Document:

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                                                                    Exhibit 10.5

                   AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION

                                STANDARD SUBLEASE

                 (LONG-FORM TO BE USED WITH PRE-1996 AIR LEASES)

     1. PARTIES. This Sublease, dated, for reference purposes only, March 9
2001, is made by and between Lee Pharmaceuticals, a California corporation
("SUBLESSOR") and Steady Star, Inc ("SUBLESSEE").

     2. PREMISES. Sublessor hereby subleases to Sublessee and Sublessee hereby
subleases from Sublessor for the term, at the rental, and upon all of the
conditions set forth herein, that certain real property, including all
improvements therein, and commonly known by the street address of 1470 Santa
Anita Avenue, South E1 Monte located in the County of Los Angeles, State of
California 91733 and generally described as (describe briefly the nature of the
property) a one-story building of approximately 8,400 square feet ("Premises").

     3. TERM.

         3.1 TERM. The term of thls Sublease shall be for four (4) years and
eiqht (8) months commencing on April 1, 2001 and ending on November 30, 2005
unless sooner terminated pursuant to any provision hereof.

         3.2 DELAY IN COMMENCEMENT. Sublessor agrees to use its best
commercially reasonable efforts to deliver possession of the Premises by the
commencement date. If, despite said efforts, Sublessor is unable to deliver
possession as agreed, Sublessor shall not be subject to any liability therefor,
nor shall such failure affect the validity of this Sublease. Sublessee shall
not, however, be obligated to pay Rent or perform its other obligations until it
receives possession of the Premises. If possession is not delivered within sixty
days after the commencement date, Sublessee may, at its option, by notice in
writing within ten days after the end of such sixty day period, cancel this
Sublease, in which event the Parties shall be discharged from all obligations
hereunder. If such written notice is not received by Sublessor within said ten
day period, Sublessee's right to cancel shall terminate. Except as otherwise
provided, if possession is not tendered to Sublessee when required and Sublessee
does not terminate this Sublease, as aforesaid, any period of rent abatement
that Sublessee would otherwise have enjoyed shall run from the date of delivery
of possession and continue for a period equal to what Sublessee would otherwise
have enjoyed under the terms hereof, but minus any days of delay caused by the
acts or omissions of Sublessee. If possession is not delivered within 120 days
after the commencement date, this Sublease shall automatically terminate unless
the Parties agree, in writing, to the contrary.

     4. RENT.

         4.1 BASE RENT. Sublessee shall pay to Sublessor as Base Rent for the
Premises equal monthly payments of $4,116.00 in advance, on the FIRST (1st) day
of each month of the term hereof. Sublessee shall pay Sublessor upon the
execution hereof $8,316.00 as Base Rent for the first (lst) and fifty-sixth
(56th) (last) months of the term. Base Rent for any period during the term
hereof which is for less than one month shall be a pro rata portion of the
monthly installment.

         4.2 RENT DEFINED. All monetary obligations of Sublessee to Sublessor
under the terms of this Sublease (except for the Security Deposit) are deemed to
be rent ("RENT"). Rent shall be payable in lawful money of the United States to
Sublessor at the address stated herein or to such other persons or at such other
places as Sublessor may designate in writing.

     5. SECURITY DEPOSIT. Sublessee shall deposit with Sublessor upon execution
hereof $4,116.00 as security for Sublessee's faithful performance of Sublessee's
obligations hereunder. If Sublessee falls to pay Rent or other charges due
hereunder, or otherwise defaults with respect to any provision of this Sublease,
Sublessor may use, apply or retain all or any portion of said deposit for the
payment of any Rent or other charge in default or for the payment of any other
sum to which Sublessor may become obligated by reason of Sublessee's default, or
to compensate Sublessor for any loss or damage which Sublessor may suffer
thereby. If Sublessor so uses or applies all or any portion of said deposit,
Sublessee shall within ten days after written demand therefore forward to
Sublessor an amount sufficient to restore said Deposit to the full amount
provided for herein and Sublessee's failure to do so shall be a material breach
of this Sublease. Sublessor shall not be required to keep said Deposit separate
from its general accounts. If Sublessee performs all of Sublessee's obligations
hereunder, said Deposit, or so much thereof as has not therefore been applied by
Sublessor, shall be returned, without payment of Interest to Sublessee (or at
Sublessor's option, to the last assignee, if any, of Sublessee's interest
hereunder) at the expiration of the term hereof, and after Sublessee has vacated
the Premises. No trust relationship is created herein between Sublessor and
Sublessee with respect to said Security Deposit.

     6. USE.

         6.1 AGREED USE. Tho Premises shall be used and occupied only for
qeneral warehousinq, distribution and merchandisinq and for no other purpose.

         6.2 COMPLIANCE. Sublessor warrants that the improvements on the
Premises comply with all applicable covenants or restrictions of record and
applicable building codes, regulations and ordinances ("APPLICABLE
REQUIREMENTS") in effect on the commencement date. Said warranty does not
apply to the use to which Sublessee will put the Premises or to any
alterations or utility installations made or to be made by Sublessee. NOTE:
Sublessee is responsible for determining whether or not the zoning Is
appropriate for its intended use, and acknowledges that past uses of the
Premises may no longer be allowed. If the Premises do not comply with said
warranty, Sublessor shall, except as otherwise provided, promptly after
receipt of written notice from Sublessee setting forth with specificity the
nature and extent of such non-compliance, rectify the same at Sublessor's
expense. If Sublessee does not give Sublessor written notice of a
non-compliance with this warranty within six months following the
commencement date, correction of that non-compliance shall be the obligation
of Sublessee at its sole cost and expense. If the Applicable Requirements are
hereafter changed so as to require durlng the term of this Sublease the
construction of an addition to or an alteration of the Building, the
remediation of any Hazardous Substance, or the reinforcement or other
physical modification of the Building ("CAPITAL EXPENDITURE"), Sublessor and
Sublessee shall allocate the cost of such work as follows:

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         (a) If such Capital Expenditures are required as a result of the
specific and unique use of the Premises by Sublessee as compared with uses by
tenants in general, Sublessee shall be fully responsible for the cost thereof
provided, however, that if such Capital Expenditure is required during the last
two years of this Sublease and the cost thereof exceeds six months' Base Rent,
Sublessee may instead terminate this Sublease unless Sublessor notifies
Sublessee in writing, within ten days after receipt of Sublessees's termination
notice that Sublessor has elected to pay the difference between the actual cost
thereof and the amount equal to six months' Base Rent. If the Parties elect
termination, Sublessee shall immediately cease the use of the Premises which
requires such Capital Expenditure and deliver to Sublessor written notice
specifying a termination date at least ninety days thereafter. Such termination
date shall, however, in no event be earlier then the last day that Sublessee
could legally utilize the Premises without commencing such Capital
Expenditure.

         (b) If such Capital Expenditure is not the result of the specific
and unique use of the Premises by Sublessee (such as governmentally mandated
seismic modifications, then Sublessor shall pay for said Capital Expenditure
and the cost thereof shall be prorated between the Sublessor and Sublessee
and Sublessee shall only be obligated to pay, each month during the remainder
of the term of this Sublease, on the date on which Rent is due, an amount
equal to the product of multiplying the cost of such Capital Expenditure by a
fraction, the numerator of which is one, and the denominator of which is the
number of months of the useful life of such Capital Expenditure as such
useful life is specified pursuant to Federal income tax regulations or
guidelines for depreciation thereof (including interest on the unamortized
balance as is then commerically reasonable in the judgment of Sublessor's
accountant), with Sublessee reserving the right to prepay its obligation at
any time. Provided, however, that if such Capital Expenditure is required
during the last two years of this Sublease or if Sublessor reasonably
determines that it is not economically feasible to pay its share thereof,
Sublessor shall have the option to terminate this Sublease upon ninety days
prior written notice to Sublessee unless Sublessee notifies Sublessor, in
writing, within ten days after receipt of Sublessor's termination notice that
Sublessee will pay for such Capital Expenditure. If Sublessor does not elect
to terminate, and fails to tender its share of any such Capital Expenditure,
Sublessee may advance such funds and deduct same, with interest, from Rent
until Sublessor's share of such costs have been fully paid. If Sublessee is
unable to finance Sublessor's share, or if the balance of the Rent due and
payable for the remainder of this Sublease is not sufficient to fully
reimburse Sublessee on an offset basis, Sublessee shall have the right to
terminate this Sublease upon ten days written notice to Sublessor.

         (c) Notwithstanding the above, the provisions concerning Capital
Expenditures are intended to apply only to non-voluntary, unexpected, and new
Applicable Requirements. If the Capital Expenditures are instead triggered by
Sublessee as a result of an actual or proposed change in use, change in
intensity of use, or modification to the Premises then, and in that event,
Sublessee shall be fully responsible for the cost thereof, and Sublessee shall
not have any right to terminate this Sublease.

         6.3 ACCEPTANCE OF PREMISES AND LESSEE. Sublessee acknowledges that:
(a) it has been advised by Brokers to satisfy itself with respect to the
condition of the Premises (including but not limited to the electrical, HVAC
and fire sprinkler systems, security, environmental aspects, and compliance
with Applicable Requirements), and their suitability for Sublessee's intended
use.

         (b) Sublessee has made such investigation as it deems necessary with
reference to such matters and assumes all responsibility therefor as the same
relate to its occupancy of the Premises, and

         (c) neither Sublessor, Sublessor's agents, nor any Broker has made any
oral or written representations or warranties with respect to said matters other
than as set forth in this Sublease. In addition, Sublessor acknowledges that:

         (a) Broker has made no representations, promises or warranties
concerning Sublessee's ability to honor the Sublease or suitability to occupy
the Premises, and

         (b) it is Sublessor's sole responsibility to investigate the financial
capability and/or suitability of all proposed tenants.

     7. MASTER LEASE

         7.1 Sublessor is the lessee of the Premises by virtue of a lease,
hereinafter the "Master Lease", a copy of which is attached hereto marked
Exhibit 1, wherein Lee Pharmaceuticals Leased from Art Weiss, Lessor, the
building, Lease is dated April 16, 1990. Also, Amendment No. 1 To 1470 Santa
Anita Lease. Art Weiss is the lessor, hereinafter the "Master Lessor"

         7.2 This Sublease is and shall be at all times subject and subordinate
to the Master Lease.

         7.3 The terms, conditions and respective obligations of Sublessor and
Sublessee to each other under this Sublease shall be the terms and conditions of
the Master Lease except for those provisions of the Master Lease which are
directly contradicted by this Sublease in which event the terms of this Sublease
document shall control over the Master Lease. Therefore, for the purposes of
this Sublease, wherever in the Master Lease the word "Lessor" is used it shall
be deemed to mean the Sublessor herein and wherever in the Master Lease the word
"Lessee" is used it shall be deemed to mean the Sublessee herein.

         7.4 During the term of this Sublease and for all periods subsequent for
obligations which have arisen prior to the termination of this Sublease,
Sublessee does hereby expressly assume and agree to perform and comply with, for
the benefit of Sublessor and Master Lessor, each and every obligation of
Sublessor under the Master Lease except for the following paragraphs which are
excluded therefrom:

___________________________
___________________________

         7.5 The obligations that Sublessee has assumed under paragraph 7.4
hereof are hereinafter referred to as the "SUBLESSEE'S ASSUMED OBLIGATIONS". The
obligations that Sublessee has not assumed under paragraph 7.4 hereof are
hereinafter referred to as the "SUBLEASOR'S REMAINING OBLIGATIONS".

         7.6 Sublessee shall hold Sublessor free and harmless from all
liability, judgments, costs, damages, claims or demands, including reasonable
attorneys fees, arising out of Sublessee's failure to comply with or perform
Sublessee's Assumed Obligations.

         7.7 Sublessor agrees to maintain the Master Lease during the entire
term of this Sublease, subject, however, to any earlier termination of the
Master Lease without the fault of the Sublessor, and to comply with or perform
Sublessor's Remaining Obligations and to hold Sublessee free and harmless from
all liability, judgments, costs, damages, claims or demands arising out of
Sublessor's failure to comply with or perform Sublessor's Remaining Obligations.

         7.8 Sublessor represents to Sublessee that the Master Lease is in full
force and effect and that no default exists on the part of any Party to the
Master Lease.

     8. ASSIGNMENT OF SUBLEASE AND DEFAULT.

         8.1 Sublessor hereby assigns and transfers to Master Lessor the
Sublessor's interest in this Sublease, subject however to the provisions of
Paragraph 8.2 hereof.

         8.2 Master Lessor, by executing this document, agrees that until a
Default shall occur in the performance of Sublessor's Obligations under the
Master Lease, that Sublessor may receive, collect and enjoy the Rent accruing
under this Sublease. However, if Sublessor shall Default in the performance of
its obligations to Master Lessor then Master Lessor may, at its option, receive
and collect, directly from Sublessee, all Rent owing and to be owed under this
Sublease. Master Lessor shall not, by reason of this assignment of the Sublease
nor by reason of the collection of the Rent from the Sublessee, be deemed liable
to Sublessee for any failure of the Sublessor to perform and comply with
Sublessor's Remaining Obligations.

         8.3 Sublessor hereby irrevocably authorizes and directs Sublessee upon
receipt of any written notice from the Master Lessor stating that a Default
exists in the performance of Sublessor's obligations under the Master Lease, to
pay to Master Lessor the Rent due and to become due under the Sublease.
Sublessor agrees that Sublessee shall have the right to rely upon any such
statement and request from Master Lessor, and that Sublessee shall pay such Rent
to Master Lessor without any obligation or right to inquire as to whether such
Default exists and notwithstanding any notice from or claim from Sublessor to
the contrary and Sublessor shall have no right or claim against Sublessee for
any such Rent so paid by Sublessee.

                                     Page 2 of 4
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         8.4 No changes or modifications shall be made to this Sublease without
the consent of Master Lessor.

     9. CONSENT OF MASTER LESSOR.

         9.1 In the event that the Master Lease requires that Sublessor obtain
the consent of Master Lessor to any subletting by Sublessor then, this Sublease
shall not be effective unless, within ten days of the date hereof, Master Lessor
signs this Sublease thereby giving its consent to this Subletting.

         9.2 In the event that the obligations of the Sublessor under the Master
Lease have been guaranteed by third parties then neither this Sublease, nor the
Master Lessor's consent, shall be effective unless, within 10 days of the date
hereof, said guarantors sign this Sublease thereby giving their consent to this
Sublease.

          9.3 In the event that Master Lessor does give such consent then:

              (a) Such consent shall not release Sublessor of its obligations or
alter the primary liability of Sublessor to pay the Rent and perform and comply
with all of the obligations of Sublessor to be performed under the Master Lease.

              (b) The acceptance of Rent by Master Lessor from Sublessee or
anyone else liable under the Master Lease shall not be deemed a waiver by Master
Lessor of any provisions of the Master Lease.

              (c) The consent to this Sublease shall not constitute a consent to
any subsequent subletting or assignment.

              (d) In the event of any Default of Sublessor under the Master
Lease, Master Lessor may proceed directly against Sublessor, any guarantors or
anyone else liable under the Master Lease or this Sublease without first
exhausting Master Lessor's remedies against any other person or entity liable
thereon to Master Lessor.

              (e) Master Lessor may consent to subsequent sublettings and
assignments of the Master Lease or this Sublease or any amendments or
modifications thereto without notifying Sublessor or anyone else liable under
the Master Lease and without obtaining their consent and such action shall
not relieve such persons from liability.

              (f) In the event that Sublessor shall Default in its obligations
under the Master Lease, then Master Lessor, at its option and without being
obligated to do so, may require Sublessee to attorn to Master Lessor in which
event Master Lessor shall undertake the obligations of Sublessor under this
Sublease from the time of the exercise of said option to termination of this
Sublease but Master Lessor shall not be liable for any prepaid Rent nor any
Security Deposit paid by Sublessee, nor shall Master Lessor be liable for any
other Defaults of the Sublessor under the Sublease.

         9.4 The signatures of the Master Lessor and any Guarantors of Sublessor
at the end of this document shall constitute their consent to the terms of this
Sublease.

         9.5 Master Lessor acknowledges that, to the best of Master Lessor's
knowledge, no Default presently exists under the Master Lease of obligations to
be performed by Sublessor and that the Master Lease is in full force and effect.

         9.6 In the event that Sublessor Defaults under its obligations to be
performed under the Master Lease by Sublessor, Master Lessor agrees to deliver
to Sublessee a copy of any such notice of default. Sublessee shall have the
right to cure any Default of Sublessor described in any notice of default within
ten days after service of such notice of default on Sublessee. If such Default
is cured by Sublessee then Sublessee shall have the right of reimbursement and
offset from and against Sublessor.

     10. BROKERS FEE.

         10.1 Upon execution hereof by all parties, Sublessor shall pay to CB
Richard Ellis, Inc. and Re/Max Premier Properties a licensed real estate broker,
("BROKER"), a fee as set forth in a separate agreement between Sublessor and
Broker, or in the event there is no such separate agreement, the sum of
$5,829.60 (to both brokers) for brokerage services rendered by Broker to
Sublessor in this transaction.

         10.2 Sublessor agrees that if Sublessee exemises any option or right
of first refusal as granted by Sublessor herein, or any option or right
substantially similar thereto, either to extend the term of this Sublease, to
renew this Sublease, to purchase the Premises, or to lease or purchase
adjacent property which Sublessor may own or in which Sublessor has an
interest, then Sublessor shall pay to Broker a fee in accordance with the
schedule of Broker in effect at the time of the execution of this Sublease.
Notwithstanding the foregoing, Sublessor's obligation under this Paragraph
10.2 is limited to a transaction in which Sublessor is acting as a Sublessor,
lessor or seller.

         10.3 Master Lessor agrees that if Sublessee shall exercise any option
or right of first refusal granted to Sublessee by Master Lessor in connection
with this Sublease, or any option or right substantially similar thereto, either
to extend or renew the Master Lease, to purchase the Premises or any part
thereof, or to lease or purchase adjacent property which Master Lessor'may own
or in which Master Lessor has an interest, or if Broker is the procuring cause
of any other lease or sale entered into between Sublessee and Master Lessor
pertaining to the Premises, any part thereof, or any adjacent property which
Master Lessor owns or in which it has an interest, then as to any of said
transactions, Master Lessor shall pay to Broker a fee, in cash, in accordance
with the schedule of Broker in effect at the time of the execution of this
Sublease.

         10.4 Any fee due from Sublessor or Master Lessor hereunder shall be due
and payable upon the exercise of any option to extend or renew, upon the
execution of any new lease, or, in the event of a purchase, at the close of
escrow.

         10.5 Any transferee of Sublessor's interest in this Sublease, or of
Master Lessor's interest in the Master Lease, by accepting an assignment
thereof, shall be deemed to have assumed the respective obligations of Sublessor
or Master Lessor under this Paragraph 10. Broker shall be deemed to be a
third-party beneficiary of this paragraph 10.

     11. ATTORNEY'S FEES. If any party or the Broker named herein brings an
action to enforce the terms hereof or to declare rights hereunder, the
prevailing party in any such action, on trial and appeal, shall be entitled to
his reasonable attorney's fees to be paid by the losing party as fixed by the
Court.

     12. ADDITIONAL PROVISIONS. [If there are no additional provisions, draw
a line from this point to the next printed word after the space left here. If
there are additional provisions place the same here. See attached Addendum to
Sublease dated March 9, 2001.

                                       Page 3 of 4
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ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN
INDUSTRIAL REAL ESTATE ASSOClATION OR BY ANY REAL ESTATE BROKER AS TO THE LEGAL
SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS SUBLEASE OR THE
TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO:

1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS SUBLEASE.

2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE
PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE
PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PROPERTY, THE STRUCTURAL
INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, AND THE SUITABILITY
OF THE PREMISES FOR SUBLESSEE'S INTENDED USE.

WARNING: IF THE SUBJECT PROPERTY IS LOCATED IN A STATE OTHER THAN CALIFORNIA,
CERTAIN PROVISIONS OF THE SUBLEASE MAY NEED TO BE REVISED TO COMPLY WITH THE
LAWS OF THE STATE IN WHICH THE PROPERTY IS LOCATED.
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Executed at: South El Monte, CA             Lee Pharmaceuticals
---------------------------------------    ------------------------------------

on   3-15-01                                By /s/ Ronald G. Lee
---------------------------------------    ------------------------------------
                                               Ronald G. Lee

Address: 1434 Santa Anita Ave, 91733        By
---------------------------------------    ------------------------------------
                                            "Sublessor" (Corporate Seal)

Executed at: San Marino                     Steady Star, Inc.
---------------------------------------    ------------------------------------
on   3-9-01                                 By /s/Jing Jing Long
---------------------------------------    ------------------------------------
                                               Jing Jing Long
Address: 2375 Huntington Dr.
         San Marino, CA 91108               By
---------------------------------------    ------------------------------------
                                             "Sublessor" (Corporate Seal)

Executed at: South E1 Monte CA              Art Weiss
---------------------------------------    ------------------------------------
on  3-13-2001                               By /s/ Art Weiss
---------------------------------------    ------------------------------------
                                            Art Weiss
Address: 10616 E. Rush Street               By
         South El Monte, CA 91733-3432
---------------------------------------    ------------------------------------
                                            "Master Lessor" (Corporate Seal)

NOTE: These forms are often modified to meet changing requirements of law and
needs of the industry. Always write or call to make sure you are utilizing the
most current form: AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION, 700 So. Flower
St., Suite 600, Los Angeles, CA 90017. (213) 667-8777.

                                   Page 4 of 4
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ADDENDUM, TO THE SUBLEASE DATED MARCH 9, 2001 BETWEEN LEE PHARMACEUTICALS,
INC., AS SUBLESSOR AND STEADY STAR, INC., AS SUBLESSEE.

1. MONTHLY RENT:

     The Monthly Gross Rent shall be as follows:

      Months 1-24:            $4,116.00 per month
      Months 25-56:           $4,200.00 per month

2.   EARLY OCCUPANCY BY SUBLESSEE:

     After Sublessee, Sublessor and Master Lessor fully execute the Sublease
     Documents, and after Landlord has deposited Tenant's check for $12,432.00,
     Sublessee may occupy the warehouse portion of the Premises rent free,
     through March 31,2001.

3. INTERIOR IMPROVEMENTS BY SUBLESSOR:

     Prior to April 1, 2001, but only after Sublessor has deposited Tenant's
     check for $12,432.00. Sublessor, at Sublessor's sole cost and expense,
     shall perform the following improvements to the interior of the building;

     a. Recarpet the entire office area.
     b. Paint the interior of the office area only.
     c. Replace any non-functioning lighting fixtures.
     d. Clean restrooms and repair any non-functioning restroom fixtures.

SUBLESSOR:                                 SUBLESSEE

LEE PHARMACEUTICALS                        STEADY STAR, INC.

By:  Ronald G. Lee                         By:  Long Jing Jing
     --------------------------                 ------------------------
Its: President                             Its: Long Jing Jing
     --------------------------                 ------------------------
Date:3-15-01                               Date:3-9-2001
     --------------------------                 ------------------------

<PAGE>

SECOND ADDENDUM TO THE SUBLEASE DATED MARCH 9, 2001, BETWEEN LEE
PHARMACEUTICALS, INC., AS SUBLESSOR AND STEADY STAR, INC., AS SUBLESSEE, FOR THE
PROPERTY COMMONLY KNOWN AS 1470 SANTA ANITA AVENUE, SOUTH EL MONTE, CALIFORNIA.
--------------------------------------------------------------------------------

4.   DRIVEWAY ACCESS:

     Sublessee shall have use of the driveway to the south of the Property to
     access the rear yard area. Sublessor's subtenant, that is currently
     occupying the neighboring building to the south at 1460 Santa Anita Avenue,
     shall also have the use of said driveway, which shall remain open during
     business hours, or trucks and cars can exit by driving over a sensor which
     shall automatically open said gate. Additionally, Sublessor has the right
     to traverse the rear yard area of the Property with its employees,
     forklifts, and various trucks. Sublessee shall also have access to the gate
     south of 1516 Santa Anita Avenue for egress purposes.

SUBLESSOR                                  SUBLESSEE

LEE PHARMACEUTICALS                        STEADY STAR, INC.

By:  Ronald G. Lee                         By:  Long Jing Jing
     --------------------------                 ------------------------
Its: President                             Its: President
     --------------------------                 ------------------------
Date:3/30/01                               Date:3/29/2001
     --------------------------                 ------------------------<PAGE>

                                                                    Exhibit 10.6

                                SUBLEASE GUARANTY

         THIS GUARANTY is made as of March 9, 2001 by Jing Jing Long (a
"Guarantor") in favor of Lee Pharmaceuticals, Inc., a California corporation
("Sublandlord").

                              W I T N E S S E T H :

         1. For valuable consideration, receipt of which is acknowledged, and to
induce Sublandlord to enter into a Sublease with Steady Star, Inc., a California
corporation ("Sublessee"), Guarantor hereby absolutely, unconditionally and
irrevocably guarantees to Sublandlord, and agrees fully to pay, perform and
discharge, as and when payment, performance and discharge are due, all of the
covenants, obligations and liabilities of Sublessee under the Sublease and all
amendments, modifications, renewals, extensions, supplements, substitutions and
replacements of the Sublease (the "Guaranteed Obligations"). Each individual
Guarantor under this Guaranty shall be jointly and severally liable for the
Guaranteed Obligations. The obligations of Guarantor under this Guaranty shall
be absolute, unconditionally and irrevocable and shall continue and remain in
full force and effect until all of the Guaranteed Obligations have been fully
paid, performed and discharged.

         2. The obligations of Guarantor under this Guaranty shall not be
affected, modified or impaired by the occurrence of any of the following events,
whether or not with notice to or the consent of, Guarantor: (a) the waiver,
surrender, compromise, settlement, release or termination of any or all of the
Guaranteed Obligations; (b) the failure to give notice to Guarantor of the
occurrence of an event of default under the Guaranteed Obligations (c) the
extension of the time for the payment, performance or discharge of any or all of
the Guaranteed Obligations; (d) the amendment or modification (whether material
or otherwise) of the Sublease or the Guaranteed Obligations in any respect; (e)
any failure, omission, delay or lack on the part of Sublandlord to enforce,
assert or exercise any right, power or remedy conferred on Sublandlord under the
Sublease; (f) the voluntary or involuntary liquidation, dissolution, sale or
other disposition of all or substantially all of the assets, marshalling of
assets and liabilities, receivership, insolvency, bankruptcy, assignment for the
benefit of creditors, reorganization, arrangement, composition with creditors or
adjustment of debts, or other similar proceedings affective Sublessee or
Guarantor or any of the assets of either of them; (g) the release or discharge
by operation of law of Sublessee from the payment, performance or discharge of
any or all of the Guaranteed Obligations; (h) the release or discharge by
operation of law of Guarantor from any or all of the obligations of Guarantor
under this Guaranty; or (i) the invalidity or unenforceability of any or all of
the Guaranteed Obligations. Guarantor acknowledges that Sublandlord would not
enter into the Sublease without this Guaranty and that Sublandlord is relying on
this Guaranty.

         3. The obligations of Guarantor under this Guaranty are independent of
the Guaranteed Obligations. Guarantor agrees that Sublandlord shall have the
right to process against Guarantor directly and independently of Sublessee. A
separate action may be brought and prosecuted against Guarantor whether or not
an action is brought against Sublessee or Sublessee is joined in any such
action. Guarantor authorizes Sublandlord and Sublessee, without notice to,
demand of, or consent from Guarantor and without releasing or affecting
Guarantor's liability under this Guaranty, from time to time to amend, modify,
renew, extend, supplement or replace the Sublease or the Guaranteed Obligations
or otherwise change the terms of the Sublease or the Guaranteed Obligations, to
take and hold security for the Guaranteed Obligations, and to enforce, waive,
surrender, impair, compromise or release any such security or any or all of the
Guaranteed Obligations or any person or entity liable for any or all of the
Guaranteed Obligations. Guarantor

<PAGE>

shall be and remain bound under this Guaranty notwithstanding any such act or
omission by Sublessee or Sumblandlord. Guarantor waives all rights to require
Sublandlord to proceed against Sublessee, to proceed against or exhaust any
security held by Sublandlord, or to pursue any other remedy in Sublandlord's
power. Sublandlord shall have the right to exercise any right or remedy it may
have against Sublessee or any security held by Sublandlord. Guarantor waives the
right, if any, to the benefit of, or to direct the applicable of any security
held by Sublandlord. Guarantor waives (a) any defense arising out of any
alteration of the Guaranteed Obligations, (b) any defense arising out of the
absence, impairment or loss of any right of reimbursement or subrogation or
other right or remedy of Guarantor against Sublessee or any security held by
Sublandlord, and (c) any defense arising by reason of any disability or other
defense of Sublessee or by reason of the cessation or reduction from any cause
whatsoever of the liability of Sublessee other than full payment, performance
and discharge of the Guaranteed Obligations. The cessation or reduction of the
liability of Sublessee for any reason, other than full payment, performance and
discharge of the Guaranteed Obligations shall not release or affect in any way
the liability of Guarantor under this Guaranty.

         4. If Sublessee becomes insolvent or is adjudicated bankrupt or files a
petition for reorganization, arrangement, composition or similar relief under
any present or future provision of the Federal Bankruptcy Code, or if such a
petition is filed against Sublessee, or Sublessee makes a general assignment for
the benefit of creditors, and in any such proceeding any or all of the
Guaranteed Obligations are terminated or rejected or any or all of the
Guaranteed Obligations are modified or abrogated, Guarantor agrees that
Guarantor's liability hereunder shall not thereby be affected or modified and
such liability shall continue in full force and effect as if no such action or
proceeding had occurred. This Guaranty shall continue to be effective or be
reinstated, as the case may be, if any payment of the Guaranteed Obligations
must be returned by Sublandlord upon the insolvency, bankruptcy or
reorganization of Sublessee, Guarantor, or otherwise, as though such payment had
not been made. No payment or performance by Guarantor shall give Guarantor any
right of subrogation to any rights or remedies of Sublandlord against Sublessee.
Guarantor waives all rights of subrogation to any rights or remedies of
Sublandlord against Sublessee and Guarantor waives all other rights of
subrogation or reimbursement with respect to Sublessee that might otherwise
arise from the performance of this Guaranty by Guarantor.

         5. Guarantor assumes the responsibility for being and keeping Guarantor
informed of the financial condition of Sublessee and of all other circumstances
bearing upon the risk of failure to pay, perform or discharge any of the
Guaranteed Obligations which diligent inquiry would reveal, and Guarantor agrees
that Sublandlord has no duty to advise Guarantor of information known to
Sublandlord regarding such condition or any such circumstance. Guarantor
acknowledges that repeated and successive demands may be made and payments or
performance made hereunder in response to such demands as and when, from time to
time, Sublessee defaults in the payment, performance or discharge of the
Guaranteed Obligations. Notwithstanding any such payments and performance
hereunder, this Guaranty shall remain in full force and effect and shall apply
to any and all subsequent defaults by Sublessee. It is not necessary for
Sublandlord to inquire into the capacity, authority or powers of Sublessee or
the partners, directors, officers, employees or agents acting or purporting to
act on behalf of Sublessee, and all of the Guaranteed Obligations made or
created in reliance upon the purported exercise of such powers will be
guaranteed hereunder. Guarantor hereby subordinates all indebtedness of
Sublessee to Guarantor now or hereafter held by Guarantor to all indebtedness of
Sublessee to Sublandlord. If requested by Sublandlord, Guarantor shall collect,
enforce and receive all such indebtedness of Sublessee to Guarantor as trustee
for Sublandlord and Guarantor shall pay such indebtedness to Sublandlord on
account of the indebtedness of Sublessee to Sublandlord, but without otherwise
reducing or affecting in any manner the liability of Guarantor under this
Guaranty.

<PAGE>

     6. Guarantor waives all presentments, demands for performance, notices of
nonperformance, protests, notices of protest, notices of dishonor and notices of
acceptance of this Guaranty. Guarantor agrees to pay all costs and expenses,
including reasonable attorneys' fees, which are incurred by Sublandlord in the
enforcement of this Guaranty. Guarantor hereby expressly, irrevocably, fully and
forever releases, waives and relinquishes any and all right to trial by jury
and any and all rights to receive punitive, exemplary and consequential damages
from Sublandlord (or any past, present or future board member, trustee,
director, officer, employee, agent, representative, or advisor of Sublandlord)
in any claim, demand, action, suit, proceeding or cause of action in which
Sublandlord and Guarantor are parties, which in any way (directly or indirectly)
arises out of results from or relates to any of the Guaranteed Obligations or
the enforcement of this Guaranty, in each case whether now existing or hereafter
arising and whether based on contract or tort or any other legal basis. If any
provisions of this Guaranty is held to be invalid or unenforceable, the validity
or enforceability of the other provisions of this Guaranty shall not be
affected. This Guaranty may not be amended or modified in any respect except by
a written agreement signed by Guarantor and Sublandlord. As used in this
Guaranty, the singular shall include the plural. This Guaranty shall bind and
inure to the benefit of Guarantor and Sublandlord and their respective personal
representatives, heirs, successors and assigns. This Guaranty shall be governed
by and construed in accordance with the laws of the state in which the Project
is located.

     7. Each Guarantor agrees that nothing contained herein shall prevent
Sublessor from suing on the Sublease or from exercising any rights available to
it thereunder and that the exercise of any of the aforesaid rights shall not
constitute a legal or equitable discharge of such Guarantor. Without limiting
the generality of the foregoing, each Guarantor hereby expressly waives any and
all benefits under California Civil Code Sections 2809, 2810, 2845, 2847, 2848,
2849, 2850, and the second sentence of California Civil Code Section 2822 (a)
(but only until Sublessor has been paid in full the obligations owed by
Sublessee under the Lease). In addition, each Guarantor agrees that Sublessor
(not Sublessee) shall have the right to designate the portion of Sublessee's
obligations under the Sublease that is satisfied by a partial payment by
Sublessee.

     IN WITNESS WHEREOF, each Guarantor has executed this Guaranty as of the
date specified in the Sublease.

                                                   By  /s/ Long Jing Jing
                                                       ------------------------
                                                       Jing Jing Long

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