Document:

WARRANT TO PURCHASE

                                  COMMON STOCK

                                       OF

                            VIDKID DISTRIBUTION, INC.

         THIS IS TO CERTIFY  THAT  MICHAEL  GREENE , (the  "Holder") is entitled
subject to the terms and conditions  HEREINAFTER SET FORTH, TO PURCHASE,  50,000
shares of Common  Stock,  par value $.005 per share (the  "Common  Shares"),  of
VidKid  Distribution,  Inc.  a Florida  corporation  (the  "Company"),  from the
Company at the price per share and on the terms set forth  herein and to receive
a certificate for the Common Shares so purchased on  presentation  and surrender
to  the  Company  with  the  subscription  form  attached,   duly  executed  and
accompanied by payment of the purchase price of each share  purchased  either in
cash or by certified or bank cashier's check or other check payable to the order
of the Company.

         The purchase  rights  represented  by this Warrant become vested on the
dates shown below at a price per Common Share OF $0.25.

                         OCTOBER 1, 1999 = 16,666 SHARES

                         OCTOBER 1. 2000 = 16,666 "

                         OCTOBER 1, 2001 = 16,667 "

         The  purchase  rights  represented  by  this  Warrant  are  exercisable
commencing the date hereof through and including DECEMBER 31, 2005.

         The purchase rights  represented by this Warrant are exercisable at the
option of the registered owner hereof in whole at any time, or in part from time
to time,  within the period  specified;  provided,  however,  that such purchase
rights shall not be exercisable with respect to a fraction of a Common Share. In
case of the purchase of less than all the Common Shares  purchasable  under this
Warrant,  the Company  shall cancel this  Warrant on surrender  hereof and shall
execute  and deliver a new Warrant of like tenor and date for the balance of the
shares purchasable hereunder.

         The Company  agrees at all times to utilize its best efforts to reserve
or hold  available a sufficient  number of Common  Shares to cover the number of
shares  issuable on  exercise of this and all other  Warrants of like tenor then
outstanding.

         This Warrant  shall not entitle the holder  hereof to any voting rights
or other rights as a stockholder of the Company, or to any other rights whatever
except the rights herein  expressed and such as are set forth,  and no dividends
shall  be  payable  or  accrue  in  respect  of  this  Warrant  or the  interest
represented hereby or the Common Shares  purchasable  hereunder until or unless,
and except to the extent that, this Warrant shall be exercised.

         In the event that the outstanding  Common Shares  hereafter are changed
into or exchanged for a different  number or kind of shares or other  securities
of the  Company or of another  corporation  by reason of merger,  consolidation,
other reorganization, recapitalization, reclassification, combination of shares,
stock split-up or stock dividend:

<PAGE>

                  A. The  aggregate  number,  price  and  kind of Common  Shares
subject  to this  Warrant  shall be  adjusted appropriately;

                  B. Rights under this Warrant, both as to the number of subject
Common  Shares and the Warrant  exercise price, shall be adjusted appropriately;
and

                  C. In the event of  dissolution  or liquidation of the Company
or  any  merger  or  combination  in  which  the  Company  is  not  a  surviving
corporation,  this Warrant shall  terminate,  but the  registered  owner of this
Warrant  shall  have  the  right,   immediately   prior  to  such   dissolution,
liquidation, merger or combination, to exercise this Warrant in whole or in part
to the extent that it shall not have been exercised.

         The  foregoing  adjustments  and  the  manner  of  application  of  the
foregoing  provisions  may  provide  for the  elimination  of  fractional  share
interests.

The Warrant and all rights hereunder are  transferable  subject to the terms and
conditions set forth herein.

         The Company  shall not be required to issue or deliver any  certificate
for Common Shares  purchased on exercise of this Warrant or any portion  thereof
prior to fulfillment of all the following conditions:

                  (a) The completion of any registration or other  qualification
of such  shares  under  any  federal  or  state  law or  under  the  rulings  or
regulations of the Securities  and Exchange  Commission or any other  government
regulatory body which is necessary;

                  (b) The obtaining  of any approval or other clearance from any
federal or state  government  agency which is necessary;

                  (c) The obtaining from the  registered  owner of the Warrant a
representation in writing that the owner is acquiring such Common Shares for the
owner's  own  account  for  investment  and not with a view  to,  or for sale in
connection with, the  distribution of any part thereof,  if the Warrants and the
related shares have not been registered under the Act; and

                  (d) The placing on the  certificate of an  appropriate  legend
and the issuance of stop transfer  instructions in connection  therewith if this
Warrant and the related  shares  have not been  registered  under the Act to the
following effect:

<PAGE>

         "THE  SECURITIES   REPRESENTED  BY  THIS   CERTIFICATE  HAVE  NOT  BEEN
REGISTERED  UNDER THE  SECURITIES  ACT OF 1933 OR THE LAWS OF ANY STATE AND HAVE
BEEN ISSUED  PURSUANT  TO AN  EXEMPTION  FROM  REGISTRATION  PERTAINING  TO SUCH
SECURITIES AND PURSUANT TO A REPRESENTATION  BY THE SECURITY HOLDER NAMED HEREON
THAT SAID  SECURITIES  HAVE BEEN ACQUIRED FOR PURPOSES OF INVESTMENT AND MAY NOT
BE  OFFERED,  SOLD,  TRANSFERRED,  PLEDGED  OR  HYPOTHECATED  IN THE  ABSENCE OF
REGISTRATION.  FURTHERMORE, NO OFFER, SALE, TRANSFER, PLEDGE OR HYPOTHECATION IS
TO TAKE PLACE WITHOUT THE PRIOR WRITTEN  APPROVAL OF COUNSEL OR THE ISSUER BEING
AFFIXED TO THIS  CERTIFICATE.  THE  TRANSFER  AGENT HAS BEEN  ORDERED TO EXECUTE
TRANSFERS OF THIS CERTIFICATE ONLY IN ACCORDANCE WITH THE ABOVE INSTRUCTIONS."

         IN WITNESS WHEREOF,  the Company has caused this Warrant to be executed
by the signature of its duly authorized officer.

VidKid Distribution, Inc.

By:
                Steven Adelstein, President

DATED:            OCTOBER 1, 1999

<PAGE>

                                SUBSCRIPTION FORM

                                    (To be executed by the registered  holder to
                           exercise  the  rights  to  purchase   Common   Shares
                           evidenced by the within Warrant.)

                                            VidKid Distribution, Inc.
                                            4950 West Prospect Road
                                            Fort Lauderdale, FL 33309

         THE  UNDERSIGNED  HEREBY  IRREVOCABLY   SUBSCRIBES  FOR  Common  Shares
pursuant to and in accordance with the terms and conditions of this Warrant, and
herewith makes payment of $

 therefor,  and requests that a certificate  for such Common Shares be issued in
the name of the  undersigned  and be delivered to the undersigned at the address
stated  below,  and if such  number  of shares  shall  not be all of the  shares
purchasable  hereunder,  that a new Warrant of like tenor for the balance of the
remaining  Common  Shares  purchasable  hereunder  shall  be  delivered  to  the
undersigned at the address stated below.

Dated:

Signed:

Print Name:

Address:

                              WARRANT EXERCISE FORM

         The  undersigned  irrevocably  elects to exercise the within Warrant to
the  extent  of  purchasing  shares  of  Common  Stock of  VidKid  Distribution,
Incorporated,  a Florida  corporation,  and hereby makes payment of $ in payment
therefore.

Signature:

Signature, if jointly held:

Date:

                       INSTRUCTIONS FOR ISSUANCE OF STOCK
                       ----------------------------------
         (if other than to the registered holder of the within Warrant)

Name:

 Address:

Social Security or Taxpayer Identification Number:

TELEPHONE #:                                                            Fax #:
             -----------------------------------------------------------

                                 ASSIGNMENT FORM

                   (a) The  aggregate  number,  price and kind of Common  Shares
subject to this  Warrant  shall be adjusted appropriately;

                   (b)  Rights  under  this  Warrant,  both as to the  number of
subject  Common  Shares  and the  Warrant  exercise  price,  shall  be  adjusted
appropriately; and

                   (c) In the event of dissolution or liquidation of the Company
or  any  merger  or  combination  in  which  the  Company  is  not  a  surviving
corporation,  this Warrant shall  terminate,  but the  registered  owner of this
Warrant  shall  have  the  right,   immediately   prior  to  such   dissolution,
liquidation, merger or combination, to exercise this Warrant in whole or in part
to the extent that it shall not have been exercised.

         The  foregoing  adjustments  and  the  manner  of  application  of  the
foregoing  provisions  may  provide  for the  elimination  of  fractional  share
interests.

The Warrant and all rights hereunder are  transferable  subject to the terms and
conditions

         The Company  shall not be required to issue or deliver any  certificate
for Common Shares  purchased on exercise of this Warrant or any portion  thereof
prior to fulfillment of all the following conditions:

                   (a) The completion of any registration or other qualification
of such  shares  under  any  federal  or  state  law or  under  the  rulings  or
regulations of the Securities  and Exchange  Commission or any other  government
regulatory body which is necessary;

                   (b) The obtaining of any approval or other clearance from any
federal or state government  agency which is necessary;

                   (c) The obtaining from the registered  owner of the Warrant a
representation in writing that the owner is acquiring such Common Shares for the
owner's  own  account  for  investment  and not with a view  to,  or for sale in
connection with, the  distribution of any part thereof,  if the Warrants and the
related shares have not been registered under the Act; and

                   (d) The placing on the  certificate of an appropriate  legend
and the issuance of stop transfer  instructions in connection  therewith if this
Warrant and the related  shares  have not been  registered  under the Act to the
following effect:STANDARD LEASE

THIS AGREEMENT, entered into this 15th day of October, 1997, between Carol Fryd,
Trustee  hereinafter  referred to as "Landlord",  whose business  address is 523
Michigan  Avenue,  Miami  Beach,  Florida,  33139  and BRT  VIDEO  INCORPORATED,
hereinafter referred to as "Tenant".

                                   WITNESSETH

Landlord  hereby leases to Tenant,  and Tenant hereby leases from Landlord,  the
following  described  property,  more  specifically  described  on  Exhibit  "A"
attached  hereto,  sometimes  hereinafter  referred to as the  "Premises" or the
"Leased Premises", to-wit:

                             4950 WEST PROSPECT ROAD
                                FT LAUDERDALE, FL

1. TERM:  Tenant to have and to hold the above described  premises for a term of
10 years, commencing on November 1, 1997, and terminating on October 31, 2007 at
5:00 P.M.,  on the terms and  covenants,  and  conditions  as set forth  herein.
Provided  this  Lease  is in good  standing  and the  Tenant  is not in  default
hereunder,  the Landlord  hereby  grants to the Tenant two options to extend the
term of this  Lease for an  additional  5 years  each,  upon the same  terms and
conditions  as set forth  herein,  except that the rent for such  option  period
shall be as set forth  below.  The Tenant shall  exercise  such option by giving
written notice thereof, sent by certified mail to the Landlord at the address of
the  Landlord  where rent  payments are made,  not less than one hundred  eighty
(180) days prior to the  expiration of the original term hereof,  otherwise this
option shall be void.

2. POSSESSION:  If, for any reason, Landlord is unable to give possession of the
Leased Premises on the date of commencement of this Lease,  this Lease shall not
be affected  thereby nor shall Tenant have any claim against  Landlord by reason
thereof.  All  claims  for  damages  arising  out of  such  delay  other  than a
proportionate  abatement  of rent are  hereby  waived  and  released  by Tenant.
Nothing herein  contained  shall operate to extend the term of this Lease beyond
the  agreed  termination  date and  Tenant's  only  remedy and  Landlord's  only
liability  shall be the  abatement  of rent herein  referred  to. If Landlord is
unable to give  possession  of the Leased  Premises to Tenant within ninety (90)
days next after the  commencement  of the term of this Lease,  then Tenant shall
have the right to cancel this Lease upon  written  notice  thereof  delivered to
Landlord  within ten (10) days after the lapse of said  ninety  (90) day period,
and upon such  cancellation,  Landlord  and Tenant  each shall be  released  and
discharged from any and all liability in connection with this !-ease.

3. MONTHLY BASE RENT:  TENANT COVENANTS AND AGREES TO PAY, TOGETHER WITH ANY AND
ALL  SALES  AND USE  TAXES  LEVIED  UPON  THE USE AND  OCCUPANCY  OF THE  LEASED
PREMISES,  AS SET FORTH IN SECTION 6 OF THIS LEASE,  DURING THE TERM HEREOF,  TO
LANDLORD,  IN ADVANCE AND BEGINNING ON THE COMMENCEMENT  DATE OF THIS LEASE, AND
OR BEFORE THE FIRST DAY OF EACH AND EVERY  MONTH  THEREAFTER,  WITHOUT ANY PRIOR
DEMAND THEREFORE, AND WITHOUT ANY DEDUCTION OR SET-OFF WHATSOEVER,  FOR THE NEXT
TWELVE  (12)  MONTH  PERIOD,  A BASE  RENT OF  $100,000.00  PER YEAR IN  MONTHLY
INSTALLMENTS  OF  $8,333.33.  Rent  shall be paid to  Landlord  at 523  Michigan
Avenue,  Miami  Beach,  Florida  33139,  or at such other  place  designated  by
Landlord.  The  Monthly  Base Rent will be  adjusted  annually in the manner set
forth in Section 4 of this Lease. If the  commencement  date of the term of this
Lease is a day other than the first day of a calendar  month,  the Base  Monthly
Rent for said fractional  month shall be prorated on a per diem basis.  All rent
shall be abated for 60 days from delivery date.

4. ANNUAL RENT  ADJUSTMENT:  The Monthly  Base Rent for each twelve month period
subsequent to the first complete twelve month period  occurring  during the term
of this  Lease  or any  renewal  or  extension  thereof,  shall be  computed  by
multiplying the then current Monthly Base Rent by 105%.

The Tenant  agrees to pay the  adjusted  Monthly  Base Rent,  together  with any
applicable  taxes,  as set forth In Section 6 of this Lease, on the first day of
each and every month for the following twelve month period.

<PAGE>

5. TAXES AND INSURANCE EXPENSES:
                 A. TENANT  AGREES  THAT  TENANT  WILL PAY TO LANDLORD  TENANT'S
PROPORTIONATE  SHARE (100%) OF (I) TAXES OF WHICH THE DEMISED PREMISES IS A PART
DURING THE INITIAL TERM AND ANY  EXTENDED  TERM  HEREOF;  AND (II)  PREMIUMS FOR
INSURANCE  EXPENSES  FOR THE  PROPERTY OF WHICH THE  DEMISED  PREMISES IS A PART
DURING THE INITIAL TERM AND ANY EXTENDED TERM HEREOF  (COLLECTIVELY  HEREINAFTER
REFERRED  TO  AS   "IMPOSITIONS").   BASED  ON  LANDLORD'S   ESTIMATE   TENANT'S
PROPORTIONATE  SHARE OF  IMPOSITIONS  OF THE CALENDAR YEAR 1997 WILL BE $2005.00
dollars  per month.  Commencing  with the  calendar  year 1998 and  during  each
calendar year thereafter during the term hereof, tenant's Proportionate Share of
Impositions will be an amount calculated by Landlord based on the prior calendar
year's expense figures divided by twelve to equal monthly payments. Within sixty
(60) days after the end of each calendar  year,  Landlord will compute  Tenant's
Proportionate  Share of  Impositions  based on the actual  figures for the prior
calendar year an an adjustment will be made in cash between  Landlord and Tenant
within 15 days of  notice,  if the  amount  paid is  different  from the  amount
required based on actual  figures.  Payments of  Impositions  for any fractional
year at the commencement or end of the Lease term will be prorated. All payments
plus sales tax thereon  pursuant to this paragraph will be made on the first day
of each month  during the term hereof at the same time rental  payments  are due
and  payable.  Failure to pay  Tenant's  Proportionate  Share shall be a default
hereunder, the same as the failure to pay rental payments.

               B. Omitted Intentionally

               C. Omitted Intentionally

               D. For the  purposes  of this  Section,  the term  "Taxes"  shall
          include all real estate taxes,  assessments  (general and special) and
          other  governmental  impositions  and charges of every kind and nature
          whatsoever,  which shall or may, during the term of this Lease, or any
          renewal or extension thereof, be levied, assessed, imposed, become due
          and payable,  or become liens upon or arise in  connection  with,  the
          building  or any of its  improvements,  or the land  thereof,  and any
          expenses  incurred by Landlord  in  obtaining a reduction  of any such
          taxes or  assessments.  Landlord agrees to pay to all the local taxing
          authorities  and other  governmental  agencies,  throughout  the Lease
          Term, all Taxes as herein before described.

               E.  For  the  purposes  of  this  Section,  the  term  "Insurance
          Expenses" shall Include public  liability,  property  damage,  loss of
          rents, sign, flood, and any other insurance carded by Landlord for the
          protection of the building and land.

6. SALES AND USE TAX:  Tenant  hereby  covenants  and agrees to pay monthly,  as
additional rent, any sales, use or other tax,  excluding State or Federal income
tax,  now or  hereafter  imposed  upon rents or  additional  rents by the United
States of America,  the State,  or any  political  subdivision  thereof,  to the
Landlord,  notwithstanding  the fact that such  statute,  ordinance or enactment
imposing the same may endeavor to impose the tax on Landlord.

7. LATE PAYMENT  PENALTY:  IN THE EVENT ANY RENT OR ADDITIONAL RENT DUE LANDLORD
UNDER THIS LEASE, IS NOT RECEIVED BY LANDLORD WITHIN FIVE (5) DAYS AFTER THE DUE
DATE,  TENANT  AGREES TO PAY  LANDLORD  EACH MONTH,  AS  ADDITIONAL  RENT A LATE
PAYMENT  PENALTY  OF 5% OF the  total  rent  and  additional  rent  then due and
outstanding.

8. DISHONORED CHECKS:
                 A. In the event that any check,  bank draft,  order for payment
or negotiable instrument given to Landlord for any payment due under this Lease,
shall be dishonored for any reason  whatsoever,  not  attributable  to landlord,
Landlord  shall be  entitled  to make an  administrative  charge to  Tenant,  as
additional  rent, a minimum of $50.00,  or such higher amount allowed by Florida
Law, for each such occurrence.

                 B. IN THE EVENT THAN MORE THAN ONE (1) CHECK, BANK DRAFT, ORDER
FOR PAYMENT OR NEGOTIABLE INSTRUMENT GIVEN TO LANDLORD FOR ANY PAYMENT DUE UNDER
THIS LEASE SHALL BE DISHONORED FOR ANY REASON  WHATSOEVER,  NOT  ATTRIBUTABLE TO
LANDLORD,  DURING THE TERM OF this Lease or any  renewal or  extension  thereof,
Landlord shall require that all subsequent  payments made by Tenant to Landlord,
be made by either United  States Postal Money Order or a Florida Bank  Cashier's
Check.

9.  ADDITIONAL  RENT:  In order to give  Landlord a lien of equal  priority with
Landlord's lien for rent, and for no other purpose, any and all sums or money or
charges required to be paid by Tenant under this Lease,  whether or not the same
be so  designated,  shall be  considered  additional  rent.  If such  amounts or
charges  are  not  paid  at  the  time  provided  in  this  lease,   they  shall
nevertheless, if not paid when due, be collectible as additional rent within the
next  installment of rent thereafter  falling due hereunder,  but nothing herein
contained shall be deemed to suspend or delay the payment of any amount of money
or charges as the same  becomes  due and payable  hereunder,  or limit any other
remedy of Landlord.

<PAGE>

10. SECURITY AND ASSIGNMENT BY LANDLORD:
     A. Tenant has deposited with Landlord,  the sum of $25,000.00 as a security
for the faithful  performance  and observance by Tenant of the terms,  covenants
and  conditions of this Lease.  It is agreed that in the event Tenant default in
respect of any of the terms,  covenants and conditions of this Lease,  including
but not limited to the payment of rent and  additional  rent,  Landlord may use,
apply or retain the whole or any part of the security so deposited to the extent
required for the payment of any rent and additional rent or any other sums as to
which  Tenant is in default or for any sum which  Landlord  may expend or may be
required to expend by reason of Tenant's default in respect of any of the terms,
covenants and conditions of this Lease, including but not limited to any damages
or  deficiency  in the  re-letting  of the  premises,  whether  such  damages or
deficiency  accrued  before or after summary  proceedings  or other  re-entry by
Landlord. In the event that Tenant shall fully and faithfully comply with all of
the terms,  covenants  and  conditions  of this  Lease,  the  security  shall be
returned  to Tenant  within  thirty (30) days after the date fixed as the end of
the Lease,  and after  delivery of entire  possession of the Leased  Premises to
Landlord.

     B.  Landlord  shall have the right to transfer  and assign,  in whole or in
part, all and every feature of he rights and obligations  hereunder,  and in the
Building and Real Property  referred to herein,  and howsoever made, shall be In
all  things  respected  and  recognized  by  Tenant.  In the  event  of a  sale,
assignment  of  lease of the  Landlord  or  building,  or  Landlord's  leasehold
interest,  Landlord shall have the right to transfer the security to the vendee,
or  assignee,  and  Landlord  shall  thereupon  be  released  by Tenant from all
liability for the return of such security and for the  performance of the terms,
covenants and conditions hereunder,  and Tenant agrees to look solely to the new
Landlord for the return of said security and for the  performance  of the terms,
covenants  and  conditions  of this Lease to be performed by Landlord.

     C. It is agreed that the provisions hereof shall apply to every transfer or
assignment made of the security to a new Landlord. Tenant further covenants that
it will not assign or encumber the moneys deposited herein as security, and that
Landlord nor his successors or assigns shall be bound by any such  assignment or
encumbrance. Landlord shall not be required to keep the security in a segregated
account and the security may be commingled with other funds of Landlord,  and in
no event shall Tenant be entitled to any interest on the security.

11. OMITTED INTENTIONALLY

12. USE: The Leased Premises shall be continuously  used and occupied during the
full  term  of this  Lease,  and  for no  other  use or  purpose(s)  than:  post
production video editing and video production, without the prior written consent
of Landlord. Tenant covenants and agrees that Tenant will not, without the prior
written  consent of Landlord,  permit the premises to be occupied by any person,
firm,  corporation or entity,  other than the Tenant and Tenant's employees.  No
noise,  disturbance,  or nuisance whatsoever on the premises  detrimental to the
neighbors or other tenants of the building shall be permitted.

13. LEGAL USE,  REGULATIONS  AND VIOLATIONS OF INSURANCE  COVERAGE:  Tenant will
occupy and use the Leased Premises during the term of this Lease, or any renewal
or extension  thereof,  for the purpose above specified use and none other, will
not  exhibit,  sell or offer for sale on the  premises or in the  building,  any
article or thing  whatsoever  (except  those  articles  and  things  essentially
connected with the stated use of the premises) without the prior written consent
of Landlord;  will not make or permit any use of the premises which, directly or
indirectly,  is forbidden by public law, ordinance or governmental regulation or
which may be dangerous to life,  limb or property,  or which may  invalidate  or
increase the premium cost of any policy of insurance  carried on the Building or
Real Property,  or covering its operation.  In addition to all other liabilities
for breach of any covenant of this  Section,  Tenant  shall pay to Landlord,  as
additional  rent, an amount equal to the increased  cost of insurance or damage.
Tenant  waives any claim against  Landlord for any expenses or damage  resulting
from compliance with any of the said laws, ordinances, regulations.

14. COMPLIANCE WITH LEGAL REQUIREMENTS: Tenant covenants and agrees, at its sole
cost and  expense,  to:  promptly  fulfill and comply  with all laws,  statutes,
ordinances,   rules,  orders,  regulations  and  requirements  of  any  and  all
governmental bodies,  including but not limited to: Federal,  State, ADA, County
and  City  governments,  and  any  and  all of  their  departments  and  bureaus
applicable to the Leased  Premises,  now in force,  or which may hereafter be in
force; promptly fulfill and comply with all laws, statutes,  ordinances,  rules,
orders,  regulations and  requirements for the prevention of fire, now in force,
or which may hereafter be in force;  promptly  fulfill and comply with all laws,
statutes,  ordinances, rules, orders, regulations and requirements of any use or
occupancy certificate; and to promptly fulfill and

                                       3

<PAGE>

comply  with the  provisions  of all  recorded  documents  affecting  the Leased
Premises, and the Building or Real Property of which the Leased Premises forms a
part insofar as any thereof  relate to or affect the  condition,  and the use or
occupancy of the Leased Premises. Tenant shall pay all costs, expenses,  claims,
fines,  penalties,  and  damages  that may be imposed  because of the failure of
Tenant to comply with this Section,  and shall  indemnify  Landlord from any and
all liability arising from each and every non-compliance.

15. ACCEPTANCE OF PREMISES: Tenant hereby acknowledges that Tenant has inspected
the Leased  Premises  and that the Leased  Premises is suitable for Tenant's use
and occupancy.  Tenant hereby  acknowledges and agrees that Tenant has inspected
the Leased  Premises and accepts and is satisfied as to the extent and condition
thereof, and acknowledges and agrees that the Leased Premises is being leased in
its as is condition.  Tenant  acknowledges that no work needs to be performed by
Landlord  to prepare  the  Leased  Premises  for  Tenant's  occupancy,  and that
Landlord  makes no  warranties  or  representations  as to the  condition of the
Leased Premises or its suitability for Tenant's use or occupancy.  Tenant hereby
acknowledges that phone system will not be included.

16. REPAIRS AND ALTERATIONS:
                 A. Tenant, by occupancy hereunder,  accepts the Leased Premises
as being in good repair and condition. Tenant shall at all times during the term
of this Lease or any renewal or extension thereof, at its sole cost and expense,
maintain and repair:  the Leased  Premises,  the air  conditioning  system,  the
plumbing  systems,  the interior and  exterior of the  building,  and every part
thereof in good repair and condition.  If the Leased Premises  becomes  infested
with  vermin,  Tenant,  at its sole cost and  expense  shall  cause  the  Leased
Premises to be exterminated  from time to time to the  satisfaction of Landlord,
and shall employ such exterminators  therefore as shall be approved by Landlord.
Tenant  shall  promptly,  at its sole cost and  expense,  repair or replace  any
damage or injury to all or any part of the Leased Premises, the Building, or the
Real Property,  caused by Tenants unauthorized use of the Leased Premises, or by
the  fault  or  neglect  of  Tenant,  Tenant's  officers,   employees,   agents,
contractors,  licensees, customers, invitees, visitors, and others permitted in,
upon or about the Leased Promises by Tenant;  provided however,  if Tenant fails
to make the repairs or  replacements  promptly,  Landlord  may, but shall not be
obligated to, make the repairs or replacements at Tenant's sole cost and expense
and  Tenant  shall  pay  Landlord,  as  additional  rent,  the cost of such work
performed by Landlord,  plus twenty percent (20%) overhead, upon presentation of
a bill for such work.

                 B. Tenant shall not make or suffer to be made any  alterations,
additions  or  improvements  to or of the Leased  Promises  or any part  thereof
without prior written consent of Landlord. In the event Landlord consents to the
proposed alterations,  additions or improvements,  the same shall be at Tenant's
sole cost and expense, and Tenant shall hold Landlord harmless on account of the
cost thereof.  Tenant, at its sole cost and expense,  shall obtain all necessary
governmental  approvals and permits,  and shall provide  Landlord with copies of
all such  governmental  approvals and permits,  prior to the commencement of any
and ail such  construction  work,  and Tenant shall  comply with all  applicable
laws,  rules,  regulations,  and  building  and zoning  codes  relating  to such
construction  work.  All  construction  work  shall be  performed  in a good and
workmanlike  manner  and  shall  be  diligently  performed  to  completion.  Any
construction work performed by Tenant without  Landlord's  approval and consent,
shall  immediately  be returned to its original  order and  condition at Tenants
sole cost and expense, upon request by Landlord. Any such alterations, additions
and  improvements  shall be made at such  times  and in such a manner  as to not
unreasonably  interfere with the occupation,  use and enjoyment of the remainder
of the Building and Real Property by the other tenants  thereof.  If required by
Landlord,  such  alterations,  additions  and  improvements  shall be removed by
Tenant upon the termination or sooner  expiration of the term of this Lease, and
Tenant  shall  repair  damage to the  premises  caused by such  removal,  all at
Tenant's sole cost and expense.

                 C. All roofing  repairs,  patches,  tie ins, and any other work
performed  on roof shall only be done by  Landlord's  approved  roofer.  Neither
Tenant, Tenant's officers, employees, servants, agents, contractors,  licensees.
customers,  visitors,  of others permitted in, upon or about the Leased Premises
by  Tenant,  shall be  permitted  on the roof of the  Building  for any  purpose
whatsoever, without the prior written consent of Landlord.

                 D. The Landlord  covenants that Landlord will keep the exterior
roof and structural elements of the building in which premises are situated,  in
good repair.  However,  any damage to the roof or structural  elements by Tenant
shall be the sole  responsibility of Tenant to pay for within 15 days receipt of
billing by  Landlord.  The  Tenant  shall  give to the  Landlord  seven (7) days
written notice of needed repairs,  and the Landlord shall have a reasonable time
thereafter within which to commence said repairs.

                                        4

<PAGE>

17. LIENS:

     A. Tenant  herein shall not have any right or authority to create any liens
for  labor  or  material  on the  Landlord's  interest  in the  above  described
property,  and all  persons  contracting  with the  Tenant  for the  renovation,
alteration,  addition,  improvement,  repair,  maintenance,  labor  performed or
materials furnished to the Leased Promises,  or to the Building or Real Property
of which the Leased Premises forms a part, and all contractors, sub-contractors,
material men,  mechanics and laborers,  are hereby charged with notice that they
must look  solely to the credit of Tenant for  payment,  and not the  Landlord's
interest  in the Leased  Premises or  otherwise.  Landlord  may,  at  Landlord's
option,  record a notice of this provision in the public records of Dade County,
Florida.

     B.  If by  reason  of any  renovation,  alteration,  addition,  improvement
repair,  maintenance,  labor  performed  or  materials  furnished  to the Leased
Premises,  for on behalf of Tenant,  any mechanic's  lien or other lien shall be
filed,  claimed,  perfected or otherwise established as provided by law, against
the Leased  Premises,  or against  the  Building  or Real  Property of which the
Leased  Premises  forms a part,  Tenant  shall  discharge  or remove the lien by
bonding or otherwise, within ten (10) days after receipt of notice from Landlord
of the filing of same.

     C. Tenant  further  agrees that  Tenant will  promptly  pay and satisfy all
liens of contractors,  sub-contractors,  material men, mechanics,  laborers, and
other items of like  character,  and will indemnify  Landlord  against all legal
costs and charges,  bond premiums for release of liens and including  attorneys'
fees costs and  expenses,  reasonably  incurred  in and about the defense of any
suit in  discharging  the said  premises  or any art  thereof  form  any  liens,
judgments,  or  encumbrance  caused or suffered by Tenant.  It is understood and
agreed  between the parties  hereto that the cost and charges above  referred to
shall be  considered  as rent due and shall be included in any lien for rent.

     D. Tenant  agrees  to  pay  all  charges  for  gas,   garbage   collection,
electricity  and other  illuminent  and  power,  and for water  used upon and in
connection  with the premises,  not more than ten (10) days after the same shall
become due and payable.

18.  SAFETY  AND  LIMITATION  OF  EQUIPMENT:  Landlord  shall  have the right to
determine and prescribe  the weight and proper  position of any unusually  heavy
equipment,  including  but not limited to: safes,  large files and etc.,  and to
limit,  restrict  or exclude  such  equipment,  as well as other  equipment  and
machinery  which in Landlord's  opinion are  unusually  noisy of or exclude such
equipment, as well as other equipment and machine create unusual vibrations,  or
give off noxious  odors. Only  those which,  in the opinion of Landlord , may be
modified and used so as to avoid noise, vibration and noxious oors, may be moved
into the  Building.  Any  damage  occasioned  in  connection  with the moving or
installing of such aforementioned  equipment or articles in the Building,  or by
reason  of the  existence  of the  same in the  Building,  shall  be paid for by
Tenant.

19. HAZARDOUS MATERIALS AND INDEMNIFICATION:
Tenant hereby covenants and agrees that it shall not bring or transport onto the
Leased Premises, or use or store in, on, or about the Leased Premises, or in the
vicinity  thereof,  in  connection  with  its use and  occupancy  of the  Leased
Promises,  or  permit  any  other  party  to  do  any  of  the  foregoing,   any
environmentally hazardous materials,  substances, or waste of any nature that is
classified  as  such  by  any  county,   municipal,   state,  federal  or  other
governmental authority. Tenant agrees to indemnify Landlord and save it harmless
from and against any and all claims, losses, actions,  damages,  liabilities and
expenses,  including  reasonable  legal fees and expenses,  reasonable  clean-up
costs  suffered  or  incurred  by  Landlord,  and any and all costs or  expenses
relating  to the  testing  of or for  any  and  all  such  hazardous  materials,
substances,  asbestos,  or waste of any nature,  for or on account of or arising
from or in connection with any breach of Tenant's warranties, representations or
obligations  under this section,  or in connection with any condition created by
Tenant as the result of any spill,  discharge or release of any  environmentally
hazardous materials, substances or waste in, on or about the Leased Premises, or
in the vicinity thereof.

20. OMITTED INTENTIONALLY

21. INSURANCE:  Tenant hereby agrees to maintain in full force and effect at all
times during the term of the Lease, or any renewal or extension thereof,  at its
sole cost and  expense,  for the  protection  of Tenant and  Landlord,  as their
interest may appear,  policies of insurance  issued by a  responsible  insurance
carrier or carriers. licensed to do business In the State of Florida, acceptable
to Landlord, which afford the following coverages:

                                        5

<PAGE>

     A.  Comprehensive  General  Liability  Insurance:  in the minimum amount of
$1,000,000 combined single limit for both bodily injury and property damage.

     B. All Risk Property  insurance to cover all of Tenant's personal property,
stock in trade, furniture,  fixtures,  equipment,  furnishings,  removable floor
covering,  signs,  and all leasehold  improvements,  alterations,  additions and
decorations installed in, upon or about the Leased Promises.

Tenant shall deliver to Landlord prior to occupancy of the Leased Premises,  and
thereafter at least thirty (30) days prior to the  expiration of such  policies,
Certificates  of Insurance  evidencing the above  coverages with limits not less
than those specified above. Such Certificates shall name Landlord and Landlord's
Agent, as additional insureds,  and shall expressly provide that the interest of
the same  therein  shall not be  affected  by any breach by Tenant of any policy
provision for which such Certificates evidence coverage.  All Certificates shall
expressly  provide that no less than thirty (30) days prior written notice shall
be given Landlord and Landlord's  Agent in the event of material  alteration to,
or cancellation  of, the coverages  evidenced by such  Certificates.

FAILURE TO PROVIDE SUCH  INSURANCE  COVERAGES  SHALL BE DEEMED A DEFAULT OF THIS
LEASE

22. WAIVER OF  SUBROGATION:  Landlord and Tenant hereby  release each other from
any and all liability or responsibility, to the other or anyone claiming through
or under them by way of  subordination  or otherwise,  for any loss or damage to
property  caused  by  fire  or any of the  extended  coverage  or  supplementary
insurance  contact  casualties  covered by the insurance on the Leased Promises,
even if such  fire or other  casualty  shall  have  been  caused by the fault or
negligence  of the party or  anyone  for whom  such  party  may be  responsible;
provided, however, that this release shall be applicable and in force and effect
only with respect to loss or damage occurring during such time as the releasor's
insurance  policies shall contain a clause or endorsement to the effect that any
such release shall not adversely  affect or impair or prejudice the right of the
Landlord  to  recover  thereunder.  Landlord  and  Tenant  each agree that their
policies  will  include  such a  clause  or  endorsement  so long as the same is
obtainable,  and if not obtainable,  shall advise the other in writing, and such
notice shall release both parties from the obligation to obtain such a clause or
endorsement.

23.  INDEMNIFICATION:  In  consideration  of the Leased Premises being leased to
Tenant by Landlord,  Tenant agrees that Tenant, at all times, will indemnify and
keep harmless Landlord from all losses, damages,  liabilities,  expenses,  costs
and attorneys' fees,  including appellate attorneys' fees, which may arise or be
claimed against  Landlord,  and be in favor of any person,  firm or corporation,
for  any  injuries or damages to the person or property of any persons,  firm or
corporation,  consequent upon or arising from the use or occupancy of the Leased
Premises  by Tenant or  consequent  upon or  arising  from any acts,  omissions,
neglect or fault of Tenant,  Tenant's  officers,  employees,  servants,  agents,
contractors, licenses, invitees, or visitors. or consequent upon or arising from
Tenant's failure to comply with the laws, statutes, ordinances or regulations of
any governmental  authority having jurisdiction  thereover;  that Landlord shall
not be liable to Tenant for any  damages,  losses,  or injuries to the person or
property of Tenant which may be caused by the acts, neglect,  omission or faults
of any person,  firm or  corporation,  and that Tenant will  indemnify  and keep
harmless Landlord from all losses,  damages,  liabilities,  expenses,  costs and
attorneys'  fees,  including  appellate  attorneys'  fees, which may arise or be
claimed against  Landlord,  and be in favor of any person,  firm or corporation,
for any  injuries or damages to the person or property of any  persons.  firm or
corporation where said injuries or damages occurred in, upon or about the Leased
Premises.  The  provisions  of this  section  shall  apply to  Tenant's  use and
occupancy of the Leased Premises prior to the Commencement Date,  throughout the
term of this Lease or any renewal or extension  thereof,  and shall  survive the
termination of this Lease.  Tenant shall not be responsible  for any loss due to
the negligence of Landlord.

24. SUBORDINATION:

     A. This Lease is subject to any mortgage or ground or underlying  lease now
or hereinafter placed upon or affecting the land or Building or Leased Premises.
To that effect:  Tenant agrees to execute any and all instruments to effect said
subordination.  The  liability of Landlord or its assigns under this Lease shall
exist only so long as such entity is the owner of the subject real  estate,  and
such liability shall not continue or survive after any transfer of ownership

     B. If such mortgage be foreclosed or such  underlying  lease is terminated,
then upon request of the mortgagee or underlying Landlord, Tenant will attorn to
the purchaser at any foreclosure  sale thereunder,  or the underlying  Landlord,
and execute such instruments as may be necessary or appropriate to evidence such
attornment.

     C. Within ten (10) days after written  request from Landlord,  Tenant shall
deliver  to  Landlord  or to  its  mortgagee(s),  or  auditors,  or  prospective
purchaser(s), or the owner of the fee, a certificate, in the form and substance

                                        6

<PAGE>

submitted  by Landlord,  certifying  that this Lease is  unmodified  and in full
force (or if there have been modifications, that this Lease is in full force and
effect, as modified, and stating the date and nature of each modification),  the
date,  if any to which rental and other sums payable  hereunder  have been paid,
that Landlord is not in default therein, or stating  specifically any exceptions
thereto, and such other matters as may be reasonably  requested by Landlord.  In
the event  Tenant  refuses to execute and deliver said  certificate  to Landlord
within said ten (10) day period,  Landlord may, at its option, cancel this Lease
without incurring any liability on account thereof,  and the term hereby granted
is expressly so limited.

     25. ASSIGNMENT AND SUBLEASE:

     A.  Tenant  covenants  and agrees not to  encumber  or assign this Lease or
sublet all or any part of the Leased Premises  without the prior written consent
of Landlord,  which may be arbitrarily or unreasonable  withheld,  which consent
covenants and agrees shall not be unto a sale or transfer of a majority interest
of the stock of a corporate Tenant, shall be deemed an assignment, and such sale
or transfer  shall not be made  without the prior  written  consent of Landlord.
Such assignment in no way relieve Tenant from any obligations  hereunder for the
payment  of rent  or  additional  rent,  or for the  performance  of the  terms,
covenants and conditions of this Lease.

     B. In no event shall  Tenant  assign or sublet the Leased  Premises for any
terms,  conditions,  covenants,  or use, other than those contained  herein,  in
event shall this Lease be assigned or be  assignable  by  operation of law or by
voluntary or involuntary  bankruptcy  proceedings or otherwise,  and in no event
shall  this Lease or any rights or  privileges  hereunder  be an asset of Tenant
under any bankruptcy, insolvency or reorganization proceedings.

     26.  DESTRUCTION OF PREMISES:  A. If the premises are totally  destroyed by
fire or other  casualty,  both  Landlord  and  Tenant  shall  have the option of
terminating  this Lease,  upon giving  written  notice at any time within thirty
(30) days from the date of such destruction,  and if the Lease be so terminated,
all rent shall cease as of the date of such  destruction  and any  prepaid  rent
shall be refunded.

     B. If such Leased Premises are partially damaged by fire or other casualty,
or totally  destroyed  thereby and neither party elects to terminate  this Lease
within the  provisions  of Section A, above or Section C, below,  then  Landlord
agrees, at Landlord's sole cost and expense, to restore the Leased Premises to a
kind  and  quality  substantially  similar  to that  immediately  prior  to such
destruction or damage.  Said restoration  shall be commenced within a reasonable
time and completed  without delay on the part of Landlord and In any event shall
be accomplished within 180 days from the date of the fire of other casualty.  In
such case,  all rents paid in advance  shall be  proportioned  as of the date of
damage or destruction  and all rent  thereafter  accruing shall be equitably and
proportionately suspended and adjusted according to the nature and extent of the
destruction or damage, pending completion of rebuilding,  restoration of repair,
except that in the event the  destruction or damage is so extensiv as to make it
unfeasible for Tenant to conduct Tenant's  business on the Leased Premises,  the
rent shall completely abate until the Leased Premises is restored by Landlord or
until Tenant  resumes the use and  occupancy of the Leased  Premises,  whichever
shall  first  occur,  Landlord  shall not be  liable  for any  inconvenience  or
interruption of business of Tenant occasioned by fire or other casualty.

     C. If Landlord undertakes to restore,  rebuild or repair the promises,  and
such restoration,  rebuilding or repair is not accomplished within 180 days, and
such failure does not result from causes beyond the control of Landlord,  Tenant
shall  have the right to  terminate  this Lease by  written  notice to  Landlord
within thirty (30) after  expiration of said 180 day period.

     D. Landlord shall not be liable to carry fire, casualty or extended  damage
insurance on the person or property of Tenant,  or any person or property  which
may now or hereafter be placed in the Leased Premises.

27. CONDEMNATION:  In the event the whole or any part of the land or Building in
which the Leased Premises are located,  other than a part not  interfering  with
the maintenance or operation thereof,  shall be taken or condemned for any pubic
or  quasipublic  use or  purpose,  or is taken by  private  purchase  in lieu of
condemnation,  Landlord may, at its option,  terminate  this Lease from the time
title to or right to possession shall vest in or be taken for such public use or
purpose,  and Landlord shad be entitled to any and all income,  rent, awards, or
any  interest  therein  whatsoever  which  may be paid  or  made  in  connection
therewith. Rent shall be paid prorata to the date of termination.

28. DEFAULT:  All rights and remedies of Landlord herein enumerated in the event
of a default,  shall be  cumulative,  and nothing herein shall exclude any other
right or remedy allowed by law.

                                       7

<PAGE>

                 A. In the event  Tenant  shall  default in the payment of rent,
additional  rent or any other  sums  payable by Tenant  herein and such  default
shall  continue for a period of five (5) days,  or if Tenant  shall  abandon the
premises  and  remove or attempt to remove  therefrom  the major  portion of its
furniture or  fixtures,  or if Tenant shall  default in the  performance  of any
other  covenants or agreements of this Lease and such default shall continue for
ten (10) days after written notice thereof,  or if Tenant should become bankrupt
or insolvent or any debtor  proceedings be taken by or against Tenant,  then and
in addition to any and all other legal remedies and rights, Landlord may declare
the entire  balance of rent for the  remainder of the term to be due and payable
and may collect the same by distress or  otherwise   and  Landlord  shall have a
lien on the  personal  property of Tenant which is located in, upon or about the
Leased  Premises  and in order to  protect  its  security  interest  in the said
property,  Landlord may,  without first  obtaining a distress  warrant,  lock up
Leased  Premises in order to protect  said  interest in the secured  property or
Landlord may terminate this Lease and retake  possession of the Leased Premises,
or enter the Leased  Premises and relet the same,  with or without any furniture
or personal properly that may be therein,  without termination,  in which latter
event Tenant covenants and agrees to pay any deficiency after Tenant is credited
with the rent thereby  obtained,  less all repairs and  expenses,  including the
expenses of obtaining  possession and  reletting,  or Landlord may resort to any
two or more  of such  remedies  or  rights,  and  adoption  of one or mote  such
remedies  or rights  shall not  necessarily  prevent the  enforcement  of others
concurrently or thereafter.

                 B. Any moneys received from Tenant at any point during the term
of this Lease or any renewal or extension thereof, will be applied at Landlord's
sole discretion, towards Tenant's earliest obligations.

                 C. Tenant  further  covenants  and agrees to pay, as additional
rent, reasonable  attorney's fees and costs and expenses of Landlord,  including
court costs, if Landlord employs an attorney to collect rent or additional rent,
or enforce  other rights of Landlord  herein in event of any breach as aforesaid
and the same shall be payable regardless of whether collection or enforcement is
affected by suit or otherwise.

29.  LEGAL  EXPENSES:  In the event  Landlord  retains  an  attorney  to perform
services in connection with any matter,  or not suit be instituted,  arising out
of this Lease,  Tenant  expressly  understands and agrees to reimburse  Landlord
immediately upon demand,  as additional rent, for all reasonable  attorneys' and
paralegal's' fees, cost and expenses, and court costs, so incurred by Landlord.

30. CHARGES FOR SERVICES:  Tenant  covenants and agrees that any charges against
Tenant by  Landlord  for  services or for work done in, upon or about the Leased
Premises, by order or request of Tenant, or otherwise accruing under this Lease,
shall be considered as rent due, and shall be included in any lien for rent.

31.  LANDLORD'S  RIGHT TO INSPECT  AND  DISPLAY:  Landlord or any of its agents,
shall have the right, at all reasonable  times (with 24 hours notice,  emergency
repairs  excluded)  during  the term of this Lease or any  renewal or  extension
thereof,  to enter the Leased Premises to or inspect same, to determine  whether
Tenant is complying with all of its obligations hereunder,  to show the premises
to  lenders,  prospective  tenants  and  purchasers,  and to make such  repairs,
alterations,  improvements or additions therein as Landlord shall deem necessary
or desirable. Landlord shall be allowed to take all materials into and upon said
premises  that  may be  required  thereof,  without  the  same  constituting  an
eviction,  actual or constructive,  of Tenant, in whole or in part, and the rent
reserved  shall in no wise abate.  Said right of entry shall  likewise exist for
the  purpose  of  removing   signs,   fixtures,   alterations,   additions   and
improvements,  which do not conform to this Lease. Landlord shall have the right
to use any and all means which  Landlord may deem proper to open all doors in an
emergency  in order to obtain  entry to the  Leased  Promises.  Any entry to the
Leased Premises  obtained by Landlord by any of said means, or otherwise,  shall
not under any  circumstances be construed of deemed to be a forcible or unlawful
entry  into or a detainer  of the Leased  Premises,  or an  eviction,  actual or
constructive,  of Tenant from the Leased Premises,  and will be Tenant's expense
should Tenant deny Landlord access.

32.  PERSONAL  PROPERTY  TAXES:  Tenant shall be  responsible  for and shall pay
before delinquent all municipal,  county or state taxes assessed during the term
of this  Lease,  or any renewal or  extension  thereof,  against  any  leasehold
interest or personal property of any kind, owned or placed in, upon or about the
Leased Premises by Tenant.

33. LOSS AND DAMAGE:  Landlord shall not be liable for any damage to property of
Tenant or others located in, upon or about the Leased Promises, nor for the loss
or damage to any property of others by theft or otherwise. Landlord shall not be
liable  for any injury or damage to persons  or  property  resulting  from fire,
explosion,  failing  plaster,  steam,  gas,  rain or leaks  from any part of the
Leased  Premises or from the pipes,  appliances  or plumbing,  or from the roof,
street or  subsurface  or from any other  place,  or by dampness or by any other
cause whatsoever. Landlord shall not be liable for

                                        8

<PAGE>

any such damage  caused by other tenants or persons in, upon or about the Leased
Premises, occupants of adjacent property, occupants of the Building of which the
Leased  Premises  forms a part,  or the  public,  or  caused  by  operations  in
construction  of any private,  public or quasi-public  work.  Landlord shall not
liable for any latent  defect in the Leased  Premise or in the  Building or Real
Property  of which they form a part.  All  property  of Tenant or others kept or
stored in, upon or about the Leased Premises,  shall be so kept or stored at the
risk of Tenant only,  and Tenant shall hold  Landlord  harmless from any and all
claims arising out of damage to the same,  including any  subrogation  claims by
Tenant's insurance carriers.

34. ASSIGNMENT OF CHATTELS:  Tenant hereby pledges and assigns to Landlord,  all
furniture,  fixtures, goods and chattels of Tenant which shall or may be brought
or put in, upon or about the Leased  Premises,  as  security  for the payment of
said  rents  and  additional  rents,  and  Tenant  agrees  that said lien may be
enforced by distress, foreclosure or otherwise, at the election of the Landlord.
Tenant hereby expressly waives and renounces for himself and family, any and all
homestead and other exemption rights he may have now, or hereafter,  under or by
virtue of the  Construction  and laws of the State of  Florida,  or of any other
state, or of the United States of America,  as against the payment of said rents
and additional rents or any other obligation or damage that may accrue under the
terms, covenants and conditions of this Lease.

35. SURRENDER OF PREMISES: On or before the termination date of the term of this
Lease, or any renewal or extension thereof, or any earlier  termination,thereof,
Tenant shall demand,  quietly and  peacefully  deliver  possession of the Leased
Premises to Landlord, broom clean, and free of all trash, garbage and debris, in
as good condition as existed when Tenant took  possession,  reasonable  wear and
tear, and insured  casualty damages  excepted,  and shall surrender all keys for
the Leased Premises to Landlord at the place then fixed for the payment of rent,
and shall inform  Landlord of all  combinations on locks,  safes and vaults,  if
any, in the Leased Premises.  On or before said termination  date,  Tenant shall
remove  all  Tenant's  personal  property  and trade  fixtures  from the  Leased
Premises.  All personal property or trade fixtures not removed by Tenant, shall,
upon said termination date become Landlord's property,  and Landlord may, at its
option,  either retain any personal  property and trade fixtures,  or dispose of
all or any  portion of them at  Tenant's  sole cost and  expense.  Tenant  shall
reimburse  Landlord  upon  demand  for  all  Landlord's   expenses  incurred  in
connection with disposing of Tenant's personal  properly and trade fixtures,  or
removing any of Tenant's trash, garbage and debris from the Leased Premises,  or
Building  and Real  Property  of which the Leased  Premises  forms a part.  This
obligation shall survive the termination of this Lease. If this Lease terminates
as a result of an insured casualty, Tenant is not obligated to repair or restore
the Leased Premises,  but-Landlord is entitled to a portion of the proceeds from
Tenant's insurance,  sufficient to reimburse Landlord for the reasonable cost of
restoring  the  interior  of  the  Leased  Premises  to the  condition  existing
immediately before such casualty.

36. HOLDING OVER: IN THE EVENT TENANT RETAINS  POSSESSION OF THE LEASED PREMISES
OR ANY PART THEREOF  AFTER THE  TERMINATION  DATE OF THE TERM OF THIS LEASE,  OR
RENEWAL OR EXTENSION THEREOF,  AND WITHOUT THE EXECUTION OF A NEW LEASE,  TENANT
SHALL BE DEEMED A MONTH-TO-MONTH  TENANT, SUBJECT TO ALL OF THE TERMS, COVENANTS
AND CONDITIONS OF THIS LEASE, EXCEPT THAT THE MONTHLY RENTAL SHALL BE DOUBLE THE
MONTHLY RENT AND  ADDITIONAL  RENT PAYABLE  DURING THE LAST MONTH OF THE TERM OF
THIS LEASE. THE PROVISIONS OF this paragraph do not waive  Landlord's  rights of
re-entry or any hereunder.

37. SUCCESSORS: All rights and liabilities herein given to, or imposed upon, the
respective  parties  hereto.  shall  extend to and bind the  several  respective
heirs, executors,  administrators,  successors, and assigns of the said parties,
and if there shall be more than one Tenant,  they shall all be bound jointly and
severally by the terms,  covenants and conditions  herein.  No rights,  however,
shall inure to the benefit of any assignee of Tenant,  unless the  assignment to
such  assignee has been  approved by Landlord,  in writing,  as provided in this
Lease.  Nothing contained in this Lease, shall in any manner restrict Landlord's
right to assign or encumber this Lease.

38. QUIET ENJOYMENT: Landlord covenants and agrees that, if Tenant pays all sums
required  under this Lease and performs all the terms,  covenants and conditions
required of Tenant under this Lease, Tenant may peaceably and quietly have, hold
and enjoy the Leased Premises during the term of this Lease, subject to:

     A. The  claims of all  persons  arising  other  than by,  through  or under
Landlord

     B. The rights of all existing and future ground Tenants,  or Tenants of the
entire Building

     C. All existing and future lenders holding mortgages encumbering the Leased
Premises, the Building, or the Real Property.

                                        9

<PAGE>

39. WAIVER:  The failure of Landlord,  in one or more instances,  to insist upon
strict  performance  or  observance  of one or more of the terms,  covenants  or
conditions of this Lease, or to exercise any right, remedy,  privilege or option
herein conferred upon or reserved to Landlord, shall not operate or be construed
as a  relinquishment  of waiver  for the future of any such  term,  covenant  or
condition,  or of the right to enforce the same,  or to exercise any such right,
remedy,  privilege  or  option,  but the same shall  continue  in full force and
effect;  nor shall any custom or practice  which may grow up between the parties
hereto, in the  administration of any of the terms,  covenants and conditions of
this Lease,  operate or be construed as Landlord's  relinquishment or waiver for
the future of any such term,  covenant or condition,  or of the right to enforce
the same, or to exercise any such right,  remedy,  privilege or option,  but the
same  shall  continue  in full  force  and  effect.  All of  Landlord's  rights,
remedies,  privileges  and  options,  provided for by the terms,  covenants  and
conditions of this Lease, shall be cumulative.  The receipt by Landlord or rent,
additional  rent, or any other payment  required to be made by Tenant under this
Lease, or any part thereof,  shall not be a waiver of any rent, additional rent,
or any other payment then due, nor shall such receipt,  though with knowledge of
the breach of any term, covenant or condition hereof, operate as or be deemed to
be a  waiver  of  such  breach,  and no  waiver  by the  Landlord  of any of the
provisions hereof. or any of Landlord's rights, remedies,  privileges or options
hereunder,  shall be  deemed to have  been  made,  unless  made by  Landlord  in
writing.

40.  ACCORD AND  SATISFACTION:  No payment by Tenant or receipt by Landlord of a
lesser amount than the monthly rent or additional rent herein stipulated,  shall
be  deemed  to be other  than on  account  of the  earliest  stipulated  rent or
additional  rent,  nor shall any  endorsement  or  statement on any check or any
letter  accompanying  any check or  payment  of rent,  be  deemed an accord  and
satisfaction, and Landlord may accept such check or payment without prejudice to
Landlord's  right to recover the  balance of such rent or  additional  rent,  or
pursue any other remedy as provided In this Lease.

41. NO LIGHT, AIR OR VIEW EASEMENT: Any diminution or shutting off of light, air
or view by any structure  which may be erected on lands adjacent to the Building
of which the Leased Premises forms a part, shall in no way affect this Lease, or
impose any liability on Landlord.

42. OTHER EASEMENTS:  It is expressly understood and agreed that Tenant does not
acquire  any  right  or  easement  of the use of any door or  passageway  in any
portion of the  Building of which the Leased  Premises  forms a part,  or in any
premises  adjoining such Building,  except the easement of necessity for ingress
and egress,  if any, in the doors and passageways  directly  connecting with the
Leased Premises,  provided  however,  it is expressly agreed that Landlord shall
have the right to close any door or passageway  into or from or connecting  with
the Leased  Premises and to interfere  with the use thereof,  whenever  Landlord
deems it necessary to affect repairs,  alterations,  additions and  improvements
thereto,  or in, upon or about any premises adjoining such doors or passageways.
Landlord reserves the right to use, install and maintain and repair pipes, ducts
and conduits within the walls, columns and ceilings of the Leased Premises.

43. RADON GAS: Radon gas is a naturally occurring  radioactive gas, that when it
has  accumulated in a building in sufficient  quantifies,  may represent  health
risks to persons  who are  exposed to it over time.  Levels of radon that exceed
federal and state guidelines have been found in buildings in Florida. Additional
information  regarding  radon and radon testing may be obtained from your county
health unit. (Note: This Section is provided for Informational purposes pursuant
to Section 404.056 Subsection 9, Florida Statutes. 1988)

44. TERMS OF ESSENCE: Every term of this agreement shall be deemed and construed
to be of the essence thereof, and any breach shall be deemed and construed to be
of the very substance of this Lease,  and Tenant hereby consents to the issuance
of an  injunction  by  any  court  of  competent  jurisdiction  restraining  any
threatened  breach or any  continuing  breach of any covenants  imposed upon the
Tenant herein and hereby.  Said right of  injunction  shall be cumulative to the
other remedies mentioned herein.

45. TIME OF ESSENCE:  Time is of the essence with respect to the  performance of
each and every provision of this Lease in which time of performance is a factor.

46. ENTIRE AGREEMENT:  There are no oral agreements  between Landlord and Tenant
affecting this Lease, and this Lease supersedes and cancels any and all previous
negotiations, arrangements, brochures, agreements and

                                       10

<PAGE>

Understandings,  if any, between Landlord and Tenant or displayed by Landlord to
Tenant,  with  respect  to the  subject  matter  of  this  Lease.  There  are no
representations  between  Landlord and Tenant other than those contained in this
Lease, and all reliance with respect to any  representations is solely upon such
representations.  Except as herein provided, no subsequent alteration, change or
addition to this Lease shall be binding upon Landlord or Tenant,  unless reduced
to writing and signed by both Landlord and Tenant.

47.  NOTICES:  All notices and demands  which may or are required to be given by
either party to the other hereunder,  shall be in writing and shall be deemed to
have been fully given when  deposited in the United  States  mail,  certified or
registered, postage prepaid, and addressed a follows:

     A. To Landlord: at the business address specified on the first page of this
Lease,  or to such other place as Landlord may form time to time  designate in a
notice to Tenant.

     B. TO TENANT:  DELIVERED TO TENANT AT THE LEASED Tenant hereby  appoints as
its agent to receive service of all  dispossessory or distraint  proceedings and
notices thereunder,  the person in charge of or occupying the Leased Premises at
the time,  and if no person  shall be in charge of or occupying  the same,  then
such  service  may be made by  attaching  the same on the main  entrance  of the
Leased Premises.

48.  CORPORATE  STATUS:  Tenant hereby  covenants and agrees that if tenant is a
corporation, Tenant's corporate status shall continuously throughout the term of
this Lease or any renewal or extension thereof, be in good standing,  active and
current  with the state of its  incorporation  and the State of Florida.  Tenant
shall annually  provide  Landlord with a current copy of its Certificate of Good
Standing  under seal.  The failure of Tenant to keep its  corporate  status both
active and  current  shall  constitute  an event of default of this  Lease,  and
Landlord may proceed with any or all of its remedies for default of the Tenant.

49.  CORPORATE,  PARTNERSHIP  OR JOINT VENTURE  AUTHORITY:  If Tenant signs as a
corporation,  partnership or joint venture,  each of the persons  executing this
Lease on behalf of Tenant,  does  hereby  covenant  and  warrant  that Tenant is
either a duly  authorized  and  existing  corporation  or  partnership  or joint
venture,  that  Tenant  has and is  qualified  to do  business  in the  State of
Florida,  that the corporation,  partnership or joint venture has full right and
authority  to enter into this Lease,  and that each of the persons  signing this
Lease on behalf of the Tenant are authorized to do so.

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

51. NO OPTION:  The submission of this Lease for examination does not constitute
a reservation of, or an option for the Leased  Premises,  and this Lease becomes
effective  as a lease only upon  execution  and deliver  thereof by Landlord and
Tenant.

52.  RECORDING:  Tenant  shall not record this Lease  without the prior  written
consent of Landlord.

53. PERSONAL GUARANTY: Norm Titcomb hereby personally guaranties all obligations
of Tenant relating to this Lease.

54. IMPACT FEES:  Tenant shall be responsible  for and shall pay any impact fees
assessed by any governmental  authority as a result of Tenant's occupancy of the
premises.  Such impact fees will be paid by Tenant before they become delinquent
for failure to make payment.

55.  IMPROVEMENTS:  Tenant  shall  install a complete  Air  Conditioning  system
sufficient  to cool the present  garage space  according to  specifications  and
plans  accepted and approved by Landlord  prior to 10/31/98.  If Tenant fails to
comply with this  provision he must deposit an  additional  Security  Deposit of
$10,000 that will be held by Landlord until this provision is complied with.

                                       11

<PAGE>

56.  BROKERAGE:  Tenant  represents  and  warrants  that there are no claims for
broker's  commissions or finders' fees in connection  with the execution of this
Lease  other than  Jonathan  Fryd (who will be paid  entirely by  Landlord)  and
agrees to  indemnify  Landlord and hold  Landlord  harmless  from all  liability
arising from any such claim.

57. VENDING MACHINES:  Tenant may not install any vending machine (including but
not limited to pay phones) on the exterior of the demised premises.

    IN WITNESS  WHEREOF,  Landlord and Tenant have signed and sealed this lease,
    in the  County of Dade,  State of  Florida,  on the dates  indicated  below:

    Singed, sealed and delivered in the presence of:

                                       Executed by Tenant this   15       day of
                                       October, 1997.
                                       TENANT: BRT VIDEO INCORPORATED
                                       By:
    As to Tenant

                                       Executed by Tenant this 15 th      day of
                                       October, 1997.
                                       GUARANTOR: NORM TITCOMB
                                       By
   As to Tenant

                            EXECUTED BY LANDLORD THIS 15TH day of October, 1997.

                                       LANDLORD:     GAROL Fryd trustee

                                                By:/s/Carol Fryd
    As to Landlord                                    Carol Fryd

                                       12

<PAGE>

                                   Exhibit "A"

Lot 14, FORT LAUDERDALE  EXECUTIVE  AIRPARK,SECTION  1, as recorded in Plat Book
63, Page 10 of the Public Records of Broward County.

                                       13

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