Document:

Exhibit 10.5

                             ATRIUM FINANCIAL CENTER
                                 LEASE AGREEMENT

      THIS LEASE, made and entered into this 28 day of October, 1991, by and
between MASS MUTUAL LIFE INSURANCE CO. (the "Lessor") , whose address is 3475
Lenox Road, Suite 600, Atlanta, Ga. 30326, and EXPRESS FINANCIAL CORPORATION
(the "Lessee") whose address is 1515 N. Federal Highway, Suite 107, Boca Raton,
Florida 33432.

      WITNESSETH THAT:

      In consideration of the mutual promises, covenants and conditions herein
contained, and the rent reserved by Lessor, to be paid by Lessee to Lessor,
Lessor hereby leases to Lessee and Lessee hereby rents from Lessor, that certain
real property situated in Palm Beach County, Florida, hereinafter described, for
the term and at the rentals and upon the terms and conditions hereinafter set
forth.

      1. PREMISES. The real property (the "Premises") hereby leased, let and
demised by Lessor unto Lessee, is Suite #107 (formerly known as Suite 100)
located on the 1st floor of a four (4) story office building (the "Building") at
1515 North Federal Highway, Boca Raton, Florida 33432, known as Atrium Financial
Center, and located as shown on Exhibit 1 hereto. The rentable square footage of
the Premises is 3,503 square feet, which is the sum of the actual square footage
plus fifteen percent (15%) of such square footage which is deemed to be allotted
for hallways, elevators, stairways, toilets, electrical, janitorial and other
such common areas. The location of the Premises within the Building is more
particularly depicted in Exhibit 2 attached hereto.

      2. TERM. The term of this Lease, and the accrual of rents hereunder shall
commence on the date (the "Commencement Date") hereinafter defined and shall
extend to the 5th anniversary (the "Expiration Date") at 12:00 P.M. (midnight).
The Commencement Date shall be April 1, 1992 as verified by an executed document
which is a part of this Lease Agreement (Exhibit 3) attached hereto.

      3. RENT. Lessee agrees to pay Lessor, without demand, set off or
deduction, a fixed annual minimum rent (the "Base Rent"), net for the first year
of this Lease the total amount of $28,024.00 payable in equal monthly
installments of $2,335.33 subject to upward adjustment commencing in the third
(3rd) Lease Year, for increases on an annual basis of CPI, maximum five percent
(5%) per annum, plus one-twelfth (1/12) of the prorata share of the Building
operating costs as it relates to the Premises in square foot cost annually over
the life of this Lease. The total square footage of the leased area is
approximately 3,503 square feet, which equals 3.85 percent of the leasable area
in the Building (91,000 square feet). The Base Rent will not begin to accrue
until the Commencement Date.

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            Each monthly installment of Base Rent shall be payable in advance on
the first (1st) day of each calendar month of the term to Lessor c/o Peterson
Management Company, Inc., P.O. Box 102228, Atlanta, Georgia 30368-0228, or at
such other place Lessor may from time to time designate in writing. If the
Commencement Date, as hereinabove defined, is not on the first (1st) day of a
calendar month, Base Rent for the period beginning with and between the
Commencement Date and the first (1st) day of the following month shall be
apportioned on a per diem basis at the monthly rental rate hereinabove provided
and shall be payable on the Commencement Date.

            In addition to the Rent hereinabove reserved, Lessee shall also pay
the amount of any use or sales tax on rent imposed by the State of Florida and
any Federal or local government, which taxes and other assessments shall be paid
at the same time and in the same manner as each payment of rent. There shall be
due with any payment of rent received after the fifth (5th) day of the month a
late payment service charge equal to ten (10%) percent of the payment of rent.

            Lessee agrees that commencing at the beginning of the third (3rd)
Lease Year, the Base Rent shall be adjusted for increases in the Consumer Price
Index (CPI), however, any increase shall not exceed five percent (5%) per annum.
Lessor and Lessee intend that the Base Rent, as adjusted from time to time as
hereinabove provided, shall be paid to Lessor absolutely net, without notice or
demand.

      4. ASSIGNMENT. Lessee shall not assign this Lease nor any rights
hereunder, nor let or sublet all or any part of the Premises, nor suffer or
permit any person or corporation to use any part of the Premises, without first
obtaining the express written consent of Lessor which shall not be unreasonably
withheld. Should Lessor consent to such assignment of this Lease, or to a
sublease of all or any part of the Premises, Lessee does hereby guarantee
payment of all rent herein reserved until the expiration of the term hereof and
no failure of Lessor to promptly collect from any assignee or sublessee, or any
extension of the time for payment of such rents, shall release or relive Lessee
from its guaranty of obligation of payment of such rents.

      5. QUIET ENJOYMENT. Lessor covenants that so long as Lessee pays the rent
reserved in this Lease and performs its agreements hereunder, Lessee shall have
the right quietly to enjoy and use the Premises for the term hereof, subject
only to the provisions of this Lease.

      6. USE. Lessee, its successors and assigns, shall use the Premises
exclusively for the purpose of general office use and related activities and for
no other use or purpose whatsoever. Lessee shall comply with all laws,
ordinances, rules and regulations of applicable governmental authorities
respecting the use, operation and activities of the Premise (including
sidewalks, streets, approaches, drives, entrances and other Common

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Areas serving the Premises), and Lessee shall not make suffer or permit any
unlawful, improper or offensive use of the Premises, or such other areas, or any
part thereof, or permit any nuisance thereon. Lessee shall not make use of the
Premises in any way which would make void or voidable any policy of fire or
extended coverage insurance covering the Premises. Lessee shall maintain all
interior windows, if any, in a neat and clean condition and Lessee shall not
permit rubbish, refuse or garbage to accumulate or any fire or health hazard to
exist upon or about the Premises. Lessee shall use the Premises only for the
purpose stated in this Lease. Lessee agrees the abide by any rules or
regulations promulgated by Lessor which shall not discriminate against Lessee.

      7. SIGNS. Lessee shall not place or suffer to be placed or maintained upon
any exterior door, roof, wall or window of the Premises any sign, awning, canopy
or advertising matter or other thing of any kind, and will not place or maintain
any decoration, lettering or advertising matter on the glass of any window or
door of the Premises and will not place or maintain any freestanding standard
within or upon the Common Area of the Premises or immediately adjacent thereto,
without first obtaining Lessor's expressed prior written consent. Lessor agrees
to grant approval of any sign located within the Premises or entry to the
Premises on glass or in conformity with the sign criteria attached hereto as
Exhibit 4. No exterior sign visible from the exterior of the Building shall be
permitted. Lessee further agrees to maintain such sign, lettering or other thing
as may be approved by Lessor in good condition and repair at all times and to
remove the same at the end of the term of this Lease as and if requested by
Lessor. Upon removal thereof, Lessee agrees to repair any damage to the Premises
caused by such installation and/or removal.

      8. PARKING, COMMON AREAS AND BUILDING SECURITY. In addition to Premises,
Lessee shall have the right to non-exclusive use, in common with Lessor, other
Lessees, and the guests, employees and invitees of same of (a) automobile
parking areas, driveways and footways, and (b) such loading facilities, freight
elevators and other facilities as may be designated from time to time by Lessor,
subject to the terms and conditions of this Lease and to reasonable rules and
regulations for the use thereof as prescribed from time to time by Lessor. The
parking area shall be provided with adequate lighting and shall be maintained in
good condition by Lessor; provided that Lessor shall have the right at any time
and from time to time to change or modify the design and layout of the parking
area(s).

            The Common Areas shall be subject to the exclusive control and
management of Lessor and Lessor shall have the right to establish, modify and
change and enforce from time to time rules and regulations with respect to the
Common Areas so long as such rules are not discriminatory against Lessee; and
Lessee agrees to abide by and conform with such rules and regulations.

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            Lessee agrees that it and its officers and employees will park their
automobiles only in such areas as Lessor may from time to time designate. Lessee
agrees that it will, within five (5) days after written request therefore by
Lessor, furnish to Lessor the state automobile license numbers assigned to its
cars and the cars of all of its employees. Lessee shall not park any truck or
delivery vehicle in the parking areas, nor permit deliveries at any place other
than as designated by Lessor.

            Neither the parking area nor any Common Area in the Building shall
be used by Lessee, its successors and assigns, or any agent, employee, invitee,
licensee, or customer of Lessee, for any advertising, political campaigning or
other similar use, including without limitation, the dissemination of
advertising or campaign leaflets or flyers.

            Lessor expressly reserves the right at any time during the term of
this Lease to impose a charge for parking and/or a validation system for the
parking of cars in the areas reserved for Bank parking. Lessor further reserves
the right to charge for covered parking which may be available in the garage of
the Building. Notwithstanding anything contained herein to the contrary, Lessee
shall be granted the use of four (4) covered reserved parking spaces during the
term of this Lease at no charge.

            In the event Lessor deems it necessary to prevent the acquisition of
public rights in and to the Building, Lessor may from time to time temporarily
close portions of the Common Areas, and may erect private boundary markers or
take such steps as deemed appropriate for that purpose. Such action shall not
constitute or be considered an eviction or disturbance of Lessee's quiet
possession of the Premises.

      9. REPAIRS, MAINTENANCE, SURRENDER AND OPERATIONAL COSTS. Lessor shall not
be called upon and shall have no obligation to make any repairs, improvements or
alterations whatsoever to the Premises except as hereinafter specified. During
the term of this Lease, Lessor shall maintain the exterior walls in good repair,
and shall keep the roof the Building water tight, and Lessor shall provide
maintenance, a tenant directory located on the first (1st) floor of the
Building, trash removal and daily custodial services to the Common Areas within
the Building and site as needed to keep the Building in a "clean and neat"
condition. Lessor shall not be liable for or required to make any repairs, or
perform any maintenance, to or upon the Premises which are required by, related
to or which arise out of negligence, fault, misfeasance of and by Lessee, its
employees, agents, invitees, licensees or customers, in which event Lessee shall
be responsible thereof.

            Lessee agrees to pay Lessor Lessee's proportionate share of the
Building operating costs and expenses (the "Operating Costs") including, but not
limited to the following:

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            A.    Utilities which are not separately metered;
            B.    Trash removal;
            C.    Pest Control;
            D.    Casualty and general comprehensive insurance;
            E.    Landscaping and landscaping maintenance;
            F.    Water and sewer charges;
            G.    Elevator service and maintenance;
            H.    Common Area maintenance;
            I.    Janitorial service applicable to the Premises and Common
                  Areas;
            J.    Electrical and telecommunication systems benefitting the
                  Common Areas or for the Common benefit of the Building;
            K.    Real estate taxes and assessments;
            L.    Security Guard service;
            M.    Any other reasonable cost whatsoever which Lessor may incur
                  for maintenance or operation of the Building;
            N.    Management fee,

and such proportionate share shall be in the same ratio that the total square
footage of the Premises bears to the total square footage of all gross leasable
area within the Building. Notwithstanding anything contained herein to the
contrary, Lessee's proportionate share of Operating Costs shall not exceed $5.25
per rentable square foot during the first year of the Lease. Thereafter, with
the exception of Taxes, Insurance and Utilities, Lessee's prorata share of
Operating Costs shall not aggregately increase yearly, as a percentage, more
than five percent (5%) over the actual costs in the previous year.

            Lessor shall furnish to Lessee on or before January 1st of each year
an annual budget itemizing all estimated Operating Costs for such year including
a statement of Lessee's prorata share of such costs and expenses. Thereafter
Lessee shall pay to Lessor with each monthly installment of Base Rent (as it may
be adjusted) additional rent equal to one-twelfth (1/12) of Lessee's annual
prorata share of the estimated Operating Costs based upon the budget for that
year. Lessee's prorata share of the actual annual Operating Costs shall be
adjusted upward or downward, on an annual basis within ninety (90) days
following January 1st of each year, or as soon as practical thereafter, said
adjustment, if any, to be paid by Lessee to Lessor, or credited by Lessor to
Lessee, as the case may be, with the next payment of Base Rent due (as it may be
adjusted).

            Except as provided above for Lessor to maintain, Lessee shall
service, keep and maintain the interior of the Premises, including all exposed
plumbing and fixtures and equipment on the interior of the Premises as well as
the air conditioner, in good and substantial repair during the entire term of
this Lease, but such agreement of Lessee shall not apply to any damage caused by
fire or other casualty which is covered by standard fire and extended coverage
insurance. Lessee agrees to make repairs promptly as they may be

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needed at its own expense, and at the end of the term or upon termination of
this Lease, Lessee shall deliver the Premises in good condition and repair,
reasonable wear and tear excepted, and in a broom-clean condition with all
glass, keys, hardware, and all windows and doors intact except for damage to
such glass by fire or other casualty beyond the control of Lessee. At all times
during this Lease, Lessee shall have a maintenance contract for the care and
repair of air conditioning equipment with a contractor approved by Lessor and
Lessee shall provide Lessor with a current copy of aforesaid maintenance
contract. Such contract will provide for preventive maintenance to be performed
at least quarterly. Provided the Lessee keeps aforementioned air conditioning
contract in effect, Lessee shall not be responsible for repairs to air
conditioning units within the demised premises unless caused by negligence of
Lessee. Lessee agrees to provide chair pads to be placed under all appropriate
furniture and to steam clean the carpeting on an annual basis and upon move out
or termination of the lease.

            Lessor shall not be liable for any loss or damage to Lessee's
personal property in the Premises even though caused by the negligence of the
Lessor, or its agents, employees or persons under Lessor's control or direction
as and to the extent that such loss is covered by an insurance policy carried by
and for the benefit of the Lessee, and the Lessee shall not be liable for any
loss or damage to the Demised Premises or Building in which the same is located
even though caused by the negligence of the Lessee, its agents, employees or
persons under its control or direction as and to the extent that such loss is
covered by insurance carried by or for the benefit of the Lessor; provided that
the right of either party to collect under their insurance policies is not
affected hereby.

      10. UTILITIES. Lessee shall pay all costs and expenses for electricity,
heating and cooling, and any and all other utilities separately metered or as
apportioned as provided in the above Article ("Repairs, Maintenance ...")
herein, furnished to or used in connection with the Premises for any purpose
whatsoever during the term of this Lease, promptly as each cost or expense shall
become due and payable. Lessee shall be responsible, at its own expense, for the
replacement of all electric light bulbs, tubes or ballasts serving the Premises.

      11. ALTERATION TO THE PREMISES AND REMOVAL OF EQUIPMENT. Lessee shall not
make any alteration or addition to the Premises without first obtaining the
expressed prior written consent of Lessor. Upon expiration and termination of
this Lease, all installations, fixtures, improvements and alterations made or
installed by Lessee, including electric lighting fixtures made by Lessee, and
all repairs, improvements, replacements and alterations to the Premises made by
Lessee, shall remain a part of the Premises as the property of Lessor, except
for trade fixtures.

      12. LIENS. Lessee agrees that it will make full and prompt payment of all
sums necessary to pay for the cost of repairs, alterations, improvements,
changes or other work

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done by Lessee to the Premises and further agrees to indemnify and hold harmless
Lessor from and against any and all such costs and liabilities incurred by
Lessee, and against any and all mechanic's, materialmen's or laborer's liens
arising out of or from such work or the cost thereof which may be asserted,
claimed or charged against the Premises or the Building or site on which it is
located.

            Notwithstanding anything to the contrary in this Lease, the interest
of Lessor in the Premises shall not be subject to liens for improvements made by
or for Lessee, whether or not the same shall be made or done in accordance with
an agreement between Lessor and Lessee, and it is specifically understood and
agreed that in no event shall Lessor or the interest of Lessor in the Premises
be liable for or subjected to any mechanic's, materialmen's or laborer's liens
for improvements or work made by or for Lessee; and this Lease specifically
prohibits the subjecting of Lessor's interest in the Premises to any mechanic's,
materialmen's or laborer's liens for improvements made by Lessee or for which
Lessee is responsible for payment under the terms of this Agreement. All persons
dealing with Lessee are hereby placed upon notice of this provision. In the
event any notice or claim of lien shall be asserted of record against the
interest of Lessor in the Premises or Building or the site on which it is
located on account of or growing out of any improvement or work done by or for
Lessee, or any person claiming by, through or under Lessee, or for improvements
or work the cost of which is the responsibility of Lessee, Lessee agrees to have
such notice of lien cancelled and discharged of record as a claim against the
interest of Lessor in the Premises or the Building or the site on which it is
located (either by payment or bond as permitted by Law) within ten (10) days
after notice to Lessee by Lessor, and in the event Lessee shall fail to do so,
Lessee shall be considered in default under this Lease.

      13. CASUALTY. In the event the Premises are rendered untenantable by fire
or other casualty, Lessor shall have the option of terminating this Lease or
rebuilding the Premises and in such event written notice of the election by
Lessor shall be given to Lessee within 30 days (30) days after the occurrence of
such casualty. In the event that Lessor elects to rebuild the Premises, the
Premises shall be restored to its former condition prior to tenant improvement
work whether or not such improvement work may have been performed by Lessor
within two hundred seventy (270) days of the date of election of Lessor to
rebuild Premises. In the event that Lessor elects to terminate this Lease, the
rent shall be paid to and adjusted as of the date of such casualty, and the term
of this Lease shall then expire and this Lease shall be of no further force or
effect and Lessor shall be entitled to sole possession of the Premises.

      14. CONDUCT OF BUSINESS. Lessee agrees to open the Premises for business
on the Commencement Date and thereafter, throughout the term of this Lease,
continuously to use all of the Premises for the purpose or purposes stated in
this Lease, diligently carrying on therein Lessee's business undertaking. Lessee
shall keep all of the

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Premises opened and available for business activity during normal business hours
except when prevented by strike, fire, casualty or other causes beyond Lessee's
reasonable control.

      15. INSPECTION AND REPAIR. Lessor or its representatives shall have the
right at any reasonable time, except in the case of emergency, to enter upon the
Premises for the purpose of inspection or for the purpose of making or causing
to be made any repairs or otherwise to protect its interest, but the right of
Lessor to enter, repair or do anything else to protect its interest, or the
exercise or failure to exercise said right shall in no way diminish Lessee's
obligations or enlarge Lessor's obligations under this Lease, or affect any
right of Lessor, or create any duty or liability by Lessor to Lessee or any
third party. Lessor shall have the right to show the Premises to a prospective
tenant at any time subsequent to the one hundred eightieth (180th) day before
the expiration or termination of this Lease.

      16. INSURANCE. Lessor shall not be liable for injury caused to any person
or property by reason of the failure of Lessee to perform any of its covenants
or agreements hereunder, nor for such damages or injury caused by reason of any
defect in the Premises now or in the future existing, or for any damages or
injury caused by reason of any present or future defect in the plumbing, wiring
or piping of the Premises or plumbing leaks or other consequences of such
defects or system failure. Lessee agrees to indemnify and hold harmless Lessor
from and against any and all loss, damage, claim, demand, liability or expense
by reason of any damages or injury to persons (including loss of life) or
property which may arise or be claimed to have arisen as a result of or in
connection with the occupancy or use of the Premises by Lessee. Lessee shall, at
its expense, provide and maintain in force during the entire term of this Lease,
and any extension or renewal hereof, public liability insurance with limits of
coverage not less than One Million and No/100 Dollars ($1,000,000.00) for any
property damage or loss from any one (1) accident, and not less than One Million
and No/100 Dollars ($1,000,000.00) for injury to any one (1) person from any one
(1) accident, applicable to the Premises. Each policy of insurance shall name as
the insured thereunder Lessor and Lessee. Each such liability insurance policy
shall be of the type commonly known as owner's, landlord's and tenant's
insurance and shall be obtained from a company satisfactory to Lessor. The
original of each such policy of insurance or certified duplicates thereof issued
by the insurance or insuring organization shall be delivered by Lessee to Lessor
on or before ten (10) days prior to occupancy of the Premises by Lessee,
providing for thirty (30) days notice of cancellation to Lessor.

            Lessor shall maintain throughout the term of this Lease, casualty
insurance and general comprehensive insurance for the Building and Common Areas.
Lessee shall maintain at its sole cost and expense any and all insurance
covering contents, trade fixtures and tenant improvement, work which may have
been performed by Lessee.

      17. WAIVER. The failure of Lessor to insist, in any one or more instances,
upon

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strict performance of any covenants or agreements of this Lease, or exercise any
option of Lessor herein contained, shall not be construed as a waiver or
relinquishment for the future enforcement of such covenant, agreement or option,
but the same shall continue and remain in full force and effect. Receipt of rent
by Lessor, with knowledge of the breach of any covenant, or agreement hereof,
shall not be deemed a waiver of such breach, and no waiver by Lessor of any
provision hereof shall be deemed to have been made unless expressed in writing
and signed by Lessor.

      18. CONDEMNATION. Lessor reserves unto itself, and Lessee assigns to
Lessor, all right to damages accruing on account of any taking or condemnation
of any part of the Premises, or by reasons of any act of any public or
quasi-public authority for which damages are payable. Lessee agrees to execute
such instruments of assignment as may be required by Lessor, to join with Lessor
in any petition for the recovery of damages, if requested by Lessor, and to turn
over to Lessor any such damages that may be recovered in any such proceeding.
Lessor does not reserve to itself, and Lessee does not assign to Lessor, any
damages payable for trade fixtures installed by Lessee at its cost and expense
and which are not part of the realty.

      19. DEFAULT. In the event Lessee shall fail (a) to make any rental or
other payment due hereunder within five (5) days after the same shall become
due, or (b) abandons the Premises during the term hereof, or (c) breaches or
fails to perform any of the agreements herein, and shall fail to cure such
agreements within ten (10) days after written notice from Lessor, then Lessor,
in any such event(s), shall have the option to:

            1.    Sue for rents as they may become due;

            2.    Terminate this Lease, resume possession of the Premises for
                  its own account and recover immediately from Lessee the
                  difference between the rent for which provision is made in
                  this Lease and fair rental value of the Premises for the
                  remainder of the lease term, together with any other damage
                  occasioned by or resulting from the abandonment or a breach or
                  default other than a default in the payment of rent; or

            3.    Resume possession and re-lease and re-rent the Premises for
                  the remainder of the lease term for the account of Lessee and
                  recover from Lessee, at the end of the lease term or at the
                  time each payment of rent becomes due under this Lease, as the
                  Lessor may elect, the difference between the rent for which
                  provisions are made in this Lease and the rent received on the
                  re-leasing or re-renting, together with all costs and expenses
                  of Lessor in connection with such re- leasing or re-renting
                  and the collection of rent and the cost of all repairs or
                  renovations reasonably necessary in connection with the re-

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                  leasing or re-renting, and if this option is exercised, Lessor
                  shall, in addition, be entitled to recover from Lessee
                  immediately any other damages occasioned by or resulting from
                  the abandonment or a breach or default other than a default in
                  the payment of rent.

            4.    Upon the happening of any one or more of the aforementioned
                  defaults, Landlord may elect to declare the entire rent for
                  the balance of the term of the Lease, or any part thereof, due
                  and payable forthwith without regard to whether or not
                  possession shall have been surrendered to or taken by
                  Landlord, and to bring an action for the recovery thereof.

            The remedies for which provision is made in this Article shall not
be exclusive and in addition thereto Lessor may pursue such other remedies as
are provided by law in the event of any breach, default or abandonment by
Lessee. In any event, and irrespective of any option exercised by Lessor, Lessee
agrees to pay and the Lessor shall be entitled to recover all costs and expenses
incurred by Lessor, including reasonable attorneys' fees and appellate
attorney's fees, in connection with collection of rent or damages or enforcing
other rights of Lessor in the event of a breach or default or abandonment by
Lessee, irrespective of whether or not Lessor elects to terminate this Lease by
reason of such a breach, default or abandonment. Lessee waives any right to
trial by jury on any issue which may be litigated herein.

            Any and all sums due under this Lease from Lessee to Lessor and not
paid on the due date shall bear interest from the due date at the maximum rate
allowed by law until fully paid.

      20. SUBORDINATION. This Lease is subject and subordinate to any mortgages,
deeds of trust, deeds to secure debt, ground rents and to all renewals,
modifications, consolidations, replacements and extensions of any of the
foregoing or of substitutions therefor or any other forms or methods of
financing or refinancing which may now or hereafter affect the real property or
leasehold estates of which the demised Premises form a part whether now in use
or not and any instruments executed for said purposes or hereafter executed by
the owners of the fee or leasehold, if Lessor is not the owner of the fee.
Lessee agrees upon demand to execute, acknowledge and deliver to the owners of
the fee or leasehold estate, without expense to them, any instruments that may
be necessary or proper to confirm this subordination of this Lease and of all of
the rights herein contained to the lien or liens created by any such
instruments. If the Lessee shall fail at any time to execute and deliver any
such subordination instruments upon request, the mortgagors in any such new
mortgage or mortgages or the obligators in any form of refinancing as provided
above, in addition to any other remedies available to them in consequences of
said default may execute, acknowledge and deliver such subordination

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instruments as the attorney-in-fact of the Lessee and in the Lessee's name,
place and stead; said Lessee hereby makes, constitutes and irrevocably appoints
said mortgagors or obligators as attorney-in-fact for that purpose.

      21. PROOF OF LEASE. Lessee agrees that at any time and from time to time
upon ten (10) days prior written request by Lessor, it will execute, acknowledge
and deliver to the Lessor a statement in writing stating that this Lease is
unmodified and in full force and effect (or, if there have been modifications,
stating the modifications, and that the Lease as so modified is in full force
and effect), and the dates to which the rent and other charges have been paid,
it being intended that any such statements delivered pursuant to this Article
may be relied upon by any prospective purchaser of or any prospective holder of
a mortgage or a deed of trust upon or any interest in the fee or any leasehold
or by the mortgagee, beneficiary or grantee of any security or interest, or any
assignee of any thereof or under any mortgage, deed of trust or conveyance for
security purposes now or hereafter done or made with respect to the fee of or
any leasehold interest in the demised premises.

            It is hereby understood and agreed that if Lessee shall fail to
furnish the statement required to be furnished, as hereinabove provided, within
ten (10) days after request therefor by Lessor, then such failure on the part of
the Lessee shall constitute an acknowledgement by Lessee that the Lease (as
modified, if same has been modified) Is in full force and effect and that there
have been no prepayments of rent by Lessee. Should Lessor so elect, it shall be
deemed to be Lessee's attorney-in-fact for the purpose of executing any such
statement if same has not been furnished by Lessee within said ten (10) day
period.

      22. DEPOSIT AND ADVANCES. Any funds paid by Lessee to Lessor as a deposit
or advance pursuant to the terms of this Lease, or any exhibit, addendum or
modification hereto, may be commingled with other funds of Lessor and need not
be placed in trust, deposited in escrow or otherwise held in a segregated
account. In addition, if any sum or sums of money shall become payable by Lessee
to Lessor pursuant to the terms of this Lease, or any exhibit, addendum or
modification hereto, or by any law, ordinance or regulation affecting this
Lease, Lessor shall have the right to apply any deposits or advances theretofore
made by Lessee against such sums due by Lessee to Lessor. Deposits shall not
accrue interest.

      23. SECURITY DEPOSIT. Lessee has deposited with Lessor and Lessor hereby
acknowledges receipt of the sum of $ 2.112.16 which shall be held by Lessor as
security for the faithful performance by Lessee of all the terms of this Lease
by Lessee to be observed and performed. Said deposit shall not be mortgaged,
assigned, transferred or encumbered by Lessee without the express prior written
consent of Lessor and any such act on the part of Lessee shall be without force
and effect and shall not be binding upon Lessor. Said

                                       11
<PAGE>

security deposit shall not accrue interest. If any of the rents herein reserved
or any other sum payable by Lessee to Lessor hereunder shall be overdue or
unpaid, or should Lessor make payments on behalf of Lessee, or if Lessee shall
fail to perform any of the terms of this Lease, the Lessor, at its option and
without prejudice to any other remedy which Lessor may have on account thereof,
may appropriate and apply said entire deposit, or so much thereof as may be
necessary to compensate Lessor, toward the payment of any rent or additional sum
due hereunder or to any loss or damage sustained by Lessor due to such breach on
the part of Lessee; and Lessee shall forthwith upon demand restore said security
deposit to the original sum deposited. Should Lessee comply with all of the
terms and promptly pay all of the rentals and all other sums payable by Lessee
to Lessor as they become due, said deposit shall be returned in full to Lessee
at the end of the lease term. In the event of bankruptcy or other creditor debt
proceedings against Lessee, the security deposit shall be deemed to be first
applied to the payment of rent and other charges due Lessor for all periods
prior to the filing of such proceedings.

      24. PREPAID RENTS. Lessee has deposited with Lessor and Lessor
acknowledges receipt of the sum of $N/A which shall be held by Lessor, without
accrual of interest, as prepaid rent on account of N/A of this Lease. If any of
the rents herein reserved or any other sum payable from Lessee to Lessor
hereunder shall be overdue or unpaid, or should Lessor make payments on behalf
of Lessee, or if Lessee shall fail to perform any of the terms of this Lease,
then Lessor, at its option and without prejudice to any other remedy which
Lessor may have on account thereof, may appropriate and apply said entire
amount, or so much thereof as may be necessary to compensate Lessor, toward the
payment of any rent or additional sum due hereunder or to any loss or damage
sustained by Lessor due to such breach on the part of Lessee; and Lessee shall
forthwith upon demand restore said rents to the original sum deposited.

      25. NOTICES. All notices required or contemplated by this Lease shall be
in writing and shall be delivered in person or by United States Certified Mail,
Return Receipt Requested, addressed to the party to whom such notice is directed
at the addresses set forth in the first paragraph of this Lease. By giving at
least two (2) days prior written notice to the other party, either party may
change its address for notices hereunder.

      26. BUILDING HOURS. The Building shall be open for regular business from
7:00 A.M. to 8:00 P.M., Monday through Friday, and from 10:00 A.M. to 2:00 P.M.
on Saturdays. Individual Lessee access shall be accommodated by the Building
security system at all other times. Individually metered electrical controls and
air conditioning will provide Lessee with utilization when the Building is not
open for regular business as specified elsewhere in this Lease.

      27. BROKERAGE. Lessee acknowledges that it has not dealt, consulted or
negotiated with any real estate broker, sales person or agent other than Arvida
Realty Sales,

                                       12
<PAGE>

Inc. and Lessee hereby agrees to indemnify and hold harmless Lessor from and
against any and all loss and liability resulting from or arising out of any
claim that Lessee has dealt or negotiated with any real estate broker, sales
person or agent other than said Arvida Realty Sales, Inc. in connection with the
transaction which is the subject of this Lease.

      28. ENERGY CRITERIA. Lessee acknowledges that the Building is constructed
as an energy efficient structure; therefore, all tenant improvements must meet
minimum standards of ASHRA-0975, effective as of the date of this Lease, as
adopted by Palm Beach County, Florida, and as may from time to time be amended.
All energy consumption must meet the following criteria:

            A. Lighting fixtures, including ballast losses, at two hundred sixty
five (265) volts may not exceed three (3) watts per square foot; and

            B. Total demand watts at one hundred twenty (120) volts, including
receptacles, incandescent and other lighting and other equipment shall not
exceed one (1) watt per square foot (office building requirement per National
Electrical Code).

      29. RADON GAS. Radon is a naturally occurring radioactive gas that, when
it has accumulated in a building in sufficient quantities, may present health
risks to persons who are exposed to it over time. Levels of radon gas 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 Public Health Unit.

      30. ENTIRE AGREEMENT. Lessee agrees that Lessor has not made any
statement, promise, or agreement or taken upon itself any engagement whatsoever,
verbally or in writing, in conflict with the terms of this Lease, or in which
any way modifies, varies, alters, enlarges or invalidates any of its provisions.
This Lease sets forth the entire understanding between Lessor and Lessee, and
shall not be changed, modified or amended except by an instrument in writing
signed by the party against whom the enforcement of any such change,
modification or amendment is sought. The covenants and agreements herein
contained shall bind, and the benefit and advantages hereof shall inure to the
respective heirs, legal representatives, successors and assigns of Lessor and
Lessee, Whenever used, the singular number shall include the plural and the
plural shall include the singular and the use of any gender shall include all
genders. The headings set forth in

                                       13
<PAGE>

this Lease are for ease of reference only shall not be interpreted to modify or
limit the provisions hereof. This Lease shall be construed in accordance with
the laws of the State of Florida.

      IN WITNESS WHEREOF, Lessor and Lessee have caused this Lease to be
executed as required by law on this 28 day of October, 1991.

Witnesses:                             MASS MUTUAL LIFE INSURANCE CO.

___________________________            By:______________________________________

___________________________            Date:____________________________________

                                       EXPRESS FINANCIAL CORPORATION

___________________________            By:______________________________________

___________________________            Date:____________________________________

                                       14Exhibit 10.6

                            OFFICE SERVICE AGREEMENT

This Agreement is made March 27, 2000 by and between Vantas Long Island, LLC
("Center") having offices known and numbered as Suite 400 (the "Facility") in
the building located at 50 Charles Lindbergh Blvd., Uniondale, NY 11553 (the
"Building") and GKB Software, Inc. ("Client") a(n) (corporation, partnership,
individual) with an address of 57 Magnolia Avenue, Garden City, NY 11530 for a
term of 12 months, commencing on April 15, 2000 (the "Commencement Date") and
ending on April 14, 2001 (the "Initial Term") unless renewed in accordance with
Paragraph 3.

      In consideration of the foregoing, the parties for themselves, their
heirs, legal representatives, successors and assigns, agree as follows:

      1. Center's Obligations.

      a. Subject to the terms and conditions of this Agreement, Center hereby
agrees to provide Client for the Term (as defined below in Paragraph 3): (a) the
exclusive use of Furnished Private Office(s) number(s) 316 located in the
Facility (the "Premises"); and (b) non-exclusive use of the following services:

o     Furnished, Decorated Reception Room with Professional Receptionist
o     Personalized Telephone Answering During Office Hours
o     24 Hour Voicemail
o     8 hours of Conference Room per month subject to prior scheduling and use
      by other Clients
o     Corporate Identity on Lobby Directory where Available
o     Receipt of Mail and Packages
o     Complete Kitchen Facilities with Coffee Service
o     Utilities and Maintenance
o     HVAC During Normal Business Hours
o     Janitorial Services
o     8 hours per month courtesy use of other VANTAS affiliated facilities.
      Locations subject to current affiliation and availability.

      b. If, for any reason, Center cannot deliver possession of the Premises to
Client on the Commencement Date, this Agreement will remain in full force and
effect; however, there will be an abatement of the Monthly Office Charge for the
period between the Commencement Date and the date that the Premises are
delivered to Client.

      2. Use.

      The Premises will be used by Client solely for General Business Office and
such other normally incident uses and for no other purpose, in strict accordance
with the Operation Standards, which are annexed hereto as Schedule A. Client
will not offer at the Premises any services which Center provides to its
Clients, including, but not limited to those services described in Paragraph 1.
Client will not make nor permit to be made any use of the Premises, Facility or
Building which would violate any of the terms of this Agreement or which,
directly or indirectly, is forbidden by law, rule or regulation, which may be
dangerous to life, limb or property or which could in any way impair, interfere
or tend to impair or interfere with the high quality character, reputation or
appearance of the Building or the Facility or with any services performed by
Center for Client or for others. The foregoing provisions will also apply to
Client's Users (as defined in Paragraph 9).

      3. Renewal.

      Upon expiration of the Initial Term and on any subsequent renewal term
(each, a "Renewal Term" and together with the Initial Term, the "Term") of this
Agreement, the Agreement automatically will be extended for the same period of
time as the Initial Term and upon the same terms and conditions as herein
contained except for the amount of the Monthly Office Charge (as defined in
Paragraph 4) then in effect, which will each be increased by five percent (5%),
unless either party notifies the other in writing within the period hereinafter
specified that the Agreement will not be extended. If Client has less than three
offices, such notice will be given at least sixty (60) days prior to the
expiration of the Initial Term or the Renewal Term, as the case may be. If
Client has three or more offices, such notice will be given at least ninety (90)
days prior to the expiration of the Initial Term or the Renewal Term, as the
case may be.

                                       1          ______Initials  ______Initials
<PAGE>

      4. Monthly Office Charge.

      a. For and during the Term of this Agreement, Client will pay to Center,
on or before the first day of each month after the Commencement Date, the sum of
$1,050.00 as Monthly Office Charge (subject to increase in accordance with
Paragraph 3 above) for the Premises. If any payment of Monthly Office Charge or
other charge due under this Agreement is not received within five (5) calendar
days after its due date, the Client will also pay, in addition to Monthly Office
Charge, a late payment charge which will be an amount equal to ten percent (10%)
of any amount owed to Center or fifty dollars ($50.00) whichever is greater. The
financial terms of this Agreement are strictly confidental and Client agrees not
to knowingly or willfully divulge this information to any other Client or
potential Client of Center.

      b. The Monthly Office Charge payable during the Term of this Agreement is
subject to increase following notification of any increase in the rent,
operating expenses or taxes which the Center might receive under the Main Lease
(as defined in Paragraph 20), including any increase in respect of past periods
under the Term. Center will promptly notify Client in writing of any such
increase, and will bill Client for its pro rata share thereof.

      c. The Monthly Office Charge is based on the value of the use of the
Premises and services to be used by person(s) only. If more than said number of
person(s) regularly use the Premises or services, the Monthly Office Charge will
be increased in an amount equal to $0.00 for each such additional person.

      d. If a Client check is returned for any reason, Client will pay an
additional charge of One Hundred Dollars ($100.00) per returned check and, for
the purpose of considering default and/or late charges, it will be as if the
payment represented by the returned check had never been made.

      5. Refundable Retainer.

      a. Client will deposit with Center $2,100.00, in good or certified funds,
as a non-interest bearing refundable retainer. Center may use the refundable
retainer to cure any default of Client under this Agreement, to restore the
Premises, including any and all furniture, fixtures and equipment, provided by
Center to its original condition and configuration, reasonable wear and tear
excepted, to pay for repairs to any damage to the Premises, Facility and/or
Building, caused by Client or Client's guests, or to pay any Monthly Office
Charge or other charges that Client owes Center at or prior to the expiration of
the Term of this Agreement.

      b. The refundable retainer (less any sums used by Center in accordance
with the terms and conditions of this Agreement) will be returned within sixty
(60) days after the termination of any services rendered or expiration of the
Term. Client may not direct or request that the refundable retainer be applied
in lieu of the final payment(s) of Monthly Office Charge or service charges
under this Agreement.

      c. In the event that Center applies any of the refundable retainer
deposited pursuant to this Agreement, Center will have the right to charge the
Client, and Client will pay, in addition to any Monthly Office Charge, such sums
as are necessary to cause the refundable retainer to be returned to its entire
original amount.

      6. Services.

      a. Provided Client is not in default of this Agreement, Center will make
available certain services to Client as more particularly described in Paragraph
1. Charges for such services will be included as part of the Monthly Office
Charge.

      b. In addition to the Monthly Service Package, upon request, Center will
make available to Client additional services as Center may make generally
available, the charges for which will be established as per Center's then
scheduled rates as determined by Center. Payment for these services will be
subject to the same terms and conditions as those governing the payment of the
Monthly Office Charge. Center will have no obligation to provide such services
if Client is in default of this Agreement or if the anticipated charges exceed
the amount of the refundable retainer. When providing services to Client that
involve third parties, Center will have the right to require Client to pay, or
to reimburse Center for, the fees and expenses of such third party in advance.

      7. Telephone Services.

      a. Provided Client is not in default of this Agreement, Center will make
available to Client a telecommunications package, the charges for which will be
established as per Center's then scheduled rates as determined by Center.
Payment for these services will be subject to the same terms and conditions as
those governing the payment of the Monthly Office Charge. All telephone numbers
used by Client will remain at all times the property of Center and Client will
acquire no rights in the components of the telecommunications package
whatsoever.

      b. Client hereby agrees to indemnify, hold harmless and to reimburse
Center for all charges associated with (1) any toll fraud traceable to
telecommunications services provided by Center to

                                       2          ______Initials  ______Initials
<PAGE>

Client including, but not limited to, unauthorized use of calling cards or
telephone lines, and (2) any advertising costs of Client involving the telephone
number assigned to it, including, without limitation, yellow pages advertising
(it being understood that Center is under no obligation to procure such
advertising and that any such advertising by Client is subject to the Operations
Standards).

      c. It is expressly acknowledged and agreed that Center will be the sole
and exclusive provider of telecommunication services to Client. Client hereby
agrees and covenants that it will not use any other telephone service or
telephone carrier to provide it service in the Premises.

      d. Center shall not be liable for any interruption or error in the
performance of its services to Client under this Paragraph "7". Client waives
any recourse against Center arising from the provision of such services,
including, without limitation, any claim of business interruption or for any
indirect, incidental, special, consequential or punitive damages, except for
claims arising out of willful misconduct by Center.

      8. Indemnity/Limitation of Liability/Insurance.

      a. Client will indemnify and hold harmless Center from and against any
loss, damage, injury, liability or expense to or of person or property
occasioned by or resulting from any willful misconduct or grossly negligent act
on the part of Client or Client's Users. Center will not be liable to Client or
to any other person on account of loss, damage or theft to any business or
personal property of Client. Center will not be liable for any loss, damage,
injury, liability or expense to or of person or property except as may result
from Center's willful misconduct or grossly negligent acts. Center will
indemnify and hold harmless Client from and against any loss, damage, injury,
liability or expense to or of person or property occasioned by or resulting from
any willful misconduct or grossly negligent act on the part of the Center, its
agents, employees, or invitees, or persons permitted on the Premises by Center.

      b. Center will not be liable for any claim of business interruption or for
any indirect, incidental, special, consequential exemplary or punitive damages
arising out of any failure to furnish any service or facility, any error or
omission with respect thereto, or any delay or interruption of same. Neither
Center nor any of its agents, employees, officers or directors will be deemed to
be making any representations or warranties, whether express or implied, as to
the ability of any systems, including, without limitation, computer and
electronic based equipment, relating to the Building, Facility or Premises or to
any services to be provided hereunder to process date fields relating to the
Year 2000 nor will any of them be liable for the failure of such systems to
process such date fields. Center's liability under this Agreement will in no
event exceed the amount paid by Client for the services for which the claim
arose. The parties agree to the allocation of risk contained herein.

      c. Client will, prior to the Commencement Date of this Agreement provide
Center with a certificate of insurance evidencing General/Public Liability
coverage with liability limits of not less than One Million Dollars
($1,000,000.00) per occurrence for Bodily Injury and/or Property Damage
Liability and One Hundred Thousand Dollars ($100,000.00) per occurrence for
Fire/Legal Liability. Said insurance coverage will remain in force during the
Term of this Agreement. VANTAS International Incorporated and Vantas Long
Island, LLC will be named as an additional named insured on each of these
policies. Client's failure to provide or maintain such insurance will not reduce
or otherwise alter Client's liability or responsibility to pay any judgment
rendered against Client for any liability or damages. All insurance required to
be maintained by Client include a waiver of subrogation in favor of Center and
the landlord under the Main Lease. Center will not have any obligation to
maintain insurance for Client's benefit.

      d. The provisions of this Paragraph 8 will survive the expiration or
earlier termination of the term of this Agreement.

      9. Operating Standards.

      The Operating Standards attached to this Agreement as Schedule A are
hereby made an integral part of this Agreement. Client, its employees, agents,
guests, invitees, visitors and/or any other persons caused to be present in and
around the Premises by the Client ("Client's Users") will perform and abide by
the Operating Standards then in effect.

      10. Employment of Center's Employees.

      Client agrees that it will not, during the Term of this Agreement and for
a period of one year thereafter, directly or indirectly, employ or offer to
employ any person who is or has been an employee of Center without prior consent
from Center. If Client hires either an employee of Center or any person who has
been an employee of Center within six months prior to the time such person is
hired by Client, Client will be liable to Center for liquidated damages equal to
six months wages of the employee, at the rate last paid that employee by Center.
The provisions of this paragraph will survive the Term of this Agreement.

                                       3          ______Initials  ______Initials
<PAGE>

      11. Access.

      Center and its agents will have the right of access to the Premises at any
time for the purpose of (i) making any repairs, alterations and/or inspections
which it deems necessary in its sole discretion for the preservation, safety or
improvements of the Premises, or (ii) to show the Premises to prospective
Clients, without in any way being deemed or held to have committed an eviction
(constructive or otherwise) of or trespass against Client.

      12. Relocation.

      Client agrees that the Center may, in its sole discretion, relocate the
Client from its present Premises to a like or similar office space within the
same Facility upon ten (10) days notice to the Client. In the event that the
Center requires the Client to relocate, the Center will bear the reasonable
moving costs of any such relocation. All of terms and conditions of this
Agreement, other than the designation of the Premises provided herein, will
remain unaffected and in full force and effect.

      13. Assignment and Subletting.

      No assignment or subletting of the Premises, this Agreement or any part
thereof will be made by Client without Center's prior written consent, which
consent may be withheld in Center's sole discretion. Center may assign its
rights and its obligations under Agreement in whole or in part without Client's
consent.

      14. Termination.

      a. On expiration or earlier termination of the Term, Client will, without
demand, promptly surrender and deliver the Premises, including any furniture,
fixtures and equipment provided by Center, to Center in its original condition
and configuration, reasonable wear and tear excepted. If Client fails to so
surrender and deliver the Premises, Client agrees to pay Center, as liquidated
damages, a sum equal to twice the Monthly Office Charge for each month or
portion thereof that the Client retains possession of the Premises.

      b. If Client vacates the Premises and leaves behind any property,
whatsoever, such property will be deemed abandoned by Client and may be disposed
of by Center at Client's expense and without liability to Center.

      c. In the event the Premises, the Facility or the Building is damaged,
destroyed or taken by eminent domain either party may terminate this Agreement
without liability on (30) days written notice to the other party.

      d. Upon early termination of the Main Lease, this Agreement will terminate
without liability to any party unless the Landlord under such Main Lease elects
to have this Agreement assigned to such Landlord or another entity as provided
in such Main Lease.

      15. Default and Remedies.

      a. Client will be deemed to be in default of this Agreement if Client
fails to fulfill any of its terms, conditions, covenants or provisions of this
Agreement, including but not limited to (1) payment of Monthly Office Charge
and/or any other charges hereunder within ten days of the date such charges
become due; or the abandonment and/or vacatur of the Premises by the Client
prior to expiration of the Term, or (2) if Client becomes insolvent, makes an
assignment for the benefit of creditors or files a voluntary petition, or has an
involuntary petition filed against it, under any bankruptcy or insolvency law.

      b. In case of such default, the Center may, at its sole discretion,
terminate this Agreement upon five days notice to the Client. Upon the
expiration the five day period, Client will vacate the Premises. Should Client
fail to vacate the Premises, the Center may:

            i.    re-enter and take possession of the Premises and remove all
                  persons and property therefrom; and

            ii.   disconnect any telephone lines installed for the benefit of
                  Client; and

            iii.  cease supplying Client with the services described in
                  Paragraph 1 hereof.

If Client defaults and Center takes any of the foregoing action, or changes the
locks, removes Client's property, or otherwise denies access to Client, Center
will not be liable for any damages to the Client.

      c. In addition to the foregoing, Center may elect to accelerate all of
Client's obligations hereunder, including without limitation, Monthly Office
Charge and other monthly recurring charges, for all or part of the term. Center
is under no obligation, implied or otherwise, to mitigate its damage(s) under a
default by Client.

      d. Should Center be unable to enter into another office service agreement
relating to the Premises, or should Center enter into another office service
agreement relating to the Premises for less than the Monthly Office Charge which
Client is obligated to pay under this Agreement, Client will pay the amount of
such deficiency, plus the expenses of entering into such other service agreement
relating to the Premises, immediately in one lump sum, to Center upon demand

                                       4          ______Initials  ______Initials
<PAGE>

and/or at Center's option as such obligations accrue hereunder.

      e. In connection with any default by Client under this Agreement, if
Center incurs attorney's fees and/or costs of collection or of ensuring
performance, Client will pay all such sums with interest, and such sums will be
deemed to be owed by Client in addition to the Monthly Office Charge hereunder,
and if the Term has expired at the time of incurring such sums, such sums will
be recoverable by Center as damages.

      16. Mail & Telephone Forwarding.

      Upon expiration of the Term, Center will, unless otherwise instructed by
Client in writing no later than 30 days prior to the expiration of the Term,
forward mail to Client at its new address and give out Client's new telephone
number via a voice mail message for a period of three months at the rate of One
Hundred and Fifty Dollars ($150.00) per month, which sums will be deducted from
any amounts deposited with the Center from the refundable retainer deposited
hereunder or will otherwise be paid to the Center in advance. Unless the Client
pays the Charge set forth herein to the Center in advance, Center will have no
obligation to provide the services set forth herein. Except as expressly
provided herein, Center will have no obligation to notify any person or entity
of Client's new telephone number and address.

      17. Notices.

      Any notice under this Agreement will be in writing and will be either
delivered by hand, first class mail or by overnight courier to the party at the
address set forth below. Center hereby designates its address as:

      Vantas Long Island, LLC
      50 Charles Lindbergh Blvd.
      Uniondale NY 11553

      Attn: Management

Client hereby designates its address (which address must be an address within
the United States), as

      GKB Software, Inc.
      Attn: Keith Becker
      57 Magnolia Avenue
      Garden City, NY 11530
      Phone: (516) 248-6159
      Fax:

If such mail is properly addressed and mailed as above, it will be deemed notice
for all purposes, given when sent or delivered, even if returned as undelivered.

      18. Severability.

      The invalidity of any one or more of the sections, subsections, sentences,
clauses or words contained in this Agreement or the application thereof to any
particular set of circumstances, will not affect the validity of the remaining
portions of this Agreement or of their valid application to any other set of
circumstances. Regardless of whether or not either party has elected to consult
with legal counsel in reviewing this Agreement, it is the intent of the parties
that in no event will the terms, conditions or provisions of this Agreement be
construed against either party as the drafter of this Agreement.

      19. Execution by Client.

      The party or parties executing this Agreement on behalf of the Client
warrant(s) and represent(s): (i) that such executing party (or parties) has (or
have) complete and full authority to execute this Agreement on behalf of Client;
and (ii) that Client will fully perform its obligations hereunder.

      20. Miscellaneous.

      a. Failure of the Center to insist upon the strict performance of any term
or condition of this Agreement or to exercise any right or remedy available for
a breach thereof, or acceptance of full or partial payment during the
continuance of any such breach, will not constitute a waiver of any such breach
or any such term or condition. No term or condition of this Agreement required
to be performed by Client and no breach thereof, will be waived, altered or
modified, except by a written instrument executed by Center.

      b. Time is of the essence as to the performance by Client of all
covenants, terms and provisions of this Agreement.

      c. This Agreement embodies the entire understanding between the parties
relative to its subject matter, and will not be modified, changed or altered in
any respect except in writing signed by all parties.

      d. This Agreement may be executed in two or more counterparts, each of
which will be deemed to be an original, but all of which together will
constitute one and the same instrument.

      e. This Agreement is subject and subordinate to the Building lease
governing the Facility, under which Center is bound as tenant (the "Main Lease")
and the provisions of the Main Lease, other than as to the payment of Monthly
Office Charge or other monies, are incorporated into this Agreement as if
completely herein rewritten. Client will comply with and be bound by all
provisions of the Main Lease except that the payment of

                                       5          ______Initials  ______Initials
<PAGE>

Monthly Office Charge will be governed by the provisions of this Agreement, and
Client will indemnify and hold Center harmless from and against any claim or
liability under the Main Lease arising from Client's breach of the Main Lease or
this Agreement.

      IN WITNESS WHEREOF, Center and Client have executed this Agreement as of
the date first above written.

CENTER: VANTAS LONG ISLAND, LLC UNIONDALE

By:_______________________________________
Lorraine Doyle, General Manager

CLIENT:  GKB SOFTWARE, INC.
(If a corporation)

By:_______________________________________
Keith Becker, President.

Name:_____________________________________

Title:____________________________________

                  [Corporate Seal]

CLIENT: GKB SOFTWARE, INC.
(If an individual or partnership)

By:_______________________________________
Keith Becker, President.

By:_______________________________________

                                       6          ______Initials  ______Initials
<PAGE>

SCHEDULE A OPERATING STANDARDS

1.    Clients and their guests will conduct themselves in a businesslike manner;
      proper attire will be worn at all times; and the noise level will be kept
      to a level so as not to interfere with or annoy other Clients.

2.    Client will not provide or offer to provide any services to Center's
      customers if such services are available from Center.

3.    Client will not prop open any corridor doors, exit doors or doors
      connecting corridors during or after business hours.

4.    Clients using public areas may only do so with the consent of the Center,
      and those areas must be kept neat and attractive at all times.

5.    Client will not conduct any activity within the Premises, Facility or
      Building which in the sole judgment of the Center will create excessive
      traffic or is inappropriate to a shared office environment.

6.    Client may not conduct business in the corridors or any other areas except
      in its designated offices or conference rooms without the written consent
      of Center.

7.    All corridors, halls, elevators and stairways will not be obstructed by
      Client or used for any purpose other than normal egress and ingress.

8.    No advertisement, identifying signs or other notices will be inscribed,
      painted or affixed on any part of the corridors, doors, windows or public
      areas.

9.    Without Center's prior written consent, Client is not permitted to place
      "mass market", direct mail or advertising (i.e. newspaper, classified
      advertisements, yellow pages, billboards) using Center's assigned
      telephone number or take any such action that would generate an excessive
      number of incoming calls.

10.   Client will not solicit clients of Center or their employees in the
      Building without first obtaining Center's prior written consent.

11.   Immediately following Client's use of conference room space and/or
      audio/visual equipment, Client will clean up and return the space and
      equipment to the state and condition it was in prior to Client's use. If
      not, Center may charge Client for any other expenses required to restore
      the conference space and/or equipment to its original condition.

12.   Center must be notified in writing if Client desires to utilize the
      conference room or other common areas of the Facility during evening or
      weekend hours. Center may deny the Client access if the desired usage is
      inappropriate and may disrupt normal operations.

13.   Client will not, without Center's prior written consent, store or operate
      any computer (except a desktop/laptop computer or fax machine) or any
      other large business machines, copier and postage equipment, heating
      equipment, stove, speaker phones, radios, stereo equipment or other
      mechanical amplification equipment, refrigerator or coffee equipment, or
      conduct a mechanical business, do any cooking, or use or allow to be used
      on the Premises oil, burning fluids, gasoline, kerosene for heating,
      warming or lighting. No article deemed extra hazardous on account of fire
      or any explosives will be brought into said Premises or Facility. No
      offensive gases, odors or liquids will be permitted.

14.   Client will bring no animals into the Premises or Facility except for
      those assisting disabled individuals.

15.   Client will not remove furniture fixtures or decorative material from
      offices or common areas without the prior written consent of Center.

16.   Client will not make any additional copies of any Center issued keys. All
      keys and security cards are the property of Center and must be returned
      upon request or by the close of the business on the expiration or sooner
      termination of

                                       7          ______Initials  ______Initials
<PAGE>

      the Agreement term. Any lost or unreturned keys or cards will incur a
      Twenty Five Dollar ($25.00) per item charge and the cost to re-key the
      office.

17.   Client will not smoke nor allow smoking in any area of the Facility,
      including the Premises, and will comply with all governmental regulations
      and ordinances concerning smoking.

18.   Client will not allow more than three visitors in the reception lobby of
      the Premises at any one time.

19.   Client's parking rights (if any) are defined by the Main Lease. Landlord
      reserves the right to modify parking arrangements if required to do so by
      Building management.

20.   Any alterations to the Premises requested by Client, including affixing
      anything to the walls of the Premises, will be done only (i) with the
      written permission of Center, which permission may be withheld by the
      Center for any reason whatsoever, and (ii) by an agent of the Center's
      choosing at the Client's sole cost and expense.

21.   Any equipment desired to be used and or installed by the Client, other
      than those machines ordinarily used for regular office purposes (i.e.
      personal computers, personal printers, calculators, adding machines, etc.)
      will be subject to the Center's prior written consent to any such use or
      installation.

22.   Client will cooperate and be courteous with all other occupants of the
      Facility and Center's staff and personnel.

23.   Upon request, Client will use a chair mat.

24.   Center reserves the right, without prior notice, to modify any of the
      foregoing and to make such other reasonable rules and regulations as in
      its sole discretion may from time to time be needed for the safety, care,
      appropriate operation and cleanliness of the Facility.

                                       8          ______Initials  ______Initials
<PAGE>

                            OFFICE SERVICE AGREEMENT
                                  OFFICE RIDER

RE: Lease and Service Agreement between Vantas Long Island, LLC VANTAS and GKB
Software, Inc ("Agreement").

DATE: 4/20/2000

CENTER: 50 Charles Lindbergh Blvd., Uniondale, NY 11553

Paragraph "1b" of the Agreement is hereby modified as follows:

In addition to office space number, Lessee shall now occupy facility office
space number 317. In modifying Paragraph "4" of the Agreement, Lessee shall pay
Lessor as rent for the Premises a total rental of $23,250.00, payable in equal
monthly installments of $1,850.00.

WHEREAS The agreement in Paragraph "4" provides that the Lessee shall pay, as
rent for the premises, a total rent of $24,450.00 payable in equal monthly
installments of $1,850.00, and

WHEREAS the parties agree and understand that the said sum reflects the market
rent for the Premises, and

WHEREAS the parties have agreed, in consideration of entering into the
Agreement, that the Lessor shall accept instead and in place of the rent
described in Paragraph "4" the total sum of $22,200.00, payable in monthly
installments of $1,850.00.

It is hereby agreed as follows:

All other terms and conditions of the Agreement shall remain in full force and
effect.

ACCEPTED BY LESSOR:                       ACCEPTED BY LESSEE
VANTAS LONG ISLAND, LLC UNIONDALE         GKB SOFTWARE, INC

By:__________________________________     By:___________________________________

Lorraine Doyle, General Manager.                Keith Becker, President.

Title:_______________________________     Title:________________________________

Date:________________________________     Date:_________________________________

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