Document:

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                                                                    EXHIBIT 10.6

                                    SUBLEASE

     This SUBLEASE (this "SUBLEASE") is made as of this 5th day of July, 2004,
by and between FACILITECH, INC., DBA BUSINESS INTERIORS, a Texas corporation
("SUBLESSOR"), and THE GOLF WAREHOUSE, L.L.C., a Delaware limited liability
company ("SUBLESSEE").

                       ARTICLE I -- BASIC SUBLEASE TERMS

     For the purposes of this Sublease, the following terms shall have the
meanings set forth below:

     1.1 MASTER LEASE. The Lease Agreement between Sublessor, as tenant, and U.
S Business Centers, L.L.C. ("MASTER LESSOR"), as landlord, as successor to
Stephen L. Clark, as Trustee of the Steve Clark Trust, created pursuant to a
Trust Agreement dated October 4, 1996, executed by Stephen L. Clark, as grantor,
and Stephen L. Clark, as trustee, dated May 10, 1999, covering certain premises
more fully described therein as the Leased Premises, which are the same as the
Subleased Premises. Sublessor represents and warrants that a true and complete
copy of the Master Lease, including all amendments and modifications thereto, is
attached hereto as Exhibit 1.

     1.2 BUILDING. The warehouse building (the "BUILDING") located at 8835 E.
34th Street, in Wichita, Kansas more particularly described as Lot 1, Block 3,
Mediterranean Plaza, an Addition to Wichita, Sedgwick County, Kansas. The
Building and the land on which it is located are collectively referred to herein
as the "PROPERTY."

     1.3 SUBLEASED PREMISES. The premises (the "SUBLEASED PREMISES") containing
an aggregate of approximately 43,200 square feet of floor area, more
particularly described as the "Leased Premises" in the Master Lease.

     1.4 SUBLEASE TERM. This subtenancy shall commence. on the date which is
three (3) days after the date Sublessee is notified that receipt of the Master
Lessor's consent to this Sublease, have been obtained or satisfied, and vacant
possession of the Subleased Premises has been tendered to Sublessee in the
condition required by this Sublease (the "SUBLEASE COMMENCEMENT Date") and,
unless sooner terminated, shall expire on September 30, 2006 (the "SUBLEASE
EXPIRATION DATE"); provided, however, if the Master Lease is terminated for any
reason, then this Sublease shall be terminated automatically, effective as of
the date of termination of the Master Lease. If the Commencement Date shall not
occur by August 1, 2004 (as to which date time is of the essence), (1) Sublessee
shall be entitled to an abatement in Rent beyond that specified in Section 2.2
of two days for each day of delay commencing on August 1, 2004 and ending on the
first business day after the Commencement Date shall occur, and (2) Sublessee
may terminate this Sublease at any time prior to the Commencement Date on one
(1) day's notice to Sublessor. Sublessee and its representatives shall be
granted reasonable access to the Subleased Premises prior to the Commencement
Date for the purpose of inspections, tests and preparation of construction
plans.
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     1.5 BASE RENT. Base Rent is $151,200 per year, payable in monthly
installments of $12,600.00 per month.

     1.6 PERMITTED USE. The Subleased Premises may be used and occupied only for
general office and warehouse use and the .display and sale of Sublessee's
merchandise (the "PERMITTED USE") and any other use with Sublessor's prior
consent, such consent not be unreasonably withheld or delayed (Sublessor's
withholding of its consent to such new use being deemed to be reasonable if
Master Lessor refuses to approve the new use).

                ARTICLE II -- GRANTING CLAUSE AND RENT PROVISIONS

     2.1 GRANT OF PREMISES. Sublessor hereby leases the Subleased Premises to
Sublessee during the Sublease Term, subject to the provisions of this Sublease.

     2.2 BASE RENT. Sublessee agrees to pay the Base Rent to Sublessor monthly
in advance, commencing on the later of (i) September I, 2004, and (ii) the
31-day anniversary of the Commencement Date, and continuing on the first day of
each month thereafter, during the term of this Sublease, without demand, offset
or reduction except as set forth in this Sublease. Base Rent due for any partial
calendar month at the beginning or end of the Sublease Term is prorated on a per
diem basis.

     2.3 ADDITIONAL RENT. Sublessee shall pay to Sublessor, as additional rent,
all amounts that Sublessor is required to pay to Master Lessor (or to the
appropriate utility provider, as applicable) pursuant to the Master Lease for
utilities, electricity, gas and water imposed on or due for services rendered to
the Subleased Premises during the Sublease Term. Sublessee shall pay such
amounts within thirty (30) days after receipt of notice of the amount due (and
any supporting documentation that Sublessee shall reasonably require).
Additional rent. due for utilities for any partial calendar month at the
beginning or end of the Sublease Term is prorated on a per diem basis. Sublessee
shall pay, as additional rent, all other sums due under this Sublease (together
with the Base Rent, "RENT"). Sublessee is not responsible, however, for the
payment of the proportionate share of either the taxes and insurance charged
pursuant to Section 2(b) of the Master Lease, or the cost of operation and
maintenance of the common area charged pursuant to Section 2(c) of the Master
Lease.

     2.4 ADDRESS FOR RENT PAYMENTS. Sublessee shall send all payments of Rent
and any other payment obligations that become due under this Sublease (unless
due directly to third parties) to Sublessor at its address as set forth by its
signature block below (or such other address as Sublessor may, from time to
time, designate in writing in accordance with Section 11.2 of this Sublease).

     2.5 LAST MONTH'S RENT. Sublessor hereby acknowledges the receipt of $12,600
(the "LAST MONTH'S RENT") from Sublessee, which amount shall be held by
Sublessor, in trust, during the term of this Sublease, it being understood that
the application of the Last Month's Rent to the final month's Base Rent shall
not relieve Sublessee of its obligation to pay additional rent that may be due
hereunder. The Last Month's Rent shall applied by Sublessor against the Base
Rent due and payable for the last month of the term of this Sublease. Upon the
expiration or termination of the term of this Sublease, any unapplied portion of
the Last Month's Rent shall be promptly returned to the Sublessee by Sublessor.

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                        ARTICLE III -- USE AND ACCEPTANCE

     3.1 OCCUPANCY AND USE. The Subleased Premises shall be used and occupied
only for the purpose as set forth in Section 1.6 above. Sublessee shall not use
the outside of the Subleased Premises for storage, except Sublessee may park
semi-trucks and trailers in the dock area designated for Sublessor's or
Sublessee's use. Sublessee shall not operate an incinerator or burn trash or
garbage on the Property. Sublessee, at its expense, shall comply with all
applicable legal requirements and with the reasonable rules and regulations of
the Property. If Sublessee is not complying with such legal requirements, rules
and regulations, Sublessor may at its election, upon reasonable notice, enter
the Subleased Premises without liability therefor and fulfill Sublessee's
obligations at Sublessee's expense. Notwithstanding anything to the contrary
contained in this Sublease, Sublessee shall not be required to make any Capital
Repairs (as hereinafter defined) pursuant to this Section 3.1 unless and to the
extent that the need therefor shall arise out of Sublessee's manner of use of
the Subleased Premises.

     3.2 ACCEPTANCE OF THE SUBLEASED PREMISES. Subject to Section 7.7, Sublessee
has inspected the Subleased Premises and the Building and accepts them in their
present "AS-IS" condition, "WITH ALL FAULTS" and Sublessor has no obligation to
improve, repair, restore or refurbish the Subleased Premises. Neither Master
Lessor nor Sublessor has any obligation to alter or improve the Subleased
Premises (under Sections 28 or 29 of the Master Lease or otherwise) as a
condition to or term of this Sublease. Sublessee waives all defects, if any, in
the Subleased Premises and the Building. Except as set forth in this Sublease,
Sublessor has not made, and Sublessee waives, any express or implied
representation or warranty with respect to the Subleased Premises or any other
portion of the Building including, without limitation, any representation or
warranty with respect to the suitability or fitness of the Subleased Premises or
any other portion of the Building for the conduct of Sublessee's business.

                      ARTICLE IV -- UTILITIES AND SERVICES

     4.1 BUILDING SERVICES.

          (a) Sublessor is not responsible for providing any services or
utilities to Sublessee and Sublessee shall look solely to Master Lessor for all
such services or utilities. Sublessor shall, however, cooperate with Sublessee,
at no cost to Sublessor, to attempt to cause Master Lessor to comply with its
obligations under the Master Lease with respect to the Subleased Premises and to
provide all such services and utilities for the benefit of the Subleased
Premises.

          (b) Failure by Master Lessor to furnish all or any portion of any of
the services or utilities under the Master Lease, or by any cessation in the
furnishing of any services or utilities shall not render Sublessor liable to
Sublessee in any respect for damages to either persons or property, nor be
construed as an eviction by Sublessor, nor work an abatement of rent, nor
relieve Sublessee from fulfillment of any covenant or agreement in this
Sublease. In the event of any such failure by Master Lessor or any such
cessation, Sublessor shall cooperate with Sublessee, at no cost to Sublessor
unless caused by Sublessor, and use commercially reasonable efforts to cause
Master Lessor to restore the service promptly.

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                      ARTICLE V -- REPAIRS AND MAINTENANCE

     5.1 SUBLESSOR REPAIRS. Sublessor shall have no obligation under this
Sublease to repair, maintain, refurbish or make replacements for the Subleased
Premises (collectively, "REPAIRS"), whether or not arising out of fire, other
casualty, or in connection with the need for normal maintenance and repair,
except for Repairs capitalized in accordance with generally accepted accounting
principles ("CAPITAL REPAIRS"), unless and to the extent that the need therefor
shall arise out of or in connection with negligence or willful misconduct of
Sublessee, and Repairs to the extent arising out of or in connection with the
negligence or willful misconduct of Sublessor ("SUBLESSOR REPAIRS"). Except for
Capital Repairs (other than Capital Repairs which are the obligation of Master
Lessor under the Master Lease) and Sublessor Repairs, Sublessee shall look
solely to Master Lessor for all such repairs. Sublessor shall, however,
cooperate with Sublessee, at no cost to Sublessor, to cause Master Lessor to
comply with its obligations under the Master Lease with respect to the Subleased
Premises and to provide such Repairs for the benefit of the Subleased Premises.

     5.2 SUBLESSEE REPAIRS. Sublessee, at its own cost and expense, shall
perform such maintenance, repairs and replacements as are required to keep the
Subleased Premises in as good a condition as existed on the Sublease
Commencement Date, ordinary wear and tear and casualty excepted, including,
without limitation maintenance, repairs and replacements to the items and
systems set forth in Section 3(b) of the Master Lease. Sublessee shall also
repair or replace any damage or injury to all or any part of the Subleased
Premises and/or the Property, caused by any act or omission of Sublessee or
Sublessee's agents, employees, invitees, licensees, or visitors. Notwithstanding
anything to the contrary contained in this Sublease, Sublessee shall not be
required to make any Capital Repairs or Sublessor Repairs pursuant to this
Section 5.2 or any other provision of this Sublease, and Sublessor shall
promptly make or cause to be made, all Capital Repairs and Sublessor Repairs,
provided, that, notwithstanding the foregoing, Sublessee shall make all Capital
Repairs if and to the extent that the need therefor shall arise out of or in
connection with negligence or willful misconduct of Sublessee.

     5.3 HVAC MAINTENANCE AGREEMENT. Sublessee shall, during the term of this
Sublease, cause the portion of the Building's heat, ventilation and air
conditioning system, exclusive serving the Subleased Premises to be maintained
pursuant to a maintenance contract substantially similar to that attached hereto
as Exhibit 2.

              ARTICLE VI -- ALTERATIONS, IMPROVEMENTS, AND SIGNAGE

     6.1 NO ALTERATIONS OR IMPROVEMENTS. Sublessee may not make or allow to be
made any alterations, physical additions or improvements in or to the Subleased
Premises (including adding any cabling or wiring) without first obtaining the
written consent of Sublessor, which consent shall not be unreasonably withheld
or delayed; provided, however, Sublessor's refusal to consent to alterations or
improvements shall be deemed reasonable if Master Lessor refuses or fails to
approve such alterations or improvements. Notwithstanding the foregoing,
Sublessor hereby consents to any and all penetrations of the walls between the
Subleased Premises and adjacent space desired by Sublessee.

     6.2 SIGNAGE. Sublessee may not, without Sublessor's prior written consent
(a) install any exterior lighting, decorations, painting, awnings, canopies or
the like; or (b) erect or

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install any signs, window or door lettering, placards, decorations or
advertising media of any type that can be viewed from the exterior of the
Subleased Premises.

                           ARTICLE VII -- MASTER LEASE

     7.1 COMPLIANCE WITH MASTER LEASE. Except as expressly otherwise provided in
this Sublease, Sublessee may not violate any of the provisions, of the Master
Lease incorporated herein pursuant to Section 7.2 that are to be observed or
performed by Sublessor as tenant thereunder with respect to the Subleased
Premises (except as otherwise provided above). Sublessee shall not, by any act
or omission, cause Sublessor to be in violation of or in default under the
Master Lease.

     7.2 INCORPORATION OF MASTER LEASE. Insofar as the provisions of the Master
Lease pertaining to the Subleased Premises do not conflict with specific
provisions hereof, they and each of them are incorporated by this reference into
this Sublease as fully as if completely restated herein. The following sections
of the Master Lease are not incorporated into this Sublease.

     Section 1
     Section 2
     Section 3(b)
     Section 15
     Section 16
     Section 17
     Section 27
     Section 28
     Section 29
     Section 32
     Section 34

Sublessee shall be bound by all of the provisions of the Master Lease pertaining
to the Subleased Premises (except as otherwise provided above) and shall perform
all of the obligations and responsibilities that Sublessor by the Master Lease
undertakes toward Master Lessor pertaining to the Subleased Premises (except as
otherwise provided above). Therefore, in construing Sublessee's obligations, to
the extent applicable wherever in the Master Lease the word "Landlord" or
"Lessor" is used, it shall mean Sublessor and wherever in the Master Lease the
word "Tenant" or "Lessee" is used, it shall mean Sublessee and wherever in the
Master Lease the words "Leased Premises" or similar words are used, they shall
mean the Subleased Premises.

     7.3 SUBLEASED PREMISES. The parties acknowledge and agree that Sublessee's
rights and obligations hereunder only relate to those portions of the premises
covered by the Master Lease that are a part of, or are related or appurtenant
to, the Subleased Premises.

     7.4 SUBJECT TO MASTER LEASE. This Sublease is expressly subject to and
inferior to the Master Lease.

     7.5 FAMILIARITY WITH MASTER LEASE. Sublessee represents that it has read
and is familiar with all of the provisions of the Master Lease.

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     7.6 SUBLESSOR'S OBLIGATIONS REGARDING MASTER LEASE. Provided Sublessee is
not in default hereunder beyond any applicable notice and cure period, Sublessor
shall pay the base rent and additional rent due to Master Lessor and shall
perform Sublessor's other obligations under the Master Lease, so as not to cause
a default under the Master Lease.

     7.7 SUBLESSOR'S REPRESENTATIONS AND WARRANTIES. (a) Sublessor hereby
represents and warrants that: (i) the Master Lease is in full force and effect
and that no default exists by Sublessor, and, to Sublessor's knowledge, by
Master Lessor under the Master Lease and (ii) no event exists which, upon the
giving of notice or the passage of time, or both, could become a default under
the Master Lease.

          (b) Sublessor shall not (i) voluntarily surrender or terminate the
Master Lease or the term and estate granted thereby, or (ii) amend or modify the
Master Lease unless such amendment or modification shall not reduce Sublessee's
rights or increase Sublessee's obligations under this Sublease.

          (c) Sublessor shall deliver to Sublessee by telecopy, with hard copy
to follow, copies of all notices sent or received by Sublessor with respect to
the Subleased Premises or the Master Lease within three (3) business days of
receipt or delivery, as applicable, of such notice.

     7.8 INDEMNITY. (a) Sublessor shall indemnify, defend and hold harmless
Sublessee from and against all losses, liabilities, claims, damages, interest,
costs and expenses (Sublessee hereby waiving claims for consequential damages),
including, but not limited to, reasonable attorneys' fees and costs incurred in
the defense thereof, which Sublessee may incur or pay out by reason of (i) any
default under the Master Lease by the tenant thereunder, (ii) any act, omission,
negligence or willful misconduct of Sublessor or any of its agents, contractors,
servants, licensees, employees or invitees or (iii) any failure of Sublessor to
perform or comply with all of the provisions of this Sublease. The provisions
hereof shall survive the expiration or sooner termination of this Sublease.

          (b) Sublessee shall indemnify, defend and hold harmless Sublessor from
and against all losses, liabilities, claims, damages, interest, costs and
expenses (Sublessee hereby waiving claims for consequential damages), including,
but not limited to, reasonable attorneys' fees and costs incurred in the defense
thereof, which Sublessor may incur or pay out by reason of (i) any act,
omission, negligence or willful misconduct of Sublessee or any of its agents,
contractors, servants, licensees, employees or invitees or (ii) any failure of
Sublessee to perform or comply with all of the provisions of this Sublease. The
provisions hereof shall survive the expiration or sooner termination of this
Sublease.

              ARTICLE VIII -- LIMITATION ON LIABILITY AND INSURANCE

     8.1 CONDITION OF PROPERTY. Notwithstanding any provision of this Sublease
or the Master Lease to the contrary, Sublessor shall not be liable to Sublessee
or any of its agents, employees, servants, or invitees for any death or injury
to any person or persons or for damage to property due to the condition or
design or any defect in the Subleased Premises, the Building or any complex of
which it is a part, or any part or component thereof (including without
limitation any mechanical, electrical, plumbing, heating, air conditioning or
other systems or equipment), which may exist or subsequently occur, except to
the extent of Sublessor's own negligence or

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willful misconduct. Sublessee, for itself and its agents, employees, servants,
and invitees, expressly assumes all risks of damage to persons and property,
either proximate or remote, by reason of the present or future condition of the
Subleased Premises, the Building or any complex of which it is a part, or any
part or component thereof, except to the extent caused by Sublessor's negligence
or willful misconduct.

     8.2 ACTS OF SUBLESSEE. Sublessee agrees that it will indemnify, defend and
hold Sublessor harmless from and against all liability, loss, cost, damage or
expense, including without limitation attorneys' fees and costs and any
liability Sublessor may have to Master Lessor or any other party, arising out of
or related to any act or omission of Sublessee or any of Sublessee's agents,
employees, servants or invitees.

     8.3 DEFAULT BY MASTER LESSOR. Sublessor shall not be responsible or liable
for any violation or default by Master Lessor under the Master Lease (regarding
utilities, services, repairs or otherwise) or for the acts or omissions of any
tenant of the Building, but only for defaults of Sublessor hereunder or of
Sublessor as lessee under the Master Lease (to the extent any such default does
not result from Sublessee's default hereunder) and for the negligence or willful
misconduct of Sublessor.

     8.4 INSURANCE. Sublessee shall provide liability insurance coverage
conforming to that required of Sublessor in the Master Lease and shall name
Sublessor as an additional insured on all policies.

     8.5 TERMINATION. Sublessee acknowledges that if the Master Lease is
terminated pursuant to Section 5(b) or Section 6 thereof, Sublessor may
similarly terminate this Sublease.

     8.6 ALTERNATIVE SPACE. Notwithstanding anything to the contrary contained
in this Sublease, if the Subleased Premises are not usable by Sublessee
following a casualty or condemnation, Sublessor shall only be required to
provide Sublessee with alternative space if such space is made available to
Sublessor pursuant to the Master Lease.

                      ARTICLE IX -- ASSIGNMENT OR SUBLEASE

     Sublessee shall not assign, sublet, transfer or hypothecate, in whole or in
part, this Sublease, by operation of law or otherwise, without the prior written
consent of Sublessor, and in no event shall any such assignment or sublease ever
release Sublessee from any obligation or liability hereunder. Notwithstanding
anything to the contrary contained in this Sublease, Sublessee may assign this
Sublease or sub-sublease all or any portion of the Subleased Premises without
the consent of Sublessor and Master Lessor, but with written notice to Sublessor
and Master Lessor, (i) in connection with any merger, consolidation or
reorganization of Sublessee, (ii) as part of a sale of all or substantially all
of (y) the assets of Sublessee located in the State of Kansas or (z) the equity
of Sublessee, (iii) as part of a public or private offering, or (iv) to an
affiliate, parent or subsidiary of Sublessee.

                       ARTICLE X -- DEFAULTS AND REMEDIES

     10.1 Default by Sublessee. The occurrence of any of the following shall
constitute an "EVENT OF DEFAULT" in the terms of this Sublease:

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          (a) The failure to pay Rent and/or Additional Rent when due and
failure to cure such default within ten (10) days after Sublessee receives
written notice from Sublessor.

          (b) The filing of a petition in bankruptcy or the appointment of a
receiver or an assignment for the benefit of creditors relating to Sublessee.

          (c) The failure to comply with the terms of this Sublease (including,
but not limited to, the provisions of the Master Lease to the extent
incorporated pursuant to Section 7.2) within thirty (30) days after receipt of
written notice of the provision in default, excepting Rent, provided, that if
such failure to comply shall not be reasonably capable of being cured within
such 30-day period, then Sublessee shall not be in default if Sublessee shall
have commenced and shall diligently pursue until completion the cure of same.

     10.2 SUBLESSOR'S REMEDIES. Upon the occurrence of any Event of Default
under this Sublease, the Sublessor may exercise the following remedies by giving
prior written notice to Sublessee:

          (a) Terminate this Sublease, at which time Sublessor shall have the
right to remove any furniture, equipment or other personal property of Sublessee
located at the Subleased Premises.

          (b) Pursue all other remedies available under law or equity.

     Sublessor's remedies are cumulative and not in the alternative.

                           ARTICLE XI -- MISCELLANEOUS

     11.1 LEGAL FEES. In the event of litigation, mediation or arbitration
concerning the interpretation or enforcement of this Agreement, the prevailing
party is entitled to recover from the losing party its reasonable legal fees,
court costs, and expenses, whether at the trial or appellate level.

     11.2 NOTICES. All notices, requests, demands, and other communications
under this Sublease must be in writing and will be deemed to be duly given when
delivered in person, or sent by express delivery service with charges prepaid
and receipt requested, or, if those services are not available, three (3)
business days after mailed (postage prepaid) by certified mail with return
receipt requested addressed to the parties at the respective addresses set forth
by the signature blocks below. Any party may change that party's address by
written notice to the other parties.

     11.3 SECURITY. Sublessor has no obligation to provide guards or other
security personnel or security, and Sublessee waives all claims against
Sublessor, its agents and/or employees based on or related to any failure to
furnish security services, failure to furnish protection from crime or related
matters.

     11.4 SURRENDER OF THE SUBLEASED PREMISES. At the termination of this
Sublease, Sublessee shall remove all of its trade fixtures, furniture, equipment
and other personal property from the Subleased Premises; vacate the Subleased
Premises; and deliver the Subleased Premises to Sublessor in as good condition
as existed at the Sublease Commencement Date of this Sublease, ordinary wear and
tear and casualty excepted.

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     11.5 HOLDING OVER. Sublessee shall indemnify Sublessor from any holdover
penalties pursuant to the Master Lease solely on account of Sublessee's failure
to vacate the Subleased Premises upon the expiration or termination of this
Sublease. This indemnity shall survive the expiration or termination of this
Sublease.

     11.6 BROKERAGE; MUTUAL INDEMNITIES. Sublessee and Sublessor each warrants
that it has had no dealings with any broker or agent in connection with the
identification of the Subleased Premises and negotiation or execution of this
Sublease except Arledge/Power Real Estate Group. Each party shall indemnify,
defend, and hold the other party harmless against all costs, expenses, legal
fees, or other liability for commissions or other compensation or charges
claimed by any other broker or agent claiming by, through, or under the first
party with respect to this Sublease. Sublessor shall pay all commissions and
fees due or payable to Arledge/Power Real Estate Group.

     11.7 NO OPTIONS. Sublessee does not have any option to extend the Sublease
Term under Section 27 of the Master Lease.

     11.8 HEADINGS. The headings of the sections and subsections of this
Sublease have been inserted for convenience of reference only and do not
restrict or modify any of the terms or provisions of this Sublease.

     11.9 COUNTERPARTS. This Sublease may be signed in original or by fax in
counterparts, each of which will be deemed to be an original, and the
counterparts will together constitute one complete document.

     11.10 AMENDMENT. This Sublease may not be altered, waived, or amended
except by an instrument in writing signed by Sublessor and Sublessee.

     11.11 LIMITATION OF WARRANTIES. SUBLESSOR AND SUBLESSEE EXPRESSLY AGREE
THAT THERE ARE AND SHALL BE NO IMPLIED WARRANTIES OF MERCHANTABILITY,
HABITABILITY, FITNESS FOR A PARTICULAR PURPOSE OR OF ANY OTHER KIND ARISING OUT
THIS SUBLEASE, AND THERE ARE NO WARRANTIES WHICH EXTEND BEYOND THOSE EXPRESSLY
SET FORTH IN THIS SUBLEASE.

     11.12 WAIVER AND RELEASES. Sublessee shall not have the right to withhold
or to offset rent or to terminate this Sublease except as expressly. provided
herein. Sublessee waives and releases any and all statutory liens and offset
rights.

     11.13 SEVERABILITY. Any provision of this Sublease which is determined by a
court of competent jurisdiction to be prohibited or unenforceable in any
jurisdiction will, as to such jurisdiction, be ineffective to the extent of such
prohibition or unenforceability without invalidating the remaining provisions of
this Sublease, and any such prohibition or unenforceability in any jurisdiction
will not invalidate or render unenforceable such provision in any other
jurisdiction.

                         [SIGNATURES ON FOLLOWING PAGE]

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     The parties have executed this Sublease and delivered it as of the date
first written above.

                                            SUBLESSOR:

                                            FACILITECH, INC., dba BUSINESS
                                            INTERIORS, a Texas corporation

                                            By: /s/ Kathy White
                                                --------------------------------
                                            Name: Kathy White
                                            Title: CEO

                                            ADDRESS:

                                            Facilitech, Inc.
                                            dba Business Interiors
                                            1111 Valley View
                                            Irving, Texas 75061
                                            Attn: Ms. Kathy White
                                            Fax: (817) 858-2004

                                            SUBLESSEE:

                                            THE GOLF WAREHOUSE, L.L.C., a
                                            Delaware limited liability company

                                            By: /s/ R. Michael Marney
                                                --------------------------------
                                                R. Michael Marney
                                                President

                                            ADDRESS:

                                            The Golf Warehouse, L.L.C.
                                            8851 E. 34th Street North
                                            Wichita, KS 67226
                                            Attn: Mr. Michael Marney
                                            Fax: (316) 838-5557

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                           CONSENT TO SUBLEASE BETWEEN
                 FACILITECH, INC. AND THE GOLF WAREHOUSE, L.L.C.

     The undersigned Master Lessor joins in the execution of this Sublease to
(a) acknowledge its consent to the sublease of the Subleased Premises to
Sublessee, (b) confirm that the use of the Subleased Premises as set forth in
Section 1.6 hereof is acceptable and the amendment of the Master Lease to permit
such use, (c) confirm that: (i) to Master Lessor's knowledge, Sublessor is not
in default under the terms or conditions of the Master Lease and no event exists
that, with the giving of notice or the passage of time, could constitute a
default, (ii) the initial term of the Master Lease extends beyond September 30,
2006 (although with proper notice and timely payment of the lump sum set forth
in Section 32 of the Master Lease, Sublessor (as tenant) has the right to
terminate the Master Lease on such date), and (iii) Master Lessor, at the same
time it notifies Sublessor of Sublessor's default under the Master Lease, will
also notify Sublessee of such default, (d) confirm Master Lessor's consent to
the assignment and sublease provisions as set forth in Article IX hereof and the
amendment of the Master Lease to permit such assignments and sublease rights,
and (e) consent to leasehold improvements consisting of perforations and
penetrations of the wall between the Subleased Premises and other space
currently leased to the Sublessee (and Master Lessor confirms that Sublessee,
and not Sublessor, shall be obligated to restore such perforations and
penetrations at the expiration or termination of the term of the Sublease).
Nothing contained in this consent shall be deemed to operate as a waiver of
Master Lessor's right to approve other non-affiliated subleases in the future,
nor shall it be deemed to act to release Sublessor from any obligations under
the Master Lease. The undersigned represents and warrants that it is the Lessor
under the Master Lease.

     Executed as of July 8, 2004

                                        U.S. BUSINESS CENTERS, L.L.C.

                                        By: /s/ Johnny W. Stevens
                                            ------------------------------------
                                            Name: Johnny W. Stevens
                                            Title: Manager

                                       11
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                                    EXHIBIT 1
                                  MASTER LEASE

                                       12
<PAGE>
                                 LEASE AGREEMENT

THIS LEASE is made and entered into for Identification purposes on the 10 day of
May, 1999, by and between STEPHEN L CLARK, as trustee of the Steve Clark Trust,
created pursuant to a Trust Agreement dated October 4, 1996, executed by Stephen
L. Clark, as grantor, and Stephen L. Clark, as Trustee (hereinafter called the
"Lessor") and FACILITECH, INC., a Texas corporation, d.b.a. Business
Interiors/Scott Rice (hereinafter called the "Lessee").

LEASED PREMISES:

In consideration of the obligation of LESSEE to pay rent as herein provided and
in consideration of the other terms, covenants and conditions hereof, LESSOR
hereby demises and leases to LESSEE, and LESSEE hereby takes from LESSOR, those
certain premises, now or hereafter to be erected within the City of Wichita,
County of Sedgwick, State of Kansas, and being a part of that certain warehouse
building located at 8833 E. 34th Street (hereinafter referred to as the
"WAREHOUSE"), more particularly described in the legal description attached
hereto as EXHIBIT "A", which premises have a common street address of 8835 E.
34th Street, Wichita, Kansas, and consist of a space containing approximately
43,200 square feet of floor area (hereinafter called the "LEASED PREMISES"). The
approximate dimensions of the Leased Premises are as follows:

Width or Front:   Approximately 240 feet measured, as applicable, from the
                  outside of each exterior wall of the Warehouse, which is also
                  a wall of the Leased Premises or, in the case of those
                  interior walls separating the Leased Premises from other
                  tenant spaces in the Warehouse, from the center line of such
                  interior walls.

Depth:            Approximately 180 feet measured from the outside of the front
                  to the outside of the rear wall of the Leased Premises.

The boundaries and location of the Leased Premises are outlined in red on the
site plan of the Warehouse which is attached hereto as EXHIBIT "B" and made a
part hereof.

1.   Lease Term: Lessor hereby demises, lets, and leases unto Lessee the above
     described real property, together with the improvements located hereon, and
     all appurtenances thereto appertaining, for a term of ten (10) years
     beginning on the earlier of: (i) the day Lessee commences to distribute any
     merchandise from the Leased Premises; (ii) the day Lessee opens to the
     public for business at the Leased Premises; or (iii) the day Lessor has
     substantially completed "Lessor's Work" (hereafter defined) and the
     "Leasehold Improvements" (hereafter defined) and tendered possession of the
     Leased Premises to Lessee (herein the "COMMENCEMENT DATE"), and shall
     expire ten (10) years after the last day of the month in which the
     Commencement Date falls. Annual base rent shall be payable in equal monthly
     installments, commencing on the Commencement Date or if the Commencement
     Date is not the first day of a month, then on the first day of the month
     immediately following the month in which the Commencement Date falls and
     continuing on the first day of each month thereafter during the term of
     this Lease. In the event the Commencement Date falls on a day other than
     the first day of a calendar month, the base
<PAGE>
     rental for such partial month shall be prorated by multiplying one twelfth
     (1/12) of the annual base rent by a fraction, the numerator of which shall
     be the number of days remaining in said partial month from and after (and
     including) the Commencement Date, and the denominator of which shall be
     thirty (30). The base rent for such partial month shall be paid on the
     first day of the month immediately following the month in which the
     Commencement Date falls. In the event, prior to the Commencement Date.
     Lessor shall determine, in its sole discretion, that allowing Lessee to
     take possession of a portion of the warehouse space within the Leased
     Premises for the limited purpose of storing Lessee's property will not
     interfere with Lessor's completion of the construction of the Leased
     Premises, Lessor will notify Lessee of such determination and, thereupon,
     Lessee shall have the right to store its property in the portions of the
     Leased Premises designated by Lessor, but only in accordance with such
     rules as Leaser shall impose.

2.   Rental: Lessee agrees to pay to Lessor, its successors and assigns, as
     rental for said Leased Premises, the following:

     (a)  Base Rent. Lessee shall pay, as base rent for years 1 through 5, the
          sum of $201,312.00 annually in equal monthly installments of
          $16,776.00 per month; and for years 6 through 10 the sum of
          $218,592.00 annually in equal monthly installments of $18,216.00 per
          month.

     (b)  Taxes and Insurance: In addition to the base rent above provided, and
          as additional lease rent, Lessee shall pay its proportionate share of
          all taxes, general and special, assessed against every. part of the
          Warehouse of which the leased premises are a part and the land upon
          which the Warehouse is located (but not with respect to personal
          property owned by Landlord or other tenants nor any interest or
          penalty related to such taxes), and also its proportionate share of
          the cost of all fire, windstorm and other hazard insurance, including,
          without limitation, liability and rent loss coverage, carried upon the
          Warehouse of which the Lease Premises are a part. The square footage
          of building space leased to Lessee hereunder is 43,200 square feet,
          and the total leasable space in the Warehouse is 108,000 square feet
          and, therefore, Lessee's proportionate share is 40.00%, which
          percentage figure shall be applied to the total taxes assessed and
          insurance costs to determine the amount for which Lessee is liable.
          Lessor shall estimate for the period from the Commencement Date to
          January 1, next following the Commencement Date, Lessee's
          proportionate share of taxes and insurance costs and notify Lessee of
          the amount of such estimate.

          Lessee's proportionate share shall be the prorated for the actual
          number of months and days from the Commencement Date to January 1,
          next following the Commencement Date and Lessee shall pay the amount
          so determined to Lessor in equal monthly installments, concurrent with
          payment of the base rental, commencing on the, Commencement Date and
          continuing through and including the rental payment due December 1,
          next following the Commencement Date. On or before January 1, next
          following the Commencement Date, and on or before each succeeding
          January 1, thereafter, Lessor shall estimate Lessee's, pro rata

                                        2
<PAGE>
          share of the taxes and insurance costs for the succeeding calendar
          year, as provided above, and shall notify Lessee of the amount of said
          estimate. Lessee shall pay to Lessor monthly thereafter during the
          ensuing calendar year, concurrent with the payment of the base rental,
          1/12th of the amount so estimated.

          Lessor shall keep annual records of the amount of taxes assessed and
          insurance costs paid and shall compute Lessee's pro rata share
          thereof. By no later than April 1 of each year of this lease,
          commencing April 1, 2000, Lessor shall notify Lessee of said amount of
          taxes and insurance coats. If the monthly payments previously made by
          Lessee are not sufficient to pay said taxes and insurance costs,
          Lessee shall pay to Lessor, within thirty (30) days after receipt of
          notice of said deficiency, the amount by which the actual costs of
          said taxes and insurance exceeds the estimated amount paid by Lessee.
          If the estimated amount paid by Lessee exceeds the taxes assessed and
          the cost of insurance, Lessor shall credit such excess to Lessee and
          shall reduce the estimated amount to be paid by Lessee for the ensuing
          year by that amount, or if a refund is owed to Lessee after the
          termination or expiration of the Lease, such amount, after deducting
          any amount owed by Lessee to Lessor, shall be paid to Lessee by no
          later than March 15 of the year immediately following the year for
          which the refund is due (this provision shall survive such termination
          or expiration).

     (c)  Common Area Maintenance: In addition to the be rent above provided,
          and as additional lease rent, Lessee shall pay its proportionate share
          of the cost of operation and maintenance of the common area. Common
          area is defined for all purposes of this lease as part of the
          Warehouse intended for the common use of all Lessees, including among
          other facilities (as such may be applicable to the Warehouse) parking
          area, private streets and alleys, landscaping, curbs, curb cuts,
          loading area, sidewalks, lighting facilities and pylon signs. Lessor
          agrees to maintain the Common area in good condition and repair,
          ordinary wear and tear excepted.

          Lessor's operating costs shall mean the costs and expense of
          operating, maintaining, and managing the common area in a manner
          deemed by Lessor to be reasonable and appropriate and for the best
          interests of the Warehouse including, without limitation, all costs
          and expense of operating, maintaining, repairing or replacing the
          parking lot, sweeping, stripping, patching or resurfacing, landscape
          mowing, replanting and replacing flowers, shrubbery and planters,
          watering landscape areas, security service for the Warehouse, if any
          is provided, maintenance, repairing and electric expenses of the pylon
          sign, exterior building painting, electric expense for parking lot
          lighting, replacement of light bulbs and other common area lighting.
          Notwithstanding the foregoing to the contrary: (i) the cost of
          operation and maintenance shall not include capital improvements made
          to the building, costs of repairs, restoration or replacement
          occasioned by fire, storm or acts of God, replacements to the extent
          covered by warranties, and costs due to the negligence or tort of
          Landlord or an agent, employee or contractor of Lessor; (ii) in the
          event all or a portion of the parking lot is replaced, the cost
          thereof shall

                                        3
<PAGE>
          be amortized over fifteen (15) years from and after the date the
          applicable replacement is completed; and (iii) the replacement of all
          or any portion of the parking lot because of defective materials or
          workmanship shall not be included in the cost of operation and
          maintenance of the common area.

          Lessee's share of the cost of operation, maintenance, replacements
          described above and management of the common area shall be determined,
          estimated and paid in the same manner as Lessee's Share of taxes and
          insurance.

          The first year's estimate of taxes, insurance and common area
          maintenance is $4,068.00 per month which is broken dawn as follows:
          $.75/sq. ft./year for estimated taxes, $.10/sq.ft./year for estimated
          insurance, $.22/sq. ft./year for estimated CAM, and $.06/sq. ft./year
          for estimated management fees.

     (4)  Audit Rights: After giving LESSOR 30 days prior written notice
          thereof, LESSEE may inspect or audit, at LESSOR'S offices, LESSOR'S
          records for the Warehouse relating to Taxes, Insurance, and Common
          Area Maintenance. LESSEE'S inspection or audit shall occur only during
          business hours and Lessee shall pay the cost of the audit or
          inspection. If an error was made in the costs previously charged to
          Tenant, then LESSOR shall refund to Lessee any overpayment or LESSEE
          shall pay to LESSOR any underpayment, as the case may be, within 30
          days after such overpayment or underpayment is established,

3.   Maintenance and Repairs:

     (a)  LESSOR shall, at its cost and expense, keep the foundation (excluding
          any special foundation poured at LESSEE'S request), the exterior walls
          (except plate glass; windows; doors; door closure devises; window and
          door frames, moldings, locks and hardware; and interior painting or
          other interior treatment of exterior walls), the roof (including,
          without limitation, both the membrane and the structure), the
          structural portions of the Leased Premises, and the laterals of the
          water, sewer, gas and electric from their point of connection with the
          supplier thereof to the Leased Premises, in good repair, except that
          LESSOR shall not be required to make any repairs occasioned by the act
          or negligence of LESSEE its employees, subtenants, licensees,
          contractors or concessionaires. In the event that the Leased Premises
          should become in need of repairs required to be made by LESSOR
          hereunder, LESSEE shall give immediate written notice thereof to
          LESSOR, and LESSOR shall, subject to force majeure, have twenty (20)
          days after receipt of said notice within which to commence and
          thereafter to diligently complete such repairs.

     (b)  Except for those portions of the Leased premises which Lessor is
          obligated to maintain pursuant to subsection 3 (a) above, Lessee shall
          keep the Leased Premises in good, clean condition and repair at all
          times during the term and any extended term of this Lease and shall,
          at its sole cost and expense, make all needed repairs and
          replacements, including the repair and replacements of all

                                        4
<PAGE>
          lighting, heat, air-conditioning, plate glass, doors, windows, door
          closure devises, window and door frames, moldings, locks and hardware,
          and interior painting or other interior treatment of exterior walls,
          plumbing and other electrical, mechanical and electromotive
          installations (including, without limitation, dock levelers and dock
          sealers), equipment and fixtures and also including all repairs to
          ducts, conduits, pipes and wiring, and any sewer stoppage located in,
          under or above the Leased Premises and replacement of cracked or
          broken glass and repairs, replacements and alterations required by any
          governmental authority or any insurance company providing coverage on
          any part of the Warehouse to the extent required because of Lessee's
          use or occupancy of the Leased Premises or relating to installations
          made by LESSEE. LESSEE shall also make all necessary repairs and
          replacements of its fixtures required for the proper conduct of its
          business. If any repairs required to be made by LESSEE hereunder are
          not made within twenty (20) days after written notice delivered to
          LESSEE by LESSOR, LESSOR may at his option make such repairs without
          liability to LESSEE for any loss or damage which may result to its
          stock or business by reason of such repairs, and LESSEE shall pay to
          LESSOR upon demand as additional rent hereunder the cost of such
          repairs plus interest at the highest lawful rate from the date of
          payment by LESSOR until repaid by LESSEE. At the expiration of this
          lease, LESSEE shall surrender the Leased Premises in good condition,
          reasonable wear and tear and loss by fire or other casualty covered by
          LESSOR'S insurance excepted.

     (c)  Lessor represents and warrants that, to its actual knowledge: (i) all
          building systems associated with the Leased Promises are in good
          working order and are free from known material defects; and (ii) the
          portions of the Warehouse constructed by Lessor are free from known
          material defects.

4.   Signs: LESSEE shall not without LESSOR'S prior written consent: (a) install
     any exterior lighting, decoration, painting, awnings, canopies or the like;
     or (b) erect or install any signs, window or door lettering, placards,
     decorations or advertising media of any type which can be viewed from the
     exterior of the Leased Premises. All signs, lettering, placards,
     decorations and advertising media shall conform in all respects to the sign
     criteria established by LESSOR for the Warehouse from time to time in the
     exercise of its sole discretion, and shall be subject to the prior written
     approval of LESSOR as to construction, method of attachment, size, shape,
     height lighting, color and general appearance. If LESSOR shall change its
     sign criteria and LESSEE'S signage no longer conforms thereto, LESSEE shall
     promptly alter its signs so that they do conform to the changes requested
     by LESSOR; provided, however, the cost of making such changes shall be paid
     by LESSOR. All signs shall be kept in good condition and in proper
     operating order at all times.

5.   Indemnity and Fire and Casualty Damage:

     (a)  Indemnification and Liability Insurance: LESSEE covenants and agrees
          that it will protect and save and keep the LESSOR and any holder of a
          mortgage or deed of trust upon the Warehouse or any portion thereof
          forever harmless and

                                        5
<PAGE>
          indemnified against and from any penalty or damage or charges imposed
          for any violation of any laws or ordinances whether occasioned by the
          neglect of LESSEE or those holding under LESSEE and that LESSEE will
          at all times protect, indemnify and save and keep harmless the LESSOR
          and any holder of a mortgage or deed of trust upon the Warehouse or
          any portion thereof against and from any and all claims and against
          and from any and all loss, costs, damage or expense, arising out of or
          from any accident or other occurrence on or about said Leased
          Premises, causing injury to any person or damage to property
          whomsoever or whatsoever and will protect, indemnify and save and keep
          harmless the LESSOR and any holder of a mortgage or deed of trust upon
          the Warehouse or any portion thereof against and from any and all
          claims and against and from any and all loss, costs, damage or expense
          arising out of any failure of LESSEE in any respect to comply with and
          perform all the requirements and provisions hereof. Without limiting
          the generality of the foregoing, LESSEE further agrees at all times
          during the term hereof, at its own expense, to maintain and keep in
          effect liability insurance policies for damages to person or property
          in or about said Leased Premises. LESSEE shall furnish to LESSOR a
          Certificate of Insurance evidencing the existence of such insurance.
          The amount of said liability insurance shall not be less than
          $1,000,000.00 for property damage. LESSOR and any holder of a mortgage
          or deed of trust upon the Warehouse or any portion thereof shall be
          named as additional insured parties under said liability insurance.

     (b)  Fire and Casualty Damage: LESSOR shall continuously insure the
          Warehouse for not less than 90% of its full replacement value and
          shall, upon request, provide LESSEE with reasonable proof of such
          coverage. LESSEE shall give immediate written notice to LESSOR of any
          damage caused to the Leased Premises by fire or other casualty. In the
          event that the Leased Premises all be damaged or destroyed by fire or
          other casualty insurable under standard fire and extended coverage
          insurance and LESSOR does not elect to terminate this lease as
          hereinafter provided, LESSOR shall proceed with reasonable diligence
          and at its sole cost and expense to rebuild and repair the Leased
          Premises; provided, however, in the event (a) the Warehouse is
          destroyed or substantially damaged by a casualty not covered by
          LESSOR'S insurance or (b) the Warehouse shall be destroyed or rendered
          untenable to an extent in excess of fifty percent (50%) of the first
          floor area by a casualty covered by LESSOR'S insurance, or (c) the
          holder of a mortgage, deed of trust or other lien on the Leased
          Premises at the time of the casualty elects pursuant to such mortgage,
          deed of trust or other lien, to require the use of all or part of
          LESSOR'S insurance proceeds in satisfaction of all or part of the
          indebtedness secured by the mortgage, deed of trust or other lien,
          then LESSOR may elect either terminate this lease or to proceed to
          rebuild and repair the Leased Premises. If more than fifty (50%) of
          the Leased Premises is destroyed or rendered untenantable by a
          casualty during the last twelve (12) months of the term or damage to
          the Leased Premises, occurring at anytime during the term, will take
          longer than six (6) months to repair from the date of the damage
          (exclusive of any time required, by LESSEE for repairing damage to its
          property or improvements), LESSOR and LESSEE shall each have the right
          to elect to terminate

                                        6
<PAGE>
          this Lease. The parties shall give written notice to the other of such
          election within thirty (30) days after the occurrence of such
          casualty. If this Lease is not terminated in accordance with any of
          the foregoing provisions of this subsection 5 (b), LESSOR shall
          proceed to repair said damage with reasonable diligence and at its
          sole cost and expense; provided, however, if the repairs to the Leased
          Premises are not substantially complete within six (6) months after
          the date of the casualty (herein the "Rebuild Period"), LESSEE shall
          have the right to terminate this Lease by providing written notice of
          termination to LESSOR within ten (10) days after expiration of the
          Rebuild Period. Notwithstanding the foregoing to the contrary, in the
          event LESSOR can not substantially complete such repairs within the
          Rebuild Period because of acts of God, the public enemy, shortages or
          materials or labor or other matters beyond the reasonable control of
          LESSOR, then the Rebuild Period shall be extended one day for every
          day that LESSOR is so delayed. LESSOR'S obligation to rebuild and
          repair under this section shall, in any event, be limited to restoring
          the Leased Premises to substantially the condition in which the same
          existed prior to such casualty, exclusive of any alteration,
          additional improvements, fixtures and equipment installed by LESSEE,
          LESSEE agrees that during any period of reconstruction or repair of
          the Leased Premises it will continue to the extent practicable. During
          the period from the occurrence of the casualty until LESSOR'S repairs
          are completed, the base rental and all additional rents and charges
          shall be reduced to such extent as may be fair and reasonable under
          the circumstances.

     (c)  Waiver of Subrogation: Each party hereto waives any and every claim
          which arises or may arise in its favor and against the other party
          hereto during the term of this lease or any renewal or extension
          thereof for any and all loss of, or damage to, any of its property
          located within or upon, or constituting a part of, the premises leased
          to LESSEE hereunder, which loss or damage is covered by valid and
          collectible fire and extended coverage insurance policies. Said mutual
          waivers shall be in addition to, and not in limitation or derogation
          of any other waiver or release contained in this lease with respect to
          any loss of, or damage to, property of the parties hereto. Inasmuch as
          the above mutual waivers will preclude the assignment of any aforesaid
          claim by way of subrogation (or otherwise) to an insurance company or
          any person, each party hereto hereby agrees immediately to give to
          each insurance company which has issued to its policies of fire and
          extended coverage insurance, written notice of the terms of said
          mutual waivers, and to have said insurance policies properly endorsed,
          if necessary, to prevent the invalidation of said insurance coverages
          by reason of said waivers.

6.   Eminent Domain: If any of the floor area of the Leased Premises should be
     taken for any public or quasi-public use under any government law,
     ordinance or regulation or by right of eminent domain this lease shall
     terminate and the rent shall be abated during the unexpired portion of this
     lease, effective on the date physical possession is taken by the condemning
     authority.

                                        7
<PAGE>
     If any part of the common area should be taken as aforesaid, this lease
     shall not terminate, nor shall the rent payable hereunder be reduced,
     except that either LESSOR or LESSEE may terminate this lease if: (a) the
     parking areas remaining following such taking (as the same may be
     reconfigured by LESSOR within the boundaries of the land described in
     Exhibit A) fail to meet the then applicable parking requirements of the
     applicable governmental authority; or (b) complete access to the Leased
     Premises is taken. Any election to terminate this lease in accordance with
     this provision shall be evidenced by written notice of termination
     delivered to the other party within thirty (30) days after the date
     physical possession is taken by the condemning authority.

     All compensation awarded for any taking of the Leased Premises or common
     area shall be the property of LESSOR, and LESSEE hereby assigns its
     interest in any such award to LESSOR; provided, however, LESSOR shall have
     no interest in any award made to LESSEE for LESSEE'S moving and relocation
     expenses or for the loss of LESSEE'S fixtures and other tangible personal
     property if a separate award for such items are made to LESSEE.

7.   Acceptance of Premises: LESSEE acknowledges it has examined and knows the
     contents of the Leased Premises and has received the same in good condition
     or repair (subject to latent defects) and that no representations as to the
     condition or repair thereof have been made by LESSOR or LESSOR'S agent that
     are not herein expressed. LESSOR shall not be liable for any damage
     occasioned by or from plumbing, gas, water, steam, or other pipes, or
     sewage or the bursting, leaking, or running of any cistern tank, washstand,
     water closet or waste pipe in, above, upon, or about said building or
     premises, nor for any damages arising from acts or negligence of co-tenants
     or other occupants of the same building, or any owners or occupants of
     adjoining or contiguous property unless the damage results from a failure
     by LESSOR to perform its maintenance obligations set forth in this Lease.

8.   Use and Possession: The Leased Premises may be used and occupied for the
     following purposes only:

          general office and warehouse and display or showroom of LESSEE'S
          merchandise.

     If LESSEE desires to change its use of the Leased Premises, then it may do
     so only with the prior written consent of LESSOR, which consent shall not
     be unreasonably withheld or delayed. It is agreed that LESSEE shall not use
     the outside of the premises for storage, except LESSEE may park semi-trucks
     and trailers in the dock area designated for LESSEE'S use.

9.   Care of Premises and Trash Removal: LESSEE shall take good care of the
     Leased Premises and keep the same free from trash at all times. LESSEE
     shall keep the Leased Premises and sidewalks, service ways and loading
     areas adjacent to the Leased Premises, arranging for the regular pickup of
     such trash and garbage at LESSEE'S expense. Receiving and delivery of goods
     and merchandise and removal of garbage and trash shall be made only in the
     manner and areas prescribed by LESSOR. LESSEE shall not operate an
     incinerator or burn trash or garbage within the Warehouse area.

                                        8
<PAGE>
10.  Lessor's Access to Premises: LESSOR shall have the right to enter upon the
     Leased Premises at any reasonable time, during normal business hours with
     reasonable advance notice, for the purpose of the inspecting the same, or
     of making repairs or additions to the Leased Premises, or of making
     repairs, alterations or additions to adjacent premises, or of showing the
     Leased premises to prospective purchasers, lessees or lenders but LESSOR
     shall use reasonable efforts not to materially disturb the ongoing business
     of LESSEE being conducted within the Leased Premises. LESSOR shall have the
     further right to place "For Rent", "For Lease" or similar such signs in, on
     or about the Leased Premises during the last thirty (30) days of the term
     of this lease.

11.  Alterations, Additions and Improvements: LESSEE may erect such alterations,
     additions, and improvements inside the premises as it desires only upon
     receiving the prior written consent of LESSOR, which consent shall not be
     unreasonably withheld or delayed. Minor alterations, additions and
     improvements will not require the prior written consent of LESSOR. All such
     alterations, additions, or improvements shall be performed in a workmanlike
     manner and shall not weaken or impair the structural strength or lessen the
     value of the building and the premises, or change the purposes for which
     the building, or any part thereof, may be used, any such alterations,
     additions, or improvements shall be erected at the sole cost and expense of
     LESSEE, and LESSEE shall have no right, authority, or power to bind LESSOR
     or any interest of LESSOR in the Leased Premises, for the payment of any
     claim for labor or materials or for any charge or expense incurred in the
     erection, construction, or maintenance of such improvements, nor to render
     said Leased Premises liable for any lien for labor, material, or any other
     charge incurred in connection therewith, and LESSEE shall in no way be
     considered the agent of LESSOR in the erection, construction, operation and
     maintenance of said improvements, including electrical, plumbing and
     anything screwed, bolted or attached to the building, unless specifically
     excluded by written agreement between the LESSEE and LESSOR except "trade
     fixtures" put in at this expense of LESSEE, shall remain upon and be
     surrendered with the premises as a part thereof, at any termination of the
     lease, for any cause, and shall become the property of the LESSOR. LESSEE
     shall not allow any mechanic or materialman liens to be filed against the
     Leased Premises or any part thereof for work performed by or on behalf of,
     LESSEE. If any such lien is filed, LESSEE shall immediately cause such lien
     to be released by posting an appropriate bond or paying the claim which is
     the basis for the lien.

     LESSEE is leasing the demised premises in an as is condition except for the
     improvements to be constructed by LESSOR listed in EXHIBIT "C" attached to
     this lease and LESSOR'S representations set forth in subsection 3 (c)
     hereof.

12.  Lease Assignment/Sublease: Without LESSOR'S prior consent, but with written
     notice to LESSOR, LESSEE shall have the right to assign or sublet the
     Leased Premises, in whole or in part, to an affiliate, joint venture
     partner, subsidiary or any entity owned and controlled by LESSEE, to the
     surviving entity resulting from a merger between LESSee and another company
     or to the buyer of all or at least a majority of the assets of or voting
     interests in LESSEE, or to an entity composed of LESSEE and a third party,
     which entity acquires all or substantially all of the business arising out
     of the Leased Premises, and LESSEE may sublease, without LESSOR'S consent,
     portions of the Leased Premises to any supplier,

                                       9
<PAGE>
     client or customer with whom LESSEE is working; provided, however, any such
     assignee or subtenant must observe and comply with the terms and provisions
     of this Lease including, without limitation, the limitations on use of the
     Leased Premises set forth in Section 8 hereof. Any such assignment or
     subletting shall not, in any manner, release LESSEE from its obligations
     under this lease.

     LESSEE shall not have the right to assign or in any manner transfer this
     lease or any estate or interest therein, or sublet said premises or any
     part thereof to other tenants, or permit any person, firm or corporation to
     share or use any part thereof with it, without the previous written consent
     of LESSOR. The consent hereby required shall not be unreasonably withheld
     or delayed, but any such assignment or subletting consented to by LESSOR
     shall not release LESSEE from its obligations under this lease. Consent to
     any assignment, when given, shall not operate as a waiver of this
     provision, and any subsequent assignment may be consented to by LESSOR as
     required herein.

13.  Holding Over: In the event LESSEE remains in possession of the Leased
     Premises after the expiration of this lease and without the execution of a
     new lease, it shall be deemed to be occupying said premises as a LESSEE
     from month-to-month at a rental equal to the rental herein provide plus
     twenty percent (20%) of such amount and otherwise subject to all the
     conditions, provisions and obligations of this lease insofar as the same
     are applicable to a month-to-month tenancy.

14.  Modification: No modifications of any of the terms or conditions of this
     lease, as expressed above, shall be effective unless reduced in writing and
     executed by both parties.

15.  Default: If LESSEE shall default in the payment of any rent when due and
     shall fail to cure such default within ten (10) days after LESSOR gives
     LESSEE written notice thereof, or if LESSEE shall default in the
     performance of any other covenant or condition of this lease and shall fail
     to cure such default within thirty (30) days after LESSOR gives LESSEE
     written notice thereof (unless such default cannot reasonably be cured
     within thirty (30) days and in such case, LESSEE shall have commenced to
     cure said default within said thirty (30) days and thereafter continue
     diligently to pursue to completion the curing of same), LESSOR shall, at
     its election, have the right to terminate this lease and with or without
     terminating this lease have immediate possession of the Leased Premises,
     without waiving or relinquishing any claim for rent or damages then due or
     to become due thereafter, and LESSEE shall remain liable as hereinafter
     provided, in such event LESSOR, without prejudice to any other right or
     remedy which it may have hereunder or by law, may re-enter the Leased
     Premises either by force, or otherwise, or dispossess LESSEE, any legal
     representative of LESSEE or other occupant of the Leased Premises by
     appropriate suit, action or proceeding, and remove its effect and hold the
     Leased Premises if this lease has not been made. Notwithstanding that
     LESSOR may elect to terminate this lease, and during the full period which
     would otherwise have constituted the balance of the term of this lease,
     LESSEE shall continue liable for the performance of all the covenants of
     LESSEE under this lease, including LESSEE'S covenant to pay the full amount
     of rent reserved hereunder and LESSEE at its option may rent the Leased
     Premises

                                       10
<PAGE>
     for a term, or terms, which may be shorter or longer than the balance of
     the term hereof, in which event or events LESSOR shall apply any moneys
     collected first to the expense of resuming or obtaining possession of and
     reletting the Leased Premise and second to the payment of the rent due and
     to become due to LESSOR hereunder, and LESSEE shall be and remain liable
     for any deficiency. Should LESSOR fail to exercise any remedy it may have
     for default of LESSEE, such failure shall not be deemed to be a waiver of
     LESSOR'S rights to exercise such remedy for such default at a later time or
     for subsequent defaults, or otherwise to insist upon strict compliance with
     the terms hereof.

     LESSOR hereby waives any rights with respect to any contractual or
     statutory liens on LESSEE'S fixtures, furniture, equipment or tangible
     personal property located at the Leased Premises as well as those items of
     any client or customer whether stored on-site within the Leased Premises.

16.  Bankruptcy of Lessee: If any adjudication of bankruptcy or insolvency be
     rendered against LESSEE herein or if a receiver of the assets or business
     of the LESSEE shall be appointed, or if any sale or attempted sale of the
     leasehold interest hereby created shall be made under or by virtue of any
     execution or other judicial process, LESSOR may at its option immediately
     terminate this lease.

17.  Notices: Any notices to be given hereunder shall either be delivered
     personally or may be given by certified mail. All notices shall be deemed
     to be given when delivered, if delivered personally to the party upon whom
     such notice is addressed, or if given by certified mail, when deposited in
     a sealed envelope, postage prepaid, addressed to the parties as follows:

     To Lessor:      The Steve Clark Trust
                     Building E. Suite 200
                     1223 North Rock Road
                     Wichita, KS 67206

     To Lessee:      Facilitech, Inc.
                     1111 Valley View Lane
                     Irving, TX 75061

     with copy to:   Facilitech, Inc.
                     8835 East 34th Street
                     Wichita, KS 67226

     or at such other place as either party may hereinafter from time to time
     designate in writing.

18.  Binding on Parties: Subject to the limitations, hereinbefore set forth
     pertaining to assignment and subletting, this lease shall be binding upon
     and inure to the benefit of the parties hereto and their respective
     successors and assigns.

                                       11
<PAGE>
19.  Parking: If requested by LESSOR, in writing, LESSEE agrees to cause its
     employees to park only in such places as provided and designated by LESSOR,
     from time to time, for employee parking. In the event parking spaces
     located on the land described in Exhibit A, does not satisfy the parking
     requirements of the applicable governmental parking code and LESSOR fails
     to correct such deficiency within sixty (60) days after being notified
     thereof, in writing, by LESSEE, LESSEE shall have the right to terminate
     this Lease by giving LESSOR written notice of termination within thirty
     (30) days after expiration of said sixty (60) day cure period.

20.  Prohibited Practices: LESSEE will not allow said premises to be used for
     any purposes or in any way that will increase the rate of insurance
     thereon. LESSEE shall not permit any acts or carry on any practices which
     may injure the building or become a nuisance to other tenants of the
     Warehouse or district of which the Leased Premises are a part and shall
     keep the premises under its control clean and free from rubbish, refuse,
     dirt, snow. and ice at all times. The LESSEE shall be responsible and pay
     the costs of removal any refuse, rubbish, and trash from the Lease
     Premises. Refuse and trash containers shall be kept in a location approved
     by the LESSOR and such area shall be kept clean at all times.

21.  Utilities: The LESSEE shall pay for all utilities, including electric
     current, gas, water, telephone, waste disposal and sewage charges imposed
     on or due for services rendered to the hereby Leased Premises as the same
     shall become due during the term of this lease.

22.  No Waiver Covenant: No waiver by LESSOR, its successors or assigns, of any
     breach of any of the covenants made by LESSEE herein shall be construed to
     be a waiver of any succeeding breach of any such covenant or agreement.

23.  Successors in Interest: In the event of the transfer and assignment by the
     LESSOR of its interest in this lease and the building containing the
     premises to a person or entity assuming LESSOR'S obligations under the
     lease, LESSOR shall hereby be released from any further obligations
     hereunder and LESSEE agrees to look solely to the responsibility of such
     successor in interest of the LESSOR.

24.  Subordination: There are currently no mortgages or other financing liens
     encumbering the Warehouse. LESSEE will subordinate its rights hereunder in
     this lease to any mortgage or mortgages, deed of trust or deeds of trust or
     the lien resulting from any other method of financing or refinancing,
     hereafter in force against the land and/or buildings of which the Leased
     Premises are a part, if and only if such mortgagee shall recognize, in such
     subordination agreement, the validity and continuance of this lease in the
     event of a foreclosure of the LESSOR'S interest, as long as the LESSEE
     shall not be in default under the terms of this lease. LESSEE agrees to
     execute and deliver to LESSOR, within twenty (20) days after receipt
     thereof a subordination agreement prepared with respect to a particular
     mortgage, deed of trust or other lien so long as the form thereof is in
     accordance with commercially reasonable standards applied by the lending
     industry in loans of the type and amount sought by LESSOR and such
     agreement provides for the non-disturbance of LESSEE in the event of
     foreclosure so long as LESSEE is not in default of the performance of its
     obligations under this Lease beyond any applicable cure period. LESSEE'S
     failure to

                                       12
<PAGE>
     timely deliver such agreement shall constitute a default under this Lease.

25.  Estoppel Certificates: LESSEE shall, within twenty (20) days after written
     request from LESSOR, execute, acknowledge, and deliver to LESSOR or to
     LESSOR'S mortgagee, proposed mortgagee, lender or proposed purchaser of the
     Warehouse or any part thereof, any estoppel certificates requested by
     LESSOR, from time to time, which estoppel certificates shall show whether
     the lease is in full force and effect and whether any changes may have been
     made to the original lease; whether there are any defaults by LESSOR and,
     if so, the nature of such defaults, whether possession has been assumed and
     all improvements to be provided by LESSOR have been completed; and whether
     rent has been paid more than thirty (30) days in advance and that there are
     no liens, changes, or offsets against rental due or to become due and that
     the address shown on such estoppel is accurate, and containing such other
     matters as LESSOR may reasonably require.

26.  Partnership: Nothing contained herein shall be deemed or construed by the
     parties hereto, nor by any third party as creating a relationship between
     the parties hereto other than the relationship of LESSOR and LESSEE.

27.  Option: LESSOR grants LESSEE the option to extend this lease for two
     additional terms of five (5) years each, provided, however, that written
     notice by registered mail of the exercise of such option shall be given by
     the LESSEE at least 150 days before the expiration of the then current term
     of this lease. All the terms and conditions of this lease shall remain the
     same during the option period except the rental for such additional term
     shall be adjusted upwards in accordance with the following:

          For the purposes of the rental computations hereafter described, the
          following definitions shall apply:

          "CPI" shall mean the Consumer Price Index, All Consumers, All Items,
          (1982-84 = 100), U. S. City Average, as maintained by the United
          States Department of Labor, Bureau of Labor Statistics.

          "Base 1 Figure" shall mean the CPI figure for May 31, 2004.

          "Base 2 Figure" shall mean the CPI figure for May 31, 2008.

          "Base 3 Figure" shall mean the CPI figure for May 31, 2014.

          The annual base rent for the Leased Premises shall be adjusted at the
          beginning of the first extended term to equal the product obtained by
          multiplying the annual base rent to the last year of the initial term
          by a fraction, the numerator of which shall be the Base 2 Figure and
          the denominator of which shall be the Base 1 Figure. Such adjusted
          annual Fixed Minimum Rent shall be referred to herein as the "First
          Adjusted Rent" and shall be effective for each year of the first
          extended term.

                                       13
<PAGE>
          The annual base rent for the Leased Premises shall be adjusted at the
          beginning of the first year of the second extended term to equal the
          product obtained by multiplying the First Adjusted Rent by a fraction,
          the numerator of which shall be the Base 3 Figure and the denominator
          of which shall be the Base 2 Figure,

     Notwithstanding any of the, foregoing to the contrary, the annual base rent
     for the extended periods shall not be less than the annual base rent for
     the year immediately preceding the applicable extended period.

     In the event LESSEE exercises its first option described above, LESSOR
     agrees to make available to LESSEE, after the commencement of the extended
     term, a refurbishment allowance (herein the "Refurbishment Allowance") in
     the amount of $40,000 to be used in redecorating the Leased Premises.
     LESSOR shall not be obligated to pay the Refurbishment Allowance to LESSEE
     until LESSEE has complied with requirements (a), (b), (c) and (e) of
     Section 30 hereof, with respect to the redecorating work performed by
     LESSEE.

28.  Lessee Improvements. LESSEE has submitted to LESSOR a set of plans and
     specifications for the improvements which LESSEE desires to make to the
     Leased Premises. LESSOR is currently reviewing said plans and
     specifications. LESSOR and LESSEE shall have until and including May 21,
     1999, within which to agree, in writing, upon a set of plans and
     specifications for LESSEE'S improvements (herein the "LEASEHOLD
     IMPROVEMENTS") to the Leased Premises and the bid for the construction
     thereof. Such mutually acceptable plans and specifications for LESSEE'S
     improvements shall be referred to herein as the "LESSEES APPROVED PLANS"
     and the mutually acceptable bid for the construction of the Leasehold
     Improvements shall be referred to herein as the "APPROVED BID". In the
     event the parties fail to agree, in writing, upon a set of plans and
     specifications for the Leasehold Improvements and the bid for the
     construction thereof by and including May 21, 1999, then this Lease shall
     automatically terminate as of 5:00p.m., Wichita, Kansas, time, on May 21,
     1999, and the parties shall thereupon be relieved of their respective
     rights and obligations set forth in this Lease. In the event LESSOR and
     LESSEE agree, in writing, upon a set plans and specifications for the
     Leasehold Improvements and the bid for the construction thereof by and
     including May 21, 1999, then LESSOR shall execute a construction agreement
     pursuant to the Approved Bid and proceed to construct the Leasehold
     Improvements in accordance with the LESSEE'S Approved Plans. LESSOR shall
     pay for the cost of constructing the Leasehold Improvements up to a maximum
     amount of $200,000 (herein the "CONSTRUCTION COST CAP"). LESSEE shall pay
     the cost of constructing the Leasehold Improvements to the extent such cost
     exceeds $200,000. One-half (1/2) of the cost of constructing the demising
     wall between the Leased Premises and the adjacent space shall be charged
     against the Construction Cost Cap. LESSEE shall pay to LESSOR, at the time
     LESSOR'S Work and the Leasehold Improvements are substantially complete,
     the amounts, if any, by which the sum of: (a) one-half (1/2) of the cost of
     constructing the demising wall between the Leased Premises and the adjacent
     space; and (b) the cost of constructing the Leasehold Improvements exceeds
     the Construction Cost Cap.

                                       14
<PAGE>
29.  Description of Lessor's Work. LESSOR'S Work is defined and described in
     Exhibit C hereto.

30.  [intentionally Omitted]

31.  Hazardous Materials. LESSEE agrees that it will not, without the prior
     written consent of LESSOR, use or permit to be used on or bring onto or
     about the premises any materials that have been or are in the future
     determined to be hazardous by any federal, state or local government agency
     other than those materials which are used by LESSEE in the ordinary course
     of its business and which are stored in accordance with requirements of
     applicable laws (LESSOR confirms that LESSEE'S electrostactic painting
     operation, so long as it is accomplished in accordance with applicable
     laws, is specifically allowed within the Leased Premises). LESSEE shall and
     hereby agrees to defend, indemnify and hold the LESSOR harmless from and
     against any claim asserted by, or any liability to any person, including,
     without limitation, any agency, branch or representative of federal, state
     or local government, on account of any personal injury or death or damage,
     destruction or loss of property (whether it be sudden and accidental or
     gradual and steady) resulting from or arising out of LESSEE'S usage,
     storage or disposal of hazardous material on the premises or LESSEE'S
     generation, brokerage or transference of any hazardous materials from the
     premises.

     LESSOR warrants that there ore no hazardous materials present in the
     building and/or site in any form as of the date of this Lease.

32.  Early Termination. LESSEE shall have the right to terminate this Lease
     effective on the last day of the 7th year of the original lease term,
     provided however, that LESSOR receives notice in writing of said early
     termination at least six months in advance of the end of the 7th year of
     the original lease term and provided that LESSEE pays to LESSOR a lump sum
     of $125,000.00 at the time LESSEE vacates the Leased Premises; provided,
     however, in the event LESSEE exercises its first-right-of-refusal set forth
     in Section 34 hereof, the foregoing provisions of this Section 32 shall be
     null and void and LESSEE shall not have the right to terminate this Lease
     as set forth above in this Section.

33.  [Intentionally Omitted]

34.  Right of First Refusal to Lease Additional Space. For the purposes of this
     Lease, the 14,600 square feet of additional floor space within the
     Warehouse located adjacent to the Leased Premises shall be referred to
     herein as the "ADJACENT Space". In the event, during the Term of this
     Lease, LESSOR shall receive a bona fide offer from a third party,
     acceptable to LESSOR (which may be in the form of a lease or letter of
     intent to be signed), to lease space within the Warehouse which includes
     the Adjacent Space (herein the "FIRST REFUSAL SPACE"), LESSOR shall submit
     a written notice thereof to LESSEE. Upon receipt of said notice, LESSEE
     shall have the right (the "RIGHT OF FIRST REFUSAL), exercisable at any time
     within ten (10) business days from and after the date of LESSEE'S receipt
     of such notice (herein the "EXERCISE PERIOD"), to lease the First Refusal
     Space

                                       15
<PAGE>
     upon the same terms and conditions offered by the third party; provided,
     however, (a) the term of the lease for the First Refusal Space shall be the
     same as the remaining term of this Lease; and (b) if the term of the offer
     to lease the First Refusal Space extends beyond the end of the then current
     term of this Lease and there remains an unexercised option to extend this
     Lease, LESSEE must exercise such option at the time it elects to exercise
     its right of first refusal. In order to exercise LESSEE'S Right of First
     Refusal, LESSEE must give LESSOR written notice thereof on or before the
     last day of the Exercise Period.

35.  Competition. LESSOR agrees that so long as LESSEE is not in default in the
     performance of its obligations under this Lease and LESSEE is conducting
     substantially the same business from the Leased Premises as LESSEE
     conducted at the commencement of this Lease, LESSOR shall not lease any
     spare in the Warehouse to any of the following competitors of LESSEE:
     Office Installation Company (CIC), Total Installation Management
     Specialists (TIMS), Goldsmith's or any division or affiliate of
     Goldsmith's; Hesston Business Interiors, Crowley's Office Furniture, T.E.
     Berry & Associates Furnishing Solutions; Traditions Office Furniture; Dana
     Design; Single Source; Southwestern Office Supply; Tri City Office
     Equipment; Office One; Wright Line; Furniture Options; Alcazar LTD; CCR
     Office Products; IFG; Wright Line; Spaces; Corporate Express; and any
     entity which, at the time in question, derives more than fifty (50%).
     percent of its annual gross office furniture sale revenues from the sale of
     Herman Miller, Haworth or Knoll office furniture.

     IN WITNESS WHEREOF, the parties hereto have executed this lease the day and
year first above written.

                                        "LESSOR"

                                        THE STEVE CLARK TRUST

                                        By: /s/ Stephen L. Clark, Trustee
                                            ------------------------------------
                                            Stephen L. Clark, Trustee

                                        "LESSEE"

                                        FACILITECH, INC.
                                        d.b.a. Business Interiors/Scott Rice

                                        By: /s/ Kathy M. White
                                            ------------------------------------
                                        Name: Kathy M. White
                                              ----------------------------------
                                        Title: Exec V.P.
                                              ----------------------------------

                                       16
<PAGE>
                                    EXHIBIT A

     Lot 1, Block 3, Mediterranean Plaza, an Addition to Wichita, Sedgwick
     County, Kansas.

                                       17
<PAGE>
                                  Exhibit "B"

                                  (FLOOR PLAN)

Address of the Leased Premises: 8835, E. 34th Street North
                                Wichita, Kansas 67226
<PAGE>
                                   Exhibit "C"
                                 Landlord's Work

1.   Warehouse Sprinklers

     -    Fire protection system for the shell area to be standard fire
          sprinkler system. This is a wet pipe system.

2.   Dock Equipment

     -    Dock levelers to be hydraulic 35,000 lb. capacity for five dock doors

     -    Dock bumpers for five dock doors

     -    Dock seals for two dock doors

     -    10 x 10 overhead doors - five doors

3.   Electrical

     -    Service to be 480/277 volt, 3 phase 200 amps

     -    Soffit lights at entrance included

     -    Exterior lighting provided

     -    Warehouse lighting - 400 watt metal halide high bay fixtures on 30 ft
          centers

4.   HVAC

     -    Warehouse heating system will include unit heaters to maintain 50
          degree temperature in the warehouse space with minus 10 degree design
          temperature

5.   Plumbing

     -    1" water service to building

     -    Sanitary sewer stubbed to sewer blockout in concrete floor, 40 ft from
          front wall

     Aluminum storefront windows

     -    Storefront windows and doors per the plan included
<PAGE>
                             CLARK INVESTMENT GROUP

September 28, 1999

Ms. Kathy M. White
Executive Vice-President
Facilitech, Inc.
1111 Valley View Lane
Irving, Texas 75061

RE: Lease dated May 10, 1999
    8835 E. 34th Street
    Wichita, Kansas

Dear Kathy:

Per section 1 (iii) of our Lease Agreement dated May 10, 1999, the Commencement
Date shall be the day Lessor has substantially completed "Lessor's Work" and the
"Leasehold Improvements" and tendered possession of the Lease Premises to
Lessee. Although we were substantially complete prior to October 1st, we have
discussed with Tom Tatro, and agreed to a Commencement Date of October 1, 1999.

Please sign both copies of the enclosed Commencement Date letter, and return one
signed original to my office along with the first month's rent check in the
amount of $20,844.00 ($16,776.00 per month base rent, and $4,068.00 per month
for estimated taxes, insurance and CAM).

If you have any questions or need any additional information, please call me at
316-634-1112.

Sincerely,

/s/ Stephen L. Clark, Trustee
-------------------------------------
Stephen L. Clark, Trustee
The Steve Clark Trust

                  1223 NORTH ROCK ROAD - BUILDING E, SUITE 200
                     P.O. BOX 21080 - WICHITA, KANSAS 67205
                       (316) 634-1112 - FAX (316)634-1116
<PAGE>
                                COMMENCEMENT DATE

     With respect to that certain Lease Agreement (the "Lease") dated May 10,
1999, by and between, STEPHEN L. CLARK, as trustee of the Steve Clark Trust
("Lessor") and FACILITECH, INC., a Texas corporation, d.b.a. Business
Interiors/Scott Rice ("Lessee"), covering approximately 43,200 square feet of
floor area located at 8835 E. 34th Street, Wichita, Kansas, by their respective
execution below, Lessor and Lessee each hereby stipulates and agrees that the
Commencement Date (as referenced in paragraph (1) of the Lease) will occur on
October 1, 1999. This Declaration may be relied upon by any person having or
acquiring an interest in the Lease or by any person having or acquiring an
interest in Lessee, without notice or consent of Lessor or Lessee.

                                        LESSOR

                                        THE STEVE CLARK TRUST

                                        By: /s/ Stephen L. Clark, Trustee
                                            ------------------------------------
                                                Stephen L. Clark, Trustee

                                        Date:
                                              --------------

                                        LESSEE

                                        FACILITECH, INC.
                                        d.b.a. Business Interiors/Scott Rice

                                        By: /s/ Kathy M. White
                                            ------------------------------------
                                        Title: Executive Vice President
                                               ---------------------------------
                                        Date: 10-8-99
                                              ----------------------------------
<PAGE>
                              ASSIGNMENT OF LEASES

KNOW ALL MEN BY THESE PRESENTS:

     THAT THE STEVE CLARK TRUST, created pursuant to a Trust Agreement dated
October 4, 1996, executed by Stephen L. Clark, as grantor, and Stephen L Clark,
as trustee, ("Assignor"), in consideration of the sum of Ten and no/100 Dollars
($10.00) in hand paid, and other good and valuable considerations, the payment,
receipt and sufficiency of which is hereby acknowledged, does hereby assign,
transfer, set over and convey to U.S. BUSINESS CENTERS, L.L.C., a Kansas limited
liability company, ("Assignee"), all of Assignor's right, title and interest in
and to all leases, including any and all security deposits made by tenants
pursuant to said leases in effect at the real property legally described on
Exhibit "A" attached hereto, which is located in Sedgwick County, Kansas
("Existing Leases").

     IN WITNESS WHEREOF, Assignor has executed this Assignment to be effective
as of the 1st day of June, 2000.

ASSIGNOR:

THE STEVE CLARK TRUST

By: /s/ Stephen L. Clark
    ---------------------------------
    Stephen L. Clark, Trustee

STATE OF KANSAS      )
                     ), ss.
COUNTY OF SEDGWICK   )

     This instrument was acknowledged before me on June 12, 2000, by STEPHEN L,
CLARK, Trustee, of THE STEVE CLARK TRUST.

/s/ Sharon K. Pack
-------------------------------------
Notary Public, State of Kansas

My commission expires: June 6, 2004
                       ------------
SHARON K. PACK
Notary Public - State of Kansas
My Appt. Expires: 6-6-2004
<PAGE>
                                    EXHIBIT 2
                            HVAC MAINTENANCE CONTRACT
<PAGE>
              (FAHNESTOCK HEATING AND AIR CONDITIONING, INC. LOGO)

                                  SILVER MEDAL
                        PREVENTIVE MAINTENANCE AGREEMENT

FAHNESTOCK HTG.& A/C INC.                                              AGREEMENT
3532 N. COMOTARA                                                         NUMBER
WICHITA KS 67226                                                      00013977 1
(316) 943-4323
                                                                     PAGE 2 of 2

JOB:                             BILL TO:
GOLF WAREHOUSE                   GOLF WAREHOUSE
8851 E. 34TH N.                  8851 E. 34TH N.
WICHITA KS 67226                 WICHITA KS 67226
(OFF) 838-5551 Ext 101           (OFF) 838-5551

                          PERIOD COVERED BY AGREEMENT
                                       TO
                            1/01/04         12/31/04

Complete Inspection and          24-Hour "Silver Medal   All necessary labor and
preventive maintenance service   Top Priority" service   filter removals (except
in the spring and in the fall    in case of emergency.   high efficiency).
of the equipment listed below.                           Twenty percent discount
                                                         on replacement parts.

<TABLE>
<CAPTION>
EQUIP/MODEL#                     MAKE/SERIAL#            AGREEMENT TYPE
<S>                              <C>                     <C>                 <C>
GAS/ELEC RTU                     RUUD                    00   SILVER MEDAL
  RKKBAl 2ODL15E940                2B6336ADAAF0200

                                                                 TOTAL DUE   994.00
SPECIAL INSTRUCTIONS                                                           0.00
                                                                             994.00
</TABLE>

                             PROVISIONS OF AGREEMENT
<PAGE>
<TABLE>
<S>                                                              <C>         <C>
                                                                 TOTAL DUE   994.00
SPECIAL INSTRUCTIONS                                                           0.00
                                                                             994.00
</TABLE>

                             PROVISIONS OF AGREEMENT

1.   Owner will be contacted by phone prior to scheduled service call.

2.   Scheduled service will be provided during regular working hours.

3.   This contract does not cover the moving of any equipment, the electrical
     beyond refrigeration units and furnace, or any work required due to
     negligence or misuse of equipment or failure of the Owner to follow normal
     operating procedure, or any shortage of electrical or water supply,
     sabotage, damage caused by freezing or breaking of pipes, or damage from
     any cause which is external or which does not arise solely and directly out
     of operation of the equipment.

4.   This contract does not cover out-of-warranty heat exchangers, compressors,
     or coils.

5.   This contract is not transferable without written consent of Fahnestock
     Heating and Air Conditioning, Inc.

6.   This contract may be cancelled by either party at any time upon written
     notice.

/s/ Carol Prosser                       12/11/03
-------------------------------------   --------
DEALER APPROVAL                         DATE

/s/ signature not legible               Please return signed yellow copy
-------------------------------------   with remittance. Thank You.
ACCEPTED

    Fahnestock Heating & Air Conditioning, Inc. - 3532 N. Comotara - Wichita,
                    Kansas 67226 - Dial 943-HEAT or 943-COOL
<PAGE>
              (FAHNESTOCK HEATING AND AIR CONDITIONING, INC. LOGO)

                                  SILVER MEDAL
                        PREVENTIVE MAINTENANCE AGREEMENT

FAHNESTOCK HTG.& A/C INC.                                              AGREEMENT
3532 N. COMOTARA                                                         NUMBER
WICHITA KS 67226                                                      00013977 1
(316) 943-4323
                                                                     PAGE 1 OF 2

JOB: 943-4328                    BILL TO:
GOLF WAREHOUSE                   GOLF WAREHOUSE
8851 E. 34TH N.                  8851 E. 34TH N.
WICHITA KS 67226                 WICHITA KS 67226
(OFF) 838-5551 Ext 101           (OFF) 838-5551

                           PERIOD COVERED BY AGREEMENT
                                        TO

Complete Inspection and          24-Hour "Silver Medal   All necessary labor and
preventive maintenance service   Top Priority" service   filter removals (except
in the spring and in the fall    in case of emergency.   high efficiency).
of the equipment listed below.                           Twenty percent discount
                                                         on replacement parts.

<TABLE>
<CAPTION>
EQUIP/MODEL#                     MAKE/SERIAL#            AGREEMENT TYPE
------------------------------   ---------------------   -----------------
<S>                              <C>                     <C>
AIR HANDLER                      RUUD                    00   SILVER MEDAL
 RUBHA17J14MFA                    M379902695
AIR CONDITIONER                  RUUD                    00   SILVER MEDAL
 RUKKA037CAZ                      5776M499805469
GAS/ELEC RTU                     RUUD                    00   SILVER MEDAL
 RKKBAl2ODL15E940                 2B6336ADAAF0200
GAS/ELEC RTU                     RUUD                    00   SILVER MEDAL
       " "                        2B6336ADAAF0200
GAS/ELEC RTU                     RUUD                    00   SILVER MEDAL
       " "                        2B6336ADAAF0200
GAS/ELEC RTU                     RUUD                    00   SILVER MEDAL
       " "                        2B6336ADAAF0200
GAS/ELEC RTU                     RUUD                    00   SILVER MEDAL
       " "                        2B6336ADAAF0200

                                                                 TOTAL DUE
SPECIAL INSTRUCTIONS
</TABLE>

                             PROVISIONS OF AGREEMENT
<PAGE>
WICHITA KS 67226                                                      00013977 1
(JOB) 943-4323
                                                                     PAGE 1 OF 2

                                 BILL TO:
GOLF WAREHOUSE                   GOLF WAREHOUSE
8851 E. 34TH N.                  8851 E. 34TH N.
WICHITA KS 67226                 WICHITA KS 67226
(OFF) 838-5551 Ext 101           (OFF) 838-5551

                           PERIOD COVERED BY AGREEMENT
                                         TO

Complete Inspection and          24-Hour "Silver Medal   All necessary labor and
preventive maintenance service   Top Priority" service   filter removals (except
in the spring and in the fall    in case of emergency.   high efficiency).
of the equipment listed below.                           Twenty percent discount
                                                         on replacement parts.

<TABLE>
<CAPTION>
EQUIP/MODEL#                     MAKE/SERIAL#            AGREEMENT TYPE

<S>                              <C>                     <C>                 <C>
AIR HANDLER                      RUUD                    00   SILVER MEDAL
  RUBHA17J14MFA                    M379902695
AIR CONDITIONER                  RUUD                    00   SILVER MEDAL
  RUKKA037CAZ                      5776M499805469
GAS/ELEC RTU                     RUUD                    00   SILVER MEDAL
  RKKBAl2ODL15E940                 2B6336ADAAF0200
GAS/ELEC RTU                     RUUD                    00   SILVER MEDAL
  " "                              2B6336ADAAF0200
GAS/ELEC RTU                     RUUD                    00   SILVER MEDAL
  " "                              2B6336ADAAF0200
GAS/ELEC RTU                     RUUD                    00   SILVER MEDAL
  " "                              2B6336ADAAF0200
GAS/ELEC RTU                     RUUD                    00   SILVER MEDAL
  " "                              2B6336ADAAF0200
                                                                 TOTAL DUE
SPECIAL INSTRUCTIONS
</TABLE>

                             PROVISIONS OF AGREEMENT

1.   Owner will be contacted by phone prior to scheduled service call.

2.   Scheduled service will be provided during regular working hours.

3.   This contract does not cover the moving of any equipment, the electrical
     beyond refrigeration units and furnace, or any work required due to
     negligence or misuse of equipment or failure of the Owner to follow normal
     operating procedure, or any shortage of electrical or water supply,
     sabotage, damage caused by freezing or breaking of pipes, or damage from
     any cause which is external or which does not arise solely and directly out
     of operation of the equipment.

4.   This contract does not cover out-of-warranty heat exchangers, compressors,
     or coils.

5.   This contract is not transferable without written consent of Fahnestock
     Heating and Air Conditioning, Inc.

6.   This contract may be cancelled by either party at any time upon written
     notice.

-------------------------------------   --------------------------------
DEALER APPROVAL                         DATE

-------------------------------------   Please return signed yellow copy
ACCEPTED                                with remittance. Thank You.

    Fahnestock Heating & Air Conditioning, Inc. - 3532 N. Comotara - Wichita,
                    Kansas 67226 - Dial 943-HEAT or 943-COOL<PAGE>

                                                                   Exhibit 10.25

          Confidential Materials omitted and filed separately with the
         Securities and Exchange Commission. Asterisks denote omissions.

                           FEASIBILITY STUDY AGREEMENT

THIS FEASIBILITY AGREEMENT, including the attached Schedules (collectively the
"AGREEMENT") is entered into as of the 9th day of June, 2004 (the "EFFECTIVE
DATE") and is made by and between:

1.    BAXTER HEALTHCARE CORPORATION, a Delaware corporation ("BAXTER"), with a
      principal place of business at One Baxter Parkway, Deerfield, Illinois
      60015; and

2.    CRITICAL THERAPEUTICS, INC. ("COMPANY" OR "CTI"), with a principal place
      of business at 60 Westview Street, Lexington, MA 02421.

                                    RECITALS

BAXTER has acquired and developed, and continues to acquire and develop, certain
proprietary drug delivery formulation and dispersion techniques and processes,
the "FORMULATION TECHNOLOGY(IES)," as more specifically defined in Article 1.14.

The COMPANY has obtained the licensing rights from a third party, Abbott
Laboratories ("ABBOTT") for certain formulations of a compound known as Zileuton
(the "COMPOUND") as more specifically defined in Article 1.4 and COMPANY desires
to provide BAXTER with the Compound as defined below, solely for the limited
Purpose as defined below.

The COMPANY and BAXTER would like to evaluate the feasibility of using the
Formulation Technologies for delivery of the Compound, and the Parties agree to
conduct such feasibility research according to the terms and conditions
described herein.

The Parties agree that the provisions of this Agreement shall apply to the
transfer of the Compounds from COMPANY to BAXTER, and to the transfer of
feasibility research results and any resulting Formulated Compounds from BAXTER
to COMPANY.

IN CONSIDERATION OF THE MUTUAL COVENANTS CONTAINED HEREIN AND INTENDING TO BE
LEGALLY BOUND, THE PARTIES AGREE AS FOLLOWS:

1.    DEFINITIONS

      In this Agreement, the following words shall have the following meanings:

                                       1/4

<PAGE>

1.1   "AFFILIATE"                   Any corporation or business entity which
                                    controls, is controlled by, or is under
                                    common control with COMPANY or BAXTER. A
                                    corporation or business entity shall be
                                    deemed to control another corporation or
                                    business entity if it owns, directly or
                                    indirectly, fifty percent (50%) or more of
                                    the securities or other ownership interest
                                    representing the equity, the voting stock or
                                    general partnership interest of such
                                    corporation or business entity.

1.2   "BACKGROUND INFORMATION"      Confidential Information (as defined below)
                                    and other Information (as defined below)
                                    Controlled (as defined below) by a Party as
                                    of the Effective Date.

1.3   "BACKGROUND INTELLECTUAL      Intellectual Property (as defined below) in
      PROPERTY"                     existence as of the Effective Date and
                                    Controlled by a Party.

1.4   "COMPOUND"                    (+)-1-(1-benzo[b]thien-2-ylethyl)-1-
                                    hydroxyurea also known as Zileuton.

1.5   "CONFIDENTIAL INFORMATION"    This term shall have the meaning set forth
                                    in Article 6.

1.6   "CONTROL OR CONTROLLED OR     With respect to a particular item, Material,
      CONTROLLING"                  Information, know-how or Intellectual
                                    Property right, this term means that a Party
                                    (i) owns or (ii) has a license and has the
                                    ability to use and/or grant a license or
                                    sublicenses (as applicable) to use such
                                    without violating the contractual of any
                                    third Party.

1.7   "[**]"                        A proprietary [**] to be supplied by [**].

1.8   "EFFECTIVE DATE"              The date set out at the head of this
                                    Agreement.

1.9   "EVALUATION"                  This term shall have the meaning set forth
                                    in Article 3.

                                       2/4

<PAGE>

1.10  "FEASIBILITY STUDY"           The research plan set forth in Schedule I.

1.11  "FOREGROUND INFORMATION"      Confidential Information and other
                                    Information generated by one or both Parties
                                    during performance of this Agreement.

1.12  "FOREGROUND INTELLECTUAL      Intellectual Property discovered, generated,
      PROPERTY"                     conceived, first reduced to practice or
                                    writing, or developed (in whole or in part)
                                    by one or both Parties during performance of
                                    this Agreement.

1.13  "FORMULATED COMPOUND"         Compositions comprising Compound formulated
                                    by BAXTER pursuant to the Feasibility Study.

1.14  "FORMULATION TECHNOLOGY(IES)" Technologies for [**] of drug substances
                                    including, but not limited to, [**] and
                                    BAXTER's patented and/or proprietary
                                    technologies (including, but not limited to,
                                    Baxter's [**].)

1.15  "INFORMATION"                 Ideas, concepts, discoveries, inventions,
                                    developments, know-how, trade secrets,
                                    techniques, methodologies, modifications,
                                    innovations, improvements, writings,
                                    documentation or data.

1.16  "INTELLECTUAL PROPERTY"       Any intellectual property right in
                                    Information, including without limitation,
                                    any foreign or domestic (i) patent right
                                    together with any extension, registration,
                                    reissue, reexamination or renewal thereof,
                                    and any pending application, including any
                                    continuation, divisional, or
                                    continuation-in-part thereof for any of the
                                    foregoing; (ii) trademark; (iii) copyright.

1.17  "MATERIAL(s)"                 (a) The bulk Compound;

                                    (b) any Information with respect to the bulk
                                    Compound; and

                                    (c) [**].

1.18  "NET SALES"                   The amount invoiced to customers by COMPANY,
                                    its distributors and sub-licensees

                                       3/4

<PAGE>

                                    for Licensed Formulated Compound deducting,
                                    or as the case may be excluding:

                                        VAT, sales, excise or similar taxes
                                    imposed on the sale of such Licensed
                                    Formulated Compound;

                                        any mandatory or industry standard
                                    discounts or rebates to the competent RHA
                                    and/or social security systems pursuant to
                                    the regulations and/or agreements in force;

                                        cash and trade discounts and allowances;
                                    and

                                        credit allowed for return of previously
                                    sold Licensed Formulated Compound or
                                    defective Licensed Formulated Compound;

                                    in each of the above cases only if charged
                                    against COMPANY, its distributors or
                                    sub-licensees and evidenced in COMPANY's or
                                    its distributors' or sub-licensees' books
                                    and records of account. For the avoidance of
                                    doubt, sales by COMPANY to its sub-licensees
                                    or distributors shall not constitute sales
                                    to customers; sales by COMPANY's
                                    sub-licensees or distributors shall
                                    constitute sales to customers and shall be
                                    included in Net Sales.

1.19  "PARTIES"                     BAXTER and COMPANY, and "Party" shall mean
                                    either of them.

1.20  "PERIOD OF PERFORMANCE"       The period for the performance of the
                                    Purpose (as defined below) which shall
                                    commence on the Effective Date and shall end
                                    upon COMPANY's receipt of the final report,
                                    as set out in the Feasibility Study.

1.21  "PURPOSE"                     To determine the feasibility of formulating
                                    the Compound using Formulation Technologies
                                    in order to create a stable formulation
                                    according to the Feasibility Study.

                                       4/4

<PAGE>

2.    USE OF COMPOUNDS BY BAXTER

      2.1.  BAXTER shall use the Compound solely for the Purpose and shall not
            attempt to reverse engineer, deconstruct, or in any way determine
            the structure or composition of the Compound, except as authorized
            in writing by COMPANY. BAXTER shall not sell, transfer, disclose, or
            otherwise provide access to the Compound to any third party without
            the prior express written consent of COMPANY, except that BAXTER may
            allow access to the Compounds by its employees, consultants, on-site
            contractors and agents and those of its Affiliates for effecting the
            Purpose, provided that prior to such access, such individuals shall
            have been apprised of the proprietary nature of the Compounds.
            BAXTER will take reasonable steps to ensure that such employees,
            consultants, on-site contractors and agents use the Compound in a
            manner that is consistent with the terms of this Agreement.

      2.2.  COMPANY shall provide BAXTER with all data and information
            reasonably necessary, and known to COMPANY for BAXTER to safely
            handle, store and use the Compounds in accordance with all
            applicable laws, rules and regulations. COMPANY shall provide BAXTER
            with a Material Safety Data Sheet for the Compound prior to delivery
            of the Compound. BAXTER understands and agrees that the Compound is
            not to be used for testing in or treatment of humans.

      2.3.  COMPANY shall, at its cost, supply to BAXTER at BAXTER's facility in
            Round Lake, Illinois an adequate quantity of Compound to enable
            BAXTER to carry out BAXTER's obligations under the Feasibility
            Study, with the Compound to be in the form and in at least the
            quantity set forth in Schedule I to this Agreement.

3.    USE OF FORMULATED COMPOUNDS BY COMPANY

      COMPANY shall use the Formulated Compounds it receives from BAXTER solely
      for evaluation purposes ("EVALUATION") and shall not attempt to reverse
      engineer, deconstruct, or in any way determine the structure or
      composition of the Formulated Compounds, except as authorized in writing
      by BAXTER. COMPANY shall not sell, transfer, disclose, or otherwise
      provide access to the Formulated Compounds to any third party without the
      prior express written consent of BAXTER. COMPANY will take all reasonable
      steps to ensure that its employees, consultants, contractors and agents
      use the Formulated Compounds in a manner consistent with the terms of this
      Agreement. COMPANY understands and agrees that the Formulated Compounds
      are not to be used for testing in or treatment of humans.

                                       5/5

<PAGE>

4.    FEASIBILITY STUDY AND PLAN RESULTS

      4.1.  BAXTER will conduct a feasibility study consisting of the activities
            set forth in the Feasibility Study. BAXTER and COMPANY shall use
            reasonable efforts to perform their respective obligations as set
            forth in the Feasibility Study, attached hereto as Schedule I. The
            Feasibility Study may be amended by mutual written agreement of the
            Parties.

      4.2.  All data, results and other information generated by a Party during
            performance of this Agreement (the "STUDY RESULTS") shall be owned
            by the Parties in accordance with the provisions of Article 7.

      4.3.  Neither Party shall publish the Study Results without the express
            written consent of the other Party.

      4.4.  COMPANY acknowledges and agrees that there is no guarantee that
            research undertaken pursuant to this Agreement shall result in an
            acceptable formulation of Compound.

      4.5.  If COMPANY desires to enter into an agreement with a third party for
            development of Formulated Compounds using [**] (a "Third Party
            OFFER"), then COMPANY must give BAXTER written notice and three (3)
            months to respond to COMPANY's offer on substantially the same terms
            and conditions as those of the Third Party Offer. If BAXTER agrees
            to substantially the same terms and conditions of the Third Party
            Offer, COMPANY and BAXTER shall enter into an agreement on those
            terms and conditions.

5.    PAYMENTS

      5.1   In consideration for BAXTER undertaking the activities described
            under this Agreement and in accordance with the provisions of
            Schedule I, COMPANY shall pay to BAXTER the total sum of [**]
            Dollars ($[**]), in accordance with the Payment Schedule set forth
            in Schedule II. Payments not received within the time noted in the
            Payment Schedule shall bear interest at the lesser of (a) the
            maximum rate permitted by law, and (b) 1.5% per month on the
            outstanding balance compounded monthly. All sums due under this
            Agreement shall be paid in U.S. Dollars by check made payable to
            `Baxter Healthcare Corporation' or by wire transfer to the account
            specified in writing by BAXTER in notice to COMPANY.

      5.2   ADDITIONAL WORK. The activities and time frame described in the
            Feasibility Study are the basis for payment of the fees set forth in
            Article 5.1. Any activities outside the scope of those described in
            the Feasibility Study shall be deemed

                                       6/6

<PAGE>

            "Additional Work". BAXTER will not be required to perform Additional
            Work unless and until the Parties reach written agreement on the
            scope of Additional Work and the related additional fees.

      5.3   PAYMENTS IN THE EVENT OF TERMINATION

            5.3.1 Notwithstanding the foregoing, should BAXTER terminate this
                  Agreement in accordance with the provisions of Article 12.3
                  ("TERMINATION FOR DEFAULT"), or should COMPANY terminate this
                  Agreement in accordance with Article 12.2 ("TERMINATION FOR
                  CONVENIENCE"), and BAXTER's financial records show that the
                  total cost of the work performed by BAXTER, including all
                  internal and external costs and expenses incurred by BAXTER
                  and any non-cancelable expenses reasonably incurred by BAXTER
                  prior to termination, exceeds the amount paid by the COMPANY
                  up to such termination, COMPANY will pay BAXTER, within thirty
                  (30) days of receiving an invoice therefore, an amount equal
                  to such uncompensated costs and expenses incurred or committed
                  but no more than the total amount set forth in Article 5.1, as
                  amended pursuant to 5.2.

            5.3.2 Should COMPANY terminate the Agreement in accordance with
                  Article 12.3 ("TERMINATION FOR DEFAULT"), and the amount paid
                  by COMPANY up to such termination exceeds the total cost of
                  the work performed by BAXTER, including all internal and
                  external costs and expenses incurred by BAXTER and any
                  non-cancelable expenses reasonably incurred by BAXTER prior to
                  termination then BAXTER shall return any such excess remaining
                  funds to COMPANY within thirty (30) days of receiving an
                  invoice therefore.

            5.3.3 BAXTER agrees to maintain records reasonably reflecting the
                  costs and expenses incurred or committed by it in conducting
                  the Feasibility Study hereunder. In the event of termination
                  of the Agreement for which the provisions of Articles 12.2 and
                  12.3 apply, COMPANY may review and inspect such records, in a
                  reasonable manner and at a reasonable time to be agreed upon
                  by the Parties, solely for the purpose of verifying the
                  accuracy of costs and expenses claimed by BAXTER.

6.    CONFIDENTIAL INFORMATION

      The Confidentiality Agreement between BAXTER and COMPANY dated February
      11, 2004 (the "CONFIDENTIALITY AGREEMENT") is incorporated herein by
      reference and is made a part hereof as though fully set forth herein.

                                       7/7

<PAGE>

7.    INTELLECTUAL PROPERTY

      NO LICENSE GRANTED

      Except as expressly set forth in this Agreement, nothing in this
      Agreement, and no course of dealing between the Parties, shall be
      construed to constitute the grant of a license, express or implied, to
      either party of Intellectual Property Controlled by the other Party.

      7.1.  OWNERSHIP

            7.1.1. For the avoidance of doubt all Background Information and
                   Background Intellectual Property used in connection with the
                   Feasibility Study or the Evaluation shall remain the property
                   of the Party Controlling the same as of the Effective Date.

            7.1.2. All Foreground Information and Foreground Intellectual
                   Property related solely to Baxter's Background Information or
                   Baxter's Background Intellectual Property developed by either
                   Party or both shall be owned by Baxter ("RESULTING BAXTER
                   IP"). All Foreground Information and Foreground Intellectual
                   Property related solely to the Compound or CTI's Background
                   Information or CTI's Background Intellectual Property
                   developed by either Party or both shall be owned by CTI
                   ("RESULTING CTI IP"). All Foreground Information and
                   Foreground Intellectual Property related solely to [**]")
                   shall be owned by [**], subject to the license described in
                   Section 7.1.3.

            7.1.3  [**] grants and [**] license [**], subject to Sections 7.1.4
                   and 7.1.5. In the event the Parties cannot agree to terms
                   under Section 7.1.4 or Section 7.1.5 as applicable, the above
                   license [**] the duration of the confidentiality obligations
                   under the Confidentiality Agreement, [**] shall be under no
                   obligation [**]. For the avoidance of doubt, [**], and no
                   license, [**]

            7.1.4  If the Formulated Compound is obtained by [**], then the
                   financial terms and conditions of the license granted in
                   Section 7.1.3 shall be those disclosed in Schedule III
                   attached hereto.

            7.1.5  If the Formulated Compound is obtained using Baxter's
                   patented and/or proprietary technologies, COMPANY and BAXTER
                   shall negotiate in good faith the amount of the royalty.

      7.2.  DISCLOSURE OF DEVELOPMENTS

                                       8/8

<PAGE>

            Each Party shall promptly notify the other Party of any Foreground
            Information and/or Foreground Intellectual Property conceived and/or
            made in the course of the Feasibility Study.

      7.3.  PATENT APPLICATIONS

            [**] shall be responsible for protecting [**] shall be responsible
            for protecting [**] Each Party will assist the other Party in every
            proper and reasonable way to obtain, and from time to time enforce,
            United States and foreign proprietary rights relating to the other
            Party's Foreground Intellectual Property in any and all countries at
            the expense of the Party requesting such assistance. To that end,
            the Parties agree to execute, verify and deliver such documents and
            perform such other acts (including appearances as a witness) as the
            other Party may reasonably request for use in applying for,
            obtaining, perfecting, evidencing, sustaining and enforcing such
            Foreground Intellectual Property rights and the assignment thereof.
            In addition, this obligation shall continue beyond the termination
            of this Agreement, but the Party requesting assistance shall
            compensate the other Party at a reasonable rate, and pay all related
            reasonable out-of-pocket expenses, after such termination for the
            time actually spent on such assistance. Notwithstanding the
            foregoing, in the event [**] does not pursue the filing of, or
            continue prosecution or maintenance of, any or all patent
            application(s) directed to [**] shall have the right to file,
            prosecute and/or maintain such patent applications at [**] expense.

8.    INDEPENDENT CONTRACTORS

      Nothing in this Agreement shall be construed as creating an association,
      partnership, or joint venture between the Parties, it being understood and
      agreed that the Parties are independent contractors and that neither shall
      have the authority to bind the other in any way.

9.    REPRESENTATIONS AND WARRANTIES

      9.1.  COMPANY represents and warrants that (i) it has the right to give
            BAXTER the Materials and any information provided hereunder, and
            that BAXTER has the right to use such Materials and information for
            and in connection with the Purpose, and (ii) no patents or other
            intellectual or proprietary rights of any third parties that relate
            solely to the Compound would be violated by BAXTER carrying out the
            Purpose.

      9.2.  Each Party hereby represents and warrants that it has full power and
            authority to execute and perform this Agreement.

                                       9/9

<PAGE>

      9.3.  THE REPRESENTATIONS AND WARRANTIES EXPLICITLY SET FORTH IN THIS
            AGREEMENT ARE THE PARTIES' ONLY REPRESENTATIONS AND WARRANTIES AND
            NO OTHER REPRESENTATIONS AND WARRANTIES, EXPRESS, IMPLIED OR
            STATUTORY, WILL APPLY. EACH PARTY EXPRESSLY DISCLAIMS ALL OTHER
            WARRANTIES, WHETHER EXPRESS, IMPLIED OR STATUTORY, INCLUDING,
            WITHOUT LIMITATION, WARRANTIES OF MERCHANTABILITY AND FITNESS FOR A
            PARTICULAR PURPOSE. EXCEPT AS SET FORTH IN THIS AGREEMENT, BAXTER
            ACKNOWLEDGES AND AGREES THAT THE MATERIALS ARE BEING SUPPLIED TO
            BAXTER BY COMPANY WITH NO WARRANTIES OF ANY KIND, EXPRESS OR
            IMPLIED, INCLUDING ANY WARRANTY OF MERCHANTABILITY OR FITNESS FOR A
            PARTICULAR PURPOSE. EXCEPT AS SET FORTH IN THIS AGREEMENT, COMPANY
            ACKNOWLEDGES AND AGREES THAT THE FORMULATED COMPOUNDS ARE BEING
            SUPPLIED TO COMPANY BY BAXTER WITH NO WARRANTIES OF ANY KIND,
            EXPRESS OR IMPLIED, INCLUDING ANY WARRANTY OF MERCHANTABILITY OR
            FITNESS FOR A PARTICULAR PURPOSE.

10.   LIABILITY AND INDEMNITIES

      10.1. COMPANY shall indemnify, defend and hold harmless BAXTER and its
            Affiliates, and any of their respective directors, officers,
            employees, subcontractors and agents (collectively the "INDEMNIFIED
            PARTIES") from and against any and all liabilities, obligations,
            penalties, claims, judgments, demands, actions, disbursements of any
            kind and nature, suits, losses, damages, costs and expenses
            (including, without limitation, reasonable attorney's fees) arising
            out of or in connection with a) any property damage or personal
            injury (including without limitation death) of third parties
            (collectively "CLAIMS") arising out of or in connection with
            COMPANY's negligence or willful misconduct or COMPANY's breach of
            this Agreement except to the extent any of the foregoing is caused
            solely by the negligence or willful misconduct of BAXTER or solely
            by the breach by BAXTER of its obligations under this Agreement; or
            b) any claim that the Materials or use of the Materials in carrying
            out the Feasibility Study violates the patent, trademark, copyright
            or other proprietary rights of any third party.

      10.2. BAXTER shall indemnify, defend and hold harmless COMPANY and its
            Affiliates and any of their respective directors, officers,
            employees, subcontractors and agents from and against any and all a)
            Claims resulting solely from BAXTER's negligence or willful
            misconduct or solely from BAXTER's breach of its obligations under
            this Agreement; or b) claims that BAXTER's

                                      10/10

<PAGE>

            patented and/or proprietary Formulation Technologies or use of
            BAXTER's patented and/or proprietary Formulation Technologies in
            carrying out the Feasibility Study violates the patent, trademark,
            copyright or other proprietary rights of any third party.

      10.3. As a condition to a Party's right to receive indemnification under
            Article 10.1 or 10.2, a Party shall (i) promptly notify the other
            Party as soon as it becomes aware of a claim or action for which
            indemnification may be sought pursuant hereto, (ii) cooperate with
            the indemnifying Party in the defense of such claim or suit, and
            (iii) permit the indemnifying Party to control the defense of such
            claim or suit, including without limitation the right to select
            defense counsel. In no event, however, may the indemnifying Party
            compromise or settle any claim or suit in a manner which admits
            fault or negligence on the part of the indemnified Party without the
            prior written consent of the indemnified Party. The indemnifying
            Party shall have no liability under this Article 10 with respect to
            claims or suits settled or compromised without its prior written
            consent.

      10.4. Except as provided in Article 10.1 or 10.2, in no event shall either
            Party be liable to the other Party for lost profits, loss of use,
            loss of business, business interruption, loss of data, cost of cover
            or any indirect, special, consequential or incidental damages of any
            nature whatsoever, however caused and under any theory of liability
            whether based in contract, warranty, tort (including without
            limitation, negligence), strict liability, statutory or otherwise,
            arising out of or in connection with this agreement even if the
            other party has been advised of the possibility of such damages.

11.   NO OFFER FOR SALE

      The provision of the Compound to BAXTER under this Agreement is not an
      offer for sale by COMPANY of the Compound or similar products or a
      commitment by COMPANY to make the Compound or similar products
      commercially available at some future time. BAXTER's acceptance of the
      Compound from COMPANY under this Agreement does not obligate BAXTER to
      purchase or otherwise obtain from COMPANY the Compound should COMPANY make
      the Compound commercially available at some future time.

12.   DURATION AND TERMINATION

      12.1. TERM. This Agreement shall come into force on the Effective Date
            and, unless terminated earlier under Articles 12.2 or 12.3 below,
            shall remain in effect until the completion of the Period of
            Performance, as defined in Article 1.20.

                                      11/11

<PAGE>

      12.2. TERMINATION FOR CONVENIENCE. COMPANY may terminate this Agreement
            upon thirty (30) days' prior written notice to BAXTER.

      12.3. TERMINATION FOR DEFAULT. If either Party defaults in the performance
            of any material provision of this Agreement and such default is not
            cured within thirty (30) days of written notice of such default by
            the non-defaulting Party, then the non-defaulting Party shall have
            the right to terminate this Agreement immediately upon written
            notice to the defaulting Party.

      12.4. RETURN OR DESTRUCTION OF THE COMPOUNDS OR FORMULATED COMPOUNDS. Upon
            the termination of this Agreement for any reason, each Party shall
            promptly cease using the Compound or Formulated Compounds and
            further shall, at COMPANY's expense, return or safely destroy any
            remaining Compound or Formulated Compounds.

      12.5. SURVIVAL OF PROVISIONS. Articles 5, 6, 7, 9, 10, 12.4 and 13 shall
            survive the termination of this Agreement for any reason.

13.   GENERAL

      13.1. PROFESSIONAL STANDARDS. In carrying out its responsibilities under
            this Agreement, BAXTER covenants to conduct the Feasibility Study,
            maintain records and data, and prepare all reports and results
            during and after the term of this Agreement in compliance with all
            applicable laws, rules and regulations, including but not limited
            to, any applicable requirements of the United States Federal Drug
            Enforcement Administration, the Animal Welfare Act, and Good
            Laboratory Practices, as promulgated by the Food and Drug
            Administration, as applicable, and as may be amended or revised from
            time to time.

      13.2. COMPLIANCE WITH LAWS AND REGULATIONS. BAXTER agrees that in carrying
            out its responsibilities under this Agreement, BAXTER will conduct
            the Feasibility Study in compliance with the specifications
            described in Schedule I of this Agreement and in accordance with all
            applicable laws, rules and regulations relating to the subject
            matter of this Agreement.

      13.3. AMENDMENTS, ETC. This Agreement may not be released, discharged,
            supplemented, interpreted, amended, varied or modified in any manner
            except by an instrument in writing signed by a duly authorized
            officer or representative of both Parties hereto.

      13.4. ASSIGNMENT. Neither Party shall assign any right or obligation under
            this Agreement without the other Party's prior written consent.

                                      12/12

<PAGE>

      13.5. ENTIRE AGREEMENT. This Agreement, including the Confidentiality
            Agreement as described in Article 6, the Feasibility Study (Schedule
            I) and Schedules II and III hereto, constitutes the entire agreement
            between the Parties with regard to its subject matter and supersedes
            any and all prior or contemporaneous agreements, written or oral,
            between the Parties with respect to the subject matter hereof. In
            the event a conflict arises between the terms of the body of this
            Agreement (i.e., this Agreement without Schedules I, II and III) and
            the terms of any of Schedules I, II and III, the terms of the body
            of this Agreement shall control.

      13.6. FORCE MAJEURE. Failure of either Party to perform under this
            Agreement (except the obligation to make payments) shall not subject
            such Party to any liability to the other if such failure is caused
            by acts of God, acts of terrorism, fire, explosion, flood, drought,
            war, riot, sabotage, embargo, strikes or other labor trouble,
            compliance with any order or regulation of any government entity, or
            by any cause beyond the reasonable control of the affected Party,
            whether or not foreseeable, provided that written notice of such
            event is promptly given to the other Party.

      13.7. GOVERNING LAW. This Agreement will in all events and for all
            purposes be governed by, and construed in accordance with, the laws
            of the State of Illinois, without regard to any choice of law
            principles that would dictate the application of the law of another
            jurisdiction.

      13.8. NOTICES. All notices hereunder shall be delivered by facsimile
            (confirmed by overnight delivery), or by overnight delivery with a
            reputable overnight delivery service, to the following address of
            the respective Parties:

                                      13/13

<PAGE>

             If to COMPANY:    Critical Therapeutics, Inc.
                               60 Westview Street
                               Lexington, MA  02421
                               Attn: President
                               Telephone: (781) 402-5700
                               Facsimile: (781) 402-5729

             If to BAXTER:     Baxter Healthcare Corporation
                               One Baxter Parkway
                               Deerfield, IL  60015-4633
                               Attn: General Counsel
                               Telephone: (847) 948-2600
                               Facsimile: (847) 948-2450

             With a copy to:   Baxter Healthcare Corporation
                               Route 120 and Wilson Road
                               Round Lake, IL  60073
                               Attn: General Manager of Global Drug Delivery

             Notices shall be effective on the day following the date of
             transmission if sent by facsimile, and on the second business day
             following the date of delivery to the overnight delivery service if
             sent by overnight delivery. A Party may change its address listed
             above by notice to the other Party given in accordance with this
             Article.

      13.9.  SEVERABILITY. If any provision of this Agreement is found invalid
             or unenforceable for any reason, this Agreement shall be adjusted
             rather than voided, if possible, in order to achieve the intent of
             the Parties to the extent possible. In such event, all other
             provisions of this Agreement shall be deemed valid and enforceable
             to the fullest extent possible.

      13.10. WAIVER. None of the provisions of this Agreement shall be
             considered waived by any Party hereto unless such waiver is agreed
             to, in writing, by authorized agents of both Parties. The failure
             of a Party to insist upon strict conformance to any of the terms
             and conditions hereof, or failure or delay to exercise any rights
             provided herein or by law shall not be deemed a waiver of any
             rights of any Party hereto.

                                      14/14

<PAGE>

      13.11. COUNTERPARTS. This Agreement may be executed in counterparts, each
             of which, when so executed and delivered, shall be deemed to be an
             original, and all of which, taken together, shall constitute one
             and the same instrument.

AGREED by the Parties through their authorized signatories on the date set out
at the head of this Agreement:

FOR AND ON BEHALF OF                     FOR AND ON BEHALF OF
CRITICAL THERAPEUTICS, INC.              BAXTER HEALTHCARE CORPORATION

By:     /s/ Trevor Phillips              By:     /s/ Joel A. Tune
      ------------------------                 ----------------------

Name:   Trevor Phillips                  Name:   Joel A. Tune

Title:  COO                              Title:  VP/GM GDD

Date:   June 9, 2004                     Date:   6/15/04

                                      15/15
<PAGE>

                                   SCHEDULE I
                                FEASIBILITY STUDY

                               BAXTER CONFIDENTIAL                 PAGE 16 OF 24

<PAGE>

FEASIBILITY PROPOSAL FOR ZILEUTON (CRITICAL THERAPEUTICS)          PAGE 17 OF 24

              PROPOSAL FOR INJECTABLE FORMULATION DEVELOPMENT AND
          FEASIBILITY TESTING OF THE ANTI-INFLAMMATORY DRUG, ZILEUTON

                          Baxter Healthcare Corporation
                MEDICATION DELIVERY, PHARMACEUTICAL SCIENCES R&D

                              James E. Kipp, Ph.D.
                                  June 8, 2004
                            E-mail: kippj@baxter.com
                               Phone: 847-270-5938

                                FAX: 847-270-5999

                              Baxter Confidential

<PAGE>

FEASIBILITY PROPOSAL FOR ZILEUTON (CRITICAL THERAPEUTICS)          PAGE 18 OF 24

SUMMARY

Critical Therapeutics Inc. would like to develop a formulation of the
anti-inflammatory agent, zileuton, for intravenous administration. The goal of
this proposed research is to demonstrate [**]. Baxter will supply samples of the
final formulations to Critical Therapeutics for further testing.

Baxter has conducted rigorous theoretical analyses indicating that zileuton
should be challenging to formulate using conventional platforms (solutions,
emulsions, and liposomes, for example). Molecular dynamics predicts that
according to its molecular shape, zileuton is ideally suited for [**] with a
[**]. We propose two formulation tracks -- one to develop a [**] solution for
injection, and the other to formulate zileuton for injection by using [**].

The [**] formulation plan is divided into two stages in which the amount of [**]
required for drug solubilization is first determined, followed by short-term
testing of several candidate formulations for up to [**] under controlled
temperature storage. All formulations will be tested for chemical stability as
the drug is expected to be [**]. Test samples will be sealed in light protective
containers because the drug is known to be light sensitive.

Development of a [**] by application of Baxter's [**] is also described in this
proposal.

INTRODUCTION

Zileuton ((+/-)-1-(1-benzo[b]thien-2-ylethyl)-l-hydroxyurea, see Figure 1) is an
oral anti-inflammatory agent that is currently marketed by Abbott Laboratories
for treatment of asthma. Critical Therapeutics has acquired the rights to
develop an intravenous form of the drug, and is interested in having Baxter
develop a drug formulation deliverable by IV push. The anticipated adult dose is
[**]

                                      [**]
                    Figure 1: Chemical Structure of zileuton

Zileuton is a racemic mixture (50:50) of R(+) and S(-) enantiomers. It is a
white, crystalline powder that is soluble in methanol and ethanol, slightly
soluble in acetonitrile, and practically insoluble in water and hexane. The
melting point ranges from 144.2 degrees C to 145.2 degrees C. An oral product
(ZYFLO(R) tablets) is currently marketed in one dosage strength containing 600
mg of zileuton.

[**] and an aqueous solubility of 0.14 mg/mL at 25 degrees C is reported in the
literature.(1)

[**] Alvarez and Slade(2) obtained an estimate of 10.5 using spectrophotometry.
[**] Simulated and actual pH-solubility curves are shown in the Appendix.

------------------
(1)Trivedi, J.S.; Porter, W.R.; Fort, J.J. Solubility and stability
characterization of zileuton in a ternary solvent system. European Journal of
Pharmaceutical Sciences, 1996, 4:109-116.

(2)Alvarez, F.J.; Slade, R.T. Kinetics and mechanism of degradation of zileuton,
a potent 5-lipoxygenase inhibitor. 1992, 9:1465-1473.

                              Baxter Confidential

<PAGE>

FEASIBILITY PROPOSAL FOR ZILEUTON (CRITICAL THERAPEUTICS)          PAGE 19 OF 24

Zileuton is predicted to be [**]  The shelf life at [**]

Figure 2: [**]

Figure 3: [**]

Zileuton in solution is light sensitive. [**]

Zileuton [**]

THEORETICAL ANALYSIS

Conventional techniques used to formulate injectable drugs were examined using
theoretical modeling. Results from application of these models to zileuton are
presented below. Several approaches can be eliminated because of solubility,
stability, or toxicological concerns.

Solution formulations

Based on a minimum target drug concentration of [**]

Trivedi and co-workers at Abbott studied, [**]

The third option for preparing a solution is to [**] with a [**] such as [**].
Using a [**], we have estimated [**]. This is consistent with the [**] of
zileuton, which renders it [**] (see Figure 4).

[**]

Figure 4: [**]

We conclude that [**] favorable and therefore solubilization using this
technique is very likely to succeed with the [**]

There are several products on the market that contain [**].  For example, [**]

Emulsions and liposomes

An emulsion is another potential formulation strategy. [**]

Baxter has [**].

Baxter's [**]

PROPOSED FORMULATION FEASIBILITY STUDIES

This formulation plan centers on two technologies that may be successful. [**]

                              Baxter Confidential

<PAGE>

FEASIBILITY PROPOSAL FOR ZILEUTON (CRITICAL THERAPEUTICS)          PAGE 20 OF 24

Formulation is segmented into [**]

In the first stage (see Table 1), [**]

The following stability parameters will be monitored: [**] Tables 2 and 3
present the stability test schedules.

Critical Therapeutics has expressed desire to investigate the impact of [**].
The stability tests and pull points will be based on information provided in
Tables 2 and 3.

Concurrent with the initiation of the chemical stability of solution
formulations of zileuton, the [**]

TABLE 1: [**]

<TABLE>
<CAPTION>
SAMPLE         ZILEUTON                      [**]
<S>            <C>              <C>          <C>          <C>
                                [**]                      [**]
 [**]            [**]           [**]                      [**]
 [**]            [**]           [**]                      [**]
 [**]            [**]           [**]                      [**]
 [**]            [**]           [**]                      [**]
 [**]            [**]           [**]                      [**]
 [**]            [**]           [**]                      [**]
</TABLE>

TABLE 2 - [**]

<TABLE>
<CAPTION>
             SAMPLE
ASSAY          SET               TEST INTERVALS (WEEKS)
<S>          <C>           <C>       <C>       <C>       <C>
                           [**]      [**]      [**]      [**]
[**]           [**]        [**]      [**]      [**]      [**]
[**]           [**]        [**]      [**]      [**]      [**]
[**]           [**]        [**]      [**]      [**]      [**]
[**]           [**]        [**]      [**]      [**]      [**]
[**]           [**]        [**]      [**]      [**]      [**]
[**]           [**]        [**]      [**]      [**]      [**]
[**]                       [**]      [**]      [**]      [**]
</TABLE>

[**]

TABLE 3 - [**]

<TABLE>
<CAPTION>
             SAMPLE
ASSAY          SET           TEST INTERVALS (WEEKS)
<S>          <C>           <C>       <C>        <C>
                           [**]      [**]       [**]
 [**]          [**]        [**]      [**]       [**]
 [**]          [**]        [**]      [**]       [**]
 [**]          [**]        [**]      [**]       [**]
 [**]          [**]        [**]      [**]       [**]
 [**]          [**]        [**]      [**]       [**]
 [**]          [**]        [**]      [**]       [**]
 [**]                      [**]      [**]       [**]
</TABLE>

*Optional interval.

Number of samples = [**]

                               Baxter Confidential

<PAGE>

FEASIBILITY PROPOSAL FOR ZILEUTON (CRITICAL THERAPEUTICS)          PAGE 21 OF 24

At the end of Stage [**]. As requested by the Critical Therapeutics, [**]

Requirements may be modified as work progresses and upon further discussions
with Critical Therapeutics.

Note that Baxter cannot guarantee sterility on preclinical test samples.

Table 4 summarizes [**] to Critical Therapeutics.

[**]

Figure 5 displays a typical research plan at Baxter for preliminary development
of [**], Baxter has received from Critical Therapeutics chemical [**]

Baxter will target the concentrations mentioned above or as further
recommended by Critical Therapeutics. [**] Selected formulations having
acceptable [**] and stability will be supplied to Critical Therapeutics for
preliminary assessment.

Table 5 provides [**] Per earlier conversation with Critical Therapeutics, [**]

Baxter has successfully formulated [**] for the Critical Therapeutics compound
zileuton.

It should be noted that the [**] samples for shipment to Critical Therapeutics
will not be sterile.

FIGURE 5: FLOW CHART FOR DETERMINATION OF [**]

[Flow Chart Appears here]

TABLE 4: ACTIVITIES, TIMELINE AND FEE SCHEDULE FOR DEVELOPMENT OF I.V. SOLUTION
FORMULATION OF ZILEUTON USING [**]

<TABLE>
<CAPTION>
ACTIVITIES INTENDED TO BE
  CARRIED OUT AT BAXTER              DELIVERABLES             TIME AND FEE ESTIMATE
-------------------------            ------------             ---------------------
<S>                                  <C>                      <C>
[**]                                 [**]                     [**]
[**]                                 [**]                     [**]
[**]                                 [**]                     [**]
[**]                                 [**]                     [**]
[**]                                 [**]                     [**]
</TABLE>

TABLE 5: ACTIVITIES, TIMELINE AND FEE SCHEDULE FOR DEVELOPMENT OF I.V. [**]
FORMULATION OF ZILEUTON.

<TABLE>
<CAPTION>
ACTIVITIES TO BE CARRIED OUT
         AT BAXTER                       DELIVERABLES             TIME AND FEE ESTIMATE
----------------------------             ------------             ---------------------
<S>                                      <C>                      <C>
[**]                                     [**]                     [**]
[**]                                     [**]                     [**]
</TABLE>

                              Baxter Confidential

<PAGE>

FEASIBILITY PROPOSAL FOR ZILEUTON (CRITICAL THERAPEUTICS)          PAGE 22 OF 24

<TABLE>
<S>                                      <C>                      <C>
[**]                                     [**]                     [**]
[**]                                     [**]                     [**]
[**]                                     [**]                     [**]
[**]                                     [**]                     [**]
</TABLE>

                              Baxter Confidential

<PAGE>

FEASIBILITY PROPOSAL FOR ZILEUTON (CRITICAL THERAPEUTICS)          PAGE 23 OF 24

                                    APPENDIX

                    Estimated Physical Properties of Zileuton

                               Baxter Confidential

<PAGE>

FEASIBILITY PROPOSAL FOR ZILEUTON (CRITICAL THERAPEUTICS)          PAGE 24 OF 24

                           ZILEUTON STABILITY ANALYSIS

Drug:                   zileuton                       Date: January 26, 2004
                                                       -------------------------

--------------------------------------------------------------------------------
Manufacturer:           Abbott Laboratories (originator)
--------------------------------------------------------------------------------
Structure:

                                                [**]

--------------------------------------------------------------------------------
Molecular Wt.:          236.29
--------------------------------------------------------------------------------
Compound                5-lipoxygenase inhibitor
Type:
--------------------------------------------------------------------------------
pKa Values:             [**]                                    [**]

                        10.5, reported in the literature        Calculated: [ ]
--------------------------------------------------------------------------------
Log P:                  [**]                                    [**]
--------------------------------------------------------------------------------
Melting Point:          144.2 - 145.2 degrees C
--------------------------------------------------------------------------------
Intrinsic               [**]                                    [**]
Solubility:
--------------------------------------------------------------------------------
Calculated              [**]
Log delta G(0)(ergs):
--------------------------------------------------------------------------------
Summary:                Zileuton is estimated to be [**]
--------------------------------------------------------------------------------

                               Baxter Confidential

<PAGE>

FEASIBILITY PROPOSAL FOR ZILEUTON (CRITICAL THERAPEUTICS)

pH-SOLUBILITY PROFILE
--------------------------------------------------------------------------------
                                                 [**]

--------------------------------------------------------------------------------

[**]
--------------------------------------------------------------------------------
                                                 [**]

--------------------------------------------------------------------------------

                              Baxter Confidential

<PAGE>

FEASIBILITY PROPOSAL FOR ZILEUTON (CRITICAL THERAPEUTICS)

                                   SCHEDULE II

                                PAYMENT SCHEDULE

<TABLE>
<CAPTION>
                     STUDY                                STUDY
                   INITIATION         MID-POINT         COMPLETION
FORMULATION         PAYMENT            PAYMENT           PAYMENT           TOTAL PAYMENT
-----------        ----------         ---------         ----------         -------------
<S>                <C>                <C>               <C>                <C>
[**]               [**]               [**]              [**]               [**]
[**]               [**]               [**]              [**]               [**]
</TABLE>

                              Baxter Confidential

<PAGE>

FEASIBILITY PROPOSAL FOR ZILEUTON (CRITICAL THERAPEUTICS)

                                  SCHEDULE III

                                 LICENSE TERMS
                   IF FORMULATED COMPOUND IS OBTAINED BY [**]

"Licensed Intellectual Property" shall mean the patents, patent applications and
other intellectual property including know-how identified in the License
Agreement.

"Licensed Formulated Compound" shall mean a product containing Zileuton whose
manufacture, use or sale is covered by the Licensed Intellectual Property.

Grant: Subject to the payment of royalties, BAXTER grants to COMPANY a sole and
exclusive worldwide license to make, have made, use, import, sell and have sold
Licensed Formulated Compounds. This license shall not include the right of
COMPANY to grant sublicenses, or to amend any such sublicenses, without the
prior written consent of BAXTER, which consent shall not be unreasonably
withheld. Except as expressly set forth in the License Agreement, nothing in the
Agreement and no course of dealing between BAXTER and the COMPANY shall be
construed to constitute the grant of a license, express or implied, of any
intellectual property other than the Licensed Intellectual Property.

Term: The Term of the License Agreement shall run until the later of (i) ten
years from the License Agreement Effective Date or (ii) expiration of the last
to expire of any patents included in the Licensed Intellectual Property on a
country-by-country basis, unless earlier terminated in accordance with the
Termination provisions.

Termination: If either party fails to perform its obligations under the License
Agreement, the other party shall have the right to give written notice of
default to the defaulting party, and if the default is not cured within thirty
(30) days after such notice, then this License Agreement may, at the option of
the party giving the notice, be terminated within thirty (30) days thereafter by
giving written notice to that effect to the defaulting party. In addition,
either party may terminate the License Agreement without notice, effective
immediately, upon the occurrence of any of the following events: the other party
becomes insolvent or bankrupt; or makes an assignment for the benefit of
creditors; or consents to the appointment of a trustee or receiver; or a trustee
or receiver is appointed for the other party or for a substantial part of the
other party's property without its consent; or bankruptcy, insolvency or
reorganization proceedings are instituted by or against the other party.

Royalty: In consideration of the rights granted by BAXTER to COMPANY under the
License Agreement, COMPANY shall pay to BAXTER an earned royalty of [**] percent
([**]%) of Net Sales of Licensed Formulated Compound. In the event that BAXTER
and COMPANY enter into a manufacturing agreement, as provided in Sections
7.1.2.1 and 4.5 of the Feasibility Study Agreement, the earned royalty that
COMPANY shall pay to BAXTER for Licensed Formulated Compounds manufactured by
BAXTER for COMPANY shall be [**] percent ([**]%) of Net Sales. In the event that
COMPANY must pay to [**] a royalty of [**] percent ([**]%) of Net Sales of
Formulated Compound to license [**] intellectual property rights to [**], then
the royalties payable by COMPANY to BAXTER under the License Agreement shall be
[**] percent [**]%; provided, however, that in no event shall the royalty
payable to BAXTER be [**] percent ([**]%) [**] set forth in the License
Agreement. The following table illustrates the

                               Baxter Confidential

<PAGE>

FEASIBILITY PROPOSAL FOR ZILEUTON (CRITICAL THERAPEUTICS)

applicable royalties (as a percentage of Net Sales of Formulated Compounds)
depending upon the amount of royalty, if any, that COMPANY must pay to [**]:

<TABLE>
<CAPTION>
                        Baxter Royalty                Baxter Royalty
[**] Royalty         without manufacturing          with manufacturing
<S>                  <C>                            <C>
[**]%                [**]%                          [**]%
[**]%                [**]%                          [**]%
[**]%                [**]%                          [**]%
[**]%                [**]%                          [**]%
[**]%                [**]%                          [**]%
[**]%                [**]%                          [**]%
</TABLE>

Reports and Payments: Within thirty (30) days of the end of each calendar
quarter during which there have been sales of the Licensed Formulated Compound,
COMPANY shall provide BAXTER a report of Net Sales of Licensed Formulated
Compound and shall remit to BAXTER all royalties due. Royalties not received
within the required timeframe shall bear interest. COMPANY shall keep detailed
records of all sales of Licensed Formulated Compounds. Once per calendar year,
BAXTER shall be permitted to audit COMPANY's books for Licensed Formulated
Compound sales.

Final Agreement: The parties will negotiate a mutually acceptable License
Agreement that incorporates these terms and other terms consistent with the
terms of the Feasibility Study Agreement and typical for license agreements.

                               Baxter Confidential

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