Document:

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                                                                   Exhibit 10.10

                                 BUSINESS LEASE

THIS AGREEMENT, entered into as of this 17th day of September, 1999, between
FUNDAMENTAL HOPKINS EASTON NO. 11, INC. OR FHE #11, a Florida general
partnership, hereinafter called Landlord, and PODS, INC., hereinafter called
Tenant, IS TO WITNESS: that Landlord does this day lease unto Tenant; Warehouse
premises.

LOCATION: the premises known as: 5701 N.W. 94th Avenue
                                 Miami, Florida
                                 Approx. 70,200 SF of the Former Florida Mirror
                                 Space (Floor Plan Attached)

TERM.  TO HAVE AND TO HOLD said premises for the term of Sixty-Two (62) Months
beginning October 1, 1999 and ending November 30, 2004, and for the agreed
rental of ____________ Dollars ($____________) payable to and at the office of
the Landlord as follows:

<TABLE>
<CAPTION>
PERIOD                     MONTHLY BASE RENT                   ANNUAL RENT
------                     -----------------                   -----------
<S>                        <C>                                 <C>
10/01/99 - 9/30/00         $14,220.00 + Florida Sales Tax      $170,640.00 - 3.95
10/01/00 - 9/30/01         $19,230.75 + Florida Sales Tax      $230,769.00
10/01/01 - 9/30/02         $24,511.50 + Florida Sales Tax      $294,138.00
10/01/02 - 9/30/03         $25,272.00 + Florida Sales Tax      $303,264.00
10/01/03 - 9/30/04         $26,032.50 + Florida Sales Tax      $312,390.00
</TABLE>

-  Landlord shall grant Tenant an initial period of sixty (60) days from the
   date Tenant takes possession of space whereby no rent will be required to be
   paid to Landlord.

Lessee hereby covenants and agrees to pay Landlord, together with any and all
sales and use taxes levied upon the use and/or occupancy of the leased
premises, the monthly rent, the 1st day of each and every month of the term in
legal tender of the United States, without demand, at the office of EASTON &
ASSOCIATES, 300 GRECO AVENUE, CORAL GABLES, FL 33146, or other such place as
Landlord may designate. Tenant shall also pay at the same times and places as
the installments, such Florida State Sales Tax and such other applicable taxes,
other than income taxes and taxes of a similar nature, due on rentals, either
city, state, county and Federal as may be in effect from time to time.

Tenant shall also pay at the same times and places as the installments, such
Florida State Sales Tax and such other applicable taxes, other than income
taxes and taxes of a similar nature, due on rentals, either city, state, county
and Federal as may be in effect from time to time.

IT IS FURTHER AGREED AND COVENANTED BY AND BETWEEN THE PARTIES HERETO AS
FOLLOWS:

1.       SECURITY.  Tenant has deposited with the said Landlord the sum of
$28,440.00 representing two month's base rental (concurrently with the
execution of this Lease) the receipt of which is hereby acknowledged by
Landlord, which sum shall be retained by Landlord as security for the payment
by Tenant of the rents herein agreed to be paid by Tenant and for the faithful
performance by Tenant of the terms and covenants of this lease. It is agreed
that Landlord, at Landlord's option, may at any time apply said sum or any
part thereof toward the payment of the rents and all other sums payable by
Tenant under this lease, and towards the performance of each and every of
Tenant's covenants under this lease, but such covenants and Tenant's liability
under this lease shall thereby be discharged only pro tanto; that Tenant shall
remain liable for any amounts that such sum shall be insufficient to pay; that
Landlord may exhaust any or all rights and remedies against Tenant before
resorting to said sum, but nothing herein contained shall require or be deemed
to require Landlord so to do; that, in the event this deposit shall not be
utilized for any such purposes, then such deposit shall be returned by Landlord
to Tenant within ten days next after the expiration of the term of this lease.
Landlord shall not be required to pay Tenant any interest on said security
deposit.

2.       ASSIGNMENT.  Tenant shall not assign, transfer, sublease, mortgage,
pledge or otherwise encumber the demised premises or any part thereof without
the express, written consent of Landlord first obtained; provided, however,
that Landlord's consent shall not be unreasonably withheld. In the event of any
assignment, transfer or sublease by Tenant, Tenant shall remain liable for the
full performance of each and every covenant and condition hereunder.

3.       EXAMINATION OF PREMISES.  Tenant having examined the premises is
familiar with the condition thereof and relying solely on such examination will
take them in their present condition, unless otherwise expressly agreed upon in
writing.

4.       DELAY OF POSSESSION.  If the Landlord is unable to give possession of
the demised premises on the date of the commencement of the aforesaid term by
reason of the holding over of any prior tenants or for any other reason beyond
Landlord's control; an abatement or diminution of the rent to be paid hereunder
shall be allowed tenant under such circumstances, but nothing herein shall
operate to extend the term of the lease beyond the agreed expiration date; and
said abatement in rent shall be the full extent of Landlord's liability to
Tenant for any loss or damage to Tenant on account of said delay in obtaining
possession of the premises. If Landlord is unable to give possession of the
demised premises to Tenant within sixty (60) days next after the commencement
of the term of this lease, then Tenant shall have the right to cancel this
lease upon written notice thereof delivered to Landlord within ten days after
the lapse of said 60-day period; and, upon such cancellation, Landlord and
Tenant shall each be released and discharged from all liability on this lease.

5.       USE.  The premises shall be used by Tenant for Storage and Light
Assym. of Pods and for other purposes without the express, written consent of
Landlord first obtained; provided, however, that Landlord's consent shall not
be unreasonably withheld. It is further agreed that Tenant will use the entire
leased premises as hereinabove provided, and will conduct the above business
daily throughout the year and remain open during hours normal to the particular
type of business permitted herein.

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6.       ALTERATIONS.  Tenant will make no alterations, additions or
improvements in or to the premises without the written consent of Landlord
provided, however, that Landlord's consent shall not be unreasonably withheld,
and all additions, fixtures, or improvements, except only warehouse equipment
and office furniture and fixtures which shall be readily removable without
injury to the premises, shall be and remain a part of the premises at the
expiration of this lease, except that Landlord can elect within thirty (30)
days before expiration of the term, or within five (5) days after termination
of the term, to require Tenant to remove any alterations that Tenant has made
to the premises. If Landlord so elects. Tenant at its cost shall restore the
premises to the condition designated by Landlord in its election, before the
last day of the term, or within thirty (30) days after notice of election is
given whichever is later.

7.       EXTERIOR.  Landlord agrees to keep the exterior part of said premises
in good repair, but Tenant shall give Landlord seven (7) days written notice of
needed repairs and Landlord shall have a reasonable time thereafter to make
them. However, if any part of the exterior or interior of the premises is
injured or damaged by any breaking and/or entering said premises or by any
attempt to break and/or enter said premises by any third person or persons.
Tenant agrees to promptly cause all necessary repairs to be made at Tenant's
expense so as to promptly restore said premises to its condition immediately
prior to said breaking and/or entering or said attempt to break and/or enter.
In the event additional sanitary facilities are required because of the nature
of the operation conducted by the Tenant it shall be the Tenant's obligation to
supply such additional facilities and in the event the septic tank or drain
field shall become full and have to be pumped out or replaced the Tenant shall
have this service performed at Tenant's own expense.

8.       INTERIOR.  Tenant agrees to keep the interior of said premises, all
windows, screens, awnings, doors, including the overhead truck loading doors,
interior walls, pipes, elevators, machinery, plumbing, electric wiring, and
other fixtures and interior appurtenances in good and substantial repair and
clean condition at Tenant's own expense- fire, windstorm, or other act of God
alone excepted. All glass, both interior and exterior, is the sole risk of
Tenant and Tenant agrees to replace at Tenant's own expense, any glass broken
during the terms of this lease, and the Tenant agrees to insure and to keep
insured, all plate glass in the demised premises and to furnish the Landlord
with certification of said insurance. It is hereby understood and agreed that
in the event that there is an air conditioning unit (or units) in the demised
premises, the Tenant shall maintain the same during the term of this lease and
shall return said unit (or units) to the Landlord at the termination of this
lease in good working order, reasonable wear and tear excepted.

9.       REGULATIONS AND INSURANCE.  Tenant shall promptly execute and comply
with all statutes, ordinances, rules, orders, regulations and requirements of
the Federal, State and City Government, and of any and all their Departments
and Bureaus, applicable to said premises for the correction, prevention, and
abatement of nuisances or other grievances, in, upon, or connected with said
premises, during said terms, and shall also promptly comply with and execute
all rules, orders and regulations of the Southeastern Underwriters Association
for the prevention of fires, at Tenant's own cost and expense. Tenant agrees to
pay the amount of insurance premiums necessary to fully insure the premises at
its highest insurable value. Tenant agrees to carry $500,000/$1,000,000
liability insurance naming Landlord as additional insured. Proof of such
coverage shall be sent to Landlord within 15 days of Tenant's occupancy of the
demised premises.

10.      ABANDONMENT.  If Tenant shall abandon or vacate said premises before
the end of the term of this lease, or shall suffer the rent to be in arrears,
Landlord may, at his option, cancel this lease, by proceeding in the same
manner as provided for in Paragraph 23 hereof, or Landlord may enter said
premises as the agent of Tenant, by force or otherwise, without being liable in
any way therefore, and relet the premises with or without any furniture or
equipment that may be therein, as the Agent of Tenant, at such price and upon
such terms and for such duration of time as Landlord may determine, and receive
the rent therefor, applying the same to the payment of the rent due by these
presents, and if the full rental herein provided shall not be realized by
Landlord over and above the expenses to Landlord in such reletting. Tenant
shall pay any deficiency.

11.      ATTORNEY'S FEES.  If either party becomes a party to any litigation
concerning this lease, the premises, or the building or other improvements in
which the premises are located, by reason of any act or omission of the other
party or its authorized representatives, and not by any act or omission of the
party or its authorized representatives, the party that causes the other party
to become involved in the litigation shall be liable to that party for
reasonable attorney's fees and all costs and expenses incurred by it in
connection with said litigation including available appeals thereof.

12.      PERSONAL PROPERTY.  It is understood and agreed that any merchandise,
fixtures, furniture or equipment left in the premises when Tenant vacates shall
be deemed to have been abandoned by Tenant and by such abandonment Tenant
automatically relinquishes any right of interest therein. Landlord is
authorized to sell, dispose of or destroy same.

13.      FIRE.  In the event the premises shall be destroyed or so damaged or
injured by fire or other casualty, during the life of this agreement, whereby
the same shall be rendered untenantable, then Landlord shall have the right to
render said premises tenantable by repairs within ninety days therefrom. If
Landlord has not notified Tenant within thirty days therefrom of its intention
to render the premises tenantable or if said premises are not rendered
tenantable within said ninety days time, it shall be optional with either party
hereto to cancel this lease, and in the event of such cancellation the rent
shall be paid only to the date of such fire or casualty. The cancellation
herein mentioned shall be evidenced in writing. During any time that the
premises are untenantable due to causes set forth in this paragraph, the rent
or a just and fair proportion thereof shall be omitted.

14.      PERSONAL PROPERTY.  All personal property placed or moved in the
premises above described shall be at the risk of Tenant or the owner thereof,
and Landlord shall not be liable to Tenant for any damages to said personal
property unless caused by or due to gross negligence of Landlord, Landlord's
agents or employees.

15.      CHARGES FOR SERVICES.  It is understood and agreed between the parties
hereto that any charges against Tenant by Landlord for services, utilities or
for work done on the premises by order of Tenant, or otherwise accruing under
this lease, shall be considered as rent due and shall be included in any lien
for rent. It is further understood that the Tenant shall, upon demand, pay as
additional rent its prorata share(s) of any sprinkler standby, water and/or
sewer charges billable to the Landlord for the building(s) of which the demised
premises are a part.

16.      SIGNS, AWNINGS. No awnings, sign or signs shall be attached to or
erected on the exterior of the premises without the written consent of Landlord
having first been obtained. The Landlord's consent shall not be unreasonably
withheld, and Landlord's failure to respond to Tenant's written request for
consent within fifteen days of receipt of said request shall be deemed approval.

17.      RIGHT OF ENTRY.  Landlord, or any of his agents, shall have the right
to enter said premises during all reasonable hours to examine the same or to
make such repairs, additions, or alterations as may be deemed necessary for the
safety, comfort, or preservation thereof, or of said building, or to exhibit
said premises, and to put or keep upon the doors or windows thereof a notice
"FOR RENT" at any time within ninety days before the expiration of this lease.
Said right of entry shall likewise exist for the purpose of removing placards,
signs, fixtures, alterations, or additions which do not conform to this
agreement.

18.      TIME.  It is understood and agreed between the parties hereto that
time is the essence of all of the terms and provisions of this lease.

19.      NOTICES.  It is understood and agreed between the parties hereto that
written notice addressed to Tenant and mailed or delivered to the premises
leased hereunder shall constitute sufficient notice to the Tenant, and written
notice addressed to Landlord and mailed or delivered to the office of Landlord
may then proceed immediately to collect all of the unpaid rent called for by
this lease by distress or otherwise.

20.      NON-PAYMENT.  Tenant agrees: That Tenant will promptly pay said rent
at the times above stated; that Tenant will pay all charges for gas,
electricity, other illuminant, and water, used on the premises during the term
of this lease; that, if any part of the rent shall remain due and unpaid for
seven (7) business days next after the same shall become due and payable,
Landlord shall have the option of declaring the balance of the entire rent for
the entire rental term of this lease to be immediately due and payable, and
Landlord may then proceed immediately to collect all of the unpaid rent called
for by this lease by distress or otherwise.

20-      A.  Immediately following the Tenant's failure to pay rental due
within the above seven-day limit, Landlord shall have the right to enter upon
the premises and place and thereafter maintain a "FOR RENT" sign in a place
where the sign would be most likely seen by the public.

20-      B.  In the event that, at the commencement of the term of this lease.
Tenant shall be in default in the payment of rent to Landlord pursuant to the
terms of a prior lease with Landlord or with Landlord's predecessor in
interest, Landlord may at Landlord's option and without notice to Tenant add
the amount of such arrearage to any monthly installment of rent payable
hereunder and the same shall be payable to Landlord as additional rent.

21.      WRITTEN AGREEMENT.  This lease contains the entire agreement between
the parties hereto and all previous negotiations leading thereto, and it may be
modified only by an agreement in writing signed and sealed by Landlord and
Tenant. No surrender of the demised premises, or of the remainder of the term
of this lease, shall be valid unless accepted by Landlord in writing.

22.      INDEMNIFY LANDLORD.  In consideration of said premises being leased to
tenant for the above rental, Tenant agrees: That Tenant, at all times will
indemnify and keep harmless Landlord from all losses, damage, liabilities and
expenses, which may arise or be claimed against Landlord and be in favor of any
person, firm or corporation, for any injuries or damages to the person or
property of any person, firm or corporation, consequent upon or arising from
the use or occupancy of said premises by Tenant, or consequent upon or arising
from any acts, omissions, neglect or fault of Tenant (his agents, servants,
employees, licensees, customers or invitee (, or consequent upon or arising
from Tenant's failure to comply with the aforesaid laws, statutes, ordinances
or regulations; that Landlord shall not be liable to Tenant for any damages,
losses or injuries to the person or property of Tenant which may be caused by
the acts, neglect, omissions or faults of any person, firm or corporation, and
that Tenant will indemnity and keep harmless Landlord from all damages,
liabilities, losses, injuries, or expenses, which may arise or be claimed
against Landlord and be in favor of any person, firm or corporation for any
injuries or damages to the person or property of any person, firm or
corporation, where said injuries or damages arose about or upon said premises.

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23.      BANKRUPTCY.  It is agreed between the parties hereto: If Tenant shall
be adjudicated a bankrupt or an insolvent and fails to have such adjudication
discharged within thirty days from the date thereof, or shall take the benefit
of any federal reorganization or composition proceeding or make a general
assignment or take the benefit of any insolvency law, or if Tenant's leasehold
interest under this lease shall be sold under any execution or process of law,
or if a trustee in bankruptcy or a receiver be appointed or elected or had for
Tenant (whether under federal or state laws), or if said premises shall be
abandoned or deserted, or if this lease or the terms hereof be transferred or
pass to or devolve upon any person, firm, officer or corporation other than
Tenant, then in any such events, Landlord may, at Landlord's option, terminate
and end this lease and re-enter upon the premises; whereupon the term hereby
granted and, at the Landlord's option, all right, title, and interest under it
shall end and Tenant shall become a Tenant at sufferance; but this shall not
impair or affect Landlord's right to maintain summary proceedings for the
recovery of the possession of the demised premises in all cases provided for by
law. If the terms of this lease shall be so terminated, Landlord may
immediately or at any time thereafter re-enter or re-possess the premises and
remove all persons and property therefrom without being liable for trespass or
damages.

24.      WAIVER.  The rights and remedies created by this lease are cumulative
and the use of one remedy shall not be taken to exclude or waive the right to
the use of another.

         No delay or omission in the exercise of any right or remedy of
Landlord on any default by Tenant shall impair such a right or remedy or be
construed as a waiver.

         The receipt and acceptance by Landlord of delinquent rent shall not
constitute a waiver of any other default; it shall constitute only a waiver of
timely payment for the particular rent payment involved.

         No act or conduct of Landlord, including, without limitation, the
acceptance of the keys to the premises, shall constitute an acceptance of the
surrender of the premises, by Tenant before the expiration of the term. Only a
notice from Landlord to Tenant shall constitute acceptance of the surrender of
the premises and accomplish a termination of the lease.

         Landlord's consent to or approval of any act by Tenant requiring
Landlord's consent or approval shall not be deemed to waive or render
unnecessary Landlord's consent to or approval of any subsequent act by Tenant.

         Any waiver by Landlord of any default must be in writing and shall not
be a waiver of any other default concerning the same or any other provision of
the lease.

25.      PEACEFUL POSSESSION.  Subject to the terms, conditions and covenants of
this lease, Landlord agrees that Tenant shall and may peaceably have, hold and
enjoy the premises above described, without hindrance or molestation by
Landlord. Landlord shall not interfere with Tenant's quiet enjoyment of the
demised premises.

26.      RIGHT TO MORTGAGE OR LEASE.  Tenant's rights shall be subject to any
bona fide mortgage which now covers said premises and which may hereafter be
placed on said premises by Landlord, or underlying lease now or later covering
the entire property.

27.      HEIRS AND ASSIGNS.  This lease and all provisions, covenants and
conditions thereof shall be binding upon an inure to the benefit of the heirs,
legal representatives, successors and assigns of the parties hereto, except
that no person, firm, corporation, or court officer holding under or through
Tenant in violation of any of the terms, provisions or conditions of this
lease, shall have any right, interest, or equity in or to this lease, the terms
of this lease or the premises covered by this lease.

28.      BEYOND LANDLORD'S CONTROL.  None of the acts, promises, covenants,
agreements or obligations on the part of the Tenant to be kept, performed or
not performed as the case may be, nor the obligation of the Tenant to pay rent
and/or additional rent or other charge or payment shall be in anywise waived,
impaired, excused or affected by reason of the Landlord being unable at any
time or times during the term of this lease to supply, or being prevented from,
or delayed in supplying heat, light, elevator service, or any other service
expressly or implied on the part of the Landlord to be supplied, or by reason
of the Landlord being unable to make any alterations, repairs or decorations or
to supply any equipment or fixtures, or any other promise, covenant, agreement
or obligation on the part of the Landlord to be performed, if the Landlord's
inability or delay shall arise by reason of any law, rule or regulation of any
Federal, State, Municipal or other governmental department, agency or
subdivision thereof, or by reason of conditions of supply and demand due to
National Emergency or other conditions or causes beyond the Landlord's control.

29.      CONDEMNATION.  If the Premises or any portion thereof are taken under
the power of eminent domain, or sold under the threat of the exercise of said
power (all of which are herein called "condemnation"), this Lease shall
terminate as to the part so taken as of the date the condemning authority takes
title of possession, whichever first occurs. If more than 10% of the floor area
of the building on the Premises, or more than 25% of the land area of the
Premises which is not occupied by any building, is taken by condemnation, Lessee
may, at Lessee's option, to be exercised in writing only within ten (10) days
after Lessor shall have given Lessee written notice of such taking (or in the
absence of such notice, within ten (10) days after the condemning authority
shall have taken possession) terminate this Lease as of the date the condemning
authority takes such possession. If Lessee does not terminate this Lease in
accordance with the foregoing, this Lease shall remain in full force and effect
as to the portion of the Premises remaining, except that the rent shall be
reduced in the proportion that the floor area of the building taken bears to the
total floor area of the building situated on the Premises. No reduction of rent
shall occur if the only area taken is that which does not have a building
located thereon. Any award for the taking of all or any part of the Premises
under the power of eminent domain or any payment made under threat of the
exercise of such power shall be the property of Lessor, whether such award shall
be made as compensation for diminution in value of the leasehold or for the
taking of the fee, or as severance damages; provided; however, that Lessee shall
be entitled to any award for loss of or damage to Lessee's trade fixtures and
removable personal property. In the event that this Lease is not terminated by
reason of such condemnation, Lessor shall to the extend of severance damages
received by Lessor in connection with such condemnation, repair any damage to
the Premises caused by such condemnation except to the extent that Lessee has
been reimbursed therefor by the condemning authority. Lessee shall pay any
amount in excess of such severance damages required to complete such repair.

30.      SURRENDER PREMISES.  Tenant agrees to surrender to Landlord, at the
end of the term of this lease and/or upon any cancellation of this lease, said
leased premises in broom-clean and tenantable condition, ordinary wear and tear
and damage by fire and windstorm or other acts of God, excepted, and subject to
the provisions of paragraph 6 hereof. Tenant agrees that, if Tenant does not
surrender to Landlord, at the end of the term of this lease, or upon any
cancellation of the term of this lease, said leased premises, then Tenant will
pay to Landlord all damages that Landlord may suffer on account of Tenant's
failure to so surrender to Landlord possession of said leased premises and will
indemnify and save Landlord harmless from and against all claims made by any
succeeding tenant of said premises against Landlord on account of delay of
Landlord in delivering possession of said premises to said succeeding tenant so
far as such delay is occasioned by failure of Tenant to so surrender said
premises.

31.      LIENS.  Tenant further agrees that Tenant will pay all liens of
contractors, subcontractors, mechanics, laborers, materialmen, and other items
of like character, and will indemnify Landlord against all legal costs and
charges, bond premiums for release of liens, including counsel fees reasonably
incurred in and about the defense of any suit in discharging the said premises
or any part thereof from any liens, judgements, or encumbrances caused or
suffered by Tenant. It is understood and agreed between the parties hereto that
the costs and charges above referred to shall be considered as rent due and
shall be included in any lien for rent.

The Tenant herein shall not have any authority to create any liens for labor or
material on the Landlord's interest in the above described property and all
persons contracting with the Tenant for the destructions or removal of any
building or for the erection, installation alteration or repair of any building
or other improvements on the above described premises and all materialmen,
contractors, mechanics, and laborers, are hereby charged with notice that they
must look to the Tenant and to the Tenant's interests only in the above
described property to secure the payment of any bill for work done or material
furnished during the rental period created by this lease.

32.      PROPERTY TAX.  Tenant shall pay as additional rent its proportionate
share of any increase above the 1999 levy in the Real Property Taxes and
Property Insurance assessed against the demised premises.

33.      LANDSCAPE.  The Tenant, at its own cost and expense, shall maintain
all portions of the leased property and adjoining areas in a clean and orderly
condition, free of dirt, rubbish and unlawful obstructions and shall keep the
landscaped areas thereof watered and trimmed during the term of this lease.

34.      PROMPT PAYMENT.  The prompt payment of the rent for said premises upon
the dates named, and the faithful observance of the rules and regulations
printed upon this lease, and which are hereby made a part of this covenant, are
the conditions upon which the lease is made and accepted and if the Tenant
fails to comply with the terms of said lease, or any of said rules and
regulations now in existence, or which may be hereafter prescribed by the
Landlord, then and in any of such events this lease and all of the rights of
the Tenant hereunder, at the Landlord's option, shall expire, and thereupon
the Landlord, its agents or attorneys, shall have the right to enter said
premises, and remove all persons therefrom forcibly or otherwise, and the
Tenant thereby expressly waives any and all notice required by law to terminate
tenancy, and also waives any and all legal proceedings to recover possession of
said premises.

35.      CORPORATE STOCK:  Within the meaning of paragraph 2 of this lease, an
         assignment includes one or more sales or transfers by operation of law
         or otherwise by which an aggregate of more than 50% of Tenant's shares
         (in the case of a corporate Tenant) shall be vested in a party or
         parties who are not shareholders as of the date of this lease. This
         paragraph shall not apply in the event that Tenant's share are listed
         on a recognized stock exchange or if at lease 80% of Tenant's shares
         are owned by a corporation whose shares are listed on a recognized
         stock exchange. For purposes of this paragraph, share ownership shall
         be determined in accordance with the principles set forth in Section
         544 of the Internal Revenue Code of 1986.

36.      WATER DAMAGE. It is expressly agreed and understood by and between the
parties to this agreement, that the Landlord shall not be liable for any damage
or injury by water, which may be sustained by the said Tenant or other person
or for any other damage or injury resulting from the carelessness, negligence,
or improper conduct on the part of any other tenant or agents, or employees, or
by reason of the breakage, leakage, or obstruction of the water, sewer or soil
pipes, or other leakage in or about the said building.

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 37.      SUBORDINATION.  This lease is and shall be subject and subordinate to
any and all permanent or building loan mortgages covering the fee of the leased
premises, or any other real property which includes all or any part of the
leased premises, now existing or hereafter made by Landlord and to all advances
made or to be made thereon and to all renewals, modifications, consolidations,
replacements, or extensions thereof, and the lien of any such mortgage or
mortgages shall be superior to all rights hereby of hereunder vested in Tenant,
to the full extent of the principal sums secured thereby and interest thereon.
This provision shall be self-operative and no further instrument of
subordination shall be necessary to effectuate such subordination, and the
recording of any such mortgage shall have preference and precedence and be
superior and prior in lien to this lease, irrespective of the ate of recording.

38.      ESTOPPEL CERTIFICATE.  Tenant, upon request of Landlord or any holders
of a mortgage against the fee, shall from time to time deliver or cause to be
delivered to Landlord or such mortgagee, within ten (10) days from date of
demand, a certificate duly execute and acknowledged in form for recording,
without charge, certifying, if true, that this lease is valid and subsisting
and in full force and effect and that Landlord is not in default under any of
the terms of this lease. Tenant further agrees to pay to Landlord, as
additional rent, an amount equal to 1/30 of one month's rent at the monthly
rental then obtaining, for each day, or any, in excess of ten days after such
demand that Tenant shall fail to deliver such a certificate as provided for in
this clause.

39.      HAZARDOUS MATERIAL.  Tenant shall not cause or permit to be caused,
any act or practice, by negligence, omission, or otherwise, that would
adversely affect the environment or do anything or permit anything to be done
that would violate any Federal, state and/or local law, regulation, and/or
guideline now in effect or hereafter enacted, relating to or affecting the
demised premises concerning the impact on the environment of construction, land
use, the maintenance and operation of structures and the conduct of business
and Tenant will promptly: (1) pay any claim against Tenant or the premises,
(ii) remove any charge or lien upon the premises, and (iii) indemnify and hold
Landlord harmless from any and all loss or damage resulting from any Hazardous
material that exists on or is discharged from the premises, Tenant shall have
no claim against Landlord by reason of any changes Landlord may make in the
demised premises pursuant to said laws, regulations and/or guidelines nor cause
or permit any Hazardous Material to exist on or discharge from any property
owned or used by Tenant which would result in any charge or lien upon the
premises; and Tenant shall notify Landlord of any Hazardous Material that
exists on or is discharged from the premises within ten (10) days after Tenant
first has knowledge of such existence or discharge.

40.      LANDLORD'S LIABILITY.  Notwithstanding any provision in this lease to
the contrary, Tenant agrees that Tenant shall look solely to Landlord's
interest under this leasehold estate in the event of any default or breach by
Landlord with respect to any of the terms and provisions of this lease on the
part of the Landlord to be performed or observed, and no other assets of
Landlord shall be subject to levy, execution, or other judicial process or
award for the satisfaction of Tenant's claim.

41.      NO ARBITRARY REJECTION.  References herein to "approval", "acceptable"
and "satisfactory" shall not be interpreted as justifying arbitrary rejection,
but mean a reasonable application of judgment in accordance with institutional
leasing practice and commercial custom concerning similar real estate
transactions.

42.      PARTIAL INVALIDITY.  If any term or provision of this lease or the
application thereof to any person or circumstances shall, to any extent, be
invalid or unenforceable, the remainder of this lease and the application of
such term or provision to persons or circumstances other than those as to which
it is held invalid or unenforceable, shall not be affected thereby, and each
term and provision of this lease shall be valid and be enforceable to the
fullest extent permitted by law.

43.      CAPTIONS.  The captions of the paragraphs of this instrument are
solely for convenience and shall not be deemed a part of this instrument for
the purpose of construing the meaning thereof, or for any other purpose.

44.      BROKER'S COMMISSIONS.  Each party shall hold harmless the other party
from all damage resulting from any claims that may be asserted against the
other party by any broker, finder, or other person, with whom the other party
has or purportedly has dealt, except Easton & Associates, representing the
Landlord and Cushman & Wakefield of Florida, Inc., representing the Tenant.

45.      WAIVER OF RIGHT OF REDEMPTION.  Lessee hereby expressly waives any
and all rights of redemption granted by or under any present or future laws in
the event of Lessee's being evicted or dispossessed for any cause, or in the
event of Lessor's obtaining possession of the Premises, by reason of the
violation by Lessee of any of the covenants or conditions of this Lease, or
otherwise. Lessor expressly reserves the right to hold Lessee in strict
default, and Lessee has no right to cure except as provided by statutory law.

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

47.      WAIVER OF TRIAL BY JURY.  TENANT AND LANDLORD HEREBY KNOWINGLY,
VOLUNTARILY AND INTENTIONALLY WAIVE THE RIGHT EITHER MAY HAVE TO A TRIAL BY
JURY IN RESPECT TO ANY LITIGATION BASED HEREON, OR ARISING OUT OF, UNDER OR IN
CONNECTION WITH THIS INSTRUMENT, AND ANY AGREEMENT CONTEMPLATED TO BE EXECUTED
IN CONJUNCTION HEREWITH, OR ANY COURSE OF CONDUCT, COURSE OF DEALING,
STATEMENTS (WHETHER VERBAL OR WRITTEN) OR ACTIONS OF EITHER PARTY. THIS
PROVISION IS A MATERIAL INDUCEMENT FOR THE LANDLORD LEASING THE PREMISES TO THE
TENANT.

48.      NOTICES.  All notices, elections, demands, requests and other
communications hereunder shall be in writing, signed by the party making the
same and shall be sent by certified or registered United States mail, postage
prepaid, addressed as follows:

         To Landlord:      Fundamental Hopkins Easton No. 11, Inc. or FHE #11
                           C/O Easton & Associates, 300 Greco Avenue, Coral
                           Gables, FL 33146
         To Tenant:        At the premises as set forth on the first page of
                           this Lease.

Or at such other address as may hereafter be designated in writing by either
party hereto. Three days after the time and date on which mail is postmarked
shall be the time and date on which such communication is deemed to have been
given, unless a return receipt indicates another date.

49.      OPTIONS.  Landlord agrees to grant to Tenant a 1 (one), five (5) year
term for renewal at the termination of this Lease Agreement. This option will
be subject to the same terms and conditions as contained herein with the
following exception of the rental rate: there will be 3% annual increase over
the rental rate for the remaining term of said option period. Tenant must
notify Landlord, in writing, of his intention to exercise this option at
least (60) days prior to the expiration of the initial term of this Lease
Agreement.

50.      TENANT IMPROVEMENTS: Landlord shall provide the following
improvements, at Landlord's sole cost and expense:
-  Provide for renovation of the existing office area as discussed with you
   today; i.e. removal of approximately 50% of the existing area as shown on
   the floor plan attached.
-  Provide the two (2) 20' wide by 18' high steel roller, power operated door,
   with plastic strip insulation on the inside. This door to be located on the
   east end of the demised space.
-  Provide for all necessary items as may be required by municipal code
   regulations.
-  Warehouse floors to be cleaned. Interior walls and ceiling area to be
   pressure cleaned.
-  Insulate all wall areas above concrete curtain wall at the east and west end
   of the building.
-  Raise existing lighting where necessary to 28' high.
-  All improvements shall be fully permitted by local jurisdictional
   authorities as deemed appropriate and applicable to tenant's improvements.

NOTE: Landlord shall be responsible only for the Tenant improvement work as
outlined in Paragraph 50. All other improvements will be at Tenant's sole cost
and responsibility.

IN WITNESS WHEREOF. The parties hereto have signed, sealed and delivered this
lease at Miami, Florida, on the day and year first above written.

Witnesses as to Landlord:                    LANDLORD

                                             By:
-----------------------------------             --------------------------------

                                             By:
-----------------------------------             --------------------------------

Witnesses as to Tenant:                      TENANT

/s/                                          By: /s/
-----------------------------------             --------------------------------

                                             By:
-----------------------------------             --------------------------------

                                       4<PAGE>   1

                                                                   Exhibit 10.11

                                     LEASE

This is a legally binding document; if not fully understood, seek advice of
counsel.

         This Lease, (the "Lease") entered into this twenty fourth day of
February, 2000, by and between William B. Shirley ("Landlord") and P.O.D.S.,
Inc. ("Tenant").

                              W I T N E S S T H :

         In consideration of the covenants contained herein, Landlord hereby
leases to Tenant and Tenant hereby leases from Landlord the following described
Property (the "Property") located in Pasco County, Florida

                  A Warehouse / office space of approximately 30,000 S.F. (EXACT
                  DIMENSIONS TO BE DETERMINED) to be built on a site at 4050
                  Louis Avenue between Alt. 19 and Hwy. 19 in Pasco County.

         The Space is to be approximately 280' x 95' (measured inside steel
         structure) with a minimum of 28' clear height, with a 12' x 25' office.

         Tenant and Landlord agrees that the terms and conditions of this lease
are as follows:

1.       TERM.

         1.1      The original term (the "original Term") of this Lease shall be
                  for a period of Eight (8) years, commencing upon issuance of a
                  certificate of occupancy estimated to be five to six months
                  from final site plan approval and ending eight years from that
                  date.

         NOTE:    THE PERMITTING / CONSTRUCTION "PROCESS" FOR THIS BLDG. IS TO
                  COMMENCE WITHIN 5 DAYS OF THE PURCHASE OF THE PROPERTY @ 4050
                  LOUIS AVENUE AND BE DILIGENTLY PURSUED WITH THE INTENTION OF
                  PROVIDING THE TENANT WITH OCCUPANCY APPROXIMATELY 5-6 MONTHS
                  FROM FINAL SITE PLAN APPROVAL.

2.       OPTION.

         2.1      Tenant is hereby granted an option to renew this Lease for an
                  additional term (the "Option Term") of Seven years, commencing
                  at the end of this initial lease term by delivering written
                  notice to Landlord of Tenant's intent to renew the term of
                  this Lease at least one hundred and twenty (120) days prior
                  to the expiration date of the Original Term. The lease rate
                  shall be at an agreed rate, but no less than the last year of
                  the Original Term nor greater than ten percent (10%) over the
                  last year of the original term.

3.       RENT.    The rent will be as follows:

         3.1      The sum of Seventy-Five Hundred and no/100's dollars
                  ($7,500.00), is due and payable at execution of this lease
                  document, as payment of the security deposit.

                                       1
<PAGE>   2
         3.2      For the first year, the monthly rent shall be $9,995.00, plus
                  applicable sales tax, due on the first day of each month; and
                  a like sum on the first day of each month thereafter; if the
                  first day of the term hereof is not the first day of the
                  month, then the rent will be equitably prorated;

         3.3      The monthly rent specified in Paragraph 3.2 above will be
                  increased by 3% annually after the first year.

         3.4      $23,624.85 will be due on or before occupancy. This sum
                  represents first and last months lease payments and 6% sales
                  tax.

         3.5      In the event any rental payment is not paid and remains unpaid
                  for a period of 10 days, then Tenant shall be liable for and
                  agrees to pay a late charge in an amount equal to five percent
                  of each such delinquent payment;

         3.6      All rental payments shall be made at the address set forth on
                  the execution page of this Lease, or other such place and to
                  such persons as Landlord may from time to time designate in
                  writing. All of said payments shall be made without any set
                  off or deduction whatsoever.

4.       SECURITY DEPOSIT.  Tenant has deposited with Landlord the sum of
Seventy - Five hundred and no / 100's dollars ($7,500.00) (the "Security
Deposit") as security for the full and faithful performance of every provision
of this Lease to be performed by Tenant. If Tenant defaults with respect to any
provision of this Lease, including payment of the rent, Landlord may use, apply
or retain all or part of the Security Deposit for the payment of any rent, or to
compensate Landlord for any other loss, cost or damage which Landlord may suffer
by reason of Tenant's default. If any portion of the Security Deposit is so used
or applied, Tenant shall, within five days after notice thereof, deposit cash
with Landlord in an amount sufficient to restore the Security Deposit to its
original amount, and Tenant's failure to do so shall be a default of this Lease.
Landlord shall not be required to keep the Security Deposit separate from its
general funds, nor pay interest to Tenant. If Tenant shall fully and faithfully
perform every provision of this Lease, and deliver the premises to the Landlord
in good and clean condition, normal wear and tear expected, the Security Deposit
or any balance thereof shall be returned to Tenant (or, at Landlord's option, to
the last transferee of Tenant's interest hereunder) at the expiration of the
term and upon Tenant's vacation of the Premises. If the Property is sold, the
Security Deposit may be transferred to the new owner, and Landlord shall be
discharged from further liability with respect thereto. The Security Deposit
shall in no event be considered an advance rental payment, nor a measure of
Landlord's damage.

5.       UTILITIES.  Tenant will, at Tenant's sole expense, pay all costs,
charges, and maintenance for electricity, gas, garbage collection, and any tax
assessments associated with garbage collection, and telephone furnished in
connection with Tenant's use of the Property, including the making of deposits
with the proper authorities or persons in order to secure such services.
Charges for water, sewer, and lawn maintenance shall be prorated and paid to
the Landlord monthly as billed.

                                       2
<PAGE>   3
6.       USE. Tenant will use the premises only as an office/warehouse/storage
facility, unless another use is authorized in writing by the Landlord. Tenant
will not use or permit the Property to be used for any unlawful or improper
purpose, or in any manner which would constitute a nuisance or in any way
violate the rules and regulations of Pasco County, or in any way injure the
reputation or value of the Property or any adjoining properties.

7.       ASSIGNMENT OR SUBLETTING.  Tenant agrees not to assign this Lease or
sublet all or any part of the Property without the written consent of Landlord
and Landlord agrees that such consent will not be unreasonably withheld. In the
event Landlord does not consent to such assignment or subletting, it is
understood and agreed that Tenant will remain fully liable for the payment of
all rentals and the performance of all obligations under this Lease.

8.       COMPLIANCE WITH LAWS.  Tenant will, at all times, comply with all laws
and ordinances of all governmental authorities having jurisdiction over the
Property, and all rules and regulations promulgated by said authorities in
connection with Tenant's use of this Property.

9.       INSPECTION OF PROPERTY.  Tenant will permit Landlord, upon reasonable
notice, to enter upon the Property during normal business hours for the purpose
of making inspections, or for the purpose of complying with or insuring
compliance with any laws or orders of any governmental authorities. In making
such inspections, Landlord will observe all reasonable security regulations of
Tenant and shall hold in confidence any information concerning business or
products of Tenant which Landlord may discover while present on the Property.

10.      DESTRUCTION OR DAMAGE.  Except as specified hereinafter, if the
Property is destroyed or damaged or injured by fire or other casualty during the
term of this Lease, then Landlord shall have the right to repair the Property
within ninety days from the date of said casualty. If the Property is not
repaired within said time, either party hereto shall have the option to cancel
this Lease. In the event of such cancellation, the rent shall be paid only to
the date of such fire or other casualty. The cancellation herein mentioned shall
be evidenced in writing. Rentals shall abate in an equitable manner for any
period during which the premises are wholly or partially untenantable.
Notwithstanding the above, there will be absolutely no abatement in the rental
in the event that any such damage or destruction is caused by any act or
omission of Tenant or Tenant's agents, employees, invitee or customers. In such
event, Tenant will be obligated to repair the Property at Tenant's sole expense
that which is not covered by the Landlord's insurance.

11.      FIRE AND HAZARD INSURANCE.  Landlord expressly agrees to keep the
Property insured against loss or damage by fire, lightening, windstorm, tornado
and such other hazards as may be required from time to time by Landlord, at the
expense of the Landlord, in an amount not less than the full replacement value,
by an insurer and on a policy form satisfactory to Landlord, which policy shall
run to Landlord and Tenant as their respective interests my appear.

                                 3
<PAGE>   4

12.      PAYMENT OF INCREASE IN FIRE AND HAZARD INSURANCE.

         12.1     In addition to all rent and other sums payable hereunder,
                  Tenant shall pay Landlord their pro-rata share, based on
                  leased square footage, of increases in all fire and hazard
                  insurance premiums levied against the demised premises leased
                  to Tenant, above the said premiums for the "first full
                  calendar year" as defined below. Fire and hazard insurance
                  increases shall be treated as "additional rent" and become due
                  and payable when billed by Landlord.

         12.2     The "first full calendar year" shall mean the first calendar
                  year, not earlier than the calendar year during which this
                  lease commences, in which the building containing demised
                  premises shall have been occupied by Tenant.

13.      INDEMNIFICATION. Tenant shall indemnify and hold Landlord and the
Demised Premises harmless from and against (a) any and all liability, penalties,
losses, damages, costs and expenses, demands, causes of action, claims or
judgments arising from or growing out of any injury to any person or persons or
any damage to any property as a result of any accident or other occurrence
during the Term of this Lease occasioned by any act or omission of the Tenant,
its officers, employees, agents, servants, subtenants, concessionaires,
licensees, contractors, invitee or permittee or arising from or growing out of
the use, maintenance, occupation or operation of the Demised Premises during the
Term of this Lease, and (b) all legal costs and charges including, within
limitation, attorney's fees incurred with respect to any of such matters and the
defense of any action out of the same or in discharging the Demised Premises or
any part thereof from any and all liens, charges or judgments which may accrue
or be placed thereon by reason of any act or omission of the Tenant; provided,
however, that Tenant shall not be required to indemnify Landlord for any damage
or injury of any kind arising as the result of Landlord's willful acts or
negligence or those of its agents or employees.

14.      INSURANCE.  Without limiting the generality of the foregoing, Tenant
agrees that, at Tenant's sole cost and expense, Tenant will procure and continue
in force throughout the period of this Lease, for the benefit of Landlord and
Tenant as their respective interests may appear, a policy or policies of public
liability insurance, in form and coverage satisfactory to Landlord, written by a
company authorized to engage in the business of general liability insurance in
the State of Florida protecting Landlord and Tenant against any and all claims
for injury to persons or Property occurring in, upon or about the Property, and
each and every part thereof, and the sidewalks in front of the Leased premises,
including all damages from signs, glass, awnings, fixtures or other
appurtenances now or thereafter placed upon the Leased premises during the term
of this Lease. Said public liability policy or policies shall be in an amount
not less than $1,000,000.00 in respect to injuries to or death of persons in any
one accident and in an amount not less than $2,000,000.00 in respect to injuries
to or death of more than one person, and in an amount not less than $500,000.00
from damage to Property. Tenant shall promptly pay when due and all insurance
premiums in connection with any policy or policies of and shall deliver evidence
of such insurance to Landlord. Should Tenant fail to furnish evidence of such
insurance, Landlord may obtain such insurance and the premium on such insurance
shall be deemed to be additional rent to be paid by Tenant to Landlord on
demand.

                                        4
<PAGE>   5
 All policies of insurance provided for herein shall be issued by insurance
companies with general policyholders rating of not less than "A" Class VI as
rated in the most current available "Best's Insurance Reports", and qualified to
do business in the State of Florida, and general liability and umbrella
liability policies shall be issued in the names of the Landlord, Tenant and
other such persons or firms as Landlord specifies from time to time. Such
policies shall be for the mutual and joint benefit of protection of Landlord,
Tenant and others hereinabove mentioned, and executed copies of such policies of
insurance or certificates thereof shall be delivered to the Landlord within ten
(10) days after delivery of possession of the Premises to Tenant and thereafter
within thirty (30) days prior to the expiration of the term of each such policy.
As often as any such policy shall expire or terminate, renewal or additional
policies shall be procured and maintained by the Tenant in like manner and
amounts and too like extent. All policies of insurance delivered to the Landlord
must contain a provision that the company writing said policy will give to the
Landlord thirty (30) days notice in writing in advance of any cancellation or
lapse or the effective date in any reduction in the amounts of insurance. All
public liability, property damage and other casualty policies shall be written
as primary policies, not contributing with and not in excess of coverage which
Landlord may carry.

15.      MAINTENANCE.  Landlord agrees to maintain the roof, foundation and
exterior walls of the Property during the term of this Lease except for any
damage caused by the actions of the Tenant. The Landlord also agrees to warrant
the HVAC system against repairs with the stipulation that the Tenant keeps an
HVAC maintenance contract in place on the system with a licensed HVAC
contractor. Said maintenance agreement to cover filter changes, and any other
periodic service required. Subject to the foregoing, Tenant agrees to maintain
the Property in first class condition, including the interior (air conditioning,
electric, and plumbing included) and exterior of the improvements (including
any landscaped areas around the bldg.), and the parking areas at Tenant's
expense. NOTE: ON THE ABOVE ITEMS THAT ARE THE RESPONSIBILITY OF THE TENANT, THE
SCOPE OF "MAINTENANCE" IS TO INCLUDE ROUTINE MAINTENANCE AND ANY REPAIRS MADE
NECESSARY BECAUSE OF THE TENANTS USE OR NEGLIGENCE. ANY REPAIRS NECESSARY
BECAUSE OF DEFECTIVE CONSTRUCTION OF MATERIALS SHALL BE THE RESPONSIBILITY OF
THE LANDLORD. Tenant shall, at the termination of the Lease, by lapse of time or
otherwise, surrender the Property in first class condition, ordinary wear and
tear excepted. Subject to any lien Landlord may have, Landlord agrees that all
trade fixtures, equipment and inventory placed in or on the Property by Tenant
shall remain the sole Property of Tenant and Tenant shall have the right to
remove the same at the end of the Lease term, provided that the Tenant is not in
default of any provisions of this lease agreement. Notwithstanding the
foregoing, any Leasehold improvements or fixtures attached to the Property by
Tenant shall become Property of the Landlord.

16.      REAL PROPERTY TAXES AND ASSESSMENTS.  Landlord covenants and agrees to
promptly pay all taxes and assessments of every kind or nature which are now or
may hereafter be imposed or assessed by the State of Florida or any political
division thereof upon the Property hereby Leased to Tenant. Landlord shall not
be required to pay any taxes or assessments imposed or assessed upon fixtures,
equipment, merchandise or other personal Property installed in the Property or
brought thereon by Tenant or others. Tenant shall promptly pay all such taxes or
assessments as the same become due.

                                       5
<PAGE>   6
17.      PAYMENT OF INCREASES IN REAL PROPERTY TAXES.

         17.1     In addition to all rent and other sums payable hereunder,
                  Tenant shall pay Landlord their pro-rata share, based on
                  leased square footage, of any increase in all real estate
                  taxes and assessments levied against the land and improvements
                  comprising the real property upon which the Demised premises
                  leased to Tenant are located, above the said taxes for the
                  "first full tax year" as defined below. Tax increases shall be
                  treated as "additional rent" and become due and payable when
                  billed by Landlord.

         17.2     The "first full tax year" shall mean the first calendar year,
                  not earlier than the calendar year during which this lease
                  commences, in which the building containing demised premises
                  shall have been assessed as a complete improvement.

18.      DEFAULTS. Upon the happening of any one or more of the following
         events:

                  18.1     Tenant's continued default in the payment of any
                  rental or additional rental due hereunder for a period
                  of fifteen days or more.

                  18.2     Tenant's continued default in performance of any
                  other covenant of this Lease for a period of 30 days or more
                  after delivery of written notice of such default to Tenant or
                  to the Property;

                  18.3     Tenant's making an assignment for the benefit of
                  creditors, or a receiver or trustee being appointed for
                  Tenant, or the filing of any action or proceeding, voluntarily
                  or involuntarily, by or against Tenant under, or otherwise
                  seeking the benefit of, any bankruptcy, reorganization,
                  arrangement or insolvency law;

                  18.4     Tenant's vacating or abandoning the Property will
                  constitute immediate default. For purpose of this document,
                  the term vacating or abandoning is defined as the cessation of
                  business operations for a period of seven (7) days.

                  18.5     Tenant's interest under this Lease being sold under
                  execution or other legal process;

                  18.6     Tenant's interest under this Lease being assigned by
                  operation of law;

                  18.7     Any of the goods or chattels of Tenant used in or
                  incident to the operation of the Property being seized,
                  sequestered, or impounded by virtue of or under authority of
                  any legal proceeding, which seizure, sequestration or
                  impounding shall materially affect the possible continuation
                  of the operation of the Leased premises by Tenant; then
                  Landlord, at Landlord's option, may exercise any or more of
                  the following options:

                                       6
<PAGE>   7
                  18.8.    Terminate Tenant's right to possession under this
                  Lease and re-enter and take possession of the Property and
                  relet the Property on behalf of Tenant, at such rent and under
                  such terms and conditions as Landlord may deem best under the
                  circumstances for the purpose of reducing Tenant's liability,
                  and Landlord shall not be deemed to have thereby accepted a
                  surrender of the Property, and Tenant shall remain liable for
                  all rents and additional rents due under this Lease and from
                  all damages suffered by Landlord because of Tenant's breach of
                  any of the covenants of this Lease. At any time during such
                  repossession or reletting, Landlord may, by giving written
                  notice to Tenant, elect to exercise its option under the
                  following subparagraph to accept a surrender of the Property,
                  terminate and cancel this Lease, and retake possession and
                  occupancy of the Property on behalf of the Landlord;

                  18.9     Declare this Lease to be terminated, ended and null
                  and void, and re-enter upon and take possession of the
                  Property whereupon the terms hereby granted and all right,
                  title and interest of Tenant in the Property shall end. Such
                  termination shall occur only when Landlord has expressly
                  stated by written notice to Tenant that the Lease is
                  terminated, and shall be without prejudice to Landlord's right
                  to collect from Tenant any rental or additional rental which
                  has accrued prior to such termination together with all
                  damages suffered by Landlord because of the Tenant's breach of
                  any covenant under this Lease;

                  18.10    Declare the entire remaining unpaid rent for the
                  balance of this Lease to be immediately due and payable and
                  may, at Landlord's option, take immediate action to recover
                  and collect same either by distress or otherwise; or

                  18.11    Exercise any and all rights and privileges that
                  Landlord may have under the laws of either the State of
                  Florida or of the United States of America, or both.

The above remedies shall be cumulative, and the exercise of one shall not
preclude the exercise of each and every other remedy

19.      SUBORDINATION. Tenant agrees that this Lease shall at all times be
subject and subordinate to the lien of any mortgage that may be placed on the
Property by Landlord, and Tenant agrees, upon demand and without cost, to
execute any instrument that may be required to acknowledge or accomplish such
subordination. Tenant also agrees to provide updated financial statements from
time to time as required by the Landlord. When requested, these updated
financials will be delivered to the Landlord within ten (10) business days.

                                       7
<PAGE>   8
20.      ALTERATIONS BY TENANT. Tenant shall not make any alterations or
additions to the demised Premises without the prior written consent of Landlord.
All costs incurred for said alterations or additions will be borne by the
Tenant. Any requests by Tenant to make such alterations or additions shall be in
writing and no such alterations or additions shall be commenced until (i)
Landlord has approved the plans and specifications thereof; (ii) Tenant has
obtained all the necessary permits related thereto and provided copies of same
to Landlord; (iii) Tenant has provided Landlord with evidence, in form
satisfactory to Landlord, and in Landlord's sole discretion, that the
contractor(s) that will undertake such alterations or additions is insured for
liability, workers' compensation and other risks, all in such amounts and with
companies and upon terms that are satisfactory to Landlord. Tenant will promptly
provide to Landlord copies of all warranties, certificate of occupancy,
certificates of insurance and any and all documents evidencing other matters
related to such alterations or additions. Any alterations or additions or
improvements to the Demised Premises made by the Tenant shall at once become the
property of Landlord and shall be surrendered to Landlord upon the termination
of this Lease; provided, however, Landlord, at its option, may require Tenant to
remove any physical additions and/or repair any alterations in order to restore
the Demised Premises to the condition existing at the time Tenant took
possession, normal wear and tear excepted. All costs of removal and/or repair
shall be borne by Tenant.

21.      WAIVER. It is agreed that the failure of Landlord in one or more
instances to insist on strict performance or observance of the one or more of
the covenants or conditions hereunder or to exercise any remedy, privilege, or
option herein conferred upon or reserved to Landlord, shall not operate or be
construed as a relinquishment or waiver for the future of such covenant or
condition or of the right to enforce the same or to exercise such privileges,
option or remedy, but the same shall continue in full force and effect. The
receipt by landlord of rent, or additional rent, or of any other payment
required to be made by Tenant, or any part thereof, shall not be a waiver of any
other rents, or additional rents or payments then due, nor shall receipt, though
with knowledge of the breach of any covenant or condition hereof, operation as
or be deemed to be a waiver of such breach, and no waiver by Landlord of any of
the provisions hereof, or any of Landlord's rights, remedies, privileges or
options hereunder, shall be deemed to have been made unless made by Landlord in
writing. If Landlord shall consent to the assignment of this Lease or to a
subletting of all or a portion of the Property no further assignment or
subletting shall be made without the prior written consent of Landlord.

22.      ATTORNEY'S FEES. The parties agree that in the event it becomes
necessary for either party to employ an attorney to enforce this Lease, the
prevailing party shall be entitled to reimbursement of all costs and expenses,
including attorney's fees which may reasonably be incurred or paid at any time
or times by it in connection therewith, including, without limitation,
attorney's fees and costs at the trial court and appellate court levels.

                                       8
<PAGE>   9
23.      HOLDING OVER.

         23.1     If Tenant occupies the Property, with or without the consent
         of Landlord after the expiration of this Lease or any renewal thereof
         and the rent is accepted from Tenant by Landlord, such occupancy and
         payment shall be construed as an extension of this Lease for the term
         of one month only from the date of expiration.

         23.2     The monthly rent for any hold over period after the expiration
         of this Lease, without the consent of Landlord, will be equal to one
         hundred fifty percent times the rent applicable to the last month of
         the term of this Lease.

24.      NOTICES AND RENT. The rent payable under the terms of this Lease and
any notices to the Landlord shall be mailed to the address of Landlord on the
execution page hereof, or such other address as the Landlord may designate in
writing. Any notices to the Tenant shall be mailed to the address of Tenant on
the execution page hereof, or such other address as Tenant may designate in
writing.

25.      MISCELLANEOUS.

         25.1     The use of any gender herein shall be deemed to be or include
         the other genders and the use of the singular herein shall be deemed to
         be or include the plural (and vice versa), whenever appropriate.

         25.2     This Lease shall be binding on the heirs, personal
         representatives, successors and permitted assigns of the parties
         hereto.

26.      RADON GAS. Radon is a naturally occurring radioactive gas that, when it
has accumulated in a building in sufficient quantities, may present health risks
to persons who are exposed to it over time. Levels of radon that exceed federal
and state guidelines have been found in buildings in Florida. Additional
information regarding radon and radon testing may be obtained from your county
public health unit. Landlord makes no representations or warranty regarding the
existence of radon on, in or about the Property.

27.      CONDITION OF PROPERTY/HAZARD SUBSTANCE. Tenant agrees that no hazardous
substances will be utilized or retained on the Property at any time whatsoever.
Landlord may from time to time inspect the Property for any such substance and
if any is found to be in existence, Landlord, at Landlord's option, may
terminate this lease and re-enter and take possession of the Property. Tenant
further agrees to indemnify and hold Landlord harmless from and against any and
all losses, claims, liabilities, damages, costs, expenses or causes of action
relating to the condition of the Property. The term "Hazardous Substance" as
used herein will include any substance whose existence in or on the Property is
restricted, prohibited or penalized under any law, statute, ordinance, rule or
regulation of any governmental unit or agency, which is aimed at protecting the
environment.

                                       9
<PAGE>   10
29.  EXHIBITS.  All exhibits attached hereto are hereby incorporated into this
Lease by reference and Tenant hereby agrees to be bound by all the terms and
conditions contained in the exhibits. The exhibits attached hereto are as
follows:

                           Exhibit A - Mechanic's Lien Limitation.
                           Exhibit B - Building Specifications.

30.  CONTINGENCIES.  This lease is contingent upon the Landlord's acceptance of
PODS, Inc.'s financial statements.

31.  PENALTY.  The Landlord agrees to a $50.00 per day penalty fee in the event
that the warehouse phase is not complete by June 1st, 2000 and the office phase
is not complete by June 15th, 2000. The penalty amount shall be in the form of
a rent credit.

     IN WITNESS WHEREOF, the parties have executed this Lease as of the date
last written below.

Signed, sealed and delivered
in the presence of:                     Date: 3-6-00
                                              ----------------------------------

                                        William B. Shirley
                                        ----------------------------------------

/s/                                     /s/ William B. Shirley
------------------------------------    ----------------------------------------

/s/                                     Address 468 Klosterman Road
------------------------------------            Palm Harbor, Fl. 34683
As to Landlord                                  "LANDLORD"

                                        Date: 2-24-00
                                              ----------------------------------

                                        P.O.D.S., Inc.
                                        (Corporate Name)

/s/                                     /s/  Roy Courtney
------------------------------------    ----------------------------------------
                                        By Its Partner: Roy Courtney
------------------------------------    Address:
As to Tenant                                    --------------------------------

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

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

                                                            "TENANT"

                                       10

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