Document:

Exhibit 10.12

                            EQUIPMENT LEASE AGREEMENT

      THIS EQUIPMENT LEASE AGREEMENT (the "Lease") dated as of March 30, 2007,
is entered into by and between ELITE AUTOMOTIVE GROUP, LLC (the "Lessor"),
having its mailing address 12800 SW 58th Street, Mustang, OK 73064, and MIDNIGHT
AUTO FRANCHISE CORP., a Michigan corporation (the "Lessee"), having a place of
business at 7311 NORTH MACARTHUR BLVD., WARR ACRES, OK 73132 and its mailing
address at 22600 Hall Road, Suite 205, Clinton Township, Michigan 48036.
MIDNIGHT HOLDINGS GROUP, INC., ALL NIGHT AUTO OF WARR ACRES, INC., ALL NIGHT
AUTO OF OKLAHOMA, INC. AND ALL NIGHT AUTO STORES, INC. have joined in this Lease
as joint and several Guarantors (collectively, the "Guarantors").

      WHEREAS, All Night Auto of Oklahoma, Inc., the Lessor, and others are
concurrently entering into that Asset Purchase Agreement (the "Asset Purchase
Agreement"); and

      WHEREAS, Lessor has an outstanding SBA Loan agreement with Bank of
Oklahoma, N.A., loan number 66428020002 (Warr Acres), (the "SBA Loan"), the
terms of which will determine the amount of monthly payments due under this
Lease.

      NOW, THEREFORE, in consideration of the mutual promises, covenants and
agreement herein contained, the receipt and sufficiency of which is hereby
acknowledged, the Lessor and the Lessee hereby agree as follows:

      1. LEASE; TERM; RENTAL. The Lessor hereby Leases to the Lessee and the
Lessee hereby rents from the Lessor the equipment described in Exhibit A
(hereinafter, with all replacement parts, repairs, additions and accessories
incorporated therein and/or affixed thereto, referred to as the "Equipment"), on
terms and conditions set forth in this Lease and the Exhibits attached hereto;
for the term indicated above, commencing on March 30, 2007 (the "Commencement
Date") and continuing thereafter until October 3, 2010, unless earlier
terminated as provided for in this Lease. The first monthly payments of $[*]
shall be payable on the date of this Agreement and shall continue on the
corresponding day of each month thereafter, in the amount stated above, until
the total rent (as determined in accordance with the SBA Loan) and all other
obligations of the Lessee have been paid in full. All payments of rent shall be
made to the Lessor at its address, or at the option of Lessee at any time
hereafter, may be made by payment directly to the Bank of Oklahoma, N.A. for
application to amounts outstanding under the SBA Loan. If at anytime during the
term of this Lease the Lessor's monthly payment under SBA Loan is increased (or
decreases) due to an increase (or decrease) in the applicable interest rate, the
monthly payment hereunder shall increase (or decrease) correspondingly upon
fifteen (15) days written notice by the Lessor to the Lessee. THIS IS A
NON-CANCELABLE LEASE FOR THE TERM INDICATED ABOVE.

      2. PURCHASE AND ACCEPTANCE; NO WARRANTIES. THE LESSEE REPRESENTS THAT THE
LESSEE HAS SELECTED THE EQUIPMENT LEASED HEREUNDER AND LESSEE AGREES THAT,
EXCEPT AS SET FORTH IN THE ASSET PURCHASE AGREEMENT, THE LESSOR HAS NOT MADE AND
MAKES NO

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REPRESENTATIONS OR WARRANTIES OF ANY KIND OR NATURE, DIRECTLY OR INDIRECTLY,
EXPRESSED OR IMPLIED, AS TO ANY MATTER WHATSOEVER, INCLUDING THE SUITABILITY OF
SUCH EQUIPMENT FOR ANY PURPOSE, ITS DURABILITY, ITS FITNESS FOR ANY PARTICULAR
PURPOSE, ITS MERCHANTABILITY, ITS CONDITION, AND/OR ITS QUALITY AND AS BETWEEN
LESSEE AND LESSOR, AND ANY ASSIGNEES, LESSEE LEASES THE EQUIPMENT "AS IS."
LESSOR AND LESSOR'S ASSIGNEE SHALL NOT BE LIABLE TO LESSEE FOR ANY LOSS, DAMAGE
OR EXPENSE OF ANY KIND OR NATURE CAUSED DIRECTLY OR INDIRECTLY BY ANY EQUIPMENT
LEASED HEREUNDER OR THE USE, MAINTENANCE, FAILURE OF OPERATION, REPAIRS, SERVICE
ADJUSTMENTS, OR ANY DELAY OR FAILURE OF OR TO THE EQUIPMENT, OR BY ANY
INTERRUPTION OF SERVICE OR LOSS OF USE OF THE EQUIPMENT, OR THE USE OF THE
EQUIPMENT IN VIOLATION OF THE RIGHTS OF ANY PARTY WHOMSOEVER, OR FOR ANY LOSS OF
BUSINESS OR DAMAGE WHATSOEVER AND HOWSOEVER CAUSED. LESSOR AND LESSOR'S ASSIGNS
DISCLAIM AND SHALL NOT BE RESPONSIBLE FOR ANY LOSS, DAMAGE OR INJURY TO PERSONS
OR PROPERTY CAUSED BY THE EQUIPMENT WHETHER ARISING THROUGH ANY INTENTIONAL ACT
OF LESSOR, THE NEGLIGENCE OF THE LESSOR, OR IMPOSED BY LAW.

      3. TITLE. Lessor represents and warrants to Lessee that Lessor owns the
Equipment free and clear of all liens, claims or encumbrances, except for a lien
securing the SBA Loan. Lessor covenants with Lessee that, so long as Lessee
performs all of its obligations under this Lease Agreement, Lessor shall perform
all of its obligations as borrower under the SBA Loan. The Lessor shall at all
times retain title to the Equipment. The Lessee shall not change or remove any
insignia or lettering which is on the Equipment at the time of delivery thereof,
or which is thereafter placed thereon, indicating the Lessor's ownership
thereof; and at any time during the Lease term, upon request of the Lessor, the
Lessee shall affix to the Equipment in prominent place, labels, plates or other
markings supplied by the the Lessor stating that the Equipment is owned by the
Lessor. The Lessor is hereby authorized by the Lessee, at the Lessee's expense,
to cause this Lease, or any statement or other instrument in respect of this
Lease showing the interest of the Lessor in the Equipment, including Uniform
Commercial Code Financing Statements, to be filed or recredited and refiled and
re-recorded. The Lessee agrees to execute and deliver any statement or
instrument requested by the Lessor for such purpose, and agrees to pay or
reimburse the Lessor for any filing, recording or stamp fees or taxes arising
from the filing or recording of any such instrument or statement. The Lessee
shall, at its expense, protect and defend the Lessor's title at all times
keeping the Equipment free from all liens and claims whatsoever except for those
created by or arising through the Lessor, and shall give the Lessor immediate
written notice thereof and shall indemnity the Lessor from any loss caused
thereby. The Lessee shall execute and deliver to the Lessor, upon the Lessor's
request, such further instruments and assurances as the Lessor deems necessary
or advisable for the confirmation or perfection of the Lessor's rights hereunder
and the Lessee authorizes the Lessor to file any such instrument, including, but
not limited to, any Uniform Commercial Code Financing Statement(s), without the
Lessee's signature and, if the signature of the Lessee is required thereon, the
Lessee irrevocably appoints the Lessor as the Lessee's attorney-in-fact to

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execute and file any such statement or other instrument in the name and on
behalf of the Lessee. Except for the Purchase Option attached as Exhibit B, the
Lessee shall have no right to purchase or otherwise acquire title to or
ownership of the Equipment. Without modifying or limiting the foregoing, or
derogating from the intention of the parties that the transactions herein shall
constitute a Lease and not a financing of the Equipment by the Lessor, if any
court of competent jurisdiction shall hold that the transactions contemplated
herein do constitute a financing and not a Lease of the Equipment by the Lessor,
then the Lessor has a first lien security interest in the Equipment as of the
date hereof to secure the obligations of the Lessee, its successors and assigns,
hereunder and the Lessor shall have all rights and remedies of a secured party
under the Uniform Commercial Code as adopted in Oklahoma and any other
applicable jurisdiction.

      4. CARE AND USE OF EQUIPMENT. The Lessee shall maintain the Equipment in
good operating condition, repair and appearance, and protect the same from
deterioration, other than normal wear and tear; shall use the Equipment in the
regular course of business only, within its normal capacity, without abuse and
in a manner contemplated by the Vendor, shall comply with the laws, ordinances,
regulations, requirements and rules with respect to the use, maintenance and
other operation of the Equipment, shall not make any modification, alteration,
or addition to the Equipment (other than normal operating accessories or
controls which shall, when added to the Equipment, become the property of the
Lessor) without the prior written consent of the Lessor, which shall not be
unreasonably withheld, shall not so affix the Equipment to realty as to change
its nature to real property or fixture, and agrees that the Equipment shall
remain personal property at all times regardless of how attached or installed;
shall keep the Equipment at the location shown above, and shall not remove the
Equipment without the consent of the Lessor, which shall not be unreasonably
withheld. The Lessor shall have the right during normal hours, upon reasonable
prior notice to the Lessee and subject to applicable laws and regulations, to
enter upon the premises where the Equipment is located in order to inspect,
observe or remove the Equipment, or otherwise protect the Lessor's interest. The
Lessee specifically acknowledges that the Equipment is Leased to the Lessee
solely for commercial or business purposes and not for personal, family or
household purposes.

      5. NET LEASE: TAXES. The Lessee intends the rental payments hereunder to
be net to the Lessor, and the Lessee shall pay all sales, excise, personal
property, stamp, documentary, ad valorem and other taxes, license and
registration fees, assessments, fines, penalties and other charges imposed on
the ownership, possession or use of the Equipment during the term of this Lease;
shall pay all taxes (except federal and State net income taxes imposed on the
Lessor) with respect to this Lease and the rental payments hereunder, and shall
reimburse the Lessor upon demand for any taxes paid by or advanced by the
Lessor. An administration fee will be charged by the Lessor or Lessor's assigns
for the filing of personal property taxes. The Lessee shall file all returns
required by law or by the Lessor and furnish copies to the Lessor.

      6. INDEMNITY. The Lessee shall and does hereby agree to indemnify and save
the Lessor, its agents, servants, successors, and assigns harmless against and
from any and all liability, damages, or loss, including reasonable counsel fees,
arising out of the ownership, selection, possession, leasing, renting, operation
(regardless of where, how and by whom

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operated), control, use, condition (including but not limited to latent and
other defects, whether or not discoverable by the Lessee), maintenance, delivery
and return of the Equipment or arising out of the Lessor's late or nonpayment of
any amounts owed by Lessor to Bank of Oklahoma, N.A. under the SBA Loan
Agreement that is caused by Lessee's late or nonpayment of any amounts owed by
Lessee to Lessor under this Lease. The indemnities and obligations herein
provided shall continue in full force and effect notwithstanding termination of
this Lease.

      7. INSURANCE. The Lessee shall keep the Equipment insured against all
risks of loss or damage from every cause whatsoever, in amounts determined by
the Lessor. The amount of such insurance shall be sufficient so that neither the
Lessor nor the Lessee will be considered a co-insurer. The Lessee also shall
carry public liability insurance, personal injury and property damage, covering
the Equipment. All such insurance shall provide that losses, if any, shall be
payable to the Lessor, and all such liability insurance shall include the Lessor
as named insured and require that the insurer give the Lessor at least ten (10)
days written notice prior to cancellation thereof. The Lessee shall pay the
premiums for such insurance and deliver to the Lessor satisfactory evidence of
the insurance coverage required hereunder. The proceeds of such insurance
payable as a result of loss or damage to any item of the Equipment shall be
applied to satisfy the Lessee's obligations as set forth in Paragraph 10 below.
The Lessee hereby irrevocably appoints the Lessor as the Lessee's
attorney-in-fact to make claim for, receive payment of and execute and endorse
all documents, checks or drafts received in payment for loss or damage under any
such insurance policy.

      8. RISK OF LOSS. The Lessee hereby assumes the entire risk of loss, damage
or destruction of the Equipment from any and every cause whatsoever during the
term of this Lease and thereafter until redelivery to the Lessor. In the event
of loss, damage or destruction of any item of Equipment, the Lessee at its
expense (except to the extent of any proceeds for insurance provided by the
Lessee) shall either (a) repair such item, returning it to its previous
condition, unless damaged beyond repair, or (b) pay the Lessor all unpaid
rental, or (c) replace such item with a like item acceptable to the Lessor,
which shall be included within the term "Equipment" as used herein, and Lease
from the Lessor herewith for the balance of the full term of this Lease.

      9. PERFORMANCE BY LESSOR OF LESSEE'S OBLIGATION. In the event the Lessee
fails to comply with any provision of this Lease, the Lessor shall have the
right, but shall not be obligated, to effect such compliance on behalf of the
Lessee upon ten (10) Business Days prior written notice to the Lessee. In such
event, all monies expended by and all expenses of the Lessor in effecting such
compliance shall be deemed to be additional rental, and shall be paid by the
Lessee at the time of the next monthly payment of rent.

      10. DEFAULT. If any one of the following events (each an "event of
default") shall occur, then to the extent permitted by applicable law, the
Lessor shall have the right to exercise any one or more of the remedies set
forth in Paragraph 13 below:

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            (a) the Lessee fails to pay any rental or any other
            payment hereunder when due, and such failure continues
            for fifteen (15) Business Days;

            (b) the Lessee or any Guarantor becomes insolvent or
            makes an assignment for the benefit of creditors;

            (c) a receiver, trustee, conservator or liquidator of
            the Lessee or any Guarantor of all or a substantial part
            of its assets is appointed with or without the
            application of consent of the Lessee or such guarantor;

            (d) a petition is filed by or against the Lessee or any
            Guarantor under the Bankruptcy Code or any amendment
            thereto, or under any other insolvency law or laws
            providing for the relief of debtor;

            (e) the Lessee fails to pay when due any obligation to
            the Lessor arising independently of this Lease and such
            failure continues for fifteen (15) Business Days;

            (f) the Lessee breaches any other covenant, warranty or
            agreement hereunder, and such breach continues for
            fifteen (15) Business Days after written notice thereof;
            or

            (g) The breach by the Lessee, the Guarantors, or any of
            their subsidiaries, affiliates, successors or assigns of
            any provision contained in the Asset Purchase Agreement
            or the Additional Agreements, except for the Employment
            Agreement (as those terms are defined in the Asset
            Purchase Agreement entered into contemporaneously with
            this Lease by and among Lessor, Lessee, Guarantors and
            others) which breach is not cured within fifteen (15)
            Business Days of written notice by the Lessor.

      11. REMEDIES. If an event of default shall occur as described in
sub-paragraphs (a) through (g) in Paragraph 10, the Lessor may, at its option,
at any time (a) declare the entire amount of unpaid rental for the balance of
the term of this Lease immediately due and payable (which amount shall be equal
to the SBA Loan's payoff balance), whereupon the Lessee shall become obligated
to pay the Lessor forthwith such amount and (b) without demand or legal process
enter into the premises where the Equipment may be found and take possession of
and remove the Equipment, without liability for such retaking. the Lessor may
sell or otherwise dispose of any such Equipment at a private or public sale. In
the event the Lessor takes possession of the Equipment, the Lessor shall give
the Lessee credit for any sums received by the Lessor from the sale or rental of
the Equipment after deduction of the expenses of sale or rental. The Lessee
shall also be liable for and shall pay to the Lessor (a) all expenses incurred
by the

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Lessor in connection with the enforcement of any of the Lessor's remedies,
including all collection expenses, all expenses of repossessing, storing,
shipping, repairing and selling the Equipment, and (b) reasonable attorney's
fees and court costs. The Lessor and the Lessee acknowledge the difficulty in
establishing a value for the unexpired Lease term and owing to such difficulty
agree that the provisions of this paragraph represent an agreed measure of
damages and are not to be deemed a forfeiture or penalty. All remedies of the
Lessor hereunder are cumulative, are in addition to any other remedies provided
for by law, and may, to the extent permitted by law, be exercised concurrently
or separately. The exercise of any one remedy shall not be deemed to be an
election of such remedy or to preclude the exercise of any other remedy. No
failure on the part of the Lessor to exercise and no delay in exercising any
right to remedy shall operate as a waiver thereof or modify the terms of this
Lease.

      12. LATE CHARGES. Whenever any payment is not made by the the Lessee in
full when due hereunder, the Lessee agrees to pay to the Lessor, not later than
fifteen (15) Business Days thereafter, an amount equal to ten percent (10%) of
the full scheduled payment, but only to the extent allowed by law. Such amount
shall be payable in addition to all amounts payable by the Lessee as a result of
Lessor's exercise of any of Lessor's remedies herein provided.

     13. ASSIGNMENT. LESSOR MAY, WITHOUT LESSEE'S CONSENT, ASSIGN OR TRANSFER
THIS LEASE OR ANY EQUIPMENT, RENT OR OTHER SUMS DUE OR TO BECOME DUE HEREUNDER,
AND IN SUCH EVENT LESSOR'S ASSIGNEE OR TRANSFEREE SHALL HAVE THE RIGHTS, POWERS,
PRIVILEGES AND REMEDIES OF LESSOR HEREUNDER. LESSEE SHALL NOT ASSIGN THIS LEASE
OR THE EQUIPMENT OR ANY INTEREST HEREUNDER, EXCEPT THAT LESSEE MAY ASSIGN OR
SUBLEASE THIS LEASE TO ANY OF ITS AFFILIATES, FRANCHISEES OR JOINT VENTURE
PARTNERS UPON FIFTEEN (15) DAYS WRITTEN NOTICE TO LESSOR; PROVIDED, HOWEVER, IN
ANY EVENT LESSEE AND GUARANTORS SHALL NOT BE RELEASED FROM ANY OF THEIR
OBLIGATIONS UNDER THIS LEASE BY REASON OF ANY SUCH ASSIGNMENT, TRANSFER OR
SUBLETTING.

      NOTWITHSTANDING THE FOREGOING, IN THE EVENT (i) LESSEE ASSIGNS THIS LEASE
IN CONNECTION WITH A MERGER, CONSOLIDATION OR SALE OF SUBSTANTIALLY ALL THE
ASSETS OF LESSEE AND (ii) THE ASSIGNEE ASSUMES ALL OF THE OBLIGATIONS TO BE
PERFORMED BY LESSEE UNDER THIS LEASE, AND, (iii) IF REQUIRED BY LESSOR, IN ITS
REASONABLE DISCRETION, THE GUARANTORS ARE REPLACED WITH GUARANTORS ACCEPTABLE TO
LESSOR, THEN LESSEE AND GUARANTORS SHALL BE RELEASED AND FOREVER DISCHARGED FROM
PERFORMING THEIR OBLIGATIONS UNDER THIS LEASE ACCRUING SUBSEQUENT TO THE
EFFECTIVE DATE OF SUCH ASSIGNMENT.

      14. RETURN OF PROPERTY. Upon the termination or expiration of this Lease,
or any extension thereof, the Lessee shall forthwith deliver, freight prepaid,
the Equipment to the Lessor, at an address designated by the Lessor, complete
and in good order and condition, reasonable wear and tear alone excepted. The
Lessee shall also pay to the Lessor such sum as may be necessary to cover
replacement for all damaged, broken or missing parts of the

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Equipment to the Lessor. If the Equipment is not returned at the expiration of
this Lease, the Equipment shall continue to be held and Leased hereunder, and
this Lease shall thereupon be extended indefinitely as to the term at the same
monthly rental, subject to the right of either the Lessee or the Lessor to
terminate this Lease upon thirty (30) days written notice, whereupon the Lessee
shall forthwith deliver the Equipment to the Lessor as set forth in this
Paragraph.

      15. EFFECTIVE DATE. This Lease shall become valid when executed and
accepted by the Lessor and notice of the Lessor's acceptance of the Lease being
hereby waived by the Lessee.

      16. SURVIVAL OF GUARANTY OBLIGATIONS. All obligations of any Guarantor
shall remain enforceable notwithstanding that this Lease, or any obligations
performed or to be performed hereunder, may be void or voidable as against the
Lessee or any of the Lessee's creditors, including but not limited to, a trustee
in bankruptcy, by reason of any fact or circumstance.

      17. MISCELLANEOUS. This Lease contains the entire agreement between the
parties and may not be altered, amended, modified, terminated or otherwise
changed except by a writing signed by an executive officer of the Lessor or the
Lessor's assignee. The Lessor and the Lessee intend this to be a valid and
subsisting legal document, and agree that no provision of this Lease which may
be deemed unenforceable shall in any way invalidate any other provision or
provisions of this Lease, all of which shall remain in full force and effect.
Any notice intended to be served hereunder shall be deemed sufficiently sent if
sent by regular mail, postage prepaid, addressed to the party at the addresses
contained hereon. This Lease shall be binding upon the parties, their
successors, legal representatives and assigns.

      18. CONSENT TO JURISDICTION. Each party to this Lease and each Guarantor
hereby submits to the jurisdiction of any Oklahoma State or Federal court
sitting in Oklahoma over any suit, action or proceeding arising out of or
relating to this Lease or guaranty. Each party to this Lease and each Guarantor
hereby irrevocably waives, to the fullest extent permitted or not prohibited by
law, any objection it may now or hereafter have to the laying of the venue of
any such suit, action or proceeding brought in such a court and any claim that
any such suit, action or proceeding brought in such a court has been brought in
an inconvenient forum.

      19. BUSINESS DAY. A "Business Day" shall mean any day when national banks
are open for business, excluding a Saturday, Sunday or a public holiday under
the laws of the State of Oklahoma.

      20. GUARANTY. To induce the Lessor to enter into this Lease, the
undersigned Guarantors, jointly, severally and unconditionally, hereby guarantee
to the Lessor the prompt performance, when due, of all the Lessee's obligations
to the Lessor under this Lease. The Lessor shall not be required to proceed
against the Lessee or the Equipment or enforce any other remedy before
proceeding against the Guarantors. The Guarantors agree to pay all reasonable
attorneys' fees and other expenses incurred by the Lessor by reason of default
by the Lessee or

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any of the Guarantors. The Guarantors waive notice of acceptance hereof and of
all other notices or demands of any kind to which the Guarantors may be
entitled. The Guarantors consent to any extensions or modifications of this
Lease and any indulgences granted to the Lessee, including, but not limited to,
the release and/or compromise of any obligations under or any collateral for
this Lease. This is a continuing guaranty and shall bind the Guarantors and the
heirs, administrators, trustees, representatives, successors and assigns of the
Guarantors, and may be enforced by or for the benefit of the Lessor or any
assignee or successor of the Lessor.

      21. LESSEE'S OBLIGATIONS.AND SBA LOAN. NOTWITHSTANDING ANYTHING TO THE
CONTRARY IN THIS EQUIPMENT LEASE, LESSEE'S RENTAL PAYMENT OBLIGATIONS TO LESSOR
SHALL NOT BE ANY GREATER THAN LESSOR'S LOAN PAYMENT OBLIGATIONS TO THE BANK OF
OKLAHOMA, N.A. UNDER THE SBA LOAN.

      [Signature Page to Follow]

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      THIS EQUIPMENT LEASE AGREEMENT is executed as of the date and year first
written above:

LESSOR:                                    LESSEE:

ELITE AUTOMOTIVE GROUP, LLC                MIDNIGHT AUTO FRANCHISE CORP.,

                                           A Michigan Corporation,

By: __________________________________     By: _________________________________
    Stephen J. Stearman, Sole Manager          Nicholas A. Cocco, President

                                           GUARANTORS:

                                           ALL NIGHT AUTO OF OKLAHOMA, INC.,
                                           A Michigan Corporation

                                           By: ________________________________
                                               Nicholas A. Cocco
                                               President

                                           MIDNIGHT HOLDINGS GROUP, INC.,
                                           A Delaware Corporation

                                           By: ________________________________
                                               Nicholas A. Cocco
                                               President, Chairman & CEO

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                                           ALL NIGHT AUTO STORES, INC.,
                                           A Michigan Corporation

                                           By: ________________________________
                                               Nicholas A. Cocco
                                               President

                                           ALL NIGHT AUTO OF WARR ACRES, INC.,
                                           A Michigan Corporation,

                                           By: ________________________________
                                               Nicholas A. Cocco,
                                               President

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                                    EXHIBIT A

                                 THE "EQUIPMENT"

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                                    EXHIBIT B

                                 PURCHASE OPTION

      Reference is made to Equipment Lease Agreement (the "Lease") dated as of
March 30, 2007, and entered into by and between ELITE AUTOMOTIVE GROUP, LLC (the
"Lessor"), and ALL NIGHT AUTO OF WARR ACRES, INC., a Michigan corporation (the
"Lessee"). Capitalized terms used herein but not defined shall have the meaning
ascribed to them in the Lease.

      At any time prior to the expiration or termination of the Lease, provided
that Lessee has made all rent payments due under the Lease, , Lessee will have
the option (the "Term Option") to purchase all of the Equipment listed on
Exhibit A for an amount equal to the Lessor's payoff balance (the "Payoff
Balance") under Loan No.66428020002 entered into by and among Lessor and Bank of
Oklahoma, N.A., having a loan date of October 3, 2003 and a maturity date of
October 3, 2010 (the "SBA Loan"). As of the date of this Option, the Payoff
Balance is $[*]

      The Payoff Balance will be determined as of the thirtieth (30th) day
following Lessor's receipt of Lessee's Option Notice (as defined hereafter) or,
if the thirtieth (30th) day is not a business day for Bank of Oklahoma, N.A.,
then as of the first business day following the thirtieth (30th) day. Should
Lessee choose to exercise this Term Option, it must provide Lessor with a
written notice ("Lessee's Option Notice") of Lessee's intention to exercise the
Term Option. The Lessor shall notify the Lessee of the payoff amount (the
"Payoff Notice") within fifteen (15) days of receipt of Lessee's Option Notice,
and the Lessee shall deliver payment of the Payoff Amount to the Lessor within
fifteen (15) days of receipt of the Payoff Notice. Notwithstanding the
foregoing, if the parties can determine the Payoff Balance prior to such 30th
day following the date of Lessee's exercise of its Term Option, and if Lessee
can pay the Payoff Balance on such date, then the option exercise price shall
equal the Payoff Balance on such earlier date. Failure to pay the Payoff Balance
on the date it is due under this paragraph will render that option exercise by
Lessee void, but such failure alone shall not terminate this option.

      At the expiration or termination of the Lease, the Lessee shall have the
option (the "Expiration Option") to purchase all of the Equipment listed on
Exhibit A of the Lease for $1.00. The Expiration Option shall be deemed to be
automatically exercised by Lessee unless Lessee provides written notice to the
contrary to Lessor. Payment under the Expiration Option must be made by the
Lessee to the Lessor or its assignees within sixty (60) days of the expiration
date of the Lease.

      The Equipment purchased under the Term Option or the Expiration Option
will be purchased by the Lessee "As is" and "Where is" without representation or
warranty by Lessor as to any matter whatsoever other than Lessor's title to the
equipment free and clear of all liens, claims and encumbrances. Upon such
payment, Lessor shall deliver to Lessee a warranty bill of sale for such
equipment free and clear of all liens, claims and encumbrances.

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      This Purchase Option shall be deemed to be part of the Lease, and shall be
governed by the provisions thereof dealing with choice of law, choice of forum,
and jurisdiction.

      Accepted and agreed to on this 30th day of March, 2007:

LESSOR:

                                           ELITE AUTOMOTIVE GROUP, LLC

                                           By:________________________________
                                                 Stephen Stearman, Member

LESSEE:

                                           MIDNIGHT AUTO FRANCHISE
                                           CORPORATIOIN

                                           By:_________________________________
                                                 Nicholas A. Cocco, President

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Initial__________Exhibit 10.13

                                 LEASE AGREEMENT

                      ELITE AUTOMOTIVE GROUP, LLC, Landlord

                      MIDNIGHT AUTO FRANCHISE CORPORATION,
                         a Michigan corporation, Tenant

                      1121 Rambling Oaks Drive, Norman, OK

                                    PREMISES

                                 MARCH 30, 2007

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Lease Agreement - All Night Auto of Norman, Inc.                    Page 1 of 20

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                                 LEASE AGREEMENT

      THIS LEASE AGREEMENT ("Lease") is made as of March 30, 2007,, by and
between ELITE AUTOMOTIVE GROUP, LLC, an Oklahoma limited liability company
("Landlord"), whose address is 12800 SW 58th Street, Mustang, OK 73064, and
MIDNIGHT AUTO FRANCHISE CORPORATION, a Michigan corporation ("Tenant"), whose
address is 22600 Hall Road, Suite 205, Clinton Township, Michigan 48036.
MIDNIGHT HOLDINGS GROUP, INC., ALL NIGHT AUTO OF NORMAN, INC., ALL NIGHT AUTO
OF OKLAHOMA, INC. and ALL NIGHT AUTO STORES, INC. have joined in this Agreement
as joint and several Guarantors (collectively, the "Guarantors").

      For and in consideration of the mutual promises, covenants and agreement
herein contained, the receipt sufficiency of which consideration is hereby
acknowledged, Landlord and Tenant hereby agree as follows:

                                    ARTICLE I

                                   DEFINITIONS

The Definitions delineated within this Article I contain the principal terms of
this Lease, as more particularly described in the remaining Articles of this
Lease. Each reference in this Lease to any Definitions within this Article I
shall be construed to incorporate the data stated herein.

SECTION 1.1 "ADDITIONAL RENT" shall be composed of Tenant's Proportionate Share
of, (a) real estate taxes and assessments as provided in Section 4.2(a) below,
and (b) Landlord's Insurance, as defined in Section 4.2(b) below, and any other
amounts other than the Base Rent that are required to be paid by Tenant to
Landlord pursuant to this Lease.

SECTION 1.2 "COMMENCEMENT DATE" shall mean the date hereof, provided that on the
date hereof: (a) Landlord delivers the Premises to Tenant free of all occupants,
and (b) Tenant has received all permits necessary to conduct Tenant's business
at the Premises, which the Tenant acknowledges has occurred as evidenced by its
execution of this Lease..

SECTION 1.3 "EFFECTIVE DATE" shall mean the date on which the last party to sign
and deliver this Lease has signed and delivered it to the other party.

SECTION 1.4 "LEASE YEAR" shall mean the twelve (12) month period beginning on
the Rent Commencement Date and ending on the anniversary thereof or any
successive twelve (12) month period after the end of the first Lease Year. If
the Rent Commencement Date falls on other than the first day of the month, then
the first Lease Year shall mean the period from the Rent Commencement Date until
the first day of the month immediately following the Rent Commencement Date plus
the twelve (12) month period thereafter.

SECTION 1.5 "BASE RENT" shall mean (which amount is subject to reduction
pursuant to section 4.3 below) $[*] per month.

SECTION 1.6 A "BUSINESS DAY" shall mean any day when national banks are open for
business, excluding a Saturday, Sunday or a public holiday under the laws of the
State of Oklahoma.

SECTION 1.7 "PERMITTED USE" shall mean all lawful purposes approved by written
consent of the Landlord, including, but not limited to, the operation of an
automotive repair center offering under hood

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and under body automotive repair services such as oil changes, tune ups, tire
changes, engine repairs, transmission service and related services.

SECTION 1.8 "PREMISES" shall mean the building and surrounding parking area, all
as shown on the Site Plan marked Exhibit "A" attached hereto, and commonly known
as 1121 Rambling Oaks Drive, Norman, OK..

SECTION 1.9 "BASE TERM" shall mean the initial term of the Lease beginning on
the Rent Commencement Date and ending on at the expiration of the tenth (10th)
Lease Year.

SECTION 1.10 "RENEWAL PERIOD" shall mean any of the two (2) five (5) year
periods for which the Lease is extended beyond the Base Term pursuant to Section
3.3 hereof.

SECTION 1.11 "RENT" shall mean Base Rent, together with Additional Rent, and all
other sums due hereunder.

SECTION 1.12 "RENT COMMENCEMENT DATE" shall mean the Commencement Date.

SECTION 1.13 "TENANT'S PROPORTIONATE SHARE" shall mean 100%.

SECTION 1.14 "TERM" shall mean the Base Term or any Renewal Period.

                                   ARTICLE II

                                    PREMISES

SECTION 2.1 PREMISES. Subject to the terms, covenants, conditions and provisions
of the Lease, Landlord does hereby demise and lease to Tenant and Tenant does
hereby rent and take from Landlord and shall peaceably and quietly hold and
enjoy the Premises identified in Article I.

SECTION 2.2 COVENANT OF TITLE AND PEACEFUL POSSESSION. Landlord warrants and
covenants that it has good and marketable title to the Premises in fee simple
and the right to make this Lease for the term aforesaid and, upon demand by
Tenant, Landlord will furnish Tenant with satisfactory evidence thereof.
Landlord further warrants and represents that, as of the date hereof, there are
no zoning ordinances which will prohibit Tenant from using the Premises pursuant
to Section 5.4 hereof. Landlord agrees that it will put and keep Tenant into
complete and exclusive possession of the Premises, free from all restrictive
covenants, encumbrances, liens, easements and leases and that if Tenant shall
pay the rental and perform all the covenants and provisions of this Lease to be
performed by Tenant, then the leasehold estate granted to Tenant hereby shall
not, during the term hereby demised, be disturbed and Tenant shall freely,
peaceably and quietly enjoy and occupy the full possession of the Premises, and
the tenements, hereditaments, and appurtenances thereunto belonging or in any
way appertaining, without molestation or hindrance by any person whomsoever. If
at any time during the term hereby demised the title of Landlord shall fail or
be discovered not to enable Landlord to grant the term hereby demised, Tenant
shall have the option of canceling and terminating this Lease, and thereafter
all of Tenant's liability hereunder shall cease, but Tenant's right to damages,
if any, shall survive.

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                                   ARTICLE III

                                      TERM

SECTION 3.1 BASE TERM. The Base Term of the Lease, as specified in Article I
shall commence on the Rent Commencement Date specified in Article I.

SECTION 3.2 TENANT'S WORK. Tenant agrees, at its sole cost and expense, to
expeditiously provide and complete all work of whatever nature necessary to make
the Premises ready for Tenant to conduct its business therein ("Tenant's Work").
Within ten (10) days (the "Plan Approval Period") after the receipt of the plans
and architectural drawings for the improvements that Tenant proposes to
construct on the Premises (the "Plans"), Landlord shall review the Plans and
notify Tenant whether it approves or rejects them, which approval shall not be
unreasonably withheld or conditioned by Landlord. In the event Landlord fails to
approve or reject the Plans by the end of the Plan Approval Period, the Plans
shall be deemed to be approved by Landlord. For a rejection to be effective,
Landlord must give written, detailed reasons for such rejection. If the Plans
have been rejected, then Tenant may submit revised plans addressing the reasons
for such rejection and in the event Landlord fails to approve or reject (with
written, detailed reasons) the revised plans within the later of ten (10) days
after Landlord receives the same and Tenant's request for Landlord's approval
thereof, the Plans, as revised shall be deemed to be approved by Landlord. Prior
to Landlord's delivery of possession of the Premises to Tenant, and with
Landlord's prior written consent, which consent will not be unreasonably
withheld, Tenant shall be permitted to begin Tenant's Work and otherwise install
fixtures and equipment so long as such activities do not interfere with other
construction work or the occupancy of any other person; and it is agreed by
Tenant that Landlord shall have no responsibility or liability whatsoever for
any loss of or damage to any improvements, fixtures, or other equipment so
installed or left on the Premises.

SECTION 3.3 RENEWAL PERIOD. So long as there is no Event of Default existing
under this Lease, either at the time of exercise or at the time the extended
term commences, Tenant will have the option to extend the Term for two (2)
additional successive Renewal Periods of five (5) years each on the same terms,
covenants, and conditions of this Lease. Tenant will exercise its option (if at
all) by giving Landlord written notice (the "Renewal Notice") at least one
hundred eighty (180) days prior to the expiration of the Base Term or the then
current Renewal Period.

                                   ARTICLE IV

                                      RENT

SECTION 4.1 BASE RENT. Tenant shall pay to Landlord Base Rent in advance, in
consecutive monthly installments in the amounts set forth in Article I. The
monthly Base Rent payment shall be payable by Tenant on or before the first day
of each month at the address of the Landlord specified above, or such other
address as Landlord may designate from time to time, without prior demand
therefore and without any deductions or setoff whatsoever. In the event the Rent
Commencement Date shall be a day other than the first day of a calendar month,
then the Term of this Lease shall be deemed extended by the number of days
between the Rent Commencement Date and the first day of the next succeeding
calendar month. In such case, Tenant shall pay pro-rata Base Rent, in advance,
for the period from the Rent Commencement Date to the first day of the next
calendar month.

SECTION 4.2 ADDITIONAL RENT. Tenant shall pay to Landlord, as Additional Rent
promptly when the same are due, without any deductions or setoff whatsoever,
Tenant's Proportionate Share of the following charges and Tenant's failure to
pay such amounts or charges when due shall carry with it the same consequences
as Tenant's failure to pay Base Rent:

      (a) REAL ESTATE TAXES AND ASSESSMENTS.

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            (i) Landlord shall pay before delinquency all general real estate
taxes and assessments levied against the Premises. Tenant shall pay to Landlord,
from time to time, during the Term and within thirty (30) days following
Landlord's request therefor which request will be accompanied by a paid bill or
photocopy thereof, Tenant's Proportionate Share of the ad valorem general real
estate taxes (including all special benefit taxes and special assessments but
excluding so-called impact fees) so levied and assessed. In no event shall
Tenant be required to pay real estate taxes or assessments pertaining to any
period prior to the Rent Commencement Date or subsequent to the expiration of
the Lease. Any liability hereunder for any period in which the Term of this
Lease shall not cover an entire tax year shall be properly prorated.

            (ii) All special benefit taxes and special assessments assessed
against the Premises shall be spread over the longest time permitted and
Tenant's liability for installments of such special benefit taxes and special
assessments not yet due shall cease upon the expiration or termination of this
Lease. In no event shall Tenant be obligated to pay any impact fees whether or
not billed by the taxing authority as a special benefit tax or a special
assessment.

      (b) LANDLORD'S INSURANCE. Tenant agrees to pay Landlord, as Additional
Rent, Tenant's Proportionate Share of all insurance premiums with respect to
insurance Landlord shall be required to maintain as provided in Section 6.2
below. Landlord shall estimate the annual cost of such Landlord's Insurance and
will notify Tenant from time to time of Tenant's Proportionate Share, which
shall be paid monthly, in advance along with the Base Rent.

SECTION 4.3 REDUCTION IN BASE RENT. If interest rates during the Term decrease,
such that Landlord's monthly payment of principal and interest on the mortgage
it now has on the Premises (the "Current Mortgage") would be reduced if Landlord
refinanced the Current Mortgage (assuming that the new refinance mortgage would
be for the same amount as the then-outstanding principal amount due under the
Current Mortgage, and the new refinance mortgage had an amortization period
which ended at the same time as the amortization period of the Current Mortgage
and assuming that Landlord could obtain such refinancing with reasonable
effort), then the Base Rent hereunder shall decrease by the same amount that
such monthly payment of principal and interest would decrease if Landlord in
fact refinanced its Current Mortgage.

SECTION 4.4 DEPOSIT.

            (a) On the first twelve (12) rent payment dates under this Lease,
      Tenant shall pay to Landlord an amount equal to $[*] per month (annual
      total of such payments to be $[*]), to be held by Landlord as collateral
      security, and not prepaid rent, for the faithful performance by Tenant of
      all covenants, conditions and agreements of this Lease (the "Security
      Deposit"). Landlord, or its agents or successors, shall not be obligated
      to hold the Security Deposit as a separate fund, but may commingle the
      same with other funds. The amount of said Security Deposit shall be repaid
      without interest to Tenant after the termination of this Lease, provided
      Tenant shall have made all payments and performed all covenants and
      agreements required under this Lease. Landlord may appropriate and apply
      the entire Security Deposit or so much thereof as may be necessary to
      compensate Landlord for any breach under this Lease on the part of Tenant,
      and Tenant upon demand shall forthwith restore the Security Deposit to the
      original sum deposited. Neither the Security Deposit nor any installment
      of rent prepaid by Tenant shall be deemed liquidated damages in the event
      of a default by Tenant under this Lease.

            (b) In the event of a sale or transfer of Landlord's estate or
      interest in the Land and Building, Landlord shall have the right to
      transfer the Security Deposit to the purchaser or transferee, and Landlord
      shall thereupon be automatically released by Tenant from all liability for

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      the return of the Security Deposit. No mortgagee or purchaser of the
      Building at any foreclosure proceeding shall be liable to Tenant for any
      or all of such Security Deposit unless Landlord has actually delivered the
      same in cash or by credit to such mortgagee or purchaser.

                                    ARTICLE V

                         MAINTENANCE AND USE OF PREMISES

SECTION 5.1 CARE OF PREMISES. Except as otherwise set forth below, Tenant shall,
at its sole cost and expense, (a) keep the entire Premises in good order,
condition and repair, including all plumbing, electrical, heating, air
conditioning, ventilating, water and sewer systems and equipment, doors, door
frames, windows and window frames installed on or in the Premises, in a clean,
sanitary, safe, properly repaired condition in accordance with the laws of
Oklahoma and in accordance with all directions, rules, regulations, ordinances,
statutes and orders of all governmental agencies, and the proper offices thereof
having jurisdiction over the Premises; and (b) properly store, out of view of
the public, and promptly and regularly remove from the Premises, all garbage,
trash and rubbish. Tenant shall not dispose of any foreign substance in any
plumbing facilities, adjoining or connecting sewer lines or mains, or use such
facilities for any purpose other than that for which they were constructed; and
the expense for any breakage, stoppage, damage or additional repair resulting
therefrom and attributable to the acts of Tenant or its subtenants,
concessionaires, licensees, invitees, agents, contractors, servants or
employees, shall be borne by Tenant. Notwithstanding the foregoing: (i)
Landlord, at its sole cost and expense, shall keep the roof, exterior walls
and/or foundation of the building in compliance with all applicable laws, and in
good order, condition and repair, including, but not limited to, any necessary
replacements of said items, during the Term; and, (ii) nothing herein shall
prevent Tenant from operating the Premises as an auto repair facility (including
under hood and under body auto repairs).

SECTION 5.2 USE OF PREMISES. Tenant covenants and agrees to use the Premises
only for the Permitted Use and shall not use the Premises for any purpose in
violation of any law, ordinance, regulation, or building, use or zoning
restriction. Landlord agrees that during the Term and any extensions or renewals
thereof, Landlord, or any affiliate of Landlord, will not enter into any lease
of space, within a radius of five (5) miles from the Premises, that permits such
premises to be used as an auto repair facility (including under hood and under
body auto repairs).

SECTION 5.3 SIGNAGE AND ADVERTISING. Tenant shall not paint, decorate or affix
any signs, lighting or other materials to the exterior of the Premises without
Landlord's prior written consent, which shall not be unreasonably withheld.
Notwithstanding the foregoing, Tenant shall have the right, at Tenant's sole
cost and expense, to install signage at the Premises that is professionally
prepared and is consistent with other signage used at other locations leased by
Tenant, provided that Tenant, at its sole cost and expense, must obtain any
necessary permits or approvals from the local municipality before the
installation of said signage.

SECTION 5.4 UTILITIES. Landlord shall provide the necessary mains and conduits
in order that water and sewer facilities, natural gas and electricity are
available to the Premises, and Tenant shall promptly pay for its use of the
same. Notwithstanding anything to the contrary contained in this Lease, in the
event that any of Tenant's utilities, systems or services are interrupted by
reason of the malicious or negligent acts or omissions of Landlord, its agents,
employees or contractors, and as a result thereof Tenant, in the exercise of
prudent business judgment, cannot open for business for a period exceeding one
(1) business day, Base Rent and all other charges under this Lease shall abate
for such period as it cannot remain open for

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business, and until such utilities, systems or services are again restored and
Tenant can reopen for business.

SECTION 5.5 ALTERATIONS TO PREMISES. Tenant shall have the right to make repairs
to, and nonstructural alterations, additions and improvements in, the building
and the Premises in such manner and to such extent as may from time to time be
deemed necessary by Tenant for adapting the building and the Premises to the
requirements and uses of Tenant and for the installation of its fixtures and
equipment. Tenant shall not be obligated, if it makes any alterations, additions
or improvements to the Premises as herein provided, to restore said premises,
upon vacating the same, to the condition in which said premises were prior to
the making of such alterations, additions or improvements. Tenant shall not make
any structural alterations, additions or improvements to the building or the
Premises without Landlord's written consent.

                                   ARTICLE VI

                          INSURANCE AND INDEMNIFICATION

SECTION 6.1 TENANT'S INSURANCE. Tenant shall at all times during the Term of
this Lease subsequent to the Commencement Date, keep in full force and effect,
at its sole cost and expense, the following types and amounts of insurance:

      (a) Comprehensive public liability and property damage insurance and
product liability insurance insuring against claims for personal injury,
sickness, disease or death and property damage, in or about the Premises,
including independent contractor coverage, with limits of public liability not
less than Two Million ($2,000,000.00) Dollars per occurrence and limits of
property damage liability of not less than One Million ($1,000,000.00) Dollars.

      (b) Fire and extended coverage insurance covering Tenant's merchandise,
personal property, fixtures, improvements, wall coverings, floor coverings,
window coverings, alterations, furniture, equipment and plate glass, against
loss or damage by fire, windstorm, hail, explosion, riot, damage from aircraft
and vehicles, smoke damage and vandalism and malicious mischief and such other
risks as are from time to time covered under "extended coverage" endorsements
and special extended coverage endorsements commonly known as "all risks"
endorsements in an amount equal to the greater of the full replacement value or
that required by Landlord's mortgagee from time to time.

      (c) If during the Term of this Lease, Tenant shall receive Landlord's
prior written consent to operate on the Premises a boiler or other pressure
devices, Tenant shall, as a precondition to installing the same, place and
maintain boiler insurance with limits of liability in an amount not less than
One Hundred Fifty Thousand ($150,000.00) Dollars per occurrence, and providing
coverage for the full replacement value thereof.

      (d) If the nature of Tenant's use of the Premises requires that any or all
of its employees be provided coverage under State Workers' Compensation
Insurance or similar statutes, Tenant shall keep in force Workers' Compensation
Insurance or similar statutory coverage containing statutorily prescribed
limits.

      (e) It is expressly understood and agreed that the foregoing minimum
limits of insurance coverage shall not limit the liability of Tenant for its
acts or omissions as provided in this Lease. All of the foregoing insurance
policies (with the exception for Workers' Compensation Insurance to the extent
not available under statutory law) shall name Landlord and such other interested
parties as Landlord shall from time to time designate as insured as their
respective interests may appear, and shall provide that any

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loss shall be payable to Landlord and any other interested parties as Landlord
shall designate. Tenant may provide the foregoing insurance under a blanket
policy, provided that such blanket policy shall have an endorsement thereto to
reflect the required protective coverage for Landlord and its designees. All
insurance required hereunder shall be placed with companies licensed to do
business in the State wherein the Premises is located and which companies are
rated A:Xll or better in "Best's Key Rating Guide." All such policies shall be
written as primary policies, non-contributing with and in excess of coverage
which Landlord may carry. Tenant shall deliver copies of such policies and all
endorsements thereto prior to the Commencement Date, together with evidence from
the insurer that such policies are fully paid for, and that no cancellation,
material change, non-renewal or lapse in coverage thereof shall be effective
except upon thirty (30) days prior written notice from the insurer to Landlord
and its designees. If Tenant shall fail to procure and/or maintain said
Insurance, Landlord may, but shall not be obligated to do so, and without
waiving any other rights under this Lease, procure and maintain any one or more
portions of Tenant's required insurance policies, at the expenses of Tenant; and
Tenant shall reimburse Landlord therefore within ten (10) days of invoice.

SECTION 6.2 LANDLORD'S INSURANCE. Landlord shall be required to maintain the
following types and amounts of insurance during the Term of this Lease.

      (a) Fire and extended coverage insurance covering the Premises, against
loss or damage by fire, windstorm, hail, explosion, riot, damage from aircraft
and vehicles, smoke damage and vandalism and malicious mischief and such other
risks as are from time to time covered under "extended coverage" endorsements
and special extended coverage endorsements commonly known as "all risks"
endorsements in an amount equal to the greater of the full replacement value or
that required by Landlord's mortgagee from time to time.

      (b) Boiler and machinery insurance with limits of liability in an amount
not less than One Hundred Fifty Thousand ($150,000.00) Dollars per occurrence,
providing for full replacement value thereof, with respect to boilers and other
pressure devices utilized to operate Common Areas or utilities provided in
common to one or more tenant.

      (c) If the nature of Landlord's undertakings with respect to this Lease
requires that any or all of its employees be provided coverage under State
Workers' Compensation Insurance or similar statutes, Landlord shall keep in
force Workers' Compensation Insurance or similar statutory coverage containing
statutorily prescribed limits.

      (d) Landlord shall competitively bid for the procurement of all insurance
policies covering the Premises. Landlord will retain in its possession the
original policy and all endorsements, renewal certificates and new policies, if
any, issued during the Term, but will provide Tenant upon request certificates
evidencing the existence of such policy.

SECTION 6.3 WAIVER OF SUBROGATION. Landlord and Tenant hereby release each other
and their respective agents and employees from any and all liability to each
other or anyone claiming through or under them by way of subrogation or
otherwise for any loss or damage to property caused by or resulting from risks
insured against under Sections 6.1 and 6.2 hereinabove, pursuant to insurance
policies carried by the parties hereto and in force at the time of any such loss
or damage; provided, however, that this release shall be applicable and in force
and effect only to the extent of insurance proceeds actually received by the
releasor from the pertinent insurance carrier, and only with respect to loss or
damage occurring during such time as the releasor's policies contain a clause or
endorsement to the effect that any such release shall not adversely affect or
impair such policies or prejudice the right of the releasor to recover
thereunder. Landlord and Tenant each agree that each will request its insurance
carriers to include in its policies such a clause or endorsement, and will
include such a clause only so long as it is includable

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without additional cost, or if additional cost is chargeable therefor, only so
long as the other party pays such additional cost. Each party shall notify the
other party of such cost, and the other party may pay such cost but shall not be
obligated to do so.

SECTION 6.4 HOLD HARMLESS AND INDEMNIFICATION. Tenant shall defend, indemnify
and save Landlord harmless from legal action, damages, loss, liability and any
other expense (including reasonable attorney fees) in connection with loss of
life, bodily or personal injury or property damage arising from or out of all
acts, failures, omissions or negligence of Tenant, its agents, employees or
contractors which occur on the Premises, unless such legal action, damages, loss
liability or other expense (including reasonable attorney fees) results from
negligence or intentional misconduct of Landlord, its respective agents,
contractors, employees or persons claiming through it. Landlord shall defend,
indemnify and save Tenant harmless from legal action, damages, loss, liability
and any other expense (including reasonable attorney fees) in connection with
loss of life, bodily or personal injury or property damage arising from or out
of all negligence or intentional misconduct of Landlord, its agents, employees
or contractors which occur on the Premises, unless such legal action, damages,
loss liability or other expense (including reasonable attorney fees) results
from any sole act, omission or neglect of Tenant, its respective agents,
contractors, employees or persons claiming through it. Tenant acknowledges that
Landlord shall have no liability for any damage to or destruction of any items
warehoused at the Premises, and Tenant hereby indemnifies and holds Landlord
harmless from and against any liability, damage, cost or expense, including
reasonable attorneys' fees, which Landlord may suffer or incur as a consequence
of any such damage or destruction unless caused by Landlord's negligence or
intentional misconduct.

                                   ARTICLE VII

                             DESTRUCTION OF PREMISES

SECTION 7.1 RECONSTRUCTION. Except as provided in Sections 7.2 and 7.4, if the
Premises shall be damaged or destroyed in whole or in part by fire or other
casualty or occurrence and Landlord shall have in force insurance with respect
to such damage or destruction, then this Lease shall remain in full force and
effect and Landlord shall repair or rebuild the Premises to substantially the
condition in which the Premises were immediately prior to such destruction.

SECTION 7.2 LANDLORD'S ELECTION TO TERMINATE. In the event during the last year
of the initial term hereof (unless the option to renew is exercised) or during
the last year of an option term (unless any remaining unexercised option term is
exercised), there shall occur damage or destruction to the Premises which
constitutes twenty-five (25%) percent or more of the full replacement cost of
the Premises, then Landlord shall have the option to either repair and restore
the Premises in accordance with Section 7.1 or to terminate this Lease effective
upon Landlord giving notice of such election in writing to Tenant or such later
date specified in such notice, which notice shall be delivered within sixty (60)
days after such damage. All rent payable hereunder shall be prorated as of the
effective date of any such termination.

SECTION 7.3 ABATEMENT OF RENTAL. If the casualty, repairing or rebuilding of the
Premises pursuant to Section 7.1 shall render the Premises untenantable, in
whole or in part, then, except as provided in Section 7.4, a proportionate
abatement of the Base Rent shall be allowed from the date when the damage
occurred until the date Landlord completes the repairs or rebuilding or, in the
event Landlord elects to terminate this Lease, until the effective date of
termination. The abatement of rent, if any shall be computed on the basis of the
ratio which the floor area of the Premises rendered untenantable bears to the
entire floor area thereof.

SECTION 7.4 TENANT'S OBLIGATIONS UPON DESTRUCTION OF PREMISES. Tenant shall give
immediate notice to Landlord in case of fire or accident in the Premises. If
Landlord is required or elects to repair or

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rebuild the Premises as provided in Sections 7.1 and 7.2, Tenant shall promptly
repair or replace its trade fixtures, furnishings, equipment, personal property
and leasehold improvements in a manner and to a condition equal to that existing
prior to the damage or destruction. Further, in the event Tenant shall fail to
adjust its own insurance or to remove its damaged goods, equipment or property
forthwith after such casualty and, as a result thereof, the repairing or
restoration of the Premises is delayed, there shall be no abatement of rental
during the period of such resulting delay.

SECTION 7.5 TENANT'S ELECTION TO TERMINATE. Within sixty (60) days of the fire
or other casualty, Landlord shall notify Tenant ("Casualty Notice") as to the
estimated completion date (the "Completion Date") for the demolition,
permitting, repair, remodeling and restoration work (the "Restoration Work").
Tenant may elect to terminate this Lease by providing written notice to Landlord
(a) within ten (10) days after Tenant's receipt of the Casualty Notice if
Landlord's estimated Completion Date is more than one hundred eighty (180) days
after the date of the casualty, or (b) within ten (10) days following the
Completion Date if the Restoration Work is not actually completed by the
Completion Date.

                                  ARTICLE VIII

                                 EMINENT DOMAIN

SECTION 8.1 TOTAL CONDEMNATION OF PREMISES. In the event that the whole of the
Premises shall be taken in any proceeding by public authorities by condemnation
or otherwise, or be acquired for public or quasi-public purposes, then the Term
of this Lease shall cease and terminate as of the later of (a) the date of title
vesting in such public authorities, or (b) the date such public authority shall
obtain a writ of restitution against Tenant, and all rentals shall be paid up to
that date and Tenant shall have no claim against Landlord nor the condemning
authority for the value of any unexpired Term of this Lease. Whenever there is a
reference in this Lease to a taking by public authority, such reference shall be
deemed in each case to include a purchase and sale in lieu of such a taking.

SECTION 8.2 PARTIAL CONDEMNATION OF PREMISES. In the event that more than
twenty-five (25%) percent of the floor area of the Premises shall be taken as
described above then either party shall have the option of terminating this
Lease by notifying the other in writing on or before the date of such taking,
and upon such notice being given, the condemnation shall be treated as a total
condemnation pursuant to Section 8.1. In the event that only a portion of the
floor area of the Premises shall be taken as hereinabove described and this
Lease is not or cannot be terminated pursuant to the provisions of this Section
8.2, then Landlord shall, at its sole cost and expense, restore the remaining
portion of the Premises to the extent necessary to render it suitable for the
purposes. If this Lease shall not be terminated as herein provided, this Lease
shall continue for the balance of the Term as to the part of the Premises
remaining, without any reduction or abatement of or effect upon the term hereof
or the liability of Tenant to pay in full any amount under this Lease, except
that the fixed Base Rent to be paid by Tenant after such taking for the Premises
shall be reduced pro-rata in the proportion which the floor area of the Premises
remaining after any restoration and repair bears to the entire floor area of the
Premises immediately prior to such taking.

SECTION 8.3 DISTRIBUTION OF AWARD. All compensation awarded or paid upon a total
or partial taking of the Premises shall belong to and be the property of
Landlord whether such damages shall be awarded as compensation for diminution in
value to the leasehold or to the fee of the Premises; provided, however, that
Landlord shall not be entitled to any award made to Tenant for depreciation to,
and cost of removal of, merchandise and trade fixtures, to the extent such
fixtures were installed by Tenant, and/or relocation expenses.

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                                   ARTICLE IX
                                    DEFAULT

SECTION 9.1 DEFAULT. The occurrence of any of the following shall constitute an
event of default by Tenant hereunder ("Event of Default"):

      (a) Delinquency in the payment of rent or any other amount payable by
Tenant under this Lease, or any part thereof, for a period of fifteen (15)
Business Days after written notice thereof by Landlord to either Tenant or
Guarantors.

      (b) Delinquency by Tenant in the performance or compliance with any of the
terms, covenants or agreements to be performed under this Lease, other than
those described in the foregoing Section 9.1(a), and failure of Tenant or of any
guarantor of Tenant's obligations hereunder (a "Guarantor" and collectively, the
"Guarantors") to rectify or remove said default(s) within fifteen (15) days
after written notice thereof by Landlord to either Tenant or such longer
reasonable period if the remedy is of a nature that cannot be cured within such
fifteen (15) Business Day period and Tenant or Guarantors are diligently
proceeding with efforts to cure.

      (c) Filing by Tenant or any Guarantor in any court pursuant to any federal
or state statute or a petition in bankruptcy or insolvency, or for
reorganization or rearrangement, or for the appointment of a receiver or trustee
of all or a portion of Tenant's or any Guarantor's property, or any assignment
of the property of Tenant or any Guarantor for the benefit of creditors.

      (d) Filing against Tenant or any Guarantor in any court pursuant to any
federal or state statute of a petition in bankruptcy or insolvency, or for
reorganization or rearrangement, or for the appointment of a receiver or trustee
of all or a portion of Tenant's or any Guarantor's property, unless such
proceeding against Tenant shall have been dismissed within sixty (60) days after
commencement.

      (e) The breach by Tenant, the Guarantors, or any of their affiliates,
successors or assigns of any provision contained in the Additional Agreements,
except for the Employment Agreement (as those terms are defined in the Asset
Purchase Agreement entered into contemporaneously with this Lease by and among
Landlord, Tenant, Guarantors and others) which breach is not cured within
fifteen (15) Business Days of written notice by the Landlord.

SECTION 9.2 RIGHT TO RE-ENTER. Upon an Event of Default, Landlord shall have the
immediate right to re-enter and may remove all persons and property within the
Premises. Such property may be removed and stored in a public warehouse or
elsewhere at the cost of, and for the account of, Tenant. All of the rights and
remedies of Landlord under this Lease are cumulative and shall be in addition to
any other rights or remedies accorded Landlord by law. Notwithstanding the
foregoing, Landlord shall have an affirmative duty to mitigate its damages in
the event of a default by Tenant.

SECTION 9.3 RIGHT TO RELET. Should Landlord elect to re-enter, or take
possession by summary proceedings or other appropriate legal action or
proceedings, or pursuant to notice provided for by law, it may either terminate
this Lease or from time to time, without terminating this Lease, make such
alterations and repairs necessary to relet, and relet the Premises or any part
thereof for such term or terms (which may be for a term extending beyond the
Term of this Lease) and at such rental or rentals and upon such other terms and
conditions as Landlord in its sole discretion may deem advisable. Upon each such
reletting, all rentals and other sums received by Landlord shall be applied (a)
to the payment of any indebtedness other than rent due; (b) to the payment of
any costs and expenses of reletting, including brokerage and attorneys' fees,
and costs of alteration and repairs; (c) to the payment of rent and other
charges due and unpaid hereunder; and (d) the residue, if any, shall be held by
Landlord and applied in

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payment of future rent as the same may become due and payable. If such rentals
and other sums received from reletting are less than that to be paid by Tenant,
Tenant shall immediately pay such deficiency to Landlord. Such deficiency shall
be calculated and paid monthly. No such re-entry or taking possession of said
premises or acceptance of the keys to said premises by Landlord shall be
construed as an election to terminate this Lease unless written notice of such
intention be given to Tenant or unless the termination be decreed by a court of
competent jurisdiction. Notwithstanding reletting without termination, Landlord
may at any time thereafter elect to terminate this Lease for any previous
breach. Should this Lease, at any time, be terminated under the terms and
conditions hereof, or in any other way, Tenant shall immediately surrender and
deliver the Premises and property peaceably to Landlord.

SECTION 9.4 CURING OF TENANT'S DEFAULT. If, following an Event of Default,
Landlord gives notice in writing to Tenant of such Event of Default specifying
the nature thereof, and Tenant fails to cure the Event of Default within the
time provided or immediately if an emergency exists, then Landlord may, in
addition to its other remedies, cure such Event of Default at the cost and
expense of Tenant and the sums so expended by Landlord shall be deemed to be
Additional Rent and shall be paid by Tenant on the day when Base Rent shall next
become due.

SECTION 9.5 CURING OF LANDLORD'S DEFAULT. If Landlord shall from time to time
fail to pay any sum or sums due to Tenant, and if such failure continues for
thirty (30) days after receipt of notice from Tenant, Tenant shall have the
right and is hereby irrevocably authorized and directed to deduct such sum or
sums from Base Rent and other sums due Landlord. If Landlord shall from time to
time fail to perform any act of acts required of Landlord by this Lease, and if
such failure continues for thirty (30) days after receipt of notice from Tenant,
Tenant shall then have the right, at Tenant's option, to perform such act or
acts, in such manner as Tenant deems reasonably necessary, and the full amount
of the cost and expense so incurred shall immediately be owing by Landlord to
Tenant, and Tenant shall have the right and is hereby irrevocably authorized and
directed to deduct such amount from Base Rent and other sums due Landlord. If
Landlord shall in good faith within said thirty (30) days commence to correct
such breach, and diligently proceed therewith to completion, then Landlord shall
not be considered in default. The foregoing remedies of Tenant shall be deemed
cumulative and shall be in addition to all other remedies which may now or
hereafter be provided Tenant at law, equity or otherwise under this Lease.

SECTION 9.6 LEGAL EXPENSES. In the event of legal action between Landlord and
Tenant on account of any alleged default of either hereunder, the prevailing
party in such action shall be entitled to be reimbursed by the other party in
the amount of all reasonable attorneys' fees and other costs incurred by the
prevailing party in connection with such action.

                                    ARTICLE X

                                 ACCESS BY OWNER

SECTION 10.1 RIGHT OF ENTRY. Landlord or its agents shall have the right to
enter the Premises upon at least 24 hours advance written notice (except in the
event of an emergency in which no notice shall be required) at reasonable times
to examine it, show it to prospective lenders, purchasers or lessees, or to make
repairs, alterations, improvements, or additions as Landlord may deem necessary
or desirable, provided; however, in all cases, Landlord shall not disrupt
Tenant's use of the Premises.

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                                   ARTICLE XI

                       SURRENDER OF PREMISES, HOLDING OVER

SECTION 11.1 SURRENDER OF PREMISES. On or before the expiration or earlier
termination of this Lease, Tenant shall surrender to Landlord the Premises, (a)
broom clean, (b) free of all alterations, additions, improvements or fixtures
that Tenant has the right to remove, which Tenant shall remove on or before the
expiration or earlier termination of this Lease; and (c) Tenant shall repair any
damage to the Premises caused by Tenant's removal of its alterations, additions
and improvements. All such property which is not so removed within such period
shall be deemed to have been abandoned by Tenant, may be retained by Landlord as
its property or removed and disposed of in such manner as Landlord may see fit,
and Tenant shall be liable to Landlord for any and all costs and expenses
incurred in connection with any such removal and disposal, including, but not
limited to, court costs, attorneys' fees and storage charges for such property.

SECTION 11.2 HOLDING OVER. If Tenant remains in possession of the Premises after
expiration of the Term, Tenant shall occupy the Premises as a tenant from month
to month, subject to all the provisions of this Lease, provided that the monthly
rent during such month to month tenancy shall be 150% of the Base Rent and all
forms of Additional Rent shall apply.

                                   ARTICLE XII

                            ASSIGNMENT AND SUBLETTING

SECTION 12.1 Tenant shall not, without Landlord's consent, assign or otherwise
transfer this Lease or any estate or interest therein or sublet the whole or any
part of the Premises; notwithstanding anything in this Section 12.1 to the
contrary, Tenant may assign or sublease this Lease to any of its affiliates,
franchisees, or joint venture partners upon fifteen (15) days written notice to
Landlord, provided, however, in any event Tenant and Guarantors shall not be
released from any of their obligations under this Lease by reason of any such
assignment, transfer or subletting. Notwithstanding the foregoing, in the event
(i) Tenant assigns this Lease in connection with a merger, consolidation or sale
of substantially all the assets of Tenant and (ii) the assignee assumes all of
the obligations to be performed by Tenant under this Lease, and, (iii) if
required by Landlord, in its reasonable discretion, the Guarantors are replaced
with guarantors acceptable to Landlord, then Tenant and Guarantors shall be
released and forever discharged from performing their obligations under this
Lease accruing subsequent to the effective date of such assignment.

                                  ARTICLE XIII

               SUBORDINATION, ATTORNMENT AND ESTOPPEL CERTIFICATE

SECTION 13.1 SUBORDINATION. Landlord reserves the right to subject and
subordinate this Lease at all times to the lien of any mortgage or mortgages now
or hereafter placed upon Landlord's interest in the Premises; provided, however,
that no default by Landlord under any mortgage or mortgages shall affect
Tenant's rights under this Lease or disturb its peaceful possession of the
Premises so long as Tenant shall not be deemed in default under the terms of
this Lease. Tenant shall execute and deliver all documents reasonably requested
by a mortgagee or security holder to effect such subordination within thirty
(30) days following Tenant's receipt of written request therefor.

SECTION 13.2 ATTORNMENT. Tenant shall, in the event of a sale or assignment of
Landlord's interest in the Premises, or if the Premises comes into the hands of
mortgagee, ground lessor or any other person whether because of a mortgage
foreclosure, exercise of a power of sale under the mortgage, termination of the
ground lease or otherwise, attorn to the purchaser or such mortgagee or other
person and recognize the same as Landlord hereunder, provided such purchaser,
mortgagee or other person agrees to recognize the Tenant's right to continue to
occupy the Premises pursuant to the terms hereof. Tenant shall execute,

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at Landlord's request, any attornment agreement reasonably required by any
mortgagee, ground lessor or such other person to be executed containing such
provisions as such mortgagee, ground lessor of such other person reasonably
requires, subject to the proviso set forth in the preceding sentence.

SECTION 13.3 ESTOPPEL CERTIFICATE. Each party and the Guarantors agree within
twenty (20) days after written request therefor by the requesting party to
execute in recordable form and deliver to the requesting party a statement, in
writing, certifying (i) that this Lease is in full force and effect, (ii) the
date of commencement of the term of this Lease, (iii) that rent is paid
currently without any offset or defense thereto or stating the offset or defense
claimed by Tenant, (iv) the amount of rent, if any, paid in advance, (v) that
there are no uncured defaults by the requesting party or stating those claimed
by the responding party and (vi) such other information as may be reasonably
requested by the requesting party, provided that the foregoing facts are
accurate and ascertainable.

                                   ARTICLE XIV

                                 QUIET ENJOYMENT

SECTION 14.1 WARRANTY OF QUIET ENJOYMENT. Landlord hereby covenants and agrees
that Tenant, upon payment of Rent and other charges herein provided for and
observing and keeping the covenants, conditions and terms of this Lease on
Tenant's part to be kept and performed, shall lawfully and quietly hold, occupy
and enjoy the Premises during the Term of this Lease without hindrance or
molestation of, or by, Landlord or any person claiming under Landlord.

                                   ARTICLE XV

                              ENVIRONMENTAL MATTERS

SECTION 15.1 LANDLORD'S REPRESENTATIONS AND WARRANTIES. Landlord represents and
warrants that, to its knowledge, any handling, transportation, storage,
treatment or usage of hazardous or toxic substances that has occurred on the
Premises prior to the date hereof, if any, has been in compliance with all
applicable federal, state, and local laws, regulations and ordinances. Landlord
further represents and warrants that, to its knowledge, no leak, spill,
release, discharge, emission or disposal of hazardous or toxic substances has
occurred on the Premises prior to the date hereof and that the soil,
groundwater, and soil vapor on or under the Premises is free of toxic or
hazardous substances. Landlord further represents and warrants that, to its
knowledge, there are no underground storage tanks on the Premises. If at any
time following the execution of this Lease Landlord becomes aware of the
presence of any additional hazardous or toxic substances on or about the
Premises, Landlord shall immediately notify Tenant thereof.

SECTION 15.2 INDEMNIFICATION. Landlord agrees to indemnify, defend (with counsel
reasonably approved by Tenant) and hold Tenant, its parent corporation and
affiliates, and their respective shareholders, directors, officers, employees
and agents, harmless from any claims, judgments, damages, penalties, fines,
liabilities (including sums paid in settlement of claims) or costs including
attorneys' fees, consultant fees, and expert fees (consultants and experts to be
reasonably approved by Tenant) which arise prior, during or after the term of
this Lease from or in connection with the presence or suspected presence of
toxic or hazardous substances in the soil, groundwater or soil vapor on or under
the Premises, which presence or suspected presence was proximately caused by
Landlord. Any such defenses shall be undertaken with qualified legal counsel
experienced in the handling of such matters and any such consultants and/or
experts shall likewise be qualified and possess appropriate experience. Without
limiting the generality of the foregoing, the indemnification provided by this
Section 15.2 shall specifically cover all reasonable costs and damages incurred
by Tenant in connection with any

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investigation of site conditions or any clean-up, remedial, removal or
restoration work required by any federal, state or local governmental agency or
political subdivision because of the presence or suspected presence of toxic or
hazardous substances in the soil, groundwater or soil vapor on or under the
Premises, unless such toxic or hazardous substances are present as a result of
the negligence or willful act or omission of Tenant. Without limiting the
generality of any of the foregoing, the indemnification provided by this Section
15.2, shall also specifically cover costs incurred in connection with:

      (a) toxic or hazardous substances present or suspected to be present in
the soil, groundwater or soil vapor on or under the Premises before the
Effective Date; or

      (b) toxic or hazardous substances that as a result of Landlord's handling,
transportation, storage, treatment, or usage of before the Effective Date,
migrate, flow, percolate, diffuse, or in any way move onto or under the Premises
after the Effective Date.

The foregoing notwithstanding, Landlord agrees that Tenant shall have absolutely
no obligation to remediate or otherwise clean up or remove any toxic or
hazardous substance from any portion of the Premises (unless the presence of the
same is proximately caused on the Premises as a result of the negligence or
intentional act or omission of Tenant), such obligation being deemed the sole
responsibility of Landlord.

SECTION 15.3 RIGHT TO TERMINATE. If at any time during the term hereof Tenant is
prevented from conducting all or any portion of its business from the Premises
for more than thirty (30) days because of a determination by a court of
competent jurisdiction or an administrative agency having jurisdiction thereover
that a toxic or hazardous substance exists (and was in existence before the
Effective Date) on, about or under the Premises, then Tenant may, at its option
and upon ten (10) days' written notice to Landlord terminate this Lease. If
Tenant elects to exercise the option set forth in the preceding sentence, Tenant
shall be released from all of its liabilities and obligations hereunder accruing
from and after the date of such termination, provided nothing herein contained
shall preclude Tenant from proceeding against Landlord for damages. Landlord's
obligation to indemnify Tenant under this Section 15.3 shall survive the
expiration or earlier termination of this Lease.

SECTION 15.4 TENANT'S USE OF THE PREMISES. Tenant shall not keep, handle,
transport, store, treat, dispose or use any toxic or hazardous substances (as
such terms are defined under applicable federal law) on the Premises, provided
the terms "toxic" and "hazardous substances" shall not be deemed to include
items customarily kept or sold in a retail operation of the type and kind which
Tenant operates, unless the maintenance of such items on the Premises would be
prohibited by applicable law. If, however, any such items kept on the Premises
results in the contamination thereof, Tenant shall take all reasonable actions,
at its sole cost and expense, to return the Premises to the condition existing
prior to the introduction of those items therein. Tenant and Guarantors, jointly
and severally, agree to indemnify, defend and hold Landlord and its affiliates,
and their respective shareholders, directors, officers, employees and agents
harmless from any claims, judgments, damages, penalties, fines, liabilities
(including sums paid in settlement of claims) or costs, including reasonable
attorney fees, consultant fees, and expert fees arising in connection with
Tenant's negligence, handling, transportation, storage, treatment, disposal, or
use of any toxic or hazardous substances within the Premises.

                                   ARTICLE XVI

                               OPTION TO PURCHASE

SECTION 16.1 OPTION TO PURCHASE. In consideration of this Lease, Landlord hereby
grants to Tenant the exclusive and irrevocable option to purchase the Premises
at any time during the Term of this Lease

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for a purchase price equal to: the then fair market value, plus the "Increase"
(defined below) of the Premises. Tenant may exercise this option by providing
written notice of exercise to Landlord. Landlord and Tenant shall attempt to
stipulate the fair market value of the land by mutual agreement.

SECTION 16.2 INCREASE. The "Increase" shall mean: ten percent (10%) of the fair
market value of the Premises if this option is exercised during the first five
(5) years of the Term; five percent (5%) of the fair market value of the
Premises if this option is exercised during the second five (5) years of the
Term; and shall be zero ($0.00) if this option is exercised after the second
five (5) year term.

SECTION 16.3 FAIR MARKET VALUE. If Landlord and Tenant are unable to agree on
the fair market value of the Premises within ten (10) days of Tenant's option
exercise, the purchase price shall be determined by an appraisal of the then
fair market value of the Premises. In such event, Tenant and Landlord shall each
provide to the other an appraisal for the Premises within forty-five (45) days
after Tenant's option exercise. Each such appraisal shall be prepared by a
certified commercial real estate appraiser (MAI or comparable). If within ten
(10) days after reviewing such appraisals, Landlord and Tenant still cannot
agree on the fair market value of the Premises, then the two appraisers shall
mutually select a third appraiser who shall appraise the Premises within thirty
(30) days, and the fair market value of the Premises shall be deemed to be the
average of the three appraisals. In any event, the fair market value shall be
determined without taking into consideration the then applicable rent hereunder,
but rather, the rent that could be obtained for the Premises on the open market.

SECTION 17.4 CLOSING. The purchase price shall be paid in cash or by Tenant's
certified check upon the conveyance by a legally sufficient general warranty
deed to Tenant or its nominee of good and marketable title to the Premises, free
and clear of all liens, encumbrances and defects, except such as Tenant may
waive in writing, which title a title company selected by Tenant will so insure.
The deed shall be delivered and title closed within sixty (60) days after the
agreement as to the fair market value and the establishment of the purchase
price as set forth herein, unless that day be a Sunday or legal holiday, in
which case title shall close on the next business day, or unless Landlord and
Tenant mutually determine any alternate date. All taxes and rent shall be
apportioned as of the date of closing of title. Any sums owing by Landlord to
Tenant at the time of closing by virtue of any provision of this Lease shall be
deducted from the purchase price.

                                  ARTICLE XVII

                                    GUARANTY

SECTION 17.1 GUARANTY. Guarantors hereby jointly and severally guarantee
Tenant's prompt performance of its obligations under this Lease.

                                  ARTICLE XVIII

                                  MISCELLANEOUS

SECTION 18.1 LIENS. In the event mechanic's lien(s) shall be filed against the
Premises or Tenant's interest as a result of the work undertaken by Tenant,
Tenant and Guarantors shall, within twenty (20) days after receipt of notice,
discharge such lien(s) by payment of the indebtedness or by filing a bond (as
provided by statute) as security therefor. In the event Tenant and Guarantors
shall fail to discharge such lien, Landlord shall have the right (but is not
obligated) to discharge by filing such bond, and Tenant shall pay the cost of
the bond to Landlord as Additional Rent upon the first day that rent shall be
next due thereunder, or if no rent is due, then within five (5) days following
Landlord's request therefor.

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SECTION 18.2 LATE CHARGES AND INTEREST ON LATE PAYMENTS. Tenant acknowledges
that late payment by Tenant to Landlord of the Base Rent and other amounts due
hereunder will cause Landlord to incur costs not contemplated by this Lease, the
exact amount of such costs being extremely difficult and impractical to fix.
Such costs include, without limitation, processing and accounting charges and
late charges and additional interest imposed on Landlord by the terms of any
mortgage note or other necessary financing. Therefore, if any amount due from
Tenant is not received by Landlord when due, Tenant shall pay to Landlord an
additional sum equal to five (5%) percent of such overdue amount as a late
charge. Payment of any such late charge shall not excuse or cure any default nor
prevent Landlord from exercising any of its other available rights and remedies.

SECTION 18.3 RECORDING. This Lease shall not be filed for public record.
However, upon either party's request, Landlord and Tenant shall execute and
acknowledge a memorandum or short form lease in recordable form which may be
filed for record by either party at any time after the execution of this Lease,
setting forth the parties, a description of the Premises, the Term, options to
extend the Term and any other provisions mutually agreed upon.

SECTION 18.4 PERSONAL PROPERTY TAXES. Tenant shall be responsible for and shall
pay before delinquency all municipal, county and state taxes assessed during the
term of this Lease against any personal property of Tenant of any kind, owned by
or placed in the leased premises by Tenant.

SECTION 18.5 WAIVER. No default in the payment of rent or any other amount set
forth herein, nor the failure of Landlord or Tenant to enforce the provisions of
this Lease upon any default by Tenant or Landlord shall be construed as creating
a custom of deferring payment or as modifying in any way the terms of this Lease
or as a waiver of Landlord's or Tenant's rights to enforce the provisions
hereof. No express waiver by Landlord or Tenant of any provision, condition, or
term shall affect any other than the provision, condition or term specified, and
then only as specifically stated, and shall not be deemed to imply or constitute
a subsequent waiver of such provisions, condition or term. No breach of a
covenant or condition of this Lease shall be deemed to have been waived by
Landlord or Tenant unless in writing by Landlord or Tenant. It is expressly
agreed that time shall be of the essence of this Agreement.

SECTION 18.6 REAL ESTATE BROKERS. Landlord and Tenant covenant, warrant and
represent to each other that neither party has engaged a broker in connection
with this Lease and that no conversation or prior negotiations were had with any
broker concerning the renting of the Premises to Tenant. Landlord and Tenant
shall protect, indemnify, save and hold harmless the other against and from all
liabilities, claims, losses, costs, damages and expenses, including reasonable
attorneys' fees and costs, arising out of, resulting from or in connection with
a breach of the foregoing covenant, warranty and representation.

SECTION 18.7 LIABILITY OF LANDLORD. Except for any obligation of Landlord to
indemnify Tenant hereunder, if Landlord shall fail to perform any covenant, term
or condition of this Lease upon Landlord's part to be performed, and if as a
consequence of such default, Tenant shall recover any money judgment against
Landlord, such judgment shall be satisfied only (a) out of the proceeds of sale
receivable upon execution of such judgment and levied thereon against the right,
title and interest of Landlord in the Premises, (b) out of rents or other income
from such property receivable by Landlord, and/or (c) out of the consideration
receivable by Landlord from the sale or other disposition of all or any part of
Landlord's right, title and interest in the Premises, and neither Landlord nor
any of the parties comprising any limited liability company or partnership which
is the Landlord herein shall be liable for any deficiency.

SECTION 18.8 APPLICABLE LAW. This Lease shall be governed by and construed in
accordance with the laws of the State of Oklahoma. The unenforceability,
invalidity or illegality of any term or provision of this Lease shall not render
any other term or provision unenforceable, invalid or illegal. If any provision
of this Lease is held by a court of competent jurisdiction to be invalid, void
or unenforceable in any

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manner, the remaining provisions of this Lease shall nonetheless continue in
full force and effect without being impaired or invalidated in any way. In
addition, if any provision of this Lease may be modified by a court of competent
jurisdiction such that it may be enforced, then said provision shall be so
modified and as modified shall be fully enforced.

SECTION 18.9 NOTICES. All notices, demands or requests from one party to another
may be (a) personally delivered, (b) sent by mail, certified or registered,
postage prepaid, or (c) by overnight courier providing a written receipt to the
addresses stated in this section, and shall be deemed to have been given at the
time of delivery if personally delivered, two business days after mailing if
mailed, or the next business day if sent by overnight courier.

All notices, demands or requests to either party shall be given at their
respective addresses shown above.

Any party shall have the right, from time to time, to designate a different
address by notice given in conformity with this paragraph.

SECTION 18.10 EXECUTION OF LEASE. If either party hereto is a partnership,
limited partnership, corporation or other joint venture or association, the
individuals(s) executing this Lease on behalf of such entity warrants and
represents that such entity has full power and lawful authority to enter into
this Lease in the manner and form herein set forth, and that the execution of
this Lease by such individual(s) is proper and sufficient to legally bind such
entity in accordance with the terms and conditions hereof.

SECTION 18.11 CAPTIONS AND SECTION NUMBERS. The table of contents, captions,
article numbers, and section numbers appearing in this Lease are inserted only
as a matter of convenience and in no way define, limit, construe or describe the
scope or intent of such articles or sections.

SECTION 18.12 BINDING EFFECT. Subject to Article XIII, and unless otherwise
provided in this Lease, all of the terms and conditions of this Lease shall be
binding upon and ensure to the benefit of the heirs, successors, administrators,
legal representatives and assigns, as the case may be, of the parties hereto.

SECTION 18.13 NO PRESUMPTION. This Lease shall be construed without regard to
any presumption or other rule requiring construction against the party causing
this Lease to be drafted.

SECTION 18.14 ENTIRE AGREEMENT. Except as otherwise stated herein, this Lease
contains the entire understanding of the parties hereto with respect to the
subject matter contained herein, supersedes all prior and contemporaneous
agreements, understandings and negotiations; and no parol evidence of prior or
contemporaneous agreements, understanding and negotiations shall govern or be
used to construe or modify this Lease. No modification or alteration hereof
shall be deemed effective unless in writing and signed by the parties hereto.

      THIS LEASE AGREEMENT has been executed as of the date and year set forth
above.

                                          "LANDLORD"

                                          ELITE AUTOMOTIVE GROUP, LLC

______________________________________    By: __________________________________
                                               Stephen J. Stearman, Sole Manager

______________________________________    Its:__________________________________

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Lease Agreement - All Night Auto of Norman, Inc.                   Page 17 of 20

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                                          "TENANT"

                                          MIDNIGHT AUTO FRANCHISE
                                          CORPORATION,
                                          a Michigan corporation

______________________________________    By: __________________________________
                                               Nicholas Cocco, President

                                               GUARANTORS:
                                               ALL NIGHT AUTO OF OKLAHOMA, INC.,
                                               A Michigan Corporation

                                               By: _____________________________
                                                   Nicholas A. Cocco
                                                   President

                                               MIDNIGHT HOLDINGS GROUP, INC.,
                                               A Delaware Corporation

                                               By: _____________________________
                                                   Nicholas A. Cocco
                                                   President, Chairman & CEO

                                               ALL NIGHT AUTO STORES, INC.,
                                               A Michigan Corporation

                                               By: _____________________________
                                                   Nicholas A. Cocco
                                                   President

                                               ALL NIGHT AUTO OF NORMAN, INC.,
                                               A Michigan Corporation,

                                               By: _____________________________
                                                   Nicholas A. Cocco,
                                                   President
______________________________________         _________________________________

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Lease Agreement - All Night Auto of Norman, Inc.                   Page 18 of 20

<PAGE>

                                    EXHIBIT A

                                    SITE PLAN

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Lease Agreement - All Night Auto of Norman, Inc.                   Page 19 of 20

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