Document:

Exhibit 10.58

                         TREZAC INTERNATIONAL CORPORATION
                  20509 MEETING STREET. BOCA RATON FLORIDA 33434
                      TEL (561) 558 9599 FAX (561) 892 0403

            CHIEF FINANCIAL OFFICER AND DIRECTOR AGREEMENT

           THIS AGREEMENT (THIS "AGREEMENT") IS ENTERED INTO BY AND
      BETWEEN TREZAC INTERNATIONAL CORPORATION, A TEXAS CORPORATION (THE
      "COMPANY") Esper Gullatt Jr. ("Director and CFO , "Chief Financial
      Officer") AS OF THE BELOW DATE.

      THIS AGREEMENT REPLACES AND SUPERCEDES ANY AND ALL PREVIOUS
      AGREEMENTS THAT ESPER GULLATT JR. HAS WITH THE COMPANY.

           THE COMPANY AND ESPER GULLATT JR. ARE SOMETIMES REFERRED TO
      HEREIN INDIVIDUALLY AS A "PARTY" AND TOGETHER AS THE "PARTIES."

           WHEREAS, THE BOARD OF DIRECTORS WISHES TO CONTINUE TO HAVE
      ESPER GULLATT JR. SERVE ON THE BOARD OF DIRECTORS AS A DIRECTOR AND
      CFO FOR THE COMPANY AND ITS SUBSIDIARIES UNDER THE TERMS AND
      CONDITIONS SET FORTH HEREIN; AND

           WHEREAS, ESPER GULLATT JR. DESIRES TO BE ENGAGED AS DIRECTOR
      AND CFO FOR THE COMPANY UNDER THE TERMS AND CONDITIONS SET FORTH
      HEREIN.

           NOW, THEREFORE, IN CONSIDERATION OF THE MUTUAL COVENANTS AND
      AGREEMENTS AND OTHER GOOD AND VALUABLE CONSIDERATION, THE RECEIPT
      AND SUFFICIENCY OF WHICH ARE HEREBY ACKNOWLEDGED, THE PARTIES AGREE
      AS FOLLOWS:

      1) TERM.  THE COMPANY HEREBY ENGAGES ESPER GULLATT JR. AS ITS CFO
         AND DIRECTOR ON THE BOARD OF THE COMPANY AND EACH OF ITS
         SUBSIDIARIES AND ESPER GULLATT JR. ACCEPTS SUCH ENGAGEMENT
         COMMENCING ON THE BELOW DATE AND CONTINUING FOR A TERM OF NOT LESS
         THAN TWO (2) YEARS THEREAFTER (THE "TERM").  THE TERM MAY BE
         EXTENDED BY THE WRITTEN AGREEMENT OF THE PARTIES ON MUTUALLY
         ACCEPTABLE TERMS AND CONDITIONS.

      DUTIES AS CHIEF FINANCIAL OFFICER.
         DURING THE TERM, ESPER GULLATT JR. SHALL OVERSEE AND DIRECT ALL
         ACTIVITIES RELATED TO FINANCIAL AND ACCOUNTING OPERATIONS OF THE
         COMPANY TO INCLUDE BUT NOT LIMITED TO OTHER DUTIES TYPICAL TO SUCH
         OFFICE:
         STANDARDIZING ALL FINANCIAL AND ACCOUNTING OPERATIONS
         CONVERT AND INTEGRATE ALL FINANCIAL AND ACCOUNTING OPERATIONS TO
         GAAP STANDARDS
         IMPLEMENT ACCOUNTING SOFTWARE INTO ALL OPERATIONS FOR SEC REPORTING
         IMPLEMENT GAAP AUDITING PROCEDURES FOR ALL OPERATIONS
         PRIMARY LIAISON FOR ALL ACQUISITION CANDIDATES
         PRIMARY LIAISON FOR ALL AUDITS AND FINANCIAL INFORMATION
         FINANCIAL PLANNING WITH PARENT AND SUBSIDIARIES

                                         1

<PAGE>

    2) SALARY /COMPENSATION /BONUS

    o  THE BASE ANNUAL SALARY OF $168,000 PER YEAR BY PAYMENT OF $168,000
       OF COMPENSATION IN CASH PAYABLE IN INSTALLMENTS ACCORDING TO THE
       COMPANY'S REGULAR PAYROLL SCHEDULE.
    o  GULLATT SHALL HAVE IRREVOCABLE ELIGIBILITY FOR ANNUAL INCREASES OF
       THE BASE SALARY TO A MAXIMUM OF 10% PER YEAR, BUT NOT DECREASES, AT THE
       DISCRETION OF THE BOARD.
    o  GULLATT'S ANNUAL BONUS IS EQUAL TO MAXIMUM OF 750% OF THE
       CHAIRMAN'S ANNUAL SALARY AT THE DISCRETION OF THE BOARD.  BONUS WILL BE
       PAID WITH 30 DAYS AFTER THE FILING OF ALL YEAR-END SEC FINANCIAL
       DOCUMENTS.  IN THE EVENT THAT GULLATT 'S CONTRACT SHOULD END PRIOR TO
       THE FILING DATES THE BONUS WILL BE DUE IN FULL 30 DAYS AFTER THE FILING
       OF ANY YEAR-END SEC FINANCIAL DOCUMENTS.
    o  THE COMPANY AGREES TO PAY TO GULLATT WITH COMMON SHARES IN
       RESTRICTED STOCK UNDER SEC RULE 144, WHICH IS EQUAL TO 5.778%  OF THE
       COMPANY UPON THE COMPLETED ACQUISITION BY THE COMPANY OF MILLAGRO SRL.
    o  THE COMPANY AGREES TO COMPENSATE GULLATT WITH COMMON STOCK OR
       PREFERRED STOCK AS GULLATT'S OPTION, UPON ANY SUBSEQUENT ACQUISITIONS TO
       A MAXIMUM OF 10% OF EACH ACQUISITION VALUE,
    o  IN THE EVENT THAT GULLATT'S CONTRACT TERM ENDS BEFORE AN
       ESTABLISHED ACQUISITION(S) THAT HAS BEGUN, IS NOT YET CLOSED, GULLATT
       WILL BE COMPENSATED FOR ANY ESTABLISHED ACQUISITION(S) IF AND WHEN THOSE
       ACQUISITIONS ARE COMPLETED BY THE COMPANY IN THE MANNER OF THIS
       CONTRACT.
    o  IN THE EVENT OF A BREACH OF THE SALARY OR BONUS AGREEMENT, THE
       COMPANY HAS 5 DAYS TO CURE, IF UNCURED AFTER 5 DAYS, GULLATT MAY ELECT
       FROM THE FOLLOWING OPTIONS FOR A MAXIMUM OF 30 DAYS;

       o  To accrue salary at a 25% premium,
       o  To accept fully vested options at a strike price equal to the
          market price of the Common Stock minus 30%.
       o  To accept non vested options at a strike price equal to the
          market price of the Common Stock minus 80%
       o  To accept Common stock, 144 restricted for one year, at an 80%
          discount to the previous 5 day average closing bid price prior to
          the cure date occurrence.
       ANY BREACH OF SALARY OR BONUS AGREEMENT BY THE COMPANY AFTER THE
       ELECTION WILL BE CONSIDERED A BREACH OF CONTRACT.

                                         2

<PAGE>

    3) BENEFITS

    HOLIDAYS.  GULLATT WILL BE ENTITLED TO AT LEAST FOURTEEN (14) PAID HOLIDAY
    DAYS AND (15) PERSONAL DAYS EACH CALENDAR YEAR.

    COMPANY WILL NOTIFY GULLATT ON OR ABOUT THE BEGINNING OF EACH CALENDAR YEAR
    WITH RESPECT TO THE HOLIDAY SCHEDULE FOR THE COMING YEAR.
    PERSONAL HOLIDAYS, IF ANY, WILL BE SCHEDULED IN ADVANCE SUBJECT TO
    REQUIREMENTS OF THE COMPANY.  SUCH HOLIDAYS MUST BE TAKEN DURING THE
    CALENDAR YEAR AND CANNOT BE CARRIED FORWARD INTO THE NETS YEAR.
    SICK LEAVE.  GULLATT SHALL BE ENTITLED TO SICK LEAVE AND EMERGENCY LEAVE
    ACCORDING TO THE REGULAR POLICIES AND PROCEDURES OF THE COMPANY.
    ADDITIONAL SICK LEAVE OR EMERGENCY LEAVE OVER AND ABOVE PAID LEAVE PROVIDED
    BY THE COMPANY, IF ANY, SHALL BE UNPAID AND SHALL BE GRANTED AT THE
    DISCRETION OF THE BOARD OF DIRECTORS OF THE COMPANY.

    MEDICAL AND GROUP LIFE INSURANCE.  THE COMPANY AGREES TO INCLUDE GULLATT,
    SPOUSE, PRESENT AND FUTURE CHILDREN IN THE GROUP MEDICAL, DENTAL, VISION
    AND HOSPITAL PLAN OF THE COMPANY AND PROVIDE LIFE INSURANCE FOR GULLATT AT
    NO CHARGE TO GULLATT IN THE AMOUNT OF A MINIMUM OF FIFTEEN TIMES THE ANNUAL
    SALARIED PLUS BONUS INCOME DURING THIS AGREEMENT.  GULLATT SHALL BE
    RESPONSIBLE FOR PAYMENT OF ANY FEDERAL OR STATE INCOME TAX IMPOSED UPON
    THESE BENEFITS.

    D&O INSURANCE. THE COMPANY WILL PROVIDE D&O INSURANCE COMMENSURATE WITH
    $15,000,000 OF RISK WITH 120 DAYS OF CONTRACT.

    PENSION AND PROFIT SHARING PLANS.  GULLATT SHALL BE ENTITLED TO PARTICIPATE
    IN ANY PENSION OR PROFIT SHARING PLAN OR OTHER TYPE OF PLAN ADOPTED BY THE
    COMPANY FOR THE BENEFIT OF ITS OFFICERS AND/OR REGULAR EMPLOYEES.

    EXPENSE REIMBURSEMENT.  GULLATT SHALL BE ENTITLED TO REIMBURSEMENT FOR ALL
    REASONABLE EXPENSES, INCLUDING TRAVEL AND ENTERTAINMENT, INCURRED BY
    GULLATT IN THE PERFORMANCE OF DUTIES.  GULLATT WILL MAINTAIN RECORDS AND
    WRITTEN RECEIPTS AS REQUIRED BY THE COMPANY'S POLICY AND REASONABLY
    REQUESTED BY THE BOARD OF DIRECTORS TO SUBSTANTIATE SUCH EXPENSES.

    4. TERMINATION.

    A. NOTWITHSTANDING ANYTHING TO THE CONTRARY HEREIN, IN THE EVENT GULLATT
    INTENTIONALLY BREACHES A MATERIAL PROVISION OF THIS AGREEMENT (FOR PURPOSES
    HEREOF, THE COVENANTS IN SECTIONS 5, 6 AND 7 SHALL BE DEEMED TO BE MATERIAL
    PROVISIONS), THE COMPANY SHALL HAVE THE RIGHT TO TERMINATE THIS AGREEMENT
    BY GIVING GULLATT 30-DAY WRITTEN NOTICE THEREOF (AND SUCH TERMINATION SHALL
    BE EFFECTIVE UPON THE 30TH DATE OF SUCH NOTICE).

    B. ON OR AFTER TERM OF CONTRACT, EITHER PARTY MAY TERMINATE THIS AGREEMENT
    AT ANY TIME BY GIVING WRITTEN NOTICE TO THE OTHER (AND SUCH TERMINATION
    SHALL BE EFFECTIVE THIRTY (30) BUSINESS DAYS AFTER THE DATE OF SUCH NOTICE,
    UNLESS OTHERWISE AGREED TO BY THE PARTIES).

    C. THE COMPANY'S RIGHT OF TERMINATION SHALL BE IN ADDITION TO AND SHALL NOT
    AFFECT ITS RIGHTS AND REMEDIES UNDER SECTIONS 5,6,7 AND 8 HEREOF, AND SUCH
    RIGHTS AND REMEDIES UNDER SUCH SECTIONS SHALL SURVIVE TERMINATION OF THIS
    AGREEMENT.

    D. IN THE EVENT OF TERMINATION OF THIS AGREEMENT PURSUANT TO THE TERMS
    HEREOF, GULLATT SHALL HAVE THE RIGHT TO RECEIVE ALL REMAINING COMPENSATION
    FOR THE REMAINING LENGTH OF THE CONTRACT, EXCEPT FOR ANY PRO RATED AMOUNTS
    EARNED PRIOR TO SUCH TERMINATION, AND ALL RIGHTS OF GULLATT TO RECEIVE
    COMPENSATION SHALL BE EFFECTIVE IN THEIR ENTIRETY THROUGH THE LIFE OF THE
    CONTRACT.

    E. IN THE EVENT OF TERMINATION FOR CAUSE OR NOT FOR CAUSE, ALL STOCK, OR
    STOCK OPTIONS HELD BY GULLATT  WILL BE DEEMED FULLY VESTED UNDER SEC RULE
    144 AND THE COMPANY WILL PROVIDE AN IMMEDIATE LEGAL OPINION AT THE
    COMPANY'S EXPENSE STATING SUCH 144 STOCK HELD BY GULLATT  IS FULLY VESTED,
    AND REMOVE ALL LEGENDS ACCORDINGLY.

                                           3
<PAGE>

    5) BREACH OF CONTRACT
       THIS CONTRACT WILL BE CONSIDERED BREACHED IN THE FOLLOWING, BUT NOT
       LIMITED TO SITUATIONS:
           A. THE COMPANY DOES NOT COMPENSATE GULLATT IN THE DISCLOSED
              TIME, MANNER AND AMOUNT DESCRIBED IN SECTION (2) ABOVE.
           B. THE COMPANY DOES NOT PROVIDE BENEFITS TO GULLATT IN THE
              DISCLOSED TIME, MANNER AND AMOUNT DESCRIBED IN SECTION (3)
              ABOVE.
           C. THE COMPANY DOES NOT TERMINATE GULLATT'S CONTRACT IN THE
              AGREED UPON MANNER AND TIME DESCRIBED IN SECTION (4) (A), (B)
              ABOVE.

       IN THE EVENT OF A BREACH OF THIS CONTRACT THE COMPANIES AGREES TO
       THE FOLLOWING:

        o   TO IMMEDIATELY PAY GULLATT THE BALANCE OF GULLATT'S CONTRACT
            IN CASH.
        o   ALL STOCK OPTIONS HELD BY GULLATT  WILL BE DEEMED FULLY VESTED
            UNDER SEC RULE 144 AND THE COMPANY WILL PROVIDE AN IMMEDIATE LEGAL
            OPINION AT THE COMPANY'S EXPENSE STATING SUCH 144 STOCK HELD BY
            GULLATT  IS FULLY VESTED, AND REMOVE ALL LEGENDS ACCORDINGLY.
        o   ALL BENEFITS AS PER SECTION (3) ABOVE WILL REMAIN IN FORCE FOR
            THE LENGTH OF TIME STATED IN CONTRACT BEFORE BREACH.
        o   THE COMPANY WILL COMPENSATE GULLATT WITH AN ADDITIONAL SALARY
            AND BENEFITS FOR THE EIGHTEEN (18) MONTHS FOLLOWING THE BREACH AS
            JOB DISPLACEMENT.
        o   THE COMPANY WILL ASSUME ALL BUSINESS EXPENSES RELATED TO
            GULLATT HAVING AN OFFICE AND /OR AN APARTMENT IN CHISINAU (OR OTHER
            MUNICIPAL AREAS OF MOLDOVA), TO OPERATE TREZAC INTERNATIONAL CORP
            AND MILLAGRO.

    6) NON-COMPETITION AGREEMENTS.
       WITHOUT THE PRIOR CONSENT OF THE COMPANY, GULLATT SHALL NOT, FOR A
       PERIOD EXTENDING FROM THE DATE HEREOF AND CONTINUING FOR SO LONG AS
       GULLATT IS RECEIVING PAYMENTS FROM THE COMPANY FOR SERVICES
       PROVIDED HEREUNDER, DIRECTLY OR INDIRECTLY, BE EMPLOYED IN ANY
       CAPACITY BY, SERVE AS AN EMPLOYEE, AGENT, OFFICER OR DIRECTOR OF,
       SERVE AS ADVISOR TO, OR OTHERWISE PARTICIPATE IN THE MANAGEMENT OR
       OPERATION OF, ANY PERSON, FIRM, CORPORATION OR OTHER ENTITY OF ANY
       KIND (COLLECTIVELY, A "PERSON") WHICH ENGAGES IN ANY FACET OF THE
       BUSINESS OF MOLDOVAN INDUSTRY.

    7) CONFIDENTIALITY.  GULLATT  SHALL NOT, AT ANY TIME, DIVULGE TO
       ANY PERSON (AS DEFINED IN SECTION6 ABOVE), OTHER THAN TO EMPLOYEES
       OF THE COMPANY AND ITS AFFILIATES WHO HAVE A NEED TO KNOW SUCH
       INFORMATION IN CONNECTION WITH THE PERFORMANCE OF THEIR DUTIES ON
       BEHALF OF THE COMPANY AND EXCEPT AS REQUIRED BY LAW, ANY
       CONFIDENTIAL, PROPRIETARY OR PRIVILEGED INFORMATION TO WHICH
       GULLATT  BECOMES PRIVY DURING THE TERM, INCLUDING, WITHOUT
       LIMITATION, INFORMATION RELATING TO THE FINANCIAL CONDITION,
       BUSINESS, OPERATIONS, OR METHOD OF BUSINESS OF THE COMPANY OR ITS
       AFFILIATES, CUSTOMER AND SUPPLIER INFORMATION, INDEPENDENT
       CONTRACTOR INFORMATION, KNOW-HOW, TRADE-SECRETS, PROCEDURES,
       LITIGATION OR OTHER CONFIDENTIAL INFORMATION REGARDING THE AFFAIRS
       OF THE COMPANY, OR ANY OF ITS OFFICERS, DIRECTORS, STOCKHOLDERS,
       SUBSIDIARIES, AFFILIATES, CUSTOMERS OR SUPPLIERS ("CONFIDENTIAL
       INFORMATION").

       CONFIDENTIAL INFORMATION DOES NOT INCLUDE ANY INFORMATION THAT (I)
       IS OR BECOMES GENERALLY AVAILABLE TO THE PUBLIC OTHER THAN AS A
       RESULT OF A DISCLOSURE BY GULLATT OR ANYONE TO WHOM GULLATT
       TRANSMITS THE CONFIDENTIAL INFORMATION IN ACCORDANCE WITH THIS
       AGREEMENT, OR (II) BECOMES AVAILABLE TO GULLATT ON A NON-
       CONFIDENTIAL BASIS FROM A SOURCE OTHER THAN THE COMPANY OR ITS
       AFFILIATES.

    8) NO SOLICITATION OF EMPLOYEES.  GULLATT  SHALL NOT, FOR A PERIOD
       EXTENDING FROM THE DATE HEREOF AND CONTINUING FOR SO LONG AS
       GULLATT  IS RECEIVING PAYMENTS FROM THE COMPANY FOR SERVICES
       PROVIDED HEREUNDER, DIRECTLY OR INDIRECTLY, SOLICIT, INTERFERE
       WITH, EMPLOY OR RETAIN IN ANY OTHER CAPACITY ANY EMPLOYEE OF THE
       COMPANY OR ANY OF ITS AFFILIATES, NOR PERMIT, ENCOURAGE OR ALLOW
       ANY ENTITY IN WHICH THE GULLATT  OWNS, DIRECTLY OR INDIRECTLY, MORE
       THAN A 5% EQUITY OR PROPRIETARY INTEREST OR THE RIGHT OR OPTION,
       LEGALLY OR BENEFICIALLY, DIRECTLY OR INDIRECTLY, TO ACQUIRE OR OWN
       ANY STOCK OR OTHER PROPRIETARY OR EQUITY INTEREST, TO SOLICIT,
       INTERFERE WITH, EMPLOY OR RETAIN IN ANY OTHER CAPACITY ANY EMPLOYEE
       OF THE COMPANY OR ANY OF ITS AFFILIATES.

                                     4

<PAGE>
    9) REMEDIES.  GULLATT  ACKNOWLEDGES AND AGREES THAT (A) THE COVENANTS
       CONTAINED IN SECTIONS 6, 7 AND 8 HEREOF ARE REASONABLE IN CONTENT AND
       SCOPE, ARE ENTERED INTO BY GULLATT  IN PARTIAL CONSIDERATION FOR THE
       COMPENSATION TO BE PAID TO GULLATT  HEREUNDER AND ARE A NECESSARY AND
       MATERIAL INDUCEMENT TO THE COMPANY TO GO FORWARD WITH THE ENGAGEMENT
       CONTEMPLATED BY THIS AGREEMENT, AND (B) THE SERVICES AND AGREEMENTS TO
       BE PERFORMED HEREUNDER BY GULLATT  ARE OF A UNIQUE, SPECIAL AND
       EXTRAORDINARY CHARACTER, AND THAT A BREACH BY GULLATT   OF ANY
       COVENANTS CONTAINED IN SECTIONS 6, 7 AND 8 ABOVE WOULD RESULT IN
       IRREPARABLE DAMAGE TO THE COMPANY AND ITS AFFILIATES WHICH MAY BE
       UNASCERTAINABLE.  ACCORDINGLY, GULLATT AGREES THAT, IN THE EVENT OF
       ANY BREACH OR THREATENED BREACH OF ANY OF THE COVENANTS CONTAINED IN
       SECTIONS 6, 7 AND 8, THE COMPANY AND ITS AFFILIATES SHALL BE ENTITLED,
       IN ADDITION TO MONEY DAMAGES AND REASONABLE ATTORNEYS' FEES AND THE
       RIGHT, IN THE COMPANY'S SOLE AND ABSOLUTE DISCRETION, TO TERMINATE
       THIS AGREEMENT, TO SEEK AN INJUNCTION OR OTHER APPROPRIATE EQUITABLE
       RELIEF TO PREVENT SUCH BREACH OR ANY CONTINUATION THEREOF IN ANY COURT
       OF COMPETENT JURISDICTION.

   10) INDEMNIFICATION.  THE COMPANY SHALL INDEMNIFY AND HOLD HARMLESS
       GULLATT  FROM AND AGAINST ANY CLAIMS, JUDGMENTS, LIABILITIES,
       OBLIGATIONS, EXPENSES (INCLUDING REASONABLE ATTORNEYS' FEES) AND
       COSTS INCURRED BY ESPER GULLATT JR. THAT ARISE FROM THE PERFORMANCE
       BY GULLATT  OF SERVICES FOR THE COMPANY IN ACCORDANCE WITH THE
       TERMS HEREOF, TO THE EXTENT THAT (I) GULLATT  ACTED IN GOOD FAITH
       AND IN A MANNER WHICH GULLATT  REASONABLY BELIEVED TO BE IN, OR NOT
       OPPOSED TO, THE BEST INTERESTS OF THE COMPANY, AND (II) WITH
       RESPECT TO ANY CRIMINAL PROCEEDING, GULLATT   HAD NO REASONABLE
       CAUSE TO BELIEVE THE CONDUCT WAS UNLAWFUL.

   11) NOTICES.  ALL NOTICES OR OTHER COMMUNICATIONS IN CONNECTION
       WITH THIS AGREEMENT SHALL BE IN WRITING AND MAY BE GIVEN BY
       PERSONAL DELIVERY OR MAILED, CERTIFIED MAIL, RETURN RECEIPT
       REQUESTED, POSTAGE PREPAID OR BY A NATIONALLY RECOGNIZED OVERNIGHT
       COURIER TO THE PARTIES AT THE ADDRESSES SET FORTH BELOW (OR AT SUCH
       OTHER ADDRESS AS ONE PARTY MAY SPECIFY IN A NOTICE TO THE OTHER
       PARTY):

            ESPER GULLATT JR.
            17532 E. DICKENSON PL
            AURORA CO.  80013

  12) GOVERNING LAW.  THIS AGREEMENT SHALL BE GOVERNED BY AND
      CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF TEXAS, AS
      WELL AS THE LAWS AND RIGHTS PERMITTED TO ALL UK AND EUROPEAN
      CITIZENS PRESENT IN THE REPUBLIC OF MOLDOVA.

  13) ATTORNEYS' FEES.  THE PARTIES AGREE THAT, IF ANY ACTION IS
      INSTITUTED TO ENFORCE THIS AGREEMENT, THE PARTY NOT PREVAILING
      SHALL PAY TO THE PREVAILING PARTY ALL COSTS AND EXPENSES, INCLUDING
      REASONABLE ATTORNEYS' FEES, INCURRED BY SUCH PREVAILING PARTY IN
      CONNECTION WITH SUCH ACTION.  IF BOTH PARTIES PREVAIL IN PART IN
      SUCH ACTION, THE COURT OR ARBITRATOR(S) SHALL ALLOCATE THE
      FINANCIAL RESPONSIBILITY FOR SUCH COSTS AND EXPENSES.

                        The remainder of this page is intentionally blank

                                         5
<PAGE>

  14) ENTIRE AGREEMENT; AMENDMENTS.  THIS AGREEMENT REPRESENTS THE ENTIRE
      AGREEMENT BETWEEN THE PARTIES WITH RESPECT TO THE MATTERS ADDRESSED HEREIN
      AND SUPERSEDES ALL PRIOR NEGOTIATIONS, REPRESENTATIONS OR AGREEMENTS
      BETWEEN THE PARTIES, EITHER WRITTEN OR ORAL, ON THE SUBJECT MATTER HEREOF.
      THIS AGREEMENT MAY NOT BE AMENDED, MODIFIED, ALTERED OR RESCINDED EXCEPT
      UPON A WRITTEN INSTRUMENT DESIGNATED AS AN AMENDMENT TO THIS AGREEMENT AND
      EXECUTED BY BOTH PARTIES HERETO.

  15) SEVERABILITY.  IF ANY PROVISION OF THIS AGREEMENT, OR PART
      THEREOF, IS HELD INVALID, VOID OR VOIDABLE AS AGAINST PUBLIC
      POLICY OR OTHERWISE, THE INVALIDITY SHALL NOT AFFECT OTHER
      PROVISIONS, OR PARTS THEREOF, WHICH MAY BE GIVEN EFFECT WITHOUT
      THE INVALID PROVISION OR PART.  IF ANY PROVISIONS OF THIS
      AGREEMENT SHALL BE HELD TO BE EXCESSIVELY BROAD AS TO DURATION,
      GEOGRAPHICAL SCOPE, ACTIVITY OR SUBJECT, SUCH PROVISIONS SHALL BE
      CONSTRUED BY LIMITING OR REDUCING THE SAME SO AS TO RENDER SUCH
      PROVISION ENFORCEABLE TO THE EXTENT COMPATIBLE WITH APPLICABLE
      LAW.

  16) WAIVER.  FAILURE ON THE PART OF THE COMPANY TO EXERCISE ANY
      RIGHT OR OPTION ARISING OUT OF A BREACH OF THIS AGREEMENT SHALL
      NOT BE DEEMED A WAIVER OF ANY RIGHT OR OPTION WITH RESPECT TO
      SUBSEQUENT OR DIFFERENT BREACH, OR THE CONTINUATION OF ANY
      EXISTING BREACH.

  17) COUNTERPARTS; TELECOPY SIGNATURES.  THIS AGREEMENT MAY BE
      EXECUTED IN ONE OR MORE COUNTERPARTS, EACH OF WHICH SHALL BE
      DEEMED an original but all of which when taken together shall
      constitute one and the same agreement.  Signatures may be exchanged
      by telecopy and the originals shall be exchanged by overnight mail.
      Each of the Parties agrees that it will be bound by it telecopy
      signature and that it accepts the telecopy signature of the other
      Party.

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

By ________________
Esper Gullatt Jr.
Date: Wednesday, May 15, 2003
                                                      _____________________
                                                      Paul Taylor.
                                                      Date:  May 15, 2003

On Behalf of Millagro SRL
Date :

Iurie Bordian ______________________________________

Constantin Volnitchii ___________________________

Ruslan Romanciuc ___________________________________

                                             6

<PAGE>Exhibit 10.59  Lease Agreement

-------------------------------------------------------------------------------
LEASE AGREEMENT

THE CHARLESTON AT BOCA hereinafter referred to as "Landlord."  The Apartment at
20500 Meeting Street, apartment number _____ will be occupied by the following
Resident(s) and Children, hereinafter referred to as "Resident," with the
following people as occupants:

Resident(s):    Paul Taylor             Children:    Zachary Taylor
             ------------------------             ---------------------------

                Susan Taylor                         N/A
             ------------------------             ---------------------------

                N/A                                  N/A
             ------------------------             ---------------------------

                N/A                                  N/A
             ------------------------             ---------------------------

Guarantor:      N/A
             ------------------------
             (As Guarantor only.  No right of possession or occupancy)

Lease Beginning: August 8, 2002            Ending: August 31, 2003
                 --------------------              --------------------------

RENT SUMMARY:                                 Total Monthly Rent: $1745.00

     This sum is comprised of the following:
     Base Rent:   $1,745.00        Other Rent: $ N/A
                                               -----
     Garage Rent: $ N/A            Garage #      N/A

DEPOSITS:

     Security Deposit: $900.00     Garage Deposit: $ N/A
     Pet Deposit:      $ N/A       (The pet security deposit shall be
                                   considered part of the premises deposit)

Location of Security Deposit:
Nations Bank  9080 Kimberly Blvd  Boca Raton   FL     33434
-------------------------------------------------------------
(Bank Name)    (Street Address)    (City)   (State, Zip Code)

ADDITIONAL FEES:

     Non-Refundable Redecorating Fee: $250.00  Non-Refundable Pet Fee: $ N/A
                                      -------                          -----

MOVE-IN DATE: Thc proposed move-in date shall be August 8, 2002.  Rent shall be
due from the move-in date until the end of the calendar month in the sum of
$1351.00 and shall be paid in the form of a Cashiers Check or Money Order.
Should the proposed move-in date begin after the 20th day of the month, rental
amount shall also include the total rent due for the following calendar month.
Resident's possession of the premises shall commence on the move-in date. The
fact that Resident occupies the premises prior to the term of this Lease as
defined in paragraph hereinabove shall in no way affect the term of this lease.
Performance of all obligations, covenants and conditions shall by due from the
Landlord and Resident as of the move-in date.

THIS RENTAL AGREEMENT is made and entered into the dab set forth hereinabove by
and between the parties, stated above, with Residents listed jointly and
severally if more than one;

Property Director Initials: JG             Resident Initials: ST   PT
                            --                                -------

                                     -1-

<PAGE>

                          TERMS OF LEASE AGREEMENT

1.   DEMISE: In exchange for valuable consideration including. without
limitation, the promise by Resident to pay landlord the rental payments set
forth herein, and the performance by Resident of all other terms, conditions
and covenants contained in this lease agreement, Landlord agrees to lease to
Resident and Resident agrees to lease from landlord the Apartment at the
address described above.

2.   TERM: The term of this Lease shall be for the period set forth above. In
the event that the subject demised premises is not available to Resident for
occupancy on the commencement date of this Lease as aforesaid due to
construction delays or the failure of a prior resident to timely vacate the
premises, or for any other reason beyond the control of the Landlord, the
Landlord shall not be liable to Resident for any damages arising from same, and
the lease shall remain in full force and effect. In such event, however, the
resident shall not he responsible for paying rent to landlord on a prorated
basis for those days during the first calendar month occupancy that the subject
demised premises was not available for occupancy by Resident. Upon the failure
of Landlord to deliver possession to Resident within ten (10) days after
written demand by Resident, Resident may declare this Agreement null and void
and of no force or effect from its inception and Landlord shall refund to
Resident security deposit and or other amounts paid Landlord by Resident in
conjunction with this Lease Agreement only.

3.   PREMISES: The Landlord, in consideration of the rent reserved herein to be
paid by said Resident, and of the other covenants, agreements, and conditions
hereinafter set forth to he kept, performed, and observed by said Resident,
hereby lets and leases unto said Resident, the apartment to be occupied only by
those adults whose signatures appear at the end of this agreement, the
occupants stated above, and by no others. EACH ADULT RESIDENT MUST SIGN THIS
LEASE AGREEMENT.

4.   USE OF APARTMENT: Resident shall not use the Apartment for any purpose
other than as a private dwelling. The Resident further agrees not to use nor
permit the Apartment or (to the extent of Resident's control) any part of the
Apartment Community to be used for any illegal, immoral or improper purposes,
nor to permit any disturbance, noise or annoyance whatsoever detrimental to the
comfort and peace of any of the inhabitant of the community or its Landlord.

5.   RENT: The Resident agrees to pay to Landlord in advance at the
commencement date of this Lease and thereafter on the first day of each and
every consecutive calendar month thereafter, BY CASHIERS CHECK, CERTIFIED CHECK
OR MONEY ORDER, the monthly amount set forth here in above. At the option of
Landlord, Landlord may accept payment of rent conditionally by means of a
personal check. It is agreed that at no time shall cash by accepted by Landlord
for payment of rent and Resident assumes the risk that he will not be properly
credited with rent payment even if an agent of landlord or a person appearing
to be an agent of Landlord takes the cash. For purposes of this Lease Agreement
it shall be irrefutably presumed that Resident has not paid rent unless
Resident can produce a cancelled/cashed money order or cashier's check to prove
rent has beets paid to Landlord. Resident also agrees to pay a late charge of
$75.00 in addition to the total monthly rent for any monthly payment not paid
on or before the 3rd day of the month in which the rental payment is due. Any
late charge fee and insufficient funds charges at described herein shall be
additional rent. All Residents under this lease agreement agree to make payment
by one check or one money order or one cashier check, as the situation dictates
pursuant to this lease agreement, and it is expressly understood and agreed
upon that partial payments from Individuals under this lease agreement, which
when taken together add up to the monthly rental owed, will not be accepted by
Landlord. The obligation to pay rent shall be independent of any obligation of
Landlord under hit Lease Agreement.

6.   RENT PAYMENT BY OTHER MEANS: Personal checks will not be accepted after
the 3rd day of the month. Conditional acceptance of a personal check at any
time or series of times shall not create a waiver of Landlords right to receive
rent by means of cashiers check, certified check, or money order, except for
the times or series of time rent is accepted by a personal check which is not
rejected for insufficient funds. Payment by personal check shall he conditional
payment, and if rejected for insufficient funds, uncollected funds or stop
payments. Landlord may require rent, which shall include all late charges plus
an insufficient funds charge of $35.00, to be paid by cashiers check, certified
check, or money order. In the event Resident is in default under any
obligation, whether under the Lease Agreement or otherwise owed to Landlord,
and Landlord is not under applicable law required to accept any rendered
performance by Resident, the taking by Landlord of any payment shall not he a
waiver of landlord's right to terminate the Lease Agreement and damages unless
landlord states in writing that such right is expressly waived. Unless such
written waiver is delivered to Resident, Landlord will pursue all remedies
available to Landlord and will within a reasonable time transfer any funds to
the Clerk of the County Court of the County where the apartment community is
located.

7.   RESIDENT MOVE-OUT PROCEDURES: When Resident moves out of the premises, an
inspection of the condition of same shall be made after all of tile personal
effects of Resident have been removed. Resident should accompany Landlord
during said inspection to help resolve any problems that may arise. Failure of
Resident to do so shall constitute a concurrence by Resident in Landlord's
assessment of charges for damages or cleaning. After inspection by Landlord,
appropriate charges will he assessed by Landlord for any missing items, damages
or repairs to the premises, or its contents (normal wear and tear excepted);
insufficient light bulbs, scratches, burns, or holes in the walls, doors,
floors, window coverings, carpets and/or furniture; and for cleaning the
premises (including all kitchen appliances). A charge of $25.00 for each
unreturned key (including mailbox key) will be incurred.

8.   NON-REFUNDABLE REDECORATING FEE: In addition to the rent and the security
deposit provided for herein, Resident agrees to pay a one-time, non-refundable
redecorating fee as a charge for painting the premises upon the premises being
vacated by Resident, the amount of which is set for the herein above. This fee
covers light painting of the premises and does not waive the Resident's
liability for painting charges in the event the apartment requires extensive
repainting due to Resident's damage. This fee in no way releases Resident from
the obligation of leaving the premises in as good condition as when received by
Resident, reasonable use and wear excepted.

                                     Resident Initials: ST   PT
                                                        --   --

                                     -2-
<PAGE>

9.   SECURITY DEPOSIT: Resident agrees to pay to the landlord at the time
Resident applies for the Apartment, a security deposit, the amount of which is
set forth herein above, for Resident's fulfillment of the terms and conditions
of this Agreement. This Security Deposit shall be returned to the resident upon
the expiration of the term of this Lease Agreement, pursuant to the terms and
conditions stated in the Security Deposit Agreement executed by the Landlord
and Resident and attached hereto, and by reference incorporated into and made a
part of this Lease Agreement. This security deposit will not at any time be
considered rent except at the option of Landlord (for example, upon default by
Resident). In the event of a breach by the Resident of any of the terms and
conditions of this Lease Agreement, the security deposit shall be retained by
the Landlord, as liquidated damages, but the retention of the security deposit
by the Landlord shall in no way be interpreted as preventing the Landlord from
obtaining damages for breach of this Lease Agreement in any other appropriate
legal action.

A) Retention of Security Deposit Funds.

Landlord hereby declares and gives notice that all monies taken as security
deposits are:

      Not commingled with the funds of the general apartment bank but are
-----
maintained in a separate interest bearing account for the benefit of the
residents. Accordingly, all security deposits will accrue interest at the rate
of 5% per annum.

  X   Not commingled with the funds of the general apartment hank account but
-----
are maintained in a separate NON-interest hearing account for the benefit of
the residents. Accordingly, all security deposits will NOT accrue interest.

REFUNDS OF SECURITY DEPOSIT: Landlord agrees to refund the Security Deposit
upon satisfaction of all of the following conditions:

1.   The entire premises must he completely vacated by Resident on or before
the date specified in the required written 60-day notice of cancellation of
Resident's lease from Resident to Landlord.

2.   Expiration of the term of the Lease, or cancellation of the Lease in
accordance with the express provisions thereof.

3.   Payment by Resident of all money required tinder the Lease, up to and
including the date of expiration or cancellation of the term of the Lease, or
up to and including the final day of the notice period.

4.   Thorough cleaning of the premises, including but not limited to the
kitchen appliances (refrigerator, oven, range, dishwasher), baths, closets,
storage areas, patios/balconies, garages, etc., so as to be in the same
condition as on the commencement date of the terms of the Lease, normal wear
and tear excepted.

5.   An absence of defects in or damage to the premises, whether caused by
Resident, pets, or otherwise, unless included on the written list of damages
and defects as set out in Lease Agreement.

6.   Observance and performance by Resident of all of the other covenants and
obligations of Resident under the Lease, from the date of commencement of the
Lease up to and including the date of expiration or cancellation of the term of
the Lease, or up to and including the final day of the Lease, or up to and
including the final day of the notice period.

7.   Observance and performance by Resident of all rules and regulations
pertaining to Resident under the Lease, including, without limitation, those
rules and regulations pertaining to pets.

8.   PROVISION BY RESIDENT TO FULFILL LEASE AND GIVE TO LANDLORD SIXTY DAYS
WRITTEN NOTICE failure to provide a full sixty-days notice of intent to vacate
shall result in the Resident being charged for the balance of the notice period
an amount based on the daily pro-rated rental amount, such amount not to exceed
one mouth's rent. Such charge shall be considered liquidated damages under this
lease agreement.

9.   Provision by Resident to Landlord in writing of Resident's forwarding
address.

B)   Said Florida Statue reads as follows:
FOR FLORIDA ONLY:

1.   "Upon the vacating of the premises for termination of the lease, if the
landlord does not intend to impose a claim on the security deposit, the
landlord shall have 15 days to return the security deposit together with
interest if otherwise required, or the landlord shall have 30 days to give the
Resident written notice by certified mail to the Resident's last known mailing
address of his ocher intention to impose a claim on the deposit and the reason
for imposing the claim. The notice shall contain a statement in substantially
the following form:  This is a notice of my intention to impose a claim for
damages in the amount of ______ upon your security deposit, due to _____. It is
sent to you as required by 83.49 (3), Florida Statutes.  You are hereby
notified that you must object in writing to this deduction from your security
deposit within 15 days from the time you receive this notice or I will be
authorized to deduct my claim from your security deposit. Your objection must
be sent to (Landlord's address). If the landlord fails to give the required
notice within the 30 day period, he or she forfeits the right to impose a claim
upon the security deposit." If the resident fails to give 7 days written notice
of intention to vacate, the Landlord is relieved of his obligation to send a
notice to impose claim on deposit.

2.   Unless the resident objects to the imposition of the Landlord's claim or
the amount thereof within 30 days after receipt of the landlord's notice of
intention to impose a claim, the Landlord may then deduct the amount of his
claim arid shall remit the balance of the deposit to the Resident within 30
days at icr the date of the notice of intention to impose a claim for damages.

3.   "If either party institutes tin action in a court of competent
jurisdiction to adjudicate his right to the see deposit, the prevailing party
is entitled to receive his court costs plus a reasonable fee for his attorney.
The court shall advance the cause on the calendar."

                                     Resident Initials: ST   PT
                                                        --   --

                                       -3-

<PAGE>

10.   INSPECTION: RESIDENT SHALL HAVE 24 HOURS after occupancy of Apartment to
examine the Apartment and its contents. Unless Resident notifies Landlord on
the MOVE-IN INSPECTION form to the contrary, Resident is conclusively deemed to
have: (a) inspected the Apartment and its contents; (b) to have found the same
in good condition; and (c) waived inspection and repair of the Apartment and
its contents by Landlord and its representative(s). Resident shall use
reasonable diligence to care for and maintain the Apartment. Resident may not
make any alterations the Apartment, its appliances and its Common areas and
facilities without written consent of Landlord. Further, no holes shall be
drilled into the wa11s, woodwork, or floors. No antennas or wall telephones
shall be installed; and no locks shall hr changed, except as permitted by law
or with Landlord's prior written permission. Resident shall not remove any
fixtures, equipment and/or furnishings provided as an incident of the Apartment
for any purpose. When moving out, Resident agrees to surrender the Apartment in
the same condition as when received, wear excepted. In the event Resident has a
waterbed or other water-filled furniture, Resident agrees to comply with all
applicable laws and to take full responsibility for damages that may result
from said waterbed or other water-filled furniture. Landlord will not withhold
consent to the installation or maintenance of a waterbed on the premises by
Resident, provided that: (a) applicable building codes are not violated; and
(b) Resident carries, during the full term of lease, flotation betiding system
insurance (as is required by law) in an amount of $100,000.00. Any catch
insurance policy shall name the Landlord as loss payee. Resident shall provide
a copy of any such insurance policy to Landlord, which shall become a part of
Resident's permanent lease file. Resident agrees to make maintenance checks at
proper intervals on smoke alarms located in the Apartment and to report any and
all defects in writing to Landlord immediately. In the event hot water,
heating, air conditioning, plumbing or other equipment shall need repair, and
Resident does not notify landlord in writing of the needed repair or for any
reason that it beyond the control of Landlord any such utilities require
reduction or cut off, the Landlord shall not be liable for any damage arising
out of Landlord's failure to furnish such services.

11.   DELAY IN DELIVERY OF POSSESSION: Landlord shall not be responsible for
any damages or consequences suffered by Resident as a result of Landlord's
inability to timely deliver possession of the Apartment to the Resident on the
anticipated date set forth in the Lease. In such an event, however, the rent
payable hereunder shall be abated until Landlord tenders possession to
Resident. Additionally, any delay in delivering possession of the Apartment to
Resident shall not extend the term or expiration date of the Lease.

12.   NOTICE REQUIREMENTS: Unless weather Lease Agreement is signed by both
parties, or unless there is a written notice of termination given by either
party at least 60 days prior to the stated expiration date of Lease, upon its
stated expiration date, will automatically be renewed on a month-to-mouth basis
at market rate plus $200.00.  Either party may terminate this resulting month-
to-month lease by delivering written notice to the other party at least 30 days
before the desired termination date. For purpose of this lease, market rate is
defined as the monthly rental rate that Landlord is offering prospective
Residents for similarly situated apartment units.

13.   EARLY TERMINATION CLAUSE: If Resident finds it necessary to terminate
this agreement prior to its expiration date or for reasons other than provided
for by law, then Resident by law may use the following procedure: (a) Resident
will give Landlord written notice at least sixty (60) days prior to the next
rent payment due date; (b) Pay rent through the cancellation date selected: (c)
Deliver keys the day moving out; (d) Pay in addition to the foregoing, an
amount equal to two months rent as stated us Section 5 prior to mowing out; (e)
Pay a re-rental fee of $200.00; (f) Leave the premises in good condition when
moving out, and (g) Repay all concessions. But, if Resident does not move out
on or before the cancellation date stated in the notice, then, at the election
of Landlord, such notice shall lapse and become ineffective to so terminate
this Agreement, and the Resident shall be responsible for all rent loss,
redecorating and administrative expenses incurred by the Landlord as well as
any other expenses resulting from the breach of the Lease Agreement.

14.   LIQUIDATED DAMAGES BREAKING LEASE: If Resident elects to terminate or
cancel the Lease prior to the expiration of the full term without following the
required procedures as outlined in paragraph 12 hereinabove, Landlord retains
all remedies for non-compliance with the Lease, and Resident shall he liable
for liquidated damages for non-compliance in an amount of money equal to three
months of rental payments. Any prior resident or occupant that leaves the
apartment community while still owing money to the landlord or landlord who has
been evicted from the property is not permitted to return to the property. Any
such person shall be considered unauthorized and the resident that permits the
presence of such person shall he in material violation of the lease agreement.

15.   SOLDIERS' AND SAILORS' CIVIL RELIEF ACT: Residents that are inactive
members of the military who are called to active duty or who enter the military
service subsequent to signing this lease agreement may terminate this lease
without penalty under the following conditions:

a.   Resident must provide written notice to Landlord of termination date. Such
date will effective thirty days after the first date on which the next rental
payment it due and payable subsequent to the date when such notice is delivered
or mailed. b.   Resident shall pay rent through the termination date in a
timely fashion.

This clause does not apply to those Residents that are active military service
members or to those Residents that have signed this lease after mobilization
orders have been received.

16.   ABANDONED PROPERTY: By signing this lease agreement, the resident agrees
that upon surrender or abandonment, AS PROVIDED IN FLORIDA STATUTE 83.67, the
Landlord shall not be liable or responsible for storage or disposition of the
resident's personal property.

17.   FAILURE TO VACATE AFTER NOTICE: If Resident gives written notice of
intention to vacate the Apartment and fails to completely vacate prior to the
expiration of the notice and if Resident otherwise continues in possession of
the written premises after the termination of the Lease without the permission
of landlord then the Resident's truancy shall be considered a tenancy at
sufferance. Resident shall be liable, in addition to all other damages provided
for under the lease, or Florida law, for double the daily rental bated on a
proration of the monthly rental amount provided for in the lease for each day
Resident continues in possession of the apartment after the date the Resident
was to vacate.

                                     Resident Initials: ST   PT
                                                        --   --

                                    -4-

<PAGE>

18.   ENVIRONMENTAL CONDITIONS: Resident acknowledges that the apartment is
located in Florida which has a climate conducive to the growth of mold and
mildew, and that it is necessary to provide proper ventilation and
humidification of the apartment to retard or prevent the growth of mold and
mildew. Resident agrees to be responsible for properly ventilating and
dehumidifying the apartment and the contents to retard and prevent mold and
mildew and that the Landlord shall not be responsible for damage to the
apartment or the personal property of the Resident for damages caused by mold
and mildew.

19.   REIMBURSEMENT BY RESIDENT: Resident shall promptly reimburse and
indemnify Landlord for all damages, expenses, costs and attorneys' fees
incurred by Landlord as a result of the negligence or actions of Resident
and/or Resident's guests at the Apartment or the common areas and Community
facilities. Landlord's failure or delay in demanding damage reimbursements,
returned check charges, or other sums owed by Resident to Landlord shall not be
deemed a waiver thereof; and Landlord may demand same at any time, including
move-Out. Resident shall take good care of the Apartment anti Landlord's
appliances and furnishings therein and shall maintain them in good order and
condition, ordinary wear and tear excepted. Landlord may repair, at the expense
of Resident, all damages or injury to the Apartment resulting from the misuse
or negligence of Resident, a member of Residents family, or other persons in
the Apartment or on the Community premises with Resident's consent. IT IS
UNDERSTOOD AND AGREED THAT LANDLORD MAY, UPON TERMINATION OF THE LEASE, DEDUCT
DAMAGE REIMBURSEMENTS, UTILITIES CHARGES, LATE PAYMENT CHARGES AND/OR RETURNED
CHECK CHARGES, ANY UNPAID RENT, OR ANY PORTIONS THEREOF FROM RESIDENT SECURITY
DEPOSIT, WITHOUT WAIVER OF ANY OTHER RIGHTS OR REMEDIES OF LANDLORD IN
ACCORDANCE WITH THE TERMS OF THIS LEASE.

20.   LANDLORD'S LIABILITY: Landlord, Manager and their representatives, agents
and employees, shall not be responsible for any injuries, claims, deaths,
damages, or losses to persons or property caused by third parties car by
criminal acts, fire, water, rain, acts of God, smoke, explosions, sonic booms
or other causes not absolutely within the direct and sole control of Landlord,
Manager and/or their representatives, agents and employees. Resident represents
and acknowledges that Landlord, Manager and their representatives, agents and
employees are not insurers. Resident shall obtain any insurance deemed
necessary by Resident to protect Resident for personal injury and property loss
or damage occurring on, in or near the Apartment. Landlord does not insure or
guarantee that crime will not occur and it not furnishing and does not
undertake to finish any protection, security, or guard service and Resident
will take whatever steps or measures are deemed necessary by Resident for
Resident's personal security.

21.   DAMAGE OR DESTRUCTION OF PREMISES: In the event of damage or destruction
to the premises by fire, water, or oilier hazard, or in the event of
malfunction of equipment or utilities, Resident shall immediately notify
Landlord. If the damages are such that occupancy of the premises as a whole can
be continued, Landlord shall make repairs as needed with reasonable promptness
and rent shall not abate during the period of such repairs. If the damages to
the premises resulted from the wrongful or negligent acts of Resident or
Resident's guests, Landlord may pursue all of its remedies against Resident
provided under Florida law. If, in Landlord's opinion, the premises are so
damaged or destroyed, other than by the wrongful or negligent acts of the
Resident, so as to substantially impair Resident's enjoyment of the premises,
the Lease may be terminated by either Landlord or Resident, in which event
Resident shall immediately vacate the promises. In the event the premises are
damaged or destroyed so as to substantially impair Resident's enjoyment of the
premises due to wrongful or negligent acts of Resident, landlord may: (a)
terminate the Lease and Resident shall immediately vacate the premises: or (b)
continue the Lease in full force and effect and require Resident to accept a
comparable apartment unit in the Apartment Community for the remaining term of
the Lease. Under (b) above, all the terms and provisions of this Lease shall
apply to Resident's new unit and Resident shall move to the new unit upon
Landlord's request.

22.   DAMAGE TO PERSONAL PROPERTY: Any property of any kind belonging to the
Resident which shall be brought upon the apartment grounds during the term of
this Lease Agreement, or any continuation thereof, shall be at the complete and
sole risk of the Resident, and it shall be the sole responsibility of the
Resident to obtain the necessary insurance to protect such property. Anything
in the Lease Agreement to the contrary notwithstanding the Landlord shall not
he responsible for any loss tar damage to such personal property, including
contents in the apartment, caused by or due to fire, theft or otherwise. When
used in this Lease Agreement, the team "casualty" means any sudden, unexpected
or unusual event arising from human or natural causes, including riot or civil
commotion, action of the public enemy, action of the elements, or other agency
not within the control of the Landlord.

23.   RIGHT OF ENTRY: Landlord shall have the right to enter upon the premises
at any time for the preservation of the premises. Landlord also shall have the
right to enter upon the premises: (a) to inspect the premises; (b) to make
necessary or agreed repairs, decorations, alterations or improvements; (c) to
supply agreed services; (d) to show the dwelling unit to prospective or actual
purchasers, mortgagees, workmen or contractors: or (c) for any reasonable
business purpose connected with the operation of the Apartment Community.

24.   SUBLETTING OR SUCCESSORS: Resident may not sublet the Apartment nor may
Resident assign the Lease. The terms and conditions contained in this Lease
shall apply to Landlord, Resident and their respective heirs, executors,
administrators, personal representatives, successors and assigns.

25.   BREACH OF LEASE AGREEMENT: Resident shall be in breach of the Lease
Agreement and Landlord shall have all rights provided under State Law and also
the right to terminate the Lease Agreement, resume possession, retain the
Security deposit and recover all damages resulting from such breaches if: (a)
any rent required by the Lease Agreement is not being paid by Resident when
due; (b) the Resident in any other manner fails to perform any of the terms or
conditions of the Lease Agreement, including any terms or conditions of the
Community Code together with any responsibilities set by state law; (c) if
Resident becomes a debtor under Bankruptcy or other insolvency laws; or (d) the
premises leased hereafter shall he abandoned or vacated prior to the expiration
of the term of this Lease Agreement. Landlord's retention of Resident's
security deposit and/or termination of the Lease Agreement shall not act as
limitation on Landlord's right to all damages resulting from Resident's breach
of the Lease Agreement. Upon a breach by resident, all rent due or to become
due in the future shall immediately without demand or notice become due and
payable. Resident shall not interfere with Landlord in the performance of their
duties, nor shall resident make any threats to any management personnel.
Violation of this provision shall he considered a material breach of the lease
entitling Landlord to terminate the Resident's right of occupancy.

                                     Resident Initials: ST   PT
                                                        --   --

                                 -5-

<PAGE>

26.   GUESTS: Resident may have a live-in guest for a period no longer than 14
days during a calendar year. Should guest(s) remain longer than 14 calendar
days, they shall be required, with Landlord's approval, to become party to the
Lease Agreement. In the event the Resident's guest does not have Landlord's
approval they shall vacate immediately. In the sole discretion, the Landlord
may request any guest or invitee of the Resident to leave the apartment
community if the landlord believes, in its sole opinion, the guest or invitee
is creating a nuisance.

27.   SEVERABILITY: If any clause or provision of this Lease is illegal,
invalid or unenforceable under present or future laws effective during the
term, then it is the intention of the parties hereto that the remainder of this
Lease shall not be affected thereby. It is also the intention of the parties to
this Lease that in lieu of each clause or provision that is illegal, invalid or
unenforceable, there shall be added as a part of this Lease a clause or
provision as similar in terms or effect to such legal, invalid or unenforceable
clause or provision as maybe possible, valid and enforceable.

28.   ATTORNEY'S FEES: If any action is brought to enforce the provisions of
this Lease to recover damages arising out of a party's breach of any provisions
of this Lease, the prevailing party may recover reasonable court casts,
including attorney's fees, from the non-prevailing party.

29.   RADON GAS: Radon gas is a naturally occurring gas that, when accumulated
in a building in sufficient quantities, may present health risks to persons who
are exposed to it over time. Levels of radon that exceed state guidelines have
been found in buildings in Florida. Additional information regarding radon
testing may be obtained from your county public health unit. This disclosure
statement notification is in compliance with Florida Statute Section
404.056(8).

30.   PETS: No pets will be kept for any period of time on the premises unless
specifically consented to in writing by the Landlord. Additionally, the
Resident shall comply with all rules and regulations contained herein.

Subject to the conditions stated herein, Landlord grants permission to Resident
to keep, in Resident's apartment only, the pet described below with the
following terms and conditions:

A.   The pet is as N/A, which is approximately N/A pounds.
                   ---                         ---

B.   The pet(s) is/are generally described by the following breed, height, and
physical identifying characteristics:

                                  No Pet                        .
     -----------------------------------------------------------

C.   Resident represents and warrants that the above-described pet has been
properly licensed and inoculated as required by local law. Resident agrees to
maintain such licensing and inoculation of the pet and to furnish thereof
promptly, upon request.

D.   The pet shall he kept on a leash at all times when outside the apartment
and inside the apartment community.

E.   Resident has paid Landlord the pet deposit amount act forth hereinabove
and an additional non-refundable fee securing Resident's performance under this
Lease Agreement,

F.   In addition, the non-refundable pet fee, Landlord may deduct from the pet
deposit and the security deposit, as stated under the Lease Agreement, all
costs and expenses incurred by Landlord in repairing all damages caused by the
pet and any other damages resulting from a default of the Lease Agreement.

G.   Resident shall ensure that the pet does not, at any time, disturb any
other resident of the apartment community. If, in the landlord's sole opinion
and discretion, the pet has disturbed or is disturbing any resident or has
caused or is causing damage to the apartment or the apartment community, then
Resident shall be legally notified. Resident shall have (7) seven days from the
receipt of the notice to cure the problem. Upon any recurrence of the problem
or improper activity, Resident shall permanently remove the pet from the
apartment and community within (7) days of written request. Resident's payment
for damage caused by the pet shall not entitle the Resident to keep the pet.
Resident's failure to permanently remove the pet as provided above or failure
to comply with all other terms of this Lease Agreement shall constitute a
default permitting termination of the Lease Agreement.

H.   Except the pet described above, Resident shall not keep any pet in the
apartment or within the apartment community. Resident agrees that there will be
no visiting pets in the apartment.

I.   Resident's failure to comply with the terms and provisions of this Lease
Agreement or violation of arty representation or assurance contained in the
Lease Agreement shall constitute a default permitting termination of the Lease
Agreement.

J.   Pet Policy: Two indoor pets per apartment, not to exceed 80 lbs. and 17
inches in height.

K.   Landlord reserves the right to request written verification of height and
weight of the pet from a licensed veterinarian.

31.   UTILITY: The Landlord shall pay for pest control, The Resident shall pay
for all other utilities and applicable sales taxes in connection with the
payments under this Lease Agreement, and for any use assessment now in effect
or put into effect by any appropriate governmental authority.

32.   PARKING: The Landlord reserves the sole responsibility and authority for
the designation, assignment and use of parking space. All Residents shall
display in the back or front window, the ZOM inspection-parking sticker,
identifying their vehicle.

33.   PATIO/BALCONY BBQ: Due to the city, county and state fire codes and
regulations, the use of, or storage of gas grills and their fuel containers is
prohibited on the property. Any resident in violation of this policy will be
subject to fines imposed by both Landlord and the city, county or state.

                                     Resident Initials: ST   PT
                                                        --   --

                                 -6-

<PAGE>

34.   GARAGE/CARPORT: Landlord, Inc., grants permission to resident to occupy
garage/carport number N/A.
                      ---
In consideration for paying a monthly rental amount set forth here in shove for
the term of the Lease Agreement, Resident is subject to the following terms:

A.   Landlord assumes no responsibility for personal belongings stored within
the garage.

B.   Resident is responsible for the electronic door opener. The deposit will
be refunded if door opener is returned upon move-out and in operable condition.

C.   Resident is responsible for the maintenance and care of time fixtures
inside time garage and may not remove them for any reason.

D.   Resident it responsible for all damages and agrees to reimburse Landlord
for all such damages.

E.   The garage door shall be closed at all times with the exception of
entering or exiting the garage.

F.   Landlord reserves the right of entry into garage for inspection, repair,
alteration or other reasonable business purpose connected with the operation of
the property.

     Description of Vehicle:                 Year: 2001
                                                   ----

     Make: Volvo                             Color: Silver
           -----                                    ------

     Model: V40                              Tag #: 714-CGH
            ---                                     -------

35.   RECREATION FACILITIES: The landlord has provided recreation facilities
and areas for the use of Residents and their guests. In order that these
facilities be used for the benefit of everyone and be properly maintained,
serviced and operated with safety, the Landlord will establish from time to
time, schedules and appropriate regulations for the use of each such facility.

IN CONSIDERATION of being permitted to use the recreational facilities,
including the fitness center, I hereby;

A.   Assume all risks in connection with the use of the Recreational
Facilities, including the use by any friends and/or guests;

B.   Release Landlord and its agent from liability for any injury or damage
which may occur to me or my guests in the use of the Recreation Facilities.
including all risks connected therewith, whether foreseen or unforeseen; and

C.   Agree to hold harmless Landlord and its agent from any claim by me or my
legal representative, family, estate, heirs or assigns arising out of the use
of the Recreational Facilities.

D.   Agree to accompany all guests and children under 18 years old to the
Recreational Facilities.

36.   SMOKING: In the event that the Resident or guest of the Resident or
occupants of the premises, which are the subject of the Lease Agreement smoke
cigarettes, cigars, burn candles which emit soot, or engage in any other
activity which could result in particles which cause staining of walls,
carpets, or other portions of the premises; damage to the duct work which could
require duct cleaning by professionals; or a persistent odor in the unit that
necessitates the removal of carpet and padding despite an apparent cleanly
appearance that could result its a substantial cost being incurred by the
Landlord to bring the premises hack into the original condition then Resident
and Landlord agree that such damage occasioned by smoke are to he considered
extraordinary damage beyond normal wear and tear and the responsibility of the
Resident to rectify prior to vacating the premises. Measures which are
necessitated by the Landlord beyond normal steam cleaning of carpet and one
coat painting of the premises are to he considered extraordinary damages. Any
duct cleaning necessitated because of smell and concentrated nicotine build up
are damages that are beyond normal wear and tear. Thus, any such costs incurred
by the Landlord in bringing the premises back to the original condition shall
be deducted from time security deposit arid if it exceeds the amount of
security deposit, it shall become the responsibility of the Resident. Damages
beyond nominal wear and tear due to smoke or nicotine damage are to be
determined at the sole discretion of the Landlord.  Once again, the
responsibility of bringing the apartment to a condition where the existence of
nicotine and the smell of smoke is the responsibility of the Resident.

37.   PACKAGE ACCEPTANCE: We arc happy to accept packages and express mail for
our residents. The resident shall not hold Landlord or any Agent for Landlord
harmless for any lost, damaged or undelivered packages. Landlord and its Agents
will act in good faith to accept and store packages at their office, landlord
shall reserve the right to cancel this service at any time should the service
no longer become a benefit to the property.

38.   COUNTERPARTS: This Lease is executed in duplicate, with one copy to be
furnished to Resident and the other copy to be retained by Landlord.

39.   GENERAL: NO ORAL AGREEMENTS have been entered into individually, jointly,
or as agent for a Corporation with respect to this Lease. This Lease shall not
be modified except by an instrument in writing signed lay Resident and an
officer or authorized agent of Landlord. In the event of more than one
Resident, each Resident is jointly and severally liable for each provision of
the Lease. heels Resident states that he or she is of legal age to enter into a
binding lease for lodging. All obligations hereunder are to be in the State of
Florida, and this Lease shall he governed by and construed in accordance with
Florida Law. Time is of essence of this Lease.

                                     Resident Initials: ST   PT
                                                        --   --

                                 -7-

<PAGE>

40.   INSURANCE: Because your personal possessions mean more to you than to
anyone else, we want to urge you to protect your belongings with some type of
renter's insurance. A renter's policy would insure your possessions against
fire, theft, and other claims. In addition, you would be protected against any
lawsuit or liability claim from your landlord, guest, and visitors.

We are sure you would much rather pay a reasonable premium annually for this
type of insurance than run the risk of a possible lawsuit that could amount to
thousands of dollars. Please contact an insurance company to receive further
information.

   We strongly recommend that all residents purchase Renter's insurance.

    I presently have renter's coverage with
---                                         ----------------------------------

 X  I do not have coverage at this tame. I realize that I am personally
---
responsible for all damages to my apartment caused by any family, guest, or
visitor. I will personally and financially assume that responsibility.

41.   WASHER AND DRYER: The following washer and dryer remain property of
Landlord and routine maintenance of these items will be provided by Landlord.
Any damages to these items, however, caused by neglect or misuse will be
repaired/replaced at Resident's expenses. The rent will begin on date of
installation amid run for term of the Lease Agreement.

   Washer and Dryer
   (Washer Model Whirlpool   Ser. # n/a)
                 ---------          ---
   (Dryer Model Whirlpool   Ser. # n/a)
                ---------          ---

42.   ANTENNA AND DBS SATELLITE DISH:

A.   That Resident is allowed to install a video Antenna device or DBS
Satellite Dish, hereinafter collectively referred to as a "Dish". In accordance
with the Federal Communications Commission (FCC) rules governing Over-time-Air-
Reception-Devices (OTARD), the Dish must be one meter or less in diameter.
"Diameter" is the distance measured across the widest part of a Dish or any
other video antenna device. One meter is the equivalent of three (3) feet and
three (3) inches, or a total of thirty-nine (39) inches.

B.   That in accordance with Section 207 of the Telecommunications Act of 1996
and the FCC'S (OTARD) Rules governing the Resident's right to install a Dish
within the leasehold of a leased apartment unit, the Dish must only he
installed on a balcony, balcony railing, terrace or patio that is completely
within the premises being leased. Resident is not permitted to install the Dish
on outside walls, outside windowsills, roofs, common area balconies, common
area stairways or other common areas.

C.   That the Dish must he secured in such a manner that it will not become
dislodged. Resident is not permitted to use or cause to be used any permanent
adhesives or other such materials during the installation and securing of the
Dish.  Resident is not permitted to drill or cause the drilling of holes into
outside walls, roofs, balcony railings, glass or any other locations for the
purpose of securing the Dish, or for bringing the cable from the Dish into the
apartment unit. Resident shall not cause or allow damage to the apartment
during installation, operation or removal of the Dish.

D.   That the Dish must meet the technical requirements of having a clear,
unobstructed view of the Southwestern sky. This is required to receive the
signals necessary for viewing television programming. Resident must not hang
the Dish or any other antenna device outside of a window, or attach any type of
device causing the Dish to extend beyond or to be affixed outside of the
balcony, porch or balcony railing area for the purpose of positioning time Dish
to receive a clear, unobstructed view of the Southwestern sky.

E.   That in compliance with the FCC's (OTARD) Rules, the Landlord advocates
that Resident have the Dish installed by a professional installer. Such
installation requires the use of removable devices that will not cause damage
to the premises such as a C-clamp, tripod or similar devices, or devices
weighted by sand, water or other like substances. Such installation should also
include the USC of a Flat link or Glass Link cable as the connecting device
that will permit the closing of doors and windows, while at the same time
permitting transmission of the video signal. These installation devices,
securing devices and cable links can be purchased at local DBS satellite retail
stores.

F.   That in accordance with FCC rules and regulations regarding the illegal
use of inside cable wiring and signal leakage, and in accordance with the
compliance restrictions imposed by the property's current video (cable)
operator, Resident must not connect or cause to he connected, the cable
extending from the Dish or Dish set top receiver to any existing cable outlets
or external cable access boxes in the apartment or elsewhere on the premises.
Resident understands the only connection permitted is directly from the Dish to
the Dish receiver, to a television.

                                     Resident Initials: ST   PT
                                                        --   --

                                 -8-

<PAGE>

G.   That Landlord reserves the right to inspect the Dish at any time, and to
direct Resident to correct any condition that is in violation of FCC rules and
regulations or that is unsafe and causing or may reasonably be anticipated to
cause damage or injury to the premises or Residents, or that violates any
applicable provision of law or this Lease. Resident agrees Landlord may
exercise the right to take any such remedial action itself, including removal
of the Dish if its installation or use is in violation of FCC rules and
regulations or this lease. Resident agrees Landlord may take such action
without written or verbal consent from Resident. Landlord agrees that upon such
removal, it shall return the Dish and its appurtenances to Resident upon
removing said Dish.

H.   That Resident agrees the Dish and its appurtenances shall he installed,
operated, and maintained in compliance with 47 C.F.R. SS 1.4000 and time terms
of the FCC's Second Report and Order in CS Docket No. 96.83. FCC 98-273; all
other applicable FCC rules; all applicable safety codes and regulations
including building rules; all applicable zoning ordinances and regulations;
and any other applicable federal, state or local law at all times.

I.   That this lease shall upon removal of the Dish from the Premises or
termination of the Lease. That this lease shall also terminate if the
applicable FCC's OTARD Rule is repealed or amended in a manner that permits
landlord to require resident to remove the Dish and Landlord in fact so
requires. Resident's obligations to indemnify Landlord against claims arising
while this lease was in force, and Resident's liability for the cost of any
repairs to the premises shall survive termination of this Lease Agreement.

J.   Resident hereby agrees to indemnify and hold harmless landlord, agents,
assigns, successors and employees of the Owner in the event any third party
should bring an action far personal or property damage against time Landlord
for damages caused by reason of the installation, operation or removal of the
Dish. Such indemnification includes but is not limited to, attorney's fees and
costs incurred by time Landlord in defending any such action.

K.   Unless otherwise expressly provided herein, all provisions of the Lease
Agreement shall be governed by the terms of the Lease.

43.   CRIME-FREE LIVING: In consideration of the execution or renewal of the
apartment identified in the Lease Agreement, Landlord and Resident agree as
follows:

The Resident, any member of the Resident's household, or a guest or other
person under the Resident's control shall not engage in criminal activity,
including drug-related criminal activity, on or near project premises. "Drug-
related criminal activity" means the illegal manufacture, sale, distribution,
use, or possession with intent to manufacture, sell, distribute, or use, of a
controlled substance (as defined in section 102 of the Controlled Substances
act (21 U.S.C. 102).

A.   Resident, any member of the Resident's household, a guest or other person
under the Resident's control shall not engage in or facilitate criminal
activity on or near the property including but not limited to, violent criminal
activity or drug-related criminal activity.

B.   Resident or members of the household shall not permit the dwelling unit to
be used for, or to facilitate criminal activity, including bust not limited to
violent criminal activity or drug-related criminal activity, regardless of
whether the individual engaging in such activity is a member of the household
or a guest.

C.   "Violent Criminal Activity" means any felonious criminal activity that
lass a one of its elements the use, attempted use, or threatened use of
physical force against the person or property of another. "Drug Related
Criminal Activity" means the illegal manufacture, sales, distribution or use,
or possession with the intent to manufacture, sell, distribute or use, of a
controlled substance (as defines in Section 102 of the Controlled Substances
Act).

D.   Resident, any member of the Resident's household, a guest or other person
affiliated in any way with the Resident, shall not engage in any illegal
activity including prostitution, criminal Street gang activity, threats or
intimidation, assault, including, but not limited to the unlawful possession or
discharge of firearms, or illegal weapons on or near the premises, or any other
violation of the criminal statutes of the State of Florida or any breach of the
lease agreement that otherwise jeopardizes the health, safety and welfare of
the landlord, their agent, other tenant, or guest or that which involves
imminent or actual serious property damage.

E.   One or more violations of this clause constitutes a substantial violation
of the lease and a material noncompliance with the lease for which the Resident
shall not be given time opportunity to cure. Any such violation is grounds for
termination of tenancy and eviction from the unit. Proof of violation shall be
by a preponderance of evidence, unless otherwise provided by law.

F.   In case of any conflict between the provisions of this clause and any
other provisions of this lease, then provisions at this clause shall govern.

44.   WAIVER OF JURY TRIAL: Failure of Landlord to insist upon strict, timely
compliance by Resident with any term(s) of limit agreement, including payment
of rent, shall not amount to nor be construed as nor otherwise constitute a
waiver by Landlord of landlord's right thereafter to insist upon strict and
timely compliance by Resident of any arid all terms and conditions of this
agreement, including, without limitation, any team(s) that my not have been
enforced strictly by the landlord previously. Acceptance by the Landlord after
knowledge of any breach of this lease by the Resident shall not be a waiver of
the Landlord's right nor construed as an election by the Landlord not to be
enforced the provisions of this lease pursuant to such a breach. The Resident
hereby waives Resident's right to demand a jury trial in any cause of action
arising between Landlord and Resident concerning this contract.

                                     Resident Initials: ST   PT
                                                        --   --

                                 -9-

<PAGE>

45.   NO SECURITY SERVICES: The Landlord shall not provide nor does the
Landlord have any duty to provide for Resident, security services for the
protection of the Resident or the Resident's property. The Resident hereby
acknowledges that he understands the foregoing, and the Resident shall look
solely to the law enforcement agencies of the courtly or municipality in which
the Apartment is located for his protection. It is agreed and understood that
the Landlord shall not be liable to Resident for any damages, injuries or
wrongs sustained by other, or property of same for criminal or wrongful acts of
Landlord, its representative(s), agent(s), employee(s), or any other person(s)
or entity(ies) that may cause harm to Resident resulting from a tortuous,
criminal or wrongful act by same. In the event that time Landlord elects to
hire a security service to patrol and/or monitor the Apartment Community and
common areas, it is understood and agreed that said services are provided
exclusively for the protection of the Landlord's property and in no way
whatsoever shall it be intended or construed as a waiver by the Landlord of the
foregoing, nor in tiny way whatsoever shall it he construed as creating a duty
of the Landlord to protect the Resident.

                                     Resident Initials: ST   PT
                                                        --   --

                                 -10-

<PAGE>

                              COMMUNITY CODE

The Community Code agreed to in this Agreement or subsequently promulgated by
landlord is a part of this Lease Agreement, and the provisions conditions
thereof are assented to by the Resident, who agrees to abide by them.  Landlord
shall have right to modify, amend, or add to time provisions of the Community
Code whenever, in its opinion it is necessary or advisable to do so for the
purpose of safety, economy, preservation, or cleanliness in the operation and
maintenance of the apartment community, or for the safety, comfort, convenience
or welfare of the residents.

This Community Code is referred to within the Lease Agreement and made apart
thereof. Any breach of this Community Code by resident or guest will he deemed
to be a material breach of the Lease Agreement.

A.   PUBLIC AREAS: The sidewalks, entrances, driveways, courtyards, vestibules,
stairways, corridors, parking areas and all other public areas for the sole
purpose of providing Residents with ingress and egress to their apartments, and
these areas cannot be obstructed in any manner by anyone. This would include
garbage cans, supplies, shopping carts, carriages, scooters, bicycles, play
wagons, etc., owned by the Resident, his guests or agent If such articles are
left in any public areas, the Landlord may remove them. Bicycles must be kept
and stored only in those areas designated by the Landlord for their storage.

B.   PRIVATE AREAS: Residents shall maintain and clean all patios and other
areas, which arc reserved for the resident's private use.

C.   LOCKS AND KEYS: The Resident will be given one set of apartment and
mailbox keys. These keys, together with any and all duplicates, made by the
Resident during the tenancy of his residency, must be returned to the Landlord
upon vacation of the apartment. No lock may be changed or added to any exterior
door without the written consent of the Landlord. There is a charge for
replacing any lost keys or for providing of any extra keys to the Resident. The
Landlord must retain a passkey to each apartment and mailbox.

D.   SPEED LIMIT: The speed limit throughout the apartment community and all
appurtenant parking cress is 12 MPH for all types of vehicles.

E.   PARKING: The Resident shall park only in those areas designated for
parking. The Resident must furthermore insure that all of his/her visitors and
agents comply with any and all parking designations promulgated by tile
Landlord. Only passenger vehicles of ordinary size with current tags and
inspection stickers may be parked in the parking areas designated for the
Resident, unless the Resident shall secure time written permission of the
landlord to park other vehicles or items therein. Landlord shall have the right
to designate parking areas and/cit spaces for all vehicles, including without
limitation to boats, traitor, vans, campers, trucks, cycles, and motorbikes. No
vehicle maintenance may he performed upon the apartment grounds without
securing the written permission of the Landlord. Parking spaces are on a first
come, first serve basis.

F.   TOWING: Any vehicle left or abandoned upon the apartment grounds for seven
(7) days without removing the same, may he removed at the Residents expense,
unless the Resident shall have notified the Landlord in advance in writing and
shall have secured written permission from the Landlord to leave time same.
Furthermore, if applicable, any vehicle parked in an unauthorized parking
space, or appearing inoperable to Landlord, e.g., due to flat tires, removal of
parts or expired tags, may also be removed at the Resident's expense. Resident,
for itself and its guests, agrees that any violations of the foregoing rules
subject the vehicle, motorcycle or other vehicles to be towed without notice at
Resident's or Resident's guest's expense. Landlord, its representatives, agents
and employees shall not be liable for any damages arising as a result of
towing. Further, Resident shall indemnify Landlord and its representatives,
agents and employees for any liability that may he imposed on themes a result
of any improper towing.

G.   TERRACES, WINDOWS AND ENTRANCE DOORS: Awnings or other projections may not
be attached to the outside walls over terraces, windows or entrance doors; nor
shall any terrace, window or entrance door be used for shaking dust mops,
beating rugs, drying laundry or draping any articles. Furthermore, cigarettes,
trash, or other material must mint he thrown front any terrace, window or
entrance door. Special entrance door appurtenances or adornments and interior
shades for screened terraces may not be installed without the written consent
of the Landlord. No signage any kind may be hung at any window or door in a
manner that makes it visible from the exterior of the apartment building. No
external antennas, satellite dishes or clotheslines will be erected on any
terraces, windows or porches. The installment of aluminum foil on either the
inside of the outside of any windows in the apartment building is prohibited.
Only those window coverings applied by the Landlord shall be allowed to be seen
from outside tile building. The Resident must not leave windows open during
periods of rains or high winds. For any fault or carelessness in these
respects, the Resident shall promptly make good all injury or damage sustained
by the Landlord and other residents.

H.   PLUMBING FIXTITRES: The most modem fixtures have been installed in the
apartment; however, no plumbing fixture is made to dispose of sweepings,
matches, rugs, and other similar materials. No plumbing fixture shall he used
for such a purpose. Any damages resulting from the misuse of any plumbing
fixture shall be borne by the Resident who causes it, and paid for as an
additional rental payment in the next subsequent month.

I.   WATERBEDS: The use of any type of waterbed is expressly prohibited unless
an insurance policy in the amount of $100,000 is provided to the Landlord. This
policy must name the apartment community as a beneficiary and cover any and all
damages carried by or related to the waterbed.

J.   ELECTRIC LIGHT BULBS: Each apartment is completely furnished with light
bulbs at the time the Resident takes possession. Thereafter, the expense of any
replacement bulbs, necessary or required, will be borne by the Resident.

                                     Resident Initials: ST   PT
                                                        --   --

                                 -11-

<PAGE>

K.   REFUSE, TRASH AND CLEANLINESS: All garbage, refuse, and other types of
waste shall be placed its the garbage receptacles provided for the Resident's
use by the Landlord. No trash or other waste is to be thrown out the grounds
around these containers, or around the community. The Resident is to clean and
to keep his apartment, together with all the fixtures herein, in a clean,
sightly and sanitary condition.

L.   SOLICITING: Any soliciting within time apartment building is absolutely
forbidden. Should a solicitor appear, please notify the Property Director so
that appropriate action may be taken.

M.   WEAPONS: Residents and/or guests are prohibited from walking around the
community with any kind of firearm or other dangerous/potentially lethal weapon
other than to transport same between their apartment and automobile via time
most direct route and iii the most expeditious manner.

N.   MAINTENANCE: Service calls are performed during normal working hours on
weekdays except in cases of bona fide emergencies. All service calls must he
reported by the Resident to the Property Director or other agent. They may be
reported by telephone, written message or in person. Maintenance technicians
employed by the Landlord are not authorized to take any individual calls before
clearing such request through the office. Service Calls are performed on a
first come; first serve basis with priority given to these requests that would
constitute a hazard or discomfort to the Resident. In reporting any maintenance
discrepancy, the Resident shall inform the Landlord as to time presence of any
pet located within this apartment unit. If such pet is known to be unfriendly,
it is the Resident's responsibility to inform the Landlord of this effect and
to lock the pet in a room other than where the maintenance is to be performed.

O.   AIR-CONDITIONER FILTERS: The Resident is responsible for the periodic
checking of air conditioner filter within his apartment. Damaged or dirty
filters will be changed by the Landlord upon notification by the Resident to
the Property Director of the necessity of such changing. Any neglect or
omission in performing this periodic inspection by the Resident, which results
in the damage or destruction of an air-conditioner unit, will result in all
liability therefore to be assessed against the resident.

P.   LANDING LIGHTS: House lights are provided outside of each apartment door.
The bulbs for these fixtures may not be removed, loosened or substituted with
any other type of bulb by the Resident. The tampering with these light fixtures
by the Resident could result in liability being assessed against the Resident
for any accident caused by the non-operational capability of any such lighting
fixture.

Q.   CAR WASHING: The Resident may use the designated car wash area for the
purpose of washing his motor vehicle provided that the Resident does not park
his vehicle on any lawn area or otherwise block any type of traffic flow during
such washing. The water outlet is to he securely turned off after such use. The
Landlord reserves the right to revoke this privilege to any and all Residents
if such privilege is abused.

R.   SWIMMING POOL REGULATIONS: Due to the strict regulations maintained by the
State health Department with regards to time operation swimming pools the
following regulations must be adhered to or the swimming facility will be
closed to all apartment Residents:

I.   All swimmers will use the pool facilities at their own risk. The landlord
assumes no liability in the case of an accident.

II.   No one is permitted to enter time pool unless all body oil or suntan
lotions have been removed.

III.   Anyone having skin disease, inflamed eyes, a cold, nasal or ear
discharge, open blisters, cuts or skin abrasions or a communicable disease is
not permitted to use the pool facility.

IV.   Proper bathing suits must he worn while utihi7intg the swimming pool
itself or the surrounding area. Bathing attire shall conform to standards
applied by state parks. No cutoffs, jeans or other attire other than swim
trunks or bathing suits manufactured specifically for swimwear will he
permitted. (No thong bathing suits or diapers).

V.   Spitting, spouting of water and nose blowing is strictly prohibited in the
pool.

VI.   Animals of any nature are not permitted within the pool area.

VII.   Glassware, bottles or any such fragile items are strictly prohibited
within the pool area.

VIII.   Food or preparation of food is strictly prohibited within the pool
area.

IX.   Running and loud or boisterous conduct are not permitted.

X.   All guests and any individual under the age of eighteen must he
accompanied by their Resident-sponsor.

XI.   The pool may be closed at any time without notice because of necessary
maintenance, repairs or inclement weather.

XII.   Residents and guests are strictly prohibited from removing any of the
chairs, chaise lounges, tables or other removable eqtsipntetrt from the pool
area.

S.   PROPER WEARING ATTIRE: This Resident, his guests or agents, within the
confines of public recreational areas within the apartment community, must
maintain a certain minimum standard of dress. (No thong bathing suits.) On the
tennis courts, appropriate tennis wear is required at all times. The use of
proper tennis shoes is required at all times when utilizing the tennis courts.
In the recreational room, the standard of dress will be casual; however, shoes
and shirts will be required at all times.

T.   LAUNDRY ROOMS: Where the Landlord has provided laundry facilities for the
Residents use these are to be used during the hours of operation set by
landlord. In some cases, all electrical power to the laundry facility will he
shut off and doors locked and burglar systems activated at the closing time.

U.   MOVING DAMAGE~ The Resident will he responsible for all damage done as a
direct or proximate result of the Resident moving into or out of his apartment
unit. This liability will extend not only to the apartment units themselves,
but also to any damage done to any external or exterior portions of the
apartment community. Move-in or move-out will only he accomplished between the
hours of 7:00 a.m. to 11:00 p.m.

                                     Resident Initials: ST   PT
                                                        --   --

                                 -12-

<PAGE>

V.   NOTICE: The Landlord may, from time to time, amend or change any of the
Community Codes applicable to the standard of conduct to be exercised in the
apartment community by giving written notice to the Resident pursuant to the
terms and conditions set forth in the Lease Agreement governing such notices.

W.   WAIVER: A failure of the landlord to insist upon strict performance of any
of these rules stud regulations contained herein shall not be deemed to be a
waiver of any of the rights or remedies the Landlord may have, and shall not be
deemed a waiver of any subsequent breach or default in the terms of these
Community Code.

X.   INTERPRETATION: The Landlord's interpretation of these Community Codes,
and the Landlord's decisions based upon thereon, shall he final and conclusive.

Y.   NOISE: Modern construction and equipment have been used throughout in
order to make the apartments as quiet as possible. Loud and boisterous noise or
any other objectionable behavior by any Resident or guests is not permitted.
Good judgment and thoughtfullness for others must be used in the playing of
musical instruments, stereos, television sets and all other instruments
creating an audible sound as well as with the operation of W/D and vacuums. The
operation of these instruments is permitted provided that their noise level is
adjusted so at to be audible only in the apartment in which it is located. Any
audible standards are severely increased between the hours of 10:00 o'clock
p.m. and the following 8:00 o'clock a.m.

IN WITNESS WHEREOF, Landlord has caused this Lease Agreement to he executed by
its duly authorized agent, and Resident has executed this Agreement on the day
and year first above written.

Landlord, by its agent,
ZOM Residential Services, Inc.

By: /s/ Unreadable                     Resident: /s/ Susan Taylor
    -------------------------------              ------------------------------

Date: 8/8/02                           Date: 8/8/02
      -----------------------------          ----------------------------------

                                       Resident: /s/ Paul Taylor
                                                 ------------------------------

                                       Date: 8/8/02
                                             ----------------------------------

                                       Resident:
                                                 ------------------------------

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

                                       Resident:
                                                 ------------------------------

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

                                 -13-

<PAGE>

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