, except for unavoidable delays. At all
     times when any Work is in progress, the Tenant shall maintain or cause to
     be maintained: (a) adequate workmen's compensation insurance covering all
     persons employed in connection with the Work and with respect to whom death
     or injury claims could be asserted against the Landlord or the Tenant; (b)
     for the mutual benefit of the Tenant and the Landlord, comprehensive
     general liability insurance against all hazards, including liability
     assumed under contracts, to limits of not less than those required for
     public liability insurance under Article Eight; and (c) adequate builder's
     risk insurance designating the contractor, Landlord and Tenant as co-
     insureds, as their interests appear. Such comprehensive general liability
     insurance shall be in addition to the insurance under Article Eight but may
     be effected by an appropriate endorsement, if obtainable, upon the
     insurance policy referred to in said Article Eight.

                                       19
<PAGE>

                                  EXHIBIT "E"

                            SIGNAGE SPECIFICATIONS
                            ----------------------

Signs/Windows
-------------

Landlord will provide at no cost to Tenant, the building address numbers above
the front door and Tenant's company name in 2" block letters on the front door
only. All other signs or lettering on doors shall be printed, painted, or
affixed or inscribed at the expense of the Tenant after approval by Landlord and
by the sub-contractor of Landlord's choice.

Specification of sign placement and size is as follows:

      Height:    Four Feet Maximum
      Width:     Twelve Feet Maximum
      Depth:     Two Inch Minimum; Six Inch Maximum

To be adhered to building surface by any method that will not destroy or damage
the existing surface. No direct gluing or caulking will be permitted.

No sign, placard, picture, advertisement, or name shall be attached to any part
of the outside or inside of any window or door and Landlord shall have the right
to remove any such sign, placard, picture, advertisement, name or notice to and
at Tenant's expense.

Tenant shall not place anything or allow anything to be placed near the glass or
any window, door, partition or wall which may appear unsightly from outside the
premises.

All window coverings shall be one inch mini-blinds or equal and color shall be
approved by Landlord in advance in writing and shall be provided by Tenant at
Tenant's expense.

Tenant is responsible to keep interior windows washed.

                                       20
<PAGE>

                                  EXHIBIT "F"

                             RULES AND REGULATIONS
                             ---------------------

1.   COMMON AREA/ROOF

     All deliveries, etc. to rear.  Trash in Waste Disposal.

     The sidewalks and entrances, shall not be obstructed or used by Tenant for
     any purpose other than for ingress and egress. The exits, entrances, and
     roofs are not for the use of the general public and Landlord shall in all
     cases retain the right to control and prevent access thereto by all persons
     whose presence, in the judgement of the Landlord, shall be prejudicial to
     the safety, character, reputation and interests of the Premises and
     tenants, provided that nothing herein contained shall be construed to
     prevent access to persons with whom Tenant normally deals in the ordinary
     course of Tenant's business unless such persons are engaged in illegal
     activities. Neither Tenant, nor employees or invitees of Tenant, shall go
     upon the roof of the building.

2.   PARKING

     The parking areas in front of the Business Park Complex shall be used
     solely for passenger vehicles during normal business hours and the parking
     of trucks, trailers, delivery trucks, recreational vehicles and campers is
     specifically prohibited. No vehicle of any type shall be stored in any
     parking area at any time. In the event that a vehicle is disabled, it shall
     be removed within 48 hours. There shall be no "For Sale" or other
     advertising signs on or about any parked vehicle. All Tenants shall park in
     the designated parking area as designated by the Landlord from time to
     time. Trucks shall use the two 110th Street entrances for access to the
     service area. The East drive on 51st Street may be used as an exit.

3.   NUISANCES

     Tenant shall not use, keep or permit to be used or kept, any foul or
     noxious gas or substance on the Premises, or permit or suffer the Premises
     to be occupied or used in a manner offensive or objectionable to Landlord
     or other occupants of the building by reason of noise, odors and/or
     vibrations, or interfere in any way with other Tenants or those having
     business therein nor shall any animals or birds be brought in or kept in or
     about the Premises of the Project. Tenant shall maintain the leased
     Premises free from mice, bugs, and ants attracted by food, water or storage
     materials.

     Tenants shall contract for pest extermination on a regular basis, if
     required.

4.   DANGEROUS ARTICLES

     Tenant shall not use or keep on the Premises of the Project any kerosene,
     gasoline or inflammable or combustible fluid or material, or any article
     deemed extra hazardous on account of fire or other dangerous properties or
     use any other method of heating or air conditioning other than supplied by
     Landlord.

5.   IMPROPER CONDUCT

     Landlord reserves the right to exclude or expel from the Project any person
     who in the judgement of the Landlord, is intoxicated or under the influence
     of liquor or drugs or who shall in any manner do any act in violation of
     the Rules and Regulations of the said Project.

     Tenant shall not disturb, solicit, or canvas any occupant of the Project
     and shall cooperate to prevent the same.

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6.   AUCTION

     No auction, public or private will be permitted.

7.   EXTERIOR

     Tenant shall not place any improvements or moveable objects including
     furniture, etc., in the parking area or other areas outside of the said
     Premises, or on the roof of said Premises.

8.   DAMAGE

     Walls, floors and ceilings shall not be defaced in any way and no one shall
     be permitted to mark, nail, screw or drill into surface, paint or in any
     way mar the building surface. Pictures, certificates, licenses and similar
     items normally used in Tenant's Premises may be carefully attached to the
     walls by Tenant in a manner to be prescribed by the Landlord. Upon normal
     removal of such items by Tenant, any damage to the walls or other surfaces
     shall be repaired by Tenant.

9.   FURNITURE, SAFES/MOVING

     Furniture, freight, equipment, safes or other bulky articles shall be moved
     into or out of the Project only in the manner and at such times as Landlord
     may direct. Tenant shall not overload the floor of the Premises or in any
     way deface the Premises or any part thereof. Landlord shall in all cases
     have the right to determine or limit the weight, size and portion of all
     safes and other heavy equipment. Landlord will not be responsible for loss
     or damage to any safe or property from any cause and all damage done to the
     building by moving or maintaining any such safe or other property shall be
     repaired at the expense of Tenant.

10.  REQUIREMENTS OF TENANT

     The requirements of Tenant will be observed upon application to Landlord at
     the office of said building. Employees of Landlord shall not perform any
     work or do anything outside of the regular duties unless under special
     instruction from Landlord. Tenant shall give Landlord prompt notice of any
     defects in the water, sewage, gas pipes, electrical lights and fixtures,
     heating apparatus, or any other service equipment.

11.  USE

     The Premises will be used only for general business office purposes and
     purposes incidental to that use, and for no other purpose. Tenant will use
     the Premises in a careful, safe and proper manner. Tenant will not use or
     permit the Premises to be used or occupied for any purpose or in any manner
     prohibited by any applicable laws. Tenant will not commit waste or suffer
     or permit waste to be committed in, on, or about the Premises. Tenant will
     conduct its business and control its employees, agents, and invitees in
     such a manner as not to create any nuisance or interfere with, annoy, or
     disturb any other Tenant or occupant of the Project or Landlord in its
     operation of the Project.

REQUIREMENTS OF LAW; FIRE INSURANCE

12.  GENERAL. At its sole cost and expense, Tenant will promptly comply with all
     laws, statutes, ordinances, and governmental rules, regulations or
     requirements now in force or in force at any given time after the Lease
     Date, with the requirements of any board of fire underwriters or other
     similar body constituted now or after the Lease Date, with any direction or
     occupancy certificate issued pursuant to any law by any public officer or
     officers, as well as with the provisions of all recorded documents
     affecting the Premises, insofar as they relate to the condition, use, or
     occupancy of the Premises, excluding requirements of structural changes to
     the Building, unless required by the unique nature of Tenant's use or
     occupancy of the Premises.

                                       22
<PAGE>

13.  HAZARDOUS MATERIALS.

(a)  For purposes of this Lease, "hazardous materials" means any explosives,
     radioactive materials, hazardous wastes, or hazardous substances, including
     without limitation asbestos containing materials, PCB's, or substances
     defined as "hazardous substances" in the Comprehensive Environmental
     Response, Compensation and Liability Act of 1980, as amended, 42, U.S.C.
     (S)(S) 9601-9657; the Hazardous Materials Transportation Act of 1975, 49
     U.S.C. (S)(S) 1801-1812; the Resource Conservation and Recovery Act of
     1976, 42 U.S.C. (S)(S) 6901-6987; or any other federal, state, or local
     statute, law, ordinance, code, rule, regulation, order, or decree
     regulating, relating to, or imposing liability or standards of conduct
     concerning hazardous materials, waste or substances now or at any time
     hereafter in effect (collectively, "hazardous materials laws").

(b)  Tenant will not cause or permit the storage, use, generation or disposition
     of any hazardous materials in, on or about the Premises or the Project by
     Tenant, its agents, employees, or contractors. Tenant will not permit the
     Premises to be used or operated in a manner that may cause the Premises or
     the Project to be contaminated by any hazardous materials in violation of
     any hazardous materials laws. Tenant will immediately advise Landlord in
     writing of (1) any and all enforcement, cleanup, remedial, removal or other
     governmental or regulatory actions instituted, completed or threatened
     pursuant to any hazardous materials laws relating to any hazardous
     materials affecting the Premises; and (2) all claims made or threatened by
     any third party against Tenant, Landlord, the Premises or the Project
     relating to damage, contribution, cost recovery, compensation, loss or
     injury resulting from any hazardous materials on or about the Premises.
     Without Landlord's prior written consent, Tenant will not take any remedial
     action or enter into any agreements or settlements in response to the
     presence of any hazardous materials in, on or about the Premises.

(c)  Tenant will be solely responsible for and will defend, indemnify and hold
     Landlord, its agents, and employees harmless from and against all claims,
     costs, and liabilities, including attorneys' fees and costs, arising out of
     or in connection with Tenant's breach of its obligations in this Article
     13. Tenant will be solely responsible for and will defend, indemnify, and
     hold Landlord, its agents, and employees harmless from and against any and
     all claims, costs and liabilities, including attorneys' fees and costs,
     arising out of or in connection with the removal, cleanup, and restoration
     work and materials necessary to return the Premises and any other property
     of whatever nature located on the Project to their condition existing prior
     to the appearance of Tenant's hazardous materials on the Premises. Tenant's
     obligations under this Article 13 will survive the expiration or other
     termination of this Lease.

14.  CERTAIN INSURANCE RISKS. Tenant will not do or permit to be done any act or
     thing upon the Premises or the Project which would (a) jeopardize or be in
     conflict with fire insurance policies covering the Project and fixtures and
     property in the Project; (b) increase the rate of fire insurance applicable
     to the Project to an amount higher than it otherwise would be for general
     office use of the Project; or (c) subject Landlord to any liability or
     responsibility for injury to any person or persons or to property by reason
     of any business or operation being carried on upon the Premises. If the
     conduct of the Tenant, or any acts or omissions of the Tenant shall cause
     or result in any increase in premiums for insurance carried by the
     Landlord, whether or not Landlord allows such act or omission to continue,
     Tenant shall pay any increase in premium as Additional Rent.

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