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                                                                   EXHIBIT 10.41

                          TECHNOLOGY TRANSFER AGREEMENT

         This Technology Transfer Agreement (the "Agreement") is made as of the
19th day of December, 2003 is by and between Sam Communications, LLC, a Nevada
limited liability company ("Seller"), with its principal place of business at
117 N. 4th Street #564, Las Vegas, NV 89101, and Simulations Plus, Inc., a
California Corporation ("Buyer"), with its principal place of business at 1220
W. Avenue J, Lancaster, California 93534.

WITNESSETH

         WHEREAS, Seller owns all right, title, and interest in and to the
Software Technology (as defined in Section 1 below), and the Hardware Technology
(as defined in Section 1 below) the functional specifications for which are set
forth in Exhibit "B" attached hereto;

         WHEREAS, Seller owns the Marks (as defined in Section 1 below),
including, without limitation, "Say-it! SAM", and logo associated therewith;

         WHEREAS, Seller owns the Domain Names (as defined in Section 1 below)
that use the Marks, including, without limitation, "sayitsam.com"; and

         WHEREAS, Buyer desires to purchase all rights, title, and interest of
Seller in and to the Software Technology, Hardware Technology, the Marks and the
Domain Names as well as ongoing support from Seller in accordance with the terms
and conditions of this Agreement.

         NOW, THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Seller and Buyer, intending to be
legally bound, hereby agree as follows:

         1.       DEFINITIONS

                  Say-it! SAM Software. "Say-it! SAM Software" means all speech
output communication computer programs for personal digital assistants ("PDAs"),
palmtop computers, tablet computers, notebook computers and desktop computers
based on the Say-it! SAM software programs provided by Seller to Buyer for
evaluation, and the support software, including, but not limited to the
Installer and Layout Designer programs described in Exhibit B.

                  Software Technology. "Software Technology" means the Say-it!
SAM Software, including all source codes for all computer platforms and
operating systems and all intellectual property associated therewith developed
by Seller and known as Say-it! SAM as currently embodied in the operating
versions of such software provided by Seller to Buyer for evaluation, including
such additional modifications listed in Exhibit A which Seller agrees to perform
in a timely manner as part of this agreement, and all future enhancements to the
Software Technology that may be developed by Seller pursuant hereto, with the
consent of Buyer or pursuant to a separate written agreement between Buyer and
Seller.

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                  Hardware Technology. "Hardware Technology" means the modified
PDA sleeve for all Compaq iPAQ PDAs that are compatible with the CompactFlash
Expansion Pack for the iPAQ 3800, 3900, 5100 and 5500 series, including, but not
limited to all circuitry, design, manufacturing know-how and related
intellectual property that provides amplified sound output from a PDA running
the Say-it! SAM software or other sound-generating software. Nothing in this
Agreement shall preclude Buyer from developing its own hardware technology to
replace the Hardware Technology being acquired from Seller.

                  Support: "Support" means the ongoing maintenance of the
Software Technology to correct bugs or design flaws that may be discovered as
the product is used in the field or through in-house testing by Buyer.

                  Purchased Assets. "Purchased Assets" means, collectively, the
Software Technology, the Hardware Technology, the Marks and the Domain Names.

                  Marks. "Marks" means the trademarks, service marks, trade
names, brand names, logos, slogans and trade references, in each case whether
registered, under application or otherwise, owned by Seller that include the
sequential letters "sayitsam", together with (i) any licenses with respect
thereto; (ii) the goodwill and the business appurtenant thereto; (iii) any
rights, claims or chose in action, related to or deriving from any of the
foregoing; and (iv) any file histories, correspondence, application documents,
search reports, documents concerning the prosecution history, enforcement or
maintenance of rights, or restrictions on use, with respect to the trademarks,
service marks, trade names, brand names, logos, slogans and trade references set
forth in this Section, including without limitation any such documents with
respect to applications or registrations abandoned on or before the Acceptance
Date.

                  Development: "Development" means the addition of new
functionality or features to the Software Technology that extend or enhance its
utility and market appeal.

                  Domain Names. "Domain Names" means all Internet domain names
registered to Seller that include the sequential letters "sayitsam", including,
without limitation, "sayitsam.com." "Domain Names" shall also be deemed to
include (i) all goodwill associated therewith and inhering therein, (ii)
originals of all files, correspondence and other records relating to or
reflecting Seller's registration of the Domain Names or any and all right and
interest therein, (iii) all claims of Seller against any third parties relating
to the Domain Names and all documentation and records relating to such claims,
(iv) any and all intellectual property and any other proprietary rights
associated therewith existing at any time under the laws of any jurisdiction
anywhere in the world, including, without limitation, any trademark, service
mark, trade name, brand name and/or copyright rights relating thereto, all
registration and pending applications to register such rights, together with all
such rights inhering in or protecting names and marks derivative of or similar
to the Domain Names and the right to register any of the foregoing anywhere in
the world, and (v) any and all rights of Seller pertaining to the Domain Names
arising under its agreements with any and all domain name registrars, including
without limitation Network Solutions, Inc.

                  Acceptance Date. "Acceptance Date" means December 23, 2003.

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         2.       CONVEYANCE OF RIGHTS

                  Subject to the following terms and conditions, Seller,
effective as of the Acceptance Date, hereby sells, transfers, and conveys to
Buyer all rights and title to the Purchased Assets, free and clear of all
claims, mortgages, pledges, liens, security interests, or other encumbrances of
any character.

         3.       DELIVERY OF PHYSICAL OBJECTS & OTHER ACTIONS

                  a. Seller, on or before the Acceptance Date, shall deliver to
Buyer (1) a master copy of the Software Technology in source code and executable
form for each computer platform and operating system, which shall be in a human
readable form suitable for copying; and (2) all system and user documentation
pertaining to the Software Technology and Hardware Technology, including design
or development specifications, technical papers, presentations, schematics,
specialized manufacturing instructions, error reports, and related
correspondence and memoranda. Seller shall retain a copy of the source code only
for the purposes of performing software maintenance and development of
enhancements under this Agreement.

                  b. Promptly following the date hereof, Seller shall, from time
to time, take all steps reasonably requested by Buyer, and execute such
documents as reasonably requested by Buyer, to promptly transfer the Domain
Names from Seller to Buyer.

         4.       REPRESENTATIONS AND WARRANTIES OF SELLER

                  Seller hereby represents, warrants and covenants to Buyer on
and as of the date hereof, unless stated to the contrary below, and on and as of
the Acceptance Date as follows:

                  a. Seller is a limited liability company duly organized and in
good standing under the laws of the State of Nevada. Seller has the power to own
or lease its properties and to carry on its business in the places where such
properties are now owned, leased or operated, and such business is now
conducted.

                  b. Seller has all requisite power and authority, and has
obtained the consents, approvals and authorizations necessary to enter into and
perform this Agreement and consummate the transactions contemplated hereunder.
All necessary notices, consents and actions by Seller (including any necessary
notices, consents or actions of the members of Seller) have been obtained. This
Agreement has been duly executed and delivered by Seller and is a valid and
binding obligation of Seller, enforceable in accordance with its terms.

                  c. Neither the execution and delivery of this Agreement, nor
the consummation of the transactions contemplated hereby, shall conflict with or
result in a breach of or constitute or result in (a) a default under any of the
terms, conditions or provisions of Seller's Articles of Organization or
Operating Agreement, (b) a violation under any law, rule, or governmental
regulation to which Seller is subject or result in a default under any judgment,
order, injunction, ruling or decree of any court or governmental authority by
which Seller is bound, or any regulation or ruling of any governmental body or
authority, (c) the breach or default of any contract or agreement to which
Seller is a party or by which it is bound or to which any of the Purchased
Assets is subject (or result in the imposition of any lien or encumbrance upon
any of the Purchased Assets); (d) the triggering of any rights of first refusal,
preferential purchase, or similar rights; or (e) the creation or imposition of
any lien, charge or encumbrance under any law, judgment, order or decree binding
on Seller.

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                  d. Seller has, good and indefeasible title to all of the
Purchased Assets, free and clear of all claims, mortgages, pledges, liens,
security interests, or other encumbrances of any character. The Software
Technology and Hardware Technology was developed internally by Seller or
acquired by Seller, and was not misappropriated from another. Upon delivery of
the Purchased Assets, good and valid title to the Purchased Assets, free and
clear of all mortgages, liens, claims, pledges, security interests or other
encumbrances, will pass to Buyer.

                  e. There are no actions at law or in equity, or arbitration
proceedings, or claims or investigations of which Seller has received notice,
pending or to Seller's knowledge threatened, or state of facts existing, which
gives Seller any reasonable basis to anticipate any such action, proceeding,
claim or investigation. There are no proceedings, pending or to Seller's
knowledge threatened, against Seller and related to the Purchased Assets by or
before any governmental board, department, commission, bureau, instrumentality
or agency, or state of facts existing which gives Seller any reasonable basis to
anticipate any such proceeding; and Seller is not subject to any judgment, order
or decree entered in any lawsuit or proceeding that has had, or that can be
reasonably be expected to have, an adverse effect on the Purchased Assets or on
its ability to enter into this Agreement.

                  f. All tax returns and reports of Seller required by law to
have been filed have been duly filed, and all taxes due and owing with respect
to the time periods for such returns, have been paid in full. There are no liens
for any taxes upon any of the Purchased Assets. Seller is not a party to any
pending action or proceeding, and to Seller's knowledge, there is no action or
proceeding threatened by any government or authority that subjects or might
subject Seller, or any of the Purchased Assets, to any claim or lien relating to
the payment of taxes.

                  g. No representation or warranty made by Seller in this
Agreement contains any untrue statements or a material fact or omits to state
any material fact necessary to make the statements herein not misleading.

                  h. Seller has the complete and unrestricted power and the
unqualified right to sell, transfer, convey, assign and deliver the Purchased
Assets to Buyer.

                  i. Seller has no knowledge of any third-party asserting common
law rights or any other rights to use in any of the Marks. Seller has not
granted any license or other right to use or interest in the Software Technology
or Hardware Technology to any third party.

                  j. Neither the use, manufacture, modification, copying,
disposition, marketing, license, sublicense, sale, advertising, furnishing,
distribution, performance, public display or intended use of any of the
Purchased Assets infringes or misappropriates any intellectual property right of
any other person. There is no pending, and to the knowledge of Seller, there is
no threatened, claim, demand, or litigation contesting the validity, ownership
or right of Buyer (or Seller) to use, possess, license, sublicense, copy,
modify, make derivative works of, sell, distribute, perform, display publicly,

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market, advertise or dispose of any Purchased Assets, nor has Seller received
any written notice asserting that any Purchased Assets or the proposed use,
possession, license, sublicense, copying, modifying, making derivative works of,
sale, distribution, performance, public display, marketing, advertising or
disposition thereof conflicts or will conflict with the rights of any other
party, nor, to Seller's knowledge, is there any reasonable basis for any such
assertion. Seller has not received notice from any person claiming that any of
the Purchased Assets or the use thereof constitutes unfair competition or trade
practices under any law, including notice of a third party patent or other
intellectual property rights from a potential licensor of such rights.

                  k. Without limiting the generality of any other representation
contained herein, all personnel, including employees, agents, consultants, and
contractors, who have at any time directly contributed to or participated in the
conception and development of the Purchased Assets (i) have been employees of
Seller, acting within the scope of their employment, or (ii) have been parties
to a "works-made-for-hire" arrangement or agreement with such Seller, in
accordance with applicable federal and state law, that has accorded Seller full,
effective, exclusive, and original ownership of all tangible and intangible
property and rights thereby arising, have executed appropriate instruments of
assignment, in favor of Seller as assignee that have conveyed to Seller full,
effective, and exclusive ownership of all tangible and intangible property and
rights thereby arising.

                  l. On and after the Acceptance Date, other than pursuant to
this Agreement, there are no and will be no royalties, honoraria, fees or other
payments payable by Buyer to any third person by reason of the ownership, use,
possession, license, sublicense, copying, modifying, making derivative works of,
sale, distribute, performance, public display, marketing, advertising or
disposition of any of the Purchased Assets by Buyer on or after the Acceptance
Date, except an agreement with Possum Controls, LTD, the terms of which are
described in Exhibit C.

                  m. No third party possesses any copy of any source code to any
Software Technology. Seller has taken commercially reasonable actions to protect
each item of Purchased Assets. The consummation of the transaction contemplated
hereby will not result in Buyer being bound by any non-compete or other
restriction on the operation of any business of Buyer or the granting by Buyer
of any rights or licenses to any of the Purchased Assets. Seller has not
disclosed the source code for any of the Purchased Assets or other confidential
information constituting, embodied in or pertaining to the Purchased Assets to
any person or entity, except pursuant to effective nondisclosure agreements, and
Seller has taken commercially reasonable measures to prevent disclosure of such
source code.

                  n. The Software Technology and Hardware Technology are fully
eligible for protection under applicable copyright law and have not been
forfeited to the public domain.

                  o. Seller is acquiring the Securities (as defined in Section
8.1) as principal for its own account for investment purposes only and not with
a view to or for distributing or reselling such Securities or any part thereof.
Seller is acquiring the Securities hereunder in the ordinary course of its
business. Seller does not have any agreement or understanding, directly or
indirectly, with any person to distribute the Securities.

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                  p. At the time Seller was offered the Securities, it was, and
at the date hereof it is, an "accredited investor" as defined in Rule 501(a)
under the Securities Act. Seller has not been formed solely for the purpose of
acquiring the Securities.

                  q. Seller, either alone or together with its representatives,
has such knowledge, sophistication and experience in business and financial
matters so as to be capable of evaluating the merits and risks of the
prospective investment in the Securities, and has so evaluated the merits and
risks of such investment. Seller has a preexisting personal or business
relationship with Buyer or any of its officers, directors or controlling
persons, or by reason of Seller's business or financial experience has such
knowledge and experience in financial and business matters that Seller is
capable protecting its own interests in connection with this investment.

                  r. Seller is able to bear the economic risk of an investment
in the Securities and, at the present time, is able to afford a complete loss of
such investment.

                  s. Seller acknowledges that it has received and reviewed
Buyer's Form 10-KSB for the Fiscal Year ended August 31, 2003.

                  t. Seller is not acquiring the Securities as a result of or
subsequent to any advertisement, article, notice or other communication
regarding the Securities published in any newspaper, magazine or similar media
or broadcast over television or radio or presented at any seminar or any other
general solicitation or general advertisement.

                  u. Seller understands and acknowledges that (i) the Securities
are being offered and sold to it without registration under the Securities Act
in a transaction that is exempt from the registration provisions of the
Securities Act and (ii) the availability of such exemption, depends in part on,
and Buyer will rely upon the accuracy and truthfulness of, the foregoing
representations and Seller hereby consents to such reliance.

         5.       REPRESENTATIONS AND WARRANTIES OF BUYER

                  a. Buyer represents and warrants to Seller that it is a
corporation duly organized, validly existing and in good standing under the laws
of the State of California, and it has the corporate power and is authorized
under its Articles of Incorporation and its Bylaws to carry on its business as
now conducted;

                  b. Buyer represents and warrants to Seller that it has
performed all corporate actions and received all corporate authorizations
necessary to execute and deliver this Agreement and to perform its obligations
hereunder;

                  c. Buyer represents and warrants to Seller that the execution
of this Agreement will not result in any violation or default of or conflict
with: (i) Buyer's Articles of Incorporation or Bylaws; (ii) the provisions of
any other agreement to which it is a party or to which it is bound; or (iii) any
law, judgment, or regulation of any governmental authority; and

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                  d. Buyer represents and warrants to Seller that there are no
persons who are entitled to any notice of the transaction contemplated hereunder
or whose consent is required for the consummation of the transaction
contemplated hereunder.

         6.       WARRANTY

                           In addition to Seller's representations and warraties
contained in Section 4:

                  a. Seller represents and warrants to Buyer that the Software
Technology and Hardware Technology provided by Seller to Buyer conform in all
material respects to the functional specifications set forth in Exhibit B.

                  b. Among the remedies available to Buyer at law or in equity
for breach of the foregoing warranties, Buyer can require Seller to correct any
material nonconformance to such specifications within ten (10) days of Seller
receiving notice from Buyer.

         7.       CONFIDENTIALITY

                  a. Seller shall hold in confidence and not at any time
disclose (except on a confidential basis to their employees who need to know and
who have signed a confidentiality agreement) all Proprietary Information
received from Buyer in the same manner and to the same extent as it holds in
confidence its own Proprietary Information (but in no event shall Seller use
less than a reasonable degree of care), and shall not use any such Proprietary
Information except for the purposes contemplated by this Agreement. As used in
this Agreement, "Proprietary Information" shall mean all confidential and
proprietary information, including but without limitation, components, drawings,
data, plans, programs, specifications, techniques, processes, algorithms,
inventions or other information or material owned, possessed or used by Buyer
which is at any time so designated by such party in writing, whether by letter
or by the use of a proprietary stamp or legend, prior to the time any such
Proprietary Information is disclosed Seller, or which, under the circumstances
surrounding disclosure, should reasonably be considered by Seller to be
confidential. In addition, information which is orally disclosed to the other
party shall constitute Proprietary Information if identified as such at such
time to be confidential (or which, under the circumstances surrounding
disclosure, should reasonably be considered by Seller). "Proprietary
Information" includes "trade secrets" as defined in Uniform Trade Secrets Act,
if any, as adopted in the applicable jurisdiction. Proprietary Information may
take the form of documentation, drawings, specifications, software, technical or
engineering data, and other forms, and may be communicated orally, in writing,
by electronic or magnetic media, by visual observation and by other means.

                  b. Seller shall take all reasonable steps to safeguard the
Software Technology and Hardware Technology so as to insure that no unauthorized
person shall have access to them, and that no persons authorized to have access
shall make any unauthorized copy. Seller shall promptly report to Buyer any
unauthorized disclosure or any use of the Software Technology or Hardware
Technology of which it becomes aware and shall take such further steps as
reasonably may be requested by Buyer to prevent unauthorized use thereof.

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                  c. Notwithstanding the obligations herein, the obligations
herein shall not be applicable to information which: (i) was in the possession
of the receiving party free of any obligation of confidence or was in the public
domain at the time the furnishing party communicated it to the receiving party,
through no fault of the receiving party; (ii) was rightfully communicated to the
receiving party free of any obligation of confidence or entered the public
domain subsequent to the time the furnishing party communicated it to the
receiving party, through no fault of the receiving party; (iii) was developed by
employees or agents of the receiving party independently and without knowledge
of, or access to, any information which the furnishing party has disclosed in
confidence to the receiving party or to any third party, provided that the
receiving party shall have the burden of so establishing; (iv) is released from
confidential treatment by written consent of the disclosing party; (v) is
disclosed to the receiving party by a third party with the legal right to do so;
or (vi) is required to be disclosed pursuant to any legal proceeding.

         8.       PAYMENT

                  a. In consideration of the acquisition of all of the rights
and assets which make up the Software Technology and Hardware Technology
acquired pursuant to this Agreement, Buyer shall issue to Seller thirty-five
thousand (35,000) shares of Simulations Plus, Inc. restricted common stock (the
"Securities").

                  b. In consideration of the ongoing Support (as described in
Sections 10.2 and 10.3), Buyer shall pay to Seller a royalty (the "Royalty") of
XXX [Confidentiality requested] dollars (U.S.$XXX [Confidentiality requested])
for each copy of the Say-it! SAM speech output software sold, exclusive of
dealer demo units and units provided to assistive technology evaluation centers
at less than 80% of the customary retail price. The Royalty will be computed on
the calendar quarter basis, with the Royalty for each quarter payable in full
not later than 45 days following the close of that quarter. Subject to the
following, the Royalty shall be paid until such time, if any, as the Royalty is
terminated as provided in Section 13. Nothing herein shall require Buyer to use
any efforts to sell the Say-it! SAM speech output software sold, and Seller
expressly acknowledges that Buyer may cease selling the Say-it! SAM speech
output software at any time. Buyer disclaims that any level of sales will be
achieved or that any amount of Royalty will be payable by Buyer to Seller at any
time.

         9.       RECORDS AND AUDIT

                  Buyer shall maintain complete and accurate records relating to
the net revenues received by Buyer for the Software Technology and Hardware
Technology. Such records shall include information sufficient to determine the
royalties due to Seller. Buyer agrees to allow Seller's certified public
accountants to audit Buyer's records pertaining to the Software Technology and
Hardware Technology and verify the accuracy of the royalties due to Seller. Any
such audit shall be permitted by Buyer within twenty (20) days of Buyer's
receipt of Seller's written request to audit. Such audit shall be conducted
during normal business hours at a time mutually agreed upon by Buyer and Seller.
Buyer's accounting information shall be kept confidential by the auditors, and
Buyer may require that Seller's accountants enter into a written confidentiality
agreement reasonably acceptable to Buyer. Such audits will not exceed one (1)

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per twelve (12) month period. In the event that Buyer does not agree with the
results of the audit performed by Seller's certified public accountant, then
Seller and Buyer will mutually choose an independent third party certified
public accountant who will audit Buyer's records relating to the net revenues
received by Buyer. The determination of that third party certified public
accountant shall be conclusive and binding upon the Seller and the Buyer. If it
is determined that there was no underpayment by the Buyer of the Royalty for the
period subject to the audit, the Seller shall bear the entire expense of its
certified public accountant and, if applicable, the Buyer's certified public
accountant and the third party certified public accountant. If it is determined
that there was an underpayment of the Royalty for the period subject to the
audit but that the underpayment was equal to or less than five percent (5%) of
the total Royalty which should have been paid for such period, then each party
shall be responsible for the cost of its own certified public accountant and the
cost of the third party certified public accountant shall be borne in equal
shares by the Seller and the Buyer. If it is determined that there was an
underpayment of the Royalty for the period subject to the audit and if such
underpayment was more than five percent (5%) of the total Royalty which should
have been paid for such period, then the Buyer shall be responsible for the cost
of its certified public accountant, the Seller's certified public accountant,
and, if applicable, the third party certified public accountant.

         10.      DELIVERY, INSTALLATION AND SUPPORT

                  a. Technical Support. Seller will deliver and provide
installation instructions for the Software Technology and Hardware Technology
with the program documentation at a time mutually agreed upon by the parties.
Seller will provide ongoing technical support to Buyer relating to the
development of the Software Technology and Hardware Technology for a period of
five (5) years following the date of this Agreement.

                  b. Seller Maintenance Support. Seller agrees to provide
maintenance Support and enhancements for the Software Technology and Hardware
Technology. All revisions, updates, maintenance and Support of the Software
Technology and Hardware Technology shall be provided to Buyer when such products
or services are available. All such revisions, updates, maintenance and Support
shall be the property of Buyer, and Seller hereby assigns to Buyer all of its
interest, if any, in such revisions, updates, maintenance and Support. Without
limiting the generality of the foregoing, Seller agrees that Buyer shall be the
copyright owner of all copyrightable works of every kind and description
(hereinafter collectively referred to as "Works of Authorship") created,
authored, or developed by Seller during the course of its performance of its
obligations under Sections 10.1 and 10.2. Seller acknowledges that all Works of
Authorship created at the direction of or for Buyer, or relate to in any way to
the Purchased Assets (or the development thereof), are "works made for hire," as
that term is defined in the United States Copyright Act (17 U.S.C., ss.101). To
the extent that any such Works of Authorship are deemed not to fall within the
statutory definition of "works made for hire," Seller agrees and hereby does
assign all of its right, title and interest in and to the copyright, and related
intellectual property rights in such Works of Authorship. Seller hereby
irrevocably and forever waives, and agrees never to assert, any Moral Rights in
or to the Works of Authorship which Seller may now have or which may accrue to
Seller's benefit under U.S. or foreign copyright laws and any and all other
residual rights and benefits which arise under any other applicable law now in
force or hereafter enacted. The term "Moral Rights" shall mean any and all
rights of paternity or integrity of the Works of Authorship and the right to
object to any modification, translation or use of the Works of Authorship, and
any similar rights existing under the judicial or statutory law of any country
in the world or under any treaty, regardless of whether or not such right is
denominated or referred to as a moral right.

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                    10.3 Marketing and Consulting Services. (a) Seller will
provide reasonable assistance at mutually agreeable times and places in creating
worldwide visibility at national and international symposia and one-on-one
visibility with leaders within the field of augmentative communication and
assistive technology. Seller will provide engineering after-market support,
consulting and other related services to Buyer at mutually agreeable times.

                    10.4 Expense Reimbursement. Buyer will reimburse Seller for
all out-of-pocket expenses reasonably incurred by Seller, and approved in
advance by Buyer, in providing the marketing support and consulting services
described in Section 10.3.

         11.      INJUNCTIVE RELIEF

                  Seller agrees that in the event of a breach of this Agreement
as a result of the unauthorized use of the Software Technology, Hardware
Technology or dissemination of information regarding the Software Technology and
Hardware Technology, including disclosure of Proprietary Information, Seller
shall be irreparably injured and shall be without an adequate remedy at law.
Therefore, in the event of such a breach, or threatened or attempted breach of
any of the provisions hereof, Buyer shall be entitled to enforce the provisions
of this Agreement and shall be entitled, in addition to any other remedies which
are available to it at law or in equity, if any, to a temporary and/or permanent
injunction and a decree for the specific performance of the terms of this
Agreement, without the necessity of showing actual or threatened harm and
without being required to furnish a bond or other security.

         12.      Section 12. ASSIGNMENT

                  Seller shall not have the right to assign this Agreement
without the prior written consent of Buyer, which consent may be given or
withheld in Buyer's sole discretion. Buyer shall have the unrestricted right to
assign this Agreement, in whole or in part. When assigned as permitted herein,
the terms and conditions of this Agreement shall inure to the benefit of and be
binding upon the respective permitted successors and assigns of the parties
hereto.

         13.      TERMINATION

                  Seller's right to receive the Royalty and Seller's agreement
to perform its obligations set forth in Sections 10.1, 10.2 and 10.3, may be
terminated by Buyer upon written notice to Seller in accordance with the
following:

                           i. if Seller breaches this Agreement and such breach
continues for a period of 10 days following written notice from Buyer to Seller;

                           ii. immediately upon the death or legal incapacity of
Patrick Jen; or

                           iii. immediately if Seller breaches Section 7.

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         14.      INDEMNIFICATION; SURVIVAL OF REPRESENTATIONS AND WARRANTIES

                  a.       Indemnifciation

                           i. Seller will indemnify, defend, and hold harmless
Buyer from any and all claims, actions, liabilities, damages, costs, and
expenses, including reasonable attorneys' fees and expenses, that Buyer may ever
suffer or incur as the result of (a) the material breach or inaccuracy of any
material representation or warranty made herein by Seller, (b) the failure or
refusal of Seller to comply with any of its obligations hereunder, or (c) any
claim based upon or arising out of any liability or obligation, contracted or
otherwise, of Seller in connection with the Purchased Assets.

                           ii. Seller will indemnify, defend, and hold harmless
Buyer from any and all claims, actions, liabilities, damages, costs, and
expenses, including reasonable attorneys' fees and expenses, arising out of any
third-party claims of infringement of any patents, copyrights, licenses,
trademarks, service marks, or any other property right.

                           iii. Seller will defend, indemnify, and save Buyer
harmless from any money judgement, costs, and attorneys' fees awarded or in
settlement to the extent such are due to a claim that the Purchased Assets as
provided by Seller infringe an intellectual property right, copyright or trade
secret right of any third party.

                           iv. Seller shall indemnify Buyer against all
liability, loss, damage, and expense (including but not limited to, reasonable
attorneys' fees and costs) resulting from injury or death of any person, or loss
of or damage to tangible real or tangible personal property, to the extent that
such liability, loss, damage, or expense was proximately caused by Seller's
negligent act or omission, or willful act or omission, or those of its agents,
employees, or subcontractors, in connection with the provision or use of the
Purchased Assets.

                  b. The representation and warranties of Seller contained
herein shall survive until the expiration of the applicable statute of
limitations.

         15.      FURTHER ASSURANCES

                  At any time and from time to time after the date hereof, at
Buyer's request and without further consideration, Seller shall execute and
deliver such other instruments of sale, transfer, conveyance, assignment and
confirmation and take such action as Buyer may reasonably deem necessary or
desirable in order more effectively to convey to Buyer, and to confirm Buyer's
title to, all of the Purchased Assets, to put Buyer in actual possession and
operating control thereof and to assist Buyer in exercising all rights with
respect thereto.

         16.      REFORMATION, SEVERABILITY AND SURVIVAL

                  The provisions of this Agreement have been negotiated by
sophisticated parties with equal bargaining power and the parties agree that
such provisions are fair, reasonable and necessary under the circumstances. The
provisions set forth herein are intended as separate covenants and if any of
these provisions should ever be adjudicated to exceed the limitations permitted
by applicable law in any jurisdiction, then such provisions shall be deemed
reformed in such jurisdiction to the maximum limitations permitted by applicable

                                       17
<PAGE>

law. If any one of such provisions is declared invalid for any reason
whatsoever, and if any one of such provisions cannot be reformed as aforesaid,
such ruling shall not affect the validity of the remainder of the provisions.
The other provisions shall remain in effect as if the provisions had been
executed without the invalid provisions. The parties hereby declare that they
intend that the remaining provisions continue to be effective without any that
have been declared invalid and not reformed as aforesaid.

         17.      GOVERNING LAW AND VENUE

                  This Agreement shall be governed by, and construed in
accordance with, the internal substantive laws of the State of California,
without regard to choice of law or conflicts of law principles. Each of the
parties hereto recognizes and hereby irrevocably consents to the exclusive
jurisdiction over it or him, as the case may be, of the Federal District Court
for the Central District of California or the Superior Court of California,
County of Los Angeles, in connection with any action or proceeding (whether it
be for contract or tort, at law or in equity, or otherwise) arising out of or
relating in any way to this Agreement, or any other document relating hereto or
delivered in connection with the transactions contemplated hereby.

         18.      REPRESENTATION BY COUNSEL

                  Each party hereto represents and agrees with the others that
it has been represented by, or had the opportunity to be represented by,
independent counsel of its own choosing, and that it has had the full right and
opportunity to consult with its respective attorneys, that to the extent, if
any, that it desired, it availed itself of this right and opportunity, that each
party is fully aware of the contents thereof and its meaning, intent and legal
effect, and that its authorized officer is competent to execute this Agreement
and has executed this Agreement free from coercion, duress or undue influence.

         19.      NOTICES

                  All notices, requests, demands and other communications under
this Agreement shall be in writing and shall be deemed to have been delivered
three business days after having been mailed in a general or branch U.S. post
office and enclosed in a registered or certified postpaid envelope; one business
day after having been sent by overnight courier; when telecopied on a business
day, or otherwise on the next succeeding business day thereafter; and, in each
case, addressed to the respective parties at the addresses stated below or to
such other changed addresses the parties may have fixed by notice as provided
herein:

                To the Seller:                     Sam Communications, LLC
                                                   117 N. 4th Street #564
                                                   Las Vegas, NV 89101
                                                   Telephone (619) 804-2288
                                                   Facsimile (619) 789-5059

                                       18
<PAGE>

                To the Buyer:                      Simulations Plus, Inc.
                                                   1220 W. Avenue J
                                                   Lancaster, CA 93534
                                                   Attention: Walter S. Woltosz,
                                                       Chairman and CEO
                                                   Telephone (661) 723-7723
                                                   Facsimile (661) 723-5524

                With a copy to (not in lieu of notice to Buyer)

                                                   Jeffrey Berg, Esq.
                                                   Jenkens & Gilchrist, LLP
                                                   12100 Wilshire Blvd.
                                                   Suite 1500
                                                   Los Angeles, CA  90025
                                                   Telephone  (310) 820-8800
                                                   Facsimile  (310) 820-8859

         20.      FEES AND COSTS

                  Except as otherwise provided herein, in the event of any claim
or controversy relating to this Agreement or the breach of this Agreement and
any action or proceeding brought by Seller or Buyer against the other (whether
it be for contract or tort, at law or in equity, or otherwise) the substantially
prevailing party in such action or proceeding will be entitled to recover from
the other its reasonable costs and expenses incurred in taking or defending such
action or proceeding, including the appeal of such action, and including
reasonable fees of attorneys and other technical advisors.

         21.      CAPTIONS

                  The captions used in this Agreement are solely for the
convenience of the parties hereto and such captions do not constitute a part of
this Agreement.

         22.      COUNTERPARTS

                  This Agreement may be executed by the parties in two or more
counterparts, each of which together shall constitute one and the same
instrument.

         23.      ENTIRE AGREEMENT

                  a. This Agreement sets forth the entire agreement of the
parties hereto with respect to the transactions contemplated hereby. This
Agreement may not be amended except by an instrument in writing signed by the
parties hereto, and no claimed amendment, modification, termination or waiver
shall be binding unless in writing and signed by the party against whom or which
such claimed amendment, modification, termination or waiver is sought to be
enforced.

                  b. This Agreement merges and supersedes all prior and
contemporaneous agreements, assurances, representations, and communications
between the parties hereto.

                                       19
<PAGE>

         IN WITNESS WHEREOF, the parties hereto have executed this Agreement
effective as of the date shown above.

Seller:                                       Buyer:

SAM COMMUNICATIONS, LLC                       SIMULATIONS PLUS, INC.

By:   /S/ Patrick Jen                         By:  /S/ Walter Woltosz
    -----------------------------                --------------------
Name:     Patrick Jen                            Walter Woltosz, Chairman & CEO
Title:    President
      ---------------------------

Date:     December 23, 2003                   Date:       December 23, 2003
     ----------------------------                  ------------------------

                                       20
<PAGE>

                                    EXHIBIT A

                        SOFTWARE TECHNOLOGY MODIFICATIONS

The following modifications to the Software Technology will be made by Seller
and are incorporated into the Software Technology purchased by Buyer:

1. Single switch scanning: The Software Technology will be modified by Seller to
enable users to operate the speech output device by means of a single input
switch closure, following industry standard methods for:

         Row-column interrupted and directed scanning

         Linear interrupted and directed scanning

         Group interrupted and directed scanning

2. Dedicated version: The Software Technology will be modified by Seller to
enable operating the speech output device as a dedicated unit, unable to execute
customary PDA functions, in accordance with requirements for funding by Medicare
and state Medicaid programs.

3. Other platforms: The Software Technology will be modified by Seller to
operate on Windows XP and Windows CE (Pocket PC) operating systems for larger
computers, including, but not limited to, notebook computers, desktop computers,
palmtop computers, and tablet computers. Changes to the software will include,
for example, modifications to take advantage of the larger displays on such
computers by allowing increased numbers of symbols per page.

                                       21
<PAGE>

                                    EXHIBIT B

                            FUNCTIONAL SPECIFICATION

PURPOSE

The purpose of the Say-it! SAM software is to provide speech output and other
sounds through a device consisting of a computer platform running the Say-it!
SAM software. The Say-it! SAM software provides the user with both
text-to-speech and recorded speech output which can be selected by graphic
symbols and/or text, using a variety of input methods. The computer platform can
be a handheld, tablet, palmtop, notebook, desktop, or other computer, running
Windows CE, PocketPC, Windows XP, or another operating system.

FUNCTIONS

In order to accomplish its purpose, the Say-it! SAM software performs the
following general functions:

LAYOUTS, PAGES AND CELLS

         - Allows the user to select a screen display layout from a list. A
         layout is a set of one or more pages. A page consists of one or more
         cells. Multiple cells are arranged in rows and columns. Each cell is an
         area of the screen which may contain graphics (symbols, photographs,
         etc.), text, or both.

         - Provides a means for the user to select a cell on a page. The user
         can select a cell by touching a touch screen, or by other methods, such
         as scanning with one or more switches.

         - When a cell is selected, the device performs a programmable function
         specific to that cell. Selecting the cell can result in speaking a
         message on a voice synthesizer, playing a recorded sound file, jumping
         to another page, jump to an on-screen keyboard, or a combination of
         these and other programmable functions. Cells can also be used in
         series to build messages from simpler message elements.

         - Provides a textbox which displays spoken messages and other feedback
         to the user.

         - Provides a navigation bar whenever a page is shown, which contains a
         number of cells that implement commonly-used functions, such as
         speaking the contents of the textbox, clearing the textbox, jumping to
         the home page or another page, and opening the setup menus.

         - Allows the user to customize the look and feel of pages and cells
         with respect to color, borders, font style, positioning of graphics and
         letters, and other properties.

         - Provides for pages to be password-protected.

                                       22
<PAGE>

MEDIA

         - Manages voice synthesizer software, and speaks messages associated
         with selected cells or typing on a keyboard. Manages a list of
         alternative spellings for words which the voice synthesizer would
         mispronounce.

         - Manages voice and sound recordings, in .wav and other formats, and
         plays the recording associated with selecting cells.

         - Provides a silent mode, for displaying textbox messages instead of
         speaking them.

         - Manages libraries of symbols and photographs, in .gif, .jpg, .bmp and
         other formats, which can be placed on cells.

KEYBOARD AND TEXT

         - Provides an on-screen keyboard. The keyboard can be used by the user
         to create text messages, or can be used in the menus. Text messages can
         be created in the textbox from a combination of cell selections and
         keyboard selections.

         - Provides text-based word prediction based on the user's selections.
         Word prediction incorporates first-word prediction, next-word
         prediction, and word completion algorithms. The user can accept or
         ignore the predicted words.

         - Provides text-based abbreviations based on the user's selections.

         - Provides text-based phrase prediction based on the user's selections.
         The user can accept or reject the predicted phrases.

         - Provides text-based automatic insertion of punctuation.

 MENUS

         - Allows the user to build new layouts, or select from a list of
         layouts.

         - Allows the user to build new pages, or add pages to a layout from
         libraries of layouts.

         - Allows the user to create new cell contents, or place existing
         graphic and text content onto cells.

         - Allows the user to associate programmable functions with each cell.

         - Allows the user to backup and restore layouts.

         - Allows the user to manage lists of words, abbreviations, phrases, and
         alternative pronunciations.

                                       23
<PAGE>

         - Allows the user to customize the cell-selection process, such as the
         touch screen and single-switch parameters.

         - Allows the user to selectively turn on and off or fine-tune the
         various text features, such as word prediction, abbreviation expansion,
         phrase prediction, and automatic punctuation.

         - Allows the user to customize the programmable features of the
         computing device, such as the hardware buttons.

         - Provides for the user to be locked out from changing the layout or
         the menu settings.

UTILITIES

         - Provides a utility for installing and uninstalling the Say-it! SAM
         software on a computer platform. Also provides for updates to the
         Say-it! SAM software and media to be installed.

         - Provides a layout designer utility for designing and testing layouts
         on a secondary computer platform.

         - Provides a layout manager utility for synchronizing and transferring
         layouts between the primary and secondary platform.

         - Provides a utility for generating license key files. The license key
         file must be present on the computer platform in order for the Say-it!
         SAM software to execute. Each license key file is specific to one
         computer platform, and will not unlock the Say-it! SAM software on
         another computer platform.

         - Provides a limited-capability demonstration version

                                       24
<PAGE>

                                    EXHIBIT C

                        POSSUM CONTROLS, LTD DISTRIBUTION

In order to honor an agreement between Seller and Possum Controls, LTD
("Possum") of the United Kingdom, Buyer agrees to offer Possum an option
("Option") to purchase Say-it! SAM Communicator packages, less the PDA, for the
existing Compaq iPAQ PDAs (3900, 5100, and 5500 series) for a period of two (2)
years, at the following prices:

         For orders of less than 10 units, USD$XXX [Confidentiality requested],
         per unit

         For orders of 10 or more units, USD$XXX [Confidentiality requested],
         per unit

If Possum elects to accept the Option within 30 days, then Possum shall be
granted exclusive distribution rights within the U.K. for a period of five (5)
consecutive years, provided that reasonable sales goals, to be negotiated
between Buyer and Possum with 60 days of acceptance and that said are maintained
by Possum.

                                       25<PAGE>
EXHIBIT 10.2

                         U.S. GROWERS COLD STORAGE, INC.
              3141 EAST 44th STREET - LOS ANGELES, CALIFORNIA 90058
                   TELEPHONE (323) 583-3163 - FAX(323)583-2542

Mr. Jim Rudis, President                                           June 24, 2002
Overhill Farms, Inc.
2727 E. Vernon Ave
Vernon, CA 90058

Dear Jim,

As mentioned in our recent telephone conversation, U.S. Growers Cold Storage,
Inc., is most pleased to continue to lease to Overhill Farms, Inc., a portion of
our Area 4 facility. At present, Overhill and U.S. Growers have several
agreements running concurrently: a basic plant lease, a refrigeration agreement,
and various dry storage leases. In an attempt to simplify things, we will put
them altogether under one agreement and use the address of 3055 E. 44th Street,
Los Angeles, CA 90058.

Because we value your business and the long-term relationship that has existed
between both of our companies, we are proposing the following:

         RENT
         ----

         Effective August 1, 2002 through July 31, 2003 all space presently
occupied by you including the refrigeration equipment in same (See exhibit A),
shall be at the monthly rental of $40,000.00 per month. Effective August 1, 2003
and August 1, 2004, the rent will be calculated as follows:

         (1)      On August 1, 2003 and on August 1, 2004 the monthly rent shall
                  be $40,000.00 adjusted by the increase, if any, from August 1,
                  2002 in the Consumer Price Index of the Bureau of Labor
                  Statistics of the U.S. Department of Labor for Urban Wage
                  Earners and Clerical Workers, Los Angeles-Long Beach-Anaheim
                  California (1967=100), "All Items", herein referred to as
                  C.P.I.

         (2)      Such rent shall be calculated by multiplying $40,000.00 by a
                  fraction, the numerator of which shall be the C.P.I. of July
                  2003, and each July thereafter, and the denominator of which
                  shall be the C.P.I. for July 2002.

         (3)      Pending receipt of the required C.P.I. and determination of
                  the actual adjustment, Lessee shall pay an estimated adjusted
                  rental, as reasonably determined by Lessor by reference to the
                  then available C.P.I. information. Upon notification of the
                  actual adjustment after publication of the required C.P.I.,
                  any overpayment shall be credited against the nest installment
                  of rent due, and any underpayment shall be immediately due and
                  payable by Lessee. Lessor's failure to request payment of an
                  estimated or actual rent adjustment shall not constitute a
                  waiver of the right to any adjustment provided for in the
                  Lease of this addendum.

           OVER TWELVE MILLION CUBIC FEET OF REFRIGERATED FACILITIES
<PAGE>
U.S. GROWERS COLD STORAGE

         (4)      In the event the compilation and/or publication of the C.P.I.
                  shall be transferred to any other governmental department or
                  bureau or agency or shall be discontinued, then the index most
                  nearly the same as the C.P.I. shall be used to make such
                  calculation. In the event that Lessor and Lessee cannot agree
                  on such alternative index, then the matter shall be submitted
                  for decision to the American Arbitration Association in
                  accordance with the then rules of said association and the
                  decision of the arbitrators shall be binding upon the parties.
                  The cost of said Arbitrators shall be paid equally by Lessor
                  and Lessee.

OPTION TO EXTEND
----------------

         Provided that Tenant is not then in default, Tenant is hereby granted
an option to extend this Lease for an additional five years upon giving written
notice of its exercise of said option at least six (6) months before the
expiration of the original term. The terms and conditions for said renewal
period shall be on the same terms and conditions as for the original lease term
including annual C.P.I. adjustment.

All terms and conditions other than rent (insurance, taxes, repairs, alterations
lien, utilities, etc.) shall be per the original lease dated December 2, 1983
(copy attached).

Again, we value your business and look forward with pleasure to serving your
future needs.

Please acknowledge on the space provided below.

/s/ Angelo Antoci
--------------------------------                  ------------------------------
Angelo Antoci, President 6/25/02                  Jim Rudis, President
U.S. Growers Cold Storage, Inc.                   Overhill Farms, Inc.

<PAGE>
U.S. GROWERS COLD STORAGE

All terms and conditions other than rent (insurance, taxes, repairs, alterations
lien, utilities, etc.) shall be per the original lease dated December 2, 1983
(copy attached).

Again, we value your business and look forward with pleasure to serving your
future needs.

Please acknowledge on the space provided below.

/s/ Angelo Antoci                            /s/ Andy Horvath
---------------------------------            -----------------------------------
Angelo Antoci, President 6/25/02             Andy Horvath, CFO 6/28/02
U.S. Growers Cold Storage, Inc.              Overhill Farms, Inc.

<PAGE>

                                    EXHIBIT A

                                    [DRAWING]

<PAGE>

                                    L E A S E
                                    ---------

         THIS LEASE is executed at Los Angeles, California this 2nd day of
December, 1983 by EASTCASE COMPANY, a California Limited Partnership, as
"Landlord" and OVERHILL FOODS CORP., a California corporation, as "Tenant."

         1. PREMISES

             Landlord hereby leases to Tenant and Tenant hires from Landlord
that portion of the real property located at 3055 East 44th Street, City of
Vernon, County of Los Angeles, State of California, as depicted on the plot plan
thereof, initialed by the parties hereto, attached hereto marked "Exhibit A" and
made a part hereof, consisting of the areas marked (i) processing rooms, holding
cooler, holding freezer and offices; (ii) dry storage area; and (iii) tenant
parking, all of which are hereinafter called "premises." Additional dry storage
may hereafter be included in this Lease by means of a written amendment to this
Lease.

         2. TERM

             a. Initial Term.

                 The term of the Lease shall be for a period of five years
commencing on the 1st day of August 1984 and ending at midnight on the 31st day
of July, 1989.

             b. Option to Extend.

                 Provided that Tenant is not then in default, Tenant is hereby
granted an option to extend this Lease for an additional five years upon giving
written notice of its exercise of said option at least six (6) months before the
expiration of the original lease term. The terms and conditions for said renewal
period shall be on the same terms and conditions as for the original lease term,
except that the rent payable under paragraph 4(b) of this Lease shall be
increased by the sum of $1,000.00 per month during the renewal period.

         3. PURPOSE

             Tenant may use the premises for any lawful purpose, except that the
premises may not be used as a public cold-storage warehouse.

         4. RENT

             Tenant agrees to pay to Landlord, without deduction or offset, in
lawful money of the United States of America, at 3231 East 44th Street, Los
Angeles, California 90058, or to such other person or at such other place as
Landlord may from time to time designate in writing, the following amounts per
month, on or before the first day of each calendar month of the term hereof,
namely:

<PAGE>

             (a) During the first one year of the term of the lease, the sum of
$4,720 per month for all of the premises, excluding the dry-storage area, plus
20(cent) per square foot for the dry-storage area.

             (b) For the balance of the lease term, the sum of $6,720 per month
for all of the premises, excluding the dry storage area, plus 20(cent) per
square foot for the dry-storage area.

         5. USE OF PREMISES

             No use shall be made or permitted of the premises nor any acts done
which shall violate, cause a cancellation, or increase the premium rates of any
insurance policy held for the benefit of Landlord pursuant to any provisions of
this Lease, unless in the case of a rate increase arising from such use, Tenant
pays the cost thereof. If the rate of any insurance carried by Landlord is
increased as a result of Tenant's use, as evidenced by a certified statement
from Landlord's insurance carrier stating that the rate increase was caused
solely by an activity of the Tenant on the premises as permitted in this Lease,
Tenant shall pay to Landlord within 20 days before the date Landlord is
obligated to pay the premium on the insurance, a sum equal to the difference
between the original premium and the increased premium.

         6. REPAIRS

             a. Landlord's Repairs.

                 Landlord shall keep in good condition and repair the
foundations, the exterior and structural walls, the downspouts, gutters, and
roof (excluding interior ceilings), the buried plumbing and wiring now
installed, all plumbing, electrical, water and other utility lines located
outside the premises that service the premises, and the structural floors
(excluding floor covering) and other structural components of the buildings on
the premises.

            b. Tenant's Repairs.

                 Tenant shall keep the remainder of the premises, including the
interior and glazing, in good condition and repair, except for wear and tear in
the usual operation of Tenant's business, action of the elements, and such
repairs as Landlord is required to make hereunder. Tenant shall also maintain
the lighting, paving and cleaning of the parking area, so long as Tenant retains
the use thereof. Tenant hereby waives all rights to make repairs at the expense
of Landlord, as provided by any law, statute or ordinance now or hereafter in
effect.

         7. ALTERATIONS

             With the written consent of Landlord, which consent will not
unreasonably be withheld, Tenant may at its sole expense make any alterations or
improvements to the premises which do not change the structure or diminish the
value thereof. No structural alterations shall be made without Landlord's prior
written consent. All such changes, alterations, additions and improvements shall
become the property of Landlord and remain upon, and be surrendered with the
premises upon the termination of this Lease, unless Landlord includes in his
written consent to such change, alteration or addition its election to require
Tenant at the expiration of the term of this Lease to remove any such
alteration, in which event Tenant shall, at the expiration of the Lease, at its
sole cost and expense, remove such alteration and repair any damage to the
premises occasioned thereby and restore the premises to the condition that
existed prior to such alteration.

                                      -2-
<PAGE>

         8. CONSTRUCTION REQUIRED BY LAW

             If any change, alteration or addition is required by any law or
regulation of any governmental authority having jurisdiction over the premises,
the responsibility therefor shall be as follows:

             a. The cost of the change, alteration or addition shall be borne
solely by Tenant if it is required because of the particular use to which the
premises were put by Tenant, unless Tenant elects to cease using the premises
and to cancel this Lease by delivery to Landlord of written notice to that
effect within 30 days after receipt of written notice of the governmental
requirement.

             b. The cost of any change, alteration or addition shall be borne
solely by Landlord if it was required because of the nature of structure of the
premises, without regard to the particular use to which the premises were put by
Tenant, unless Landlord elects to cancel this Lease by delivery to Tenant of
written notice to that effect within 30 days after receipt of written notice of
the governmental requirement. However, such cancellation shall not be effective
if, within 10 days after Tenant receives Landlord's notice thereof, Tenant
notifies Landlord that Tenant shall forthwith make such change, alteration, or
addition at Tenant's sole expense and proceeds with due diligence to do so.

         9. LIENS

             Tenant shall at all times indemnify Landlord against, and keep the
premises free from, any claims, liens, demands, charges, encumbrances and
litigation arising out of any use or activity of Tenant or out of any work
performed, material furnished or obligations incurred by Tenant in connection
with the premises.

         10. UTILITIES

             Tenant shall pay before delinquency all charges for water, gas,
heat, air cooling, electricity, power, telephone and other utility services used
on the premises during the lease term.

         11. TAXES

             Additionally, Tenant agrees to pay, or cause to be paid, when due
all taxes levied upon its personal property of any and every nature, located in,
on, or about the Premises. In the event any such property is included in any
assessment levied against Landlord, whether for real or personal property taxes,
Tenant agrees to pay or cause to be paid to Landlord the amount of such taxes
attributable to Tenant's property within five (5) business days after Landlord
furnishes a written demand therefor, a copy of the tax bill and evidence of
payment, which demand shall set forth the method used by Landlord in allocating
such taxes. Tenant shall in addition to all other sums agreed to be paid within
five (5) days after receipt of Landlord's written demand therefor, the amount of

                                      -3-
<PAGE>

all real property and personal property taxes assessed (on a pro rata basis)
against the premises in excess of those so assessed for the tax year running
from July 1, 1983, through June 30, 1984. For this purpose, the refrigeration
equipment presently located on the Premises which Tenant is concurrently leasing
from U.S. Growers Cold Storage, Inc. shall be excluded, whether separately
assessed or not, as part of said total real property and personal property
assessments for the premises, and the total real property and personal property
tax assessment for the property of which the premises form a part, shall be
prorated in the proportions (a) which the cubic footage of the building portion
of the premises bear to the total cubic footage of the building, and (b) the
square footage of the land portion of the premises compared to the total square
footage of the area of all of the real property of which the premises are a
part. Improvement bonds and assessments, general or special, which may be levied
or assessed shall be deemed to be real property taxes for the purpose of this
Paragraph, provided, however, that if any such bonds or assessments may by law
be paid in installments over a period of years, Tenant shall have the right to
pay its prorated portion thereof to Landlord in similar installments, and only
to be liable for those of the installments falling due before the termination of
this Lease. The payment of the increases of such taxes shall be deemed to become
an obligation of Tenant, commencing with August 1, 1984, and such obligation
shall be retroactive to that date, although the actual determination of the
increase, if any, cannot be made until issuance of the Tax Bills, normally in
the following November. Notwithstanding any other provision hereof, Tenant shall
have no obligation to pay increases in taxes resulting from "a change in
ownership" under the provisions of California law. Any increases in taxes
payable by Tenant shall be equitably prorated for those portions of the county
tax year which fall within the term of this Lease.

         12. REFRIGERATION EQUIPMENT.

             Landlord shall have no obligation, responsibility or liability for
the installation of any refrigeration or utilities required by Tenant for use in
its business operations, and all such equipment shall be paid for and installed
by Tenant at its cost and expense, and such installation shall be done in
accordance with applicable laws, rules, regulations, and ordinances now existing
or hereafter in force, of any and all governmental and regulatory bodies having
jurisdiction relating thereto. Landlord shall not have any responsibility or
obligation for furnishing the refrigeration equipment for the freezing and cold
storage of Tenant's products in the premises. Concurrently herewith, Tenant is
entering into an agreement with U. S. Growers Cold Storage, Inc., a California
corporation, for the leasing of certain refrigeration equipment. Landlord
recognizes the validity of said agreement, acknowledges that U. S. Growers Cold
Storage, Inc. has fee title to said refrigeration equipment, and warrants it
will make no claims for rent arising out of the leasing of said equipment to
Tenant by U. S. Growers Cold Storage, Inc.

         13. INSURANCE

             a. Tenant shall during the lease term at its sole expense maintain
in full force a policy or policies of comprehensive public liability insurance
issued by one or more insurance carriers licensed to do business in the state in
which the premises are located, insuring against liability for injury to or
death of persons and loss of or damage to property occurring in and on the
premises. Said liability insurance should be in an amount not less than
$1,000,000 for any one injury to any person or property, and $3,000,000 per
occurrence (whether the damage be to person or to property).

                                      -4-
<PAGE>

             b. Landlord shall during the lease term at its sole expense
maintain in full force a policy or policies of standard form fire insurance with
standard extended coverage endorsement issued by one or more insurance carriers
licensed to do business in the state in which the premises are located covering
the buildings and improvements on the premises to the extent of not less than
their full replacement value.

             c. All policies of insurance required to be maintained by either
party pursuant to this paragraph 13 shall expressly include, as named or
additionally named assured or assureds, the other party and any other person,
firm or corporation designated by the other party and having an insurable
interest thereunder, as their respective interests may appear.

             d. Each party (called for convenience "insured") hereby waives its
entire right of recovery against the other party with respect to any loss or
damage to the insured's property caused or occasioned by any peril (including
negligent acts) covered by any policy or policies of fire and extended coverage
insurance carried by the insured.

             e. A certificate issued by the insurance carrier or carriers for
each policy of insurance required to be maintained by Tenant shall be delivered
to Landlord within 10 days after the commencement date hereof, and thereafter,
as to policy renewals, before the expiration of the term of such policy. Each
said certificate of insurance shall contain an endorsement or provisions
requiring not less than 10 days' written notice to Landlord prior to
cancellation or reduction of coverage or amount of the particular policy in
question.

             f. Tenant may comply with its insurance obligations hereunder by
endorsement to any blanket policy of insurance carried by Tenant; provided that
the foregoing insurance requirements are met.

         14. DAMAGE BY CASUALTY

             If the premises or the building of which the premises are a part
are damaged or destroyed by an event required to be covered by the insurance to
be carried by Landlord under the provisions of paragraph 13, then Landlord
shall, at Landlord's sole cost, repair, restore, replace and rebuild the
premises, but not Tenant's fixtures or equipment, to substantially the condition
in which the same were immediately prior to such damage or destruction, and the
Landlord shall diligently prosecute said work to completion, without delay or
interruption, except for events beyond the reasonable control of Landlord. In
the event the premises for the building of which the premises are a part are
damaged or destroyed by an event not covered by the insurance required to be
carried by Landlord, Landlord may, at Landlord's option, by written notice to
Tenant within thirty days after the date of occurrence of such damage, either
(i) elect to cancel and terminate this Lease as of the date of the occurrence of
such damage, or (ii) repair and restore such damage, in which case the
provisions of the preceding sentence shall apply. From the date of such damage
and until completion of the repair and restoration, rent and other charges
payable by Tenant shall be equitably reduced based on the extent to which the
damage and the work of repair and restoration interfere with Tenant's ability to
operate its business in the premises. In the event the Lease is terminated by
Landlord as provided above, rents and other charges shall be equitably prorated
to the date of such damage.

                                      -5-
<PAGE>

         15. DAMAGE BY GOVERNMENTAL ACTION

             a. If there is any taking of or damage to all or any part of the
premises or Tenant's leasehold interest therein because of the exercise of the
power of eminent domain, whether by condemnation proceedings, inverse
condemnation or otherwise, or any transfer of any part of the premises or any
interest therein made in avoidance of the exercise of the power of eminent
domain, or any substantial deprivation of access to or from the premises, or the
rerouting or alteration of the streets adjacent to the premises in such a manner
as to render the premises unsuitable to Tenant for the conduct of business
thereon (all of the foregoing being hereinafter referred to as "taking") prior
to or during the term hereof, the rights and obligations of the parties with
respect to such taking shall be as provided in this paragraph 15.

             b. If because of such taking, the premises are no longer suitable
to Tenant for the conduct of its business thereon, Tenant may elect either to
terminate this Lease or to remain in possession of the premises despite such
taking. Tenant shall give written notice to Landlord of its election within 30
days after the date that Tenant receives notice of the taking.

             c. If this Lease is terminated in accordance with the provisions of
this paragraph 15, termination under subparagraph a. shall be effective as of
the date physical possession of the premises is taken, and termination under
subparagraph b. shall be effective as of the date stated in Tenant's notice of
termination. The parties shall thereupon be released from all further liability
hereunder, except that Landlord shall refund to Tenant prepaid rental or similar
sums as may be equitably and properly applied to the portion taken, and Tenant
shall pay to Landlord all sums that it may be obligated to pay to Landlord to
and including the effective date of termination.

             d. If this Lease is not terminated as provided in this paragraph
15, Landlord shall at its sole expense promptly restore the remainder of the
improvements occupied by Tenant so far as practicable to a complete unit of like
quality, character and condition as that which existed immediately prior to the
taking; and from and after such taking, the rent and other charges payable
hereunder shall be equitably reduced based on the extent to which Tenant's
ability to operate its business in the premises is impaired. Any taking of
Tenant's parking area, however, shall not entitle Tenant to any abatement of
rent.

             e. Any award for the taking of all or any part of the premises
shall be the property of Landlord provided, however, that Tenant shall be
entitled to any award for loss of, or damage to, Tenant's trade fixtures,
personal property and good will, and its moving expenses.

         16. RIGHT OF ACCESS

             Provided that Tenant's business is not interfered with, Landlord
and its authorized agents and representatives shall be entitled upon reasonable
notice to enter the premises during business hours for the purpose of inspecting
and repairing the premises and posting such notices provided by law that relieve
a landlord from responsibility for the acts of his tenant. In the event of an
emergency, Landlord reserves the right to enter the premises at any time and
without notice. Landlord shall also have the right during the last 120 days of
the term of this Lease to place and maintain in a conspicuous place in front of
the premises a "For Lease" sign, with the right to enter and view the premises
with prospective tenants during business hours.

                                      -6-
<PAGE>

         17. QUIET ENJOYMENT

             Landlord shall secure to Tenant during the lease term the quiet and
peaceful possession of the premises and all rights and privileges appertaining
thereto.

         18. SUBORDINATION

             Tenant agrees upon the request of Landlord to subordinate this
Lease and its rights hereunder to any ground or underlying leases, mortgages,
trust deeds or like encumbrances, which may now or hereafter affect the real
property of which the premises are a part, and to all renewals, modifications,
consolidations, replacements and extensions of any such lease, mortgage, trust
deed or like encumbrance (hereinafter for convenience called "loan") and to
execute all additional amendments to this Lease and other documents, including
but not limited to, a specific subordination agreement, as may be required by
any such lessor, owner, mortgagee or beneficiary to evidence that this Lease is
junior and subordinate to such loan, provided that such agreement contains the
following provisions: So long as Tenant is not in default under this Lease, the
lessor, owner, holder or beneficiary of the loan and its successors and assigns,
including a purchaser at foreclosure sale or transfer in lieu of foreclosure,
and Tenant and Tenant's successors and assigns, each shall recognize this Lease
and each shall be bound by and obligated to perform its terms and provisions,
and Tenant's quiet enjoyment and peaceful possession of the premises and rights
and privileges appertaining thereto shall not be disturbed, and Tenant will,
upon written request, attorn to the purchaser and recognize the purchaser or
transferee as the Landlord under this Lease.

         19. WAIVER AND INDEMNITY

             a. Tenant waives all claims against Landlord for loss of or damage
to merchandise and property of all kinds in and about the premises and for
injury to or death of any person in and about the premises arising from any
cause at any time, unless such loss or damage, injury or death is caused or
contributed to by the negligence or willful misconduct of Landlord or its
agents.

             b. Tenant shall indemnify Landlord against any damage, liability,
loss or expense, including reasonable attorneys' fees, resulting from the injury
to or death of any person or the loss or damage to any merchandise or property
arising out of Tenant's use, operation or occupancy of the premises, unless such
damage, liability, loss or expense is caused or contributed to by the negligence
or willful misconduct of Landlord or its agents.

         20. ASSIGNMENT AND SUBLETTING

             Tenant shall have the right to assign this Lease or to sublease all
or a portion thereof with the consent of the Landlord, which consent shall not
be unreasonably withheld. No assignment or subleasing by Tenant shall, in any
event, operate to relieve or release Tenant from its obligations hereunder which
are direct and primary.

                                      -7-
<PAGE>

         21. NOTICES

             Whenever under this Lease a provision is made for notice of any
kind, such notice shall be in writing and signed by or on behalf of the party
giving the notice and sent to the party to whom such notice is to be given at
the address appearing below that party's signature or such other address as may
be designated by notice given as aforesaid. Notice shall be served by registered
or certified mail return receipt requested. Service shall be conclusively deemed
made on the date shown on return receipt and if there is none, five business
days after the deposit of the notice in the United States mail in Los Angeles,
California, postage prepaid, addressed as aforesaid.

         22. DEFAULT BY TENANT

             If the rental reserved by this Lease or other charges to be paid
hereunder by Tenant, or any part thereof, are not paid when due and remain
unpaid for a period of 10 days after notice thereof in writing to Tenant, or if
Tenant fails to perform or to commence to perform with diligence any other
covenants or conditions to be performed by it under this Lease within 30 days
after receipt of written notice from Landlord specifying the nature of such
default, or if tenant abandons or vacates the premises for a period of ten days,
or if any petition is filed by or against Tenant under any chapter of the
Bankruptcy Act, or any successor statute thereto, or Tenant is adjudicated a
bankrupt or insolvent, or a receiver or trustee is appointed to take possession
of all or substantially all of the assets of Tenant, or Tenant makes a general
assignment for the benefit of creditors, or any other action is taken or
suffered by Tenant under any state or federal insolvency or bankruptcy act, and
any of the foregoing events continues for more than 30 days, Tenant shall be
deemed to be in default.

             In the event of any such default by Tenant, then in addition to any
other remedies available to Landlord at law or in equity, Landlord shall have
the immediate option to terminate this Lease and all rights of Tenant hereunder
by giving written notice of such intention to terminate. In the event the
Landlord shall elect to so terminate this Lease then Landlord may recover from
Tenant:

             (i) The worth at the time of award of any unpaid rent which had
             been earned at the time of such termination; plus

             (ii) the worth at the time of award of the amount by which the
             unpaid rent which would have been earned after termination until
             time of award exceeds the amount of such rental loss Tenant proves
             could have been reasonably avoided; plus

             (iii) the worth at the time of award of the amount by which the
             unpaid rent for the balance of the term after the time of award
             exceeds the amount of such rental loss that Tenant proves could be
             reasonably avoided; plus

             (iv) any other amount necessary to compensate Landlord for all the
             detriment proximately caused by Tenant's failure to perform it's
             obligation under this Lease or which in the ordinary course of
             things would be likely to result therefrom, and

                                      -8-
<PAGE>

             (v) at Landlord's election, such other amounts in addition to or in
             lieu of the foregoing as may be permitted from time to time by
             applicable law.

             The term "rent", as used herein, shall be deemed to be and to mean
the rental and all other sums required to be paid by Tenant pursuant to the
terms of this Lease.

             As used in subparagraphs (i) and (ii) above, the "worth at the time
of award" is computed by allowing interest at the rate of ten percent (10%) per
annum. As used in subparagraph (iii) above, the "worth at the time of award" is
computed by discounting such amount at the discount rate of the Federal Reserve
Bank of San Francisco at the time of award plus one (1%) percent.

             In the event of any such default by Tenant, Landlord shall also
have the right, with or without terminating this Lease, to re-enter the
premises; such property may be removed and stored in a public warehouse or
elsewhere at the cost of and for the account of Tenant.

             In the event of the vacation or abandonment of the premises by
Tenant or in the event that Landlord shall elect to re-enter as provided above
or shall take possession of the premises pursuant to legal proceedings or
pursuant to any notice provided by law, then if Landlord does not elect to
terminate this Lease as provided above, then Landlord may from time to time,
without terminating this Lease, either recover all rental as it becomes due or
relet the premises or any part thereof for such terms or terms and conditions as
Landlord in its sole discretion may deem advisable with right to make
alterations and repairs to the premises.

             In the event that Landlord shall elect to so relet, then rentals
received by Landlord from such reletting shall be applied; first to the payment
of any indebtedness other than rent due hereunder from Tenant to Landlord;
second, to the payment of any cost of such reletting; third, to the payment of
the cost of any alterations and repairs to the premises; fourth, to the payment
of rent due and unpaid hereunder; and the residue, if any, shall be held by
Landlord and applied in payment of future rent as the same may become due and
payable hereunder. Should that portion of such rentals received from such
reletting during any month, which is applied by the payment of rent hereunder,
be less than the rent payable during that month by Tenant hereunder, then Tenant
shall pay such deficiency to Landlord immediately upon demand therefor by
Landlord. Such deficiency shall be calculated and paid monthly. Tenant shall
also pay to Landlord, as soon as ascertained, any costs and expenses incurred by
Landlord in such reletting or in making such alterations `and repairs not
covered by the Rentals received from such reletting.

             No re-entry or taking possession of the Premises by Landlord
pursuant to this Paragraph 22 shall be construed as an election to terminate
this Lease unless a written notice of such intention be given to Tenant or
unless the termination thereof be decreed by a court of competent jurisdiction
notwithstanding any reletting without termination by Landlord because of any
default by Tenant, Landlord may at any time after such reletting elect to
terminate this Lease for such default.

                                      -9-
<PAGE>

         23. REMEDIES CUMULATIVE

             The various rights, elections and remedies of Landlord and Tenant
contained in this Lease shall be cumulative and no one of them shall be
construed as exclusive of any of the others, or of any right, priority or remedy
allowed or provided for by law.

         24. ATTORNEYS' FEES

             In the event either party hereto shall file any action or bring any
proceeding against the other party arising out of this Lease or the declaration
of any rights hereunder, the party in whose favor final judgment shall be
entered shall be entitled to have and recover from the other all court costs
incurred in connection therewith, including reasonable attorneys' fees.

         25. WAIVER OF DEFAULT

             The waiver by either party of any default in the performance by the
other of any covenant contained herein shall not be construed to be a waiver of
any preceding or subsequent default of the same or any other covenant contained
herein.

         26. SALE BY LANDLORD

             In the event of a sale or conveyance by Landlord of the premises,
the same shall operate to release Landlord from any future liability upon any of
the covenants or conditions, expressed or implied, herein contained in favor of
Tenant, and in such event Tenant agrees to look solely to the responsibility of
the successor in interest of Landlord in and to this Lease. This Lease shall not
be affected by any such sale.

         27. SIGNS

             Any signs which Tenant shall erect upon the premises shall be neat
and well maintained or caused to be well maintained at all times by Tenant.
Anything to the contrary herein notwithstanding, however, Tenant shall not have
any right to erect any signs upon the roof of the Premises without Landlord's
consent, which consent will not be unreasonably withheld, and in the event of
the installation of such sign upon the roof, the same shall be installed in such
manner so as not to cause any damage to the roof of the Premises.

         28. SURRENDER OF PREMISES: REMOVAL OF PROPERTY

             The voluntary or other surrender of this Lease by Tenant, or a
mutual termination thereof, shall not work a merger, and shall at the option of
the Landlord, operate as an assignment to it of any or all subleases or
subtenancies affecting the premises.

             Upon the expiration of the term of this Lease, or upon any earlier,
termination of this Lease, Tenant shall quit and surrender possession of the
premises to Landlord in as good order And condition as the name are now or
hereafter may he improved by Landlord or Tenant, reasonable wear and tear and
repairs which are Landlord's obligation excepted, and shall without expense to
Landlord, remove or cause to be removed from the premises all debris and
rubbish, all furniture, equipment, business, trade fixtures and other property
owned by Tenant or installed or placed by Tenant at its expense in the premises
whether or not attached to the premises, and all similar articles of any other
persons claiming under Tenant unless Landlord exercises its option to have any
subleases or subtenancies assigned to it, and Tenant shall repair all damage to
the premises resulting from such removal.

                                      -10-
<PAGE>

             Whenever Landlord shall re-enter the premises as provided in
Paragraph 28 hereof, or as otherwise provided in this Lease, any property of
Tenant not removed by Tenant upon the expiration of the term of this Lease (or
within forty-eight (48) hours after a termination by reason of Tenant's
default), as provided in this Lease, shall be considered abandoned and Landlord
may remove any or all of such items and dispose of the same in any manner or
store the same in public warehouse or elsewhere for the account and at the
expense and risk of Tenant, and if Tenant shall fail to pay the cost of storing
any such property after it has been stored for a period of thirty (30) days or
more, Landlord may sell any or all of such property at a public or private sale,
in such manner and at such times and places as Landlord, in it's sole
discretion, may deem proper, without notice to or demand upon Tenant for the
payment of all or any part of such charges or the removal of such property.
Landlord shall apply the proceeds of such sale first, to the cost and expense of
such sale, including reasonable attorney's fees actually incurred; second, to
the payment of the cost of or charges for storing any such property; third, to
the payment of any other sums of money which may then or thereafter be due to
Landlord from Tenant under any of the terms hereof; and fourth, the balance, if
any, to Tenant.

             If Tenant fails to surrender the premises to Landlord on expiration
of the term as required by this Paragraph, Tenant shall hold Landlord harmless
from all damages resulting from Tenant's failure to surrender the premises,
including, without limitation, claims made by a succeeding tenant resulting from
Tenant's failure to surrender the premises.

         29. CONSENT

             Whenever under this Lease the consent or approval of either party
is required, that party agrees not to unreasonably withhold such consent or
approval.

         30. HOLDING OVER

             If Tenant remains in possession of the premises with Landlord's
consent after the expiration of the lease term or any written extension or
renewal of the lease term, such continued possession shall create a tenancy from
month to month upon the same terms and conditions contained herein so far as
applicable, such occupancy shall be a tenancy from month to month upon all of
the provisions of this Lease pertaining to the obligations of Tenant.

         31. ARBITRATION

             Should there be any dispute between the parties as to any of the
covenants, terms, conditions and provisions of this Lease, or to the
interpretation thereof, including but not limited to allocations and prorations,
all such matters save and except any action for ejectment or unlawful detainer
shall be referred to arbitration under the rules of the American Arbitration
Association sitting at Los Angeles, California, with a board of three
Arbitrators chosen in accordance with the rules of the Association and with the
expense and fees connected with such arbitration being fixed by the Arbitrators
and/or in accordance with such rules. In the event, however, that either party,
despite the arbitration clauses hereinabove set forth, institutes suit to
enforce any of the terms and provisions of this Lease, and judgment in any of
the aforementioned proceedings therein shall include an award of reasonable
attorney's fees to the successful party.

                                      -11-
<PAGE>

         32. SECURITY DEPOSIT

             Tenant has deposited with Landlord the sum of Thirteen Thousand
Four Hundred Forty Dollars ($13,440.00). Said sum shall be held by Landlord as
security for the faithful performance by Tenant of all of the terms, covenants,
and conditions of this Lease to be kept and performed by Tenant during the term
hereof. If Tenant defaults with respect to any provisions of this Lease,
including but not limited to the provisions relating to the payment of, rent,
Landlord may (but shall not be required to) use, apply or retain all or any part
of this security deposit for the payment of any rent or any other sum in
default, or for the payment of any other amount which Landlord may spend or
become obligated to spend by reason of Tenant's default or to compensate
Landlord for any other loss or damage which Landlord may suffer by reason of
Tenant's default. If any portion of said deposit is so used or applied, Tenant
shall, upon demand therefor, deposit cash with Landlord in an amount sufficient
to restore the security deposit to its original amount and Tenant's failure to
do so shall be a material breach of this Lease. Landlord shall not be required
to keep this security deposit separate from its general funds, and Tenant shall
not be entitled to interest on such deposit. If Tenant shall fully and
faithfully perform every provision of the Lease to be performed by it, the
security deposit or any balance thereof shall be returned to Tenant (or at
Landlord's option, to the last assignee of Tenant's interests hereunder) at the
expiration of the Lease term. In the event of termination of Landlord's interest
in this Lease, Landlord shall transfer said deposit to Landlord's successor in
interest.

         33. INTERPRETATION

             This Lease shall be construed and interpreted in accordance with
the laws of the State of California.

             This Lease contains all the agreements of the parties and cannot be
amended or modified except by a written agreement.

             All provisions, whether covenants or conditions, on the part of
Tenant shall be deemed to be both covenants and conditions.

             "Party" shall mean Landlord or Tenant; and if more than one person
or entity is Landlord or Tenant, the obligations imposed on that party shall be
joint and several.

             The unenforceability, invalidity, or illegality of any provisions
shall not render the other provisions unenforceable, invalid, or illegal.

             When required by the context of this Lease, the singular shall
include the plural.

         34. BINDING EFFECT

             This Lease shall extend to and be binding upon all assigns and
successors in interest of the parties.

                                      -12-
<PAGE>

             IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease
the day and year first above written.

LANDLORD:                                  TENANT:

EASTCASE COMPANY, a                        OVERHILL FOODS CORP.
    California Limited
    Partnership, by its
    General Partner                        By: /s/ Jay Scher
    Eastor Corporation                         --------------------------
                                                Its   President
    By: /s/ Angelo V. Antoci, Pres.
        ---------------------------
       ANGELO V. ANTOCI
               (President)

3231 East 44th Street                      P.O. Box 6017
Los Angeles, CA 90058                      Inglewood, CA 90301

                                      -13-
<PAGE>

U. S. GROWERS COLD STORAGE

                                    [DRAWING]

                                  BOYLE AVENUE

                                    EXHIBIT A

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