Document:

Exhibit 10.42

Confidential Treatment Request

[*]  indicates  information  that has been  omitted  pursuant to a  confidential
treatment  request and this information has been filed under separate cover with
the Commission.

                                    ORIGINAL

JEB/CB                                                                   T-13042
02/04/05
03/04/05
03/08/05

                           L E A S E   C O N T R A C T

THIS LEASE CONTRACT entered into by and between "Landlord" and "Tenant" 14th day
of March, 2005, in accordance with the terms and hereinafter set forth.

                              W I T N E S S E T H

                                   ARTICLE I

                       Summary of Basic Lease Provisions
                           and Certain Defined Terms

When used herein, the following terms shall have the indicated meanings:

1. "LANDLORD": Weingarten Nostat, Inc.
    "NOTICE ADDRESS":  P.O. Box 924133,  Houston,  TX 77292-4133,  Attn: General
    Counsel

2.  "TENANT":  Midnight Auto Franchise Corp.
    State Where  Incorporated:  Michigan  Corporate I.D.#:  383370288
    "TENANT'S TRADE NAME"/ (d/b/a): Midnight Auto
    "NOTICE ADDRESS":
    Primary  Address":  1835 E. Guadalupe,  E-116,  Tempe,  AZ 85283
    "Secondary Address": 3872 Rochester Rd, Troy, MI 78083, Attn: Dennis Spencer
    So long as Tenant is  occupying  the Leased  Premises,  the Primary  Address
    shall to be the Notice Address. At any time when Tenant is not occupying the
    Lease the Secondary Address shall be deemed to be the Notice Address.

3.  "GUARANTOR": None

4.  "LEASED PREMISES":  Approximately 4,600 square feet constituting part of the
    Center as shown on Exhibit "A".

5.  LEASE TERM:
    "COMMENCEMENT  DATE":  Earlier of: (i) 60 days after tender of possession of
    Premises to Tenant, or (ii) the date upon which Tenant opens for business in
    Premises.
    "TERMINATION  DATE":  Last day of the 60th  full  calendar  month  after the
    Commencement Date.

6.  "MINIMUM RENT":  Lease Year 1: [*]
    Lease Year 2: [*]
    Lease Year 3: [*]
    Lease Year 4: [*]
    Lease Year 5: [*]

7.  "PERCENTAGE RENT": N/A

8.  "PERMITTED  USE":  For the operation of an  automotive  repair center office
    automotive  repair  services  such as oil changes,  tune ups,  tire changes,
    engine transmission service and related services;  provided,  however, in no
    event   shall  be   permitted   to  engage  in   automotive   body   repair.
    Notwithstanding  the forgoing  Permitted  Use shall be subject to conditions
    and restrictions set forth in sections 6.01.B., 6.06. and 7.01.B hereof.

9.  "SECURITY DEPOSIT":  [*] of [*] shall be applied to month's Minimum Rent and
    additional charges.

10. "ADDITIONAL  CHARGES":  (to  commence on  "Commencement  Date" as defined in
    above):

    "COMMON AREA PAYMENT": [*] per month            "TAX PAYMENT": [*] per month
    "INSURANCE PAYMENT":   [*] per month            "WATER COSTS": [*] per month

THE SUBMISSION OF THIS LEASE FOR EXAMINATION BY TENANT AND/OR EXECUTION  THEREOF
DOES NOT CONSTITUTE A RESERVATION OF OR OPTION FOR THE LEASED  PREMISES AND THIS
SHALL BECOME EFFECTIVE ONLY UPON EXECUTION BY ALL PARTIES HERETO AND DELIVERY OF
A FULL COUNTERPART HEREOF BY LANDLORD TO TENANT.

*Portions of this exhibit have been omitted and filed separately  pursuant to an
application  for  confidential  treatment filed with the Securities and Exchange
Commission  pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as
amended.

<PAGE>

                              ARTICLE II - PREMISES

SECTION 2.01.  Landlord  hereby leases to Tenant,  and Tenant hereby leases from
Landlord the Leased Premises which shall be a portion of a building  situated or
to be situated  substantially in the location which is shown outlined or hatched
on the plot designated  Exhibit "A", which is annexed hereto and incorporated by
reference  herein and made a part hereof for all  purposes,  such  building  now
existing  or to be  constructed  or being  constructed  on part of the  tract of
property  described in Exhibit "B", which is annexed hereto and  incorporated by
reference herein and made a part hereof for all purposes.  The land described in
Exhibit "B" (as may be reduced or increased  from time to time as  designated by
Landlord)  and any  existing  and future  buildings,  parking  area,  sidewalks,
service area and other  improvements  now existing or hereafter  erected thereon
are sometimes herein referred to as the "Shopping Center". Landlord reserves the
right to place in,  under,  over or through the Leased  Premises  pipes,  wires,
lines,  and facilities  serving other areas of the Shopping Center provided such
right is  exercised  in a manner  which  does not  unreasonably  interfere  with
Tenant's conduct of its business at the Leased Premises.

SECTION 2.02. In determining  the floor area of the Leased  Premises,  distances
shall be measured from the exterior face of all exterior walls and the center of
all partition  walls which separate the Leased  Premises from any interior area.
Walls  separating  the Leased  Premises from a wall and corridor  walls shall be
deemed to be exterior walls of the Leased Premises.

SECTION 2.03. The Leased  Premises  shall be constructed in accordance  with the
Construction  Rider attached hereto and incorporated by reference herein for all
purposes.

                               ARTICLE III - TERM

SECTION 3.01. The term of this Lease shall commence on the Commencement Date and
shall terminate on the Termination  Date, unless sooner terminated in accordance
with the terms and conditions  hereinafter set forth. At the request of Landlord
from time to time made,  Tenant will  execute one or more  memoranda  or letters
stating the commencement and termination dates of the Lease.

SECTION  3.02.  Notwithstanding  the fact that the lease will commence at a date
subsequent  to the  execution of this  instrument  by Landlord and Tenant,  such
parties intend that each shall have vested rights  immediately  upon the signing
of this instrument and that this  instrument  shall be fully binding and in full
force and effect from and after execution hereof by Landlord and Tenant.

                               ARTICLE IV - RENTAL

SECTION 4.01. Tenant covenants and agrees to pay to Landlord the Minimum Rent in
Houston, Harris County, Texas, at P. O. Box 201692, Houston, Texas 77216-1692 or
at such other  address as Landlord  may from time to time  designate in writing.
All such Minimum Rent  payments  shall be made on the first day of each calendar
month,  monthly in advance,  for each and every month in the term of this Lease.
Upon  commencement of the term of this Lease,  Tenant will pay Landlord  Minimum
Rent for the first full calendar  month of the lease term; but if the lease term
does not commence on the first of a calendar  month,  Tenant will,  in lieu of a
full month's Minimum Rent, pay in advance a pro rata part of such sum as Minimum
Rent for such partial month.

SECTION  4.02.  The term "Gross  Sales"  includes  all moneys or things of value
received or receivable,  including lease or rental revenue  (without  deductions
for uncollectibles),  by Tenant, its sublessees, licensees or concessionaires or
others,  for merchandise sold or services  performed or equipment,  or inventory
items leased or rented or business  conducted  (including  interest,  time-price
differential,  finance charges and service charges on time-payment sales, credit
sales or  lay-a-way  sales) in,  about or from the Leased  Premises  (including,
without  limitation,  orders  received  in  person  or  by  mail,  telephone  or
electronically,   orders  placed  at  the  Leased  Premises  by  telephone,   or
electronically,  inclusive of any  e-commerce or kiosk type sales,  and services
performed by Tenant away from the Leased  Premises),  including  transactions in
which  delivery is made to the customer at the Leased  Premises but the order is
taken  elsewhere and  transactions in which the delivery is made from the Leased
Premises  regardless of where the order is taken,  receipts from  mechanical and
other vending machines, deposits not refunded to purchasers, and revenues, fees,
and/or  commissions  received from the sale of lottery tickets.  The term "Gross
Sales" shall not include (1) excise or sales taxes added to the selling price of
the item and paid by the tenant  directly to the  Government,  or (2) refunds to
customers  not in  excess of the  original  selling  price of the  item,  or (3)
transfers or exchanges of merchandise to another of Tenant's  stores made in the
regular  course  of  Tenant's  business  and  not for the  purpose  of  avoiding
consummation  of a sale in the Leased  Premises,  or (4)  returns to shippers of
manufacturers,   or  (5)  sales  of  Tenant's  "Removable  Trade  Fixtures"  (as
hereinafter  defined)  after  use by  Tenant in the  Leased  Premises.  Under no
circumstances  shall  there be any  deduction  from  Gross  Sales by  reason  of
Tenant's being liable to pay any franchise tax, capital stock tax, income tax or
similar or dissimilar  tax based upon Tenant's  income,  capital  structure,  or
profits.

                                        2
<PAGE>

All Gross Sales will be recorded  through modern methods in a manner approved in
writing by Landlord.  Complete records shall be accurately  maintained by Tenant
on all operations conducted at the Leased Premises. Such records,  together with
cash register total slips,  sales slips and tax returns relating to the business
at the Leased  Premises  will be  retained  by Tenant for three (3) years  after
preparation, and will be open to inspection by Landlord at all reasonable times.

The term "Lease  Year",  as used herein,  shall,  in the case of the first Lease
Year, mean the period which commences with the Commencement  Date and terminates
on the last day of the twelfth (12th) full calendar month after the Commencement
Date or  alternatively,  the period which commences on the Commencement Date and
terminates on the last day of the twelfth  (12th) full calendar  month after the
Minimum Rent Commencement  Date, if a Minimum Rent Commencement Date is provided
herein.  Such first Lease Year shall include the partial  month,  if any, at the
beginning of the lease term if the  Commencement  Date is not the first day of a
calendar month.

Each  subsequent  "Lease Year" shall mean a period of twelve (12) full  calendar
months  commencing with the date following the last day of the first Lease Year,
and commencing with each subsequent annual anniversary of such day.

The last Lease Year of the lease term shall be the period which commences on the
day  immediately  following  the  last  day  of the  preceding  Lease  Year  and
terminates on the last day of the lease term. Accordingly,  such last Lease Year
may be less than twelve (12) full calendar  months,  depending  upon the date of
termination of the lease term.

Within  fifteen  (15) days after the end of each three month period in the lease
term, Tenant will deliver to Landlord a statement signed by Tenant (if Tenant is
an individual), or a general partner of Tenant (if Tenant is a partnership) or a
responsible corporate officer of Tenant (if Tenant is a corporation)  accurately
setting  forth the amount of Gross Sales made  during  such three month  period,
itemized in reasonable detail.

SECTION 4.03.  All rent and other sums  hereunder  provided to be paid by Tenant
shall be due and  payable by Tenant  without  demand,  deduction,  abatement  or
off-set except as expressly  provided  herein.  Past due rent and other past due
payments  shall bear interest from maturity at the rate of twelve  percent (12%)
per annum (or, at Landlord's  option, a monthly variable rate equal to 400 basis
points greater than the "prime rate" at Bank One,  Arizona,  N.A.) from the date
due until paid.

All other sums and charges of whatsoever nature required to be paid by Tenant to
Landlord pursuant to the terms of this Lease (including, without limitation, all
payments set forth in Article XXII, below entitled "Additional Rent") constitute
additional  rent  (whether  or not same be  designated  "Additional  Rent")  and
failure by Tenant to timely  pay such  other  sums or charges  may be treated by
Landlord as a failure by Tenant to pay Minimum Rent.

                              ARTICLE V - UTILITIES

SECTION  5.01.  Tenant  will at its own  cost  and  expense  pay for all  water,
sanitary sewer, gas, electricity and other utilities used in the Leased Premises
and will save and hold Landlord  harmless from any charge or liability for same.
Except for water and  sanitary  sewer  service,  all  utilities  are  separately
metered to the Leased  Premises and Tenant shall make  payments  directly to the
suppliers  of such  utilities.  Water and sanitary  sewer  service is metered in
common with other occupants of the Shopping  Center.  Tenant shall pay the Water
Costs (as set forth in Article  I.10 hereof) for each and every month during the
term of this Lease, and Landlord shall have the right,  exercisable by notice to
Tenant at any time during the term of this Lease,  to adjust the monthly  amount
Tenant shall pay for Water Costs to more accurately reflect Landlord's  estimate
of Tenant's actual water usage, and additionally, Landlord may submit an invoice
to Tenant for the difference  between the actual cost of supplying  water to the
Leased  Premises and the amount  theretofore  paid by Tenant during any calendar
year. Tenant may, at its option,  install a flow meter at the Leased Premises in
order to measure the amount of water flowing into the Leased  Premises.  In such
event,  "Water Costs" shall be adjusted  based on Tenant's  actual usage,  which
shall be calculated  by  multiplying  the cost of the water flowing  through the
common  meter by a  fraction,  the  numerator  of which is the  amount  of water
actually  flowing  through the flow meter and the  denominator of which shall be
the amount of water flowing through the common meter.

SECTION 5.02. No  interruption  or  malfunction  of any utility  services  shall
constitute  an eviction or  disturbance  of Tenant's use and  possession  of the
Leased Premises or a breach by Landlord of any of its  obligations  hereunder or
render Landlord liable for any damages or entitle Tenant to be relieved from any
of its obligations hereunder or grant Tenant any right of off-set or recoupment.
In the event of any such  interruption of any such services,  Landlord shall use
reasonable  diligence to restore such service in any circumstances in which such
interruption  is  caused  by  Landlord's  fault.  Notwithstanding  any  term  or
provision  to the  contrary  contained  herein,  in the event that such  utility
services are  interrupted  due to the negligence of Landlord for a period longer
than twenty-four (24) hours, and provided that Tenant shall have given notice of
such  interruption  to Landlord,  then to the extent that Tenant cannot and does
not  conduct  its  business  in the Leased  Premises  due to such  interruption,
Minimum Rent and additional  charges shall abate until such interrupted  utility
services have been restored.

                                       3
<PAGE>

                                ARTICLE VI - USE

SECTION  6.01.A.  Tenant will use the Leased  Premises  solely for the Permitted
Use.  Tenant  will not use or permit  use of the Leased  Premises  for any other
purpose without the written  consent of Landlord.  Such store will be advertised
as and operated under the Tenant's Trade Name. Tenant, at its own expense:  will
comply with all federal,  state,  municipal and other laws,  codes,  ordinances,
rules  and regulations  applicable  to the  Leased  Premises  and  the  business
conducted  therein by Tenant;  will comply with such regulations as Landlord may
promulgate  regarding  sanitation,  cleanliness  and other matters at the Leased
Premises or within the Shopping Center,  including without limitation removal of
garbage,  trash  and  other  waste.  Tenant  will not  conduct  any  auction  or
bankruptcy or fire or  "lost-our-lease"  or  "going-out-of-business"  or similar
sale or make any unlawful use of the Leased  Premises or permit any unlawful use
thereof.

SECTION  6.01.B.  Tenant  covenants  and  agrees  that any noise  created in the
conduct of Tenant's  business will be kept to a sufficiently low level so as not
to disturb other tenants and customers in the Shopping Center. In no event shall
Tenant (or Tenant's  customers and invitees)  accelerate vehicle engines to such
RPM levels  which would be a nuisance  to other  tenants  and  customers  in the
Shopping Center.

SECTION 6.02.  Tenant will join and  participate in any association of merchants
in the  Shopping  Center  and will in good  faith  cooperate  in any  reasonable
advertising or promotional programs of such association.

SECTION 6.03.A.  Tenant binds and obligates  itself to occupy and use the entire
Leased Premises  continuously  during the entire term of this Lease at least six
(6) days per week during  reasonable  business  hours for the  purpose  provided
above and will  operate  such  business  during such period with  diligence,  in
accordance  with the best  standards  of  operation  of such  business.  Nothing
contained  herein  shall be deemed to prohibit  Tenant from  remaining  open for
business until 12:00 midnight.

SECTION  6.03.B.  So long as Tenant is open and  operating  its  business in the
Leased Premises for the Permitted Use described in Article I.8 hereof, and there
has not  occurred  an "Event of Default"  (as  defined in Article  XVI  hereof),
Landlord agrees that it will not, after the date hereof, directly lease space in
the  Shopping  Center  to any  other  tenant  whose  primary  business  will  be
automotive  repair center offering oil changes,  tune ups, tire changes,  engine
repairs,  transmission  service and related  services  (hereinafter a "Competing
Business"), or amend or modify and existing lease so as to permit operation of a
Competing Business. This limitation shall not apply to present tenants (or their
assignees or sublessees) whose leases may not prohibit such use. If, at any time
during the term of the Lease,  Tenant should cease operating its business at the
Leased Premises (except for cessation of operations caused and continuing solely
by reasons of Force Majeure, as hereinafter defined) then the provisions of this
Section 6.03.B.  limiting Landlord's right to lease space in the Shopping Center
for the purpose set forth above  shall be  immediately  rendered  null and void.
Further,  in the event any third party shall commence any action or lawsuit as a
result of this  agreement,  this  provision  shall be rendered null and void and
Tenant shall  indemnify  and hold  Landlord  harmless for all costs and expenses
incurred, including attorneys' fees, in defending such action.

If Tenant  determines  that Landlord has violated the provisions of this Section
6.03.B.,  Tenant  shall give  Landlord  written  notice of such  violation,  and
Landlord  shall have thirty (30) days from receipt of the notice within which to
cure the violation.  If such violation is not cured timely,  then Tenant, as its
exclusive  remedy,  shall  have the right to pay,  in lieu of the  Minimum  Rent
stated in the Lease,  an amount equal to fifty percent (50%) of the Minimum Rent
otherwise  payable under the terms of the Lease  (hereinafter  "Alternate Rent")
until the  violation  has been  cured;  provided,  however,  the payment of such
Alternate Rent shall not continue in effect for longer than six (6) months,  and
after six (6) months of the  payment of  Alternate  Rent,  Tenant  must elect to
either (i) terminate  this Lease upon thirty (30) days prior  written  notice to
Landlord,  or (ii) keep this  Lease in effect and to again  commence  payment of
Minimum Rent, and all additional rent at the rates provided in this Lease.  Time
is of  the  essence.  If  Tenant  fails  to  give  Landlord  written  notice  of
termination within ten (10) days after expiration of the six (6) month Alternate
Rent period,  Tenant will be deemed to have elected to keep this Lease in effect
and recommence the payment of Minimum Rent and all additional  rent at the rates
provided in the Lease.  Nothing  contained  herein shall be deemed to reduce the
amounts  payable by Tenant as additional  rent during any period that Tenant has
the right to pay Alternate Rent.

SECTION  6.04.  Landlord  hereby  agrees  to  contract  for the  supplying  of a
"dumpster" for Tenant's use. Tenant shall place all of its trash from the normal
operation  of  its  business   activities  at  the  Leased  Premises  (excluding
construction)  into the  dumpster  container  provided by  Landlord,  and Tenant
agrees that no other  trash  container  may be  utilized  by Tenant  outside the
Leased Premises. Landlord hereby agrees to contract for a dumpster service which
will empty the dumpster on a regular basis.

In  consideration  for Landlord's  supplying a dumpster and  contracting for the
service to said dumpster,  Tenant shall reimburse  Landlord for the cost of such
service, which such cost shall be included in Tenant's "Common Area Payment" (as
hereinafter defined). In Landlord's sole judgment, should Tenant's usage of said
dumpster  service  exceed  the usage of other  tenants  in the  Shopping  Center
(calculated  on a per  square  foot  basis),  Landlord  shall  have the right to

                                       4
<PAGE>

increase the amount paid by tenant in its Common Area Payment to more accurately
reflect Tenant's actual usage.

Alternatively, at any time upon ten (10) days written notice to Tenant, Landlord
may terminate  Tenant's right to use  Landlord's  dumpster  service  program and
require that Tenant contract separately for trash disposal services. Thereafter,
Tenant shall be  responsible,  at its sole cost and expense,  for the removal of
its trash and rubbish,  and Tenant's  Common Area Payment shall not include fees
for such services.

SECTION 6.05.  Tenant shall install and maintain a locking system for the Leased
Premises in accordance with Landlord's standard requirements.

SECTION  6.06.  Tenant  shall not use (or  allow  the use of) any of the  Leased
Premises or any portion of the Shopping Center for any activities  involving the
use, generation,  handling,  release,  threatened release,  treatment,  storage,
discharge,   disposal  or  transportation  of  any  "Hazardous   Materials"  (as
hereinafter defined),  in particular,  asbestos or asbestos containing material,
urea formaldehyde foam insulation,  transformers or other equipment that contain
dielectric fluid containing polychlorinated  biphenyls,  except in such quantity
or concentration  that is customarily  used,  stored or disposed in the ordinary
course of the  business  conducted  on the Leased  Premises  pursuant to Article
I.8., "Permitted Use" so long as (i) such activity duly complies with applicable
"Environmental  Laws"  (as  hereinafter  defined)  and good  and  safe  business
practice,  (ii)  waste oil and other  automotive  waste  products  are stored in
above-ground  containers  (Tenant being  specifically  prohibited from utilizing
under ground storage tanks for storage of waste products); (iii) any storage and
disposal  takes  place  in  accordance  with  applicable  Environmental  Laws at
disposal  facilities  and at  locations  other than the Leased  Premises and the
Shopping Center which are duly permitted in accordance with Environmental  Laws,
and (iv) such use,  storage or disposal  does not require  Tenant,  any agent or
employee of Tenant or any  operator  of the Leased  Premises to have a hazardous
waste  generator  identification  number  or any  other  authorization  from  or
registration  with any  governmental  authority  based  primarily  on or related
primarily  to the  Hazardous  Material  in  question.  If  Tenant  violates  the
foregoing  covenant  resulting  in  an  "Environmental  Claim"  (as  hereinafter
defined) or if any  Environmental  Claim arises against Tenant and/or the Leased
Premises,  then Tenant  agrees to (a) notify  Landlord  immediately  of any such
Environmental  Claim and (b) after consultation and approval by Landlord,  clean
up any contamination in full compliance with all applicable  Environmental  Laws
and/or take such other action as may be required by any  governmental  authority
or applicable  Environmental  Laws. No consent or approval of Landlord  shall in
any way be construed as imposing  upon  Landlord  any  liability  for the means,
methods or manner of removal,  containment or other  compliance  with applicable
law for and with respect to the foregoing.

Mutual  Environmental  Indemnity.  Tenant  agrees to indemnify and hold harmless
Landlord from and against any and all  Environmental  Claims  arising during the
Lease Term in  connection  with the presence or suspected  presence of Hazardous
Materials in or on the Leased Premises or Shopping Center which are present as a
result of negligence,  willful  misconduct or other acts or omissions of Tenant,
Tenant's agents, employees,  contractors,  invitees,  vandals, burglars or other
unauthorized entrants. Without limitation of the foregoing, this indemnification
shall include any and all costs incurred due to any investigation of the site or
any cleanup, removal or restoration mandated by a federal, state or local agency
or political subdivision,  which is performed as a result of negligence, willful
misconduct  or other acts or omissions of Tenant,  Tenant's  agents,  employees,
contractors, invitees, vandals, burglars or other unauthorized entrants.

Landlord agrees to indemnify,  defend, and hold Tenant harmless from and against
any and all  Environmental  Claims  arising  out of or in  connection  with  any
environmental  condition  or  contamination  existing in, on or under the Leased
Premises or Shopping  Center which existed prior to the date upon which Landlord
tendered  possession  of the Leased  Premises  to  Tenant,  or due to any act or
omission of Landlord and/or prior tenants/occupants of the Leased Premises.

The following terms shall the following meaning:

    "HAZARDOUS  MATERIALS" means (a) any substance included within the statutory
or  regulatory  definition  of (i)  "hazardous  waste"  pursuant to the Resource
Conservation  and  Recovery  Act of 1976 (42 U.S.C.  Section  6901 ET SEQ.),  as
amended from time to time ("RCRA"),  (ii) "hazardous  substance" pursuant to the
Comprehensive Environmental Response, Compensation and Liability Act of 1980 (42
U.S.C.  Section 9601 ET SEQ.) as amended from time to time  ("CERCLA") and (iii)
"hazardous materials" pursuant to the Hazardous Materials Transportation Act, 49
U.S.C. App. Section 1980 ET SEQ., as amended from time to time ("HMTA"), (b) any
material,  waste or substance  which is or contains (i) oil,  petroleum,  or any
fraction thereof, (ii) formaldehyde,  (iii) radioactive materials, (iv) asbestos
or (v)  polychlorinated  bipheyls,  (c) any  material,  waste or  substance  the
presence of which on any part of the Leased  Premises or the Shopping  Center is
prohibited by any  governmental  authority and (d) any other material,  waste or
substance  that,  pursuant to any  governmental  requirement,  requires  special
handling in its collection, storage, treatment, transportation or disposal.

    "ENVIRONMENTAL  CLAIM"  means any claim,  demand,  action,  cause of action,
suit, loss, cost, damage,  punitive damage, fine, penalty,  expense,  liability,
criminal liability, judgment,  governmental or private investigation relating to
remediation or compliance  with  requirements  of  Environmental  Laws. The term
"Environmental Claim" also includes any costs

                                       5
<PAGE>

incurred in responding to efforts to require  remediation and/or  compliance and
any  claim  based  upon any  asserted  or  actual  breach  or  violation  of any
requirements of any Environmental Laws.

     "ENVIRONMENTAL  LAWS" means CERCLA, RCRA, the Toxic Substances Control Act,
15 U.S.C.  ss. 2601 ET SEQ., the Clean Water Act, 33 U.S.C. ss. 1251 ET SEQ., as
amended by the Oil Pollution Act of 1990,  Pub. L. No.  101-380,  104 Stat.  484
(1990) ("OPA"),  the Safe Drinking Water Act, 42 U.S.C. ss. ss.  300f-300j,  the
Clean  Air  Act,  42  U.S.C.  ss.  7401  ET  SEQ.,  HMTA,  the  Williams-Steiger
Occupational  Safety and Health Act, the Texas Water Code,  the Texas Health and
Safety Code,  the Texas Natural  Resources  Code,  any  amendments to any of the
foregoing and regulations  promulgated under them from time to time, and any and
all other laws, rules, regulations, ordinances, orders or guidance documents now
or hereafter in effect of any federal,  state or local  executive,  legislative,
judicial,  regulatory  or  administrative  agency,  board  or  authority  or any
judicial or administrative decision relating thereto that relate to (i) improper
use or  treatment of wetlands,  pinelands or other  protected  land or wildlife,
(ii) pollution, contamination, preservation, protection, remediation or clean-up
of the air, surface water, ground water, soil or wetlands,  (iii) solid, gaseous
or liquid waste generation,  handling,  discharge,  release, threatened release,
recycling, treatment, storage, disposal or transportation,  (iv) exposure of, or
damage or injury to persons or property relating to Hazardous  Materials and (v)
maintaining,  disclosing or reporting information to governmental authorities or
any other persons under any Environmental Laws.

                           ARTICLE VII - COMMON AREA

SECTION  7.01.  A.  Landlord  will  provide  and  maintain  a "Common  Area" (as
hereinafter  defined) in the Shopping Center and make necessary  repairs thereto
and, except when prevented from doing so by causes beyond its control,  Landlord
will also provide  lighting in the parking area in the Shopping Center from dusk
until  dawn.  Tenant,  its  employees,  customers  and  invitees  shall have the
non-exclusive  use, along with others,  of the Common Area.  Landlord shall have
the right,  from time to time, to change the arrangement,  layout and/or size of
the Common Area, and designate  employee parking spaces and tenant truck loading
zones,  and to do and  perform  such other acts in the Common  Area as  Landlord
shall,  in its good faith  judgment,  determine to be advisable.  Landlord shall
have the right,  from time to time, to  establish,  modify and enforce rules and
regulations with respect to the Common Area and to police same.

     B.  For  purposes of this  Lease,  the phrase  "Common Area"  includes  the
aforesaid  customer's parking area,  employees' parking area, service drives and
service roads,  traffic islands,  landscaped  areas,  loading and service areas,
sidewalks,  roofs,  gutters and downspouts,  sprinkler risers serving all or any
buildings located in the Shopping Center, electrical  gutters serving all or any
buildings located in the Shopping Center,  and such other portion or portions of
the  Shopping  Center (not leased or rented or held by Landlord for the purposes
of being  leased  or  rented  to  other  tenants)  as may  from  time to time be
designated  or  treated  by  Landlord  as part of the  Common  Area,  as well as
drainage  facilities  and lighting  facilities  servicing any one or more of the
aforesaid areas.

SECTION  7.02.A.  Tenant  will at all times keep all  merchandise  and  displays
within the Leased  Premises and will not at any time display any  merchandise or
offer it for sale or permit it to be on  adjacent  sidewalks  or any other point
outside  the Leased  Premises,  nor will Tenant in any other way use or obstruct
such sidewalks or other area outside the Leased Premises.

SECTION  7.02.B.  Tenant  shall be  permitted to utilize a portion of the Common
Area immediately adjacent to the Leased Premises (the exact location of which is
designated  on  Exhibit  "A"  attached  hereto and made a part  hereof)  for the
purpose of parking and staging vehicles for service  ("Staging Area") subject to
the  following  conditions  and  restrictions:  (i)  Tenant  will  not  obstruct
pedestrian or vehicular  traffic in the Staging Area or Common Area; (ii) Tenant
will be responsible for cleaning and removing  debris  generated by Tenant's use
of the Staging  Area;  (iii) In no event shall  Tenant be  permitted  to perform
repairs in the  Staging  Area or in any  portion of the  Common  Area  (however,
Tenant shall be permitted to perform diagnostic tests using hand-held  computers
in the Staging  Area),  or place  equipment  and tools in the Common  Area,  and
repairs and service shall be performed only within the Leased Premises;  (iv) at
such times when the Leased Premises is closed for business,  Tenant shall not be
permitted  to park  vehicles in the Staging Area or in any portion of the Common
Area,  and (v) Tenant  hereby  assumes all liability for injury to any person or
damage to any property  arising out of its use of the Staging  Area,  and Tenant
agrees to hold Landlord harmless for and against any such loss.

SECTION  7.03.  Nothing in this  Article  or  elsewhere  in this Lease  shall be
construed as constituting  the Common Area, or any part thereof,  as part of the
Leased Premises.

                    ARTICLE VIII - ASSIGNMENT AND SUBLETTING

SECTION  8.01.  Except for a  "Permitted  Sublease"  (as  hereinafter  defined),
neither Tenant nor Tenant's legal  representatives  or successors in interest by
operation of law or  otherwise  shall assign this Lease or sublease the premises
or any part thereof or mortgage, pledge or hypothecate its leasehold interest or
grant any  concession  or license  within the Leased  Premises or  sublease  any
operating  department  therein without the prior express  written  permission of
Landlord (which consent shall not be "unreasonably" withheld as such term is

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<PAGE>

defined in Section 8.01.B),  and any attempt to do any of the foregoing  without
the prior express written permission of Landlord shall be void and of no effect.
This prohibition  against assignment or subletting shall be construed to include
a prohibition against any assignment or subletting by operation of law.

SECTION 8.01.B.  Without intending to limit landlord's right to be "reasonable",
in the event Tenant  should  request  Landlord's  written  consent to a proposed
assignment or subletting  and Tenant's  proposed  assignee or sublessee does not
satisfy all of the three (3) conditions set forth below,  then,  should Landlord
withhold consent to such proposed assignment or subletting,  such withholding of
consent shall be deemed "reasonable" and not "unreasonable".

        Condition 1:  That the proposed  assignee or sublessee  will continue to
                      use the  premises for that use as set forth in Article VI,
                      hereof.

        Condition 2.  That the proposed  assignee or sublessee has at least five
                      (5) years experience in managing and operating the type of
                      business as is described in Article VI, hereof.

        Condition 3.  That the  proposed  assignee  has a net worth  (based upon
                      generally  accepted  accounting  principles)  equal  to or
                      greater than $500,000.00.

SECTION  8.01.C.  In the event of a proposed  assignment or  subletting,  Tenant
shall  notify  Landlord  in writing of its desire to assign or sublet the Leased
Premises.  Along with such notice, Tenant shall supply Landlord with the name of
the  proposed  assignee or  sublessee,  a financial  statement  of the  proposed
assignee or sublessee  (including  both an income  statement and balance sheet),
and a resume  covering  the  business  experience  of the  proposed  assignee or
sublessee.  Within  ninety (90) days after  receipt of said written  notice from
Tenant,  Landlord shall  exercise one of the following  options on ten (10) days
prior written notice to Tenant:

        Option 1:     Landlord may accept the proposed assignee or sublessee and
                      Tenant may proceed with its assignment or subletting.

        Option 2.     Landlord  may reject the  proposed  assignee or  sublessee
                      based  upon the  criteria  set forth in  Section  8.01.B.,
                      above.  In the event  Tenant  believes  that  Landlord  is
                      unreasonably  withholding the granting of its consent, the
                      exclusive  remedy of Tenant shall be to seek a declaratory
                      judgment  relating  solely to this issue and said judgment
                      shall be binding on both Landlord and Tenant.  Following a
                      decision in favor of Tenant, if Landlord fails to exercise
                      Option 3 within ten (10) days  thereafter,  Landlord shall
                      be deemed to have  exercised  Option 1.  Tenant  shall not
                      have the  right  in any  event to  terminate  this  Lease,
                      recover  damages,  abate or withhold rent, or exercise any
                      other remedy.

        Option 3:     Landlord may  exercise a right of first  refusal to retake
                      the   Leased    Premises   and   terminate   this   Lease,
                      notwithstanding  that the  qualifications  of the proposed
                      assignee or sublessee might conform to the  reasonableness
                      criteria  set forth in  Section  8.01.B.,  above.  In such
                      event,  the parties would have no further  obligations  to
                      one another except for monetary  obligations which accrued
                      prior   to   the    effective    date   of    termination.
                      Notwithstanding  the  foregoing,  in  the  event  Landlord
                      elects to terminate  this Lease pursuant to this Option 3,
                      Tenant  shall  have a period  of ten (10)  days  following
                      receipt of such notice of  termination  in which to notify
                      Landlord  in  writing  that Tenant  elects  to rescind its
                      request  for  Landlord's  approval  of   the  contemplated
                      assignment.  In  such  event,  Tenant  shall  continue  to
                      operate the Leased  Premises  for  business and this Lease
                      shall remain in full force and effect.

SECTION 8.01.D. Notwithstanding that the prior express written permission to any
of the aforesaid transactions may have been obtained, the following shall apply:
(1) in the  event  of an  assignment,  contemporaneously  with the  granting  of
Landlord's  aforesaid  consent,  Tenant  shall cause the  assignee to  expressly
assume in  writing  and  agree to  perform  all of the  covenants,  duties,  and
obligations  of  Tenant  hereunder,  and  such  assignee  shall be  jointly  and
severally liable  therefore  along with Tenant;  (2) a signed counterpart of all
such  instruments  relative  thereto executed by all parties to such transaction
(with the exception of Landlord) shall be submitted by Tenant to Landlord within
ten  (10)  days of  execution  of the  same (it  being  understood  that no such
instrument shall be effective without the written consent of Landlord);  and (3)
in any  case  where  Landlord  consents  to an  assignment  or  subletting,  the
undersigned  Tenant will  nevertheless  remain directly and primarily liable for
the  performance  of all of the  covenants,  duties,  and  obligations of Tenant
hereunder  (including,  without  limitation,  the obligation to pay all rent and
other sums herein  provided to be paid),  and  Landlord  shall be  permitted  to
enforce the provisions of this instrument  against the undersigned Tenant and/or
any  assignee  without  demand upon or  proceeding  in any way against any other
person.

SECTION 8.02. If Tenant is a  corporation,  then any transfer of this Lease from
Tenant by merger,  consolidation  or  dissolution  or any change in ownership or
power to vote a majority of the voting stock in Tenant  outstanding  at the time
of execution of this instrument (or at

                                       7
<PAGE>

any future time) shall  constitute an assignment  for the purpose of this Lease.
Any change in ownership  occurring as a result of the purchase or acquisition of
a majority of the voting stock in Tenant shall not  constitute an assignment for
purposes  hereof so long as the net worth of Tenant  following  such purchase or
acquisition (according to generally accepted accounting practices) is at least a
great as the net worth of Tenant as of the date of this Lease..  For purposes of
this  Section  8.02,  the term  "voting  stock"  shall  refer to shares of stock
regularly  entitled to vote for the  election of  directors  of the  corporation
involved. Norwithstanding the foregoing, if the "Tenant" hereunder should become
an entity  whose  shares  are  publicly  trade on the New York  Stock  Exchange,
American Stock Exchange or NASDAQ  National  Market,  nothing  contained  herein
shall be deemed to limit or restrict the sale, trade or exchange of such shares.

SECTION 8.03.  If this Lease be assigned or if the Leased  Premises be subleased
(whether  in  whole  or in part) or in the  event  of the  mortgage,  pledge  or
hypothecation  of the leasehold  interest or grant of any  concession or license
within the Leased  Premises or if the Leased Premises be occupied in whole or in
part by anyone other than Tenant,  Landlord may  nevertheless  collect rent from
the  assignee,  sublessee,  mortgagee,  pledgee,  party  to whom  the  leasehold
interest was hypothecated,  concessionee or licensee or other occupant and apply
the net amount collected to the rent payable hereunder,  but no such transaction
or  collection  of rent or  application  thereof by  Landlord  shall be deemed a
waiver of these  provisions or a release of Tenant from the further  performance
by Tenant of its covenants, duties and obligations hereunder.

SECTION 8.04.  Tenant may,  without the prior consent of Landlord,  sublease the
Leased  Premises,  to "All Night Auto of Phoenix,  Inc." for the  Permitted  Use
described in Article I.8.  hereof  (hereinafter a "Permitted  Sublease").  On or
before the  effective  date of any  Permitted  Sublease,  Tenant  shall  provide
Landlord with written notice thereof.  Nothing  contained herein shall be deemed
to release Tenant from the performance of its obligations  under the Lease,  and
Tenant shall remain  directly and primarily  liable for the  performance  of its
covenants, duties and obligations hereunder.

                      ARTICLE IX - REPAIR AND MAINTENANCE

SECTION 9.01 Landlord  will repair and maintain  only the following  portions of
the  Leased  Premises:  roof  (exclusive  of  flashing  around the  rooftop  air
conditioning unit);  structural portions of the Leased Premises (consisting only
of the  foundation  and members  supporting  the roof);  and any  utility  lines
(sewer,  water, gas or electrical)  located outside the boundaries of the Leased
Premises  that serve  other  premises in common  with the Leased  Premises.  If,
however,  damage to any of the  foregoing  is caused by the acts or omissions of
Tenant,  its agents,  contractors,  employees,  customers  or  invitees,  or any
burglar, vandal, or unauthorized entrant, then notwithstanding the provisions of
Article XI, Tenant shall bear the cost of such repairs.

SECTION 9.02. All maintenance, repair and replacements other than those required
to be made by  Landlord  in Section  9.01 or  Articles XI or XIX will be made by
Tenant at Tenant's cost and expense,  including without limitation,  heating and
air conditioning  equipment  (whether roof mounted or otherwise  affixed outside
the Leased  Premises);  electrical  and plumbing  equipment;  all fixtures;  all
wiring and plumbing lines (whether  exposed or concealed);  doors,  door frames,
molding, trim, windows,  window frames, closure devices,  hardware,  plate glass
and floor covering.  Tenant shall not make or permit any penetration in the roof
above the Leased  Premises  and shall be  responsible  for all rooftop  flashing
around the  rooftop  air  conditioning  unit.  If any such roof  penetration  is
required in connection  with Tenant's  repair responsibilities,  Landlord  shall
perform such roof penetration at Tenant's cost, which shall be paid upon demand.

If  Landlord  considers  necessary  any  repairs,  maintenance  or  replacements
required to be performed by Tenant,  under this Lease,  and if Tenant refuses or
neglects  to perform  same after  reasonable  notice  (except in the event of an
emergency,  when no prior notice  shall be  required),  Landlord  shall have the
right (but shall not be  obligated),  to perform  such  repair,  maintenance  or
replacement and Tenant will pay the cost thereof on demand.

SECTION 9.03. Tenant will not commit waste but will maintain the Leased Premises
in a clean,  attractive  condition  and in good  repair,  and  shall  also  keep
adjacent sidewalks clean. Upon termination of this Lease,  Tenant will surrender
the Leased  Premises to Landlord  broom-clean and in the same condition in which
they existed at the commencement of this Lease, excepting only ordinary wear and
tear, damage arising from acts of God, and any damages required  hereunder to be
repaired by Landlord.  Upon termination,  Tenant will also surrender to Landlord
all keys to the Leased  Premises.

SECTION  9.04.  Landlord  will have a right to enter the Leased  Premises at any
reasonable  time  (including  during  Tenant's  business hours) to  inspect  the
condition  thereof,  to make necessary  repairs or to repair or maintain  pipes,
wires, and other facilities serving other premises in the Shopping Center.

SECTION 9.05.  Should any mechanic's liens or other liens or affidavits claiming
liens be filed against the Leased Premises or the Shopping Center for any reason
whatsoever  incident  to  the  acts  or  omissions  of  Tenant,  its  agents  or
contractors,  Tenant  shall cause the same to be  cancelled  and  discharged  of
record by  payment,  bonding  in  accordance  with the  requirements  of A.R.S.,
Section  33-1004,  or  otherwise,  within  fifteen  (15)  days  after  notice by
Landlord.

                                       8

<PAGE>

                        ARTICLE X - ADDITIONS AND FIXTURES

SECTION  10.01.  Tenant  will make no  exterior  or  structural  alterations  or
additions to the Leased Premises  without the prior written consent of Landlord.
Except for Tenant's initial construction, if any, which shall be governed by the
Construction Rider attached hereto,  Tenant shall be permitted to make interior,
non-structural   alterations  or  additions  to  the  Leased  Premises   without
Landlord's prior approval provided that such alterations cost $10,000.00 or less
per  occurrence.  At such  time as  Tenant  requests  such  written  consent  of
Landlord,  Tenant shall submit plans and  specifications for such alterations or
additions to Landlord.  Tenant is solely  responsible  for  compliance  with all
municipal, State and Federal rules, regulations,  and laws which govern Tenant's
construction  and  occupancy  of the Leased  Premises.  Landlord's  approval  of
Tenant's  plans and  specifications  is to satisfy a condition  precedent to the
commencement of Tenant's  construction,  and should not be relied upon by Tenant
as a representation or warranty by Landlord of any kind or nature,  expressed or
implied, all of which are hereby disclaimed. Landlord makes no representation or
warranty  that Tenant's  proposed  construction  is  structurally  sound,  is in
compliance  with  the  above-mentioned  rules,  regulations,   or  laws,  or  is
sufficient to obtain all required permits.

SECTION  10.02.  Subject to the rights of  Landlord  referred  to in Article XV,
Tenant shall remove only "Removable  Trade  Fixtures",  as hereinafter  defined,
(excluding  all  components  of the HVAC system,  pipes,  paneling or other wall
covering or floor covering),  and, in addition to other applicable provisions of
this Lease regarding such removal,  the following shall apply:  (1) such removal
must be made on or before the  Termination  Date;  and (2) such  removal must be
effected  without  permanent  damage to the Leased  Premises or the  building of
which the Leased  Premises are a part and Tenant must promptly repair all damage
caused by such removal.  For the purposes  hereof,  the phrase  "Removable Trade
Fixtures"  means the  following:  all of Tenant's  signage  and any  trademarked
items, furniture, tools and equipment,  including safety and metering equipment,
computer equipment,  telephone and communications  equipment, and other business
machines, documentation, process and operational materials.

All plumbing or electrical wiring connections exposed as a result of the removal
of Tenant's Removable Trade Fixtures, or other alterations, additions, fixtures,
equipment and property installed or placed by it in the Leased Premises (if such
removal is so  requested  by  Landlord)  shall be capped by Tenant in a safe and
workmanlike  manner.

SECTION  10.03.  Tenant  shall pay the full  amount of all  taxes,  assessments,
impositions,  levies,  charges,  excises,  fees, licenses and other sums levied,
assessed,  charged or  imposed by any  governmental  authority  or other  taxing
authority upon Tenant's leasehold interest under this Lease and all alterations,
additions,  fixtures (including  Removable Trade Fixtures),  inventory and other
property  installed  or placed or  permitted  at the Leased  Premises by Tenant.
Within  thirty  (30) days after  notice  from  Landlord,  Tenant  shall  furnish
Landlord a true copy of receipts evidencing such payment received by Tenant from
the  governmental  authority or other taxing  authority  assessing such charges.

                 ARTICLE XI - FIRE AND DESTRUCTION OF PREMISES

SECTION 11.01.    If (a) the Leased  Premises  are  destroyed  or damaged to any
extent by fire or other  casualty  and, as of the date of loss,  at least thirty
six (36)  full  calendar  months  remain in the term of this  Lease,  or (b) the
Leased  Premises are damaged to an extent of less than thirty  percent  (30%) of
replacement cost above the foundation at any time when less than thirty six (36)
but at least twenty four (24) full  calendar  months  remain in the term of this
Lease,  or (c) the Leased  Premises are damaged to an extent of less than twenty
percent  (20%) of  replacement  cost above the  foundation at any time when less
than twenty four (24) but at least twelve (12) full  calendar  months  remain in
the term of this Lease,  then Landlord  shall be obligated to repair and restore
the Leased Premises,  at Landlord's sole cost and expense, to the condition that
existed upon the date  Landlord  originally  tendered  possession  of the Leased
Premises to Tenant.  If the Leased  Premises  should be  destroyed or damaged by
fire or other risk other than as provided in the immediately preceding sentence,
then Landlord  shall have the election to terminate  this Lease or to repair and
reconstruct the Leased Premises, and Landlord will notify Tenant of its election
within  thirty  (30) days after  receipt of written  notice  from Tenant of such
damage or destruction.

Notwithstanding that the Leased Premises may not be destroyed or damaged by fire
or other casualty,  in the event that other buildings  containing twenty percent
(20%) or more of the ground floor building area of the Shopping  Center shall be
damaged  or  destroyed  by fire or other  casualty,  whether  or not  covered by
Landlords fire and extended coverage insurance, Landlord shall have the election
to terminate this Lease or to continue this Lease in full force and effect,  and
Landlord  will  notify  Tenant of its  election  within  thrity  (30) days after
receipt of written  notice by Landlord of such  damage or  destruction.

SECTION 11.02.  In any  circumstances  described  above where Landlord is either
obligated to repair and restore the Leased Premises, or where Landlord elects to
repair and restore the Leased Premises,  this Lease shall continue in full force
and effect,  and such repairs will be made by Landlord  within a reasonable time
thereafter,  subject to delays  caused by  governmental  restrictions,  strikes,
lockouts,  shortages of labor or material,  acts of God, war or civil commotion,
fire,  unavoidable  casualty,  inclement  weather or any other cause  beyond the
control  of  Landlord  (all of the  aforesaid  causes  for  delay  being  herein
sometimes   referred   to  as  "Force Majeure").   Minimum   Rent  shall   abate
proportionately during the period

                                       9

<PAGE>

and to the extent that the Leased  Premises  are unfit for use by Tenant and not
actually  used by Tenant in the ordinary  conduct of its  business.

                      ARTICLE XII - LIABILITY AND INDEMNITY

SECTION  12.01.  Tenant  agrees to indemnify and hold  Landlord  and  Landlord's
employees harmless from all losses,  claims, and liability  (including costs and
expenses  of  defending  against  all of the  aforesaid)  arising (or alleged to
arise)  from  any act or  omission  of  Tenant  or  Tenant's agents,  employees,
assignees, sublessees,  contractors,  customers or invitees, or arising from any
injury to or death of any person or persons or damage to or  destruction  of the
property of any person or persons  occurring in or about the Leased  Premises on
the  sidewalks  adjacent  thereto,  or in the Staging  Area  (defined in Section
7.02.B.,  and Tenant  assumes  responsibility  for the  condition  of the Leased
Premises and agrees to give Landlord  written notice in the event of any damage,
defect  or  disrepair  therein.

SECTION  12.02.  Tenant  agrees to take out and maintain at all times during the
lease term a policy of fire and extended  coverage  insurance on its alterations
and other personal  property placed at the Leased Premises  (including,  but not
limited to the  rooftop  HVAC and plate  glass).  Such  policy  shall  contain a
replacement cost endorsement. In the event that Tenant sustains a loss by reason
of fire or other  casualty,  and such fire or  casualty is caused in whole or in
part by acts or omissions of Landlord, its agents,  servants or employees,  then
Tenant  agrees to look solely to its  insurance  proceeds  (if any);  and Tenant
shall  have no claim  or right of  recovery  against  Landlord,  or the  agents,
servants or employees  of  Landlord;  and no third party shall have any claim or
right of  recovery  by way of  subrogation  or  assignment  or  otherwise.  Such
insurance  policy shall  contain a loss payable  clause  designating  Tenant and
Landlord as loss payees as their respective  interests may appear.  Tenant shall
be  responsible  for the safety and personal  well being of Tenant's  employees,
both  within the Leased  Premises  and in the Common  Area.  Tenant  agrees that
Landlord  shall not be  responsible  or liable to Tenant or those claiming under
Tenant (including,  without limitation,  Tenant's agents,  servants,  employees,
customers and invitees)  for injury,  death or damage or loss  occasioned by the
acts or omissions of persons  occupying any other part of the Shopping Center or
occasioned  by the  condition  of the  Shopping  Center or property of any other
occupant  of any part of the  Shopping  Center or the acts or  omissions  of any
other person or persons  present at the Shopping Center who are not occupants of
any part thereof,  whether or not such persons are present with the knowledge or
consent of Landlord,  and Tenant agrees to indemnify and hold Landlord  harmless
from all losses,  claims, suits,  actions,  damages, and liabilities arising (or
alleged to arise) therefrom.

SECTION 12.03.  Tenant will take out and maintain,  at its own cost and expense,
commercial  general  liability   insurance  coverage  in  a  minimum  amount  of
$2,000,000.00  combined  single  limit  and  shall  include  products  liability
coverage.   Such  policy  shall  name  Landlord  (and  any  of  its  affiliates,
subsidiaries,  successors and assigns  designated by Landlord) and Tenant as the
insureds.

If Tenant is engaged in any way in the sale of alcoholic  beverages,  either for
consumption of alcoholic  beverages on the premises or off the premises,  Tenant
will also maintain liquor  liability  insurance with the limits of not less than
$1,000,000.00  each common cause and  $1,000,000.00  aggregate.  If written on a
separate policy from the commercial general liability policy,  such policy shall
name Landlord (and any of its affiliates,  subsidiaries,  successors and assigns
designated by Landlord) as an additional insured.

SECTION  12.04.  The policies of insurance  required to be  maintained by Tenant
under  the terms of this  Lease are  referred  to in this  Section  12.04 in the
singular as a  "Required Policy"  and in the plural as "Required Policies".  All
Required  Policies shall be in a form and with a company  acceptable to Landlord
and shall be endorsed so as to be  non-cancellable  with respect to Landlord and
not subject to material change except upon thirty (30) days prior written notice
to Landlord given in the manner set forth in Article XXIII, below. Tenant agrees
to initially  deliver to Landlord a duplicate  original or  certificate  of each
Required  Policy upon tender of possession of the Leased  Premises to Tenant and
at all times  during the lease  term,  to  maintain a  duplicate  original  or a
certificate  of all  Required  Policies on deposit with  Landlord.

                        ARTICLE XIII - DIVERSION OF SALES
                             (Intentionally Omitted)

                         ARTICLE XIV - SECURITY DEPOSIT

SECTION 14.01. Tenant will,  promptly upon execution of this instrument,  pay to
Landlord the Security Deposit,  if any, which may be commingled by Landlord with
its  other  funds and  which  shall be  received  and held by  Landlord  without
liability  for interest as security for the faithful  performance  of all of the
terms and  provisions of this Lease by Tenant,  including the  obligation to pay
rent. If Tenant should default with respect to any covenant,  duty or obligation
of Tenant  hereunder,  then the Security  Deposit,  or any part thereof,  may be
applied by Landlord on the damages  sustained  by Landlord by reason of any such
default or on indebtedness  owing by reason of any failure of Tenant to make any
required monetary payment hereunder. At any time or times when Landlord has made
any such  application  of all or any portion of the Security  Deposit,  Landlord
shall  have the right at any time  thereafter  to

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<PAGE>

request  that Tenant pay to Landlord a sum equal to the  amount(s) so applied by
Landlord so that  Landlord  will always be in  possession  of a sum equal to the
amount of the Security Deposit stated above.

                      ARTICLE XV - DISPOSITION OF PROPERTY

SECTION  15.01.  In the event that Landlord  shall have taken  possession of the
Leased Premises pursuant to the authority hereinafter granted in connection with
an Event of Default or for any other lawful  reason and provided  that  Landlord
has first given Tenant  fifteen  (15) days  written  notice to remove all of its
furniture, fixtures, equipment, inventory and other personal property located in
the Leased  Premises,  Landlord  shall have the right to remove  from the Leased
Premises and  Shopping  Center  (without  the  necessity of obtaining a distress
warrant,  writ of  sequestration  or other legal  process) all or any portion of
such furniture, fixtures, equipment and other property located thereon and place
same in storage at any premises  within the county in which the Leased  Premises
are located or dispose of same in any manner acceptable to Landlord; and in such
event,  Tenant  shall be liable to  Landlord  for costs  incurred by Landlord in
connection  with such removal,  storage and/or  disposal and shall indemnify and
hold Landlord  harmless from all loss,  damage,  cost,  expense and liability in
connection with such removal,  storage and/or  disposal.  Tenant  stipulates and
agrees that the rights herein granted Landlord are commercially reasonable.

          ARTICLE XVI - DEFAULT, REMEDIES AND DETERMINATION OF DAMAGES

SECTION 16.01.  Each of the following acts or omissions of Tenant or occurrences
shall constitute an Event of Default:

     (a)  Failure or refusal by Tenant to timely pay  Minimum  Rent or any other
     sum when due following ten (10) days written  notice;  provided that, in no
     event  shall  Landlord  be  required  to give such notice more than two (2)
     times during any calendar  year,  and from and after  Tenant's  third (3rd)
     such  failure  or refusal  during  any  calendar  year,  Landlord  shall be
     entitled to exercise  any or all of the  remedies  set forth in Article XVI
     without prior notice to Tenant; or

     (b) Failure or refusal by Tenant to comply with the  obligations  of Tenant
     set forth in the first  grammatical  sentence  of  Section  6.01.A.  and/or
     Article  VIII of this Lease and such  failure or  refusal  continues  for a
     period of ten (10) days after  written  notice  thereof  to Tenant;  or

     (c)  Failure or refusal  by Tenant to timely  perform or observe  any other
     covenant, duty or obligation of Tenant under this Lease; provided, however,
     notwithstanding the occurrence of such Event of Default, Landlord shall not
     be entitled to exercise any of the  remedies  provided for in this Lease or
     by law unless  such Event of Default  continues  beyond the  expiration  of
     thirty  (30) days  following  notice to  Tenant of such  Event of  Default;
     however,  in the event such other covenant,  duty or obligation  reasonably
     requires more than thirty (30) days for the curing thereof, such failure to
     cure  shall not be deemed to be an "Event of Default"  if Tenant shall have
     commenced the curing of such failure within such thirty (30) day period and
     having  commenced  such  curing  carries  forward  the  curing  thereof  to
     completion  with reasonable  diligence;  or

     (d)  Abandonment  or  vacating of the Leased  Premises  or any  significant
     portion  thereof;  or

     (e)  The  entry  of  a  decree  or  order  for  relief  by a  court  having
     jurisdiction over Tenant or any guarantor of Tenant's obligations hereunder
     in an  involuntary  case  under  the  federal  bankruptcy  laws,  as now or
     hereafter constituted, or any other applicable federal or state bankruptcy,
     insolvency  or other  similar law, or  appointing  a receiver,  liquidator,
     assignee,  custodian, trustee, sequestrator (or similar official) of Tenant
     or any guarantor of Tenant's  obligations  hereunder or for any substantial
     part of either of said  parties' property,  or ordering the  winding-up  or
     liquidation of either of said parties'  affairs;  or

     (f)   The commencement  by Tenant or any  guarantor of Tenant's obligations
     hereunder of a voluntary  case under the federal  bankruptcy  laws,  as now
     constituted or hereafter amended,  or any other applicable federal or state
     bankruptcy,  insolvency or other similar law.

SECTION 16.02.  This Lease and the term and estate hereby granted and the demise
hereby  made are subject to the  limitation  that if and  whenever  any Event of
Default shall occur, after such notice, if any, as is provided in Section 16.01,
Landlord may, at its option,  in addition to all other rights and remedies given
hereunder  or by law  or  equity,  do any  one or  more  of the  following:

     (a)  Terminate  this Lease or Tenant's  right to  possession  of the Leased
     Premises, in either event, Tenant shall immediately surrender possession of
     the Leased Premises to Landlord;

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<PAGE>

     (b) Enter  upon and take  possession  of the Leased  Premises  and expel or
     remove  Tenant and any other  occupant  therefrom,  with or without  having
     terminated  the Lease.

Exercise by Landlord of any one or more remedies  hereunder granted or otherwise
available  shall not be deemed to be an  acceptance  of  surrender of the Leased
Premises  by Tenant,  whether by  agreement  or by  operation  of law,  it being
understood that such surrender can be effected only by the written  agreement of
Landlord and Tenant.

Upon the  occurrence of an Event of Default,  Landlord shall not be obligated to
give any notice (written or oral) regarding  Landlord's exercise of any remedies
hereunder.  Tenant hereby waives (to the extent legally permissible) any and all
notices  otherwise  required  under common law or by statute,  as same presently
exist or may be hereafter amended.

If Tenant should fail to make any payment or cure any default  hereunder  within
the time herein permitted, Landlord, without being under any obligation to do so
and without  thereby  waiving such default,  may make such payment and/or remedy
such other default for the account of Tenant (and enter the Leased  Premises for
such purpose),  and thereupon Tenant shall be obligated to, and hereby agrees to
pay Landlord,  upon demand,  all costs,  expenses and disbursements  incurred by
Landlord in taking such remedial  action.

SECTION 16.03. In the event Landlord elects to terminate this Lease by reason of
an Event of Default or in the event Landlord  elects to terminate Tenant's right
to possession of the Leased Premises without  terminating  this Lease,  Landlord
may hold Tenant liable for all rent and other  indebtedness  accrued to the date
of such  termination,  plus such  future  rent and other  indebtedness  as would
otherwise have been required to be paid by Tenant to Landlord during the balance
of the term of the Lease had  Landlord  not  elected to  terminate  the Lease or
Tenant's right to possession.  Actions to collect amounts due by Tenant provided
for in this  paragraph  of  Section  16.03 may be  brought  from time to time by
Landlord  during the aforesaid  period,  on one or more  occasions,  without the
necessity of Landlord's  waiting until  expiration of such period.

In case of an Event of Default, Tenant shall also be liable for and shall pay to
Landlord at Houston, Harris County, Texas, in addition to any sum provided to be
paid above:  broker's fees incurred by Landlord in connection with reletting the
whole or any part of the Leased  Premises;  the costs of  removing  and  storing
Tenants  or  other  occupant's  property;  the  costs  of  repairing,  altering,
remodeling or otherwise putting the Leased Premises into condition acceptable to
a new tenant or tenants,  and all  reasonable  expenses  incurred by Landlord in
enforcing Landlord's remedies.

SECTION 16.04. Tenant and Landlord agree that Landlord shall have a duty to make
a  "reasonable  attempt"  to relet the Leased  Premises in the event such Leased
Premises  should  become  vacant due to an Event of  Default  by Tenant.  Tenant
agrees  that  Landlord  shall  not be  liable,  nor shall  Tenant's  obligations
hereunder be  diminished,  because of Landlord's  failure to actually  relet the
Leased  Premises or collect rent due with  respect to such  reletting so long as
Landlord has fulfilled its duty to make a "reasonable attempt" to relet.

Landlord and Tenant agree that  Landlord  shall be  conclusively  deemed to have
made a "reasonable attempt" to relet the Leased Premises by doing the following:
(a)  posting  a "For  Lease"  sign on the  Leased  Premises,  and  (b)  advising
Landlord's  leasing staff of the  availability of the Leased  Premises,  and (c)
advising at least one commercial  brokerage  entity  familiar with the market in
which the Shopping Center is located of the availability of the Leased Premises.

In make its "reasonable attempt" to relet the Leased Premises, Landlord will use
the same  efforts  as it uses to lease  other  available  space in the  Shopping
Center;  however,  Landlord  shall  not in any  event  be  required  to give any
preference  or  priority to the  leasing of the Leased  Premises  over any other
space that Landlord may have  available in the Shopping  Center.  Landlord shall
not be required to: (i) take any instruction or advice given by Tenant regarding
reletting  the Leased  Premises;  (ii) accept any  proposed  tenant  unless such
tenant has a  credit-worthiness  acceptable to Landlord in its sole  discretion;
(iii) accept any proposed  tenant  unless such tenant  leases the entire  Leased
Premises  upon  terms  and  conditions  satisfactory  to  Landlord  in its  sole
discretion  (after  giving  consideration  to all  expenditures  by Landlord for
tenant  improvements,  broker's  commissions and other leasing  costs);  or (iv)
consent to any  assignment  or sublease  for a period which  extends  beyond the
expiration of the current term or which Landlord would not otherwise be required
to consent to under the provisions of this Lease.

If Landlord receives any payments from the reletting of the Leased Premises, any
such  payments  shall  first be applied  to any costs or  expenses  incurred  by
Landlord as a result of Tenant's Event of Default under the Lease, including but
not limited to leasing and  brokerage  fees  (including  expenses to third party
brokers, to Landlord's affiliates and employees of Landlord and its affiliates),
attorney's  fees,  and  construction  expenses relating to reletting  the Leased
Premises  (whether  paid to a  third  party  contractor  or to the  Tenant  as a
construction  allowance)  and in no event shall Tenant be entitled to any excess
of rent (or rent plus other sums)  obtained by reletting over and above the rent
herein reserved.

SECTION  16.05.  In the event that  Landlord  has to pursue any of its rights or
remedies under this Lease, Landlord shall be entitled to recover from Tenant all
reasonable  costs  incurred  by  Landlord  in  attempting  to collect  such sum,
including reasonable attorneys' fees.

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<PAGE>

SECTION  16.06.   In the event of any default by  Landlord,  Tenant's  exclusive
remedy shall be an action for damages  (Tenant hereby waiving the benefit of any
laws  granting  it a lien upon the  property  of  Landlord  and/or upon rent due
Landlord), but prior to any such action Tenant will give Landlord written notice
specifying such default with particularity,  and Landlord shall thereupon have a
reasonable  period,  but in no event less than  thirty  (30)  days,  in which to
commence  to cure  any such  default.  Unless  and  until  Landlord  fails so to
commence to cure any default after such notice or having so commenced thereafter
fails to exercise reasonable diligence to complete such curing, Tenant shall not
have any  remedy  or cause of  action  by reason  thereof.  All  obligations  of
Landlord hereunder will be construed as independent  covenants,  not conditions;
and all such obligations will be binding upon Landlord only during the period of
its possession of the Shopping Center and not thereafter.

SECTION  16.07.  Tenant  hereby  acknowledges  that  late  payment  by Tenant to
Landlord  of rent or any other sums due under this Lease will cause  Landlord to
incur various expenses not contemplated by this Lease, the exact amount of which
are  presently  difficult to ascertain.  Accordingly,  if any payment of Minimum
Rent or any other sum due from Tenant  under this Lease shall not be received by
Landlord when due, then, in addition to such required payment, Tenant shall also
pay to Landlord a "Late  Charge" equal to five cents ($0.05) for each One Dollar
($1.00) so past due.  Landlord and Tenant agree that such Late Charge represents
a fair and  reasonable  estimate of the  expenses  that  Landlord  will incur by
reason  of such late  payment  by  Tenant.  Acceptance  of such  Late  Charge by
Landlord shall not  constitute a waiver of Tenant's  default with respect to any
such past due amounts, nor prevent Landlord from exercising any other rights and
remedies granted to Landlord under this Lease or at law or in equity.  Such Late
Charge shall constitute additional rental payable by Tenant under this Lease and
is in addition to, and separate from, the Minimum Rent and other charges payable
under this Lease by Tenant.

                            ARTICLE XVII - NON-WAIVER

SECTION 17.01.  Neither acceptance of rent (or any portion thereof) or any other
sums  payable by Tenant  hereunder  (or any portion  thereof)  by  Landlord  nor
failure by Landlord to complain of any action,  non-action  or default of Tenant
shall  constitute  a waiver as to any breach of any  covenant  or  condition  of
Tenant  contained  herein  nor a waiver of any of  Landlord's rights  hereunder.
Waiver by Landlord of any right for any default of Tenant shall not constitute a
waiver  of any  right  for  either a prior  or  subsequent  default  of the same
obligation or for any prior or subsequent  default of any other  obligation.  No
right or remedy of Landlord hereunder or covenant,  duty or obligation of Tenant
hereunder  shall be deemed waived by Landlord  unless such waiver be in writing,
signed by Landlord.

                     ARTICLE XVIII - LANDLORD-TENANT RELATION

SECTION 18.01.  The relation  created by this Lease Contract is that of landlord
and tenant.  No  provision  of this Lease shall be construed in such a way as to
constitute  Landlord and Tenant joint venturers or co-partners or to make Tenant
the agent of  Landlord  or to make  Landlord  liable  for the  debts of  Tenant.

                          ARTICLE XIX - EMINENT DOMAIN

SECTION 19.01. If there shall be taken during the term of this Lease any portion
of the Leased  Premises,  by any authority  having the power of eminent  domain,
then and in that event,  the term of this Lease shall cease and  terminate,  and
the date of such termination shall be, at Landlord's  election,  either the date
upon which  possession  shall be tendered to such  authority  by Landlord or the
date upon which possession is taken by such authority.

SECTION 19.02.    Whether or not any portion of the Leased Premises may be taken
by such authority, Landlord may nevertheless elect to terminate this Lease or to
continue  this Lease in effect in the event any  portion of any  building in the
Shopping  Center  or more  than  ten  percent  (10%) of the  Common  Area of the
Shopping Center be taken by such authority.

SECTION  19.03.  All sums  awarded  or  agreed  upon  between  Landlord  and the
condemning  authority  for  the  taking  of the fee or the  leasehold  interest,
whether as damages or as compensation,  will be the property of Landlord. Tenant
hereby  assigns to Landlord  all  proceeds,  whether by way of  compensation  or
damages,  otherwise  payable to Tenant for the  leasehold  interest by reason of
such  taking.

SECTION  19.04.  If this Lease should be terminated  under any provision of this
Article,  rental and other sums due and  payable  by Tenant  hereunder  shall be
payable up to the date that  possession  is taken by the taking  authority,  and
Landlord will refund to Tenant an equitable portion of any such rental and other
sums paid in  advance  but not yet earned by such date.

SECTION  19.05.  In the event  that any  authority  having  the power of eminent
domain requests that Landlord convey to such authority all or any portion of the
Shopping  Center or all or any portion of the Leased  Premises,  Landlord  shall
have the right to make a voluntary  conveyance  to such  authority of all or any
portion of the  Shopping  Center or all or any  portion  of the Leased  Premises
whether or not proceedings  have been filed by such authority;  and in the event
of any  such  voluntary  conveyance,  it  shall  nevertheless  for all  purposes
hereunder  be  deemed  that  there has been a taking  by such  authority  of the
property

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<PAGE>

voluntarily conveyed by Landlord. Accordingly, all of the provisions of Sections
19.01,  19.02, 19.03 and 19.04 hereof shall be applicable  notwithstanding  such
voluntary  conveyance.

                            ARTICLE XX - HOLDING OVER

SECTION  20.01.  If Tenant should  remain in  possession of the Leased  Premises
after the  expiration of the term of this Lease,  without the execution of a new
lease,  then Tenant  shall be deemed to be  occupying  the Leased  Premises as a
tenant from month-to-month, subject to all the covenants and obligations of this
Lease,  except that as liquidated  damages by reason of such holding  over,  the
monthly  amounts  payable by Tenant  under this Lease shall be  increased to two
hundred  percent (200%) of the monthly  amounts payable in the last month of the
stated term.

SECTION 20.02. The above described tenancy from month-to-month may be terminated
by either party upon thirty (30) days notice to the other.

SECTION  20.03.  Any rent due after  notice has been  given is to be  calculated
according to Section 20.01 on a prorata basis.  If upon notice of termination by
Landlord,  Tenant tenders rent in excess of the amount due and payable  pursuant
to the  formula in  Section  20.01,  and  Landlord  accepts  such  payment,  the
acceptance  of such  payment  will not  operate as a waiver by  Landlord  of the
notice of termination,  unless such waiver is in writing and signed by Landlord.
Any such excess  amounts  tendered  and accepted  shall be promptly  refunded by
Landlord,  after  deducting  therefrom  any amounts owed  Landlord.

                        ARTICLE XXI - LANDLORDS MORTGAGEE

SECTION 21.01.  Other than inter-company  loan(s),  Landlord warrants that as of
the date of this Lease,  no  mortgages  or deeds of trust  encumber the Shopping
Center. Tenant agrees that its interest under this Lease shall be subordinate to
any mortgage,  deed of trust or similar device now or hereafter  placed upon the
Leased  Premises or all or any portion of the Shopping Center by Landlord if the
mortgagee or  beneficiary  under said deed of trust or lender for whose  benefit
any other  security  device is created so elects,  and, upon notice to Tenant of
such  election,  Tenant will execute any  instruments  required to evidence such
subordination;  provided,  however,  any such  subordination  instruments  shall
provide that, in the event of foreclosure or conveyance in lieu of  foreclosure,
Tenant's rights  under this Lease shall not be  disturbed  by the  mortgagee  or
beneficiary so long as Tenant is not in default of any of its obligations  under
this  Lease  beyond  any  applicable  notice and cure  periods.  Likewise,  such
mortgagee or  beneficiary  under said deed of trust or lender for whose  benefit
any other  security  device is created may elect,  by notice to Tenant,  to make
this Lease superior to such mortgage or deed of trust or other security  device;
and in the event of any such  election,  Tenant  will  execute  any  instruments
required to evidence such superiority.

SECTION 21.02.  Landlord and Tenant shall execute and deliver to each other,  at
such time or times as either  Landlord  or Tenant  may  request,  a  certificate
stating:

        (a)     Whether  or not the  Lease  is in full  force  and  effect;

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

        (c)     Whether or not there are any existing  defaults under this Lease
                to the  knowledge of the party  executing the  certificate,  and
                specifying  the nature of such  defaults,  if any;  and

        (d)     Such  other  information  as may be  reasonably  requested.

The aforesaid  certificate(s)  shall be delivered to Landlord or Tenant,  as the
case may be,  promptly upon receipt of a written  request  therefore,  but in no
event more than five (5) days following receipt of such request.

SECTION 21.03.  This Lease is made by Landlord and accepted by Tenant subject to
any and all matters of record  affecting  the Leased  Premises  or the  Shopping
Center.  Nothing contained herein shall diminish the covenant of quiet enjoyment
set forth in Section 25.12 hereof.

                         ARTICLE XXII - ADDITIONAL RENT

SECTION  12.01.  In addition to Minimum  Rent,  Tenant  shall pay to Landlord as
additional rent a "Common Area Payment",  "Tax Payment", and "Insurance Payment"
in the  amounts  provided  in Article  I.10  hereof,  subject to  adjustment  as
hereinafter set forth.

        A.   "Common  Area  Operating  Costs"  shall mean,  with  respect to the
Common  Area,  all costs and  esxpenses  paid or  incurred  by  Landlord  at its
election in connection with:  sweeping,  cleaning,  maintaining,  restriping and
repairing;  lighting (including replacement of bulbs and ballasts, and painting,
repairing and maintaining of light standards);  providing project identification
signs;  providing  signs and/or  personnel for assisting in traffic  control and
management;  constructing,  operating,  repairing and  maintaining any necessary
on-site  or  off-site   utilities;   providing  and  maintaining   planting  and
landscaping;  providing  security  services  (if any) with respect to the Common
Area;  utilities  charges;  repairing  and  maintaining  the roof of the  Leased
Premises and the building of which they are a part

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<PAGE>

(including repairs to provide for adequate drainage);  repairing and maintaining
the  structural  portions of the Leased  Premises and the building of which they
are a part and utility lines which do not exclusively serve one tenant; overhead
canopies; sprinklers and sprinkler risers, sidewalks (including steam cleaning);
costs incurred by Landlord in providing  with trash removal  services for Tenant
and other  tenants  and  occupants  of the  Shopping  Center (to the extent that
Landlord elects to provide such services); exterminating and pest control in and
about the Leased Premises and Shopping Center;  periodic  repainting and repairs
of exterior walls, fascias and parapets of the buildings in the Shopping Center;
plus all other costs and expenses  relative to operating and managing the Common
Area  including,  without  limitation,  subdivision  maintenance  fees or  dues,
property owners association fees or dues and similar charges,  reasonable annual
charges for  reserves  ("Capital  Reserve")  established  by Landlord for future
replacements or  improvements  to the Common Area; plus a reasonable  management
fee based on  Landlord's  gross  revenues of the Shopping  Center  calculated in
accordance  with  generally  accepted  accounting  principles.  In no event will
annual  charges for the Capital  Reserve  exceed  fifteen  percent  (15%) of the
aggregate of other Common Area  Operating  Costs.  Any "Capital  Item" (which is
defined  as any  single  item  of  repair  or  improvements  costing  more  than
$10,000.00  and  ordinarily  capitalized  under  generally  accepted  accounting
principles,  consistently  applied) shall be charged against the Capital Reserve
and not otherwise  included in Common Area Operating  Costs.  To the extent that
the Capital Reserve should ever be insufficient to cover the cost of any Capital
Item, Tenant shall not be responsible for any portion of the deficiency.

        B.   "Taxes",  as used  herein,  shall  mean  all  taxes,   assessments,
impositions,  levies,  charges,  excises,  fees, licenses and other sums levied,
assessed,  charged or  imposed by any  governmental  authority  or other  taxing
authority  or which  accrue on the Shopping  Center for each  calendar  year (or
portion thereof) during the term of this Lease,  including,  without limitation,
professional  fees  and  expenses  incurred  by  Landlord  for  ad  valorem  tax
consultants  or  tax-rendering  services and all  penalties,  interest and other
charges (with respect to Taxes)  payable by reason of any delay in or failure or
refusal of Tenant to make timely  payment as required  under this Lease.  Tenant
waives any rights it may have pursuant to statutory or common law to protest the
appraised  value of the  Shopping  Center or to appeal  the same.

        C.  "Insurance  Premiums" shall mean the total annual insurance premiums
which  accrue on all fire and extended  coverage  insurance,  boiler  insurance,
public  liability  and  property  damage  insurance,  rent  insurance  and other
insurance  which,  from time to time,  may at Landlord's  election be carried by
Landlord with respect to the Shopping Center during any applicable calendar year
(or portion thereof) occurring during the term of this Lease; provided, however,
in the event that during any such calendar year all or any part of such coverage
is written  under a "blanket  policy" or otherwise in such manner that  Landlord
was not charged a specific  insurance premium  applicable solely to the Shopping
Center,  then in such event, the amount  considered to be the Insurance  Premium
with respect to such  coverage for such calendar year shall be that amount which
would have been the annual  insurance  premium payable under the rates in effect
on the first day of such applicable  calendar year for a separate  standard form
insurance policy generally  providing such type and amount of coverage  (without
any deductible amount) with respect to the Shopping Center (considering the type
of  construction  and  other  relevant  matters)  irrespective  of the fact that
Landlord did not actually carry such type policy.

        D. "Tenant's Share" as applied to Common Area Operating Costs, Taxes and
Insurance  Premiums means a sum calculated by multiplying  Common Area Operating
Costs,  Taxes and  Insurance  Premiums  (as the case may be) by a fraction,  the
NUMERATOR  of which is the  ground  floor  area (in  square  feet) of the Leased
Premise and the DENOMINATOR of which is the aggregate leasable ground floor area
(in square feet) in all  buildings  in the  Shopping  Center on the first day of
January  for the  calendar  year for which any  calculation  referred to in this
Article XXII is being made.  For any period less than twelve (12) full  calendar
months,  a pro rata portion of the  resulting  product  shall be  calculated  to
determine Tenant's Share.

If any third party  tenant in the  Shopping  Center  ("Excluded  Tenant") is (i)
maintaining  portions of the Common  Area,  and/or (ii) paying real estate taxes
based  on  a  separate  rendering  of  said  tenant's  premises,   and/or  (iii)
maintaining  its own  policies  for the types of  insurance  identified  in this
Article  XXII,  then as to Common  Area  Operating  Costs  and/or  Taxes  and/or
Insurance  Premiums  (as the case may be),  the term  "Tenant's  Share" shall be
amended by adjusting the denominator of the fraction  referenced  hereinabove by
excluding  therefrom  the ground  floor area (in square feet) of any premises in
the Shopping  Center  leased to each  "Excluded  Tenant".  In no event shall the
costs expended by Excluded  Tenants and attributable to (i), (ii) or (iii) above
be included in Common Area Operating costs, Taxes and Insurance Premiums (as the
case may be) for which Tenant is obligated to pay its pro rata share.

SECTION  22.02.    Unless and until  there is an  increase  in  amounts  paid by
Landlord for Common Area  Operating  Costs,  and/or  Taxes and and/or  Insurance
Premiums,  Tenant shall pay its Common Area Payment,  Tax Payment, and Insurance
Payment  monthly in  advance  for each and every  month  during the term of this
Lease (charges for any partial month to be pro-rated).

SECTION 22.03.    Landlord  shall have the right,  exercisable by written notice
from time to time during the Lease term, to adjust amounts payable by Tenant for
its Common Area Payment and/or Tax Payment and/or  Insurance  Payment to reflect
cost increases incurred by Landlord

                                       15

<PAGE>

and any of the aforesaid items as to which Landlord shall have given such notice
are  collectively  referred to in this Section 22.03 as "Such Costs".

If Landlord gives notice to Tenant as provided in the preceding paragraph,  then
(with respect to any costs as to which  Landlord shall have so given notice) the
following  shall  apply:

        (1)  Landlord  may give  notice  to  Tenant of  Landlord's  estimate  of
        Tenant's  Share of any of Such Costs,  and  thereafter  Tenant shall pay
        Landlord on the first day of each month, monthly in advance, one-twelfth
        (1/12th) of the amount(s) so estimated by Landlord.

        (2) At the end of each calendar year, including the calendar year during
        which this Lease terminates, Landlord will give Tenant notice of (a) the
        total amount(s) paid by Tenant for such calendar year and (b) the actual
        amount of Tenant's Share of any of Such Costs for such calendar year. If
        the actual  amount of  Tenant's  Share of any of Such Costs  exceeds the
        aggregate  amount(s)  paid by Tenant,  Tenant  shall pay to Landlord the
        deficiency  within ten (10) days following notice from Landlord.  If the
        aggregate  amount(s)  previously  paid by Tenant  with  respect  thereto
        exceeds  Tenant's Share of any of such Costs,  then Landlord will either
        credit the surplus (net of any amounts then owing by Tenant to Landlord)
        against the next ensuing  installment(s) of any of Such Costs payable by
        Tenant, or refund the net surplus to Tenant.

SECTION 22.04.  If there is presently in effect or hereafter  adopted any nature
of sales tax or use tax or other tax on rents or other sums received by Landlord
under this Lease (herein  referred to as "Rent Sales Tax"),  then in addition to
all rent and other payments to be made by Tenant as provided above,  Tenant will
also pay  Landlord a sum equal to the  amount of such Rent  Sales Tax.  The term
"Rent Sales Tax" shall not include any income taxes applicable to Landlord.  Any
Rent Sales Tax shall be due and owing and paid to Landlord at the same time that
the rent or other sums for which such Rent Sales Tax is assessed becomes due and
payable.

                             ARTICLE XXIII - NOTICE

SECTION  23.01.  Any notice  which may or shall be given under the terms of this
Lease shall be in writing and shall be either delivered to the Notice Address of
either  Landlord  or  Tenant,  by hand or sent by United  States  Registered  or
Certified Mail, adequate postage prepaid.  Either party's address may be changed
from time to time by such party by giving notice as provided above,  except that
the Leased  Premises  may not be used by Tenant as the sole Notice  Address.  No
change of address of either  party  shall be  binding on the other  party  until
notice of such  change of address  is given as herein  provided.  A post  office
receipt  for  registration  of such  notice or signed  return  receipt  shall be
conclusive  that such  notice was  delivered  in due course of mail if mailed as
provided above. For purposes of the calculation of various time periods referred
to herein,  notice  delivered by hand shall be deemed received when delivered to
the place for giving  notice to a party  referred to above and notice  mailed in
the manner provided above shall be deemed completed upon the earlier to occur of
(i) actual receipt as indicated on the signed return receipt,  or (ii) three (3)
days after posting as herein provided.  Finally, any written notice addressed as
provided  hereinabove and actually  received by the addressee,  shall constitute
sufficient notice for all purposes under this Lease.

                          ARTICLE XXIV - TENANT'S SIGNS

SECTION 24.01.  Tenant shall be responsible for the costs and  installation of a
building  fascia  sign and a sign under the canopy of the  building of which the
Leased Premises are a part. Sign plans shall be prepared by Tenant in accordance
with the sign  criteria of the  Shopping  Center and  submitted  to Landlord for
Landlord's prior written approval. Except as approved by Landlord in writing, no
sign, placard or advertisement,  or exterior or interior window sign, placard or
advertisement  shall be painted,  erected or displayed  and no awnings  shall be
erected.  Tenant shall cause Tenant's exterior sign to be placed on a time clock
and photoelectric  cell device such that the electricity  illuminating such sign
shall keep Tenant's  electric signs on from duck until 11:00 oclock P.M.,  every
day during the lease term.

                   ARTICLE XXV - TERMINOLOGY AND MISCELLANEOUS

SECTION 25.01.  With respect to terminology in this Lease, each number (singular
or plural) shall include all numbers,  and each gender (male,  female or neuter)
shall include all genders.  If any provision of this Lease shall ever be held to
be invalid or  unenforceable,  such  invalidity  or  unenforceability  shall not
affect any other  provisions  of the  Lease,  but such  other  provisions  shall
continue  in full force and  effect.

The titles of the Articles in this Lease shall have no effect and shall  neither
limit nor  amplify  the  provisions  of the Lease  itself.  This Lease  shall be
binding  upon and shall accrue to the benefit of Landlord,  its  successors  and
assigns.

SECTION 25.02.  In all instances  where Tenant is required  hereunder to pay any
sum or do any act at a particular  indicated time or within an indicated period,
it is understood that time is of the essence.

                                       16
<PAGE>

SECTION 25.03. The obligation of Tenant to pay all rent and other sums hereunder
provided to be paid by Tenant and the  obligation of Tenant to perform  Tenant's
other  covenants  and duties  hereunder  constitute  independent,  unconditional
obligations to be performed at all times  provided for hereunder.  Tenant waives
and  relinquishes all rights which Tenant might have to claim any nature of lien
against or withhold,  or deduct from or off-set  against any rent and other sums
provided hereunder to be paid Landlord by Tenant.

SECTION 25.04.  Under no circumstances  whatsoever shall Landlord ever be liable
hereunder for  consequential  damages or special  damages;  and all liability of
Landlord for damages for breach of any covenant,  duty or obligation of Landlord
hereunder may be satisfied  only out of the interest of Landlord in the Shopping
Center existing at the time any such liability is adjudicated in a proceeding as
to which the judgment  adjudicating  such  liability is  non-appealable  and not
subject to further review.  The term "Landlord"  shall mean only the owner,  for
the time being of the Shopping Center,  and in the event of the transfer by such
owner of its  interest in the  Shopping  Center,  such owner shall  thereupon be
released  and  discharged   from  all  covenants  and  obligations  of  Landlord
thereafter accruing,  but such covenants and obligations shall be binding during
the lease term upon each new owner for the duration such owner's ownership.

SECTION  25.05.  All monetary  obligations  of Landlord  and Tenant  (including,
without  limitation,  any monetary  obligation of Landlord or Tenant for damages
for any breach of the respective covenants, duties or obligations of Landlord or
Tenant  hereunder) are performable  exclusively in Maricopa County,  Arizona and
Landlord and Tenant hereby submit to the exclusive  jurisdiction of the State of
Arizona.  This Lease shall be construed in accordance with the laws of the State
of Arizona,  and Maricopa County,  Arizona shall be the venue for any litigation
arising from the Lease.

SECTION  25.06.  So long as Tenant  has not been  wrongfully  or  constructively
evicted from the Leased  Premises,  the doctrine of  independent  covenants will
apply in all matters relating to this Lease including,  without limitation,  all
obligations of Landlord and Tenant to perform their respective obligations under
this Lease. The preceding sentence shall apply notwithstanding that Landlord may
have  defaulted  in  fulfilling  a  covenant  to  maintain  or repair the Leased
Premises  even  if such  default  results  in the  unsuitability  of the  Leased
Premises for Tenant's  intended  commercial  use.

SECTION 25.07.  Tenant hereby waives and  relinquishes  any right to assert,  as
either a claim or a defense,  that Landlord is bound to perform or is liable for
the  non-performance  of any implied  covenant or implied  duty of Landlord  not
expressly set forth herein.  Tenant waives any implied warranty of Landlord that
the Leased Premises are suitable for their intended commercial  purpose.  Tenant
agrees to perform all of its Lease obligations  (including  without  limitation,
the  obligation to pay rent),  notwithstanding  an alleged breach by Landlord of
any such implied warranty.  Tenant agrees that Landlord shall incur no liability
to Tenant by reason of any defect in the Leased  Premises,  whether  apparent or
latent.

SECTION  25.08.  If this Lease is  executed by more than one person or entity as
"Tenant",  each such  person or entity  shall be jointly  and  severally  liable
hereunder.  It is  expressly  understood  that any one of the  parties  who have
executed this Lease as "Tenant" (herein individually referred to as "Signatory")
shall be empowered to execute any modification,  amendment, exhibit, floor plan,
or other document ("Future Instrument") and bind each of the Signatories who has
executed this Lease regardless of whether each Signatory, in fact, executes such
Future Instrument.

SECTION 25.09.  Intentionally  Omitted.

SECTION 25.10.  Upon written request,  Tenant shall provide to Landlord,  within
fourteen  (14)  days  of  such  request,  a copy of its  most  recent  financial
statement including both a balance sheet and income statement.  Such request may
be made by Landlord from time to time during the Lease Term,  but not more often
than annually.

SECTION  25.11.  If during the term of this Lease Tenant  requests that Landlord
prepare,  review,  or negotiate legal  documentation for any reason other than a
transaction solely between Tenant and Landlord, then Landlord reserves the right
to charge Tenant a reasonable fee for the preparation, review and/or negotiation
of such documentation.  Such fee shall be due and payable to Landlord on demand.

SECTION 25.12.  Landlord  warrants and covenants that Tenant shall,  upon paying
the rent and performing the covenants  herein set forth,  quietly have, hold and
enjoy the Leased  Premises  during the term  hereof and any  extension  thereof.

                        ARTICLE XXVI - BINDING AGREEMENT

SECTION  26.01.  The  submission of this Lease for  examination by Tenant and/or
execution  thereof by Tenant does not  constitute a reservation of or option for
the Leased Premises and this Lease shall become effective only upon execution by
all  parties  hereto and  delivery  of a fully  executed  counterpart  hereof by
Landlord to Tenant. This Lease shall not be amended,  changed or extended except
by written  instrument  signed by both  parties  hereto.

                                       17
<PAGE>

EXECUTED in multiple counterparts, each of which shall have the force and effect
of an original, on the day and year first written above.

                                           WEINGARTEN NOSTAT, INC.
                                           By:
                                           Name:  /s/Mark D. Stout
                                           Title: Associate General Counsel

                                                               "LANDLORD"

        THIS INSTRUMENT  (INCLUDING ALL RIDERS,  EXHIBITS AND GUARANTY, IF ANY),
        CONSTITUTES THE ENTIRE AGREEMENT  BETWEEN LANDLORD AND TENANT;  NO PRIOR
        WRITTEN OR PRIOR OR  CONTEMPORANEOUS  ORAL  PROMISES OR  REPRESENTATIONS
        SHALL BE BINDING.

ATTEST:                                 MIDNIGHT AUTO FRANCHISE CORP.

                                        By:
----------------------------------         -------------------------------
Secretary                                  President

                                                                 "TENANT"

                    EXECUTION PAGE TO SHOPPING CENTER LEASE

                                       18
<PAGE>

                                                                   MINOR/AZ
                                                                   Rev. 11/11/94

                               CONSTRUCTION RIDER

This  Construction  Rider is attached to and forms a part of that certain  Lease
Contract (the "Lease Contract") dated March 14, 2005, between WEINGARTEN NOSTAT,
INC., as "Landlord" and MIDNIGHT AUTO FRANCHISE CORP., as "Tenant".

        Section  1.01.  The  Leased  Premises  will  be  tendered  to  Tenant by
Landlord in its  existing  condition on an "AS-IS"  basis  without any nature of
construction  work being  performed  by Landlord  except  prior to tender of the
Leased Premises to Tenant, Landlord shall install one (1) new 3-ton HVAC unit in
the Leased  Premises.  Tenant has inspected the Leased Premises and accepts them
in such "AS-IS" basis, and Landlord shall incur no liability to Tenant by reason
of any defects in the Leased Premises, including any latent defects. Tenant may,
at its sole  cost and  expense,  make such  minor  alterations,  remodeling  and
changes  to the Leased  Premises  as it deems  necessary  for the  operation  of
Tenant's business;  provided,  however, that prior to commencement of such work,
Tenant  submits  and  obtains  written  approval  from  Landlord  of  plans  and
specifications  covering  any  such  work  (including  the  name of the  general
contractor or contractors  that Tenant  expects to use in completing  such work)
and that such work is completed as approved.  Tenant is solely  responsible  for
compliance with all municipal,  State and Federal rules,  regulations,  and laws
which  govern  Tenant's  construction  and  occupancy  of the  Leased  Premises.
Landlord's  approval  of  Tenant's  plans  and  specifications  is to  satisfy a
condition precedent to the commencement of Tenant's construction, and should not
be relied upon by Tenant as a representation or warranty by Landlord of any kind
or nature,  expressed or implied,  all of which are hereby disclaimed.  Landlord
makes no  representation  or warranty that  Tenant's  proposed  construction  is
structurally   sound,   is  in  compliance  with  the   above-mentioned   rules,
regulations,  or laws,  or is  sufficient  to obtain all  required  permits.  No
change,  alteration or  remodeling  shall at any time be made which shall impair
the structural soundness or diminish the value of the Leased Premises.  All work
done in connection with any change, remodeling or alterations shall be done in a
good  and  workmanlike  manner  and in  compliance  with all  laws,  ordinances,
building codes, rules and regulations of appropriate  governing  authorities and
Tenant shall procure any certificates  required by any such governing  authority
at Tenant's  sole cost and  expense.  Tenant  will also  provide and install all
other interior work, trade equipment,  furniture,  fixtures and effects of every
description necessary or appropriate for Tenant's business and all such items to
be provided and  installed by Tenant shall be new and modern and of  first-class
quality.  Upon completion by Tenant of its work at the Leased  Premises,  Tenant
will furnish  Landlord one (1) set of as-built  drawings for the  electrical and
mechanical systems of the Leased Premises.

        Section   1.02.   With  respect  to  any  labor   performed   (including
professional  services) or materials furnished by Tenant at the Leased Premises,
the following  shall apply:  All such labor  (including  professional  services)
shall be performed  and  materials  furnished at Tenant's own cost,  expense and
risk. Labor and materials  used in the  installation  of Tenant's  furniture and
fixtures, and in any other work on the Leased Premises performed by Tenant, will
be subject to Landlord's prior written  approval.  Any such approval of Tenant's
labor shall  constitute  a revocable  license-authorizing  Tenant to permit such
labor to  enter  upon the  Shopping  Center  and  Leased  Premises  prior to the
commencement of the lease term for so long as Tenant's  labor does not interfere
with  labor  utilized  by  Landlord  or any other  Tenant.  With  respect to any
contract for any such labor or materials,  Tenant acts as a principal and not as
the agent of Landlord.  Tenant agrees to indemnify  and hold  Landlord  harmless
from all claims  (including costs and expenses of defending against such claims)
arising  or  alleged to arise  from any act or  omission  of Tenant or  Tenant's
agents,  employees,  contractors,   subcontractors,   laborers,  materialmen  or
invitees or arising  from any bodily  injury or  property  damage  occurring  or
alleged to have  occurred  incident  to  Tenant's  work at the Leased  Premises.
Tenant shall have no authority to place any lien upon the Leased Premises or any
interest therein nor in any way to bind Landlord; and any attempt to do so shall
be void and of no effect. Landlord expressly disclaims liability for the cost of
labor  performed  (including  professional  services) or materials  furnished by
Tenant. If, because of any actual or alleged act or omission of

                                       19
<PAGE>

Tenant, any lien,  affidavit,  charge or order for the payment of money shall be
filed against  Landlord,  the Leased Premises or any portion thereof or interest
therein,  whether  or not  such  lien,  affidavit,  charge  or order is valid or
enforceable,  Tenant  shall,  at its own  cost  and  expense,  cause  same to be
discharged of record by payment,  bonding in accordance with the requirements of
A.R.S.,  Section  33-1004,  or  otherwise  no later than fifteen (15) days after
notice  to  Tenant  of the  filing  thereof,  but in all  events,  prior  to the
foreclosure thereof. All of Tenants construction at the Leased Premises shall be
performed  in  strict  compliance  with the  working  drawings,  all  applicable
building  codes  and other  legal  requirements,  and in a good and  workmanlike
manner  satisfactory  Landlord's  Architect,  and in such manner as to not cause
Landlord's  fire and  extended  coverage  insurance  to be  canceled or the rate
therefor increased.  In the performance of such work, Tenant shall not interfere
with or delay any work being done by Landlord's contractors.  Upon completion by
Tenant of its work at the Leased  Premises,  Tenant shall  provide to Landlord a
certificate  of  occupancy  (or other  certificates  evidencing  inspection  and
acceptance  of  all  of  Tenant's   construction   by   appropriate   government
authorities).

        Section  1.03.  All  improvements  constructed  by Tenant at the  Leased
Premises  (excepting only Removable  Trade Fixtures  installed by Tenant) shall,
immediately upon such construction,  become and remain the property of Landlord;
and Tenant  shall have no right,  title or interest  (including  lien  interest)
therein,  except only as Tenant under the provisions of the Lease Contract.  The
aforesaid improvements, if constructed by Tenant, are not intended as any nature
of rent or compensation to Landlord.

        Section  1.04.  If at any time during the course of Tenant's work at the
Leased  Premises,  the  storefront  of the Leased  Premises is not fully secure,
Tenant  shall  construct a barricade  of plywood or other  material  approved by
Landlord to secure the Leased Premises and adjoining lease space.

Section 1.05. Any work at the Leased Premises involving the sprinkler system (if
any)  serving  the  Leased  Premises  shall  be  performed  by  Landlord  or its
contractors  at Tenant's  cost.  Tenant  shall pay the cost of any such work (or
reimburse  Landlord therefor) within ten (10) days after delivery to Tenant of a
statement therefor.

        Section  1.06.   In the event Tenant fails to satisfy the conditions set
forth in Section 1.01 of this Construction Rider and also commence  construction
on or  before  the  expiration  of SEVEN  (7) days  from the date of  tender  of
possession of the Leased Premises to Tenant,  then such failure shall constitute
an Event of Default under the Lease Contract and without further notice Landlord
shall  have  the  right to  either  terminate  the  Lease  Contract  at any time
thereafter  or  exercise  such other  remedies as may be  available  to Landlord
pursuant to the terms of the Lease Contract.

        Section  1.07.  Upon full  completion  of  Tenant's  work at the  Leased
Premises and Tenant  opening for business  therein,  and provided  Tenant is not
then in default under the Lease Contract,  Landlord shall fund to Tenant,  as an
"Allowance",  an amount  equal to the  lesser  of (i)  Tenant's  actual  cost of
improvements in the Leased Premises (which may not include any "Removable  Trade
Fixtures" as defined in Section 10.02 of the Lease Contract), or (ii) the sum of
$18,400.00.  Such  sum  shall  be  paid to  Tenant  upon  receipt  of all of the
following:

                (1)  Tenant's affidavit, in the form attached  hereto as Exhibit
        "C-1," that such construction has been completed to its satisfaction and
        in strict with the plans and specifications,  which affidavit shall also
        state  the total  Building  Improvement  Costs  itemized  in  reasonable
        detail;

                (2)  Subcontractor's  Lien Waiver  with  respect  to the  Leased
        Premises and Shopping  Center,  in the form  attached  hereto as Exhibit
        "C-2," executed  by all subcontractors  and  materialmen  who shall have
        furnished  labor and/or  materials for the work over  $500.00;

                (3)  Paid  contractors' invoices or receipts for subcontractors,
        laborers and materialmen who shall have furnished labor and/or materials
        for work  costing  $500.00 or less;

                                       20
<PAGE>

                (4) Notice from  Tenant to  Landlord  that tenant has opened for
        business at the Leased  Premises and execution by Tenant and delivery to
        Landlord  of a  commencement  letter  indicating  the  commencement  and
        termination  dates of the lease term.

                (5) Payment by Tenant to Landlord of such Minimum Rent and other
        sums as shall have come due between the  Commencement  Date of the lease
        term and the date upon which Tenant makes application for payment of its
        Allowance  (but in all events,  not less than Minimum Rent for the first
        month of the lease term).

Tenant must submit the foregoing  items and apply for the Allowance,  if at all,
no later than one hundred eighty (180) days following the Commencement Date, and
in the event Tenant fails to do so,  Landlord  shall not thereafter be obligated
to fund the Allowance or any portion thereof.

                                       21
<PAGE>

                                 EXEHIBIT "C-1"

                               TENANT'S AFFIDAVIT
                             ----------------------

STATE OF ____________________           {
                                        {
COUNTY OF ___________________           {

     BEFORE ME, the undersigned authority, personally appeared _________________
__________________________,  who,  being  by  me  duly sworn, states as follows:

                                       I.

     I am  the  duly  constituted  representative of ___________________________
(TENANT NAME),  the  Tenant  under  and  by  virtue  of  a  Lease  Contract with
Weingarten Nostat, Inc. for a certain premises in ______________ Shopping Center
located in ________________ (CITY), ____________________ (STATE).

                                      II.

     As an inducement to Landlord to pay Tenant the sum of _____________________
__________________ (AMOUNT DUE) as a construction "Allowance" (as defined in the
Lease), I do hereby certify as follows:

(a)       The Construction of the Leased Premises has been completed to Tenant's
          satisfaction   and  in   strict   accordance   with  the   plans   and
          specifications mutually agreed upon as provided in the Lease.

(b)       The total amount paid by Tenant for all  construction  work is the sum
          of $>.

(c)       Tenant opened for business at the Leased Premises on >, 20>.

          SIGNED THIS ________ DAY OF _________________, 20>.

                                        ______________________________
                                        Tenant's name

                                        By: __________________________
                                            Authorized Agent

STATE OF __________________________     {
                                        {
COUNTY OF _________________________     {

         SWORN TO AND SUBSCRIBED before me this ________ day of _________, 20__.

                                         _______________________________
                                         Notary Public, State of _______
                                         Print name:____________________
                                         My commission Expires__________

<PAGE>

                                 EXEHIBIT "C-2"

                UNCONDITIONAL WAIVER AND RELEASE ON FINAL PAYMENT
            --------------------------------------------------------

Project:___________
Job No.:___________

          The  undersigned  has  been  paid in full  for  all  labor,  services,
equipment or material furnished to the jobsite or to COMPANY NAME: _____________
_____________________________, on the job of ___________________________________
located at _____________________________________________________________________
and does hereby  waive and release any right to  mechanic's  lein,  any state or
federal  statutory bond right, any private bond right, any claim for payment and
any rights  under any  similar  ordinance,  rule or statute  related to claim or
payment rights for persons in the  undersigned's  position,  except for disputed
claims for extra work in the amount of $__________.

          The  undersigned  warrants that he either has already paid or will use
the monies he receives  from this final  payment to promptly  pay in full all of
his  laborers,   subcontractors,   materialmen,  and  suppliers  for  all  work,
materials,  equipment  and  services  provided  for or to  the  above-referenced
project.

          Date: _______________

                                          Company: _____________________________

                                                By:  ___________________________
                                                Its: ___________________________

NOTICE

          THIS DOCUMENT WAIVES RIGHTS  UNCONDITIONALLY  AND STATES THAT YOU HAVE
BEEN PAID FOR GIVING UP THOSE RIGHTS.  THIS DOCUMENT IS ENFORCEABLE  AGAINST YOU
IF YOU SIGN IT, EVEN IF YOU HAVE NOT BEEN PAID. IF YOU HAVE NOT BEEN PAID, USE A
CONDITIONAL RELEASE FORM.

STATE OF  _____________)
                       )
COUNTY OF _____________)

The above instrument was acknowledged before me this ____________________ day of
___________, 20__, by ______________________________________.

                                         _______________________________
                                         Notary Public

                                         My commission Expires:
                                         ______________________

<PAGE>

                                                                           OPT-2
                                  OPTION RIDER

          This  Option  Rider is  attached  to and forms a part of that  certain
Lease Contract (the "Lease Contract") dated March 14, 2004,  between  WEINGARTEN
NOSTAT, INC., as "Landlord," and MIDNIGHT AUTO FRANCHISE CORP., AS "TENANT."

          Contingent  upon Tenant  satisfying  al of the  following  conditions,
Tenant is hereby  granted  an option to extend the lease  term,  as set forth in
Section 3.01. of the Lease Contract (the "Primary  Term") for two (2) additional
periods of Sixty (60) full calendar  months each (the "1st  Extention  Term" and
"2nd Extention Term"), said conditions being that:

(i)       At the time of exercise of this 1st Extention Term (and  2nd Extention
          Term),  Tenant shall not be default of the Lease beyond any applicable
          notice and cure periods set forth in the Lease.

(ii)      Except as  specifically  provided in this  subparagraph  (ii),  Tenant
          shall not have assigned the Lease Contract or any interest  therein or
          sublet (or otherwise permitted occupancy by any third party of) all or
          any portion of the Leased  Premises  during the Primary Term (any such
          assignment, subletting or occupancy being subject to the provisions of
          Article  VIII of the Lease  Contract)  regardless  of whether any such
          assignment,  sublease  or  occupancy  is  then  still  in  effect  and
          regardless  of  whether  Landlord  shall  have  consented  to any such
          assignment,  subletting or occupany.  Notwithstanding  the  foregoing,
          Landlord agrees that in the event of a Permitted  Sublease,  or in the
          event  there has been an  assignment  of this  Lease and the  assignee
          under  any such  agreement  meets ALL of the  conditions  set forth in
          Section  8.01.B.  of the Lease,  the provisions of this paragraph (ii)
          shall not apply and this  option to extent the term of the Lease shall
          remain in effect.

(iii)     Tenant  shall have given  notice to Landlord not less than one hundred
          eighty  (180)  days prior to the  expiration  of the  Primary  Term of
          Tenant's  exercise of the option for the 1st Extention  Term;

          Tenant  shall have given  notice to Landlord not less than one hundred
          eighty (180) days prior to the expiration of the 1st Extention Term of
          Tenant's excercise of the option for the 2nd Extension Term.

          Time is of the  essence in the  exercise  of these  options and should
Tenant fail to exercise said options by timely notice,  said options shall lapse
and be of no further force or effect.

          Tenant further  acknowledges  that a  failure to properly exercise the
option for 1st Extention  Term as provided  hereinabove,  shall render  Tenant's
option for the 2nd  Extension  Term null and void and without  further force and
effect.

          In the event that Tenant  effectively  exercises the option(s)  herein
granted,  then all of the terms and  provisions  of the  Lease  Contract  as are
applicable  during the  Primary  Term shall  likewise be  applicable  during 1st
and 2nd Extention Terms, except:

(a)       Tenant  shall have no further  right to renew or extend the lease term
          after the expiration or other termination of the 2nd Extention Term;

(b)       The "Minimum  Rent" (as defined in Article 1.6 of the Lease  Contract)
          which shall be due and payable each month during each  Extention  Term
          at the same time and place,  and in the same  manner,  as set forth in
          Section  4.01 of the Lease  Contract  (relative  to payment of Minimum
          Rent during the Primary Term), shall be:

          Lease Year 1 of the 1st Extention Term: $[*] per month
          Lease Year 2 of the 1st Extention Term: $[*] per month
          Lease Year 3 of the 1st Extention Term: $[*] per month
          Lease Year 4 of the 1st Extention Term: $[*] per month
          Lease Year 5 of the 1st Extention Term: $[*] per month

          Lease Year 1 of the 2nd Extention Term: $[*] per month
          Lease Year 2 of the 2nd Extention Term: $[*] per month
          Lease Year 3 of the 2nd Extention Term: $[*] per month
          Lease Year 4 of the 2nd Extention Term: $[*] per month
          Lease Year 5 of the 2nd Extention Term: $[*] per month

          References  in this Rider and the Lease  Contract to the "term" or the
"lease  term"  shall be  understood  to refer to both the  Primary  Term and (if
Tenant's  option(s)  therefor are  effectively  exercised in accordance with the
provisions   hereof)  also  the  hereinabove  stated  Extention  Term(s)  unless
interpretation is expressly negated.

<PAGE>

                               [GRAPHIC OMITTED]

The "Leased  Premises"  as shown  hereon is for MIDNIGHT  AUTO  FRANCHISE  CORP.
Subject  to the terms of the  Lease,  any future  construction  by the  Landlord
within the Shopping  Center will not affect the  validity of the Lease  covering
the Leased Premises. Subject to terms of the Lease, Landlord may elect to change
location, size, layout, or other details of any buildings, or Common Area in the
Shopping  Center and/or to construct  other buildings in the Shopping Center and
such  changes  will not affect the  validity  of the Lease  covering  the Leased
Premises.

The post office address designated hereon, is subject to change at any time.

                                                          INITIAL FLOOR NO:
                                                                       000
                                                                   UNIT NO:
                                                                       00F
                                                                PROJECT NO:
                                                                      0172

                                  EXHIBIT "A"

                                  PUEBLO ANORIZA CENTER

<PAGE>

That portion of the Northwest  quarter of Section 12, Township 1 South,  Range 4
East of the Gila and Salt River Base and  Meridian,  Maricopa  County,  Arizona,
more particulary described as follows:

BEGINNING at a point from which the Northwest  corner of said Northwest  quarter
bears 55.00 feet North and 75.00 feet West therefrom;

thence South 45 degrees 16 minutes 22 seconds West a distance of 28.32 feet;

thence  South 00 degrees 21 minutes 16 seconds West a distance of 200.00 feet to
the TRUE POINT OF BEGINNING;

thence  South 89 degrees 48 minutes 33 seconds  East a distance  of 170.00  feet
along the  Southernmost  property line of that property now or formerly owned by
TACO CALIENTE, INC. to a point;

thence  North 00 degrees 21 minutes 16 seconds  East a distance  of 220.00  feet
to a point on the Southernmost right-of-way line of Guadalupe Road;

thence South 89 degrees 48 minutes 33 seconds East along a line 55.00 feet South
of and parallel to the North line of said Northwest quarter a distance of 820.00
feet;

thence South 00 degrees 11 minutes 27 seconds West a distance of 390.00 feet;

thence South 55 degrees 41 minutes 27 seconds West a distance of 285.00 feet;

thence South 31 degrees 28 minutes 02 seconds West a distance of 384.43 feet;

thence South 57 degrees 21 minutes 16 seconds West a distance of 260.00 feet;

thence North 89 degrees 38 minutes 44 seconds West a distance of 340.00 feet;

thence  North 00 degrees 21 minutes 16 seconds East along a line 55.00 feet East
of and parallel to the West line of said Northwest  quarter a distance of 800.00
feet to the POINT OF BEGINNING.

                                  EXHIBIT "B"

<PAGE>

                                                                  Hand Delivered

[GRAPHIC OMITTED]  3101 North Central Avenue
                   Suite 990
                   Phoenix, Arizona 85012
                   (602) 263-1166
                   1-800-600-0886
                   Fax (602) 263-8852

                                 TENDER LETTER
                               ------------------

March 17, 2005

TENANT:               Midnight Auto Franchise Corporation
                      3872 Rochester Road
                      Troy, MI. 78083
                      Attn: Dennis Spencer
                      846 37592 8670

LEASED PREMISES:      1835 E Guadalupe Road, Ste. E-116
                      Tempe, AZ 85283
                      WRI#L0172 - Pueblo Anozira Shopping Center

Dear Mr. Spencer:

We are in receipt of your signed lease dated March 14, 2005  between  Weingarten
Nostat, Inc. ("Lessor") and Midnight Auto Franchise  Corporation  ("Lessee") and
are pleased to hereby  tender  possession of the above  referenced  premises for
your use and occupancy effective FRIDAY MARCH 18, 2005.

Pursuant  to Section  1.01 of the lease  contract,  the Lease  Premises is being
tendered in its existing  condition,  on an "AS-IS"  basis with  exception  that
prior to the tender of the Leased  Premises,  Landlord shall install a new three
(3) ton  HVAC  unit.  As of the date of this  letter,  Tenant's  franchisee  has
accepted  possession of the premises and is actively under  construction  within
the space. Tenant's franchisee furthermore acknowledges that the installation of
the new three (3) ton HVAC unit is not  complete.  Both  parties  have  mutually
agreed  that the HVAC work will be complete  on or before  Tenant's  anticipated
opening date of April 4, 2005.

Tenant is solely responsible for procuring any and all permits,  inspections and
certificates  required for  Tenant's  improvement  work and will obtain  written
authorization from Landlord prior to the commencement of any construction within
the Leased Premises.  Tenant shall further warrant all  construction  within the
Leased  Premises is completed in a workmanlike  manner and in strict  compliance
with all City, State and County laws, ordinances and building codes.

Your premises is equipped with a Best brand Access  System,  lock code WC28. For
your safety this key is not  duplicable  - however,  you are free to change your
lockset(s),  request  additional keys, or coordinate one (1) complimentary  lock
change with your Property Manager,  NANCY LINDY who can also be reached at (602)
263-1166.

My card is enclosed; I will be your contact for all construction issues from now
until the date you open for  business.  Please  feel free to contact me with any
questions. Welcome to PUEBLO ANOZIRA SHOPPING CENTER!

Sincerely,
WEINGARTEN NOSTAT, INC.
By: Weingarten Realty Investors

/s/Jennifer Cummings
Jennifer Cummings
Associate Project Manager

cc: Nancy Lindy * Miles Sanchez * Chris Byrd * Don Pobst * Diana Jebousek *
    Gary Wankum * Margie Medrano

<PAGE>

[GRAPHIC OMITTED]  3101 North Central Avenue
                   Suite 990
                   Phoenix, Arizona 85012
                   (602) 263-1166
                   1-800-600-0886
                   Fax (602) 263-8852

March 17, 2005                               CERTIFIED/RETURN RECEIPT
                                           ----------------------------
                                             #7004 2510 0003 8580 5543

Mr. Dennis Spencer
Midnight Auto Franchise Corp
3872 Rochester Road
Troy, MI 78083

RE:       YOUR NEW BUSINESS LOCATED AT PUEBLO ANOZIRA SHOPPING CENTER, 1835 E.
          GUADALUPE ROAD, SUITE 116, TEMPE, AZ 85283 (UNIT:DOF)

Mr. Spencer:

We are pleased to welcome Midnight Auto Francise Corp. as a new tenant at Pueblo
Anozira. It is always exciting to be involved with a project from the beginning,
yet  sometimes  difficult  to  cover  all  the  bases.   Although  you  will  be
coordinating your build-out with our Construction Department, I wanted to take a
moment of your time and introduce  myself.  I will be your Property  Manager and
stand ready to assist you with  anything  that might arise.  Specifically,  your
sign approval, lock change and any common area needs or concerns. However, don't
hesitate to call me if I can be of assistance.

To clarify any special  questions  you may have,  I am providing  the  following
information in case we have not already discussed these items:

1. LOCK  CHANGES - It is very  important  to have the lock cores  changed at the
appropriate time, so you are no longer on the Landlord lock system.  Please call
me 602-217-8846 and I will cooridinate your free lock change. There is no charge
if you  schedule the standard  five day  turn-around.  The lock changes are only
applicable to the front doors.  There will be an extra charge for any back doors
or interior doors. A maximum of four keys will be available at no charge.

2. ELECTRICAL SERVICE - It is very important that you contact Salt River Project
at 602-236-8833 and discuss the requirements of changing service into your name,
so that you will be prepared to do this at the appropriate time.

3 WATER  SERVICE - At the time your lease was written it was  thought  that your
lease  space was served by a  dedicated  meter  which you would have put in your
name.  We have since  determined  that your space  actually is on a shared meter
which can serve other  merchants also. I will explain this to you in more detail
when we speak,  but for now it is  important  for you to know that your  prorata
share of the water cost is $50.00.  Please  include  this amount with your first
month's rent check as well as all future payments.

4. GAS SERVICE - If this space is served by a gas meter,  you should contact the
gas  company to have the  account  established  in your name at the  appropriate
time.

5. TENANT FASCIA SIGNS - Attached to this letter is a copy of the sign criteria.
This  criteria  should be given to your  sign  manufacturer  to  ensure  all the
required  specifications are present on the sign drawings. This will allow us to
approve your sign drawings promptly.

6. HELPLINES - The helpline provides a list of key contacts and phone numbers as
well as a brief description of some important  operational  information.  Please
feel free to call anyone on the list or me personally.

<PAGE>

MIDNIGHT AUTO FRANCHISE CORP.
Page 2

Again,  welcome to PUEBLO ANOZIRA SHOPPING CENTER, and we wish you every success
in this new venture.

Sincerely,

WEINGARTEN NOSTAT, INC.
By: Weingarten Realty Investors

Nancy M. Lindy, CMD
Regional Property Manager

NL/mm

cc:  CF/RF #0172-120, #TMIDNAF01
     Sharon McCray
     Nancy Cones
     Walter Douglas, Midnight Auto, 1835 E. Guadalupe Road, Suite 116,
     Tempe, AZ 85283Exhibit 10.43

Confidential Treatment Request

[*] indicates information that has been omitted pursuant to a confidential
treatment request and this information has been filed under separate cover with
the Commission.

THIS  SUBLEASE  made as of the 1st day of April, 2003, is made  between  Meineke
Realty,  Inc., a company duly incorporated  under the laws of the State of North
Carolina with its principal place of business located at 128 South Tryon Street,
Suite 900,  Charlotte,  North Carolina 28202 (hereinafter called the "Sublessor"
"Meineke") and All Night Auto,  Inc., a Michigan  corporation with its principal
place of business located at 3872 Rochester Road, Troy,  Michigan,  (hereinafter
referred to as the "Subtenant").

WHEREAS,  by a Lease dated June 1, 1992, (the "Head Lease"),  Rochester Road Car
Care Center leased to Meineke the premises located at 3872 Rochester Road, Troy,
Michigan (the "Demised Premises") for a term of fifteen (15) years commencing on
the date of commencement enumerated in the Head Lease; and

WHEREAS,  a copy of the  Head  Lease  is  attached  hereto  as  Exhibit  "1" and
incorporated by reference; and

WHEREAS,  the Sublessor has agreed with the Subtenant to grant a Sublease of the
Demised Premises to the subtenant subject to the terms of the Sublease.

NOW  THEREFORE,  in  consideration  of the rents reserved under the Sublease and
covenants to be performed by the Sublessor and  Subtenant,  the parties agree as
follows:

1)      In consideration of the mutual covenants and agreements set forth in the
Lease and other good and valuable  consideration,  Sublessor  hereby demises and
leases to  Subtenant,  and  Subtenant  takes such Lease  from  Sublessor  of the
Demised Premises.

2)      (A)  The  term  of  this  Lease  (the  "term")  shall  commence  on  the
Commencement Date (as described in Section 2(C) below) and shall end at midnight
(Eastern Standard Time) on the May 31, 2007 (date of expiration of Head Lease).

        (B) The  expression  "Lease  Year" when used in this Lease  shall mean a
period of twelve (12)  consecutive full calendar months beginning on June 1st of
each year and ending May 31st during the Term.

        (C) The  expression  "Commencement  Date" when used in this Lease  shall
mean April 1, 2003.

        (D) At  anytime  after the  expiration  of the First  Lease Year of this
Sublease,  Subtenant  shall have the right and option to terminate the Lease for
any reason  provided that Subtenant  gives Sublessor at least (6) months written
notice prior to the termination  and pay to Sublessor an amount,  in addition to
the rental payments due Sublessor  through the actual date of termination of the
Sublease,  an amount equal to three (3) months rent payments at the then current
rental  rate under the  Sublease  ("Termination  Amount").  The term rental rate
shall  include the base rentals and  additional  rent defined in the  Headlease,
which shall include taxes, maintenance and

*Portions of this exhibit have been omitted and filed separately pursuant to an
application for confidential treatment filed with the Securities and Exchange
Commission pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as
amended.

<PAGE>

insurance on a pro-rated  basis.  This  termination  Amount shall be paid in one
lump sum to be received by the Sublessor no later than the actual termination of
this  Sublease.  In the event that  Sublessor  has not received the  Termination
Amount by the appointed  date,  then Sublessor shall be entitled to the recovery
of all sums due as if this Lease had been  terminated by Subtenant  prior to the
end of the stated term of the Sublease. Other than as set forth in this section,
upon the  termination  of this  Sublease  by the  Subtenant  as provided in this
Section,  Subtenant shall not be liable to Sublessor for any future  performance
or payments for the remainder for the unexpired Lease term.

        (E) At  anytime  after the  expiration  of the First  Lease Year of this
Sublease,  Sublessor  shall have the right and option to terminate the Lease for
any reason  provided the  Sublessor  give the  Subtenant at least six (6) months
written prior notice to the termination and pays to Subtenant an amount equal to
three (3)  months  rent  payments  at the then  current  rental  rate  under the
Sublease.  Other than as set forth in this section, upon the termination of this
sublease by the  Subtenant  as provided in this Section  Sublessor  shall not be
liable to Subtenant for any future performance or payments for the remainder for
the unexpired Lease term.

3.      If  Subtenant  holds over and  continues  in  possession  of the Demised
Premises  after  expiration  of the Term or any other  extension  of this Lease,
Subtenant  will be  deemed  to be  occupying  the  premises  on the  basis  of a
month-to-month tenancy.

4.      (A) RENT Subtenant agrees to pay to Sublessor at its address as provided
at the  beginning of this  Sublease (or at such other  address as Sublessor  may
from time to time  designate in a written  notice to Subtenant) as base rent for
the Demised  Premises the sums set forth below for each year of this Lease.  The
base rent is  payable  in twelve  (12)  equal  monthly  installments  (each such
installment  being  due on the  first  day of the  calendar  month  to  which it
relates).

        The rent shall be payable in equal  monthly  installments  in advance on
        the first  (1st) day of each month  during each year of the term of this
        Sublease,  the first such  payment to be made on the first day of April,
        2003. The amount of the monthly installments shall be [*].

        (B) Subtenant shall pay the Sublessor on or before the first day of each
month  during the term of the  Sublease,  the amounts  payable by the  Sublessor
under the Head  Lease,  including  but not  limited to triple net  expenditures.
However,  nothing in Paragraph 4 of the Sublease shall relieve the Subtenant the
obligation of paying to the  Sublessor  all amounts of  additional  rent as they
become due, including taxes, maintenance and insurance.

5.      (A) During the Term of this  Lease,  Subtenant  shall not use, or permit
the use of the Demised  Premises in any manner that  constitutes  a nuisance nor
shall Subtenant use, or permit the use of, the Demised  Premises for any illegal
purpose.  Commencing from the Commencement Date, Subtenant, at its expense, will
comply,  and will cause its Officers,  employees,  agents and invitees to comply
with all  applicable  laws and  ordinances,  and with all  applicable  rules and
regulations of governmental  agencies concerning  Subtenant's use of the Demised
Premises.

                                       2
<PAGE>

        (B) Save as in compliance with Environmental Laws,  Subtenant agrees not
to generate,  store, handle or dispose of any Hazardous Substance in or upon the
Demised  Premises  during the Term of this Lease.  Subtenant shall indemnify and
hold  Sublessor  harmless  from  and  against  all and any  liabilities,  claims
(including, but not limited to, third party claims, whether or not meritorious),
damages, losses, costs and expenses,  (including, but not limited to, attorney's
fees and disbursements) arising out of the breach of this Section by Subtenant.

6.      Where used in this Sublease any word or term, which specifically defined
in the Head Lease,  shall have the same  meaning as that  described to it in the
Head Lease.

7.      It is  expressly  agreed  between  the  parties  that in the  event  the
Sublessor  is unable to obtain the  written  consent of the Head  Lessor to this
Sublease  (should such  consent be required by the  provision of the Head Lease)
this Sublease  will be null and void and of no further  effect and the Subtenant
acknowledges and agrees that the Sublessor shall not be responsible for any loss
or damage  occasioned  to the  Subtenant  by virtue of the  refusal  of the said
Lessor to consent to this Sublease.

8.      the Subtenant covenants with the Sublessor as follows:

        a) to pay rent as aforesaid;

        b) to  perform  and  observe  all of the  covenants  on the  part of the
Sublessor  as tenant  under  the  provisions  of the Head  Lease and to keep the
Sublessor fully and completely indemnified against all actions, claims, expenses
and demands in respect to each and every such covenants; and

        c) not to assign,  sublet or part with  possession of all or any part of
the  Demised  Premises  without the prior  consent in writing of the  Sublessor,
which consent may be unreasonably withheld, or if granted, may be granted by the
Sublessor upon such terms and  conditions as the Sublessor may see fit;  subject
always to the prior consent of the Head Lessor in accordance  with,  and subject
to, the terms of the Head Lease.

9.      The  Subtenant  acknowledges  and confirms all of the  provisions of the
Head Lease and  agrees to be bound by the Head Lease as if all of the  covenants
of the Sublessor as Tenant contained  therein had been fully  incorporated  into
the Sublease as covenants of the Subtenant.

10.     The Subtenant  shall use and occupy the Demised  Premises solely for the
operation of an  automotive  repair  business  offering the  following  products
and/services;  general  automotive  repair including brakes,  exhaust,  tune-up,
alignments,  oil changes, shocks, struts, light engine repair, front end repair,
suspension  and  electrical  repair.  Subtenant is  specifically  excluded  from
offering  heavy engine  repair  and/or  transmission  products or service at the
Demised Premises.

        The  Subtenant  hereby  acknowledged  that  Section 6 of the Head  Lease
provides  that the  Demised  Premises  be used for the  operation  of a  Meineke
Discount Muffler Shop. Subtenant  acknowledges that this Sublease is conditioned
upon the Head Lessor's  agreement to modify this section and allow  Subtenant to
use and occupy the Premises as  contemplated  by this Sublease.  It is expressly
understood  between the  parties  that in the event the  Sublessor  is unable to
obtain the

                                       3
<PAGE>

Written  consent of the Head  Lessor to  modification  in the Use and  Occupancy
Clause,  this Sublease  shall be null and void and of no further  effect and the
Subtenant  acknowledges  and agrees that the Sublessor  shall not be responsible
for any loss or damage  occasioned  by the Subtenant by virtue of the refusal of
the said Head Lessor to consent of this Sublease.

11.     Proviso  for  re-entry  by the  Sublessor  on  non-payment  of  rent  or
non-performance  of the covenants or  agreements,  which rent of re-entry may be
exercised immediately upon default,  having occurred and without prior notice to
the  Subtenant. The Sublessor  shall in addition to such right of re-entry, have
all the same  rights as the Head  Lessor  under  the Head  Lease in the event of
Default  or  non-performance  by the  Subtenant  of  these  provisions  of  this
Sublease,  all of which and all remedies available to the Head Landlord shall be
considered to be incorporated in the Sublease by reference.

12.     The Sublessor covenants with the Subtenant as follows:

        a) To pay the Head Lessor all amounts received by the Sublessor form the
subtenant payable under the terms of the Head Lease;

        b) To enforce its rights as tenant under the Head Lease against the Head
Landlord,  provided that the  Subtenant  will pay to the Sublessor on demand all
Sublessor's  reasonable costs, expenses and disbursements  incurred in enforcing
its rights and further  provided  that the  Sublessor  may,  prior to taking any
action to enforce any such rights,  require the  Subtenant to provide  indemnity
reasonably  satisfactory  to the  Sublessor  against  such costs,  expenses  and
disbursements.

13.     Any notice in writing which either party may desire to give to the other
may be validly  effectually  given by mailing the same by prepaid  registered or
certified mail or overnight delivery,  return receipt requested,  addressed,  if
intended  for the  Subtenant  to the Demised  Premises,  an if intended  for the
Sublessor to:

                              Meineke Realty, Inc.
                       128 South Tryon Street, Suite 900
                              Charlotte, NC 28202

Or such  other  addresses  as  either  party may  notify  the other by notice in
writing.

14.     Where there is more than one Subtenant,  covenants and agreements of the
Subtenant shall be considered  joint and several  covenants and agreements.  The
provisions  of this  Sublease  shall be read  with all the  grammatical  changes
required if there is more than one (1)  Subtenant  or if the  Subtenant is male,
female or a corporation.

15.     In the event that there is a conflict  between the terms of the Sublease
and the Headlease, the terms of the sublease shall control.

                                       4
<PAGE>

IN WITNESS WHEREOF, the parties hereto have executed the Sublease under seal.

Executed the date first written above.

MEINEKE REALTY, INC.                       ALL NIGHT AUTO, INC.
(Sublessor)                                (Subtenant)

By: /s/ [illegible]                        By: /s/ [illegible]      President
   -------------------------------            ----------------------------------
   Authorized Representative                  Authorized Representative

Witness:                                   Witness:

         /s/ [illegible]                          /s/ [illegible]
----------------------------------         -------------------------------------

                                       5

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