Document:

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                     AIR COMMERCIAL REAL ESTATE ASSOCIATION
           STANDARD INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE -- GROSS

                (DO NOT USE THIS FORM FOR MULTI-TENANT BUILDINGS)

      BASIC PROVISIONS ("BASIC PROVISIONS").

      1.1   PARTIES:

            This Lease ("Lease"), dated for reference purposes only, 07/05/2005,
            is made by and between Brock Trust ("LESSOR") and Top Group
            Holdings, Inc. -AND SOYODO, INC ("LESSEE"), (collectively the
            "PARTIES," or individually a "PARTY").

      1.2   PREMISES:

            That certain real property, including all improvements therein or to
            be provided by Lessor under the terms of this Lease, and commonly
            known as 1509 W. Valley BLVD. Alhambra, located in the County of Los
            Angeles , state of CA and, generally described as ( describe briefly
            the nature of the property and, if applicable, the "Project", if the
            property is located within a Project ) a free-standing building of
            approximately 7.841 square feet of reatofle space with 20 designated
            parking spaces ("PREMISES"). (see also Paragraph 2)

      1.3   TERM:

            Two years and Two months ("Original Term") commencing September 1st.
            2005 ("Commencement Date") and ending October 31, 2007 ("EXPIRATION
            DATE"). (see also Paragraph 3)

      1.4   EARLY Possession: __________________________________________________

            ("EARLY POSSESSION DATE") (See also Paragraph 3.2 and 3.3).

      1.5   BASE RENT:

            $11, 761.50 per month ("BASE RENT"), payable on the 1st. day of each
            month commencing October 1st. 2005 and increase annually beginning
            September 1, 2006 based on the CPI increase of the Los Angeles (Long
            Beach) index, minimum annual increase (See also Paragraph 4)

                  |x|   If this box is checked, there are provisions in this
                        Lease for the Base Rent to be adjusted.

      1.6 BASE RENT AND OTHER MONIES PAID UPON EXECUTION:

            (a)   BASE RENT: $11,761.50 for the period October 1st 2005 thru
                  October 31, 2005

            (b)   SECURITY DEPOSIT: $23,523.00 ("SECURITY DEPOSIT"). (See also
                  Paragraph 5)

            (c)   ASSOCIATION FEES: $N/A______ for the period N/A_______________

            (d)   OTHER: $N/A for N/A

            (e)   TOTAL DUE UPON EXECUTION OF THIS LEASE: $35, 284 . 50

<PAGE>

      1.7   AGREED USE:

            Retail of books, stationery, audio and video products, gifts,
            sporting goods and any other related uses ( see also Paragraph 6)

      1.8   INSURING PARTY:

            Lessor is the "INSURING PARTY". The annual "BASE PREMIUM" is $______
            (See also Paragraph 8)

      1.9   REAL ESTATE BROKERS:

            (See also Paragraph 15)

            (a)   REPRESENTATION: The following real estate brokers (the
                  "Brokers") and brokerage relationships exist in this
                  transaction (check applicable boxes):

                  |x|   RE/MAX Elite Realty represents Lessor exclusively
                        ("LESSOR'S BROKER")

                  |x|   Franklin Commercial Real Estate Services, Inc.
                        represents Lessess exclusively("LEESEE'S BROKER");or

                  |_|   __________________________ represents both Lessor and
                        Lessee ("DUAL AGENCY").

            (b)   Payment to Brokers: Upon execution and delivery of this Lease
                  by both Parties, Lessor shall pay to the Broker the fee agreed
                  to in their separate written agreement (or if there is no such
                  agreement, the sum of 16, 936 . 56 or ___ % of the total Base
                  Rent) for the brokerage services rendered by the Brokers.

      1.10  Guarantor.

            The obligations of the Lessee under this Lease are to be guaranteed
            by Mr. Ruhua Song ("GUARANTOR"). (See also Paragraph 37)

      1.11  Attachments.

            Attached hereto are the following, all of which constitute a part of
            this Lease:

                  |_|   an Addendum consisting of
                        Paragraphs____________through__________________;

                  |_|   a plot plan depicting the Premises;

                  |_|   a current set of the Rules and Regulations;

                  |_|   a Work Letter;

                  |_|   other (specify): Lessor shall deliver and lessee shall
                        accept the premises "AS IS" in It's current condition
                        except: 1) Lessor shall at Lessor's sole costs and
                        Lessee's discretion remove shelves. 2) HVAC systems
                        shall be in good working condition, lessor shall warrent
                        the performance of HVAC system for twelve (12) months
                        from the date of delivering the premises to the lessee,
                        4) Roof shall be free of any known leaks. Lessor shall
                        be solely responsible for maintaining the roof for 26
                        months only 5) The building shall be free of any known
                        structural defects and building code violations. 6)
                        Lessor will give two month free rent applied to 1st.
                        month rent September 1, 2005 and 13th. Month rent
                        September 1, 2006. Providing lessee is not in default of
                        any payment obligation under this lease agreement #13.3

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2.    PREMISES.

      2.1   Letting.

            Lessor hereby leases to Lessee, and Lessee hereby leases from
            Lessor, the Premises, for the term, at the rental, and upon all of
            the terms, covenants and conditions set forth in this Lease. Unless
            otherwise provided herein, any statement of size set forth in this
            Lease, or that may have been used in calculating Rent, is an
            approximation which the Parties agree is reasonable and any payments
            based thereon are not subject to revision whether or not the actual
            size is more or less. Note: Lessee is advised to verify the actual
            size prior to executing this Lease.

      2.2-2.3 REMOVED

      2.4   ACKNOWHLEDGEMENTS.

            Lessee acknowledges that: (a) it has been advised by Lessor and/or
            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 the Americans with Disabilities
            Act), and their suitability for Lessee's intended use, (b) Lessee
            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 Lessor,
            Lessor's agents, nor Brokers have made any oral or written
            representations or warranties with respect to said matters other
            than as set forth in this Lease. In addition, Lessor acknowledges
            that: (i) Brokers have made no representations, promises or
            warranties concerning Lessee's ability to honor the Lease or
            suitability to occupy the Premises, and (ii) it are Lessor's sole
            responsibility to investigate the financial capability and/or
            suitability of all proposed tenants.

      2.5   LESSEE AS PRIOR OWNER/OCCUPANT.

            The warranties made by Lessor in Paragraph 2 shall be of no force or
            effect if immediately prior to the Start Date Lessee was the owner
            or occupant of the Premises. In such event, Lessee shall be
            responsible for any necessary corrective work.

3.    TERM.

      3.1   TERM.

            The Commencement Date, Expiration Date and Original Term of this
            Lease are as specified in Paragraph 1.3.

      3.2   EARLY POSSESSION.

            If Lessee totally or partially occupies the Premises prior to the
            Commencement Date, the obligation to pay Base Rent shall be abated
            for the period of such early possession. All other terms of this
            Lease (including but not limited to the obligations to pay Real
            Property Taxes and insurance premiums and to maintain the Premises)
            shall, however, be in effect during such period. Any such early
            possession shall not affect the Expiration Date.

<PAGE>

      3.3   Delay In Possession.

            Lessor agrees to use its best commercially reasonable efforts to
            deliver possession of the Premises to Lessee by the Commencement
            Date. If, despite said efforts, Lessor is unable to deliver
            possession by such date, Lessor shall not be subject to any
            liability therefor, nor shall such failure affect the validity of
            this Lease. Lessee shall not, however, be obligated to pay Rent or
            perform its other obligations until Lessor delivers possession of
            the Premises and any period of rent abatement that Lessee would
            otherwise have enjoyed shall run from the date of delivery of
            possession and continue for a period equal to what Lessee would
            otherwise have enjoyed under the terms hereof, but minus any days of
            delay caused by the acts or omissions of Lessee. If possession is
            not delivered within 60 days after the Commencement Date, Lessee
            may, at its option, by notice in writing within 10 days after the
            end of such 60 day period, cancel this Lease, in which event the
            Parties shall be discharged from all obligations-.tje/eunder. If
            such written notice is not received by Lessor within said 10 day
            period, Lessee's right to cancel shall terminate. If possession of
            the Premises 7s" not delivered within 120 days after the
            Commencement Date, this Lease shall terminate unless other
            agreements are reached between Lessor and Lessee, in writing.

      3.4   LESSEE COMPLIANCE.

            Lessor shall not be required to deliver possession of the Premises
            to Lessee until Lessee complies with its obligation to provide
            evidence of insurance (Paragraph 8.5). Pending delivery of such
            evidence, Lessee shall be required to perform all of its obligations
            under this Lease from and after the Start Date, including the
            payment of Rent, notwithstanding Lessor's election to withhold
            possession pending receipt of such evidence of insurance. Further,
            if Lessee is required to perform any other conditions prior to or
            concurrent with the Start Date, the Start Date shall occur but
            Lessor may elect to withhold possession until such conditions are
            satisfied.

4.    RENT.

      4.1.  RENT DEFINED.

            All monetary obligations of Lessee to Lessor under the terms of this
            Lease (except for the Security Deposit) are deemed to be rent
            ("Rent").

      4.2   PAYMENT.

            Lessee shall cause payment of Rent to be received by Lessor in
            lawful money of the United States on or before the day on which it
            is due, without offset or deduction (except as specifically
            permitted in this Lease). Rent for any period during the term hereof
            which is for less than one full calendar month shall be prorated
            based upon the actual number of days of said month. Payment of Rent
            shall be made to Lessor at its address stated herein or to such
            other persons or place as Lessor may from time to time designate in
            writing. Acceptance of a payment which is less than the amount then
            due shall not be a waiver of Lessor's rights to the balance of such
            Rent, regardless of Lessor's endorsement of any check so stating. In
            the event that any check, draft, or other instrument of payment
            given by Lessee to Lessor is dishonored for any reason, Lessee
            agrees to pay to Lessor the sum of $25 in addition to any Late
            Charge and Lessor, at its option, may require all future payments to
            be made by Lessee to be by cashier's check. Payments will be applied
            first to accrued late charges and attorney's fees, second to accrued
            interest, then to Base Rent and Operating Expense Increase, and any
            remaining amount to any other outstanding charges or costs.

      4.3   ASSOCIATION FEES.

            In addition to the Base Rent, Lessee shall pay to Lessor each month
            an amount equal to any owner's association or condominium fees
            levied or assessed against the Premises. Said monies shall be paid
            at the same time and in the same manner as the

<PAGE>

5.    SECURITY DEPOSIT.

      Lessee shall deposit with Lessor upon execution hereof the Security
      Deposit as security for Lessee's faithful performance of its obligations
      under this Lease. If Lessee fails to pay Rent, or otherwise Defaults under
      this Lease, Lessor may use, apply or retain all or any portion of said
      Security Deposit for the payment of any amount due Lessor or to reimburse
      or compensate Lessor for any liability, expense, loss or damage which
      Lessor may suffer or incur by reason thereof. If Lessor uses or applies
      all or any portion of the Security Deposit, Lessee shall within 10 days
      after written request therefor deposit monies with Lessor sufficient to
      restore said Security Deposit to the full amount required by this Lease.
      If the Base Rent increases during the term of this Lease, Lessee shall,
      upon written request from Lessor, deposit additional moneys with Lessor so
      that the total amount of the Security Deposit shall at all times bear the
      same proportion to the increased Base Rent as the initial Security Deposit
      bore to the initial Base Rent. Should the Agreed Use be amended to
      accommodate a material change in the business of Lessee or to accommodate
      a sublessee or assignee. Lessor shall have the right to increase the
      Security Deposit to the extent necessary, in Lessor's reasonable judgment,
      to account for any increased wear and tear that the Premises may surfer as
      result thereof. If a change in control of Lessee occurs during this Lease
      and following such change the financial condition of Lessee is, in
      Lessor': reasonable judgment, significantly reduced, Lessee shall deposit
      such additional monies with Lessor as shall be sufficient to cause the
      Security Deposit to be at a commercially reasonable level based on such
      change in financial condition. Lessor shall not be required to keep the
      Security Deposit separate from it; general accounts. Within 14 days after
      the expiration or termination of this Lease, if Lessor elects to apply the
      Security Deposit only to unpaid Rent, and otherwise within 30 days after
      the Premises have been vacated pursuant to Paragraph 7.4(c) beiow, Lessor
      shall return that portion of the Security Deposit not used or applied by
      Lessor. No part of the Security Deposit shall be considered to be held in
      trust, to bear interest or to be prepayment for any monies to be paid by
      Lessee under this Lease.

6.    Use.

      6.1   USE.

            Lessee shall use and occupy the Premises only for the Agreed Use, or
            any other legal use which is reasonably comparable thereto, and for
            no other purpose. Lessee shall not use or permit the use of the
            Premises in a manner that is unlawful, creates damage, waste or a
            nuisance, or that disturbs occupants of or causes damage to
            neighboring premises or properties. Lessor shall not unreasonably
            withhold or delay its consent to any written request for a
            modification of the Agreed Use, so long as the same will not impair
            the structural integrity of the improvements on the Premises or the
            mechanical or electrical systems therein, and/or is not
            significantly more burdensome to the Premises. If Lessor elects to
            withhold consent, Lessor shall within 7 days after such request give
            written notification of same, which notice shall include an
            explanation of Lessor's objections to the change in the Agreed Use.

<PAGE>

6.2   HAZARDOUS SUBSTANCES.

            (A)   REPORTABLE USES REQUIRE CONSENT.

                  The term "HAZARDOUS SUBSTANCE" as used in this Lease shall
                  mean any product, substance, or waste whose presence, use,
                  manufacture, disposal, transportation, or release, either by
                  itself or in combination with other materials expected to be
                  on the Premises, is either: (i) potentially injurious to the
                  public health, safety or welfare, the environment or the
                  Premises, (ii) regulated or monitored by any governmental
                  authority, or (iii) a basis for potential liability of Lessor
                  to any governmental agency or third party under any applicable
                  statute or common law theory. Hazardous Substances shall
                  include, but not be limited to, hydrocarbons, petroleum,
                  gasoline, and/or crude oil or any products, by-products or
                  fractions thereof. Lessee shall not engage in any activity in
                  or on the Premises which constitutes a Reportable Use of
                  Hazardous Substances without the express prior written consent
                  of Lessor and timely compliance {at Lessee's expense) with all
                  Applicable Requirements. "REPORTABLE USE" shall mean (i) the
                  installation or use of any above or below ground storage tank,
                  (ii) the generation, possession, storage, use, transportation,
                  or disposal of a Hazardous Substance that requires a permit
                  from, or with respect to which a report, notice, registration
                  or business plan is required to be filed with, any
                  governmental authority, and/or (iii) the presence at the
                  Premises of a Hazardous Substance with respect to which any
                  Applicable Requirements requires that a notice be given to
                  persons entering or occupying the Premises or neighboring
                  properties. Notwithstanding the foregoing, Lessee may use any
                  ordinary and customary materials reasonably required to be
                  used in the normal course of the Agreed Use, ordinary office
                  supplies (copier toner, liquid paper, glue, etc.) and common
                  household cleaning materials, so long as such use is in
                  compliance with all Applicable Requirements, is not a
                  Reportable Use, and does not expose the Premises or
                  neighboring property to any meaningful risk of contamination
                  or damage or expose Lessor to any liability therefor. In
                  addition, Lessor may condition its consent to any Reportable
                  Use upon receiving such additional assurances as Lessor
                  reasonably deems necessary to protect itself, the public, the
                  Premises and/or the environment against damage, contamination,
                  injury and/or liability, including, but not limited to, the
                  installation (and removal on or before Lease expiration or
                  termination) of protective modifications (such as concrete
                  encasements) and/or increasing the Security Deposit.

            (B)   DUTY TO INFORM LESSOR.

                  If Lessee knows, or has reasonable cause to believe, that a
                  Hazardous Substance has come to be located in, on, under or
                  about the Premises, other than as previously consented to by
                  Lessor, Lessee shall immediately give written notice of such
                  fact to Lessor, and provide Lessor with a copy of any report,
                  notice, claim or other documentation which it has concerning
                  the presence of such Hazardous Substance.

            (C)   LESSEE REMEDIATION.

                  Lessee shall not cause or permit any Hazardous Substance to be
                  spilled or released in, on, under, or about the Premises
                  (including through the plumbing or sanitary sewer system) and
                  shall promptly, at Lessee's expense, comply with all
                  Applicable Requirements and take all investigatory and/or
                  remedial action reasonably recommended, whether or not
                  formally ordered or required, for the cleanup of any
                  contamination of, and for the maintenance, security and/or
                  monitoring of the Premises or neighboring properties, that was
                  caused or materially contributed to by Lessee, or pertaining
                  to or involving any Hazardous Substance brought onto the
                  Premises during the term of this Lease, by or for Lessee, or
                  any third party.

            (D)   LESSEE INDEMNIFICATION.

                  Lessee shall indemnify, defend and hold Lessor, its agents,
                  employees, lenders and ground lessor, if any, harmless from
                  and against any and all loss of rents and/or damages,
                  liabilities, judgments, claims, expenses, penalties, and
                  attorneys' and consultants' fees arising out of or involving
                  any Hazardous Substance brought onto the Premises by or for
                  Lessee, or any third party (provided, however, that Lessee
                  shall have no liability under this Lease with respect to
                  underground migration of any Hazardous Substance under the
                  Premises from adjacent properties not caused or contributed to
                  by Lessee). Lessee's obligations shall include, but not be
                  limited to, the effects of any contamination or injury to
                  person, property or the environment created or suffered by
                  Lessee, and the cost of investigation, removal, remediation,
                  restoration and/or abatement, and shall survive the expiration
                  or termination of this Lease. NO TERMINATION, CANCELLATION OR
                  RELEASE AGREEMENT ENTERED INTO BY LESSOR AND LESSEE SHALL
                  RELEASE LESSEE FROM ITS OBLIGATIONS UNDER THIS LEASE WITH
                  RESPECT TO HAZARDOUS SUBSTANCES, UNLESS SPECIFICALLY SO AGREED
                  BY LESSOR IN WRITING AT THE TIME of SUCH AGREEMENT.

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            (E)   LESSOR INDEMNIFICATION.

                  Lessor and its successors and assigns shall indemnify, defend,
                  reimburse and hold Lessee, its employees and lenders, harmless
                  from and against any and all environmental damages, including
                  the cost of remediation, which result from Hazardous
                  Substances which existed on the Premises prior to Lessee's
                  occupancy or which are caused by the gross negligence or
                  willful misconduct of Lessor, its agents or employees.
                  Lessor's obligations, as and when required by the Applicable
                  Requirements, shall include, but not be limited to, the cost
                  of investigation, removal, remediation, restoration and/or
                  abatement, and shall survive the expiration or termination of
                  this Lease.

            (F)   INVESTIGATIONS AND REMEDIATIONS.

                  Lessor shall retain the responsibility and pay for any
                  investigations or remediation measures required by
                  governmental entities having jurisdiction with respect to the
                  existence of Hazardous Substances on the Premises prior to
                  Lessee's occupancy, unless such remediation measure is
                  required as a result of Lessee's use (including "Alterations",
                  as defined in paragraph 7.3(a) below) of the Premises, in
                  which event Lessee shall be responsible for such payment.
                  Lessee shall cooperate fully in any such activities at the
                  request of Lessor, including allowing Lessor and Lessor's
                  agents to have reasonable access to the Premises at reasonable
                  times in order to carry out Lessor's investigative and
                  remedial responsibilities.

            (G)   LESSOR TERMINATION OPTION.

                  If a Hazardous Substance Condition (see Paragraph 9.i(e))
                  occurs during the term of this Lease, unless Lessee is legally
                  responsible therefor (in which case Lessee shall make the
                  investigation and remediation thereof required by the
                  Applicable Requirements and this Lease shall continue in full
                  force and effect, but subject to Lessor's rights under
                  Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor's
                  option, either (i) investigate and remediate such Hazardous
                  Substance Condition, if required, as soon as reasonably
                  possni|ft at Lessor's expense, in which event this Lease shall
                  continue in full force and effect, or (ii) if the estimated
                  cost to remediate such condition exceeds 12 times the then
                  monthly Base Rent or $100,000, whichever is greater, give
                  written notice to Lessee, within 30 days after receipt by
                  Lessor of knowledge of the occurrence of such Hazardous
                  Substance Condition, of Lessor's desire to terminate this
                  Lease as of the date 60 days following the date of such
                  notice. In the event Lessor elects to give a termination
                  notice, Lessee may, within 10 days thereafter, give written
                  notice to Lessor of Lessee's commitment to pay the amount by
                  which the cost of the remediation of such Hazardous Substance
                  Condition exceeds an amount equal to 12 times the then monthly
                  Base Rent or $100,000 whichever is greater. Lessee shall
                  provide Lessor with said funds or satisfactory assurance
                  thereof within 30 days following such commitment. In such
                  event, this Lease shall continue in full force and effect, and
                  Lessor shall proceed to make such remediation as soon as
                  reasonably possible after the required funds are available. If
                  Lessee does not give such notice and provide the required
                  funds or assurance thereof within the time provided, this
                  Lease shall terminate as of the date specified in LessoPs
                  notice of termination.

      6.3   LESSEE'S COMPLIANCE WITH APPLICABLE REQUIREMENTS.

            Except as otherwise provided in this Lease. Lessee shall, at Lessees
            sole expense, fully, diligently and in a timely manner, materially
            comply with all Applicable Requirements, the requirements of any
            applicable fire insurance underwriter or rating bureau, and the
            recommendations of Lessor's engineers and/or consultants which
            relate in any manner to the such Requirements without regard to
            whether such Requirements are now in effect or become effective
            after the Start Date. Lessee shall, within 10 days after receipt of
            Lessor written request, provide Lessor with copies of all permits
            and other documents, and other information evidencing Lessee's
            compliance with any Applicable Requirements specified by Lessor, and
            shall immediately upon receipt, notify Lessor in writing (with
            copies of any documents involved) of any threatened c actual claim,
            notice, citation, warning, complaint or report pertaining to or
            involving the failure of Lessee or the Premises to comply with any
            Applicable requirements.

<PAGE>

      6.4   INSPECTION; COMPLIANCE.

            Lessor and Lessor's "LENDER" (as defined in Paragraph 30) and
            consultants shall have the right to enter into Premises at any time
            in the case of an emergency, and otherwise at reasonable times after
            reasonable notice, for the purpose of inspecting the condition of
            the Premises and for verifying compliance by Lessee with this Lease.
            The cost of any such inspections shall be paid by Lessor, unless a
            violation of Applicable Requirements, or a Hazardous Substance
            Condition (see paragraph 9.1) is found to exist or be imminent, or
            the inspection is requested or ordered by a governmental authority.
            In such case. Lessee shall upon request reimburse Lessor for the
            cost of such inspection, so long as such inspection is reasonably
            related to the violation or contamination. In addition, Lessee shall
            provide copies of all relevant material safety data sheets (MSDS) to
            Lessor within 10 days of the receipt of a written request therefor.

7     MAINTENANCE; REPAIRS; UTILITY INSTALLATIONS; TRADE FIXTURES AND
      ALTERATIONS.

      7.1   LESSEE'S OBLIGATIONS.

            (A)   IN GENERAL.

                  Subject to the provisions of Paragraph 2.2 (Condition), 2.3
                  (Compliance), 6.3 (Lessee's Compliance with Applicable
                  Requirements), 7.2 (Lessor's Obligations), 9 (Damage or
                  Destruction), and 14 (Condemnation), Lessee shall, at Lessee's
                  sole expense, keep the Premises, Utility Installations
                  (intended for Lessee's exclusive use, no matter where
                  located), and Alterations in good order, condition and repair
                  (whether or not the portion of the Premises requiring repairs,
                  or the means of repairing the same, are reasonably or readily
                  accessible to Lessee, and whether or not the need for such
                  repairs occurs as a result of Lessee's use, any prior use, the
                  elements or the age of such portion of the Premises),
                  including, but not limited to, all equipment or facilities,
                  such as plumbing, HVAC equipment, electrical, lighting
                  facilities, boilers, pressure vessels, fire protection system,
                  fixtures, walls (interior and exterior), ceilings, floors,
                  windows, doors, plate glass, skylights, landscaping,
                  driveways, parking lots, fences, retaining walls, signs,
                  sidewalks and parkways located in, on, or adjacent to the
                  Premises. Lessee is also responsible for keeping the roof and
                  roof drainage clean and free of debris. Lessor shall keep the
                  surface and structural elements of the roof, foundations, and
                  bearing walls in good repair (see paragraph 7.2). Lessee, in
                  keeping the Premises in good order, condition and repair,
                  shall exercise and perform good maintenance practices,
                  specifically including .the procurement and maintenance of the
                  service contracts required by Paragraph 7.1(b) below. Lessee's
                  obligations shall include restorations, replacements or
                  renewals when necessary to keep the Premises and all
                  improvements thereon or a part thereof in good order,
                  condition and state of repair. Lessee shall, during the term
                  of this Lease, keep the exterior appearance of the Building in
                  a first-class condition (including, e.g. graffiti removal)
                  consistent with the exterior appearance of other similar
                  facilities of comparable age and size in the vicinity,
                  including, when necessary, the exterior repainting of the
                  Building.

            (B)   SERVICE CONTRACTS.

                  Lessee shall, at Lessee's sole expense, procure and maintain
                  contracts, with copies to Lessor, in customary form and
                  substance for, and with contractors specializing and
                  experienced in the maintenance of the following equipment and
                  improvements, if any. if and when installed on the Premises:
                  (i) HVAC equipment, (ii) boiler, and pressure vessels, (iii)
                  fire extinguishing systems, including fire alarm and/or smoke
                  detection, (iv) landscaping and irrigation systems, (v)
                  clarifiers, (vi) basic utility feed to the perimeter of the
                  Building, and (viii) any other equipment, if reasonably
                  required by Lessor. However, Lessor reserves the right, upon
                  notice to Lessee, to procure and maintain any or all of such
                  service contracts, and if Lessor so elects, Lessee shall
                  reimburse Lessor, upon demand, for the cost thereof.

            (C)   FAILURE TO PERFORM.

                  If Lessee fails to perform Lessee's obligations under this
                  Paragraph 7.1, Lessor may enter upon the Premises after 10
                  days' prior written notice to Lessee (except in the case of an
                  emergency, in which case no notice shall be required), perform
                  such obligations on Lessee's behalf, and put the Premises in
                  good order, condition and repair, and Lessee shall promptly
                  pay to Lessor a sum equal to 115% of the cost thereof.

<PAGE>

            (D)   REPLACEMENT.

                  Subject to Lessee's indemnification of Lessor as set forth in
                  Paragraph 8.7 below, and without relieving Lessee of liability
                  resulting from Lessee's failure to exercise and perform good
                  maintenance practices, if an item described in Paragraph 7.1
                  (b) cannot be repaired other than at a cost which is in excess
                  of 50% of the cost of replacing such item, then such item
                  shalf be replaced by Lessor, and the cost thereof shall be
                  prorated between the Parties and Lessee shall only be
                  obligated to pay, each month during the remainder of the term
                  of this Lease, on the date on which Base Rent is due, an
                  amount equal to the product of multiplying the cost of such
                  replacement by a fraction, the numerator of which is one, and
                  the denominator of which is 144 (ie. 1/144th of the cost per
                  month). Lessee shall pay interest on the unamortized balance
                  at a rate that is commercially reasonable in the judgment of
                  Lessor's accountants. Lessee may, however, prepay its
                  obligation at any time.

      7.2   LESSOR'S OBLIGATIONS.

            Subject to the provisions of Paragraphs 2.2 (Condition), 2.3
            (Compliance), 9 (Damage or Destruction) and 14 (Condemnation), it is
            intended by the Parties hereto that Lessor have no obligation, in
            any manner whatsoever, to repair and maintain the Premises, or the
            equipment therein, all of which obligations are intended to be that
            of the Lessee, except for the surface and structural elements of the
            roof, foundations and bearing walls, the repair of which shall be
            the responsibility of Lessor upon receipt of written notice that
            such a repair is necessary. It is the intention of the Parties that
            the terms of this Lease govern the respective obligations of the
            Parties as to maintenance and repair of the Premises, and they
            expressly waive the benefit of any statute now or hereafter in
            effect to the extent it is inconsistent with the terms of this
            Lease.

      7.3   UTILITY INSTALLATIONS; TRADE FIXTURES; ALTERATIONS.

            (A)   DEFINITIONS.

                  The term "UTILITY INSTALLATIONS" refers to all floor and
                  window coverings, air and/or vacuum lines, power panels,
                  electrical distribution, security and fire protection systems,
                  communication cabling, lighting fixtures, HVAC equipment,
                  plumbing, and fencing in or on the Premises. The term "TRADE
                  FIXTURES" shall mean Lessee's machinery and equipment that can
                  be removed without doing material damage to the Premises. The
                  term "ALTERATIONS" shall mean any modification of the
                  improvements, other than Utility Installations or Trade
                  Fixtures, whether by addition or deletion. "Lessee OWNED
                  ALTERATIONS AND/OR UTILITY INSTALLATIONS" are defined as
                  Alterations and/or Utility Installations made by Lessee that
                  are not yet owned by Lessor pursuant to Paragraph 7.4(a).

            (B)   CONSENT.

                  Lessee shall not make any Alterations or Utility Installations
                  to the Premises without Lessor's prior written consent. Lessee
                  may, however, make n on-structural Utility Installations to
                  the interior of the Premises (excluding the roof) without such
                  consent but upon notice to Lessor, as long as they are not
                  visible from the outside, do not involve puncturing,
                  relocating or removing the roof or any existing walls, will
                  not affect the electrical, plumbing, HVAC. and/or life safety
                  systems, and the cumulative cost thereof during this Lease as
                  extended does not exceed a sum equal to 3 month's Base Rent in
                  the aggregate or a sum equal to one month's Base Rent in any
                  one year. Notwithstanding the foregoing, Lessee shall not make
                  or permit any roof penetrations and/or install anything on the
                  roof without the prior written approval of Lessor. Lessor may,
                  as a precondition to granting such approval, require Lessee to
                  utilize a contractor chosen and/or approved by Lessor. Any
                  Alterations or Utility Installations that Lessee shall desire
                  to make and which require the consent of the Lessor shall be
                  presented to Lessor in written form with detailed plans.
                  Consent shall be deemed conditioned upon Lessee's: (i)
                  acquiring all applicable governmental permits, (ii) furnishing
                  Lessor with copies of both the permits and the plans and
                  specifications prior to commencement of the work, and (iii)
                  compliance with all conditions of said permits and other
                  Applicable Requirements in a prompt and expeditious manner.
                  Any Alterations or Utility Installations shall be performed in
                  a workmanlike manner with good and sufficient materials.
                  Lessee shall promptly upon completion furnish Lessor with
                  as-built plans and specifications. For work which costs an
                  amount in excess of one month's Base Rent, Lessor may
                  condition its consent upon Lessee providing a lien and
                  completion bond in an amount equal to 150% of the estimated
                  cost of such Alteration or Utility Installation and/or upon
                  Lessee's posting an additional Security Deposit with Lessor.

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            (C)   LIENS; BONDS.

                  Lessee shall pay, when due, all claims for labor or materials
                  furnished or alleged to have been furnished to or for Lessee
                  at or for use on the Premises, which claims are or may be
                  secured by any mechanic's or materialmen's lien against the
                  Premises or any interest therein. Lessee shall give Lessor not
                  less than 10 days notice prior to the commencement of any work
                  in, on or about the Premises, and Lessor shall have the right
                  to post notices of non-responsibility. If Lessee shall contest
                  the validity of any such lien, claim or demand, then Lessee
                  shall, at its sole expense defend and protect itself, Lessor
                  and the Premises against the same and shall pay and satisfy
                  any such adverse judgment that may be rendered thereon before
                  the enforcement thereof. If Lessor shall require, Lessee shall
                  furnish a surety bond in an amount equal to 150% of the amount
                  of such contested lien, claim or demand, indemnifying Lessor
                  against liability for the same. If Lessor elects to
                  participate in any such action, Lessee shall pay Lessor's
                  attorneys' fees and costs.

      7.4   OWNERSHIP; REMOVAL; SURRENDER; AND RESTORATION.

            (A)   OWNERSHIP.

                  Subject to Lessor's right to require removal or elect
                  ownership as hereinafter provided, all Alterations and Utility
                  Installations made by Lessee shall be the property of Lessee,
                  but considered a part of the Premises. Lessor may, at any
                  time, elect in writing to be the owner of all or any specified
                  part of the Lessee Owned Alterations and Utility
                  Installations. Unless otherwise instructed per paragraph.
                  7.4(b) hereof, all Lessee Owned Alterations and Utility
                  Installations shall, at the expiration or termination of this
                  Lease, become the property of Lessor and'^.surrendered by
                  Lessee with the Premises,

            (B)   REMOVAL.

                  By delivery to Lessee of written notice from Lessor not
                  earlier than 90 and not later than 30 days prior to the end of
                  the term of this Lease, Lessor may require that any or all
                  Lessee Owned Alterations or Utility Installations be removed
                  by the expiration or termination of this Lease. Lessor may
                  require the removal at any time of all or any part of any
                  Lessee Owned Alterations or Utility Installations made without
                  the required consent.

            (c)   SURRENDER; RESTORATION.

                  Lessee shall surrender the Premises by the Expiration Date or
                  any earlier termination date, with all of the improvements,
                  parts and surfaces thereof broom clean and free of debris, and
                  in good operating order, condition and state of repair,
                  ordinary wear and tear excepted. "Ordinary wear and tear"
                  shall not include any damage or deterioration that would have
                  been prevented by good maintenance practice. Notwithstanding
                  the foregoing, if this Lease is for 12 months or less, then
                  Lessee shall surrender the Premises in the same condition as
                  delivered to Lessee on the Start Date with NO allowance for
                  ordinary wear and tear. Lessee shall repair any damage
                  occasioned by the installation, maintenance or removal of
                  Trade Fixtures, Lessee owned Alterations and/or Utility
                  Installations, furnishings, and equipment as well as the
                  removal of any storage tank installed by or for Lessee Lessee
                  shall completely remove from the Premises any and all
                  Hazardous Substances brought onto the Premises by or for
                  Lessee, or any third party (except Hazardous Substances which
                  were deposited via underground migration from areas outside of
                  the Premises, or if applicable, the Project) even if such
                  removal would require Lessee to perform or pay for work that
                  exceeds statutory requirements. Trade Fixtures shall remain
                  the property of Lessee and shall be removed by Lessee. Any
                  personal property of Lessee not removed on or before the
                  Expiration Date or any earlier termination date shall be
                  deemed to have been abandoned by Lessee and may be disposed of
                  or retained by Lessor as Lessor may desire. The failure by
                  Lessee to timely vacate me Premises pursuant to this Paragraph
                  7.4(c) without the express written consent of Lessor shall
                  constitute a holdover under the provisions of Paragraph 26
                  below.

<PAGE>

8.    INSURANCE; INDEMNITY.

      8.1   PAYMENT OF PREMIUM INCREASES.

            (a) Lessee shall pay to Lessor any insurance cost increase
            ("Insurance Cost increase") occurring during the term of this Lease
            Insurance Cost Increase is defined as any increase in [he actual
            cost of the insurance required under Paragraph 8.2(b), 8.3(a} and
            8.3{b) ("Require Insurance"), over and above the Base Premium as
            hereinafter defined calculated on an annual basis. Insurance Cost
            Increase shall include but not be limited to increases resulting
            from the nature of Lessee's occupancy, any act or omission of
            Lessee, requirements of the holder of mortgage or deed of trust
            covering the Premises, increased valuation of the Premises and/or a
            premium rate increase. The parties are encouraged to fill in the
            Base Premium in paragraph 1.8 with a reasonable premium for the
            Required Insurance based on the Agreed Use of the Premises. If the
            parties fail to insert a dollar amount in Paragraph 1.8, then the
            Base Premium shall be the lowest annual premium reasonably
            obtainable for the Required insurance as of the commencement of the
            Original Term for the Agreed Use of the Premises. In no event,
            however, shall Lessee be responsible for any portion of the increase
            in the premium cost attributable to liability insurance carried by
            Lessor under Paragraph 8.2{b) in excess of $2,000,000 per
            occurrence. Lessee shall pay any such Insurance Cost Increase to
            Lessor within 30 days after receipt by Lessee of a copy of the
            premium statement or other reasonable evidence of the amount due. If
            the insurance policies maintained hereunder cover other property
            besides the Premises, Lessor shall also deliver to Lessee a
            statement of the amount of such Insurance Cost Increase attributable
            only to the Premises showing in reasonable detail the. manner in
            which such amount was computed. Premiums for policy periods
            commencing prior lo, or extending beyond the term of this Lease,
            shall be prorated to correspond to the term of this Lease.

      8.2   LIABILITY INSURANCE.

            (A)   CARRIED BY LESSEE.

                  Lessee shall obtain and keep in force a Commercial General
                  Liability policy of insurance protecting Lessee and Lessor as
                  an additional insured against claims for bodily injury,
                  personal injury and property damage based upon or arising out
                  of the ownership, use occupancy or maintenance of the Premises
                  and all areas appurtenant thereto. Such insurance shall be on
                  an occurrence basis providing single limit coverage in an
                  amount not less than $1,000,000 per occurrence with an annual
                  aggregate of not less than $2,000,000, an "Additional
                  Insured-Managers o Lessors of Premises Endorsement" and
                  contain the "Amendment of the Pollution Exclusion Endorsement"
                  for damage caused by heat, smoke or fumes from a hostile fire.
                  The policy shall not contain any intra-insured exclusions as
                  between insured persons or organizations, but shall include
                  coverage for liability; assumed under this Lease as an
                  "insured contract" for the performance of Lessee's indemnity
                  obligations under this Lease. The limits of said insurance
                  shall not, however, limit the liability of Lessee nor relieve
                  Lessee of any obligation hereunder. All insurance carried by
                  Lessee shall be primary to and no contributory with any
                  similar insurance carried by Lessor, whose insurance shall be
                  considered excess insurance only.

            (B)   CARRIED BY LESSOR.

                  Lessor shall maintain liability insurance as described in
                  Paragraph 8.2(a}, in addition to, and not in lieu of, the
                  insurance required to be maintained by Lessee. Lessee shall
                  not be named as an additional insured therein.

<PAGE>

      8.3   PROPERTY INSURANCE - BUILDING, IMPROVEMENTS AND RENTAL VALUE.

            (A)   BUILDING AND IMPROVEMENTS.

                  The Insuring Party shall obtain and keep in force a policy or
                  policies in the name of Lessor, with loss payable to Lessor,
                  any ground-lessor, and to any Lender insuring loss or damage
                  to the Premises. The amount of such insurance shall be equal
                  to the full replacement cost of the Premises, as the same
                  shall exist from time to time, or the amount required by any
                  Lender, but in no event more than the commercially reasonable
                  and available insurable value thereof. If Lessor is the
                  Insuring Party, however, Lessee Owned Alterations and Utility
                  Installations, Trade Fixtures, and Lessee's personal property
                  shall be insured by Lessee under Paragraph 8.4 rather than by
                  Lessor. If the coverage is available and commercially
                  appropriate, such policy or policies shall insure against all
                  risks of direct physical loss or damage (except the perils of
                  flood and/or earthquake unless required by a Lender or
                  included in the Base Premium), including coverage for debris
                  removal and the enforcement of any Applicable Requirements
                  requiring the upgrading, demolition, reconstruction or
                  replacement of any portion of the Premises as the result of a
                  covered loss. Said policy or policies shall also contain an
                  agreed valuation provision in lieu of any coinsurance clause,
                  waiver of subrogation, and inflation guard protection causing
                  an increase in the annual property insurance coverage amount
                  by a factor of not less than the adjusted U.S. Department of
                  Labor Consumer Price Index for All Urban Consumers for the
                  city nearest to where the Premises are located. If such
                  insurance coverage has a deductible clause, the deductible
                  amount shall not exceed $1,000 per occurrence, and Lessee
                  shall be liable for such deductible amount in the event of an
                  Insured Loss.

            (B)   RENTAL VALUE.

                  The Insuring Party shall obtain and keep in force a policy or
                  policies in the name of Lessor with loss payable to Lessor and
                  any Lender, insuring the loss of the full Rent for one year
                  with an extended period of indemnity for an additional 180
                  days ("Rental Value insurance"). Said insurance shall contain
                  an agreed valuation provision in lieu of any coinsurance
                  clause, and the amount of coverage shall be adjusted annually
                  to reflect the projected Rent otherwise payable by Lessee, for
                  the next 12 month period. Lessee shall be liable for any
                  deductible amount in the event of such loss.

            (C)   ADJACENT PREMISES.

                  If the Premises are part of a larger building, or of a group
                  of buildings owned by Lessor which are adjacent to the
                  Premises, the Lessee shall pay for any increase in the
                  premiums for the property insurance of such building or
                  buildings if said increase is caused by Lessee's acts,
                  omissions, use or occupancy of the Premises.

      8.4   LESSEE'S PROPERTY; BUSINESS INTERRUPTION insurance.

            (A)   PROPERTY DAMAGE.

                  Lessee shall obtain and maintain insurance coverage on all of
                  Lessee's personal property, Trade Fixtures, and Lessee Owned
                  Alterations and Utility Installations. Such insurance shall be
                  full replacement cost coverage with a deductible of not to
                  exceed $1,000 per occurrence. The proceeds from any such
                  insurance shall be used by Lessee for the replacement of
                  personal property, Trade Fixtures and Lessee Owned Alterations
                  and Utility Installations. Lessee shall provide Lessor with
                  written evidence that such insurance is in force.

            (B)   BUSINESS INTERRUPTION.

                  Lessee shall obtain and maintain loss of income and extra
                  expense insurance in amounts as will reimburse Lessee for
                  direct or indirect loss of earnings attributable to all perils
                  commonly insured against by prudent lessees in the business of
                  Lessee or attributable to prevention of access to the Premises
                  as a result of such perils.

            (C)   NO REPRESENTATION OF ADEQUATE COVERAGE.

                  Lessor makes no representation that the limits or forms of
                  coverage of insurance specified herein are adequate to cover
                  Lessee's property, business operations or obligations under
                  this Lease.

      8.5   INSURANCE POLICIES.

            Insurance required herein shall be by companies duly licensed or
            admitted to transact business in the state where the Premises are
            located, and maintaining during the policy term a "General
            Policyholders Rating" of at least B+, V, as set forth in the most
            current issue of "Best's Insurance Guide" or such other rating as
            may be required by a Lender. Lessee shall not do or permit to be
            done anything which invalidates the required insurance policies.
            Lessee shall, prior to the Start Date, deliver to Lessor certified
            copies of policies of such insurance or certificates evidencing the
            existence and amounts of the required insurance. No such policy
            shall be cancelable or subject to modification except after 30 days
            prior written notice to Lessor. Lessee shall, at least 30 days prior
            to the expiration of such policies, furnish Lessor with evidence of
            renewals or "insurance binders" evidencing renewal thereof, or
            Lessor may order such insurance and charge the cost thereof to
            Lessee, which amount shall be payable by Lessee to Lessor upon
            demand. Such policies shall be for a term of at least one year, or
            the length of the remaining term of this Lease, whichever is less.
            If either Party shall fail to procure and maintain the insurance
            required to be carried by it, the other Party may, but shall not be
            required to, procure and maintain the same.

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<PAGE>

      8.6   WAIVER OF SUBROGATION.

            Without affecting any other rights or remedies, Lessee and Lessor
            each hereby release and relieve the other, and waive their entire
            right to recover damages against the other, for loss of or damage to
            its property arising out of or incident to the perils required to be
            insured against herein. The effect of such releases and waivers is
            not limited by the amount of insurance carried or required, or by
            any deductibles applicable hereto. The Parties agree to have their
            respective property damage insurance carriers waive any right to
            subrogation that such companies may have against Lessor or Lessee,
            as the case may be, so long as the insurance is not invalidated
            thereby.

      8.7   INDEMNITY.

            Except for Lessor's gross negligence or willful misconduct, Lessee
            shall indemnify, protect, defend and hold harmless the Premises,
            Lessor and its agents, Lessor's master or ground lessor, partners
            and Lenders, from and against any and all claims, loss of rents
            and/or damages, liens, judgments, penalties, attorneys' and
            consultants' fees, expenses and/or liabilities arising out of,
            involving, or in connection with, the use and/or occupancy of the
            Premises by Lessee. If any action or proceeding is brought against
            Lessor by reason of any of the foregoing matters, Lessee shall upon
            notice defend the same at Lessee's expense by counsel reasonably
            satisfactory to Lessor and Lessor shall cooperate with Lessee in
            such defense. Lessor need not have first paid any such claim in
            order to be defended or indemnified. "

      8.8   EXEMPTION OF LESSOR FROM LIABILITY.

            Lessor shall not be liable for injury or damage to the person or
            goods, wares, merchandise or other property of Lessee, Lessee's
            employees, contractors, invitees, customers, or any other person in
            or about the Premises, whether such damage or injury is caused by or
            results from fire, steam, electricity, gas, water or rain, or from
            the breakage, leakage, obstruction or other defects of pipes, fire
            sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures,
            or from any other cause, whether the said injury or damage results
            from conditions arising upon the Premises or upon other portions of
            the building of which the Premises are a part, or from other sources
            or places. Lessor shall not be liable for any damages arising from
            any act or neglect of any other tenant of Lessor nor from the
            failure of Lessor to enforce the provisions of any other lease in
            the Project. Notwithstanding Lessor's negligence or breach of this
            Lease, Lessor shall under no circumstances be liable for injury to
            Lessee's business or for any loss of income or profit therefrom.

      8.9   FAILURE TO PROVIDE INSURANCE.

            Lessee acknowledges that any failure on its part to obtain or
            maintain the insurance required herein will expose Lessor to risks
            and potentially cause Lessor to incur costs not contemplated by this
            Lease, the extent of which will be extremely difficult to ascertain.
            Accordingly, for any month or portion thereof that Lessee does not
            maintain the required insurance and/or does not provide Lessor with
            the required binders or certificates evidencing the existence of the
            required insurance, the Base Rent shall be automatically increased,
            without any requirement for notice to Lessee, by an amount equal to
            10% of the then existing Base Rent or $100, whichever is greater.
            The parties agree that such increase in Base Rent represents fair
            and reasonable compensation for the additional risk/ costs that
            Lessor will incur by reason of Lessee's failure to maintain the
            required insurance. Such increase in Base Rent shall in no event
            constitute a waiver of Lessee's Default or Breach with respect to
            the failure to maintain such insurance, prevent the exercise of any
            of the other rights and remedies granted hereunder, nor relieve
            Lessee of its obligation to maintain the insurance specified in this
            Lease.

<PAGE>

      9.    DAMAGE or DESTRUCTION.

      9.1   DEFINITIONS.

            (a)   "PREMISES PARTIAL DAMAGE" SHALL MEAN DAMAGE OR DESTRUCTION TO
                  THE IMPROVEMENTS ON THE PREMISES, OTHER THAN LESSOR OWNED
                  Alterations and Utility Installations, which can reasonably be
                  repaired in 6 months or less from the date of the damage or
                  destruction. Lessor shall notify Lessee in writing within 30
                  days from the date of the damage or destruction as to whether
                  or not the damage is Partial or Total.

            (b)   "PREMISES TOTAL DESTRUCTION" shall mean damage or destruction
                  to the Premises, other than Lessee Owned Alterations and
                  Utility Installations and Trade Fixtures, which cannot
                  reasonably be repaired in 6 months or less from the date of
                  the damage or destruction. Lessor shall notify Lessee in
                  writing within 30 days from the date of the damage or
                  destruction as to whether or not the damage is Partial or
                  Total.

            (c)   "INSURED" LOSS" shall mean damage or destruction to
                  improvements on the Premises, other than Lessee Owned
                  Alterations and utility installations and Trade Fixtures,
                  which was caused by an event required to be covered by the
                  insurance described in Paragraph 8.3(a) irrespective of any
                  deductible amounts or coverage limits involved.

            (d)   "REPLACEMENT COST" shall mean the cost to repair or rebuild
                  the improvements owned by Lessor at the time of the occurrence
                  to their condition existing immediately prior thereto,
                  including demolition, debris removal and upgrading required by
                  the operation of Applicable Requirements and without deduction
                  for depreciation.

            (e)   "HAZARDOUS SUBSTANCE CONDITION" shall mean the occurrence or
                  discovery of a condition involving the presence of or a
                  contamination by, a Hazardous Substance AS defined in
                  Paragraph 6.2(a), in, on, or under the Premises which requires
                  repair, remediation, or restoration.

      9.2   PARTIAL DAMAGE - INSURED LOSS.

            If a Premises Partial Damage that is an Insured Loss occurs, then
            Lessor shall, at Lessor's expense repair such damage {but not
            Lessee's Trade Fixtures or Lessee Owned Alterations and Utility
            Installations) as soon as reasonably possible and this Lease shall
            continue in full force and effect; provided, however, that Lessee
            shall, at Lessor's election, make the repair of any damage or
            destruction the total cost to repair or which is 510.000 or less,
            and, in such event, Lessor shall make any applicable insurance
            proceeds available to Lessee on a reasonable basis for hat purpose.
            Notwithstanding the foregoing, if the required insurance was not in
            force or the insurance proceeds are not sufficient to effect such
            repair the Insuring Party shall promptly contribute the shortage in
            proceeds (except as to the deductible which is Lessee's
            responsibility) as and when required to complete said repairs. In
            the event, however, such shortage was due to the fact that, by
            reason of the unique nature-of the improvements full replacement
            cost insurance coverage was not commercially reasonable and
            available, Lessor shall have no obligation to pay for the shortage
            in insurance proceeds or to fu y restore the unique aspects of the
            Premises unless Lessee provides Lessor with the funds to cover same,
            or adequate assurance thereof, within 10 days following receipt of
            written notice of such shortage and request therefore. If Lessor
            receives said funds or adequate assurance thereof within said 10 day
            period, the party responsible for making the repairs shall complete
            them as soon as reasonably possible and this Lease shall remain in
            full force and effect, if such funds or assurance are not received,
            Lessor may nevertheless elect by written notice to Lessee within 10
            days thereafter to: (i) make such restoration and repair as is
            commercially reasonable with Lessor paying any shortage in proceeds,
            in which case this Lease shall remain in full force and effect, or
            {ii) have this Lease terminate 30 days thereafter. Lessee shall not
            be entitled to reimbursement of any funds contributed by Lessee to
            repair any such damage or destruction. Premises Partial Damage due
            to flood or earthquake shall be subject to Paragraph 9.3.
            notwithstanding that there may be some insurance coverage, but the
            net proceeds of any such insurance shall be made available for the
            repairs if made by either Party.

<PAGE>

      9.3   PARTIAL DAMAGE - UNINSURED LOSS.

            If a Premises Partial Damage that is not an Insured Loss occurs,
            unless caused by a negligent or willful act of Lessee {in which
            event Lessee shall make the repairs at Lessee's expense), Lessor may
            either: (i) repair such damage as soon as reasonably possible at
            Lessor's expense, in which event this Lease shall continue in full
            force and effect, or (ii) terminate this Lease by giving written
            notice to Lessee within 30 days after receipt by Lessor of knowledge
            of the occurrence of such damage. Such termination shall be
            effective 60 days following the date of such notice. In the event
            Lessor elects to terminate this Lease, Lessee shall have the right
            within 10 days after receipt of the termination notice to give
            written notice to Lessor of Lessee's commitment to pay for the
            repair of such damage without reimbursement from Lessor. Lessee
            shall provide Lessor with said funds or satisfactory assurance
            thereof within 30 days after making such commitment. In such event
            this Lease shall continue in full force and effect, and Lessor shall
            proceed to make such repairs as soon as reasonably possible after
            the required funds are available. If Lessee does not make the
            required commitment, this Lease shall terminate as of the date
            specified in the termination notice.

      9.4   TOTAL DESTRUCTION.

            Notwithstanding any other provision hereof, if a Premises Total
            Destruction occurs, this Lease shall terminate 60 days following
            such Destruction. If the damage or destruction was caused by the
            gross negligence or willful misconduct of Lessee, Lessor shall have
            the right to recover Lessor's damages from Lessee, except as
            provided in Paragraph 8.6.

      9.5   DAMAGE NEAR END OF TERM.

            If at any time during the last 6 months of this Lease there is
            damage for which the cost to repair exceeds one month's Base Rent,
            whether or not an Insured Loss, Lessor may terminate this Lease
            effective 60 days following the date of occurrence of such damage by
            giving a written termination notice to Lessee within 30 days after
            the date of occurrence of such damage. Notwithstanding the
            foregoing, if Lessee at that time has an exercisable option to
            extend this Lease or to purchase the Premises, then Lessee may
            preserve this Lease by, (a) exercising such option and (b) providing
            Lessor with any shortage in insurance proceeds {or adequate
            assurance thereof) needed to make the repairs on or before the
            earlier of (i) the date which is 10 days after Lessee's receipt of
            Lessor's written notice purporting to terminate this Lease, or (ii)
            the day prior to the date upon which such option expires. If Lessee
            duly exercises such option during such period and provides Lessor
            with funds {or adequate assurance thereof) to cover any shortage in
            insurance proceeds, Lessor shall, at Lessor's commercially
            reasonable expense, repair such damage as soon as reasonably
            possible and this Lease shall continue in full force and effect. If
            Lessee fails to exercise such option and provide such funds or
            assurance during such period, then this Lease shall terminate on the
            date specified in the termination notice and Lessee's option shall
            be extinguished.

      9.6   ABATEMENT OF RENT; LESSEE'S REMEDIES.

            (A)   ABATEMENT.

                  In the event of Premises Partial Damage or Premises Total
                  Destruction or a Hazardous Substance Condition for which
                  Lessee is not responsible under this Lease, the Rent payable
                  by Lessee for the period required for the repair, remediation
                  or restoration of such damage shall be abated in proportion to
                  the degree to which Lessee's use of the Premises is impaired,
                  but not to exceed the proceeds received from the Rental Value
                  insurance. All other obligations of Lessee hereunder shall be
                  performed by Lessee, and Lessor shall have no liability for
                  any such damage, destruction, remediation, repair or
                  restoration except as provided herein.

            (B)   REMEDIES.

                  If Lessor shall be obligated to repair or restore the Premises
                  and does not commence, in a substantial and meaningful way,
                  such repair or restoration within 90 days after such
                  obligation shall accrue, Lessee may, at any time prior to the
                  commencement of such repair or restoration, give written
                  notice to Lessor and to any Lenders of which Lessee has actual
                  notice, of Lessee's election to terminate this Lease on a date
                  not less than 60 days following the giving of such notice. If
                  Lessee gives such notice and such repair or restoration is not
                  commenced within 30 days thereafter, this Lease shall
                  terminate as of the date specified in said notice. If the
                  repair or restoration is commenced within such 30 days, this
                  Lease shall continue in full force and effect. "COMMENCE"
                  shall mean either the unconditional authorization of the
                  preparation of the required plans, or the beginning of the
                  actual work on the Premises, whichever first occurs.

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      9.7   Termination; Advance Payments.

            Upon termination of this Lease pursuant to Paragraph 6.2(g) or
            Paragraph 9. an equitable adjustment shall be made concerning
            advance Base Rent and any other advance payments made by Lessee to
            Lessor. Lessor shall, in addition, return to Lessee so much of
            Lessee's Security Deposit as has not been, or is not then required
            to be, used by Lessor.

      9.8   Waive Statutes.

            Lessor and Lessee agree that the terms of this Lease shall govern
            the effect of any damage to or destruction of the Premises with
            respect to the termination of this Lease and hereby waive the
            provisions of any present or future statute to the extent
            inconsistent herewith.

10.   Real Property Taxes.

      10.1  Definition.

            As used herein, the term "Real Property Taxes" shall include any
            form of assessment; real estate, general, special, ordinary or
            extraordinary, or rental levy or tax (other than inheritance,
            personal income or estate taxes); improvement bond; and/or license
            fee imposed upon or levied against any legal or equitable interest
            of Lessor in the Premises or the Project, Lessor's right to other
            income therefrom, and/or Lessor's business of leasing, by any
            authority having the direct or indirect power to tax and where the
            funds are generated with reference to the Building address and where
            the proceeds so generated are to be applied by the city, county or
            other local taxing authority of a jurisdiction within which the
            Premises are located. Real Property Taxes shall also include any
            tax, fee, levy, assessment or charge, or any increase therein: (i)
            imposed by reason of events occurring during the term of this Lease,
            including but not limited to, a change in the ownership of the
            Premises, and (ii) levied or assessed on machinery or equipment
            provided by Lessor to Lessee pursuant to this Lease. 10 2

            (a)   Payment of Taxes. Lessor shall pay the Real Property Taxes
                  applicable to the Premises provided, however, that Lessee
                  shall pay to Lessor the amount f any by which Real Property
                  Taxes applicable to the Premises increase over the fiscal tax
                  year during which the Commencement Date Occurs ("Tax
                  Increase"). Payment of any such Tax Increase shall be made by
                  Lessee to Lessor within 30 days after receipt of Lessor's
                  written statement setting forth the amount due and computation
                  thereof. If any such taxes shall cover any period of time
                  prior to or after the expiration or termination of this Lease
                  Lessee's share of such taxes shall be prorated to cover only
                  that portion of the tax bill applicable to the period that
                  this Lease is in effect. In the event lessee incurs a late
                  charge on any Rent payment, Lessor may estimate the current
                  Real Property Taxes, and require that the Tax Increase be paid
                  in advance to Lessor by Lessee monthly in advance with the
                  payment of the Base Rent. Such monthly payment shall be an
                  amount equal to the amount of the estimated Installment of the
                  Tax Increase divided by the number of months remaining before
                  the month in which said installment becomes delinquent. When
                  the actual amount of the applicable Tax Increase is known, the
                  amount of such equal monthly advance payments shall be
                  adjusted as required to provide the funds needed to pay the
                  applicable Tax Increase. If the amount collected by Lessor is
                  insufficient to pay the Tax Increase when due, Lessee shall
                  pay Lessor, upon demand, such additional sums as are necessary
                  to pay such obligations. Advance payments may be intermingled
                  with other moneys of Lessor and shall not bear interest. In
                  the event of a Breach by Lessee in the performance of its
                  obligations under this Lease, then any such advance payments
                  may be treated by Lessor as an addition al Security Deposit.

            (b)   Additional Improvements. Notwithsatnding anything to the
                  contrary in this Paragraph 10.2, Lessee shall pay to Lessor
                  upon demand there for e the entirety of any increase in Real
                  Property Taxes assessed by reason of Alterations or Utility
                  Installations placed upon the Premises by Lessee or Lessee's
                  request.

      10.3  Joint Assessment.

            If the Premises are not separately assessed, Lessee's liability
            shall be an equitable proportion of the Tax increase for all of the
            land and improvements included within the tax parcel assessed such
            proportion to be conclusively determined by Lessor from the
            respective valuations assigned in the assessor's work sheets or such
            other information as any be reasonably available.

      10.4  Personal Property Taxes.

            Lessee shall pay, prior to delinquency, all taxes assessed against
            and levied upon Lessee Owened Alterations, Utility Installations,
            Trade Fixtures, furnishings, equipment and all personal property of
            Lessee. When possible, Lessee shall cause its Lessee Owened
            Alterations and Utility Installations, Trade Fixtures, Furnishings,
            Equipment and all personal property to be assessed and billed
            separately from the real property of Lessor. If any of Lessee's said
            property shall be assessed with Lessor's real property, Lessee shall
            pay Lessor the taxes attributable to Lessee's property within 10
            days after receipt of a written statement setting forth the taxes
            applicable to Lessee's property.

11.   Utilities and services.

      Lessee shall pay for all water, gas, heat, light, power, telephone, trash
      disposal and other utilities and services supplied to the Premises,
      together with any taxes thereon. If any such services are not separately
      metered or billed to Lessee. Lessee shall pay a reasonable proportion, to
      be determined by Lessor, of all charges jointly metered or billed. There
      shall be no abatement of rent and Lessor shall not be liable in any
      respect whatsoever of the inadequacy, stoppage, interryption or
      discontinuance of any utility or service due to riot, strike, labor
      dispute, breakdown m accident, repair or other cause beyond Lessor's
      reasonable control or in cooperation with governmental request or
      directions.

12.   Assignment and Subletting.

      12.1  Lessor's Consent Required.

            (a)   Lessee shall not voluntarily or by operation of law assign,
                  transfer, mortgage or encumber (collectively, "assign or
                  assignment") or sublet all or any part of Lessee's interest in
                  this Lease or in the Premises without Lessor's prior written
                  consent.

            (b)   Unless Lessee is a corporation and its stock is publicly
                  traded on a national stock exchange, a change in the control
                  of Lessee shall constitute an assignment requiring consent.
                  The transfer, on a cumulative basis, of 25% or more of the
                  voting control of Lessee shall constitute a change in control
                  tor this purpose.

            (c)   The involvement of Lessee or its assets in any transaction, or
                  series of transactions (by way of merger, sale , acquisition,
                  financing, transfer, leveraged buy-out or otherwise), whether
                  or not a formal assignment or hypothecation of this Lease or
                  Lessee's assets occurs, which results or will result in a
                  reduction of the Net Worth of Lessee by an amount greater than
                  25%of such Net Worth as it was represented at the time of the
                  execution of this Lease or at the time of the most recent
                  assignment to which Lessor has consented, or as it exists
                  immediately prior to said transaction or transactions
                  constituting such reduction , whichever was or is greater,
                  shall be considered an assignment of this Lease to which
                  Lessor may withhold its consent. "Net Worth of Lessee" shall
                  mean the net worth of Lessee (excluding an y guarantors)
                  established under generally accepted accounting principles.

            (d)   An assignment or subletting without consent shall, at Lessor's
                  option, be a Default curable after notice per Paragraph
                  13.1(c) or a noncurable Breach without the necessity of any
                  notice and grace period. If Lessor elects to treat such
                  unapproved assignment or subletting as a noncurable breacn
                  Lessor may either: (i) terminate this Lease, or (ii) upon 30
                  days written notice, increase the monthly Base Rent to 110% of
                  the Base Rent then in effect. Further, in the event of such
                  Breach and rental adjustment. (I) the purchase price of any
                  option to purchase the Premises held by Lessee shall be
                  subject to similar adjustment to 110% of the price previously
                  in effect, and (ii) all fixed and non-fixed rental adjustments
                  scheduled during the remainder of the Lease term shall be
                  increased to 110% of the scheduled adjusted rent.

            (e)   Lessee's remedy for any breach of Paragraph 12.1 by Lessor
                  shall be limited to compensatory damages and/or injunctive
                  relief.

      12.2  Terms and Conditions Applicable to Assignment and Subletting.

            (a)   Regardless of Lessor's consent, no assignment or subletting
                  shall: (i) be effective without the express written assumption
                  by such assignee or sublessee of the obligations of Lessee
                  under this Lease, (ii) release Lessee of any obligations
                  hereunder, or (iii) alter the primary liability of Lessee for
                  the payment of Rent or for the performance of any other
                  obligations to be performed by Lessee.

            (b)   Lessor may accept Rent or performance of Lessee's obligations
                  from any person other than Lessee pending approval or
                  disapproval of an assignment. Neither a delay in the approval
                  or disapproval of such assignment nor the acceptance of Rent
                  or performance shall constitute a waiver or estoppel of
                  Lessor's right to exercise its remedies for Lessee's Default
                  or Breach.

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            (c)   Lessor's consent to any assignment or subletting shall not
                  constitute a consent to any subsequent assignment or
                  subletting.

            (d)   In the event of any Default or Breach by Lessee, Lessor may
                  proceed directly against Lessee, any Guarantors or anyone else
                  responsible for the performance of Lessee's obligations under
                  this Lease, including any assignee or sublessee, without first
                  exhausting Lessor's remedies against any other person or
                  entity responsible therefor to Lessor, or any security held by
                  Lessor.

            (e)   Each request for consent to an assignment or subletting shall
                  be in writing, accompanied by information relevant to Lessor's
                  determination as to the financial and operational
                  responsibility and appropriateness of the proposed assignee or
                  sublessee, including but not limited to the intended use
                  and/or required modification of the Premises, if any, together
                  with a fee of $500 as consideration for Lessor's considering
                  and processing said request. Lessee agrees to provide Lessor
                  with such other or additional information and/or documentation
                  as may be reasonably requested. (See also Paragraph 36)

            (f)   Any assignee of, or sublessee under, this Lease shall, by
                  reason of accepting such assignment or entering into such
                  sublease, be deemed to have assumed and agreed to conform and
                  comply with each and every term, covenant, condition and
                  obligation herein to be observed or performed by Lessee during
                  the term of said assignment or sublease, other than such
                  obligations as are contrary to or inconsistent with provisions
                  of an assignment or sublease to which Lessor has specifically
                  consented to in writing.

            (g)   Lessor's consent to any assignment or subletting shall not
                  transfer to the assignee or sublessee any Option granted to
                  the original Lessee by this Lease unless such transfer is
                  specifically consented to by Lessor in writing. (See Paragraph
                  39.2)

      12.3  Additional Terms and Conditions Applicable to Subletting.

            The following terms and conditions shall apply to any subletting by
            Lessee of all or any part of the Premises and shall be deemed
            included in alt subleases under this Lease whether or not expressly
            incorporated therein:

            (a)   Lessee hereby assigns and transfers to Lessor all of Lessee's
                  interest in all Rent payable on any sublease, and Lessor may
                  collect such Rent and apply same toward Lessee's obligations
                  under this Lease; provided, however, that until a Breach shall
                  occur in the performance of Lessee's obligations, Lessee may
                  collect said Rent. In the event that the amount collected by
                  Lessor exceeds Lessee's obligations any such excess shall be
                  refunded to Lessee. Lessor shall not, by reason of the
                  foregoing or any assignment of such sublease, nor by reason of
                  the collection of Rent, be deemed liable to the sublessee for
                  any failure of Lessee to perform and comply with any of
                  Lessee's obligations to such sublessee. Lessee hereby
                  irrevocably authorizes and directs any such sublessee, upon
                  receipt of a written notice from Lessor stating that a Breach
                  exists in the performance of Lessee's obligations under this
                  Lease to pay to Lessor all Rent due and to become due under
                  the sublease. Sublessee shall rely upon any such notice from
                  Lessor and shall pay all Rents to Lessor without any
                  obligation or right to inquire as to whether such Breach
                  exists, notwithstanding any claim from Lessee to the contrary.

            (b)   In the event of a Breach by Lessee, Lessor may, at its option,
                  require sublessee to attorn to Lessor, in which event Lessor
                  shall undertake the obligations of the sublessor under such
                  sublease from the time of the exercise of said option to the
                  expiration of such sublease, provided however, Lessor shall
                  not be liable for any prepaid rents or security deposit paid
                  by such sublessee to such sublessor or for any prior Defaults
                  or Breaches ot such sublessor.

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            (c)   Any matter requiring the consent of the sublessor under a
                  sublease shall also require the consent of Lessor.

            (d)   No sublessee shall further assign or sublet all or any part of
                  the Premises without Lessor's prior written consent

            (e)   Lessor shall deliver a copy of any notice of Default or Breach
                  by Lessee to the sublessee, who shall have the right to cure
                  the Default of Lessee within the grace period, if any,
                  specified in such notice. The sublessee shall have a right of
                  reimbursement and offset from and against Lessee for any such
                  Defaults cured by the sublessee.

13.   Default; Breach; Remedies.

      13.1  Default; Breach.

      A "Default" is defined as a failure by the Lessee to comply with or perfrm
      any of the terms, covenants, conditions or Rules and Regulations under
      this Lease. A "Breach" is defined as the occurrence of on e or more of the
      following Defaults, and the failure of Lessee to cure such Default within
      any applicable grace period.

            (a)   The abandonment of the Premises; or the vacating of the
                  Premises without providing a commercially reasonable level of
                  security, or where the coverage of the property insurance
                  described in Paragraph8.3 is jeopardized as a result thereof,
                  or without providing reasonable assurances to minimize
                  potential vandalism.

            (b)   The failure of Lessee to make any payment of rent or any
                  Security Deposit required to be made by LESSEE hereunder,
                  whether to Lessor or to a third party, when due, to provide
                  reasonable evidence of insurance or surety bond, or to fulfill
                  any obligation under this Lese which endangers or threatens
                  life or property, where such failure continues for a period of
                  3 bossiness day s following written notice Lessee.

            (c)   The failure by Lessee to provide (i) reasonable written
                  evidence of compliance with Applicable Requirements, (ii) the
                  service contracts, (iii) the rescission of an unauthorized
                  assignment or subletting, (iv) an Estoppel Certificate, (v) a
                  requested subordination, (vi) evidence concerning any guaranty
                  and/or Guarantor, (vii) any document requested under Paragraph
                  42, (viii) material safety data sheets (MSDS), or (ix) any
                  other documentation or information which Lessor any reasonable
                  require of Lessee under the terms of this Lease, where any
                  such failure continues for a period of 10 day s following
                  written notice to Lessee.

            (d)   A Default by Lessee as to the terms, covenants, conditions or
                  provisions of this Lease, or of the rules adopted under
                  Paragraph 40 hereof, other than those described in
                  subparagraphs 13.1 (a),(b) or (c), above, where such Default
                  continues for a period of 30 days after written notice;
                  provided, however, that if the nature of Lessee's Default is
                  such that more than 30 days are reasonably required for its
                  cure, then it shall not be deemed to be a Breach if Lessee
                  commences such cure within said 30 days period and thereafter
                  diligently prosecutes such cure to completion.

            (e)   The occurrence of an y of the following events: (i) the making
                  of any general arrangement or assignment for the benefit of
                  creditors; (ii) becoming a "debtor" as defined in 11
                  U.S.A.ii101 or any successor statute thereto (unless, in the
                  case of a petition filed against Lessee, the same is Disissed
                  within 60 days); (iii) the appointment of a trustee or
                  receiver to take possession of substantially all of Lessee's
                  assets located at the Premises or of Lessee's interest in this
                  Lease, where possession is not restored to Lessee within 30
                  days; or {iv) the attachment, execution or other judicial
                  seizure o( substantially all of Lessee's assets located at the
                  Premises or of Lessee's interest in this Lease, where such
                  seizure is not discharged within 30 days; provided, however,
                  in the event that any provision of this subparagraph (e) is
                  contrary to any applicable law, such provision shall be of no
                  force or effect, and not affect the validity of the remaining
                  provisions.

            (f)   The discovery that any financial statement of Lessee or of any
                  Guarantor given to Lessor was materially false.

            (g)   If the performance of Lessee's obligations under this Lease is
                  guaranteed: (i) the death of a Guarantor, (ii) the termination
                  of a Guarantor's liability with respect to this Lease other
                  than in accordance with the terms of such guaranty, (iii) a
                  Guarantor's becoming insolvent or the subject of a bankruptcy
                  filing, (iv) a Guarantor's refusal to honor the guaranty, or
                  (v) a Guarantor's breach of its guaranty obligation on an
                  anticipatory basis, and Lessee's failure, within 60 days
                  following written notice of any such event, to provide written
                  alternative assurance or security, which, when coupled with
                  the then existing resources of Lessee, equals or exceeds the
                  combined financial resources of Lessee and the Guarantors that
                  existed at the time of execution of this Lease.

      13.2  Remedies.

            If Lessee fails to perform any of its affirmative duties or
            obligations, within 10 days after written notice (or in case of an
            emergency, without notice), Lessor may, at its option, perform such
            duty or obligation on Lessee's behalf, including but not limited to
            the obtaining of reasonably required bonds, insurance policies, or
            governmental licenses, permits or approvals. Lessee shall pay to
            Lessor an amount equal to 115% of the costs and expenses incurred by
            Lessor in such performance upon receipt of an invoice therefor. In
            the event of a Breach, Lessor may, with or without further notice or
            demand, and without limiting Lessor in the exercise of any right or
            remedy which Lessor may have by reason of such Breach:

            (a)   Terminate Lessee's right to possession of the Premises by any
                  lawful means, in which case this Lease Shall terminate and
                  Lessee shall immediately surrender possession to Lessor. In
                  such event Lessor shall be entitled to recover from Lessee:
                  (i) the unpaid Rent which had been earned at the time of
                  termination; (ii) the worth at the time of award of the amount
                  by which the unpaid rent which would have been earned after
                  termination until the time of award exceeds the amount of such
                  rental loss that the Lessee proves could have been reasonably
                  avoided; (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 the
                  Lessee proves could be reasonably avoided; and (iv) any other
                  amount necessary to compensate Lessor for all the detriment
                  proximately caused by the Lessee's failure to perform its
                  obligations under this Lease or which in the ordinary course
                  of things would be likely to result therefrom, including but
                  not limited to the cost of recovering possession of the
                  Premises, expenses of reletting, including necessary
                  renovation and alteration of the Premises, reasonable
                  attorneys' fees, and that portion of any leasing commission
                  paid by Lessor in connection with this Lease applicable to the
                  unexpired term of this Lease. The worth at the time of award
                  of the amount referred to in provision {iii) of the
                  immediately preceding sentence shall be computed by
                  discounting such amount at the discount rate of the Federal
                  Reserve Bank of the District within which the Premises are
                  located at the time of award plus one percent. Efforts by
                  Lessor to mitigate damages caused by Lessee's Breach of this
                  Lease shall not waive Lessor's right to recover damages under
                  Paragraph 12. If termination of this Lease is obtained through
                  the provisional remedy of unlawful detainer, Lessor shall have
                  the right to recover in such proceeding any unpaid Rent and
                  damages as are recoverable therein, or Lessor may reserve the
                  right to recover all or any part thereof in a separate suit.
                  If a notice and grace period required under Paragraph 13.1 was
                  not previously given, a notice to pay rent or quit, or to
                  perform or quit given to Lessee under the unlawful detainer
                  statute shall also constitute the notice required by Paragraph
                  13.1. In such case, the applicable grace period required by
                  Paragraph 13.1 and the unlawful detainer statute shall run
                  concurrently, and the failure of Lessee to cure the Default
                  within the greater of the two such grace periods shall
                  constitute both an unlawful detainer and a Breach of this
                  Lease entitling Lessor to the remedies provided for in this
                  Lease and/or by said statute.

            (b)   Continue the Lease and Lessee's right to possession and
                  recover the Rent as it becomes due, in which event Lessee may
                  sublet or assign, subject only to reasonable limitations. Acts
                  of maintenance, efforts to relet, and/or the appointment of a
                  receiver to protect the Lessor's interests, shall not
                  constitute a termination of the Lessee's right to possession.

            (c)   Pursue any other remedy now or hereafter available under the
                  laws or judicial decisions of the state wherein the Premises
                  are located. The expiration or termination of this Lease
                  and/or the termination of Lessee's right to possession shall
                  not relieve Lessee from liability under any indemnity
                  provisions of this Lease as to matters occurring or accruing
                  during the term hereof or by reason of Lessee's occupancy of
                  the Premises.

      13.3  Inducement Recapture.

            Any agreement for free or abated rent or other charges, or for the
            giving or paying by Lessor to or for Lessee of any cash or other
            bonus, inducement or consideration for Lessee's entering into this
            Lease, all of which concessions are hereinafter referred to as
            "Inducement Provisions," shall be deemed conditioned upon Lessee's
            full and faithful performance of all of the terms, covenants and
            conditions of this Lease. Upon Breach of this Lease by Lessee, any
            such Inducement Provision shall automatically be deemed deleted from
            this Lease and of no further force or effect, and any rent, other
            charge, bonus, inducement or consideration theretofore abated, given
            or paid by Lessor under such an inducement Provision shall be
            immediately due and payable by Lessee to Lessor, notwithstanding any
            subsequent cure of said Breach by Lessee. The acceptance by Lessor
            of rent or the cure of the Breach which initiated the operation of
            this paragraph shall not be deemed a waiver by Lessor of the
            provisions of this paragraph unless specifically so stated in
            writing by Lessor at the time of such acceptance.

      13.4  Late Charges.

            Lessee hereby acknowledges that late payment by Lessee of Rent will
            cause Lessor to incur costs not contemplated by this Lease, the
            exact amount of which will be extremely difficult to ascertain. Such
            costs include, but are not limited to, processing and accounting
            charges, and late charges which may be imposed upon Lessor by any
            Lender. Accordingly, if any Rent shall not be received by Lessor
            within 5 days after such amount shall be due, then, without any
            requirement for notice to Lessee, Lessee shall immediately pay to
            Lessor a one-time late charge equal to 5% of each such overdue
            amount or $100, whichever is greater. The Parties hereby agree that
            such late charge represents a fair and reasonable estimate of the
            costs Lessor will incur by reason of such late payment. Acceptance
            of such late charge by Lessor shall in no event constitute a waiver
            of Lessee's Default Breach with respect to such overdue amount, nor
            prevent the exercise of any of the other rights and remedies granted
            hereunder. In the event that a late charge is payable hereunder,
            whether or not collected, for 3 consecutive installments of Base
            Rent, then notwithstanding any provision of this Lease to the
            contrary. Base Rent shall, at Lessor's option, become due and
            payable quarterly in advance.

      13.5  Interest.

            Any monetary payment due Lessor hereunder, other than late charges,
            not received by Lessor, when due as to scheduled payments (such as
            Base Rent) or within 30 days following the date on which it was due
            for non-scheduled payment, shall bear interest from the date when
            due, as to scheduled payments, or the 31st day after it was due as
            to non-scheduled payments. The interest ("Interest") charged shall
            be computed at the rate of 10% per annum but shall not exceed the
            maximum rate allowed by law. Interest is payable in addition to the
            potential late charge provided for in Paragraph 13.4. 13.6 Breach by
            Lessor.

            (a)   Notice of Breach. Lessor shall not be deemed in breach of this
                  Lease unless Lessor fails within a reasonable time to perform
                  an obligation required to be performed by Lessor. For purposes
                  of this Paragraph, a reasonable time shall in no event be less
                  than 30 days after receipt by Lessor, and any Lender whose
                  name and address shall have been furnished Lessee in writing
                  for such purpose, of written notice specifying wherein such
                  obligation of Lessor has not been performed; provided,
                  however, that if the nature of Lessor's obligation is such
                  that more than 30 days are reasonably required for its
                  performance, then Lessor shall not be in breach if performance
                  is commenced within such 30 day period and thereafter
                  diligently pursued to completion.

            (b)   Performance by Lessee on Behalf of Lessor. In the event that
                  neither Lessor nor Lender cures said breach within 30 days
                  after receipt of said notice, or if having commenced said cure
                  they do not diligently pursue it to completion, then Lessee
                  may elect to cure said breach at Lessee's expense and offset
                  from Rent the actual and reasonable cost to perform such cure,
                  provided however, that such offset shall not exceed an amount
                  equal to the greater of one month's Base Rent or the Security
                  Deposit, reserving Lessee's right to seek reimbursement from
                  Lessor. Lessee shall document the cost of said cure and supply
                  said documentation to Lessor.

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14. Condemnation.

      lf the Premises or any portion thereof are taken under the power of
      eminent domain or sold under the threat of the exercise of said power
      (collectively "Condemnation"), this Lease shall terminate as to the part
      taken as of the date the condemning authority takes title or possession,
      whichever first occurs. If more than 10% of the Building, or more than 25%
      of that portion of the Premises not occupied by any building, is taken by
      Condemnation, Lessee may, at Lessee's option, to be exercised in writing
      within 10 days after Lessor shall have given Lessee written notice of such
      taking {or in the absence of such notice, within 10 days after the
      condemning authority shall have taken possession) terminate this Lease as
      of the date the condemning authority takes such possession, lf Lessee does
      not terminate this Lease in accordance with the foregoing, this Lease
      shall remain m full force and effect as to the portion of the Premises
      remaining, except that the Base Rent shall be reduced in proportion to the
      reduction in utility of the Premises caused by such Condemnation.
      Condemnation awards and/or payments shall be the property of Lessor,
      whether such award shall be made as compensation for diminution in value
      of the leasehold, the value of the part taken, or for severance damages;
      provided, however, that Lessee shall be entitled to any compensation for
      Lessee's relocation expenses, loss of business goodwill and/or Trade
      Fixtures, without regard to whether or not this Lease is terminated
      pursuant to the provisions of this Paragraph. All Alterations and Utility
      Installations made to the Premises by Lessee, for purposes of Condemnation
      only, shall be considered the property of the Lessee and Lessee shall be
      entitled to any and all compensation which is payable therefor. In the
      event that this Lease is not terminated by reason of the Condemnation,
      Lessor shall repair any damage to the Premises caused by such
      Condemnation.

15.   Brokerage Fees. to Paragraph 1.9 above, and unless Lessor and the Brokers

      15.3  Representations and Indemnities of Broker Relationships.

            Lessee and Lessor each represent and warrant to the other that it
            has had no dealings with any person, firm, broker or finder (other
            than the Brokers, if any) in connection with this Lease, and that no
            one other than said named Brokers is entitled to any commission or
            finder's fee in connection herewith. Lessee and Lessor do each
            hereby agree to indemnify, protect, defend and hold the other
            harmless from and against liability for compensation or charges
            which may be claimed by any such unnamed broker, finder or other
            similar party by reason of any dealings or actions of the
            indemnifying Party, including any costs, expenses, attorneys' fees
            reasonably incurred with respect thereto.

16.   Estoppel Certificates.

            (a)   Each Party (as "Responding Party") shall within 10 days after
                  written notice from the other Party (the "Requesting Party")
                  execute, acknowledge and deliver to the Requesting Party a
                  statement in writing in form similar to the then most current
                  "Estoppel Certificate" form published by the AIR Commercial
                  Real Estate Association, plus such additional information,
                  confirmation and/or statements as may be reasonably requested
                  by the Requesting Party. '

            (b)   If the Responding Party shall fail to execute or deliver the
                  Estoppel Certificate within such 10 day period, the Requesting
                  Party may execute an Estoppel Certificate stating that: (i)
                  the Lease is in full force and effect without modification
                  except as may be represented by the Requesting Party, (ii)
                  there are no uncured defaults in the Requesting Party's
                  performance, and (iii) if Lessor is the Requesting Party, not
                  more than one month's rent has been paid in advance-
                  Prospective purchasers and encumbrancers may rely upon the
                  Requesting Party's Estoppel Certificate, and the Responding
                  Party shall be estopped from denying the truth of the facts
                  contained in said Certificate.

            (c)   If Lessor desires to finance, refinance, or sell the Premises,
                  or any part thereof. Lessee and all Guarantors shall deliver
                  to any potential lender or purchaser designated by Lessor such
                  financial statements as may be reasonably required by such
                  lender or purchaser, including but not limited to Lessee's
                  financial statements for the past 3 years. All such financial
                  statements shall be received by Lessor and such lender or
                  purchaser in confidence and shall be used only for the
                  purposes herein set forth.

17.   Definition of Lessor.

      The term "Lessor" as used herein shall mean the owner or owners at the
      time in question of the fee title to the Premises, or. if this is a
      sublease, of the Lessee's interest in the prior lease. In the event of a
      transfer of Lessor's title or interest in the Premises or this Lease,
      Lessor shall deliver to the transferee or assignee (in cash or by credit)
      any unused Security Deposit held by Lessor. Except as provided in
      Paragraph 15. upon such transfer or assignment and delivery of the
      Security Deposit, as aforesaid, the prior Lessor shall be relieved of all
      liability with respect to the obligations and/or covenants under this
      Lease thereafter to be performed by the Lessor. Subject to the foregoing,
      the obligations and/or covenants in this Lease to be performed by the
      Lessor shall be binding only upon the Lessor as hereinabove defined.

18.   Severability.

      The invalidity of any provision of this Lease, as determined by a court of
      competent jurisdiction, shall in no way affect the validity of any other
      provision hereof.

19.   Days.

      Unless otherwise specifically indicated to the contrary, the word "days"
      as used in this Lease shall mean and refer to calendar days.

20.   Limitation on Liability.

      The obligations of Lessor under this Lease shall not constitute personal
      obligations of Lessor or its partners, members, directors, officers or
      shareholders, and Lessee shall look to the Premises, and to no other
      assets of Lessor, for the satisfaction of any liability of Lessor with
      respect to this Lease, and shall not seek recourse against Lessor's
      partners, members, directors, officers or shareholders, or any of their
      personal assets for such satisfaction.

21.   Time of Essence.

      Time is of the essence with respect to the performance of all obligations
      to be performed or observed by the Parties under this Lease.

22.   No Prior or Other Agreements; Broker Disclaimer.

      This Lease contains all agreements between the Parties with respect to any
      matter mentioned herein, and no other prior or contemporaneous agreement
      or understanding shall be effective. Lessor and Lessee each represents and
      warrants to the Brokers that it has made, and is relying solely upon, its
      own investigation as to the nature, quality, character and financial
      responsibility of the other Party to this Lease and as to the use, nature,
      quality and character of the Premises. Brokers have no responsibility with
      respect thereto or with respect to any default or breach hereof by either
      Party. The liability (including court costs and attorneys' fees), of any
      Broker with respect to negotiation, execution, delivery or performance by
      either Lessor or Lessee under this Lease or any amendment or modification
      hereto shall be limited to an amount up to the fee received by such Broker
      pursuant to this Lease; provided, however, that the foregoing limitation
      on each Broker's liability shall not be applicable to any gross negligence
      or willful misconduct of such Broker. 23. Notices.

      23.1  Notice Requirements.

            All notices required or permitted by this Lease or applicable law
            shall be in writing and may be delivered in person (by hand or by
            courier} or may be sent by regular, certified or registered mail or
            U.S. Postal Service Express Mail, with postage prepaid, or by
            facsimile transmission, and shall be deemed sufficiently given if
            served in a manner specified in this Paragraph 23. The addresses
            noted adjacent to a Party's signature on this Lease shall be that
            Party's address for delivery or mailing of notices. Either Party may
            by written notice to the other specify a different address for
            notice, except that upon Lessee's taking possession of the Premises,
            the Premises shall constitute Lessee's address for notice. A copy of
            all notices to Lessor shall be concurrently transmitted to such
            party or parties at such addresses as Lessor may from time to time
            hereafter designate in writing.

      23.2  Date of Notice.

            Any notice sent by registered or certified mail, return receipt
            requested, shall be deemed given on the date of delivery shown on
            the receipt card, or if no delivery date is shown, the postmark
            thereon. If sent by regular mail the notice shall be deemed given 48
            hours after the same is addressed as required herein and mailed with
            postage prepaid. Notices delivered by United States Express Mail or
            overnight courier that guarantee next day delivery shall be deemed
            given 24 hours after delivery of the same to the Postal Service or
            courier. Notices transmitted by facsimile transmission or similar
            means shall be deemed delivered upon telephone confirmation of
            receipt (confirmation report from fax machine is sufficient),
            provided a copy is also delivered via delivery or mail. If notice is
            received on a Saturday, Sunday or legal holiday, it shall be deemed
            received on the next business day.

24.   Waivers.

      No waiver by Lessor of the Default or Breach of any term, covenant or
      condition hereof by Lessee, shall be deemed a waiver of any other term,
      covenant or condition hereof, or of any subsequent Default or Breach by
      Lessee of the same or of any other term, covenant or condition hereof.
      Lessor's consent to, or approval of, any act shall not be deemed to render
      unnecessary the obtaining of Lessor's consent to, or approval of, any
      subsequent or similar act by Lessee, or be construed as the basis of an
      estoppel to enforce the provision or provisions of this Lease requiring
      such consent. The acceptance of Rent by Lessor shall not be a waiver of
      any Default or Breach by Lessee. Any payment by Lessee may be accepted
      Lessor on account of moneys or damages due Lessor, notwithstanding any
      qualifying statements or conditions made by Lessee in connection
      therewith, which such statements and/or conditions shall be of no force or
      effect whatsoever unless specifically agreed to in writing by Lessor at or
      before the time of deposit of such payment.

25.   Disclosures Regarding The Nature of a Real Estate Agency Relationship.

            (a)   When entering into a discussion with a real estate agent
                  regarding a real estate transaction, a Lessor or Lessee should
                  from the outset understand what type of agency relationship or
                  representation it has with the agent or agents in the
                  transaction. Lessor and Lessee acknowledge being advised by
                  the Brokers in this transaction, as follow:

                  (i)   Lessor's Agent. A Lessor's agent under a listing
                        agreement with the Lessor acts as the agent for the
                        Lessor only. A Lessor's agent or subagent has the
                        following affirmative obligations: To the Lessor; A
                        fiduciary duty of utmost care, integrity, honesty and
                        loyalty in dealings with the Lessor. To the Lessee and
                        the Lessor: a. Diligent exercise of reasonable skills
                        and care in performance of the agent's duties. b. A duty
                        of hones and fair dealing and good faith, c. A duty to
                        disclose all facts known to the agent materially
                        affecting the value or desirability of the property that
                        are not known to, or within the diligent attention and
                        observation of, the Parties. An agent is not obligated
                        to reveal to either Party any confidential information
                        obtained from the other Party which does not involve the
                        affirmative duties set forth above.

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                  (ii)  Lessee's Agent. An agent can agree to act as agent for
                        the Lessee only, In these situations, the agent is not
                        the Lessor's agent, even if by agreement the agent may
                        receive compensation for services rendered, either in
                        full or in part from the Lessor. An agent acting only
                        for a Lessee has the following affirmative obligations.
                        To the Lessee: A fiduciary duty of utmost care,
                        integrity, honesty, and loyalty in dealings with the
                        Lessee. To the lesee an d the Lesor: a. Diligent
                        exercise of reason able skills and care in performance
                        of the agents's duties. b. A duty of honest and fair
                        dealing and good faith. c. A duty to disclose all facts
                        known to the agent materially affecting the value or
                        desirability of the property that are not known to, or
                        within the diligent attention and observation of, the
                        Parties. An agent is not obligated to reveal to either
                        Party any confidential information obtained from the
                        other Party which does not involve the affirmative
                        duties set forth above.

                  (iii) Agent Representing Both Lessor and Lessee. A real estate
                        agent, either acting directly or through one or more
                        associate licenses, can legally be the agent of both the
                        Lessor and the Lessee in a transaction, but only with
                        the knowledge and consent of both the Lessor and the
                        Lessee. In a dual agency situation, the agent has the
                        following affirmative obligations to both the Lessor and
                        the Lessee:

                  a.    A fiduciary duty of utmost care, integrity, honesty and
                        loyalty in the dealings with either Lessor or the
                        Lessee, b. Other duties to the Lessor and the Lessee as
                        stated above in subparagraphs (i) or (n). in
                        representing both Lessor and Lessee, the agent may not
                        without the express permission of the respective Party,
                        disclose to the other Party that the Lessor will accept
                        rent in an amount less than that indicated in the
                        listing or that the Lessee is willing to pay a higher
                        rent than that ottered. The above duties of the agent in
                        a real estate transaction do not relieve a Lessor or
                        Lessee from the responsibility to protect their own
                        interests Lessor and Lessee should carefully read all
                        agreements to assure that they adequately express their
                        understanding of the transaction. A real estate agent is
                        a person qualified to advise about real estate. If legal
                        or tax advice is desired, consult a competent
                        professional.

                  (b)   Brokers have no responsibility with respect to any
                        default or breach hereof by either Party. The liability
                        (including court costs and attorneys fees) of any Broker
                        with respect to any breach of duty, error or omission
                        relating to this Lease shall not exceed the fee received
                        by such tsroKer pursuant to this Lease; provided,
                        however, that the foregoing limitation on each Broker's
                        liability shall not be applicable to any gross
                        neqliqence or willful misconduct of such Broker,

                  (c)   Lessor and Lessee agree to identify to Brokers as
                        "Confidential" any communication or information given
                        Brokers that is considered by such Party to be
                        confidential.

26.   No Right To Holdover.

      Lessee has no right to retain possession of the Premises or any part
      thereof beyond the expiration or termination of this Lease, in the event
      that Lessee hoids over, then the Base Rent shall be increased to 150% of
      the Base Rent applicable immediately preceding the expiration or
      termination. Nothing contained herein shall be construed as consent by
      Lessor to any holding over by Lessee

27.   Cumulative Remedies.

      No remedy or election hereunder shall be deemed exclusive but shall,
      wherever possible, be cumulative with all other remedies at law or in
      equity.

29.   Covenants and Conditions; Construction of Agreement.

      All provisions of this Lease to be observed or performed by Lessee are
      both covenants and conditions. In construing this Lease, all headings and
      titles are for the convenience of the Parties only and shall not be
      considered a part of this Lease. Whenever required by the context, the
      singular shall include the plural and vice versa. This Lease shall not be
      construed as if prepared by one of the Parties, but rather according to
      its fair meaning as a whole, as if both Parties had prepared it.Binding
      Effect; Choice of Law. This Lease shall be binding upon the Parties, their
      personal representatives, successors and assigns and be governed by the
      laws of the State in which the Premises are located. Any litigation
      between the Parties hereto concerning this Lease shall be initiated in the
      county in which the Premises are located.

30.   Subordination; Attornment; Non-Disturbance.

      30.1  Subordination.

            This Lease and any Option granted hereby shall be subject and
            subordinate to any ground lease, mortgage, deed of trust, or other
            hypothecation or security device (collectively, "Security Device"),
            now or hereafter placed upon the Premises, to any and all advances
            made on the security thereof, and to all renewals, modifications,
            and extensions thereof. Lessee agrees that the holders of any such
            Security Devices {in this Lease together referred to as "Lender")
            shall have no liability or obligation to perform any of the
            obligations of Lessor under this Lease. Any Lender may elect to have
            this Lease and/or any Option granted hereby superior to the lien of
            its Security Device by giving written notice thereof to Lessee,
            whereupon this Lease and such Options shall be deemed prior to such
            Security Device, notwithstanding the relative dates of the
            documentation or recordation thereof.

      30.2  Attornment.

      In the event that Lessor transfers title to the Premises, or the Premises
      are acquired by another upon the foreclosure or termination of a Security
      Device to which this Lease is subordinated {i) Lessee shall, subject to
      the non-disturbance provisions of Paragraph 30.3, attorn to such new
      owner, and upon request, enter into a new lease, containing all of the
      terms and provisions of this Lease, with such new owner for the remainder
      of the term hereof, or, at the election of such new owner, this Lease
      shall automatically become a new Lease between Lessee and such new owner,
      upon all of the terms and conditions hereof, for the remainder of the term
      hereof, and (ii) Lessor shall thereafter be relieved of any further
      obligations hereunder and such new owner shall assume all of Lessor's
      obligations hereunder, except that such new owner shall not: (a) be liable
      for any act or omission of any prior lessor or with respect to events
      occurring prior to acquisition of ownership; (b) be subject to any offsets
      or defenses which Lessee might have against any prior lessor, (c) be bound
      by prepayment of more than one month's rent, or (d) be liable for the
      return of any security deposit paid to any prior lessor.

      30.3  Non-Disturbance.

      With respect to Security Devices entered into by Lessor after the
      execution of this Lease, Lessee's subordination of this Lease shall be
      subject to receiving a commercially reasonable non-disturbance agreement
      (a "Non-Disturbance Agreement") from the Lender which Non-Disturbance
      Agreement provides that Lessee's possession of the Premises, and this
      Lease, including any options to extend the term hereof, will not be
      disturbed so long as Lessee is not in Breach hereof and attorns to the
      record owner of the Premises. Further, within 60 days after the execution
      of this Lease, Lessor shall use its commercially reasonable efforts to
      obtain a Non-Disturbance Agreement from the holder of any pre-existing
      Security Device which is secured by the Premises. In the event that Lessor
      is unable to provide the Non-Disturbance Agreement within said 60 days,
      then Lessee may, at Lessee's option, directly contact Lender and attempt
      to negotiate for the execution and delivery of a Non-Disturbance
      Agreement.

      30.4  Self-Executing.

      The agreements contained in this Paragraph 30 shall be effective without
      the execution of any further documents; provided, however, that, upon
      written request from Lessor or a Lender in connection with a sale,
      financing or refinancing of the Premises, Lessee and Lessor shall execute
      such further writings as may be reasonably required to separately document
      any subordination, attornment and/or Non-Disturbance Agreement provided
      for herein.

31.   Attorneys' Fees.

      If any Party or Broker brings an action or proceeding involving the
      Premises whether founded in tort, contract or equity, or to declare rights
      hereunder, the Prevailing Party (as hereafter defined) in any such
      proceeding, action, or appeal thereon, shall be entitled to reasonable
      attorneys' fees. Such fees may be awarded in the same suit or recovered in
      a separate suit, whether or not such action or proceeding is pursued to
      decision or judgment. The term, "Prevailing Party" shall include, without
      limitation, a Party or Broker who substantially obtains or defeats the
      relief sought, as the case may be, whether by compromise, settlement,
      judgment, or the abandonment by the other Party or Broker of its claim or
      defense. The attorneys' fees award shall not be computed in accordance
      with any court fee schedule, but shall be such as to fully reimburse all
      attorneys" fees reasonably incurred. In addition, Lessor shall be entitled
      to attorneys' fees, costs and expenses incurred in the preparation and
      service of notices of Default and consultations in connection therewith,
      whether or not a legal action is subsequently commenced in connection with
      such Default or resulting Breach ($200 is a reasonable minimum per
      occurrence for such services and consultation).

32.   Lessor's Access; Showing Premises; Repairs.

      Lessor and Lessor's agents shall have the right to enter the Premises at
      any time, in the case of an emergency and otherwise at reasonable times
      after reasonable prior notice for the purpose of showing the same to
      prospective purchasers, lenders, or tenants and making such alterations,
      repairs, improvements or additions to the Premises as Lessor may deem
      necessary or desirable and the erecting using and maintaining of
      utilities, services, pipes and conduits through the Premises and/or other
      premises as long as there is no material adverse effect to Lessee's use of
      the Premises. All such activities shall be without abatement of rent or
      liability to Lessee.

33.   Auctions.

      Lessee shall not conduct, nor permit to be conducted, any auction upon the
      Premises without Lessor's prior written consent. Lessor shall not be
      obligated to exercise any standard of reasonableness in determining
      whether to permit an auction. 34 Signs. Lessor may place on the Premises
      ordinary "For Sale" signs at any time and ordinary "For Lease" signs
      during the last 6 months of the term hereof Except for ordinary "for
      sublease" signs, Lessee shall not place any sign upon the Premises without
      Lessors pnor written consent. All signs must comply with all Applicable
      Requirements. 35 Termination- Merger. Unless specifically stated otherwise
      in writing by Lessor, the voluntary or other surrender of this Lease by
      Lessee, the mutual termination or cancellation hereof, or a termination
      hereof by Lessor for Breach by Lessee, shall automatically terminate any
      sublease or lesser estate in the Premises; provided, however, that Lessor
      may elect to continue any one or all existing subtenancies. event to elect
      to the contrary by written notice to the holder of any such lesser
      interest, shall constitute Lessors election to have such event constitute
      termination of such interest. 36 Consents. Except as otherwise provided
      herein, wherever in this Lease the consent of a Party Is required to an
      act by or for consent shall not be unreasonably withheld or delayed.
      Lessor's actual reasonable costs-and expenses (including but not limited
      to architects', attorneys' engineers' and other consultants' fees)
      incurred in the consideration of, or response to , a request by Lessee for
      any Lessor consent, including but not limited to consents to an
      assignment, a subletting or the presence or use of a Hazardous Substance,
      shall be paid by Lessee upon receipt of an invoice and supporting
      documentation therefor. Lessor's consent to any act, assignment or
      subletting shall not constitute an acknowledgment that no Default or
      Breach by Lessee of this Lease exists, nor shall such consent be deemed a
      waiver of any then existing Default or Breach, except as may be otherwise
      specifically stated in writing by Lessor at the time of such consent. The
      failure to specify herein any particular condition to Lessor's consent
      shall not preclude the imposition by Lessor at the time of consent of such
      further or other conditions as are then reasonable with reference to the
      particular matter for which consent is being given. In the event that
      either Party disagrees with an y determination made by the other hereunder
      and reasonably requests the reasons for such determination, the
      determining party shall furnish its reasons in writing and in reasonable
      detail within 10 business days following such request. 37 Guarantor.

      37.1  Execution.

      The Guarantors, if any, shall each execute a guaranty in the form most
      recently published by the AIR Commercial Real Estate Association, and each
      such Guarantor shall have the same obligations as Lessee under this Lease.

      37.2  Default.

      It shall constitute a Default of the Lessee if any Guarantor fails or
      refuses, upon request to provide: (a) evidence of the execution of the
      guaranty, including the authority of the party signing on Guarantor's
      behalf to obligate Guarantor, and in the case of a corporate Guarantor, a
      certified copy of a resolution of its board of directors authorizing the
      making of such guaranty, (b) current financial statements, (c) an Estoppel
      Certificate, or (d) written confirmation that the guaranty is still in
      effect.

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38.   Quiet Possession.

      Subject to payment by Lessee of the Rent and performance of all of the
      covenants, conditions and provisions on Lessee's part to be observed and
      performed under this Lease, Lessee shall have quiet possession and quiet
      enjoyment of the Premises during the term hereof.

39.   Options.

      If Lessee is granted an Option, as defined below, then the following
      provisions shall apply:

      39.1  Definition.

            "Option" shall mean: (a) the right to extend the term of or renew
            this Lease or to extend or renew any lease that Lessee has on other
            property of Lessor; (b) the right of first refusal or first offer to
            lease either the Premises or other property of Lessor; (c) the right
            to purchase or the right of first refusal to purchase the Premises
            or other property of Lessor.

      39.2  Options Personal To Original Lessee. Any Option granted to Lessee in
            this Lease is personal to the original Lessee, and cannot be
            assigned or exercised by anyone other than said original Lessee and
            only while the original Lessee is in ful! possession of the Premises
            and, if requested by Lessor, with Lessee certifying that Lessee has
            no intention of thereafter assigning or subletting.

      39.3  Multiple Options. In the event that Lessee has any multiple Options
            to extend or renew this Lease, a later Option cannot be exercised
            unless the prior Options have been validly exercised.

      39.4  Effect of Default on Options.

            (a)   Lessee shall have no right to exercise an Option: (i) during
                  the period commencing with the giving of any notice of Default
                  and continuing until said Default is cured, (ii) during the
                  period of time any Rent is unpaid (without regard to whether
                  notice thereof is given Lessee), (iii) during the time Lessee
                  is in Breach of this Lease, or (iv) in the event that Lessee
                  has been given 3 or more notices of separate Default, whether
                  or not the Defaults are cured, during the 12 month period
                  immediately preceding the exercise of the Option.

            (b)   The period of time within which an Option may be exercised
                  shall not be extended or enlarged by reason of Lessee's
                  inability to exercise an Option because of the provisions of
                  Paragraph 39.4 (a).

            (c)   An Option shall terminate and be of no further force or
                  effect, notwithstanding Lessee's due and timely exercise of
                  the Option, if, after such exercise and prior to the
                  commencement of the extended term or completion of the
                  purchase, (i) Lessee fails to pay Rent for a period of 30 days
                  after such Rent becomes due (without any necessity of Lessor
                  to give notice thereof), or (ii) if Lessee commits a Breach of
                  this Lease.

40.   Multiple Buildings.

      If the Premises are a part of a group of buildings controlled by Lessor,
      Lessee agrees that it will abide by and conform to all reasonable rules
      and regulations which Lessor may make from time to time for the
      management, safety, and care of said properties, including the care and
      cleanliness of the grounds and including the parking, loading and
      unloading of vehicles, and to cause its employees, suppliers, shippers,
      customers, contractors and invitees to so abide and conform. Lessee also
      agrees to pay its fair share of common expenses incurred in connection
      with such rules and regulations.

41.   Security Measures.

      Lessee hereby acknowledges that the Rent payable to Lessor hereunder does
      not include the cost of guard service or other security measures, and that
      Lessor shall have no obligation whatsoever to provide same. Lessee assumes
      all responsibility for the protection of the Premises, Lessee, its agents
      and invitees and their property from the acts of third parties.

42.   Reservations.

      Lessor reserves to itself the right, from time to time, to grant, without
      the consent or joinder of Lessee, such easements, rights and dedications
      that Lessor deems necessary, and to cause the recordation of parcel maps
      and restrictions, so long as such easements, rights, dedications, maps and
      restrictions do not unreasonably interfere with the use of the Premises by
      Lessee. Lessee agrees to sign any documents reasonably requested by Lessor
      to effectuate any such easement rights, dedication, map or restrictions.

43.   Performance Under Protest.

      If at any time a dispute shall arise as to any amount or sum of money to
      be paid by one Party to the other under the provisions hereof, the Party
      against whom the obligation to pay the money is asserted shall have the
      right to make payment "under protest" and such payment shall not be
      regarded as a voluntary payment and there shall survive the right on the
      part of said Party to institute suit for recovery of such sum. If it shall
      be adjudged that there was no legal obligation on the part of said Party
      to pay such sum or any part thereof, said Party shall be entitled to
      recover such sum or so much thereof as it was not legally required to pay.

44.   Authority; Multiple Parties; Execution.

      (a)   If either Party hereto is a corporation, trust, limited liability
            company, partnership, or similar entity, each individual executing
            this Lease on behalf of such entity represents and warrants that he
            or she is duly authorized to execute and deliver this Lease on its
            behalf. Each party shall, within 30 days after request, deliver to
            the other party satisfactory evidence of such authority.

      (b)   If this Lease is executed by more than one person or entity as
            "Lessee", each such person or entity shall be jointly and severally
            liable hereunder. It is agreed that any one of the named Lessees
            shall be empowered to execute any amendment to this Lease, or other
            document ancillary thereto and bind all of the named Lessees, and
            Lessor may rely on the same as if all of the named Lessees had
            executed such document.

      (c)   This Lease may be executed by the Parties in counterparts, each of
            which shall be deemed an original and all of which together shall
            constitute one and the same instrument.

45.   Conflict.

      Any conflict between the printed provisions of this Lease and typewritten
      or handwritten provisions shall be controlled by the typewritten or
      handwritten provisions.

46.   Offer.

      Preparation of this Lease by either Party or their agent and submission of
      same to the other Party shall not be deemed an offer to lease to the other
      Party. This Lease is not intended to be binding until executed and
      delivered by all Parties hereto.

47.   Amendments.

      This Lease may be modified only in writing, signed by the Parties in
      interest at the time of the modification. As long as they do not
      materially change Lessee's obligations hereunder, Lessee agrees to make
      such reasonable non-monetary modifications to this Lease as may be
      reasonably required by a Lender in connection with the obtaining of normal
      financing or refinancing of the Premises.

48.   Waiver Of Jury Trial.

      THE PARTIES HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO TRIAL BY JURY IN ANY
      ACTION OR PROCEEDING INVOLVING THE PROPERTY OR ARISING OUT OF THIS
      AGREEMENT.

49.   Mediation and Arbitration of Disputes.

      An Addendum requiring the Mediation and/or the Arbitration of all disputes
      between the Parties and/or Brokers arising out of this Lease is is not
      attached to this Lease.

50.   Americans with Disabilities Act.

      Since compliance with the Americans with Disabilities Act (ADA) is
      dependent upon Lessee's specific use of the Premises. Lessor makes no
      warranty or representation as to whether or not the Premises comply with
      ADA or any similar Legislation. In the event that Lessee's use of the
      Premises requires modifications or additions to the Premises in order to
      be in ADA compliance, Lessee agrees to make any such necessary
      modifications and/or additions at Lessee's expense. .

      LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH
      TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE
      SHOW THER INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE
      THAT, AT THE TIME THIS LEASE IS EXECUTED. THE TERMS OF THIS LEASE ARE
      COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR
      AND LESSEE WITH RESPECT TO THE PREMISES.

      ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AIR
      COMMERCIAL REAL EASATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL
      SUFFICIENCY, LEGEAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE
      TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO:

      1. EEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS
      LEASE.

      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 PREMISES,
      THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS,
      AND THE SUITABILITY OF THE PREMISES FOR LESSEE'S INTENDED USE.

      WARNING: IF THE PREMISES IS LOCATED IN A STATE OTHER THAN CALIFORNIA,
      CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE REVISED TO COMPLY WITH THE
      LAWS OF THE STATE IN WHICH THE PREMISES IS LOCATED.

[GRAPHIC OMITTED]
-----------------                                              -----------------
Initials                                                       Initials

                                 Page 11 of 11
<PAGE>

The parties hereto have executed this Lease at the place and on the dates
specified above their respective signatures.

Executed at:___________________________  Executed
on:____________________________________  on:____________________________________

By LESSOR:                               BY LESSEE:

Name Printed:__________________________  Name Printed:__________________________

Title:_________________________________  Title:_________________________________

By:____________________________________  By:____________________________________

Name Printed:                            Name Printed:__________________________

Title:_________________________________  Title:_________________________________

Address:_______________________________  Address:_______________________________

Telephone/Facsimile:                     Telephone/Facsimile:

Federal ID No._________________________  Federal ID No._________________________

BROKER:                                  BROKER: Frank Shen

By: Nancy Wanq                           By: /s/ Frank Shen
---------------------------------------  ---------------------------------------

Attn:                                    Attn:
---------------------------------------  ---------------------------------------

Title:                                   Title:
---------------------------------------  ---------------------------------------

Address: 1024 E. Valley Blvd.            Address: 2158 Durfee Ave,
         Alhambra, CA 91801                       El Monte, CA 91733
---------------------------------------  ---------------------------------------

Telephone/Facsimile: (626) 487-3003      Telephone/Facsimile: (626) 597-5350
---------------------------------------  ---------------------------------------

Federal ID No.                           Federal ID No.
---------------------------------------  ---------------------------------------

      NOTE: These forms are often modified to meet the changing requirements of
            law and industry needs. Always write or call to make sure you are
            utilizing the most current form: AIR COMMERCIAL REAL ESTATE
            ASSOCIATION, 700 So. Flower Street, Suite 500, Los Angeles,
            California 90017. (213) 687-8777. Fax No. (213) 687-8616.

   (C) Copyright 1997 - By AIR Commercial Real Estate Association. All rights
     reserved. No part of these works may be reproduced in any form without
                             permission in writing.

                              ADDENDUM TO STANDARD

                INDUSTRIAL/COMMERCIAL SINGLE TENANT LEASE - GROSS

Paragraph 51 OPTION TO RENEW

Upon expiration of the Lease Term, all have the right but not the obligation to
renew the lease term for five years provided that Tenant is not in any monetary
default under the Lease.

Lessee shall notify Landlord of its decision to renew the lease term no later
than ninety (90) days before the original Lease Expiration Date.

Monthly rent for the Option Period shall be determined by the Fair Market Rent
at the time when Lessee exercises the option.EXHIBIT 10.1

                     ACCOUNTS RECEIVABLE PURCHASE AGREEMENT

This Summary Disclosure is merely a summary of the attached Agreement provided
for the convenience of the Client and the Client is urged to read the entire
Agreement for all details. In any conflict between this Summary Disclosure and
the Agreement, the Agreement prevails. Further, the Client understands that CCL
assumes no responsibility for the accuracy of this Summary Disclosure, and is
not liable for any conflict between this Summary Disclosure and the Agreement,
absent gross negligence or willful misconduct.

                               SUMMARY DISCLOSURE
        (all terms subject to the terms and conditions of this Agreement)

Initial Purchase Price (up to):     85%
Interest Rate:    New York Prime Rate plus 1%  (based upon funds employed)
Servicing Fee:    An incremental 0.7% each 15 days (based upon Net Face Amount)
Example: Invoice payment received 44 days from date account purchased equals a
total Servicing Fee of 2.1%

         This AGREEMENT is entered into by and between E-TOP-PICS, INC., a
Massachusetts , having its principal place of business at 56 Roland Street,
Boston, Massachusetts 02129 ("Client"), and COMMERCIAL CAPITAL LENDING, LLC
located at 11135 Industriplex Boulevard, Suite 1500, Baton Rouge, Louisiana
70809 (hereinafter referred to as "CCL").

AGREEMENT

1. Definitions and Construction. For the purpose of this Agreement, the
following terms have been given the following meanings: 1.1. "Account Debtor" -
the obligor on an Account.

      1.2. "Accounts" - accounts (as defined in the Uniform Commercial Code)
created by the Client.

      1.3. "Agreement" - This Accounts Receivable Purchase Agreement as modified
or amended from time to time, and any exhibits or attachments to this Agreement.

      1.4. "Balance Subject to Interest" - The difference between the unpaid Net
Face Amount of Purchased Accounts and the Reserve Percentage.

      1.5. "Avoidance Claim" - any claim that any payment received by CCL from
or for the account of an Account Debtor is avoidable under the Bankruptcy Code
or any other debtor relief statute.

      1.6. "CCL" - see preamble.

      1.7. "CCL Investment" - with respect to a Purchased Account, the sum of
(i) the Initial Purchase Price, plus (ii) all unpaid fees and charges owed by
Client to CCL relating to said Purchased Account.

      1.8. "CCL Investment Percentage" - 100% less the Reserve Percentage.

      1.9. "Client" - see Preamble.

      1.10. "Closed" -a Purchased Account is closed upon the first to occur of
(i) receipt of full payment by CCL or (ii) the unpaid balance has been charged
to the Reserve Account by CCL pursuant to the terms hereof.

      1.11. "Collateral" - all now owned and hereafter acquired personal
property and fixtures, and proceeds thereof, (including proceeds of proceeds)
including without limitation Accounts, Chattel Paper, Instruments, including
Promissory Notes, Investment Property, Documents, and General Intangibles.
Collateral does not include Inventory and Equipment.

      1.12. "Default Interest Rate" - The Interest Rate plus ten percent (10%)
per annum.

<PAGE>

      1.13. "Early Termination Fee" - all fees paid or payable by Client
pursuant to Section 5 hereof in the ninety (90) day period preceding the date on
which the termination is to be made.

      1.14. "Eligible Account" - an Account which is not an Ineligible Account.

      1.15. "Events of Default" - see Section 14.

      1.16. "Exposed Payments" - Payments received by CCL from an Account Debtor
which has become subject to a bankruptcy proceeding, to the extent such payments
cleared said Account Debtor's deposit account within ninety days of the
commencement of said bankruptcy case.

      1.17. "Ineligible Accounts" - Purchased Accounts:

      1.17.1. that do not conform with the representations and warranties set
forth in Section 11 of this Agreement;

      1.17.2. or any portion thereof, for which payment has not been received by
CCL, for any reason, within ninety (90) days of the date of invoice;

      1.17.3. which are owned by CCL at the time that Client has committed an
Event of Default hereunder.

      1.18. "Initial Purchase Price" - the Purchase Price less the Reserve
Percentage relating to that Purchased Account.

      1.19. "Interest" - The product of the Interest Rate multiplied by the
average daily Balance Subject to Interest, computed on a 360 day year.

      1.20. "Interest Rate" - One percent (1%) over the Prime Rate.

      1.21. "Invoice" - the document that evidences or is intended to evidence
an Account. Where the context so requires, reference to an Invoice shall be
deemed to refer to the Account to which it relates.

      1.22. "Maximum CCL Investment" - the product of the Net Face Amount of
Purchased Accounts multiplied by the CCL Investment Percentage.

      1.23. "Misdirected Payment Fee" - fifteen percent (15%) of the amount of
any payment on account of a Purchased Account where said payment has been
received by Client and not immediately delivered in kind or the proceeds paid by
Client to CCL.

      1.24. "Missing Notation Fee" - fifteen percent (15%) of the Net Face
Amount.

      1.25. "Net Face Amount" - the gross amount of a Purchased Account, based
on shortest selling terms, less all credits, discounts, and allowances to which
the Account Debtor is entitled.

      1.26. "Obligations" - all present and future obligations owing by Client
to CCL, whether or not for the payment of money, whether or not evidenced by any
note or other instrument, whether direct or indirect, absolute or contingent,
due or to become due, joint or several, primary or secondary, liquidated or
unliquidated, secured or unsecured, original or renewed or extended, whether
arising before, during or after the commencement of any Bankruptcy Case in which
Client is a debtor, and all principal, interest, fees, charges, expenses,
attorneys' fees and accountants' fees chargeable to Client or incurred by CCL in
connection with this Agreement and/or the transaction(s) related thereto.

      1.27. "Primary Defaults" - Events of default as set forth in Sections
14.1, 14.2, 14.4, or 14.7 herein.

      1.28. "Prime Rate" - the "prime rate" set forth in the Wall Street Journal
as the "prime rate." If said prime rate is set forth as a range, the Prime Rate
hereunder shall be the highest rate in said range.

      1.29. "Purchase Price" - the Net Face Amount of a Purchased Account.

      1.30. "Purchase Schedule" - a numbered schedule prepared by CCL listing
those Accounts purchased by CCL from Client.

      1.31. "Purchased Account" - an Account which has been purchased by CCL
from Client hereunder.

      1.32. "Reserve Account" - an account established in the records of CCL
(and not a segregated or separate account), representing the difference between
the CCL Investment and the Net Face Amount of Purchased Accounts.

      1.33. "Reserve Percentage" - Fifteen percent (15%).

<PAGE>

      1.34. "Servicing Fee" - with respect to any Purchased Account which is
unpaid in whole or in part, the product of the Servicing Fee Percent multiplied
by the Net Face Amount of such Purchased Account.

      1.35. "Servicing Fee Percent" - Seven-tenths percent (0.7%).

      1.36. "Servicing Fee Increment" - Fifteen (15) day period.

      1.37. "Settlement Amount"- payments received by CCL as proceeds of
Purchased Accounts listed on a Purchase Schedule in excess of the CCL Investment
relating thereto.

2. Sale and Acceptance of Accounts.

      2.1. The Client may tender to CCL for purchase pursuant to this Agreement
certain of its Accounts by delivering to CCL copies of the Invoices or the
original Invoices and any additional backup documentation relating thereto as
directed by CCL.

      2.2. CCL will conduct such examination and verification of the Accounts,
and such credit investigation of the Account Debtors, as it considers necessary
or desirable, and will notify the Client as to which of the individual Accounts
tendered by the Client, if any, CCL elects to purchase from the Client. CCL
shall have the absolute right, in its sole discretion, to reject any or all of
the Accounts tendered to it by the Client, irrespective of whether or not CCL
has previously purchased Accounts from the Client or has purchased Accounts of
any particular Account Debtor.

      2.3. Those Accounts which CCL elects to purchase from the Client shall be
listed in a Purchase Schedule sent by CCL to Client. Client shall have been
deemed to have sold to CCL, and CCL shall be deemed to have purchased all right,
title, and interest of the Client in and to the Accounts listed on the Purchase
Schedule.

3. Payment of Purchase Price.

      3.1. The Initial Purchase Price for each Purchased Account, less any
amounts due by Client to CCL hereunder, shall be paid to the Client in
immediately available funds at the time of purchase.

      3.2. Client shall not permit the CCL Investment to exceed the Maximum CCL
Investment, and any such excess shall be paid by Client to CCL on demand.

4. Reserve Account.

      4.1. Refund of Reserve Account. CCL shall pay to Client all amounts
received by CCL in payment of Purchased Accounts any Settlement Amount, net of
any amount due to CCL by Client hereunder. Any amounts due hereunder will be
available to Client two (2) business days from CCL's receipt thereof.

      4.2. CCL may reduce the Reserve Account by any amounts due from Client to
CCL hereunder.

      4.3. CCL may increase the Reserve Account at any time without notice if in
the exercise of its reasonable discretion such increase is necessary to reflect
events, conditions, contingencies or risks which do or may affect the value of
the Collateral or Client's ability to perform its obligations hereunder.

      4.4. CCL may pay any amounts due Client hereunder by a credit to the
Reserve Account;

      4.5. Upon termination of this agreement CCL, may retain the Reserve
Account unless and until Client has executed and delivered to CCL a general
release in the form of Exhibit A hereto.

4.6. Exposed Payments.

      4.6.1. Upon termination of this Agreement, Client shall pay to CCL (or CCL
may retain), to hold in a non-segregated non-interest bearing account, the
amount of all Exposed Payments (the "Preference Reserve").

      4.6.2. CCL may charge the Preference Reserve with the amount of any
Exposed Payments which CCL pays to the bankruptcy estate of the Account Debtor
which made the Exposed Payment, on account of a claim asserted under Section 547
of the Bankruptcy Code.

      4.6.3. CCL shall refund to Client from time to time that balance of the
Preference Reserve for which a claim under Section 547 of the Bankruptcy Code
can no longer be asserted due to the passage of the statute of limitations,
settlement with the bankruptcy estate of the Account Debtor or otherwise.

5. Fees.

<PAGE>

      5.1. Servicing Fee. Client shall pay to CCL, when a Purchased Account is
Closed, the Servicing Fee at the end of each Servicing Fee Increment (or portion
thereof) from the date purchased until the date Closed.

      5.2. Interest. Client shall pay to CCL the Interest, on the first day of
the month following the month in which it accrues.

      5.3. Misdirected Payment Fee. Client shall pay any Misdirected Payment Fee
to CCL, immediately upon accrual.

      5.4. Missing Notation Fee. Client shall pay the Missing Notation Fee on
any Account that is sent by Client to an Account Debtor which does not contain
the notice as required by Section 7.1 hereof, immediately upon accrual.

6. Repurchase of Accounts. CCL may require that Client repurchase, by payment of
the CCL Investment, on demand, or, at CCL's option, by CCL's charge to the
Reserve Account:

      6.1. Any Purchased Account which becomes an Ineligible Account;

      6.2. Any Purchased Account, the payment of which has been disputed by the
Account Debtor obligated thereon, CCL being under no obligation to determine the
bona fides of such dispute;

      6.3. Any Purchased Account for which Client has breached its warranty
under Section 11 hereunder;

      6.4. Any Purchased Account owing from an Account Debtor which in CCL's
reasonable credit judgement has become insolvent; and

      6.5. All Purchased Accounts upon the occurrence of an Event of Default or
upon the termination date of this Agreement.

7. Collection of Accounts; Special Power of Attorney.

      7.1. Client shall direct the Account Debtors on Accounts to make payment
as directed by CCL by providing such notation on an Invoice as CCL shall direct.

      7.2. Any payments from Account Debtors received by Client contrary to
payment instructions given to such Account Debtors shall be delivered in kind to
CCL immediately upon receipt.

      7.3. Client hereby grants CCL an irrevocable power of attorney (which,
being coupled with an interest, is irrevocable) for the purpose of acting on
Client's behalf to:

      7.3.1. endorse or sign Client's name on any checks or other instruments
which come into CCL's possession with respect to Accounts;

      7.3.2. negotiate, transfer, deposit, and otherwise deal with such checks
or other instruments as the sole owner thereof; and

      7.3.3. to settle, compromise, enforce and attempt to collect any Purchased
Account or, after the occurrence of an Event of Default, any Account.

      7.4. After an Event of Default, Client hereby grants CCL an irrevocable
power of attorney (which, being coupled with an interest, is irrevocable) for
the purpose of acting on Client's behalf to change the address for the delivery
of mail to CCL's address and to receive and open mail addressed to Client.

      7.5. In granting this Power of Attorney, Client hereby cancels and revokes
all previous powers of attorney in respect of the matters comprised herein which
have been granted to any other person.

8. Security Interest.

      8.1. As collateral securing the Obligations, Client grants to CCL a
continuing first priority security interest in and to the Collateral.

      8.2. Notwithstanding the creation of the above security interest, the
relationship of the parties shall be that of purchaser and seller of accounts,
and not that of lender and borrower.

9. Affirmative Covenants.

      9.1. Client shall provide CCL with:

      9.1.1. copies of Client's bank deposit records periodically, if requested
by CCL;

      9.1.2. Client's financial statements within thirty (30) days of the close
of the Client's prior calendar month, which shall be certified by a responsible
officer of Client. Any supporting detail which CCL may

<PAGE>

request in connection with its review and analysis of the monthly financial
statements of Client shall be furnished to CCL upon request.

      9.2. Client shall allow CCL to enter Client's premises during normal
business hours to perform its review of Client's records relating to the
Collateral, or for any other purpose reasonably necessary to facilitate this
Agreement.

      9.3. Client shall pay when due all payroll and other taxes, and shall
provide proof thereof to CCL in such form as CCL shall reasonably require.

10. Notification to Account Debtors. CCL may at any time give notice to Account
Debtors that payments on Accounts shall be made directly to CCL. Such notice may
be in the form of Exhibit "B" hereto. Client will execute a letter in the form
of Exhibit "C" hereto in support thereof.

11. Representations and Warranties.

      11.1. Client expressly warrants, represents and covenants as follows:

      11.1.1. Client shall immediately notify CCL in writing upon it acquiring
any facts which would cause a Purchased Account to become an Ineligible Account.

      11.1.2. Client has good and indefeasible clear title to the Collateral and
has the right, power and authority, subject to all applicable governmental
regulations, to sell Purchased Accounts hereunder, and to grant a security
interest in the Collateral to CCL;

      11.1.3. the Collateral is not subject to, and is free and clear of, any
lien, claim, pledge, security interest or encumbrance of any kind;

      11.1.4. Client is properly licensed and authorized to operate its business
under all applicable State and Federal laws in the name designated for Client on
the signature page of this Agreement;

      11.1.5. Client will not assign, pledge, subordinate, give a security
interest in or otherwise transfer any Collateral to any entity other than CCL or
its assigns;

      11.1.6. this Agreement is binding upon Client as well as upon Client's
successors, representatives and assigns, and is legally enforceable in
accordance with its terms;

      11.1.7. Client will record its sale of Purchased Accounts to CCL and make
notations recording such sales in its accounting records and books. Client
hereby binds itself, its successor and assigns to warrant and forever defend
title in and to the Collateral unto CCL, its successors and assigns, against any
and every person whomsoever may assert any claim to the Collateral or any part
thereof.

      11.1.8. The Purchased Accounts are and will remain:

      11.1.8.1. bona fide existing obligations created by the sale and delivery
of goods or the rendition of services in the ordinary course of Client's
business;

      11.1.8.2. unconditionally owed and will be paid to CCL without defenses,
disputes, offsets, counterclaims, or rights of return or cancellation;

      11.1.8.3. Not sales to any entity which is affiliated with Client or in
any way not an "arms length" transaction. 11.1.9. Client has not received notice
of actual or imminent bankruptcy, insolvency, or material impairment of the
financial condition of any applicable Account Debtor regarding Purchased
Accounts.

      11.2. The foregoing representations, covenants and warranties will run to
the benefit of CCL's successors and assigns and will be continuing in nature and
will remain in full force and effect until all obligations and sums owing to CCL
by Client have been fully performed, paid and satisfied, whether or not this
Agreement is canceled or terminated. Client does hereby bind itself, its
successors and assigns, to indemnify and hold CCL (and its successors and
assigns) harmless from any and all cost incurred by CCL and its successors and
assigns, including attorney's fees and court costs, for breach of any warranty
expressed in this Section.

12. ACH Authorization. In order to satisfy any of the Obligations, CCL is hereby
authorized by Client to initiate electronic debit or credit entries through the
ACH system to any deposit account maintained by Client wherever located.

13. Avoidance Claims.

      13.1. Client shall indemnify CCL from any loss arising out of the
assertion of any Avoidance Claim and shall pay to CCL on demand the amount
thereof.

<PAGE>

      13.2. Client shall notify CCL within two (2) business days of it becoming
aware of the assertion of an Avoidance Claim. 13.3. This Section 13 shall
survive termination of this Agreement.

14. Events of Default. Client will be in default of this Agreement upon the
happening of any of the following events (herein called "Events of Default"):

      14.1. the failure by Client to pay any sums due to CCL;

      14.2. the happening of any event which results in the creation of a
Misdirected Payment Fee;

      14.3. the failure by Client to provide any reports or other information to
CCL as required hereunder;

      14.4. the denial to CCL of access to Client's premises or records as
required herein;

      14.5. the breach of any warranty, covenant or representation made herein
or in connection herewith;

      14.6. the commencement of any insolvency or debtor-relief proceeding by or
against Client;

      14.7. Client's failure to pay any State or Federal tax when due;

      14.8. The Client or any present or future guarantor of the obligations
becoming indicted or the target of any criminal investigation by any law
enforcement authority, or the service of a subpoena or other discovery on the
Client in connection with any claim asserted against the Client or any guarantor
by any governmental authority;

      14.9. A sale, hypothecation or other disposition is made of twenty percent
(20%) or more of the beneficial interest in any class of voting stock of Client,
without the written consent of CCL.

15. Remedies.

      15.1. Upon the occurrence of a Primary Default, or an Event of Default
other than a Primary Default which has not been cured within three (3) business
days after notice by CCL to Client, CCL may:

      15.1.1. elect to declare any and all Purchased Accounts to be Ineligible
Accounts;

      15.1.2. declare that all Obligations are immediately due and payable
without notice and without opportunity for cure;

      15.1.3. Charge the Default Interest Rate instead of the Interest Rate on
the Balance Subject to Interest.

      15.1.4. commence and effect collection of any and all Collateral by
whatever means CCL deems reasonable and necessary, without recourse to judicial
proceedings against Client. Client expressly relieves and releases CCL and its
assigns, as the secured party, of any and all liability or responsibility
whatever which might arise because of CCL's or its assign's failure to enforce
by judicial process, or otherwise, any Account, or because of its failure to
give any notice or make any demand with regard thereto.

      15.2. CCL shall have all rights and remedies of a secured party under
applicable law, including the right to enter, during normal business hours, upon
the premises where any Collateral is located and take immediate possession of
such Collateral and remove same from such premises.

      15.3. To the extent deemed reasonably necessary by CCL to aid in the
collection of the Collateral, CCL will have the right to the use of any computer
hardware, software, account ledgers, books, records, files and computer disks
used by Client pertaining to the Collateral.

      15.4. CCL may avail itself of all such other rights and remedies as may
now or hereafter exist at law or in equity for collection of said sums due and
the enforcement of the covenants, warranties and representations herein and
resort to any one or combination of such remedies provided hereunder will not
prevent the concurrent or subsequent employment of any other appropriate remedy.

16. Survival. All representations, warranties and agreements herein contained on
the part of Client shall be effective so long as Obligations remain outstanding.

17. Severability of Provisions. In the event any one or more of the provisions
contained in this Agreement is held to be invalid, illegal or unenforceable in
any respect, then such provision shall be ineffective only to the extent of such
prohibition or invalidity, and the validity, legality, and enforceability of the
remaining provisions contained herein shall not in any way be affected or
impaired thereby.

18. Amendment and Waiver. This Agreement shall not be changed, modified,
amended, or terminated except by a writing duly executed by CCL and Client.

<PAGE>

19. No Waiver. No failure to exercise and no delay in exercising any right,
power, or remedy hereunder shall impair any right, power, or remedy which CCL
may have, nor shall any such delay be construed to be a waiver of any of such
rights, powers, or remedies, or any acquiescence in any breach or default
hereunder; nor shall any waiver of any breach or default of Client hereunder be
deemed a waiver of any default or breach subsequently occurring. All rights and
remedies granted to CCL hereunder shall remain in full force and effect
notwithstanding any single or partial exercise of, or any discontinuance of
action begun to enforce, any such right or remedy. The rights and remedies
specified herein are cumulative and not exclusive of each other or of any rights
or remedies which CCL would otherwise have. Any waiver, permit, consent or
approval by CCL of any breach or default hereunder must be in writing and shall
be effective only to the extent set forth in such writing and only as to that
specific instance.

20. Successors and Assigns.

      20.1. This Agreement shall be binding upon and inure to the benefit of
CCL, Client, and their respective successors and assigns.

      20.2. CCL may assign its rights and delegate its duties hereunder. Upon
such assignment, Client shall be deemed to have attorned to such assignee and
shall owe the same obligations to such assignee and shall accept performance
hereunder by such assignee as if such assignee were CCL.

21. Waiver of Statute of Limitations. Client waives the pleading of any statute
of limitations with respect to any and all actions in connection herewith.

22. Jurisdiction and Venue. Client hereby irrevocably agrees that all actions
and proceedings arising out of or in any way connected with this Agreement shall
be litigated in courts having situs within the City of Baton Rouge, State of
Louisiana, and Client hereby consents and submits to the jurisdiction of any
local, state or federal court located within said jurisdiction. Client hereby
irrevocably appoints and designates the Secretary of State of Louisiana as
Client's true and lawful attorney and duly authorized agent for acceptance of
service of legal process. Client agrees that service of such process upon such
person shall constitute personal service of such process upon Client. Client
hereby waives any right it may have to transfer or change the venue of any
litigation arising out of or in any way connected with this Agreement.

23. Waiver of Trial by Jury. IN RECOGNITION OF THE HIGHER COSTS AND DELAY WHICH
MAY RESULT FROM A JURY TRIAL, THE PARTIES HERETO WAIVE ANY RIGHT TO TRIAL BY
JURY OF ANY CLAIM, DEMAND, ACTION OR CAUSE OF ACTION (A) ARISING HEREUNDER, OR
(B) IN ANY WAY CONNECTED WITH OR RELATED OR INCIDENTAL TO THE DEALINGS OF THE
PARTIES HERETO OR ANY OF THEM WITH RESPECT HERETO, IN EACH CASE WHETHER NOW
EXISTING OR HEREAFTER ARISING, AND WHETHER SOUNDING IN CONTRACT OR TORT OR
OTHERWISE; AND EACH PARTY HEREBY AGREES AND CONSENTS THAT ANY SUCH CLAIM,
DEMAND, ACTION OR CAUSE OF ACTION SHALL BE DECIDED BY COURT TRIAL WITHOUT A
JURY, AND THAT ANY PARTY HERETO MAY FILE AN ORIGINAL COUNTERPART OR A COPY OF
THIS SECTION WITH ANY COURT AS WRITTEN EVIDENCE OF THE CONSENT OF THE PARTIES
HERETO TO THE WAIVER OF THEIR RIGHT TO TRIAL BY JURY.

24. Costs and Expenses.

      24.1. Client agrees to reimburse CCL for all costs and expenses, including
attorneys' fees, which CCL has incurred or may incur in:

      24.1.1. negotiating, preparing, administering or enforcing this Agreement
and any documents prepared in connection herewith;

      24.1.2. protecting, monitoring, preserving or enforcing any lien, security
interest or other right granted by Client to CCL (including travel expenses of
CCL's employees and agents), or arising under applicable law, whether or not
suit is brought,

<PAGE>

      24.1.3. connection with any federal or state insolvency proceeding
commenced by or against Client, including those (i) arising out the automatic
stay, (ii) seeking dismissal or conversion of the bankruptcy proceeding or (iii)
opposing confirmation of Client's plan thereunder;

      24.1.4. connection with Client's sale of the Purchased Accounts and the
grant of a security interest in and to the Collateral (and other accounts
receivable) to CCL, filing fees, public records searches, and other expenses
directly related to the sale of the Accounts and the perfection of the security
interest. All such direct out-of-pocket expenses incurred by CCL shall be
reimbursed by Client to CCL on demand.

      24.2. All such costs and expenses which have been incurred on or prior to
the execution hereof shall be paid contemporaneously with the execution hereof.
Any such costs and expenses incurred subsequent to the execution hereof shall
become part of the Obligations when incurred.

25. Term; Termination.

      25.1. This Agreement will be effective for an initial term of one (1)
year, commencing with the Effective Date as set forth below and will continue
thereafter automatically renewing annually unless terminated by either party
upon written notice of termination sent not less than thirty (30) nor more than
ninety (90) days prior to the next anniversary date hereof specifying such
party's intention to terminate this Agreement on the next anniversary date.

      25.2. Early Termination Fee. In the event that Client seeks to terminate
this Agreement other than as set forth in Section 25.1 above, Client shall pay
the Early Termination Fee to CCL as a condition to CCL's consent thereto. 25.3.
No termination of this Agreement will in any way affect or impair any right of
CCL arising prior thereto or by reason thereof, nor will any such termination
relieve Client of any duty to CCL under, nor deny CCL any benefit from, this
Agreement or otherwise until all of Obligations have been fully discharged.

      25.4. No Lien Termination Without Release. In recognition of CCL's right
to have its attorneys' fees and other expenses incurred in connection with this
Agreement secured by the Collateral, notwithstanding payment in full of all
Obligations by Client, CCL shall not be required to record any terminations or
satisfactions of any of its liens on the Collateral unless and until Client and
all guarantors of its obligations have executed and delivered to CCL a general
release in the form of Exhibit A hereto. Client understands that this provision
constitutes a waiver of its rights under ss.9-513 of the UCC.

26. State Law; Jurisdiction. This Agreement is accepted, made and will be
governed by the laws of the State of Louisiana without regard to conflict of
laws principles. All sums due hereunder are payable in the State of Louisiana.
Venue and jurisdiction will be exclusively in the state district courts of the
Parish of East Baton Rouge, State of Louisiana. Both parties waive their right
to trial by jury and agree to submit all disputed issues to the judge of any
court in which any litigation is pending.

27. Miscellaneous. This Agreement sets forth the entire agreement and
understanding between the parties relating to the subject matter herein and
merges all prior discussion between them. Client may not assign any of its
rights or obligations hereunder without the prior written consent of CCL;
however, CCL may assign any of its rights and remedies. All notices pursuant to
the Agreement must be in writing and will be deemed given when (1) mailed
postage prepaid by certified or registered mail, return receipt requested, or
(2) courier delivered personally to the party concerned at the address set forth
herein, or (3) facsimile transmitted to the party concerned at the telecopier
number given by the respective party. The provisions of this Agreement are
severable and if any of these provisions will be held by any court of competent
jurisdiction to be unenforceable, void or voidable, such holding will not affect
or impair any other provision hereof. CCL may assign its rights and remedies
including assignments for financing and/or collateralization purposes. Client
consents to CCL or its assignees conducting a comprehensive due diligence review
and financial history investigation relating to Client. This Agreement may be
modified or amended only in writing signed by both parties.

28.

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      IN WITNESS WHEREOF, the respective authorized officers of the parties have
executed this Agreement effective as of the date hereof.

Accepted in Baton Rouge, Louisiana this
_________ day of __________________ , 20___.

COMMERCIAL CAPITAL LENDING, LLC            E-TOP-PICS, INC.

By:                                        By:
     ---------------------------                --------------------------------
Print Name:                                Print Name:
             -------------------                        ------------------------
Title:                                     Title:
        ------------------------                   -----------------------------

Effective Date:
                 ---------------

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