Document:

<PAGE>
                                                                        10/20/03

                                                                    EXHIBIT 10.9

                                   INDUSTRIAL
                                 LEASE AGREEMENT

         THIS LEASE is executed this _____ day of _____________, 2000, by and
between DUKE-WEEKS REALTY LIMITED PARTNERSHIP, an Indiana limited partnership
("Landlord"), and ASSET ACCEPTANCE CORP., a Michigan corporation ("Tenant").

                                   WITNESSETH:

                          ARTICLE 1 - LEASE OF PREMISES

         Section 1.01.  Basic Lease Provisions and Definitions.

A.       Leased Premises (shown outlined on Exhibit A attached hereto): 563 Lake
         Kathy Drive, Brandon, Florida 33610 (the "Building"); located in
         Regency Corporate Park (the "Park");

B.       Rentable Area:  approximately 10,000 square feet

         The rentable square footage of the Leased Premises shall be subject to
         final measurement based on the 1996 ANSI Standard Method of
         Measurements adopted by BOMA. Landlord's determination of Rentable Area
         using BOMA guidelines shall be deemed correct for all purposes
         hereunder.

C.       Tenant's Proportionate Share:  17.2%;

D.       Minimum Annual Rent:
<TABLE>
<S>                               <C>
                  Year 1           $  86,250.00 per year (nine months of rental)
                  Year 2           $118,450.00 per year
                  Year 3           $122,000.00 per year
                  Year 4           $125,700.00 per year
                  Year 5           $129,400.00 per year
                  Year 6           $133,300.00 per year
</TABLE>

         (Rent does not include applicable Florida State Sales Tax or Additional
         Rent)

E.       Monthly Rental Installments:

<TABLE>
<S>                                  <C>
            Months 01 -- 03           Abatement of Monthly Rental Installments
            Months 04 -- 12           $ 9,583.33 per month
            Months 13 -- 24           $ 9,870.83 per month
            Months 25 -- 36           $10,166.66 per month
            Months 37 -- 48           $10,475.00 per month
            Months 49 -- 60           $10,783.33 per month
            Months 61 -- 72           $11,108.33 per month
</TABLE>
         (Rent does not include applicable Florida State Sales Tax or Additional
         Rent)

F.       Intentionally deleted;

G.       Lease Term:  Six (6) years and zero (0) months;

H.       Commencement Date:  December 15, 2000;

I.       Security Deposit:  $11,858.14;

J.       Guarantor(s):  AAC Holding Corp.;

K.       Broker(s): Carter & Associates, LLC, LC d/b/a Carter L.C. representing
         Tenant;

L.       Permitted Use:  General office, warehousing and related purposes;

M.       Address for notices:

         Landlord:                  Duke-Weeks Realty Limited Partnership
                                    10150 Highland Manor Drive, Suite 150
                                    Tampa, FL 33610

<PAGE>

         With a copy to:            Duke-Weeks Realty Limited Partnership
                                    4497 Park Drive
                                    Norcross, Georgia 30093
                                    Attn:  Legal Department

         Tenant:                    Asset Acceptance Corp.
                                    6985 Miller Road
                                    Warren, MI 48092
                                    (800) 505-5166
                                    Attn:  Mark Redman, VP - Finance

         Address for rental and other payments:

                                    Duke-Weeks Realty Limited Partnership
                                    P.O. Box 945703
                                    Atlanta, Georgia 30394-5703

         Exhibits attached hereto:

         Exhibit "A":      Site plan of Leased Premises
         Exhibit "B":      Tenant Improvements
         Exhibit "C":      Letter of Understanding
         Exhibit "D":      Special Stipulations

         Section 1.02. Leased Premises. Landlord hereby leases to Tenant and
Tenant leases from Landlord, under the terms and conditions herein, the Leased
Premises.

                         ARTICLE 2 - TERM AND POSSESSION

         Section 2.01. Term. The term of this Lease ("Lease Term") shall be for
the period of time and shall commence on the Commencement Date described in the
Basic Lease Provisions. If Landlord, for any reason whatsoever, cannot deliver
possession of the Leased Premises to Tenant on the Commencement Date, this Lease
shall not be void or voidable, nor shall Landlord be liable to Tenant for any
loss or damage resulting therefrom, but in that event there shall be a
proportionate reduction of rent covering the period between the Commencement
Date and the time when Landlord can deliver possession. If delay is longer than
three (3) months, Landlord will provide Tenant such space (not exceeding in area
the Leased Premises) as Landlord may have available, until the Leased Premises
can be completed, at no charge to Tenant. The term of this Lease shall be
extended by such delay. Upon delivery of possession of the Leased Premises to
Tenant, Tenant shall execute Landlord's Letter of Understanding form, attached
hereto as Exhibit "C", acknowledging (i) the Commencement Date of this Lease,
and (ii) that Tenant has accepted the Leased Premises. If Tenant takes
possession of and occupies the Leased Premises, Tenant shall be deemed to have
accepted the Leased Premises and that the condition of the Leased Premises and
the Building was at the time satisfactory and in conformity with the provisions
of this Lease in all respects.

         Section 2.02. Construction of Tenant Improvements. Tenant has
personally inspected the Leased Premises and accepts the same "AS IS" without
representation or warranty by Landlord of any kind and with the understanding
that Landlord shall have no responsibility with respect thereto except to
construct in a good and workmanlike manner the improvements designated as
Landlord's obligations in the attached Exhibit B, which shall be in accordance
with and at the expense of the party indicated on Exhibit B and are based on
approved space plans and specifications mutually agreed upon by Landlord and
Tenant prior to the execution of this Lease.

         Fifteen (15) days prior to the Commencement Date, Tenant shall have the
right and privilege of going onto the Leased Premises to install telephone and
furniture and to complete interior decoration work and to prepare the Leased
Premises for its occupancy, provided, however, that its schedule in so doing
shall be communicated to Landlord and the approval of Landlord secured so as not
to interfere with other work of Landlord being carried on at the time; and
provided further that Landlord shall have no responsibility or liability
whatsoever for any loss or damage to any of Tenant's leasehold improvements,
fixtures, equipment or any other materials installed or left in the Leased
Premises.

         Section 2.03. Surrender of the Premises. Upon the expiration or earlier
termination of this Lease, Tenant shall immediately surrender the Leased
Premises to Landlord in broom-clean condition and in good condition and repair.
Tenant shall also remove its personal property, trade fixtures and any of
Tenant's alterations designated by Landlord at the time of installation,
promptly repair any damage caused by such removal, and restore the Leased
Premises to the condition existing prior to the installation of such items. If
Tenant fails to do so, Landlord may restore the Leased Premises to such
condition at Tenant's expense, Landlord may cause all of said property to be
removed at Tenant's expense, and Tenant hereby

<PAGE>
agrees to pay all the costs and expenses thereby reasonably incurred. All Tenant
property which is not removed within ten (10) days following Landlord's written
demand therefor shall be conclusively deemed to have been abandoned by Tenant,
and Landlord shall be entitled to dispose of such property at Tenant's cost
without thereby incurring any liability to Tenant. The provisions of this
section shall survive the expiration or other termination of this Lease.

         Section 2.04. Holding Over. If Tenant retains possession of the Leased
Premises after the expiration or earlier termination of this Lease, Tenant shall
become a tenant from month to month at one hundred fifty percent (150%) of the
Monthly Rental Installment in effect at the end of the Lease Term, and otherwise
upon the terms, covenants and conditions herein specified, so far as applicable.
Acceptance by Landlord of rent in such event shall not result in a renewal of
this Lease, and Tenant shall vacate and surrender the Leased Premises to
Landlord upon Tenant being given thirty (30) days' prior written notice from
Landlord to vacate whether or not said notice is given on the rent paying date.
This Section 2.04 shall in no way constitute a consent by Landlord to any
holding over by Tenant upon the expiration or earlier termination of this Lease,
nor limit Landlord's remedies in such event.

                                ARTICLE 3 - RENT

         Section 3.01. Base Rent. Tenant shall pay to Landlord the Minimum
Annual Rent plus the applicable Florida State sales tax in the Monthly Rental
Installments, in advance, without deduction or offset, beginning on the
Commencement Date and on or before the first day of each and every calendar
month thereafter during the Lease Term. The Monthly Rental Installment for
partial calendar months shall be prorated. Tenant has deposited with Landlord,
upon delivery of this Lease Agreement, an amount equal to Ten Thousand Two
Hundred Thirty and 20/100 ($10,230.20) Dollars, which is to be applied toward
the first month's Monthly Rental Installment and the applicable Florida State
Sales Tax.

         Section 3.02. Additional Rent. In addition to the Minimum Annual Rent
Tenant shall pay to Landlord for each calendar year during the Lease Term, as
"Additional Rent," Tenant's Proportionate Share of: (a) all costs and expenses
incurred by Landlord during the Lease Term for Operating Expenses for the
Building and common areas (collectively "Common Area Charges"), estimated to be
$2.50 per rentable square foot of the Leased Premises for the first year of the
Lease Term; (b) insurance premiums and deductibles (payable by Landlord); and
(c) all Real Estate Taxes (as herein defined).

         "Operating Expenses" shall mean all of Landlord's expenses for
operation, repair and maintenance to keep the Building and common areas in good
order, condition and repair (including all additional direct costs and expenses
of operation and maintenance of the Building which Landlord reasonably
determines it would have paid or incurred during such year if the Building had
been fully occupied), including, but not limited to, management or
administrative fees; utilities; stormwater discharge fees; license, permit,
inspection and other fees; fees and assessments imposed by any covenants or
owners' association; security services; and maintenance and repair of the
driveways, parking areas, exterior lighting, landscaped areas, walkways, curbs,
drainage strips, sewer lines, exterior walls, foundation, structural frame, roof
and gutters The cost of any capital improvement for the purpose of reducing
Operating Expenses shall be amortized over the useful life of such improvement
(as reasonably determined by Landlord), and only the amortized portion shall be
included in Operating Expenses.

         "Real Estate Taxes" shall include any form of real estate tax or
assessment or service payments in lieu thereof, and any license fee, commercial
rental tax, improvement bond or other similar charge or tax (other than
inheritance, personal income or estate taxes) imposed upon the Building or
common areas by any authority having the power to so charge or tax, together
with costs and expenses of contesting the validity or amount of Real Estate
Taxes which at Landlord's option may be calculated as if such contesting work
had been performed on a contingent fee basis (whether charged by Landlord's
counsel or representative; provided, however, that said fees are reasonably
comparable to the fees charged for similar services by others not affiliated
with Landlord, but in no event shall fees exceed thirty-three percent (33%) of
the good faith estimated tax savings). Additionally, Tenant shall pay, prior to
delinquency, all taxes assessed against and levied upon trade fixtures,
furnishings, equipment and all personal property of Tenant contained in the
Leased Premises.

         Section 3.03. Payment of Additional Rent. Landlord shall estimate the
total amount of Additional Rent to be paid by Tenant during each calendar year
of the Lease Term, pro-rated for any partial years. Commencing on the
Commencement Date, Tenant shall pay to Landlord each month, at the same time the
Monthly Rental Installment is due, an amount equal to one-twelfth (1/12) of the
estimated Additional Rent for such year. Within a reasonable time after the end
of each calendar year, Landlord shall submit to Tenant a statement of the actual
amount of such Additional Rent and within thirty (30) days after receipt of such
statement, Tenant shall pay any deficiency between the actual amount owed and
the estimates paid during such calendar year. In the event of overpayment,
Landlord shall credit the amount of such overpayment toward the next
installments of Minimum Rent.

<PAGE>
         Section 3.04. Late Charges. Tenant acknowledges that Landlord shall
incur certain additional unanticipated administrative and legal costs and
expenses if Tenant fails to timely pay any payment required hereunder.
Therefore, in addition to the other remedies available to Landlord hereunder as
set forth in Article 13 herein, if any payment required to be paid by Tenant to
Landlord hereunder shall become overdue, such unpaid amount shall bear interest
from the due date thereof to the date of payment at the prime rate (as reported
in the Wall Street Journal) of interest ("Prime Rate") plus six percent (6%) per
annum.

         Section 3.05. Maximum Increase in Operating Expenses. Notwithstanding
anything in this Lease to the contrary, Tenant will be responsible for Tenant's
Proportionate Share of real estate taxes, including the reasonable costs and
expenses of contesting the validity or amount of real estate taxes, service
payments in lieu of real estate taxes, insurance premiums, utilities and
management or administrative fees applicable to such expenses ("Uncontrollable
Expenses"), without regard to the level of increase in any or all of the above
in any year or other period of time. Tenant's obligation to pay all other
Building Operating Expenses which are not Uncontrollable Expenses (herein
"Controllable Expenses") shall be limited to a five percent (5%) per annum
increase over the amount of the Controllable Expenses for the immediately
preceding calendar year, beginning with the actual Controllable Expenses for the
year ending December 31, 2001.

                          ARTICLE 4 - SECURITY DEPOSIT

         Tenant, upon execution of this Lease, shall deposit with Landlord the
Security Deposit as security for the performance by Tenant of all of Tenant's
obligations contained in this Lease. In the event of a default by Tenant
Landlord may apply all or any part of the Security Deposit to cure all or any
part of such default; and Tenant agrees to promptly, upon demand, deposit such
additional sum with Landlord as may be required to maintain the full amount of
the Security Deposit. All sums held by Landlord pursuant to this section shall
be without interest. At the end of the Lease Term, provided that there is then
no uncured default, Landlord shall return the Security Deposit to Tenant.

                                 ARTICLE 5 - USE

         Section 5.01. Use of Leased Premises. The Leased Premises are to be
used by Tenant solely for the Permitted Use and for no other purposes without
the prior written consent of Landlord.

         Section 5.02. Covenants of Tenant Regarding Use. Tenant shall (i) use
and maintain the Leased Premises and conduct its business thereon in a safe,
careful, reputable and lawful manner, (ii) comply with all laws, rules,
regulations, orders, ordinances, directions and requirements of any governmental
authority or agency, now in force or which may hereafter be in force, including
without limitation those which shall impose upon Landlord or Tenant any duty
with respect to or triggered by a change in the use or occupation of, or any
improvement or alteration to, the Leased Premises, (iii) any protective
covenants applicable to the Park which are in effect and as may hereafter be
adopted and promulgated and (iv) comply with and obey all reasonable directions
of the Landlord, including any rules and regulations that may be adopted by
Landlord from time to time. Tenant shall not do or permit anything to be done in
or about the Leased Premises or common areas which will in any way obstruct or
interfere with the rights of other tenants or occupants of the Building or
injure or annoy them. Landlord shall not be responsible to Tenant for the
nonperformance by any other tenant or occupant of the Building of its lease or
of any rules and regulations. Landlord agrees to enforce such rules and
regulations in a non-discriminatory and uniform manner. Tenant shall not
overload the floors of the Leased Premises. All damage to the floor structure or
foundation of the Building due to improper positioning or storage of items or
materials shall be repaired by Landlord at the sole expense of Tenant, who shall
reimburse Landlord immediately therefor upon demand. Tenant shall not use the
Leased Premises, or allow the Leased Premises to be used, for any purpose or in
any manner which would invalidate any policy of insurance now or hereafter
carried on the Building or increase the rate of premiums payable on any such
insurance policy unless Tenant reimburses Landlord as Additional Rent for any
increase in premiums charged. On or before the Commencement Date, Tenant shall
take possession of, and, thereafter, continuously occupy the Leased Premises
during the term of this Lease, and operate thereon the normal business
operations of Tenant. Notwithstanding the foregoing, Tenant may vacate the
Leased Premises during the term of this Lease provided (i) Tenant is not
otherwise in default hereunder; (ii) Tenant continues to pay rent through the
end of the term of the Leased Premises as defined herein, (iii) Tenant
adequately secures the Leased Premises to prevent damage, destruction or
vandalism to the Leased Premises; (iv) Tenant continues such utilities to the
Leased Premises as will prevent any damage to the Leased Premises; (v) Tenant
continues to provide insurance for the Leased Premises and Tenant pays any
increased premium resulting from a lack of a tenant in the Leased Premises.
Therefore, except for physically occupying the Leased Premises, Tenant shall
otherwise comply with all its obligations under the Lease, including but not
limited to the obligation to pay all rental due hereunder.

<PAGE>
         Section 5.03. Landlord's Rights Regarding Use. In addition to the
rights specified elsewhere in this Lease, Landlord shall have the following
rights regarding the use of the Leased Premises or the common areas, each of
which may be exercised without notice or liability to Tenant, (a) Landlord may
install such signs, advertisements, notices or tenant identification information
as it shall deem necessary or proper; (b) Landlord shall have the right at any
time to control, change or otherwise alter the common areas as it shall deem
necessary or proper; and (c) Landlord or Landlord's agent shall be permitted to
inspect or examine the Leased Premises at any reasonable time upon reasonable
notice (except in an emergency when no notice shall be required), and Landlord
shall have the right to make any repairs to the Leased Premises which are
necessary for its preservation; provided, however, that any repairs made by
Landlord shall be at Tenant's expense, except as provided in Section 7.02
hereof. Landlord shall incur no liability to Tenant for such entry, nor shall
such entry constitute an eviction of Tenant or a termination of this Lease, or
entitle Tenant to any abatement of rent therefor.

                       ARTICLE 6 - UTILITIES AND SERVICES

         Tenant shall obtain in its own name and pay directly to the appropriate
supplier the cost of all utilities and services serving the Leased Premises.
However, if any services or utilities are jointly metered with other property,
Landlord shall make a reasonable determination of Tenant's proportionate share
of the cost of such utilities and services (at rates that would have been
payable if such utilities and services had been directly billed by the utilities
or services providers) and Tenant shall pay such share to Landlord within
fifteen (15) days after receipt of Landlord's written statement. Landlord shall
not be liable in damages or otherwise for any failure or interruption of any
utility or other Building service and no such failure or interruption shall
entitle Tenant to terminate this Lease or withhold sums due hereunder. In the
event of utility "deregulation", Tenant shall choose the service provider for
the Leased Premises, provided Tenant bears any and all costs associated with any
such change of service provider.

                       ARTICLE 7 - MAINTENANCE AND REPAIRS

         Section 7.01. Tenant's Responsibility. During Lease Term, Tenant shall,
at its own cost and expense, maintain the Leased Premises in good condition,
regularly servicing and promptly making all repairs and replacements thereto,
including but not limited to the electrical systems, heating and air
conditioning systems, plate glass, floors, windows and doors, sprinkler and
plumbing systems, and shall obtain a preventive maintenance contract on the
heating, ventilating and air-conditioning systems, and provide Landlord with a
copy thereof. The preventive maintenance contract shall meet or exceed
Landlord's standard maintenance criteria, shall be between Tenant and a
dealer-authorized company acceptable to Landlord and Tenant, and shall, at a
minimum provide for an equipment check and tune-up service for the heating,
ventilating and air-conditioning systems each spring and fall of each year
during the Lease Term. The contract shall also provide for filter lubrication
and service every three (3) months during the Lease Term. In the event Tenant
fails to maintain the Leased Premises as required herein or fails to commence
repairs (requested by Landlord in writing) within thirty (30) days after such
request, or fails diligently to proceed thereafter to complete such repairs,
Landlord shall have the right in order to preserve the Leased Premises or
portion thereof, and/or the appearance thereof, to make such repairs or have a
contractor make such repairs and charge Tenant for the cost thereof as
additional rent, together with interest at the rate of twelve percent (12%) per
annum from the date of making such payments.

         Section 7.02. Landlord's Responsibility. During Lease Term, Landlord
shall maintain in good condition and repair, and replace as necessary, the roof,
exterior walls, foundation and structural frame of the Building and the parking
and landscaped areas, the costs of which shall be included in Operating
Expenses. In the event there is a leakage in the windows, doors, sprinkler or
plumbing systems that is directly and solely the result of Landlord's negligence
or failure to maintain such items, Landlord shall make such repairs at
Landlord's sole cost and expense. Provided, however, that to the extent any of
the foregoing items require repair because of the negligence, misuse, or default
of Tenant, its employees, agents, customers or invitees, Landlord shall make
such repairs solely at Tenant's expense.

         Section 7.03. Alterations. Tenant shall not permit alterations in or to
the Leased Premises unless and until the plans and the contractor have been
approved by Landlord in writing. As a condition of such approval, Landlord may
require Tenant to remove the alterations and restore the Leased Premises upon
termination of this Lease; otherwise, all such alterations shall at Landlord's
option become a part of the realty and the property of Landlord, and shall not
be removed by Tenant. In the event Landlord's consent is required for an
alteration, Landlord will notify Tenant at the time it gives consent whether the
alteration must be removed at the termination of this Lease. Tenant shall ensure
that all alterations shall be made in accordance with all applicable laws,
regulations and building codes, in a good and workmanlike manner and of quality
equal to or better than the original construction of the Building. Upon
completion of the work, Tenant shall provide lien waivers from the
subcontractors or a final affidavit of lien waiver from the general contractor,
and such lien waiver shall be in a form acceptable to Landlord.) No

<PAGE>

person shall be entitled to any lien derived through or under Tenant for any
labor or material furnished to the Leased Premises, and nothing in this Lease
shall be construed to constitute a consent by Landlord to the creation of any
lien. If any lien is filed against the Leased Premises for work claimed to have
been done for or material claimed to have been furnished to Tenant, Tenant shall
cause such lien to be discharged of record within thirty (30) days after filing.
Tenant shall indemnify Landlord from all costs, losses, expenses and attorneys'
fees in connection with any construction or alteration and any related lien.

                              ARTICLE 8 - CASUALTY

         Section 8.01. Casualty. In the event of total or partial destruction of
the Building or the Leased Premises by fire or other casualty, Landlord agrees
to promptly restore and repair the Leased Premises; provided, however,
Landlord's obligation hereunder shall be limited to the reconstruction of such
of the tenant finish improvements as were originally required to be made by
Landlord, if any. Rent shall proportionately abate during the time that the
Leased Premises or part thereof are unusable because of any such damage.
Notwithstanding the foregoing, if the Leased Premises are (i) so destroyed that
they cannot be repaired or rebuilt within one hundred eighty (180) days from the
casualty date; or (ii) destroyed by a casualty which is not covered by the
insurance required hereunder or, if covered, such insurance proceeds are not
released by any mortgagee entitled thereto or are insufficient to rebuild the
Building and the Leased Premises; then, in case of a clause (i) casualty, either
Landlord or Tenant may, or, in the case of a clause (ii) casualty, then Landlord
may, upon thirty (30) days' written notice to the other party, terminate this
Lease with respect to matters thereafter accruing. Tenant waives any right under
applicable laws inconsistent with the terms of this paragraph and in the event
of a destruction agrees to accept any offer by Landlord to provide Tenant with
comparable space within the project in which the Leased Premises are located on
the same terms as this Lease. Notwithstanding the provisions of this paragraph,
if any such damage or destruction occurs within the final two (2) years of the
term hereof, then Landlord, in its sole discretion, may, without regard to the
aforesaid 180-day period, terminate this Lease by written notice to Tenant.

         Section 8.02. All Risk Coverage Insurance. During the Lease Term,
Landlord shall maintain all risk coverage insurance on the Building, but shall
not protect Tenant's property on the Leased Premises; and, notwithstanding the
provisions of Section 9.01, Landlord shall not be liable for any damage to
Tenant's property, regardless of cause, except for the negligence of Landlord
and its employees, agents and invitees. Tenant hereby expressly waives any right
of recovery against Landlord for damage to any property of Tenant located in or
about the Leased Premises, however caused, except for the negligence of Landlord
and its employees, agents and invitees. Notwithstanding the provisions of
Section 9.01 below, Landlord hereby expressly waives any rights of recovery
against Tenant for damage to the Leased Premises or the Building which is
insured against under Landlord's all risk coverage insurance. All insurance
policies maintained by Landlord or Tenant as provided in this Lease shall
contain an agreement by the insurer waiving the insurer's right of subrogation
against the other party to this Lease.

                         ARTICLE 9 - LIABILITY INSURANCE

         Section 9.01. Tenant's Responsibility. Landlord shall not be liable to
Tenant or to any other person for (i) damage to property or injury or death to
persons due to the condition of the Leased Premises, the Building or the common
areas, or (ii) the occurrence of any accident in or about the Leased Premises or
the common areas, or (iii) any act or neglect of Tenant or any other tenant or
occupant of the Building or of any other person, unless such damage, injury or
death is directly and solely the result of Landlord's negligence; and Tenant
hereby releases Landlord from any and all liability for the same. Tenant shall
be liable for, and shall indemnify and defend Landlord from, any and all
liability for (i) any act or neglect of Tenant and any person coming on the
Leased Premises or common areas by the license of Tenant, express or implied,
(ii) any damage to the Leased Premises, and (iii) any loss of or damage or
injury to any person (including death resulting therefrom) or property occurring
in, on or about the Leased Premises, regardless of cause, except for any loss or
damage covered by Landlord's all risk coverage insurance as provided in Section
8.02 and except for that caused solely and directly by Landlord's negligence.
This provision shall survive the expiration or earlier termination of this
Lease.

         Section 9.02. Tenant's Insurance. Tenant shall carry general public
liability and property damage insurance, issued by one or more insurance
companies acceptable to Landlord, with the following minimum coverages:

A.       Worker's Compensation: minimum statutory amount.

B.       Commercial General Liability Insurance, including blanket, contractual
         liability, broad form property damage, personal injury, completed
         operations, products liability, and fire damage: Not less than
         $3,000,000 Combined Single Limit for both bodily injury and property
         damage.

<PAGE>

C.       All Risk Coverage, Vandalism and Malicious Mischief, and Sprinkler
         Leakage insurance, if applicable, for the full cost of replacement of
         Tenant's property.

D.       Business interruption insurance.

The insurance policies shall protect Tenant and Landlord as their interests may
appear, naming Landlord and Landlord's managing agent and mortgagee as
additional insureds, and shall provide that they may not be canceled on less
than thirty (30) days' prior written notice to Landlord. Tenant shall furnish
Landlord with Certificates of Insurance evidencing all required coverages on or
before the Commencement Date. If Tenant fails to carry such insurance and
furnish Landlord with such Certificates of Insurance after a request to do so,
Landlord may obtain such insurance and collect the cost thereof from Tenant.

         Section 9.03. Landlord's Responsibility. Landlord shall assume the risk
of, be responsible for, have the obligation to insure against, and indemnify
Tenant and hold it harmless from any and all liability for any loss of or damage
or injury to any person (including death resulting therefrom) or property (other
than Tenant's property as provided in Section 8.02) occurring in, on or about
the Common Areas, regardless of cause, except for that caused by the sole
negligence of Tenant or its employees, agents, customers or invitees; and
Landlord hereby releases Tenant from any and all liability for the same.
Landlord's obligation to indemnify Tenant hereunder shall include the duty to
defend against any claims asserted by reason of such loss, damage or injury and
to pay any judgments, settlements, costs, fees and expenses, including
reasonable attorneys' fees, incurred in connection therewith. This provision
shall survive the expiration or earlier termination of this Lease.

                           ARTICLE 10 - EMINENT DOMAIN

         If all or any substantial part of the Building or common areas shall be
acquired by the exercise of eminent domain, Landlord may terminate this Lease by
giving written notice to Tenant on or before the date that actual possession
thereof is so taken. If all or any part of the Leased Premises shall be acquired
by the exercise of eminent domain so that the Leased Premises shall become
impractical for Tenant to use for the Permitted Use, Tenant may terminate this
Lease as of the date that actual possession thereof is so taken by giving
written notice to Landlord. All damages awarded shall belong to Landlord;
provided, however, that Tenant may claim dislocation damages or other claims
provided it is permitted by the condemning authority and such amount does not
subtract or diminish from Landlord's award.

                      ARTICLE 11 - ASSIGNMENT AND SUBLEASE

         Tenant shall not assign this Lease or sublet the Leased Premises in
whole or in part without Landlord's prior written consent, which consent shall
not be unreasonably withheld, delayed or denied (provided that it shall not be
unreasonable for Landlord to withhold or deny its consent with respect to any
proposed assignment or subletting to a third party that is already a tenant in
the Building or the Park, unless Landlord cannot accommodate the space
requirements of such third party). In the event of any assignment or subletting,
Tenant shall remain primarily liable hereunder, and any extension, expansion,
rights of first offer, rights of first refusal or other options granted to
Tenant under this Lease shall be rendered void and of no further force or
effect. The acceptance of rent from any other person shall not be deemed to be a
waiver of any of the provisions of this Lease or to be a consent to the
assignment of this Lease or the subletting of the Leased Premises. Without in
any way limiting Landlord's right to refuse to consent to any assignment or
subletting of this Lease, Landlord reserves the right to refuse to give such
consent if in Landlord's opinion (i) the Leased Premises are or may be in any
way adversely affected; (ii) the business reputation of the proposed assignee or
subtenant is unacceptable; or (iii) the financial worth of the proposed assignee
or subtenant is insufficient to meet the obligations hereunder. Landlord further
expressly reserves the right to refuse to give its consent to any subletting if
the proposed rent is less than eighty five percent (85%) of the then current
rent for similar space within the Park. In the event that Tenant sublets the
Leased Premises or any part thereof, or assigns this Lease and at any time
receives rent and/or other consideration which exceeds that which Tenant would
at that time be obligated to pay to Landlord, Tenant shall pay to Landlord 50%
of the gross excess, net of Tenant's reasonable costs for brokerage,
advertising, legal and renovation, in such rent as such rent is received by
Tenant and 50% of any other consideration received by Tenant from such subtenant
in connection with such sublease or, in the case of any assignment of this Lease
by Tenant, Landlord shall receive 50% of any consideration paid to Tenant by
such assignee in connection with such assignment.

                       ARTICLE 12 - TRANSFERS BY LANDLORD

         Landlord shall have the right to subordinate this Lease to any mortgage
presently existing or hereafter placed upon the Building by so declaring in such
mortgage. In the event of a sale or transfer of

<PAGE>

such interest (except a mortgage or other transfer as security for a debt), the
"Landlord" named herein, or in the case of a subsequent transfer, the transferor
shall, after the date of such transfer, be automatically released from all
personal liability for the performance or observance of any term, condition,
covenant or obligation required to be performed or observed by Landlord
hereunder, and the transferee shall be deemed to have assumed all of such terms,
conditions, covenants and obligations. Within ten (10) days following receipt of
a written request from Landlord, Tenant shall execute and deliver to Landlord,
without cost, any instrument which Landlord deems necessary or desirable to
confirm the subordination of this Lease and an estoppel certificate in such form
as Landlord may reasonably request certifying (i) that this Lease is in full
force and effect and unmodified or stating the nature of any modification, (ii)
the date to which rent has been paid, (iii) that there are not, to Tenant's
knowledge, any uncured defaults or specifying such defaults if any are claimed,
and (iv) any other matters or state of facts reasonably required respecting the
Lease. Such estoppel may be relied upon by Landlord and by any purchaser or
mortgagee of the Building. Notwithstanding the foregoing, if the mortgagee shall
take title to the Leased Premises through foreclosure or deed in lieu of
foreclosure, Tenant shall be allowed to continue in possession of the Leased
Premises as provided for in this Lease so long as Tenant shall not be in
default.

                         ARTICLE 13 - DEFAULT AND REMEDY

         Section 13.01. Default. The occurrence of any of the following shall be
a "Default":

         (a) Tenant fails to pay any Monthly Rental Installment or Additional
Rent within five (5) business days after written notice thereof from Landlord
that the same is due, or Tenant fails to pay any other amounts due Landlord from
Tenant within ten (10) days after written notice thereof from Landlord that the
same is due. Tenant hereby expressly waives any additional notice required under
Section 83.20 of the Florida Statutes.

         (b) Tenant fails to perform or observe any other term, condition,
covenant or obligation required under this Lease for a period of thirty (30)
days after notice thereof from Landlord; provided, however, that if the nature
of Tenant's default is such that more than thirty days are reasonably required
to cure, then such default shall be deemed to have been cured if Tenant
commences such performance within said thirty-day period and thereafter
diligently completes the required action within a reasonable time.

         (c) Tenant shall assign or sublet all or a portion of the Leased
Premises in contravention of the provisions of Article 11 of this Lease.

         (d) All or substantially all of Tenant's assets in the Leased Premises
or Tenant's interest in this Lease are attached or levied under execution (and
Tenant does not discharge the same within sixty (60) days thereafter); a
petition in bankruptcy, insolvency or for reorganization or arrangement is filed
by or against Tenant (and Tenant fails to secure a stay or discharge thereof
within sixty (60) days thereafter); Tenant is insolvent and unable to pay its
debts as they become due; Tenant makes a general assignment for the benefit of
creditors; Tenant takes the benefit of any insolvency action or law; the
appointment of a receiver or trustee in bankruptcy for Tenant or its assets if
such receivership has not been vacated or set aside within thirty (30) days
thereafter; or, dissolution or other termination of Tenant's corporate charter
if Tenant is a corporation.

         Section 13.02. Remedies. Upon the occurrence of any Default, Landlord
shall have the following rights and remedies, in addition to those allowed by
law or in equity, any one or more of which may be exercised without further
notice to Tenant:

         (a) Landlord may apply the Security Deposit or re-enter the Leased
Premises and cure any default of Tenant, and Tenant shall reimburse Landlord as
additional rent for any costs and expenses which Landlord thereby incurs; and
Landlord shall not be liable to Tenant for any loss or damage which Tenant may
sustain by reason of Landlord's action.

         (b) Landlord may terminate this Lease or, without terminating this
Lease, terminate Tenant's right to possession of the Leased Premises as of the
date of such Default, and thereafter (i) neither Tenant nor any person claiming
under or through Tenant shall be entitled to possession of the Leased Premises,
and Tenant shall immediately surrender the Leased Premises to Landlord; and (ii)
Landlord may re-enter the Leased Premises and dispossess Tenant and any other
occupants of the Leased Premises by any lawful means and may remove their
effects, without prejudice to any other remedy which Landlord may have. Upon the
termination of this Lease, Landlord may declare the present value (discounted at
the Prime Rate) of all rent which would have been due under this Lease for the
balance of the Lease Term to be immediately due and payable, whereupon Tenant
shall be obligated to pay the same to Landlord, together with all loss or damage
which Landlord may sustain by reason of Tenant's default ("Default Damages"),
which shall include reasonable expenses of preparing the Leased Premises

<PAGE>

for re-letting, demolition, repairs, tenant finish improvements, brokers'
commissions and attorneys' fees, it being expressly understood and agreed that
the liabilities and remedies specified in this subsection (b) shall survive the
termination of this Lease. Landlord agrees to use reasonable efforts to mitigate
its damages hereunder. Tenant acknowledges that Landlord has other spaces to
lease and shall be allowed to lease all other spaces first.

         (c) Landlord may, without terminating this Lease, re-enter the Leased
Premises and re-let all or any part thereof for a term different from that which
would otherwise have constituted the balance of the Lease Term and for rent and
on terms and conditions different from those contained herein, whereupon Tenant
shall be immediately obligated to pay to Landlord as liquidated damages the
present value (discounted at the Prime Rate) of the difference between the rent
provided for herein and that provided for in any lease covering a subsequent
re-letting of the Leased Premises, for the period which would otherwise have
constituted the balance of the Lease Term, together with all of Landlord's
Default Damages.

         (d) Landlord may sue for injunctive relief or to recover damages for
any loss resulting from the Default.

         Section 13.03. Landlord's Default and Tenant's Remedies. Landlord shall
be in default if it fails to perform any term, condition, covenant or obligation
required under this Lease for a period of thirty (30) days after written notice
thereof from Tenant to Landlord; provided, however, that if the term, condition,
covenant or obligation to be performed by Landlord is such that it cannot
reasonably be performed within thirty (30) days, such default shall be deemed to
have been cured if Landlord commences such performance within said thirty-day
period and thereafter diligently undertakes to complete the same. Upon the
occurrence of any such default, Tenant may sue for injunctive relief or to
recover damages for any loss directly resulting from the breach, but Tenant
shall not be entitled to terminate this Lease or withhold, offset or abate any
sums due hereunder.

         Section 13.04. Limitation of Landlord's Liability. If Landlord shall
fail to perform any term, condition, covenant or obligation required to be
performed by it under this Lease and if Tenant shall, as a consequence thereof,
recover a money judgment against Landlord, Tenant agrees that it shall look
solely to Landlord's right, title and interest in and to the Building for the
collection of such judgment; and Tenant further agrees that no other assets of
Landlord shall be subject to levy, execution or other process for the
satisfaction of Tenant's judgment.

         Section 13.05. Nonwaiver of Defaults. Neither party's failure or delay
in exercising any of its rights or remedies or other provisions of this Lease
shall constitute a waiver thereof or affect its right thereafter to exercise or
enforce such right or remedy or other provision. No waiver of any default shall
be deemed to be a waiver of any other default. Landlord's receipt of less than
the full rent due shall not be construed to be other than a payment on account
of rent then due, nor shall any statement on Tenant's check or any letter
accompanying Tenant's check be deemed an accord and satisfaction. No act or
omission by Landlord or its employees or agents during the Lease Term shall be
deemed an acceptance of a surrender of the Leased Premises, and no agreement to
accept such a surrender shall be valid unless in writing and signed by Landlord.

         Section 13.06. Attorneys' Fees. If either party defaults in the
performance or observance of any of the terms, conditions, covenants or
obligations contained in this Lease and the non-defaulting party obtains a
judgment against the defaulting party, then the defaulting party agrees to
reimburse the non-defaulting party for reasonable attorneys' fees incurred in
connection therewith.

<PAGE>

                ARTICLE 14 - LANDLORD'S RIGHT TO RELOCATE TENANT

         Landlord shall have the right upon at least ninety (90) days' prior
written notice to Tenant to relocate Tenant and to substitute for the Leased
Premises other space in the Building or in the Park containing at least as much
rentable area and available parking as the Leased Premises. Such substituted
space shall be improved by Landlord, at its expense, with improvements at least
equal in quantity and quality to those in the Leased Premises. Landlord shall
reimburse Tenant for all reasonable expenses incurred with and caused by such
relocation, including, but not limited to, the costs to physically move Tenant's
furniture and equipment, computer cabling, telephone wiring, stationery and
business card costs and miscellaneous utility connection fees. In no event shall
Landlord be liable to Tenant for any consequential damages as a result of any
such relocation, including, but not limited to, loss of business income or
opportunity.

                 ARTICLE 15 - TENANT'S RESPONSIBILITY REGARDING
                  ENVIRONMENTAL LAWS AND HAZARDOUS SUBSTANCES.

         Section 15.01. Definitions.

         (a) "Environmental Laws" - All present or future federal, state and
municipal laws, ordinances, rules and regulations applicable to the
environmental and ecological condition of the Leased Premises, the rules and
regulations of the Federal Environmental Protection Agency or any other federal,
state or municipal agency or governmental board or entity having jurisdiction
over the Leased Premises.

         (b) "Hazardous Substances" - Those substances included within the
definitions of "hazardous substances," "hazardous materials," "toxic substances"
"solid waste" or "infectious waste" under Environmental Laws and petroleum
products.

         Section 15.02. Compliance. Tenant, at its sole cost and expense, shall
promptly comply with the Environmental Laws including any notice from any source
issued pursuant to the Environmental Laws or issued by any insurance company
which shall impose any duty upon Tenant with respect to the use, occupancy,
maintenance or alteration of the Leased Premises whether such notice shall be
served upon Landlord or Tenant.

         Section 15.03. Restrictions on Tenant. Tenant shall operate its
business and maintain the Leased Premises in compliance with all Environmental
Laws. Tenant shall not cause or permit the use, generation, release,
manufacture, refining, production, processing, storage or disposal of any
Hazardous Substances on, under or about the Leased Premises, or the
transportation to or from the Leased Premises of any Hazardous Substances,
except as necessary and appropriate for its Permitted Use in which case the use,
storage or disposal of such Hazardous Substances shall be performed in
compliance with the Environmental Laws and the highest standards prevailing in
the industry.

         Section 15.04. Notices, Affidavits, Etc. Tenant shall immediately
notify Landlord of (i) any violation by Tenant, its employees, agents,
representatives, customers, invitees or contractors of the Environmental Laws
on, under or about the Leased Premises, or (ii) the presence or suspected
presence of any Hazardous Substances on, under or about the Leased Premises and
shall immediately deliver to Landlord any notice received by Tenant relating to
(i) and (ii) above from any source. Tenant shall execute affidavits,
representations and the like within five (5) days of Landlord's request therefor
concerning Tenant's best knowledge and belief regarding the presence of any
Hazardous Substances on, under or about the Leased Premises.

         Section 15.05. Landlord's Rights. Landlord and its agents shall have
the right, but not the duty, upon advance notice (except in the case of
emergency when no notice shall be required) to inspect the Leased Premises and
conduct tests thereon to determine whether or the extent to which there has been
a violation of Environmental Laws by Tenant or whether there are Hazardous
Substances on, under or about the Leased Premises. In exercising its rights
herein, Landlord shall use reasonable efforts to minimize interference with
Tenant's business but such entry shall not constitute an eviction of Tenant, in
whole or in part, and Landlord shall not be liable for any interference, loss,
or damage to Tenant's property or business caused thereby.

         Section 15.06. Tenant's Indemnification. Tenant shall indemnify
Landlord and Landlord's managing agent from any and all claims, losses,
liabilities, costs, expenses and damages, including attorneys' fees, costs of
testing and remediation costs, incurred by Landlord in connection with any
breach by Tenant of its obligations under this Article 15. The covenants and
obligations under this Article 15 shall survive the expiration or earlier
termination of this Lease.

<PAGE>

         Section 15.07. Landlord's Representation. Notwithstanding anything
contained in this Article 15 to the contrary, Tenant shall not have any
liability to Landlord under this Article 15 resulting from any conditions
existing, or events occurring, or any Hazardous Substances existing or
generated, at, in, on, under or in connection with the Leased Premises prior to
the Commencement Date of this Lease except to the extent Tenant exacerbates the
same.

                           ARTICLE 16 - MISCELLANEOUS

         Section 16.01. Benefit of Landlord and Tenant. This Lease shall inure
to the benefit of and be binding upon Landlord and Tenant and their respective
successors and assigns.

         Section 16.02. Governing Law. This Lease shall be governed in
accordance with the laws of the State where the Building is located.

         Section 16.03. Guaranty. In consideration of Landlord's leasing the
Leased Premises to Tenant, Tenant shall provide Landlord with a Guaranty of
Lease executed by the guarantor(s) described in the Basic Lease Provisions, if
any.

         Section 16.04. Force Majeure. Landlord and Tenant (except with respect
to the payment of any monetary obligation, unless otherwise specifically allowed
for herein) shall be excused for the period of any delay in the performance of
any obligation hereunder when such delay is occasioned by causes beyond its
control, including but not limited to work stoppages, boycotts, slowdowns or
strikes; shortages of materials, equipment, labor or energy; unusual weather
conditions; or acts or omissions of governmental or political bodies.

         Section 16.05. Examination of Lease. Submission of this instrument for
examination or signature to Tenant does not constitute a reservation of or
option for Lease, and it is not effective as a Lease or otherwise until
execution by and delivery to both Landlord and Tenant.

         Section 16.06. Indemnification for Leasing Commissions. The parties
hereby represent and warrant that the only real estate brokers involved in the
negotiation and execution of this Lease are the Brokers. Each party shall
indemnify the other from any and all liability for the breach of this
representation and warranty on its part and shall pay any compensation to any
other broker or person who may be entitled thereto. The parties acknowledge that
certain officers, directors, shareholders, or partners of Landlord or its
general partner(s), are licensed real estate brokers and/or salesmen under the
laws of the State of Florida. Tenant consents to such parties acting in such
dual capacities.

         Section 16.07. Notices. Any notice required or permitted to be given
under this Lease or by law shall be deemed to have been given if it is written
and delivered in person or by overnight courier or mailed by certified mail,
postage prepaid, to the party who is to receive such notice at the address
specified in Article 1. If delivered in person, notice shall be deemed given as
of the delivery date. If sent by overnight courier, notice shall be deemed given
as of the first business day after sending. If mailed, the notice shall be
deemed to have been given on the date which is three business days after
mailing. Either party may change its address by giving written notice thereof to
the other party.

         Section 16.08. Partial Invalidity; Complete Agreement. If any provision
of this Lease shall be held to be invalid, void or unenforceable, the remaining
provisions shall remain in full force and effect. This Lease represents the
entire agreement between Landlord and Tenant covering everything agreed upon or
understood in this transaction. There are no oral promises, conditions,
representations, understandings, interpretations or terms of any kind as
conditions or inducements to the execution hereof or in effect between the
parties. No change or addition shall be made to this Lease except by a written
agreement executed by Landlord and Tenant.

         Section 16.09. Financial Statements. In the event of Tenant default
during the Lease Term and any extensions thereof, Tenant shall provide to
Landlord, within fifteen (15) days from Landlord's written request, a copy of
Tenant's most recent financial statements (certified and audited if the Minimum
Annual Rent hereunder exceeds $100,000) prepared as of the end of Tenant's
fiscal year. Such financial statements shall be signed by Tenant who shall
attest to the truth and accuracy of the information set forth in such
statements. All financial statements provided by Tenant to Landlord hereunder
shall be prepared in conformity with generally accepted accounting principles,
consistently applied.

         Section 16.10. Signage. Landlord shall have the right to approve the
placing of signs and the size and quality of the same. Tenant shall place no
exterior signs on the Leased Premises without the prior written consent of
Landlord. Any signs not in conformity with the Lease may be immediately removed
by Landlord.

         Section 16.11. Consent. Where the consent of a party is required, such
consent will not be unreasonably withheld.

<PAGE>

         Section 16.12. Parking. Tenant shall be entitled to use on a
non-exclusive basis 7 parking spaces per thousand square feet of Leased Premises
and shall park in common with other tenants of Landlord. Subject to the
immediately preceding sentence, Tenant agrees not to overburden the parking
facilities and agrees to cooperate with Landlord and other tenants in the use of
parking facilities. Landlord reserves the right in its absolute discretion to
determine whether parking facilities are becoming crowded and, in such event, to
allocate parking spaces among Tenant and other tenants. There will be no
assigned parking unless Landlord, in its sole discretion, may deem advisable. No
vehicle may be repaired or serviced in the parking area and any vehicle deemed
abandoned by Landlord will be towed from the project and all costs therein shall
be borne by the Tenant. All driveways, ingress and egress, and all parking
spaces are for the joint use of all tenants. There shall be no parking permitted
on any of the streets or roadways located within the Park.

         Section 16.13. Time. Time is of the essence of each term and provision
of this Lease.

         Section 16.14. Representations and Warranties. The undersigned
represent and warrant that (i) such party is duly organized, validly existing
and in good standing (if applicable) in accordance with the laws of the state
under which it was organized; (ii) the Tenant is authorized to do business in
the State where the Building is located; and (iii) the individual executing and
delivering this Lease has been properly authorized to do so, and such execution
and delivery shall bind such party.

         Section 16.15. Radon Gas. Radon Gas is a naturally occurring
radioactive gas that, when it has accumulated in a building in sufficient
quantities, may present health risks to persons who are exposed to it over time.
Levels of radon that exceed federal and state guidelines have been found in
buildings in Florida. Additional information regarding radon and radon testing
may be obtained from your county public health unit.

                    (SIGNATURES CONTAINED ON FOLLOWING PAGE)

<PAGE>

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

Signed, sealed and delivered        LANDLORD:
as to Landlord, in the
presence of:                        DUKE-WEEKS REALTY LIMITED
                                    PARTNERSHIP, an Indiana limited partnership

___________________________
Unofficial Witness                          By:  Duke-Weeks Realty Corporation,
                                                 its General Partner

___________________________                        By:_________________________
Unofficial Witness                                 Name:_______________________
                                                   Title:______________________

___________________________
Notary Public

Signed, sealed and delivered        TENANT:
as to Tenant, in the
presence of:
                                    ASSET ACCEPTANCE CORP.

___________________________
Unofficial Witness
                                             By:_________________________
                                             Name:_______________________
___________________________                  Title:______________________
Unofficial Witness

                                             Attest:_____________________
___________________________                  Name:_______________________
Notary Public                                Title:______________________

                                                    (CORPORATE SEAL)

<PAGE>

                                    EXHIBIT A

                                   Site Plan
<PAGE>

                                    EXHIBIT B

<PAGE>
                                   EXHIBIT "C"

                             LETTER OF UNDERSTANDING

Duke-Weeks Realty Limited Partnership, an Indiana limited partnership
Attention:  PM NAME
Address
City, State Zip

            RE: Lease between DUKE-WEEKS REALTY LIMITED PARTNERSHIP, AN
            INDIANA LIMITED PARTNERSHIP ("Landlord") and [COMPNAME]
            ("Tenant") for the Leased Premises located at [ADDRESS1],
            [ADDRESS2], [CITY], [STATE], [ZIP] (the "Leased
            Premises"), dated LEASE START DATE ( the "Lease").

Dear [Prefix] [FirstName] [LastName]:

         The undersigned, on behalf of the Tenant, certifies to the Landlord as
follows:

         1. The Commencement Date under the Lease is [COMMENCEDT].

         2. The Rent Commencement Date is [RENTCOMMENCEDT].

         3. The Expiration Date of the Lease is [LEASEENDDT].

         4. The Lease (including amendments or guaranty, if any) is the entire
agreement between Landlord and Tenant as to the leasing of the Leased Premises
and is in full force and effect.

         5. The Landlord has completed the improvements designated as Landlord's
obligation under the Lease, if any, and Tenant has accepted the Leased Premises
as of the Commencement Date.

         6. To the best of the undersigned's knowledge, there are no uncured
events of default by either Tenant or Landlord under the Lease.

         IN WITNESS WHEREOF, the undersigned has caused this Letter of
Understanding to be executed this ____ day of ___________, 2000.

                                        ______________________________________

                                        By:___________________________________

                                        Printed Name:_________________________

                                        Title: _______________________________

<PAGE>

                                   EXHIBIT "D"

                              SPECIAL STIPULATIONS

OPTION TO RENEW:

         A. Option to Renew. Provided that (i) there has not been an event of
Default beyond any applicable cure periods at any time during the Lease Term,
(ii) the creditworthiness of Tenant is materially the same as or better than on
the Commencement Date, and (iii) Tenant named herein remains in possession of
and has been continuously operating in substantially the entire Leased Premises
throughout the Lease Term, Tenant shall have the option to extend the Lease Term
for two (2) five (5) year terms (each an "Extension Term"). Each Extension Term
shall be upon the same terms and conditions contained in the Lease except the
Minimum Annual Rent for such Extension Term shall be adjusted as set forth
herein ("Rent Adjustment"). Tenant shall exercise such option by delivering to
Landlord, no later than one hundred eighty (180) days prior to the expiration of
the then current term thereof, written notice of Tenant's desire to extend the
term of the Lease. Unless Landlord otherwise agrees in writing, Tenant's failure
to timely exercise such option shall waive it. Landlord shall notify Tenant of
the amount of the rent adjustment no later than thirty (30) days from receipt of
Tenant's Notice to exercise the Extension Term. Within thirty (30) days
thereafter, Tenant shall inform Landlord of its intention to so extend the Lease
Term at the quoted rent adjustment. If Tenant properly exercises its option to
extend, Landlord and Tenant shall execute an amendment to the Lease (or, at
Landlord's option, a new lease on the form then in use for the Building)
reflecting the terms and conditions of the Extension Term.

         B. Market Rent Adjustment. The Minimum Annual Rent for each Extension
Term shall be an amount equal to the Minimum Annual Rent then being quoted by
Landlord to prospective new tenants of the Building for space of comparable size
and quality and with similar or equivalent improvements as are found in the
Building, and if none, then in similar buildings in the vicinity provided,
however, that in no event shall the Minimum Annual Rent during the Extension
Term be less than the highest Minimum Annual Rent payable during the Lease Term.
The Minimum Monthly Rent shall be an amount equal to one-twelfth (1/12) of the
Minimum Annual Rent for the Extension Term and shall be paid at the same time
and in the same manner as provided in the Lease.

RIGHT OF FIRST REFUSAL:

         Provided that (i) there has not been an event of Default beyond any
applicable cure periods at any time during the Lease Term, (ii) the
creditworthiness of Tenant is materially the same as or better than on the
Commencement Date, and (iii) Tenant named herein remains in possession of and
has been continuously operating in substantially the entire Leased Premises
throughout the Lease Term, and subject to any rights of other tenants to the
Refusal Space, as defined below, Tenant shall have a right of first refusal (the
"Refusal Option") to lease additional space in the Building (the "Refusal
Space"). Landlord shall notify Tenant in writing ("Landlord's Notice") of the
availability of available space located within the Building containing
approximately 10,000 rentable square feet of space, as more particularly
depicted on Exhibit "A" (the "Refusal Space") before entering into a lease with
a third party for such Refusal Space. Tenant shall have five (5) business days
from its receipt of Landlord's Notice to deliver to Landlord a written
acceptance agreeing to lease the Refusal Space on the terms and conditions
contained in Landlord's Notice. In the event Tenant fails to notify Landlord of
its acceptance within said five (5) day period, such failure shall be
conclusively deemed a waiver of Tenant's Right of First Refusal and a rejection
of the Refusal Space, whereupon Tenant shall have no further rights with respect
to the Refusal Space and Landlord shall be free to lease the Refusal Space to a
third party. In the event Tenant accepts the Refusal Space on the terms and
conditions specified in the Landlord's Notice, the term for the Refusal Space
shall be coterminous with the term for the original Leased Premises; provided,
however, that the minimum term for the Refusal Space shall be thirty-six (36)
months and the Term for the original Leased Premises shall be extended, to be
coterminous with the term for the Refusal Space. The Minimum Annual Rent for the
Refusal Space shall be equal to the rate which is then being quoted by Landlord
to prospective new tenants for the Refusal Space, , provided, however, that in
no event shall Tenant's Minimum Annual Rent per square foot for the Refusal
Space be less than the highest Minimum Annual Rent per square foot payable
during the original Lease Term for the original Leased Premises. The Minimum
Annual Rent for the original Leased Premises during any such extended term shall
be an amount equal to the Minimum Annual Rent then being quoted by Landlord to
prospective new tenants of the Building for space of comparable size and quality
and with similar or equivalent improvements as are found in the Building, and if
none, then in similar buildings in the vicinity, provided, however, that in no

<PAGE>

event shall the Minimum Annual Rent during such extended term be less than the
highest Minimum Annual Rent payable during the Lease Term for the original
Leased Premises.

EXPANSION OPTION

         Provided that (i) there has not been an event of Default beyond any
applicable cure periods at any time during the Lease Term, (ii) the
creditworthiness of Tenant is materially the same as or better than on the
Commencement Date, and (iii) Tenant does not exercise its Right of First Offer
as set forth hereinabove, Tenant shall have the option, exercisable after the
thirty sixth (36th) month of the Lease Term, to relocate to other premises owned
by Landlord within the Park meeting Tenant's space requirements. The expansion
space must be 5,000 square feet more than the Leased Premises. The lease term
for the expansion space shall be a minimum of five (5) years and shall be on
terms and conditions mutually acceptable to Landlord and Tenant. Tenant shall
not be required to pay a penalty in connection with a termination of this Lease.
In no event shall Landlord be required to terminate this Lease in order to
relocate Tenant to any place other than another building owned by Landlord, as
described above.

<PAGE>

                       FIRST AMENDMENT TO LEASE AGREEMENT

         THIS FIRST AMENDMENT TO LEASE AGREEMENT (hereinafter referred to as the
"First Amendment") is made as of the 2nd day of March 2001, by and between
DUKE-WEEKS REALTY LIMITED PARTNERSHIP, an Indiana limited partnership
(hereinafter referred to as "Landlord") and ASSET ACCEPTANCE CORP., a Nevada
corporation (hereinafter referred to as "Tenant").

                                   WITNESSETH:

         WHEREAS, Landlord and Tenant entered into that certain Lease Agreement
dated September 14, 2000, (hereinafter referred to as the "Agreement") for the
lease of 10,000 square feet of office space at 563 Lake Kathy Drive, Brandon,
Florida which is more particularly described in Exhibit "A" to the Agreement and
certain easements, rights and privileges appurtenant thereto (hereinafter
referred to as the "Existing Premises"); and

         WHEREAS, Landlord and Tenant desire to enter into this First Amendment
in order to provide for a correction in the square footage of the Existing
Premises and to amend the rental accordingly upon terms and conditions mutually
accepted to Landlord and Tenant;

         WHEREAS, Tenant desires to lease an additional 11,050 square feet of
office space at 563 Lake Kathy Drive, Brandon, Florida as shown on the plan
attached hereto as Exhibit "A" (hereinafter the "Additional Space"); and

         WHEREAS, Landlord and Tenant desire to enter into this First Amendment
in order to provide for a correction in the square footage of the Existing
Premises, to provide for said expansion of the Existing Premises to amend the
rental rate for the entire Leased Premises accordingly upon terms and conditions
mutually accepted to Landlord and Tenant;

         NOW, THEREFORE, for and in consideration of Ten Dollars ($10.00) paid
by Landlord and Tenant to one another, and for other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged by
Landlord and Tenant, Landlord and Tenant amend the Agreement as follows:

         1. The Agreement is hereby amended to reflect a correction in the
measurement of the square footage of the Existing Premises and to provide for
the lease by Tenant of 10,700 rentable square feet of office space and shall
hereafter constitute the Existing Premises for all purposes under the Agreement.

         2. Effective on the later of (i) April 15, 2001 or (ii) the date of
Substantial Completion of the improvements to the Additional Space (hereinafter
referred to as the "Additional Space Commencement Date") and continuing until
midnight on December 14, 2006, Tenant shall lease, on all the same terms,
covenants and conditions as the Agreement except as hereinafter provided, the
Additiona1 Space, which together with the Existing Premises equals a total of
21,750 square feet (the Additional Space and the Existing Premises shall be
collectively hereinafter referred to

<PAGE>

as the "Leased Premises" and for all purposes of the Agreement, the definition
of the "Leased Premises" shall be deemed to mean the Leased Premises as amended
hereby). Provided, however, in the event the Additional Space Commencement Date
is delayed due to Tenant Delays (as hereinafter defined), then Tenant shall
commence payment of rent as set forth herein on the date that the Additional
Space Commencement Date would have occurred but for the Tenant Delays. "Tenant
Delays", as used herein, shall mean and refer to delays directly or
substantially attributable to or caused by Tenant or Tenant's employees or
agents. "Substantial Completion" shall mean completion of construction of the
improvements to the Additional Space as set forth on the plans and
specifications attached hereto as Exhibit "B". Landlord agrees to provide to
Tenant at least five (5) days prior written notice of the date on which it
expects to achieve Substantial Completion.

         3. Effective April 15, 2001, Sections 1.01 D. and 1.01 E. of the
Agreement are hereby deleted in their entirety and the following inserted in
lieu thereof:

D.       Minimum Annual Rent:
<TABLE>
<S>                                        <C>
                  Months 01 - 03            Abated Monthly Rental Installments
                  Month  04                 $10,254.17 (1 month rental)
                  Months 05 - 07            $30,762.50 (3 months rental)
                  Months 08 - 12            $103,067.71 (5 months rental)
                  Months 13 - 24            $254,864.50
                  Months 25 - 36            $262,584.00
                  Months 37 - 48            $270,521.00
                  Months 49 - 60            $278,568.50
                  Months 61 - 72            $286,940.50
</TABLE>
         (Rent does not include applicable Florida State Sales Tax or Additional
         Rent)

E.       Monthly Rental Installments:
<TABLE>
<S>                                        <C>
                  Months 01 - 03            Abated Monthly Rental Installments
                  Months 04 - 07            $10,254.17 per month
                  Months 08 - 12            $20,613.54 per month
                  Months 13 - 24            $21,238.70 per month
                  Months 25 - 36            $21,882.00 per month
                  Months 37 - 48            $22,543.41 per month
                  Months 49 - 60            $23,214.04 per month
                  Months 61 - 72            $23,911.70 per month
</TABLE>
         (Rent does not include applicable Florida State Sales Tax or Additional
         Rent)

         4. Landlord shall deliver the Additional Space to Tenant on an "as is"
"where is" basis. Landlord shall construct in a good and workmanlike manner the
improvements to the Additional Space designated as Landlord's obligations in the
attached Exhibit "B".

         5. Effective April 15, 2001, Section 1.01 C. of the Agreement is hereby
amended to provide that Tenant's Proportionate Share shall equal 37.4%, which is
calculated by dividing the total rentable square footage of the Leased Premises
(21,750 sq. ft.) by the total rentable square footage of the Building (58,210
sq. ft.).

<PAGE>

         6. The Right of First Refusal as contained in Exhibit "D" of the
Agreement is hereby amended to provide that Tenant has exercised it's Right of
First Refusal to the Refusal Space as described therein. The Agreement is
further amended to provide that Tenant shall have an additional Right of First
Refusal to lease 3,953 rentable square feet of space, as more particularly
depicted on Exhibit "A" attached hereto (the "Second Refusal Space"). The Second
Refusal Space shall be available to Tenant under all the terms and conditions as
set forth in Exhibit "D", Right of First Refusal, of the original Least
Agreement.

         7. Provided that (i) Tenant has not been in Default beyond any
applicable cure periods at any time during the Agreement, (ii) the
creditworthiness of Tenant is materially the same as or better than on the
Commencement Date, (iii) Tenant named herein remains in possession of and has
been continuously operating in substantially the entire Leased Premises
throughout the Lease Term and (iv) the current use of the Leased Premises is
consistent with the Permitted Use thereunder, and subject to any rights of other
tenants to the Right of First Offer Space, Landlord shall notify Tenant in
writing ("Landlord's Notice") of the availability of available space located
within the Building containing approximately 8,262 rentable square feet of
space, as more particularly depicted on Exhibit "A" (the "Right of First Offer
Space") before marketing such Right of First Offer Space. Tenant shall have five
(5) business days from its receipt of Landlord's Notice to deliver to Landlord a
written acceptance agreeing to lease the Right of First Offer Space on the terms
and conditions contained in Landlord's Notice. In the event Tenant fails to
notify Landlord of its acceptance within said five (5) day period, then this
Right of First Offer shall remain in effect and shall not be deemed a waiver of
Tenant's Right of First Offer, however Landlord shall be free to lease the Right
of First Offer Space to a third party. In the event Tenant accepts the Right of
First Offer Space on the terms and conditions specified in the Landlord's
Notice, the term for the Right of First Offer Space shall be coterminous with
the term for the original Leased Premises; provided, however, that the minimum
term for the Right of First Offer Space shall be thirty-six (36) months and the
Term for the original Leased Premises shall be extended, to be coterminous with
the term for the Right of First Offer Space. The Minimum Annual Rent for the
Right of First Offer Space shall be equal to the rate which is then being quoted
by Landlord to prospective new tenants for the Right of First Offer Space,
provided, however, that in no event shall Tenant's Minimum Annual Rent per
square foot for the Right of First Offer Space be less than the highest Minimum
Annual Rent per square foot payable during the original Lease Term for the
original Leased Premises. The Minimum Annual Rent for the original Leased
Premises during any such extended term shall be an amount equal to the Minimum
Annual Rent then being quoted by Landlord to prospective new tenants of the
Building for space of comparable size and quality and with similar or equivalent
improvements as are found in the Building, and if none, then in similar
buildings in the vicinity, provided, however, that in no event shall the Minimum
Annual Rent during such extended term be less than the highest Minimum Annual
Rent payable during the Lease Term for the original Leased Premises.

         8. The Expansion Option as contained in Exhibit D of the Agreement is
hereby amended to provide that the expansion space as described in that
paragraph must be at least fifty (50%) more square footage than the Leased
Premises as defined herein. All other terms and conditions of the Expansion
Option paragraph shall remain in full force and effect.

<PAGE>

         9. Except as expressly modified by this First Amendment, all
provisions, terms and conditions of the Agreement shall remain in full force and
effect.

         10. In the event a provision of this First Amendment conflicts with a
provision of the Agreement, the First Amendment shall supersede and control.

         11. All terms and phrases used herein shall have the same meaning as
assigned to them in the Agreement.

         12. This First Amendment shall not be of any legal effect or
consequence unless signed by Landlord and Tenant, and once signed by Landlord
and Tenant it shall be binding upon and inure to the benefit of Landlord,
Tenant, and their respective legal representatives, successors and assigns.

         13. This First Amendment has been executed and shall be construed under
the laws of the State of Florida.

         IN WITNESS WHEREOF, the undersigned have caused this First Amendment to
be executed under seal and delivered as of the day and year first above written.

                                        LANDLORD:

                                        DUKE-WEEKS REALTY LIMITED
Signed, sealed and delivered            PARTNERSHIP, an Indiana limited
as to Landlord, in the                  partnership
presence of:
                                             By:  Duke-Weeks Realty Corporation,
                                                  its General Partner
/s/ Susan Ngz
Unofficial Witness                           By:    /s/ Moses L. Salcido
                                             Name:  Moses L. Salcido
                                             Title: Senior Vice President
/s/ Carlita D. Awooten
Unofficial Witness

Signed, sealed and delivered            TENANT:
as to Tenant, in the
presence of:                            ASSET ACCEPTANCE CORP.

/s/ Heather Reitzel                          By:    /s/ Rufus H. Reitzel
Unofficial Witness                           Name:  Rufus H. Reitzel
                                             Title: C.E.O. A.A.C.

<PAGE>

/s/ Mia Kain
Unofficial Witness                      ATTEST:

                                              By: _____________________________
                                              Name: ___________________________
                                              Title: __________________________

                                                     [Corporate Seal]

<PAGE>

                                   EXHIBIT "A"
                             To The First Amendment

<PAGE>

                                    EXHIBIT B
                               Tenant Improvements
                              to "Additional Space"

<PAGE>

                       SECOND AMENDMENT TO LEASE AGREEMENT

         THIS SECOND AMENDMENT TO LEASE AGREEMENT (hereinafter referred to as
the "Second Amendment") is made as of the ________ day of __________ 2001, by
and between DUKE-WEEKS REALTY LIMITED PARTNERSHIP, an Indiana limited
partnership (hereinafter referred to as "Landlord") and ASSET ACCEPTANCE CORP.,
a Nevada corporation (hereinafter referred to as "Tenant").

                                   WITNESSETH:

         WHEREAS, Landlord and Tenant entered into that certain Lease Agreement
dated September 14, 2000, as amended by that certain First Amendment to Lease
Agreement dated March 2, 2001 (hereinafter collectively referred to as the
"Agreement") for the lease of 21,750 square feet of office space at 563 Lake
Kathy Drive, Brandon, Florida which is more particularly described in Exhibit
"A" to the Agreement and certain easements, rights and privileges appurtenant
thereto (hereinafter referred to as the "Existing Premises"); and

         WHEREAS, Tenant desires to exercise its Right of First Refusal as
provided in that certain First Amendment to Lease Agreement for the lease of an
additional 3,953 square feet of office space at 563 Lake Kathy Drive, Brandon,
Florida, defined as the Second Refusal Space and as shown on the plan attached
hereto as Exhibit "A" (hereinafter the "Additional Premises"); and

         WHEREAS, Landlord and Tenant desire to enter into this Second Amendment
in order to provide for the exercise of Tenant's Right of First Refusal for the
Additional Premises on terms and conditions mutually accepted to Landlord and
Tenant;

         NOW, THEREFORE, for and in consideration of Ten Dollars ($10.00) paid
by Landlord and Tenant to one another, and for other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged by
Landlord and Tenant, Landlord and Tenant amend the Agreement as follows:

         1. Effective on the earlier of (i) July 15, 2001 or (ii) the date of
Substantial Completion of the improvements to the Additional Premises
(hereinafter referred to as the "Additional Premises Commencement Date") and
continuing until midnight on December 14, 2006, Tenant shall lease, on all the
same terms, covenants and conditions as the Agreement except as hereinafter
provided, the Additional Premises, which together with the Existing Premises
equals a total of 25,703 square feet (the Additional Premises and the Existing
Premises shall be collectively hereinafter referred to as the "Leased Premises"
and for all purposes of the Agreement, the definition of the "Leased Premises"
shall be deemed to mean the Leased Premises as amended hereby). Provided,
however, in the event the Additional Premises Commencement Date is delayed due
to Tenant Delays (as hereinafter defined), then Tenant shall commence payment of
rent as set forth herein on the date that the Additional Premises Commencement
Date would have occurred but for the Tenant Delays. "Tenant Delays", as used
herein, shall mean and refer to delays directly or substantially attributable to
or caused by Tenant or Tenant's employees or agents. "Substantial Completion"
shall mean completion of construction of the improvements to the Additional
Premises as set forth on the plans and specifications attached hereto as Exhibit
"B". Landlord agrees to provide to Tenant at least five (5) days prior written
notice of the date on which it expects to achieve Substantial Completion.

         3. Sections 1.01 D. and 1.01 E. of the Agreement are hereby deleted in
their entirety and the following inserted in lieu thereof:

D.       Minimum Annual Rent:
         Existing Premises (21, 750 sq. ft.)
<TABLE>
<S>                                       <C>
                  Months 01 -- 03           Abated Monthly Rental Installments
                  Month  04                 $10,254.17 (1 month rental)
                  Months 05 -- 07           $30,762.50 (3 months rental)
</TABLE>
         Total Leased Premises (25,703 sq.ft.)
<TABLE>
<S>                                       <C>
                  Months 08 -- 12           $121,597.40 (5 months rental)
                  Months 13 -- 24           $300,679.68 per year
                  Months 25 -- 36           $309,782.88 per year
                  Months 37 -- 48           $319,103.28 per year
                  Months 49 -- 60           $328,613.52 per year
                  Months 61 -- 72           $338,487.48 per year
</TABLE>
         (Rent does not include applicable Florida State Sales Tax or Additional
         Rent)

E.       Monthly Rental Installments:
         Existing Premises (21, 750 sq. ft.)
<TABLE>
<S>                                       <C>
                  Months 01 - 03            Abated Monthly Rental Installments
</TABLE>

<PAGE>
<TABLE>
<S>                                        <C>
                  Months 04 -- 07           $10,254.17 per month
</TABLE>
         Total Leased Premises (25,703 sq.ft.)
<TABLE>
<S>                                        <C>
                  Months 08 -- 12           $24,319.48 per month
                  Months 13 -- 24           $25,056.64 per month
                  Months 25 -- 36           $25,815.24 per month
                  Months 37 -- 48           $26,591.94 per month
                  Months 49 -- 60           $27,384.46 per month
                  Months 61 -- 72           $28,207.29 per month
</TABLE>

         (Rent does not include applicable Florida State Sales Tax or Additional
         Rent)

         4. Landlord shall deliver the Additional Premises to Tenant on an "as
is" "where is" basis. Landlord shall construct in a good and workmanlike manner
the improvements to the Additional Space designated as Landlord's obligations in
the attached Exhibit "B".

         5. Tenant, upon execution of this Second Amendment to Lease Agreement,
shall deposit with Landlord the sum of Four Thousand and 00/100 ($4,000.00)
Dollars as additional security for the Leased Premises. Section 1.01 I of the
Agreement is hereby amended to provide that the Security Deposit shall equal
Fifteen Thousand Eight Hundred Fifty Eight and 14/100 ($15,858.14) Dollars.

         6. Effective on the Additional Premises Commencement Date, the
Agreement is hereby amended to provide that Tenant's Proportionate Share shall
equal 44.2%, which is calculated by dividing the total rentable square footage
of the Leased Premises (25,703 sq.ft.) by the total rentable square footage of
the Building (58,210 sq.ft.).

         7. Paragraph 7 of the First Amendment to Lease Agreement is hereby
deleted in its entirety and Tenant shall have no further rights to the Right of
First Offer Space as defined therein.

         8. Except as expressly modified by this Second Amendment, all
provisions, terms and conditions of the Agreement shall remain in full force and
effect.

         9. In the event a provision of this Second Amendment conflicts with a
provision of the Agreement, the Second Amendment shall supersede and control.

         10. All terms and phrases used herein shall have the same meaning as
assigned to them in the Agreement.

         11. This Second Amendment shall not be of any legal effect or
consequence unless signed by Landlord and Tenant, and once signed by Landlord
and Tenant it shall be binding upon and inure to the benefit of Landlord,
Tenant, and their respective legal representatives, successors and assigns.

         12. This Second Amendment has been executed and shall be construed
under the laws of the State of Florida.

<PAGE>

IN WITNESS WHEREOF, the undersigned have caused this Second Amendment to be
executed under seal and delivered as of the day and year first above written.

                                    LANDLORD:

                                    DUKE-WEEKS REALTY LIMITED PARTNERSHIP, an
                                    Indiana limited partnership
Signed, sealed and delivered
as to Landlord, in the
presence of:
                                             By:  Duke-Weeks Realty Corporation,
                                                  its General Partner
___________________________
Unofficial Witness                           By:_________________________
                                             Name:_______________________
                                             Title:______________________
___________________________
Unofficial Witness

Signed, sealed and delivered        TENANT:
as to Tenant, in the
presence of:                        ASSET ACCEPTANCE CORP.

___________________________                  By:_________________________
Unofficial Witness                           Name:_______________________
                                             Title:______________________

___________________________
Unofficial Witness                  ATTEST:

                                             By:_________________________
                                             Name:_______________________
                                             Title:______________________

                                                       [Corporate Seal]

<PAGE>

                                   EXHIBIT A
                            TO THE SECOND AMENDMENT

                                  [FLOOR PLAN]

<PAGE>
                                   EXHIBIT B
                            TO THE SECOND AMENDMENT

Landlord to provide, at its sole cost, tenant improvements to the Additional
Space in accordance to space planning and programming to be completed and
mutually agreed to by Landlord and Tenant no later than May 15, 2001, and
provided said Tenant Improvements shall be commensurate in design and quality
with the Existing Premises.<PAGE>

                                                                   EXHIBIT 10.10

                                      LEASE

THIS LEASE made as of the 17th day of November, 2000 by and between BROOKLYN
HEIGHTS BUSINESS PARK LIMITED, an Ohio limited liability company, having a
principal office c/o Chelm Properties, 31000 Aurora Road, Solon, Ohio 44139
(the "Landlord") and ASSET ACCEPTANCE CORP, a Michigan corporation, having a
principal office at 6985 Miller Rd., Warren, MI 48092 (the "Tenant").

                                   WITNESSETH:

                                    ARTICLE I
                                    PREMISES

         1.1 Premises. Landlord, in consideration of the rents to be paid and
the covenants and agreements to be performed and observed by Tenant, does hereby
lease unto Tenant, and Tenant does hereby lease and take from Landlord, a
portion of the building (the "Building") located at 600 Safeguard Plaza in the
City of Brooklyn Heights, County of Cuyahoga, and State of Ohio, located on the
real property (the "Land") more particularly described in Exhibit "A" attached
hereto and made a part hereof. The Land and the Building are hereinafter
sometimes jointly referred to as the "Property". The portion of the Building
being leased by Tenant hereunder contains approximately 11,525 square feet of
gross floor area (the "Premises"), as more particularly depicted on the site
plan attached hereto as Exhibit "B" and made a part hereof.

         1.2 Common Areas. Tenant, its employees, customers, licensees and
invitees, shall have a non-exclusive license and right to use, in common with
Landlord and all tenants of the Building and their respective employees,
customers, licensees and invitees, all parking areas, access roads, truck ways,
driveways, loading docks and areas, sidewalks, ramps, landscaped areas,
hallways, stairways and other areas, facilities and improvements which may be
provided by Landlord for the general use in common of tenants of the Building
and their employees, customers, licensees and invitees (collectively, the
"Common Areas").

                                   ARTICLE II
                                      TERM

         2.1 Term. The term of this Lease shall be for a period of five (5)
years, commencing on the Commencement Date (as hereinafter defined) and ending
on the last day of the fifth (5th) Lease Year (as hereinafter defined)
thereafter.

         2.2 Commencement Date. The "Commencement Date" of this Lease shall be
the earlier of (i) the Date of Delivery of Possession (as hereinafter defined)
or (ii) Tenant's opening for business in the Premises. Notwithstanding the
foregoing, in any case, the Commencement Date shall not occur prior to February
1, 2001.

                                       1
<PAGE>

         2.3 Date of Delivery of Possession. The "Date of Delivery of
Possession" shall be the day after Landlord's Work (as hereinafter defined) is
completed to the extent reasonably required for the installation by Tenant of
Tenant's fixtures, furnishings and equipment. Landlord shall give Tenant written
notice of the Date of Delivery of Possession. Notwithstanding anything contained
in this Lease to the contrary, all obligations of Tenant under this Lease shall
commence upon the Date of Delivery of Possession, except for Tenant's
obligations to pay Fixed Rent and Operating Expenses, which shall commence on
the Commencement Date. Notwithstanding the foregoing, Tenant, provided that they
are not open for business and do not interfere with Landlord's ability to
complete Landlord's Work, shall have the right to occupy the Premises two weeks
prior to the Commencement Date for the purposes of inspection and equipment
installation. Upon such occupancy, all terms and conditions of the Lease (other
than Base Rent and Additional Rent during the two week period) shall be in full
force and effect.

         2.4 Lease Year. The first "Lease Year" shall be a period of twelve (12)
calendar months from the Commencement Date, except that if the Commencement Date
shall be other than the first day of a calendar month, the first Lease Year
shall include the period from the Commencement Date to the end of the calendar
month in which the Commencement Date occurs (the "First Partial Month") plus the
following twelve (12) calendar months. Each Lease Year after the first Lease
Year shall be a successive period of twelve (12) consecutive calendar months.

                                   ARTICLE III
                                      RENT

         3.1 Fixed Rent. Tenant agrees to pay to Landlord, without demand,
notice or set-off, as a fixed rent (the "Fixed Rent"):

         3.1.1 the sum One Hundred Thirty Eight Thousand Three Hundred and
00/100 dollars ($138,300.00) per Lease Year, payable in fixed equal monthly
installments of Eleven Thousand Five Hundred Twenty Five and 00/100 ($11,525.00)
on the first day of each and every calendar month during the first Lease Year;
provided, however, that if the first Lease Year includes a First Partial Month,
then Tenant shall in addition pay a prorated monthly installment of Fixed Rent
for such First Partial Month together with the first regular monthly installment
on the Commencement Date;

         3.1.2 the sum of One Hundred Forty One Thousand One Hundred Eighty One
and 20/100 ($141,181.20) per Lease Year, payable in fixed equal monthly
installments of Eleven Thousand Seven Hundred Sixty Five and 10/100 Dollars
($11,765.10) on the first day of each and every calendar month during the second
Lease Year; and

         3.1.3 the sum of One Hundred Forty Four Thousand Sixty Two and 40/100

                                       2
<PAGE>

Dollars ($144,062.40) per Lease Year, payable in fixed monthly installments of
Twelve Thousand Five and 20/100 Dollars ($12,005.20) on the first day of each
and every calendar month during the third Lease Year; and

         3.1.4 the sum of One Hundred Forty Six Thousand Nine Hundred Forty
Three and 72/100 Dollars ($146,943.72) per Lease Year, payable in fixed equal
monthly installments of Twelve Thousand Two Hundred Forty Five and 31/100
Dollars ($12,245.31) on the first day of each and every calendar month during
the fourth Lease Year; and

         3.1.5 the sum of One Hundred Forty Nine Thousand Eight Hundred Twenty
Five and 04/100 Dollars ($149,825.04 per Lease Year, payable in fixed monthly
installments of Twelve Thousand Four Hundred Eighty Five and 42/100 Dollars
($12,485.42) on the first day of each and every calendar month during the fifth
Lease Year.

         3.2 Security Deposit. Tenant agrees to deposit, concurrently upon
execution of this Lease by Tenant, the sum of Twelve Thousand Two Hundred Forty
Five and 31/100 Dollars ($12,245.31), which entire sum Tenant agrees shall be
applied to any damages incurred by Landlord for any breach of any of the
conditions or covenants of this Lease. Tenant further agrees that no portion of
the sum deposited by virtue of this Section shall be used for rent. Tenant also
agrees that there shall be deducted from any returnable portion of the aforesaid
deposit reasonable attorney fees and expenses incurred by Landlord in the
enforcement of any provision of this Lease. Tenant shall be entitled to a refund
of the aforesaid deposit from Landlord without interest after vacation of the
Premises at the expiration of this Lease or any renewal thereof, provided that
all of the terms of this Lease have been complied with, less any deductions
authorized herein and without any prejudice to any future claims of Landlord for
actual damages and/or rent in excess of said sum.

         3.3 Additional Charges- Tenant's Proportionate Share. During the term
of this Lease, Tenant shall pay, as additional rent, Tenant's Proportionate
Share (as hereinafter defined) of all (i) Taxes (as defined in Section 4.2
hereof) and (ii) Operating Expenses (as defined in Section 6.5 hereof). Landlord
shall estimate the Taxes and Common Area Charges for the next succeeding lease
year, and Tenant shall pay to Landlord, together with the Base Rent, a sum equal
to one-twelfth (1/12) of the estimated annual Taxes and Common Area Charges at
the time each installment of Base Rent is due. At the end of each lease year (or
calendar year at the option of Landlord), Landlord shall adjust the estimated
Taxes and Common Area Charges to reflect actual costs. At the time of such
adjustment, Landlord shall provide Tenant with a written statement, which
enumerates in reasonable detail the basis for the computation of Taxes and
Common Area Charges for the period in question. If such statement reflects
additional sums due and owing to Landlord, Tenant shall pay the same in full
within ten (10) days of receipt of such statement or with the next installment
of rent due, whichever is later. If such statement reflects an overpayment by
Tenant, said overpayment may be used to reduce the next month's payment of Taxes
and Common Area Charges. "Tenant's Proportionate Share" shall mean the total
amount of Taxes and/or Operating

                                       3
<PAGE>

Expenses, as the case may be, multiplied by a fraction, the numerator of which
shall be the gross leasable area of the Premises and the denominator of which
shall be the gross leasable area of the Building. Tenant's initial Proportionate
Share shall be Thirty Seven and 85/100 percent (37.85 %).

         3.3.1 Right To Audit. Tenant shall have the right, exercised within one
hundred eighty (180) days after Tenant's receipt of the written statement set
forth above, to conduct an audit or inspection of Landlord's books with respect
to Taxes and Operating Expenses. If Tenant does not cause inspection or audit of
Landlord's records to be made within such one hundred and eighty (180) day
period, then Tenant shall have no further right to audit or question the
correctness or accuracy of Taxes and Operating Expenses for the year covered by
such written statement. If Tenant's inspection or audit of Landlord's records
reveals an overpayment of Taxes and/or Operating Expenses by Tenant, then
provided Landlord does not dispute the results of such inspection or audit,
Landlord shall promptly credit such overpayment to Tenant's next monthly
payments of Taxes and/or Operating Expenses. Should Landlord dispute the results
of Tenant's inspection or audit, and it is found that additional amounts are
owed by Tenant, then payment in full shall be due from Tenant within thirty (30)
days of such finding.

         3.4 Net Lease. This Lease shall be deemed and construed to be a "Net
Lease", and Tenant shall pay to Landlord, absolutely net throughout the term of
this Lease, the Fixed Rent, and other payments hereunder, free of any charges,
assessments, impositions or deductions of any kind and without abatement,
deduction or set-off, and under no circumstances or conditions, whether now
existing or hereafter arising, or whether beyond the present contemplation of
the parties, shall Landlord be expected or required to make any payment of any
kind whatsoever or be under any other obligation or liability hereunder except
as herein otherwise expressly set forth.

         3.4.1 Maximum Increase In Operating Expenses. Notwithstanding anything
in this Lease to the contrary, Tenant will be responsible for Tenant's
proportionate Share of real estate taxes, including the reasonable costs and
expenses of contesting the validity or amount of real estate taxes, service
payments in lieu of real estate taxes, assessments, insurance premiums,
utilities and management or administrative fees applicable to such expenses
("Uncontrollable Expenses"), without regard to the level of increase in any or
all of the above in any year or other period of time. Tenant's obligation to pay
all other Building Operating Expenses which are not Uncontrollable Expenses
(herein "Controllable Expenses") shall be limited to an eight percent (8%) per
annum increase over the amount of the Controllable Expenses for the immediately
preceding calendar year, beginning with the actual Controllable Expenses for the
year ending December 31, 2001.

         3.5 Place of Payment. All payments of Fixed Rent, and other payments
required to be made to Landlord, shall be in lawful money of the United States
of America and shall be paid

                                       4
<PAGE>

to Landlord at its principal place of business stated on Page 1 of this Lease,
or to such other person and/or at such other place as Landlord may designate
from time to time in writing to Tenant.

         3.6 Obligation to Pay Rent Absolute. Subject to the provisions
contained in Articles XIII and XIV, no happening, event, occurrence or situation
during the term of this Lease, whether foreseen or unforeseen, and however
extraordinary, shall permit Tenant to quit or surrender the Premises or this
Lease or shall relieve Tenant from its liability to pay the full Fixed Rent and
other charges under this Lease, or shall relieve Tenant from any of its other
obligations under this Lease, and Tenant waives any rights now or hereafter
conferred upon it by statute, proclamation, decree or order, or otherwise, to
quit or surrender the Premises or this Lease, or any part thereof, or to any
abatement, diminution, reduction or suspension of rent on account of any such
event, happening, occurrence or situation.

         3.7 Late Payment. If Tenant shall fail to pay any Fixed Rent or other
charges due under this Lease within five (5) business days after the same are
due, all delinquent sums shall bear interest from the original due date therefor
(without regard to any grace or cure period) at an annual rate of interest (the
"Default Rate") equal to the greater of (a) the "prime rate" in effect on the
date such amounts become due, as publicly announced in the "Money Rates" section
of the Wall Street Journal, or (b) eighteen percent (18%) per annum, from the
first (1st) day due until paid; provided, however, if the Wall Street Journal
ceases to be published, or ceases publishing the "prime rate" in such section or
a comparable section, or if the "prime rate" is no longer customarily used as an
interest rate index, then Landlord shall select a reasonably comparable index
for determining the interest rate payable as permitted above. In no event shall
Tenant be obligated to pay interest beyond the maximum rate permitted by law.
Any additional Fixed Rent determined to be due as aforestated shall be payable
with the next monthly installment of Fixed Rent. Any payment by Tenant or
acceptance by Landlord of a check for a lesser amount than shall be due from
Tenant to Landlord shall be treated as a payment on account. The acceptance by
Landlord of a check for a lesser amount with an endorsement or statement
thereon, or upon any letter accompanying such check, that such lesser amount is
payment-in-full shall be given no effect, and Landlord may accept such check
without prejudice to any other rights or remedies which Landlord may have
against Tenant.

         3.8 Option To Renew. Provided that (i) there has not been an event of
Default beyond any applicable cure periods at any time during the Lease Term,
(ii) the creditworthiness of Tenant is materially the same as or better than on
the commencement Date, and (iii) Tenant named herein remains in possession of
and has been continuously operating in substantially the entire Leased Premises
throughout the Lease Term, Tenant shall have the option to extend the Lease Term
for two (2) five (5) year terms (each an "Extension Term"). Each Extension Term
shall be upon the same terms and conditions contained in the Lease except the
Minimum Annual Rent for such Extension Term shall be conditions contained in the
Lease except the Minimum Annual Rent for such Extension Term shall be adjusted
as set forth herein ("Rent Adjustment"). Tenant shall exercise such

                                       5
<PAGE>

option by delivering to Landlord, no later than one hundred eighty (180) days
prior to the expiration of the then current term thereof, written notice of
Tenant's desire to extend the term of the Lease. Unless Landlord otherwise
agrees in writing, Tenant's failure to timely exercise such option shall waive
it. Landlord shall notify Tenant of the amount of the rent adjustment no later
than six (6) month's prior to the expiration of the then current Lease Term.
Within ten (10) days thereafter, Tenant shall inform Landlord of its intention
to so extend the Lease Term at the quoted rent adjustment. If Tenant properly
exercises its option to extend, Landlord and Tenant shall execute an amendment
to the Lease (or, at Landlord's option, a new lease on the form then in use for
the Building) reflecting the terms and conditions of the Extension Term.

         3.8.1 Market Rent Adjustment. The Minimum Annual Rent for each
Extension Term shall be an amount equal to the Minimum Annual Rent then being
quoted by Landlord to prospective new tenants of the Building for space of
comparable size and quality and with similar or equivalent improvements as are
found in the building, and if none, then in similar buildings in the vicinity
provided, however, that in no event shall the Minimum Annual rent during the
Extension Term be less than the highest Minimum Annual Rent payable during the
Lease Term. The Minimum Monthly Rent shall be an amount equal to one-twelfth
(1/12) of the Minimum Annual Rent for the Extension Term and shall be paid at
the same time and in the same manner as provided in the Lease.

         3.9 Right of First Offer. Provided that (i) there has not been an event
of Default beyond any applicable cure periods at any time during the Lease Term,
(ii) the creditworthiness of Tenant is materially the same as or better than on
the Commencement Date, and (iii) Tenant named herein remains in possession of
and has been continuously operating in substantially the entire Leased Premises
throughout the Lease Term, and subject to any rights of other tenants to the
First Offer Space, as defined below, Tenant shall have a Right of First Offer
(the "First Offer") to lease additional space in the Building (the "First Offer
Space"). Landlord shall notify Tenant in writing ("Landlord's Notice") that a
request has been received from a perspective tenant to commence space planning
for the available contiguous space located within the Building containing
approximately 10,000 rentable square feet of space, as more particularly
depicted on Exhibit "A" (the "First Offer Space") before entering into a lease
with a third party for such First Offer Space. Tenant shall have five (5)
business days from its receipt of Landlord's Notice to deliver to Landlord a
written acceptance agreeing to lease the First Offer Space on the terms and
conditions contained in Landlord's Notice. In the event Tenant fails to notify
Landlord of its acceptance within said five (5) day period, such failure shall
be conclusively deemed a waiver of Tenant's Right of First Offer and a rejection
of the First Offer Space, whereupon Tenant shall have no further rights with
respect to the First Offer Space and Landlord shall be free to lease the First
Offer Space to a third party. In the event Tenant accepts the First Offer Space
on the terms and conditions specified in the Landlord's Notice, the term for the
First Offer Space shall be coterminous with the term for the original Leased
Premises; provided, however, that the minimum term for the First Offer Space
shall be thirty-six (36) months and the Term for the

                                       6
<PAGE>

original Leased Premises shall be extended, to be coterminous with the term for
the First Offer Space. The Minimum Annual Rent for the First Offer Space shall
be equal to the rate which is then being quoted by Landlord to prospective new
tenants for the First Offer Space, provided, however, that in no event shall
Tenant's Minimum Annual Rent per square foot for the First Offer Space be less
than the highest Minimum Annual Rent per square foot payable during the original
Lease Term for the original Leased Premises.

         The Minimum Annual Rent for the original Leased Premises during any
such extended term shall be an amount equal to the Minimum Annual Rent then
being quoted by Landlord to prospective new tenants of the Building for space of
comparable size and quality and with similar or equivalent improvements as are
found in the Building, and if none, then in similar buildings in the vicinity,
provided, however, that in no event shall the Minimum Annual Rent during such
extended term be less than the highest Minimum Annual Rent payable during the
Lease Term for the original Leased Premises.

                                   ARTICLE IV
                                      TAXES

         4.1 Personal Property Taxes. Tenant shall be liable for and shall pay
all taxes levied against personal property and trade fixtures placed by Tenant
in and upon the Premises.

         4.2 Real Estate Taxes.

         4.2.1 Tenant shall pay, as additional rent, Tenant's Proportionate
Share of all Taxes levied or assessed against the Property during the term
hereof. Tenant shall pay all of Tenant's Proportionate Share of such Taxes to
Landlord as provided in Section 3.3 hereof.

         4.2.2 For purposes of this Lease, the term "Taxes" shall include (i)
all real estate taxes, general or special assessments, water and sewer rents and
other governmental impositions imposed upon or against the Property, of every
kind and nature whatsoever, extraordinary as well as ordinary, foreseen and
unforeseen, and each and every installment thereof, which shall or may during
the term of this Lease be levied, assessed or imposed upon or against the
Property; (ii) any tax and/or assessment of any kind or nature upon or measured
by or with respect to the rentals payable by Tenant hereunder, either by way of
substitution for or in addition to all or any part of the real estate taxes and
assessments levied or assessed against the Property; and (iii) any costs,
expenses and attorneys' fees incurred by Landlord in connection with the
negotiation of a reduction in the assessed value of the Land and/or Building or
any protest or contest of the Taxes described in clauses (i) or (ii) above.

         4.2.3 Provided Landlord does not elect to do so, Tenant may, after
written notice to Landlord, contest the validity or amount of any Taxes by
appropriate legal proceedings; provided, however, that (i) Tenant shall pay
Tenant's Proportionate Share of such Taxes when due unless such legal
proceedings shall operate to suspend the collection of Taxes; (ii) Tenant shall
provide such security as Landlord may reasonably request; (iii) Tenant shall pay

                                       7
<PAGE>

all interest, penalties and expenses in connection therewith; (iv) there shall
be no risk that any portion of the Property shall be subject to forfeiture or
foreclosure as a result thereof; (v) Tenant shall not be in default under any of
the terms or provisions of this Lease during the pendency of such contest; and
(vi) Landlord does not object to Tenant doing so within ten (10) days following
receipt of Tenant's notice of its intention to contest Taxes. Landlord agrees
that it will not object unless Landlord, in its reasonable discretion,
determines that such contest may reasonably result in an increase in Taxes.

                                    ARTICLE V
                              CONDITION OF PREMISES

         5.1 Plans and Specifications. Within thirty (30) days following the
mutual execution of this Lease, Landlord shall prepare and submit to Tenant for
Tenant's approval, which approval shall not be unreasonably withheld,
conditioned or delayed, detailed plans and specifications ("Plans and
Specifications") for the construction of Landlord's Work within the Premises.
Within ten (10) days following Tenant's receipt of the Plans and Specifications,
Tenant shall notify Landlord in writing whether it approves or disapproves of
the Plans and Specifications. In the event Tenant fails to respond to Landlord's
request for approval within the said ten (10) days after receipt thereof,
Tenant's approval of such plans will be deemed to have been given. At such time
as Landlord's Plans and Specifications are approved, they shall be deemed to be
a part of this Lease. Landlord's review and approval of the Plans and
Specifications shall not be deemed to constitute a warranty, representation or
agreement by Landlord that the Plans and Specifications are adequate, suitable,
fit for the purposes intended, free from defect in design or in compliance with
Legal Requirements.

         5.2 Landlord's Work. Following completion and approval of the Plans and
Specifications, Landlord shall perform the work described in Exhibit "C-1"
("Landlord's Work") substantially in accordance with the Plans and
Specifications, subject to Unavoidable Delays (as hereinafter defined).

         5.3 Change Orders. If Tenant requests any change(s) to Plans and
Specifications, that would result in an increase/decrease in the cost of
constructing Landlord's Work, Landlord shall deliver written notice to Tenant of
such increased/decreased cost resulting from such change. Within twenty-four
(24) hours after receipt of such written notice, Tenant shall deliver written
notice to Landlord of Tenant's approval or disapproval of such
increased/decreased costs. If Landlord does not receive such written notice,
such increased/decreased cost shall be deemed to be approved. If Landlord
receives Tenant's written notice of disapproval, Landlord shall not be required
to make such change. Tenant shall pay Landlord one half (1/2) the cost of all
changes requested by Tenant within five (5) days after such changes are approved
(or deemed approved) by Tenant, and the balance to be paid in full upon
completion of the Premises by Landlord.

                                       8
<PAGE>

                                   ARTICLE VI
                             REPAIRS AND MAINTENANCE

         6.1 Landlord's Repairs and Maintenance. Subject to Tenant's obligation
to reimburse Landlord for Tenant's Proportionate Share of Operating Expenses as
provided in Section 6.5 hereof, Landlord shall keep the foundation, outer walls,
roof and structural portions of the Building in good repair (except that
Landlord shall not be obligated to make any repairs to the same which are
occasioned by the act or omission of Tenant, its agents, employees, invitees or
licensees) and shall operate, manage and maintain all Common Areas within the
Property. The manner in which such areas and facilities shall be maintained and
the expenditures therefor shall be in a manner similar to other office/warehouse
properties in the immediate geographic area. Landlord shall have no other
obligation to maintain or repair the Premises or any portion thereof, or to
furnish any services or facilities, or to make any alterations or improvements
in the Premises.

         6.2 Tenant's Repairs and Maintenance. At the sole cost and expense of
Tenant and throughout the term of this Lease, Tenant shall keep and maintain the
Premises in good order, condition, replacement and repair, in a clean, sanitary
and safe condition in accordance with all Legal Requirements in which the
Property is located, and in accordance with all directions, rules and
regulations of the health officer, fire marshal, building inspector or other
proper officers of the governmental agencies having jurisdiction over the
Premises, and shall make all repairs and replacements not required to be made by
Landlord pursuant to Section 6.1 above. All items that Tenant shall replace
during the term of this Lease shall be new and of equal or better quality, type
and style than the item being replaced. Tenant shall keep in full force and
effect a contract with a reputable heating contractor for not less than the
quarterly inspection, maintenance, filter replacement, and repair of the
heating, ventilating, and air conditioning systems servicing the Premises.
Tenant shall furnish a copy of said contract to Landlord and make available
inspection reports and maintenance records upon reasonable notice from Landlord.
Tenant shall not permit any waste, damage or injury to the Premises, and Tenant
shall indemnify and hold Landlord harmless from and against any and all claims
or demands arising out of the failure of Tenant to maintain, repair, replace,
operate and manage the Premises as required herein. Tenant shall further keep
the Premises clean, attractive and free of rubbish, rubble, debris, insects,
rodents and other pests. Tenant shall not do, order or cause any work to be done
or installations to be made in, on or to the roof of the Premises without first
obtaining Landlord's prior written consent, which consent shall not be
unreasonably withheld.

         6.3 Tenant's Alterations. Tenant shall not make any structural or
exterior alterations, additions, improvements or changes to the Premises or any
portion thereof without Landlord's prior written consent, which consent shall
not be unreasonably withheld. Except as provided in Article XI, upon the
installation of any such alterations, additions, improvements and changes to the
Premises, such items shall become the property of Landlord, and upon the
expiration of this Lease, such items shall remain with the Premises, unless
Landlord requests their removal, in which event Tenant, at its sole expense,
shall

                                       9
<PAGE>

remove such items. Tenant shall repair all damage caused by any such removal.
All such alterations, additions, improvements and changes shall be done in
accordance with all applicable laws, rules, regulations and orders, including
applicable building codes. Tenant will indemnify and hold Landlord harmless from
and against all claims by reason of such alterations, additions, improvements or
changes, which may be made by Tenant on the Premises, and Tenant shall promptly
repair any damage to the Premises caused by any such alterations, additions,
improvements or changes.

         6.4 Mechanics Liens. Tenant shall not suffer any mechanics' lien to be
filed against any portion of the Property by reason of work, labor, services or
materials performed or furnished to Tenant in connection with Tenant's Work or
any alterations, additions, or improvements to the Premises by Tenant hereunder.
If any such mechanics' lien shall at any time be filed against the Property,
Tenant shall have the right to contest any and all such liens; provided,
however, that Tenant shall cause the same to be discharged of record by payment,
bond, order of a court of competent jurisdiction or otherwise within thirty (30)
days written notice by Landlord. If Tenant shall fail to cause such lien to be
discharged within such thirty (30) day period, then, in addition to any other
right or remedy, Landlord may, but shall not be obligated to, discharge the same
by paying the amount claimed to be due or by bonding or other proceeding deemed
appropriate by Landlord, and the amount so paid by Landlord and/or all
reasonable costs and expenses, including reasonable attorneys' fees, incurred by
Landlord in procuring the discharge of such lien, together with interest thereon
at the Default Rate from the date paid until repaid by Tenant to Landlord, shall
be deemed to be additional rent for the Premises and shall be due and payable by
Tenant to Landlord on the first day of the next following month.

         6.5 Operating Expenses. Throughout the term of this Lease, Tenant shall
pay to Landlord, as additional rent, Tenant's Proportionate Share of all
Operating Expenses incurred by Landlord in the operation of the Property. Tenant
shall pay Tenant's Proportionate Share of such Operating Expenses as provided in
Section 3.3 hereof. Operating Expenses shall include, but not be limited to:
costs of management (not to exceed 5%); cleaning; trash removal; lighting; costs
of repairing, maintaining and replacing all Common Area improvements; repair and
maintenance of the Building and all related improvements on the Property,
including, without limitation, , gutters, down spouts, snow removal, parking lot
striping, painting, landscaping; providing security; providing public liability,
property damage, fire and extended coverage and such other insurance as Landlord
deems appropriate on the Building and Property; total compensation and benefits
(including premiums for Workers' Compensation and other insurance) paid to or on
behalf of employees; personal property taxes; supplies; fire protection and fire
hydrant charges; water and sewer charges; utility charges; licenses and permit
fees; reasonable depreciation of equipment used in operating and maintaining the
Property and rent paid for leasing such equipment; and reasonable reserves for
any or all of the foregoing. Any capital improvement costs included in Operating
Expenses which Landlord is required to amortize pursuant to the Internal Revenue
Service Code shall be amortized over the useful life of such item and Tenant
shall

                                       10
<PAGE>

pay Tenant's Proportionate Share of the amortized cost charged during the term
of this Lease. Operating Expenses shall not include debt service, Building
depreciation, leasing commissions paid by Landlord or the cost of creating new
space for new tenants within the Property; or repairs or replacements to the
extent proceeds of insurance or condemnation awards are available therefor.

                                   ARTICLE VII
                              COMPLIANCE WITH LAWS

         Tenant shall comply with and execute at its own expense during the term
of this Lease, all present and future laws, acts, rules, requirements, orders,
directions, ordinances and/or regulations, ordinary or extraordinary, foreseen
or unforeseen, concerning the Premises or any part thereof, or the use thereof,
or Landlord, Tenant or subtenants thereof, of any federal, state, municipal or
other public department, bureau, office or authority or of the National Board of
Fire Underwriters, any local Board of Fire Underwriters, or other body having
similar functions (collectively, "Legal Requirements"), or of any liability,
fire or other insurance company having policies outstanding with respect to the
Premises, and shall protect, hold harmless and indemnify Landlord from and
against all fines, penalties or claims for damages of every kind and nature
arising out of any failure to comply with any such laws, acts, rules,
requirements, orders, directions, ordinances and/or regulations.

                                  ARTICLE VIII
                                    UTILITIES

         Tenant shall pay all charges for water, gas, heat, electricity, sewer
and any other utility used upon or furnished to the Premises. Tenant shall keep
the Premises sufficiently heated to avoid the freezing or bursting of all pipes
therein. The obligation of Tenant to pay for such utilities shall commence as of
the earlier of the Commencement Date or the date Tenant occupies the Premises.
Landlord shall not be liable in damages or otherwise, should the furnishing of
such services by it to the Premises be interrupted by fire, accident, riot,
strike, act of God or the making of necessary repairs or improvements or other
causes.

                                   ARTICLE IX
                                      USE

         9.1 Use of Premises. Tenant shall use and occupy the Premises for
purposes of general offices and for no other purposes.

         9.2 Tenant's Covenants. In addition to the other covenants of Tenant
contained in this Lease, Tenant covenants and agrees as follows:

                  (a) Tenant shall procure any and all licenses and permits
                  required for Tenant's

                                       11
<PAGE>

                  use of the Premises, and upon the expiration or termination of
                  this Lease, Tenant shall remove its goods and effects and
                  those of all persons claiming under it and shall yield up the
                  same peaceably to Landlord in good order, repair and condition
                  in all respects, except for reasonable wear and tear;

                  (b) Tenant shall permit Landlord and its agents on reasonable
                  notice and at reasonable times to examine the Premises and to
                  show the Premises to prospective purchasers, mortgagees and/or
                  tenants;

                  (c) Tenant shall use and occupy the Premises in a careful,
                  safe and proper manner and shall keep the Premises in a clean,
                  safe and healthy condition in accordance with all Legal
                  Requirements, and Tenant shall not permit the Premises to be
                  used for any unlawful purpose, commit any waste thereof or
                  commit any nuisance.

                                    ARTICLE X
                            ASSIGNMENT AND SUBLETTING

         10.1 Assignment and Subletting. Tenant shall not assign, transfer,
mortgage, or encumber this Lease in whole or in part, nor sublet all or any part
of the Premises, nor suffer or permit the occupation of all or any part thereof
by any other party, without the prior written consent of Landlord, which consent
shall not be unreasonably withheld. Any assignment, transfer, sale or other
transfer, whether by operation of law or otherwise, voluntary or involuntary, of
a controlling interest in Tenant shall be deemed to be an assignment of this
Lease within the meaning of this Section 10.1. The consent by Landlord to any
assignment or subletting shall not constitute a waiver of the necessity for such
consent to any subsequent assignment or subletting.

         10.2 Default by Tenant After Sublease. If the Premises or any part
thereof be subleased or occupied by any person other than Tenant, then, in the
event of Tenant's default, Landlord may, and is hereby empowered at any time
from and after the date Landlord shall be entitled to terminate the Lease,
re-enter the Premises or dispossess Tenant under the provisions of Article XV
below, to collect rent from such tenants, subtenants and occupants so long as
such default or any other default shall continue, and to apply the same to the
curing of any default hereunder in any order of priority Landlord may elect, and
any unexpended balance shall be applied by Landlord against any rental
obligations subsequently becoming due.

         10.3 Assignee Becomes Liable. Each and every assignee, whether as
assignee or as successor-in-interest of any assignee of Tenant, including any
purchaser of this Lease under a foreclosure of any mortgage, shall immediately
be, become and remain liable for the payment of the Fixed Rent and other charges
payable under this Lease, and for the due performance of

                                       12
<PAGE>

every obligation on Tenant's part to be performed through the term of this
Lease, and each and every provision of this Lease applicable to Tenant shall
also apply to and bind every such assignee and purchaser with the same force and
effect as though such assignee or purchaser were the Tenant named in this Lease.
No transfer to such assignee or to such purchaser shall be binding upon Landlord
unless such assignee or purchaser shall deliver to Landlord a recordable
instrument which contains a covenant of assumption by said assignee or purchaser
to such effect, but the failure or refusal of such assignee or purchaser to
deliver such instrument shall not release or discharge such assignee or
purchaser from its obligations and liability as above set forth.

         10.4 Tenant To Remain Liable. If at any time during the term of this
Lease Tenant sublets all or any part of the Premises or assigns its interest in
this Lease as provided herein, Tenant shall nevertheless remain fully liable
under all the terms and conditions of this Lease.

                                   ARTICLE XI
                                    FIXTURES

         Except as provided in Section 6.3 hereof, all equipment and all other
trade and light fixtures installed by or at the expense of Tenant (other than
any fixtures originally installed by Landlord in connection with the original
construction of the Building), in or on the Building shall remain the property
of Tenant and Tenant may, but shall not be obligated to, remove the same or any
part thereof prior to the end of the term hereof, and provided that Tenant, at
its sole cost and expense, shall make any repairs occasioned by such removal.
Any equipment and all other trade and light fixtures not removed by Tenant prior
to the expiration of the term may, at Landlord's option, be deemed abandoned and
become the property of Landlord.

                                   ARTICLE XII
                                    INSURANCE

         12.1 Indemnity,: Waiver.

         12.1.1 Unless due to gross negligence of Landlord, Tenant shall
indemnify and hold harmless Landlord from and against any and all fines, suits,
proceedings, claims, demands and actions of any kind or nature of anyone
whomsoever, including, without limitation, any accident, injury or damage to any
person or property, arising out of, occasioned by or in any way connected with
the occupation or use of the Premises, the breach, violation or nonperformance
of any covenant or condition hereof to be performed on the part of Tenant or the
failure of Tenant to perform any covenant or obligation under any sublease.

         12.1.2 Landlord shall not be responsible or liable for any damage or
injury to any property, fixtures, merchandise or decorations or to any person or
persons at any time on the

                                       13
<PAGE>

Premises from steam, gas, electricity or from water, rain or snow, whether the
same may leak into, issue or flow from any part of the Building on the Premises
or from pipes or plumbing of the same, or from any other place or quarter; nor
shall Landlord be in any way responsible or liable in case of any accident or
injury including death to any of Tenant's servants, employees, agents, or to any
person or persons in or about the Premises; and Tenant agrees that it will not
hold Landlord in any way responsible or liable therefor and will further
indemnify and hold Landlord harmless from and against any and all claims,
liability, penalties, damages, expenses (including reasonable attorneys' fees)
and judgments arising from injury to persons or property of any nature and also
for any matter or thing growing out of the occupation of the Premises.

         12.2 Tenant's Insurance. During the term of this Lease:

         12.2.1 Tenant shall maintain comprehensive public liability insurance,
including insurance against the assumed or contractual liability of Tenant
hereunder, to afford protection to the limit for each occurrence of not less
than Two Million Dollars ($2,000,000.00) combined single limit for bodily injury
or death and Five Hundred Thousand Dollars ($500,000.00) for damage to Property.

         12.2.2 Tenant shall maintain insurance against fire and such other
risks as are, from time to time, included in standard "all risk" extended
coverage endorsements, including Tenant's trade fixtures and other improvements,
stock in trade, furniture, furnishings, special equipment, floor and wall
coverings and all other items of personal property of Tenant located on or
within the Premises (collectively, "Tenant's Personal Property"). Such insurance
shall be in an amount equal to not less than one hundred percent (100%) of the
full replacement cost thereof, without depreciation, and shall include a
so-called "agreed amount" endorsement.

         12.2.3 Tenant shall also maintain such other insurance as Landlord (or
Landlord's mortgagee) may reasonably require from time to time in connection
with Tenant's use and occupancy of the Premises. Such additional insurance shall
be carried in such amounts and with such insurance companies as may be
reasonably acceptable to Landlord (and Landlord's mortgagee).

         12.2.4 The policies carried by Tenant hereunder shall name Landlord
(and Landlord's mortgagee) as an additional insured, and such policies shall
provide that no cancellation, reduction or other material changes therein shall
be effective until at least thirty (30) days after mailing of written notice
thereof to Landlord (and Landlord's mortgagee). Each such policy, or a
certificate thereof, shall be deposited with Landlord by Tenant not later than
the Commencement Date, and prior to the expiration or termination of any such
policies.

         12.3 Waiver of Subrogation. Each insurance policy carried by Landlord
or Tenant and insuring all or any part of the Property or Tenant's Personal
Property shall be written in a

                                       14
<PAGE>

manner to provide that the insurance company waives all right of recovery by way
of subrogation against Landlord or Tenant, as the case may be, including any
claim for negligence, in connection with any loss or damage to the Property,
Tenant's Personal Property or businesses, caused by any of the perils covered by
fire and extended coverage insurance carried or required to be carried
hereunder, or for which either party may be reimbursed as a result of insurance
coverage affecting any loss suffered by it; provided, however, that the
foregoing waivers shall apply only to the extent of recovery made by the parties
hereto under any policy of insurance now or hereafter issued. So long as the
policy or policies involved can be written and maintained in effect, neither
Landlord nor Tenant shall be liable to the other for any such loss or damage. In
the event of inability on the part of either party to obtain such insurance in
the policy or policies with the carrier with whom such insurance is then
carried, or such carriers require payment of additional premium for such
provision, the party so affected shall give the other party written notice of
such inability or the increase in premium, as the case may be. The party to whom
such notice is given shall have fifteen (15) days from receipt thereof within
which: (i) in the case of such inability on the part of the other carrier, to
procure from the aforesaid party's insurance carrier in writing, at no increase
in premium over that paid theretofore by the party so affected, such waiver of
subrogation; (ii) in the case of increased premium, to pay the party so affected
the amount of such increase; (iii) to waive, in writing, within the time limits
set forth herein, such requirement to obtain the aforesaid waiver of
subrogation. Should the party to whom such notice is given fail to comply as
aforesaid within said fifteen (15) day period, each and every provision in this
paragraph in favor of such defaulting party shall be canceled and of no further
force and effect.

                                  ARTICLE XIII
                             DAMAGE AND DESTRUCTION

         13.1 Repair After Casualty.

         13.1.1 If the Premises shall be destroyed or so injured by any cause as
to be unfit, in whole or in part, for occupancy and such destruction or injury
could reasonably be repaired within six (6) months from the date of such damage
or destruction, then Tenant shall not be entitled to surrender possession of the
Premises nor shall Tenant's liability to pay rent under this Lease cease without
the mutual consent of the parties hereto. In the event of any such destruction
or injury, Landlord shall repair the same with all reasonable speed and shall
complete such repairs within six (6) months from the date of such damage or
destruction.

         13.1.2 If such destruction or injury cannot reasonably be repaired
within six (6) months from the date of such damage or destruction, Landlord
shall notify Tenant within sixty (60) days after the happening of such
destruction or injury whether or not Landlord will repair or rebuild. If
Landlord elects not to repair or rebuild, this Lease shall be terminated. If
Landlord shall elect to repair or rebuild, Landlord shall specify the time
within which such repairs or reconstruction will be completed, and Tenant shall
have the option, exercisable

                                       15
<PAGE>

within thirty (30) days after the receipt of such notice, to elect either to
terminate this Lease and any further liability hereunder or to extend the term
of the Lease by a period of time equivalent to the time from the happening of
such destruction or injury until the Premises are restored to their former
condition. In the event Tenant elects to extend the term of the Lease, Landlord
shall restore the Premises to their former condition within the time specified
in such notice.

         13.1.3 In the event that Tenant is deprived of the use of the entire
Premises as a result of destruction or injury and this Lease is not terminated,
then the term of this Lease shall be deemed suspended during the time that
Tenant is actually deprived of the use of the Premises (the "Suspension
Period"), and the term of this Lease shall be extended by a number of days equal
to the Suspension Period. In such event, the parties shall enter into an
appropriate amendment to this Lease setting forth the new date that this Lease
will terminate by effluxion.

         13.2 Damage at End of Term. If the Premises and/or the Building are
destroyed or damaged during the last two (2) years of the Term of this Lease to
the extent of fifty percent (50%) or more of the then value of the Premises
and/or the Building, then Landlord shall have the right to cancel and terminate
this Lease as of the date of such damage or destruction by giving notice thereof
within thirty (30) days after the date of said damage or destruction.

                                   ARTICLE XIV
                                  CONDEMNATION

         14.1 Total Taking. If the whole of the Premises shall be taken under
power of eminent domain by any public or private authority, or conveyed by
Landlord to said authority in lieu of such taking, then this Lease shall
terminate as of the date of such taking.

         14.2 Partial Taking. Landlord may, at its election, terminate this
Lease upon the occurrence of any condemnation, or conveyance in lieu of
condemnation, which affects twenty-five percent (25%) or more of the floor area
of the Premises and/or fifty percent (50%) or more of the floor area of the
Building. Upon the occurrence of such event, Landlord shall give Tenant notice
of such election within thirty (30) days after receipt of notice of such pending
condemnation. If Landlord fails to give Tenant such written notice within such
thirty (30) day period, Landlord shall be conclusively deemed to have elected
not to terminate this Lease. Notwithstanding any termination of this Lease
hereunder, Tenant, at its election, may continue to occupy the Premises, subject
to the terms and provisions of this Lease, for the period between the date of
such taking and the date when possession of the Premises shall be taken by the
appropriate authority.

         14.3 Restoration. If, upon any condemnation of the Premises and/or the
Building this Lease is not terminated as set forth in this Article XIV, Landlord
shall restore the Premises to

                                       16
<PAGE>

an architectural unit as nearly like its condition prior to such taking as shall
be practicable, and if during and/or after such restoration, Tenant is deprived
of the use of all or any part of the Premises, Fixed Rent shall be abated in
accordance with the time during which and the extent to which Tenant is deprived
of the use of the Premises.

         14.4 Cancellation. Notwithstanding anything to the contrary contained
in this Article XIV, Landlord may cancel this Lease with no further liability to
Tenant in the event that following a taking by condemnation or a right of
eminent domain, Landlord's mortgagee elects to require Landlord to make advance
payments for redemption of the mortgage on the Premises.

         14.5 The Award. All compensation awarded for any taking, whether for
the whole or a portion of the Premises, shall be the sole property of Landlord
whether such compensation shall be awarded for diminution in the value of, or
loss of, the leasehold or for diminution in the value of, or loss of the fee, or
otherwise, and Tenant hereby assigns to Landlord all of Tenant's right and title
to and interest in any and all such compensation; provided, however, Tenant
shall have the right to pursue a separate claim in connection with any such
condemnation in order to recover any loss of trade fixtures and/or moving
expenses, provided that any such claim does not reduce any award payable to
Landlord.

                                   ARTICLE XV
                                EVENTS OF DEFAULT

         15.1 Events of Default: Remedies. If Tenant shall at any time be in
default in the payment of rental or any other charges hereunder or in the
performance of any of the covenants of this Lease, and Tenant shall fail to
remedy such default within (a) five (5) business days after such payment is due
with respect to any monetary default, or (b) within fifteen (15) business days
after receipt of written notice thereof if such default is non-monetary (but
Tenant shall not be deemed in default if such default cannot be cured in fifteen
(15) business days and Tenant commences to remedy such default within said
fifteen (15) business day period and proceeds therewith with due diligence until
completion); or if Tenant shall have defaulted in any of its obligations
hereunder twice within any twelve (12) month period; or if Tenant shall be
adjudged a bankrupt or shall make an assignment for the benefit of creditors, or
if a receiver of any property of Tenant in or upon the Premises be appointed in
any action, suit or proceeding by or against Tenant and not removed within sixty
(60) days after appointment; or if the interest of Tenant in the Premises shall
be sold under execution or other legal process, or if the Premises are sublet or
this Lease is assigned without Landlord's consent, or if Tenant shall commit
waste, Landlord may, in addition to all other legal and equitable remedies,
terminate this Lease, or without terminating this Lease, re-enter the Premises
by summary proceedings, proceedings in forcible entry and detainer, eviction, or
otherwise, and may dispossess Tenant.

         15.2 Landlord's Right to Re-let. If Tenant is in default as provided
above and

                                       17
<PAGE>

abandons the Premises and/or if Landlord elects to terminate Tenant's right to
possession only without terminating this Lease as above provided, Landlord may
remove from the Premises any and all property found therein and such
repossession shall not release Tenant from Tenant's obligation to pay the rental
herein. After any such repossession by Landlord without termination of the
Lease, Landlord may re-let the Premises or any part thereof to any person, firm
or corporation and for such time and upon such terms as Landlord in Landlord's
sole discretion may determine. Landlord may make repairs, alterations and
additions in and to the Premises and redecorate the same to the extent deemed by
Landlord necessary or desirable and Tenant, upon demand in writing, shall pay
the reasonable cost thereof together with Landlord's expenses of re-letting,
including any commissions and attorneys' fees relative thereto. If the rents
collected by Landlord upon any such re-letting are not sufficient to pay monthly
the full amount of the monthly rent and other charges reserved herein, together
with the reasonable costs of such repairs, alterations, additions, redecorating,
and expenses, Tenant shall pay to Landlord the amount of each monthly deficiency
upon demand in writing.

         15.3 Damages. Tenant agrees to be liable for and to pay to Landlord (i)
all rent and other charges and sums due under this Lease at the time of
termination of this Lease or upon the termination of Tenant's right of
possession, as the case may be, and (ii) damages equal to the amount of the rent
and all other charges and sums due under this Lease for the entire term, which
damages shall be payable at such time as this Lease or Tenant's right to
possession is terminated. Such liability shall survive the termination of this
Lease, the re-entry into the Premises by Landlord, and the commencement of the
action to secure possession of the Premises. All amounts not paid to Landlord
when due shall bear interest at the Default Rate.

         15.4 Landlord's Right to Remove Chattels. Any and all property which
may be removed from the Premises by Landlord in accordance with the terms of
this Lease may be handled, removed, stored or otherwise disposed of by Landlord
at the risk and expense of Tenant, and Landlord in no event shall be responsible
for the preservation or safekeeping thereof. Tenant shall pay to Landlord upon
demand in writing, any and all reasonable expenses incurred in connection with
such removal and all storage charges against such property so long as the same
shall be in Landlord's possession or under Landlord's control. If any property
shall remain in the Premises or in the possession of Landlord and shall not be
retaken by Tenant within a period of ten (10) days from and after the time when
the Premises are either abandoned by Tenant or repossessed by Landlord under the
terms of this Lease, said property shall conclusively be deemed to have been
forever abandoned by Tenant.

         15.5 Condition of Premises. If this Lease be terminated for any reason
whatsoever of if Landlord should re-enter the Premises as a result of any breach
of Tenant hereunder without terminating the Lease, Tenant covenants, any other
covenant herein to the contrary notwithstanding (except where this Lease is
terminated following eminent domain proceedings), that (a) the Premises shall
then be in the condition required by all applicable provisions of this Lease,
ordinary wear and tear excepted, and (b) Tenant shall perform any

                                       18
<PAGE>

covenant contained in this Lease for the making of any repair, improvement,
alteration or betterment to the Premises or for restoring or rebuilding any part
thereof. For the breach of either of the foregoing obligations Landlord shall be
entitled to recover and Tenant shall pay forthwith, without notice or other
action by Landlord, the then cost of performing such obligation(s), together
with interest at the Default Rate.

         15.6 Landlord's Non-waiver. No failure by Landlord to insist upon the
strict performance of any agreement, term, covenant or condition hereof or to
exercise any right or remedy consequent upon a breach thereof, and no acceptance
of full or partial rent during the continuance of any such breach, shall
constitute a waiver of any such breach or of such agreement, term, covenant, or
condition. No agreement, term, covenant, or condition hereof to be performed or
complied with by Tenant, and no breach thereof, shall be waived, altered or
modified except by a written instrument executed by Landlord. No waiver of any
breach shall affect or alter this Lease, but each and every agreement, term,
covenant and condition hereof shall continue in full force and effect with
respect to any other then existing or subsequent breach thereof. No surrender of
the Premises shall be effected by Landlord's acceptance of rent, or by
Landlord's acceptance of the keys of the Premises, or by any other means
whatsoever, unless the same is evidenced by Landlord's written agreement to
accept surrender of the Premises; and if Landlord does accept surrender of the
Premises, Tenant's obligations to pay rents and to perform the duties and
provisions of this Lease required of Tenant hereunder shall not be released or
terminated but shall continue for the remainder of the term of this Lease.

         15.7 Remedies Cumulative. Each right and remedy provided for in this
Lease shall be cumulative and shall be in addition to every other right or
remedy provided for in this Lease or now or hereafter existing at law or in
equity or by statute or otherwise, and the exercise or beginning of the exercise
by Landlord of any one or more of the rights or remedies provided for in this
Lease or now or hereafter existing at law or in equity or by statute or
otherwise shall not preclude the simultaneous or later exercise by Landlord of
any or all other rights or remedies provided for in this Lease or now or
hereafter existing at law or in equity or by statute or otherwise. In the event
of a default by Tenant of any of the terms, provisions, covenants, conditions,
rules and regulations of this Lease, Landlord shall have the right to injunction
and the right to invoke any remedy permitted to Landlord in law or in equity.

         15.8 Waiver of Right to Redeem Premises. Tenant, for Tenant and on
behalf of any and all persons claiming through or under Tenant, including
creditors of all kinds, does hereby waive and surrender all right and privilege
which they or any of them might have under or by reason of any present or future
law, to redeem the Premises or to have a continuance of this Lease for the term
hereby demised after being dispossessed or ejected therefrom by process of law
or under the terms of this Lease or after the termination of this Lease as
herein provided.

         15.9 Waiver of Jury Trial. The parties hereto shall, and they hereby
do, waive trial by

                                       19
<PAGE>

jury in any action, proceeding, or counterclaim brought by either of the parties
hereto against the other on any matters whatsoever arising out of or in any way
connected with this Lease, the relationship of Landlord and Tenant, Tenant's use
or occupancy of the Premises, and/or any claim of injury or damage arising out
of the Premises.

                                   ARTICLE XVI
                                LANDLORD'S RIGHTS

         16.1 Landlord's Right to Perform. If Tenant shall default in the
performance or observance of any agreement or condition in this Lease contained
on its part to be performed or observed and shall not cure such default within
any applicable cure period set forth herein, Landlord may, at its option,
without waiving any claim for damages for breach of agreement, at any time
thereafter cure such default for the account of Tenant, and any amount paid or
any contractual liability incurred by Landlord in so doing shall be deemed paid
or incurred for the account of Tenant and Tenant agrees to immediately reimburse
Landlord therefor and save Landlord harmless therefrom; provided that Landlord
may cure any such default as aforesaid prior to the expiration of said waiting
period, without notice to Tenant, if any emergency situation exists, or after
notice to Tenant, if the curing of such default prior to the expiration of said
waiting period if reasonably necessary to protect the Premises or Landlord's
interest therein, or to prevent injury or damage to persons or property. If
Tenant fails to reimburse Landlord upon demand for any amount paid for the
account of Tenant hereunder, said amount (and all accrued interest thereon)
shall be added to and become due as a part of the next payment of rent due
hereunder, together with interest thereon at the Default Rate.

         16.2 Remedies Cumulative. Landlord may restrain any breach or
threatened breach of any covenant, agreement, term, provision or condition
herein contained, but the mention herein of any particular remedy shall not
preclude Landlord from any other remedy it might have, either in law or in
equity. The failure of Landlord to insist upon the strict performance of any one
of the covenants, agreements, terms, provisions or conditions of this Lease or
to exercise any right, remedy or election herein contained or permitted by law
shall not constitute or be construed as a waiver or relinquishment for the
future of such covenant, agreement, term, provision, condition, right, remedy or
election, but the same shall continue and remain in full force and effect. Any
right or remedy that Landlord may have at law, in equity or otherwise upon
breach of any covenant, agreement, term, provision or condition in this Lease
contained upon the part of Tenant to be performed, shall be distinct, separate
and cumulative rights or remedies, and no one of them, whether exercised by
Landlord or not, shall be deemed to be in exclusion of any other.

                                       20
<PAGE>

                                  ARTICLE XVII
                                  SUBORDINATION

         17.1 Waiver of Priority.

         (a) Landlord reserves the right to demand from Tenant and Tenant agrees
to execute and deliver to Landlord a written subordination and waiver of
priority of Tenant's lien arising by virtue of the within leasehold estate,
thereby subordinating Tenant's lien in favor of any mortgage loan, mortgage
lien, or any refinancing or replacing of a mortgage loan that may become
necessary or desirable to Landlord from time to time. Upon demand by Landlord
for same, Tenant shall execute at any and all times such instruments as may be
requested by any such lending institution or prospective mortgagee in order to
effectuate such waiver of priority and subordination of Tenant's lien. In the
event any proceedings are brought for foreclosure, or in the event of the
exercise of the power of sale under any mortgage or deed of trust, Tenant shall
attorn to the purchaser in any such foreclosure or sale and recognize such
purchaser as landlord under this Lease.

         (b) It is a condition, however, to the subordination provision herein
provided that Landlord shall, upon written request by Tenant, use reasonable
efforts to procure from such lending institution or prospective mortgagee an
agreement in writing providing in substance that so long as Tenant shall
faithfully discharge its obligations under the Term of this Lease,

Tenant's rights hereunder shall not be adversely affected nor its tenancy
disturbed as the result of any default under such mortgage.

         17.2 Approval. Notwithstanding anything contained herein to the
contrary, the within Lease is conditioned upon approval by Landlord's
construction lender. In the event Landlord is unable to obtain either of such
approvals, Landlord shall notify Tenant of the basis for such disapproval(s) and
Tenant shall have thirty (30) days in which to agree to any changes requested by
such lenders in order to make the within Lease acceptable to them, other than
changes to the economic terms or Term of this Lease. In the event Tenant fails
to agree to any such changes, Landlord may terminate this Lease at any time
following thirty (30) days after Landlord shall have given Tenant notice of any
requested changes and Tenant has failed to agree to such requested changes
within said thirty (30) day period. In such event, both parties shall be
released of any further liability under this Lease.

         17.3 Landlord's Default. Tenant agrees to deliver to any of Landlord's
mortgagees and to the holder of any trust deed concerning the Premises, a copy
of any notice of default served upon Landlord, provided that prior thereto
Tenant has been notified, in writing, (by way of Notice of Assignment of Rents
and Leases, or otherwise) of the address of such mortgagees and/or trust deed
holders. Anything contained herein to the contrary notwithstanding, Tenant
agrees that if Landlord shall fail to cure the default recited in such Notice of
Default within the time provided for herein, then such mortgagees and/or trust
deed holders shall have an additional thirty (30) days within which to cure such
default, provided, however, that if such default cannot be cured within said
thirty (30) days, then such mortgagees and/or trust deed holders shall have such
additional time as may be necessary to cure such default, if within said thirty
(30) days, such mortgagee and/or trust deed holder

                                       21
<PAGE>

have commenced and are diligently pursuing the cure of such default, (including
but not limited to commencement of foreclosure proceedings, if necessary to
effect such cure). This Lease shall not be terminated by Tenant while such
remedies and cures are being so pursued.

                                  ARTICLE XVIII
                                      SIGNS

         Tenant shall not erect or install any ground, building, or roof signs
except as permitted by Landlord. All signs installed by Tenant shall comply with
all requirements of appropriate governmental authority, and all necessary
permits or licenses shall be obtained by Tenant. Tenant shall maintain all signs
in good condition and repair at all times, and shall save Landlord harmless from
injury to person or property, arising from the erection, installation, and
maintenance of said signs. Upon vacating the Premises, Tenant shall remove all
signs and repair all damage caused by such removal.

                                   ARTICLE XIX
                                  ENVIRONMENTAL

         19.1 Investigation. Tenant acknowledges that Landlord has granted to
Tenant the right, prior to the execution of this Lease, to conduct such other
environmental investigations, tests and studies as Tenant may select, it being
agreed and understood that Tenant accepts the environmental conditions of the
Premises as is with all faults.

         19.2 Tenant's Indemnification. Tenant will indemnify and hold Landlord
harmless from and against any and all loss, cost, damage, liability and expense
(including reasonable attorneys' fees) of whatever kind and nature resulting
from any accident, occurrence or condition caused by the release by Tenant, its
agents, employees, contractors, assignees, sub-lessees, licensees or invitees of
any hazardous or toxic substance or waste in, on, under, about or affecting the
Premises, the Building or the Land which results in any injury or death to any
person or damage to any property or which requires the removal or treatment of
such hazardous or toxic substance or waste or other remedial action or fine
under the terms of any properly constituted law, regulation, rule or directive
of any federal, state or local governmental authority.

         19.3 Landlord's Indemnification. Landlord will indemnify and hold
Tenant harmless from and against any and all loss, cost, damage, liability and
expense (including reasonable attorneys' fees) of whatever kind and nature
resulting from any accident, occurrence or condition caused by the release by
Landlord, its agents, employees, contractors and assignees of any hazardous or
toxic substance or waste in, on, under, about or affecting the Premises,
Building or Land which results in any injury or death to any person or damage to
any property or which requires the removal or treatment of such hazardous or
toxic substance or waste or other remedial action or fine under the terms of any
properly constituted law, regulation, rule or directive of any federal, state or
local governmental authority.

                                       22
<PAGE>

         19.4 Survival. This Article XIX shall survive the termination of this
Lease, by efflux or otherwise.

                                   ARTICLE XX
                                    AUTHORITY

         20.1 Landlord's Authority. As a material inducement for Tenant to enter
into this Lease, Landlord hereby warrants and represents that Landlord is duly
organized and validly existing and in good standing as a corporation under the
laws of the State of Ohio; that Landlord has full power, authority and legal
right to enter into this Lease and to consummate the transactions contemplated
hereby; and that the parties signing this Lease on behalf of Landlord have full
power and authority to bind Landlord.

         20.2 Tenant's Authority. As a material inducement for Landlord to enter
into this Lease, Tenant hereby warrants and represents that Tenant is duly
organized and validly existing and in good standing as a corporation under the
laws of the State of Michigan; that Tenant is fully qualified to do business in
the State of Ohio; that Tenant has full power, authority and legal right to
enter into this Lease and to consummate the transactions contemplated hereby;
and that the parties signing this Lease on behalf of Tenant have full power and
authority to bind Tenant.

                                   ARTICLE XXI
                                  MISCELLANEOUS

         21.1 Holding Over. In the event that Tenant or anyone claiming under
Tenant shall continue occupancy of the Premises after the expiration of the
original term of this Lease without any agreement in writing between Landlord
and Tenant with respect thereto, such occupancy shall not be deemed to extend or
renew the term of this Lease, but such occupancy shall continue as a tenancy
from month to month upon the covenants, provisions and conditions herein
contained and at one hundred fifty percent (150%) of the Fixed Rental in effect
upon the expiration of the term, prorated and payable for the period of such
occupancy, and Landlord shall have the right to terminate such tenancy upon five
(5) days written notice to Tenant.

         21.2 Waivers. Failure of Landlord to complain of any act or omission on
the part of Tenant, no matter how long the same may continue, shall not be
deemed to be a waiver by Landlord of any of its rights hereunder. No waiver by
Landlord at any time, express or implied, of any breach of any provision of this
Lease shall be deemed a waiver of a breach of any other provision of this Lease
or a consent to any subsequent breach of the same or any other provision. If any
action by Tenant shall require the consent or approval of Landlord, Landlord's
consent to or approval of such action on any one occasion shall not be deemed a
consent to or approval of said action on any subsequent occasion or a consent to
or approval

                                       23
<PAGE>

of any other action on the same or any subsequent occasion.

         21.3 Notices. All notices and other communications authorized or
required hereunder shall be in writing and shall be given by mailing the same by
certified mail or registered mail, return receipt requested, postage prepaid,
and any such notice or other communication shall be deemed to have been given
when received by the party to whom such notice or other communication shall be
addressed, or on the date noted that the addressee has refused delivery or on
the date that the notice is returned to sender due to the inability of the
postal authorities to deliver. Notices shall be mailed to the address
hereinabove set forth or such other address as either party may hereafter
designate by notice to the other.

         21.4 Attorneys' Fees. If either party hereto be made or becomes a party
to any litigation commenced by or against the other party involving the
enforcement of any of the rights and remedies of such party, or arising on
account of the default of the other party in the performance of such party's
obligations hereunder, then the prevailing party in any such litigation, or the
party becoming involved in such litigation because of a claim against such other
party, as the case may be, shall receive from the other party all costs and
reasonable attorneys' fees incurred by such party in such litigation.

         21.5 Force Majeure. In the event that Landlord or Tenant shall be
delayed or hindered in or prevented from the performance of any act (other than
Tenant's obligation to make payments of Fixed Rent and other charges required
hereunder), by reason of strikes, lockouts, unavailability of materials, failure
of power, restrictive governmental laws or regulations, riots, insurrections,
the act, failure to act, or default of the other party, war or other reason
beyond its control, then performance of such act shall be excused for the period
of the delay and the period of the performance of such act shall be extended for
a period equivalent to the period of such delay. Notwithstanding the foregoing,
lack of funds shall not be deemed to be a cause beyond control of either party.

         21.6 Estoppel Certificates. At any time and from time to time upon
Landlord's written request, Tenant will execute, acknowledge and deliver to
Landlord a certificate certifying that:

                  (a) The Lease is in full force and effect;

                  (b) The Lease has not been modified or amended in any respect
                  or, if modified, submitting copies of such modifications or
                  amendments;

                  (c) There are no defaults thereunder (or if there are
                  defaults) specifying the nature of such defaults); and

                  (d) Any other matter which Landlord may reasonably request
                  with respect to

                                       24
<PAGE>

                  this Lease.

         Upon any failure of Tenant to execute and deliver such estoppel
certificates within ten (10) days after receipt of Landlord's written notice
thereof, Landlord shall have the same remedies as set forth in Section 17.1
above.

         21.7 Invalidity of Particular Provision. If any term or provision of
this Lease or the application hereto to any person or circumstance shall, to any
extent, be invalid or unenforceable, the remainder of this Lease, or the
application of such term or provision to persons or circumstances other than
those as to which it is held invalid or unenforceable, shall not be affected
thereby, and each term and provision of this Lease shall be valid and be
enforced to the fullest extent permitted by law.

         21.8 Captions and Definitions. The captions of the Sections of this
Lease are for convenience only and are not a part of this Lease and do not in
any way limit or amplify the terms and provisions of this Lease. The word
"Landlord" and the pronouns referring thereto, shall mean, where the context so
admits or requires, the persons, firm or corporation named herein as landlord or
the mortgagee in possession for the time being of the Premises. Any pronoun
shall be read in the singular or plural number and in such gender as the context
may require. Except as in this Lease otherwise provided, the terms and
provisions of this Lease shall be binding upon and inure to the benefit of the
parties hereto and their respective successors and assigns.

         21.9 Entire Agreement. This instrument contains the entire and only
agreement between the parties, and no oral statement or representations or prior
written matter not contained in this instrument shall have any force and effect.
This Lease shall not be modified in any way except by a writing executed by both
parties.

         21.10 No Partnership. Landlord is not and shall not become by this
Lease or by any rights granted or reserved herein a partner or joint venturer of
or with Tenant in the conduct of Tenant's business or otherwise.

         21.11 Liability of Landlord.

         (a) If Landlord should sell or otherwise transfer Landlord's interest
in the Premises, Tenant agrees that Landlord shall thereafter have no liability
to Tenant under this Lease or any modification or amendment thereof or
extensions or renewals thereof, except for such liabilities which might have
accrued prior to the date of such sale or transfer of Landlord's interest.
Landlord shall be liable under this Lease only while owner of the Premises.

         (b) Notwithstanding anything herein contained to the contrary, if
Landlord shall at any time be in default of its obligations hereunder, Tenant
shall not exercise any of its remedies for such default unless Tenant shall have
given Landlord written notice thereof (but

                                       25
<PAGE>

Landlord shall not be deemed in default if such default cannot reasonably be
cured in thirty [30] days and Landlord commences to remedy such default within
said thirty [30] day period and proceeds therewith with due diligence until
completion); provided, however, if Landlord's default has created an emergency
situation requiring immediate corrective action to protect property or persons
from damage or injury, Tenant shall be permitted to take reasonable corrective
action at Landlord's expense prior to such notice provided Tenant has used its
best efforts to give Landlord verbal notice and Landlord has not promptly
responded.

         (c) If Landlord shall fail to perform any covenant, term or condition
of this Lease upon Landlord's part to be performed or if Landlord shall be
liable to Tenant in any way arising out of this Lease, or pursuant to statute,
law, ordinance or regulation, or under the common law, and, as a consequence, if
Tenant shall recover a money judgment against Landlord, such judgment shall be
satisfied only out of the proceeds received at a judicial sale upon execution
and levy against the right, title and interest of Landlord in the Premises. If
Landlord is an individual, a trustee of a trust or a partnership, Landlord's
obligations hereunder shall not be binding upon, nor shall there be any personal
liability by, Landlord individually, the trustees of said trust, the
beneficiaries of said trust, the partnership, or the partners of the
partnership.

         21.12 Memorandum of Lease. This Lease shall not be recorded; however,
Landlord and Tenant shall, upon the request of either, execute and deliver a
Memorandum of Lease setting forth such information as may be necessary to
constitute a "short form lease", which Tenant shall, at its sole expense, cause
to be recorded in the County Recorder's Office having jurisdiction over the
Premises within thirty (30) days after the execution of said Memorandum of
Lease.

         21.13 Brokers. Landlord and Tenant represent and warrant that they have
not dealt with any real estate broker in connection with this Lease other than
Jeffrey Kahn of Alan R. Daus and Associates and Salvatore Munaco of Signature
Associates-Oncor International who will share evenly in the commission, which
shall be paid by Landlord. Except as aforesaid, Landlord and Tenant agree to
indemnify and hold each other harmless from all liabilities arising from any
claim resulting from their having dealt with any broker in connection with this
Lease.

         22. Parking. Tenant shall have non-exclusive right along with other
tenants at the building to utilize the existing 160 parking spaces. In the event
Tenant requires additional parking spaces, and subject to a mutually executed
agreement, Landlord, at Tenant's request will add 30 new spaces, the rent for
which will be paid by Tenant at a monthly rate to be determined based on the
value of the land and the cost to install said parking spaces and improvements.

                                       26
<PAGE>

         IN WITNESS WHEREOF, the parties hereto have executed this Lease the day
and year first above written by their respective officers thereunto duly
authorized.

                                        LANDLORD:

                                       27
<PAGE>

                                            BROOKLYN HEIGHTS BUSINESS
                                            PARK LIMITED

      Signed in the presence of:

                                            an Ohio limited liability company

     _________________________________      By: _____________________________

     _________________________________      Its: _____________________________

                                            TENANT:

                                            ASSET ACCEPTANCE CORP

     Signed in the presence of:

                                            a(n) _____________________________

     __________________________________     By: ______________________________

     __________________________________     Its: _____________________________

                                       28
<PAGE>

STATE OF OHIO      )
                   ) SS.
COUNTY OF CUYAHOGA )

         BEFORE ME, a Notary Public in and for said County and State, personally
appeared the above named Brooklyn Heights Business Park Limited, an Ohio limited
liability company, by _______________________, its member, who acknowledged that
he did sign the foregoing instrument and that the same is the free act and deed
of said limited liability company and his free act and deed personally and as
such member.

     IN  WITNESS WHEREOF, I have hereunto set my hand, this  _____  day of
_________________, 2000.

                  _________________________
                        NOTARY PUBLIC

                             CORPORATE ACKNOWLEDGEMENT

STATE OF ______________)
                       ) SS.
COUNTY OF ____________ )

         BEFORE ME, a Notary Public in and for said County and State, personally
appeared Asset Acceptance Corp, a(n) ________ corporation, by___________________
who acknowledged that [he/she] did sign the foregoing instrument and that the
same is the free act and deed of said ____________ and [his/her] free act and
deed personally and as such.

     IN  WITNESS WHEREOF, I have hereunto set my hand, this _____ day of
_________________, 2000.

                          ____________________________
                                  NOTARY PUBLIC

<PAGE>

                                   EXHIBIT "A"
                                  (page 1 of 2)

                                LEGAL DESCRIPTION

Situated in the Village of Brooklyn Heights, County of Cuyahoga and State of
Ohio and known as being part of Original Independence Township Lot No. 2, Tract
No. 1, and Lots Nos.10 & 11, Tract No.2 and more fully described as follows:

Beginning at a point at the intersection of the centerline of Lancaster Drive
(80 feet wide) with the centerline of West Resource Drive (60'feet wide);

Thence North 85 degrees 23' 30" West along the centerline of West Resource
Drive, as aforesaid, 109.20 feet to a point and P.C. of a curve;

Thence by the arc of a curve bearing to the right and along the centerline of
West Resource Drive, as aforesaid:

Radius 300.00 feet, Delta = 28 degrees 00' 00" Arc = 146.61 feet, Chord 145.15
feet and Chord Bearing North 71 degrees 23' 10" West to a point and P.T. of said
curve;

Thence North 57 degrees 23' 30" West along the centerline of West Resource
Drive, as aforesaid 244.60 feet to a point and P.C. of a curve;

Thence by the arc of a curve bearing to the left and along the centerline of
West Resource Drive, as aforesaid:

Radius = 230.00 feet, Delta = 43 degrees 00' 00", Arc = 172.61 feet, Chord =
168.59 feet and Chord Bearing North 78 degrees 53' 30" West to a point of
compound curvature;

Thence by the arc of a curve bearing to the left and along the centerline of
West Resource Drive, as aforesaid:

Radius = 300.00 feet, Delta = 39 degrees 30' 00", Arc = 206.82 feet, Chord =
202.75 feet and Chord Bearing South 59 degrees 51' 30" West to a point and P.T.
of said curve;

Thence South 40 degrees 06' 30" West along the centerline of West Resource
Drive, as aforesaid, 170.16 feet to a point;

Thence South 49 degrees 53' 30" East 30.00 feet to a point on the Southeasterly
line of West Resource Drive, as aforesaid and principal place of beginning;

Thence South 40 degrees 06' 30" West 123.23 feet to a point on the Northerly
line of a parcel of land conveyed to Kaiser Foundation Health Plan of Ohio by
deed recorded in Volume 91-8501, Page 3 of Cuyahoga County Deed Records;

Thence North 68 degrees 55' 00" West along the Northerly line of said parcel
conveyed to Kaiser Foundation Health Plan of Ohio 25.00 feet to a point at the
Northwesterly corner thereof;

Thence South 51 degrees 05' 00" West along the Westerly line of said parcel
conveyed to Kaiser Foundation Health Plan of Ohio 294.75 feet to a point on the
Northerly limited access line of Interstate 480;

<PAGE>

                                   EXHIBIT "A"
                                  (page 2 of 2)

Thence North 55 degrees 24' 37" West along the Northerly limited access line of
Interstate 480 a distance of 433.65 feet to a point;

Thence North 54 degrees 06' 29" West along the Northerly limited access line of
Interstate 480 a distance of 61.81 feet to a point on the Northerly line of
Original Lot No.11, Tract No.2 in Independence Township;

Thence North 88 degrees 25' 05" East, along said Northerly line of said Original
Lot No. 11, 173.12 feet to a point;

Thence North 8 degrees 34' 20" East 178.98 feet to a point;

Thence South 78 degrees 42' 40" East 146.36 feet to a point in the centerline of
vacated Marango Drive, as shown in the Vacation Plat recorded in Volume 243,
Page 42 of Cuyahoga County map Records;

Thence South 37 degrees 36" 18" West 7.31 feet to a point;

Thence South 60 degrees 16' 16" East 310.57 feet to a point;

Thence North 68 degrees 11' 48" East 31.03 feet to a point on Southwesterly line
of West Resource Drive cul-de-sac;

Thence by the arc of a curve bearing to the left and around the West Resource
Drive cul-de-sac; Radius = 60.00, Delta = 118 degrees 25' 18',1 Arc = 124.01
feet, Chord = 103.09 feet and Chord Bearing South = 0 degrees 40' 48" East to a
point and the principal place of beginning and containing 3.4684 acres of land,
be the same more or less, but subject to all legal highways.

22275L

June 10, 1998

<PAGE>

                                   EXHIBIT "B"
                           (Site Plan to be attached)

<PAGE>

                                  EXHIBIT "C-1"
                            IMPROVEMENTS BY LANDLORD

         Landlord shall provide allowance of $276,600.00 for construction of
offices. Any additional build-out cost above the allowance shall be paid by the
Tenant. After final completion of build-out, any unused portion of the allowance
will be credited toward rent.

<PAGE>

                            FIRST AMENDMENT TO LEASE

         AGREEMENT, made this________ day of __________, 2001, by and between
BROOKLYN HEIGHTS BUSINESS PARK LIMITED, an Ohio limited liability company,
("Landlord") and ASSET ACCEPTANCE CORP., a Michigan corporation, ("Tenant").

                              W I T N E S S E T H:

         WHEREAS, by Lease dated November 17, 2000, Landlord leased to Tenant
certain space contained in the building located at 600 Safeguard Plaza in the
City of Brooklyn Heights, County of Cuyahoga and State of Ohio (the "Leased
Premises").

         WHEREAS, Landlord and Tenant have agreed to expand the Tenant's
Premises and extend the term of the Lease as hereinafter provided;

         NOW THEREFORE, the parties hereby mutually covenant and agree as
follows:

                  1. Upon substantial completion of Tenant Improvements,
approximately 11,115 square feet will be added to the Premises and made a part
thereof.

                  2. The term of the Lease shall be extended so that the
expiration date shall be five years after the first day of the month following
substantial completion of Tenant Improvements, provided, however, that the new
term shall commence no later than October 1, 2001.

                                       1

<PAGE>

                  3. Commencing on the earlier of (i) the first day of the month
following substantial completion of Tenant Improvements or, (ii) October 1,
2001, the rent for the entire renewal term shall be based on the following
schedule:

<TABLE>
<CAPTION>
Square Feet     From        To      Rent Per Month
-----------     ----        --      --------------
<S>            <C>        <C>       <C>
11,525         4/1/01     8/31/01   $    11,525.00
22,640         10/1/01    3/31/02        23,740.00
   "           4/1/02     9/30/02        23,980.00
   "           10/1/02    3/31/03        24,211.66
   "           4/1/03     9/30/03        24.451.76
   "           10/1/03    3/31/04        24,683.33
   "           4/1/04     9/30/04        24,923.44
   "           10/1/04    3/31/05        25,155.00
   "           4/1/05     9/30/05        25,395.11
   "           10/1/05    9/30/06   $    25,626.67
</TABLE>

                  The above rent schedule includes $1,100.00 per month as rent
for approximately 42 additional parking spaces to be constructed per Section 22
of the original Lease. Each installment of rent is to be paid in advance on the
first day of each and every calendar month during the term of this Lease,
without setoff or deduction, at Landlord's office or such other place as
Landlord may designate.

                  4. Landlord will make Tenant Improvements to the additional
11,115 square feet based on the terms contained in Article V of the original
Lease and based on substantially the same level and quality of finish-out as
Tenant's current Leased Premises. Landlord and Tenant shall work together to
develop a mutually acceptable floor plan, which shall be attached hereto as
Exhibit "C-1".

                  5. On the Commencement Date of the new term, Tenant's
proportionate share of Operating Expenses and Taxes shall increase from 37.85%
to 74.36%.

                                       2

<PAGE>

                  6. Except as herein otherwise provided, in all other respects,
the terms and conditions contained in Lease dated November 17, 2000, shall
remain in full force and effect during the term of this Lease extension.

         IN WITNESS WHEREOF, the parties hereto have hereunto set their hands
the _______ day of _________________, 2001 as to Tenant and the ________________
day of ____________, 2001 as to Landlord.

Signed in the Presence of:             LANDLORD: BROOKLYN HEIGHTS BUSINESS
                                       PARK LIMITED

______________________________         ____________________________________

______________________________

                                       TENANT: ASSET ACCEPTANCE CORP.

______________________________         _____________________________________

______________________________

                                       3

<PAGE>

STATE OF OHIO      )
                   ) SS.
COUNTY OF CUYAHOGA )

         BEFORE ME, a Notary Public in and for said County and State, personally
appeared the above named Brooklyn Heights Business Park Limited, an Ohio limited
liability company by_________________, its member, who acknowledged that he did
sign the foregoing instrument and that the same is the free act and deed of said
limited liability company and his free act and deed personally and as such
member.

         IN WITNESS WHEREOF, I have hereunto set my hand, this _____ day of
_________________, 2001.

                            _________________________
                                  NOTARY PUBLIC

                            CORPORATE ACKNOWLEDGEMENT

STATE OF _____________)
                      ) SS.
COUNTY OF ____________)

         BEFORE ME, a Notary Public in and for said County and State, personally
appeared Asset Acceptance Corp., a Michigan corporation, by____________________
who acknowledged that [he/she] did sign the foregoing instrument and that the
same is the free act and deed of said corporation and [his/her] free act and
deed personally and as such officer.

         IN WITNESS WHEREOF, I have hereunto set my hand, this _____ day of
_________________, 2001.

                          ____________________________
                                  NOTARY PUBLIC

                                       4

<PAGE>

                                  EXHIBIT "C-1"
                               TENANT IMPROVEMENTS
                                (TO BE ATTACHED)

                                       5

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