Document:

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                                                                 EXHIBIT 10.5.12

                                  850 E. TETON
                               INDUSTRIAL SUBLEASE

                      EFFECTIVE DATE:      January 1, 2000

               PARTIES AND ADDRESSES:

                         "AUTHORITY":      Tucson Airport Authority, Inc.,
                                               an Arizona nonprofit corporation
                                           7005 S. Plumer Avenue
                                           Tucson, Arizona 85706

                            "TENANT":      AAS-Complete Controls, Inc.
                                             an Arizona Corporation
                                           850 E. Teton Rd. Suite 8
                                           Tucson, Arizona 85706

                            EXHIBITS:      Exhibits  lettered A, B and C are
                                           annexed to this Sublease and
                                           incorporated herein by this
                                           reference.

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<TABLE>
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                                TABLE OF CONTENTS

<S>                                                                                 <C>
RECITALS              ...............................................................1
COVENANTS AND CONDITIONS.............................................................1
ARTICLE I             - PREMISES.....................................................1

         1.1      Premises...........................................................1
         1.2      Access.............................................................1
         1.3      Security...........................................................1
         1.4      Parking............................................................1
         1.5      Entry Upon Premises................................................2

ARTICLE II            - TERM.........................................................2

         2.1      Initial Term.......................................................2
         2.2      Extensions.........................................................2

ARTICLE III           - RENT AND DEPOSITS ...........................................2

         3.1      Base Rent..........................................................2
         3.2      Commencement of Rental Obligation..................................2
         3.3      Late Fees..........................................................3
         3.4      Security Deposit...................................................3

ARTICLE IV            - USE OF PREMISES..............................................3

         4.1      Purposes...........................................................3
         4.2      Indemnity..........................................................4
         4.3      Dangerous Conditions...............................................4
         4.4      Alterations........................................................4
         4.5      Utilities..........................................................4

                  A.       Tenant's Responsibilities.................................4
                  B.       Authority's Rights and Responsibilities...................4

         4.6      Maintenance and Repair.............................................5

                  A.       Tenant....................................................5
                  B.       Authority.................................................5

ARTICLE V             - INSURANCE AND CASUALTY.......................................5

         5.1      Insurance Required.................................................5
         5.2      Deductible.........................................................6
         5.3      Modification of Requirements.......................................6
         5.4      Certificates.......................................................6
         5.5      Additional Insurance...............................................7
         5.6      Additional Insureds................................................7
         5.7      Waiver of Subrogation..............................................7
         5.8      Insurance by Authority.............................................7
         5.9      Casualty to Premises...............................................7
</TABLE>

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<TABLE>
<S>                                                                                 <C>
ARTICLE VI            - TAXES........................................................7

         6.1      Tenant's Responsibility............................................7
         6.2      Protest............................................................8

ARTICLE VII           - RULES, REGULATIONS AND LAWS..................................8

         7.1      Compliance with all Applicable Laws................................8
         7.2      Non-Discrimination.................................................8

                  A.       Non-Discrimination Covenants..............................8
                  B.       Non-Compliance............................................9
                  C.       Subleases.................................................9

         7.3      Compliance with FAR Part 77........................................9
         7.4      FAR Part 107; Airport Access......................................10
         7.5      State and Federal Aviation Regulations............................10
         7.6      Exclusive Rights Prohibited.......................................10
         7.7      Environmental Laws................................................10

                  A.       Definitions..............................................10
                  B.       Superfund................................................11
                  C.       Compliance...............................................11

                           (i)      Compliance with Environmental Laws Generally....11
                           (ii)     Cleanup.........................................11
                           (iii)    Governmental Submittals.........................12
                           (iv)     Information Sharing.............................12
                           (v)      Change in Use of Premises.......................12

                  D.       Indemnity................................................12
                  E.       Subtenants...............................................13

ARTICLE VIII          - SUPERIOR RIGHTS.............................................13

         8.1      Agreements with United States.....................................13
         8.2      Rights of Government During War or National Emergency.............13
         8.3      Rights of Authority...............................................14
         8.4      Agreements with City of Tucson....................................14
         8.5      Superfund Consent Decree..........................................14
         8.6      Abatement of Obligation to Construct or Rebuild...................15

ARTICLE IX            - RESERVATION OF AVIGATION EASEMENT...........................15

         9.1      Easement..........................................................15
         9.2      Structures; Elevation Limit.......................................15
         9.3      Purposes..........................................................15

ARTICLE X             - ASSIGNMENT AND SUBLEASE.....................................16

         10.1     Consent of Authority..............................................16
         10.2     Continuing Responsibility of Tenant...............................16
</TABLE>

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<TABLE>
<S>                                                                                 <C>
         10.3     Subject to this Sublease..........................................16

ARTICLE XI            - DEFAULTS AND REMEDIES.......................................16

         11.1     Default by Tenant.................................................16
         11.2     Remedies of Authority.............................................17

                  A.       Termination..............................................17

                           (i)      Damages.........................................18
                           (ii)     Credit..........................................18

                  B.       Reentry Without Termination..............................18

                           (i)      Reentry.........................................18
                           (ii)     Reletting.......................................19
                           (iii)    Credit..........................................19

         11.3     Remedies Cumulative...............................................19
         11.4     No Waiver.........................................................19
         11.5     Notice............................................................20
         11.6     Interest..........................................................20

ARTICLE XII           - TERMINATION BY TENANT.......................................20

         12.1     Termination Events................................................20
         12.2     Cure..............................................................20
         12.3     No Waiver.........................................................21

ARTICLE XIII          - SURRENDER OF POSSESSION, CONDITION OF PREMISES..............21

         13.1     Surrender.........................................................21
         13.2     Good Condition....................................................21
         13.3     Removal of Property...............................................21

ARTICLE XIV           - MISCELLANEOUS...............................................21

         14.1     Notification Of Changes...........................................21
         14.2     Successors and Assigns Bound......................................21
         14.3     Article Headings..................................................21
         14.4     Severability......................................................22
         14.5     Applicable Law....................................................22
         14.6     Construction of Sublease..........................................22
         14.7     Costs and Attorneys' Fees.........................................22

                  A.       Authority's Review.......................................22
                  B.       Enforcement of Rights....................................22

         14.8     Notices...........................................................23

                  A.       To Authority.............................................23
                  B.       To Tenant................................................23
                  C.       Timing...................................................23
                  D.       Change in Address........................................23

         14.9     Authority to Execute..............................................23
</TABLE>

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                                    RECITALS

A.       Authority has leased from the City of Tucson, a municipal corporation,
         the airport known as Tucson International Airport located in Pima
         County, State of Arizona (the "Airport").

B.       Tenant is the Tenant under that certain Industrial Sublease dated
         January 1, 1998 (the "Original Sublease") pursuant to which Tenant
         leases from Authority approximately 41,900 square feet in "hangar one"
         (the "Building") of the Tucson Industrial Center located on the
         Airport, at 850 E. Teton, Tucson, Arizona. The Original Sublease
         expires December 31, 1999.

C.       Tenant desires to continue leasing the premises from Authority under
         the terms and conditions herein.

                            COVENANTS AND CONDITIONS

                              ARTICLE I - PREMISES

1.1      PREMISES

         Authority does hereby demise and let on to Tenant, for its exclusive
         use and occupancy, and Tenant does hereby lease from Authority,
         APPROXIMATELY THIRTY EIGHT THOUSAND FOUR HUNDRED (38,400) SQUARE FEET
         IN THE NORTH END OF HANGAR ONE, AND APPROXIMATELY TWO THOUSAND (2,000)
         SQUARE FEET ON THE EAST SIDE OF THE BUILDING, AND THREE THOUSAND FIVE
         HUNDRED (3,500) SQUARE FEET OF OFFICE SPACE DIRECTLY EAST OF HANGAR ONE
         as shown on Exhibit A (the "Premises"), subject to the further terms of
         this Lease Agreement.

1.2      ACCESS

         Tenant shall be granted the right of reasonable or necessary access to
         the Premises. Authority reserves the right to designate the location of
         such access and to change its location from time to time as the
         Authority deems reasonably necessary and appropriate, so long as any
         such modification does not materially diminish the ability of Tenant to
         access the Premises as needed and as is available to Tenant at the time
         of commencement of the Lease.

1.3      SECURITY

         Tenant is responsible for securing Tenant's Premises, and neither the
         Authority nor its agents or employees will be responsible for any loss
         of or damage to Tenant's possessions while stored on the Premises.

1.4      PARKING

         Tenant shall be entitled to utilize the parking areas associated with
         the Building in common with other tenants of the Building. The
         Authority reserves the right, but shall not be obligated, to assign
         specific parking spaces to tenants.

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1.5      ENTRY UPON PREMISES

         Authority may enter upon the Premises subleased exclusively to Tenant
         hereunder at any reasonable time in an emergency or upon 24 hours
         written notice, for any purpose necessary, incidental to or connected
         with the exercise of its governmental functions. Authority shall, in
         addition, have the right to enter upon the Premises and perform any
         actions necessary or appropriate in connection with any environmental
         investigation or remediation, including but not limited to testing,
         investigation, and cleanup of waste in drains

                                ARTICLE II - TERM

2.1      INITIAL TERM

         The initial term of the Sublease shall be for a period of five (5)
         years beginning on the Effective Date hereof (the "Initial Term").

2.2      EXTENSIONS

         The term hereof shall be deemed to be automatically extended on each of
         the first five anniversaries of the Effective Date hereof, for an
         additional one-year period, unless the Authority, at least ninety (90)
         days prior to such date, notifies Tenant that the Authority does not
         elect to so extend the term. The intent of this provision is to
         automatically extend the term of this Sublease each year (unless
         otherwise elected by Authority) so that a remaining term of
         approximately 5 years is maintained, for a possible maximum total term
         of (10) years.

                         ARTICLE III - RENT AND DEPOSITS

3.1      BASE RENT

         Tenant covenants and agrees to pay Authority rent from the Effective
         Date of this Sublease in an amount equal to NINE THOUSAND ONE HUNDRED
         FOURTEEN DOLLARS AND NO CENTS ($9,114.00) per month with four percent
         increases annually beginning with the start of year three as set forth
         on the rent schedule attached as Exhibit B. Monthly rent is due and
         payable to Authority in advance. Rent payments shall be delivered to
         Authority's Property Manager who is currently Tucson Industrial
         Centers, Inc., located at 850 E. Teton, Suite 1, Tucson, AZ 85706, or
         such other person as directed by Authority in writing.

3.2      COMMENCEMENT OF RENTAL OBLIGATION

         The first monthly payment, prorated to reflect the partial month for
         which it is paid, shall be due on the Effective Date hereof and
         subsequent installments shall be due on the first day of each
         succeeding calendar month thereafter during the term of this Sublease.

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3.3      LATE FEES

         If any rent or any other sum due from the Tenant shall not be received
         within SEVEN (7) DAYS after such amount shall be due, Tenant shall pay
         a late fee equal to FIVE PERCENT (5%) of such overdue amount.
         Acceptance of such late fees shall in no event constitute a waiver of
         Tenant's default with respect to such overdue amount nor prevent
         Authority from exercising any of the other right and remedies granted
         hereunder.

3.4      SECURITY DEPOSIT

         Simultaneously with the entry into this Sublease by the parties hereto,
         the Tenant shall deposit with Authority, $5,000 which shall be retained
         by Authority as security for the Tenant's payment of the Rent and
         performance of all of its other obligations under the provisions of
         this Lease, and shall not be deemed to represent payment of any rent.
         On the occurrence of an Event of Default (as defined in Section 11.1
         hereinbelow), Authority shall be entitled, at its sole discretion, (a)
         to apply any or all of such sum in payment of (i) any Rent due and
         unpaid, (ii) any expense incurred by Authority in curing any such
         default, and/or (iii) any damages incurred by Authority by reason of
         such default (including, by way of example rather than by limitation,
         reasonable attorney's fees), in which event the Tenant shall,
         immediately on its receipt of a written demand there for from
         Authority, pay to Authority a sum equaling the amount so applied, so as
         to restore the security deposit to its original amount; and /or (b) at
         Authority's election, to retain any or all of such sum not otherwise
         applied pursuant to the provisions of clause (a) of this sentence in
         liquidation of any or all damages suffered by Authority by reason of
         such default. On the termination of this Sublease, any of such sum
         which is not so applied or retained shall be returned to Tenant. Such
         sum shall not bear interest while being held by Authority.

                          ARTICLE IV - USE OF PREMISES

4.1      PURPOSES

         The Premises shall not, without prior written consent of Authority, be
         used for any purpose other than or in addition to storage and repair of
         Airplane parts and Interior components. The prior written consent of
         the Authority shall not be unreasonably withheld should the Tenant
         propose a change in use of the Premises consistent with the zoning and
         any other applicable restrictions pertaining to the subject Premises.

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4.2      INDEMNITY

         Tenant agrees to fully indemnify and save and hold harmless Authority
         and the City of Tucson from and against all claims, fines, damages,
         penalties, actions and all expenses, including reasonable attorneys'
         fees incidental to the investigation and defense thereof, related to or
         arising out of the fault or negligence of or violation of law by
         Tenant, its agents, employees or subtenants in the use, occupancy, or
         maintenance of the Premises by any of them.

4.3      DANGEROUS CONDITIONS

         Tenant agrees to exercise reasonable care when using the Premises and
         all improvements thereon to discover and promptly remedy any conditions
         that may pose an unreasonable risk of harm to members of the general
         public or that may constitute a violation of law. If an unsafe,
         defective or dangerous condition, or violation of the law is
         discovered, Tenant warrants that no one other than Tenant and Authority
         employees, agents and representatives will be admitted to the Premises
         and no property belonging to any party other than Tenant and Authority
         will be transported to, collected at or stored upon the Premises until
         the unsafe, defective or dangerous condition, or violation of law is
         corrected.

4.4      ALTERATIONS

         Tenant shall not construct or substantially alter or modify any
         buildings, structures, or other improvements on the Premises without
         the Authority's prior written approval of its plans and specifications,
         which approval may not be unreasonably withheld.

         In the event that Tenant makes any improvements or modifications to the
         Premises, Tenant shall promptly pay all suppliers and contractors and
         will not cause or permit any lien to be filed against either the
         Premises or the Tenant's interest in the Premises or this Lease. In the
         event that any such lien is filed, Tenant will promptly cause such lien
         to be removed.

4.5      UTILITIES

         A.       TENANT'S RESPONSIBILITIES:

                  Tenant shall pay for all utility services supplied to it or
                  its subtenants on the Airport.

         B.       AUTHORITY'S RIGHTS AND RESPONSIBILITIES:

                  Notwithstanding the execution of this Sublease, Authority
                  retains the right to the continued use of such utility lines
                  and services as are presently on the Premises and the right to
                  repair the same when necessary. Authority shall conduct such
                  repairs in such manner and at such times as to not
                  unreasonably interfere with Tenant's operations.

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4.6      MAINTENANCE AND REPAIR

         A.       TENANT:

                  (1)      Tenant shall, at no expense to Authority, maintain
                           the Premises in a neat, clean, safe condition and in
                           a manner that is compatible with the rest of the
                           Building and in compliance with all applicable laws,
                           rules, regulations and orders. Tenant shall be
                           responsible for all minor repairs and maintenance.

                  (2)      General combustible storage shall not exceed 12 feet
                           in height.

                  (3)      Aisle separation shall be between 4 feet to 8 feet
                           wide. (Width to be determined by Fire Department and
                           classification of commodities being stored).

                  (4)      Must have stable storage piles (No leaning stacks).

         B.       AUTHORITY:

                  Subject to Section 5.9 the Authority shall be responsible for
                  all structural repairs in the Premises and the Building,
                  unless necessitated by any negligence or willful misconduct of
                  Tenant or Tenant's subtenants, employees, agents, invitees or
                  guests. Notwithstanding the above, the Authority shall not be
                  required to replace major building systems (such as HVAC). In
                  the event that failure of any major building system renders
                  the Premises unsuitable for Tenant's operation, and the
                  Authority elects not to replace the system, and the Authority
                  determines that the system cannot be repaired economically,
                  Tenant may elect to repair or replace the system at its
                  expense, or may elect to terminate this Lease.

                       ARTICLE V - INSURANCE AND CASUALTY

5.1      INSURANCE REQUIRED

         Tenant shall obtain and maintain in full force, with a company or
         companies authorized to transact the business of insurance in the State
         of Arizona and of sound and adequate financial responsibility, selected
         by Tenant and acceptable to Authority, comprehensive insurance policy
         (either as part of any other policy or policies carried by Tenant, or
         separately) providing for the protection of the Authority and the City
         of Tucson and officers, directors, agents and employees of either of
         them, against:

                  (1)      general liability, including all direct or contingent
                           loss or liability for damages for bodily injury,
                           personal injury, death or damage to property,
                           including loss of use thereof, occurring on or in any
                           way related to the Premises or occasioned by reason
                           of occupancy by and the operations of

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                           Tenant upon, in and around the Premises, with limits
                           of $1,000,000 per occurrence for personal injury or
                           death or damage to property, with coverage at least
                           as broad as that provided by INSURANCE SERVICES
                           OFFICE COMMERCIAL GENERAL LIABILITY COVERAGE form
                           CG0001 (Occurrence Form), and such policy or policies
                           shall cover all of Tenant's operations on the entire
                           Premises, including but not limited to any elevators
                           and escalators therein and any sidewalks, streets or
                           other public ways adjoining the Premises; and

                  (2)      automobile liability covering owned, non-owned,
                           leased and hired vehicles with combined single limits
                           of no less than $250,000 per occurrence.

5.2      DEDUCTIBLE

         The deductible for any policy required hereunder shall not exceed
         $5,000.

5.3      MODIFICATION OF REQUIREMENTS

         Authority may adjust or increase liability insurance amounts and
         requirements as Authority deems reasonably necessary, or as may be
         required because of changes in the insurance requirements imposed by
         Authority's insurer or by applicable law. Tenant shall comply with such
         adjustments or increases within such reasonable time period as is
         requested by Authority.

5.4      CERTIFICATES

         Upon or prior to the commencement of the term of this Sublease and at
         least annually thereafter Tenant shall furnish to Authority
         certificates of insurance showing the amount and type of the insurance
         then in effect that is required to be procured and maintained by it
         hereunder and stating the date and term of the policies evidencing such
         insurance. Tenant shall, upon request, supply Authority with certified
         copies of all applicable insurance policies, riders, endorsements and
         declaration pages. Certificates evidencing any renewal, replacement or
         extension of any or all of the insurance required hereunder, or of
         renewals, replacements or extensions of such renewals, replacements or
         extensions, shall be delivered by Tenant to Authority not less than
         thirty (30) days prior to the expiration of any policy of insurance
         renewed, replaced or extended by the insurance represented by any such
         certificate. Each policy of insurance required hereunder shall provide
         for not less than thirty (30) days notice to Authority and Tenant
         before such policy may be canceled.

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5.5      ADDITIONAL INSURANCE

         The provisions of this Sublease as to insurance required to be procured
         and maintained shall not limit or prohibit, or be construed as limiting
         or prohibiting, Authority or Tenant from obtaining any other or greater
         insurance with respect to the Premises or improvements thereon or the
         use and occupancy thereof that either or both of them may wish to
         carry, but in the event Authority or Tenant, as the case may be, shall
         procure or maintain any such insurance not required by this Sublease,
         the cost thereof shall be at the expense of the party procuring or
         maintaining the same.

5.6      ADDITIONAL INSUREDS

         All insurance required by this Article shall be procured and maintained
         in the name of Tenant and shall add Authority and the City of Tucson as
         additional insureds as their interests appear.

5.7      WAIVER OF SUBROGATION

         Each party hereto waives all claims for recovery from the other party
         for any loss or damage to any of its property on the Premises insured
         under valid and collectible insurance policies to the extent of any
         recovery collected from such policies. The parties agree that all
         material insurance policies shall be endorsed with a clause which
         waives subrogation against the other party.

5.8      INSURANCE BY AUTHORITY

         Authority may, upon written notice to Tenant, in the event that Tenant
         fails to timely provide proof of insurance as required by Section 5.4
         above, procure and maintain any or all of the insurance required of
         Tenant under this Article. In such event, all costs of such insurance
         procured and maintained by Authority on behalf of Tenant shall be the
         responsibility of Tenant and shall be fully reimbursed to Authority
         within ten (10) business days after Authority advises Tenant of the
         cost thereof.

5.9      CASUALTY TO PREMISES

         Authority may, but shall not be required to, maintain insurance against
         loss or damage to the Premises or the Building, but shall have no
         obligation to repair the Premises or the Building in the event of
         casualty or damage thereto. In the event that any such casualty renders
         the Premises unsafe or untenantable, this Sublease shall terminate
         unless Authority notifies Tenant, within 45 days of the date of the
         casualty, that Authority intends to repair the Premises, in which event
         this Sublease shall remain in full force and effect, although rent
         shall abate while the Premises are unusable.

                               ARTICLE VI - TAXES

6.1      TENANT'S RESPONSIBILITY

         Tenant shall pay before delinquency any and all taxes levied or
         assessed against the Premises, any levied or assessed against or by
         reason of personal property located in, on or about the Premises, any
         levied or assessed because of Tenant's right to possession of the
         Premises and improvements thereon, all applicable taxes levied or
         assessed by any government body as the result of Tenant's operations
         and all taxes which may be levied or assessed as the result of rentals
         payable under this Sublease. All such taxes and assessments for partial
         years shall be apportioned and adjusted on a time basis. Authority

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         shall, within five (5) days of receipt, forward to Tenant any notices
         received from the collecting agency regarding the collection or amount
         of such taxes.

6.2      PROTEST

         Tenant shall have the right at its own cost and expense to contest the
         amount or validity of any such tax or assessment and to bring or defend
         any actions involving the amount or validity of any such tax or
         assessment in its own name or in the name of Authority; provided that,
         if unsuccessful, Tenant shall pay and discharge any such tax or
         assessment so contested, together with any penalties, fines, interest,
         costs and expenses, including reasonable attorneys' fees, that may
         result from any such action by Tenant.

                    ARTICLE VII - RULES, REGULATIONS AND LAWS

7.1      COMPLIANCE WITH ALL APPLICABLE LAWS

         Tenant and all persons operating under the rights granted hereby shall
         observe and obey all reasonable and lawful rules and regulations with
         respect to the use of the Airport which have been or may in the future
         be adopted by Authority and shall further abide by all applicable laws,
         statutes, ordinances, rules, orders, and regulations of all governing
         bodies which are now in effect or which may hereafter be put into
         effect.

7.2      NON-DISCRIMINATION

         A.       NON-DISCRIMINATION COVENANTS

                  (1)      The Tenant for himself, his heirs, personal
                           representatives, subtenants, successors in interest,
                           and assigns, as a part of the consideration hereof,
                           does hereby covenant and agree, as a covenant running
                           with the land, that in the event improvements are
                           constructed, maintained, or otherwise operated on the
                           Premises for a purpose for which a Department of
                           Transportation ("DOT") program or activity is
                           extended or for another purpose involving the
                           provision of similar services or benefits, Tenant
                           shall maintain and operate such improvements and
                           services in compliance with all other requirements
                           imposed pursuant to Title 49, Code of Federal
                           Regulations, DOT, Subtitle A, Office of the
                           Secretary, Part 21, Nondiscrimination in
                           Federally-Assisted Programs of the Department of
                           Transportation-Effectuation of Title VI of the Civil
                           Rights Act of 1964, and as said Regulations may be
                           amended.

                  (2)      The Tenant for himself, his personal representatives,
                           successors in interest, and assigns, as a part of the
                           consideration hereof, does hereby covenant and agree,
                           as a covenant running with the land that: (1) no
                           person on the grounds of race, color, or national
                           origin shall be excluded from participation in,
                           denied the benefits of, or be otherwise subjected to

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                           discrimination in the use of said improvements, (2)
                           that in the construction of any improvements on,
                           over, or under such land and the furnishing of
                           services thereon, no person on the grounds of race,
                           color, or national origin shall be excluded from
                           participation in, denied the benefits of, or
                           otherwise be subject to discrimination, (3) that
                           Tenant shall use the Premises in compliance with all
                           other requirements imposed by or pursuant to Title
                           49, Code of Federal Regulations, Department of
                           Transportation, Subtitle A, Office of the Secretary,
                           Part 21, Non-discrimination in Federally-Assisted
                           Programs of the Department of
                           Transportation-Effectuation of Title VI of the Civil
                           Rights Act of 1964, and as said Regulations may be
                           amended.

                  (3)      Tenant shall furnish its accommodations and/or
                           services on a fair, equal and not unjustly
                           discriminatory basis to all users thereof and it
                           shall charge fair, reasonable and not unjustly
                           discriminatory prices for each unit or service,
                           PROVIDED THAT Tenant may be allowed to make
                           reasonable and nondiscriminatory discounts, rebates
                           or other similar type of price reductions to volume
                           purchasers.

                  (4)      Tenant assures that it will undertake an affirmative
                           action program as required by 14 CFR Part 152,
                           Subpart E, to insure that no person shall on the
                           grounds of race, creed, color, national origin, or
                           sex be excluded from participating in any employment
                           activities covered in 14 CFR Part 152, Subpart E.
                           Tenant assures that it will require that its covered
                           sub organizations provide assurances from their sub
                           organizations, as required by 14 CFR Part 152,
                           Subpart E, to the same effort.

         B.       NON-COMPLIANCE

                  Non-compliance with an provision of this Section shall
                  constitute a material breach hereof and in the event of such
                  non-compliance Authority shall have the right to terminate
                  this Sublease and the estate hereby created without liability
                  therefore or at the election of Authority or the United
                  States, either or both shall have the right to judicially
                  enforce these provisions.

         C.       SUBLEASES

                  Tenant agrees that it shall insert the provisions of this
                  Section in any sublease by which Authority grants a right or
                  privilege to any person, firm or corporation to render
                  accommodations and/or services to the public on the Premises
                  herein subleased.

7.3      COMPLIANCE WITH FAR PART 77

         Tenant shall comply with the notification and review requirements
         covered in Part 77 of the Federal Aviation Regulations in connection
         with any improvements or modification or alteration of improvements on
         the Premises.

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<PAGE>   14

7.4      FAR PART 107; AIRPORT ACCESS

         Tenant and all persons operating under the rights granted hereunder
         shall comply with Part 107 of the Federal Aviation Regulations with
         respect to aircraft operations and airport security at the Airport.
         Tenant shall at all times take all reasonable steps to control, police
         and regulate the use of the Premises and of the Airport premises to
         prevent unauthorized persons and the general public from obtaining
         access to the Airport. Such steps by Tenant shall include, but not be
         limited to, steps requested by Authority and those required under
         Federal Regulations. Tenant must secure the Premises so that there is
         no inadvertent or purposeful unauthorized entry in or upon the Airport
         by people, vehicles, or animals.

7.5      STATE AND FEDERAL AVIATION REGULATIONS

         Tenant will conduct its operations and activities on the Airport so as
         to conform to all applicable regulations of the Federal Aviation
         Administration and the Aeronautics Division of the Arizona Department
         of Transportation.

7.6      EXCLUSIVE RIGHTS PROHIBITED

         It is understood and agreed that nothing herein contained shall be
         construed to grant or authorize the granting of an exclusive right
         within the meaning of Section 49 U.S.C. 40103(e).

7.7      ENVIRONMENTAL LAWS

         Tenant, at its own expense, shall ensure that Tenant and Tenant's
         agents, employees, invitees, and sublessee comply with all present and
         hereafter enacted Environmental Laws, and any amendments thereto,
         affecting Tenant's operation on the Premises.

         A.       DEFINITIONS

                  (1)      "Environmental Laws" means any laws, regulations and
                           ordinances (whether enacted by the local, state,
                           federal government, or by the Authority) now in
                           effect or hereafter enacted that deal with the
                           regulation or protection of the environment
                           (including the ambient air, ground water, surface
                           water, and land use, including sub-strata land), or
                           with the generation, storage, disposal or use of
                           chemicals or substances that could be detrimental to
                           human health or the environment.

                  (2)      "Extremely Hazardous Substances" means any substance
                           or material designated by the United States
                           Environmental Protection Agency as an "extremely
                           hazardous substance" under Section 302(a)(2) of the
                           Superfund Amendment and Reauthorization Act ("SARA")
                           (42 U.S.C. ss. 11002(a)(2)).

                                       10
<PAGE>   15

                  (3)      "Hazardous Material" means all substances, materials
                           and wastes that are, or that become, regulated under,
                           or that are classified as hazardous or toxic under
                           any environmental law (including, but not limited to,
                           Extremely Hazardous Substances and Toxic Chemicals).

                  (4)      "Release" means any releasing, spilling, leaking,
                           pumping, pouring, emitting, emptying, discharging,
                           injecting, escaping, leaching, disposing, or dumping.

         B.       SUPERFUND

                  The parties acknowledge that the subject Premises is located
                  within a Superfund designated site. The Landlord shall not
                  hold the Tenant liable hereunder for any responsibility
                  arising out of any environmental issues and/or liability
                  issues existing prior to the date of the commencement of the
                  Original Lease. Tenant shall not be liable or responsible
                  hereunder for any prior or existing conditions relating to
                  environmental issues regarding the Premises. Any liability
                  and/or responsibility of the Tenant hereunder pertaining to
                  the Premises shall be limited to any actions or events in
                  violation of the provisions of this section arising subsequent
                  to the date of Tenant's occupancy of the Premises.

         C.       COMPLIANCE

                  (i) Compliance with Environmental Laws Generally. Tenant shall
                      not cause or permit any Hazardous Material to be used,
                      generated, manufactured, produced, stored, brought upon,
                      or released, on, under or about the Premises, or
                      transported to and from the Premises, by Tenant, its
                      agents, employees, contractors, invitees, sublessees or
                      any third party in violation of any Environmental Law,
                      provided that, in no circumstances shall Tenant cause or
                      permit any Extremely Hazardous Substance or Toxic Chemical
                      to be used, generated, manufactured, produced, stored,
                      brought upon, or Released, on, under or about the
                      Premises, or transported to and from the Premises.

                  (ii) Cleanup. Without limiting the foregoing, if the presence
                      of any Hazardous Material on, under or about the Premises
                      caused or permitted by Tenant results in any contamination
                      of the Premises, Tenant shall promptly take all actions at
                      its sole cost and expense as are necessary to return the
                      Premises to the condition existing prior to the
                      introduction of any such Hazardous Material to the
                      Premises; provided that Authority's approval of such
                      actions shall first be obtained, which approval shall not
                      be unreasonably withheld so long as such actions would not
                      potentially have any material adverse effect on the
                      Premises. In the event Tenant shall fail timely to
                      commence or cause to be commenced or fail diligently to
                      prosecute to completion such actions as are necessary to
                      return the Premises to the conditions existing prior to
                      the introduction of any Hazardous Material to the
                      Premises, Authority may, but

                                       11
<PAGE>   16

                      shall not be obligated to, cause such action to be
                      performed, and all costs and expenses (including,
                      without limitation, attorneys' fees) thereof or
                      incurred by Authority in connection therewith shall
                      be paid by Tenant.

                  (iii) Governmental Submittals. Tenant shall, at Tenant's own
                      cost and expense, make all submissions to, provide all
                      information to, and comply with all requirements of any
                      governmental authority having jurisdiction (the
                      "Government") under the Environmental Laws. Should the
                      Government determine that a site characterization, site
                      assessment and/or a cleanup plan be prepared or that a
                      cleanup should be undertaken because of any release of
                      hazardous materials at the Premises which occur during the
                      term of this Sublease, then Tenant shall, at Tenant's own
                      cost and expense, prepare and submit the required plans
                      and financial assurances, and carry out the approved plans
                      in accordance with all requirements of the Government.

                  (iv) Information Sharing. Tenant shall provide to Tucson
                      Airport Authority a copy of any and all information,
                      reports, and applications submitted to the Government as
                      described in Paragraph X.6B.(4), whether such submittal is
                      routine or in response to a release or threatened release
                      of any Hazardous Material, and whether the impetus for
                      such submittal is generated by Tenant, or by an inquiry or
                      action by the Government or another third party. At no
                      cost or expense to Authority, Tenant shall promptly
                      provide all information requested by Authority to
                      determine the applicability of the Environmental Laws to
                      the Premises, or to respond to any governmental
                      investigation or to respond to any claim of liability by
                      third parties which is related to environmental
                      contamination. Tenant shall immediately notify Authority
                      of any correspondence or communication from any
                      governmental entity regarding the application of
                      Environmental Laws to the Premises or Tenant's operation
                      of the Premises.

                  (v) Change in Use of Premises. Tenant shall immediately notify
                      Authority of any changes in Tenant's operation on the
                      Premises that will change or has the potential to change
                      Tenant's or Authority's obligations or liabilities under
                      the Environmental Laws.

         D.       INDEMNITY

                  Tenant shall indemnity, defend and hold harmless Authority,
                  its successors and assigns, its employees, agents and
                  attorneys from and against any and all liability, loss,
                  damage, expense, penalties and costs (including legal and
                  investigation fees or costs) arising from or related to any
                  claim or action for injury, liability, breach or warranty or
                  representation, or damage to persons or property and any and
                  all claims or actions brought by any party or governmental
                  body, alleging or arising in connection with (i) contamination
                  of, or adverse effects on, the environment

                                       12
<PAGE>   17

                  (whether known, alleged, potential, or threatened), or (ii)
                  alleged or potential violation of any Environmental Law or
                  other statute, ordinance, rule, regulation, judgment or order
                  of any government or judicial entity which are brought as a
                  result (whether in part or in whole) of any activity or
                  operation on or Release from the Premises (caused by any
                  person or entity other than Authority) during the term of this
                  Sublease or any previous sublease of the Premises by Tenant or
                  its owners or related entities. This obligation includes but
                  is not limited to all costs and expenses related to
                  investigation and/or cleaning up the Premises and all land,
                  soil, and underground or surface water as required under the
                  law. Tenant's obligations and liabilities under this paragraph
                  shall continue so long as Authority bears any liability or
                  responsibility under the Environmental Laws for any action
                  that occurred on the Premises during the term of the Sublease.
                  This indemnification of Authority by Tenant includes, without
                  limitation, costs incurred in connection with any
                  investigation of site conditions or any cleanup, remedial,
                  removal or restoration work required by any federal, state, or
                  local governmental agency or political subdivision because of
                  Hazardous Material located on the Premises or present in the
                  soil or ground water on, under or about the Premises. The
                  parties agree that Authority's right to enforce Tenant's
                  Promise to indemnify is not an adequate remedy at law for
                  Tenant's violation of any provision of this paragraph;
                  Authority shall have all the rights and remedies set forth in
                  this Sublease as well as all other rights and remedies
                  provided by law.

         E.       SUBTENANTS

                  Tenant shall insert the provisions of this section in any
                  lease agreement or contract by which it grants a right or
                  privilege to any person, firm or corporation under this
                  Sublease.

                         ARTICLE VIII - SUPERIOR RIGHTS

8.1      AGREEMENTS WITH UNITED STATES

         This Sublease shall be subordinate to the provisions and requirements
         of any existing or future agreement between Authority and the United
         States, relative to the development, operation or maintenance of the
         Airport. In the event that the Authority, after the date of this
         Sublease, enters into an agreement with the United States that
         materially limits Tenant's rights to use and occupy the Premises
         hereunder, the Authority will give Tenant notice and a copy of the
         agreement.

8.2      RIGHTS OF GOVERNMENT DURING WAR OR NATIONAL EMERGENCY

         This Sublease and all the provisions hereof shall be subject to
         whatever right the United States Government now has or in the future
         may have or acquire, affecting the control, operation, regulation and
         taking over of the Airport or the exclusive or non-exclusive use of the
         Airport by the United States during the time of war or national
         emergency.

                                       13
<PAGE>   18

         Tenant and Authority recognize that during the time of war or national
         emergency the City of Tucson, owner of the Airport, has the right to
         enter into agreements with the United States government for military or
         naval use of part or all of the Airport. If any such agreement is
         executed by the City of Tucson, the provisions of this Sublease,
         insofar as they are inconsistent with the provisions of any agreement
         so made by the City of Tucson with the United States government, shall
         be subject to the terms of such agreement and Tenant shall have no
         claim against Authority or the City of Tucson for any loss or damage
         sustained by Tenant because of the making of such agreement by the City
         of Tucson. In such event, however, the amounts, if any, payable from
         the City of Tucson or the United States for improvements placed on the
         Premises by Tenant shall be paid to Tenant if this Sublease is in
         effect at the time of such taking.

8.3      RIGHTS OF AUTHORITY

         Authority reserves the right to further develop or improve the landing
         area of the Airport as it sees fit, regardless of the desires or view
         of Tenant and without interference or hindrance.

         Authority reserves the right, but shall not be obligated to Tenant, to
         maintain and keep in repair the landing area of the Airport and all
         publicly-owned facilities of the Airport, together with the right to
         direct and control all activities of Tenant in this regard.

8.4      AGREEMENTS WITH CITY OF TUCSON

         This Sublease is subject to the existing lease between Authority and
         the City of Tucson and to the provisions of any existing or future
         agreement between the City of Tucson and Authority.

8.5      SUPERFUND CONSENT DECREE

         The Premises are part of a site, as more particularly defined in the
         below-described Consent Decree (the "Site"), that is the subject of
         that certain Civil Action No. 99--313 TUC WDB, United States of America
         v. Tucson Airport Authority, City of Tucson, United States Air Force,
         General Dynamics Corp., McDonnell Douglas Corporation, in the United
         States District Court for the District of Arizona, brought pursuant to
         Sections 106 and 107 of the Comprehensive Environmental Response,
         Compensation, and Liability Act, 42 U.S.C. ss.ss.9606 and 9607. The
         United States Environmental Protection Agency ("EPA") has selected
         certain remedial actions to be carried out on the Site (including the
         Premises) pursuant to that certain "Record of Decision, Tucson
         International Superfund Site, Tucson, Arizona, Airport Property - Soils
         and Shallow Groundwater Zone, Burr-Brown Property - Soils, Former
         West-Capt Property - Soils" signed on September 30, 1997 (the "ROD").
         The City, the Authority and certain other parties (collectively, the
         "Settling Defendants") and EPA have entered into that certain Consent
         Decree, which was lodged with the United States District Court in the
         above-

                                       14
<PAGE>   19

         described action on June 17, 1999 (the "Consent Decree"), which grants
         EPA certain access, enforcement, and other rights with respect to the
         Site, and imposes on Settling Defendants certain obligations regarding
         implementation of the remedial action selected in the ROD. This
         Sublease is subject to the Consent Decree and the rights and
         obligations of the parties thereto, including the obligation of
         Settling Defendants to undertake the remedial actions described therein
         with respect to the Site, and the right of the EPA to access the Site
         to inspect and enforce compliance with the Consent Decree.

8.6      ABATEMENT OF OBLIGATION TO CONSTRUCT OR REBUILD

         Inasmuch as this Sublease contains certain provisions concerning
         repairs, replacement and rebuilding of damaged or destroyed buildings,
         construction of buildings, quiet enjoyment and other related causes
         applicable to the parties to this Sublease, and inasmuch as the
         Premises constitute a portion of a public Airport, it is agreed that
         the parties hereto shall not be required to repair, replace, rebuild or
         construct any building or portion of any building so long as the
         obligated party is prevented from so doing by action of the United
         States government or any agency or department thereof.

                 ARTICLE IX - RESERVATION OF AVIGATION EASEMENT

9.1      EASEMENT

         There is hereby reserved to Authority for the use and benefit of
         aircraft using the Airport a right of flight for the passage of
         aircraft in the airspace above the uppermost surface of the Premises,
         together with the right to cause such noise as may be inherent in the
         operation of any aircraft now known or hereafter used for navigation of
         or flight in said airspace, or landing at, or taking off from, or
         operating on the Airport.

9.2      STRUCTURES; ELEVATION LIMIT

         Tenant, by accepting this Sublease, expressly agrees for itself, its
         successors and assigns that it will not erect nor permit the erection
         of any structure or object, nor permit the growth of any tree on the
         Premises above the mean sea level elevation of 2460 feet. In the event
         the aforesaid covenants are breached, Authority reserves the right to
         enter upon the Premises and to remove the offending structure or object
         and cut the offending tree, all of which shall be at the expense of
         Tenant.

9.3      PURPOSES

         Tenant, by accepting this Sublease agrees for itself, its successors
         and assigns that it will not make use of the Premises in any manner
         which might interfere with the landing and taking off of aircraft from
         the Airport or otherwise constitute a hazard. In the event the
         aforesaid covenant is breached, Authority reserves the right to enter
         upon the Premises and cause the abatement of such interference at the
         expense of Tenant.

                                       15
<PAGE>   20

                       ARTICLE X - ASSIGNMENT AND SUBLEASE

10.1     CONSENT OF AUTHORITY

         Tenant shall not sublease the Premises or any portion thereof, or
         assign or sell this Sublease or any interest therein without first
         obtaining written consent from Authority which consent shall not be
         unreasonably withheld. For this purpose, any change in ownership or
         control of Tenant shall be considered an assignment of rights
         hereunder. Tenant shall furnish the Authority with a copy of any
         sublease or assignment entered into with respect to this Sublease or
         the Premises or any portion thereof.

10.2     CONTINUING RESPONSIBILITY OF TENANT

         If it is a complete assignment or sublease of the entire Premises it
         shall be in writing and provide that the subtenant or assignee assumes
         and agrees to perform all of the terms, covenants and agreements which
         Tenant has agreed to perform under this Sublease, and that Tenant's
         subtenant or assignee shall become jointly and severally liable with
         Tenant, or any successor in interest of Tenant, for the performance of
         the terms and covenants of this Sublease. A sublease for less than the
         entire Premises shall be in writing and shall recite that it is subject
         and subordinate to all the terms and provisions of this Sublease.
         Neither the execution of such sublease or assignment, the Authority's
         consent to the same, nor the acceptance of rent by Authority from
         Tenant's subtenant or assignee shall release or in any manner affect
         Tenant's liability to Authority hereunder.

10.3     SUBJECT TO THIS SUBLEASE

         Any sublease between Tenant and a subtenant shall be in writing and
         shall provide that said sublease is subject to all the provisions of
         this Sublease.

                       ARTICLE XI - DEFAULTS AND REMEDIES

11.1     DEFAULT BY TENANT

         Tenant shall be in default under this Sublease upon the occurrence of
         any of the following "Events of Default":

                  A.       Tenant shall fail to pay when due any installment of
                           rent payable pursuant to this Sublease and such
                           failure shall continue unremedied for a period of ten
                           (10) days; provided that Tenant shall not be entitled
                           to the benefit of more than one (1) grace period of
                           ten (10) days under this paragraph A(1) within any
                           calendar year.

                  B        Tenant or any of Tenant's agents, employees, guests,
                           invitees, or subtenants, shall use Premises for any
                           unlawful or illegal purpose or for any purpose other
                           than those permitted under Section 4.1.

                                       16
<PAGE>   21

                  C.       Tenant shall fail to observe or perform any other
                           covenant, agreement or obligation hereunder and such
                           failure shall not be remedied within thirty (30) days
                           (or such additional time as is reasonably required in
                           the opinion of Authority to correct any such failure,
                           if Tenant has instituted corrective action and is
                           diligently pursuing the same) after Authority shall
                           have given Tenant written notice specifying which
                           covenant, agreement or obligation Tenant has failed
                           to observe or perform; provided that Tenant shall not
                           be entitled to the benefit of more than two (2) grace
                           periods of thirty (30) days (or more if permitted)
                           under this paragraph within any calendar year.

                  D.       There is commenced by or against Tenant any case
                           under the Bankruptcy Code (Title 11 of the United
                           States Code) or any other bankruptcy, arrangement,
                           reorganization, receivership, custodianship or
                           similar proceeding under any federal, state or
                           foreign law, and with respect to any such case or
                           proceeding that is involuntary, such case or
                           proceeding is not dismissed with prejudice within
                           sixty (60) days of such filing.

                  E.       Tenant makes a general assignment for the benefit of
                           creditors or applies for, consents to, or acquiesces
                           in the appointment of a trustee, receiver, or other
                           custodian for Tenant or the property of Tenant or any
                           part thereof, or in the absence of such application,
                           consent, or acquiescence, a trustee, receiver or
                           other custodian is appointed for Tenant or the
                           property of Tenant or any part thereof, and such
                           appointment is not discharged within sixty (60) days

                  F.       Any action is commenced against Tenant to foreclose
                           any lien or mortgage or other rights of Tenant in or
                           to the Premises.

                  Tenant abandons, deserts or vacates the Premises for seven (7)
                  consecutive days or more.

11.2     REMEDIES OF AUTHORITY

         If Tenant shall be in default hereunder as set forth above, the
         Authority may exercise any of the following remedies.

         A.       TERMINATION

                  Authority may, at its election, give Tenant written notice of
                  its intention to terminate this Sublease on a date which shall
                  not be earlier than ten (10) days after such notice is given.
                  If all defaults have not been cured on or before the date
                  specified in the notice, Tenant's rights to possession of the
                  Premises shall cease, and with or without re-entry by
                  Authority, this Sublease and the term hereof shall terminate,
                  and Authority may then re-enter and take possession of the
                  Premises as provided below with respect to reentry without
                  termination. Any such

                                       17
<PAGE>   22

                  termination must be express, and neither notice to pay rent or
                  to deliver up possession of the Premises given pursuant to
                  law, nor any proceeding instituted by Authority, nor the
                  failure by Tenant for any period of time to pay any of the
                  rent herein reserved, shall of itself operate to terminate
                  this Sublease.

                  (i) Damages. Notwithstanding the termination of this Sublease
                      or any re-entry by Authority upon such termination, Tenant
                      shall continue to be liable for and Authority shall be
                      entitled to recover as damages:

                           (a)      the sum of all rent that is due and owing as
                                    of the date of termination and all other
                                    sums then owing by Tenant hereunder;

                           (b)      all rent that would otherwise continue to
                                    accrue during the remaining term hereof or,
                                    at the election of Authority, the discounted
                                    present value of the sum of all rentals
                                    remaining to be paid for the remaining term
                                    of this Sublease, calculated by the
                                    Authority in its reasonable discretion; and

                           (c)      the reasonable costs incurred by Authority
                                    in re-letting the Premises and the
                                    reasonable costs to Authority necessary to
                                    place the Premises in condition for
                                    re-letting.

                  (ii) Credit. Any rent, income, receipts, profits or other
                       monies received or derived by Authority from any
                       re-letting or other use of the Premises after the
                       termination of this Sublease shall, so long as Tenant
                       shall continue to be liable for the payment of rent
                       hereunder, be credited against such rent as received and
                       collected.

         B.       REENTRY WITHOUT TERMINATION

                  As an alternative remedy, Authority may, without terminating
                  this Sublease, and after giving Tenant ten (10) days written
                  notice, re-enter the Premises and take possession thereof
                  pursuant to any legal proceedings or notice required by law,
                  in which event Tenant shall remain liable for the payment of
                  all rent and the performance of all conditions contained in
                  this Sublease.

                  (i)      Reentry. Upon any such re-entry of the Premises by
                           Authority, Authority may expel Tenant and those
                           claiming through or under Tenant and remove their
                           property and effects (forcibly, if necessary) without
                           being guilty in any manner of trespass and without
                           any liability therefor and without prejudice to any
                           remedies of Authority in the event of default by
                           Tenant, and without liability for any interruption of
                           the conduct of the affairs of Tenant or those
                           claiming through or under Tenant which may result
                           from such entry. Tenant hereby irrevocably appoints
                           Authority as the agent and attorney-in-fact of Tenant
                           to remove all of Tenant's property whatsoever
                           situated upon the

                                       18
<PAGE>   23

                           Premises and to place such property in storage in any
                           warehouse or other suitable place in Tucson, Arizona,
                           for the account of and at the expense of Tenant and
                           Tenant hereby exempts and agrees to save harmless
                           Authority from any costs, loss or damage whatsoever
                           arising or occasioned by any such removal and storage
                           of such property by Authority or its duly authorized
                           agents in accordance with the provisions herein
                           contained. Nothing in this provision shall restrict
                           the right of the Tenant to utilize any and all
                           personal property as collateral for funding and make
                           such property subject to a Uniform Commercial Code
                           filing. Nothing in this Lease shall be construed to
                           give the Landlord a superior right to that of a
                           lender using such personal property of the Tenant as
                           collateral with rights superior to that of the
                           Landlord.

                  (ii)     Reletting. After such re-entry, Authority shall use
                           reasonable diligence to re-let the Premises, or any
                           part or parts thereof, for such period or periods and
                           upon such term or terms and at such reasonable rental
                           or rentals and upon such other conditions as
                           Authority may deem advisable, with the right to make
                           alterations and repairs to the Premises. Tenant
                           hereby irrevocably appoints Authority as the agent
                           and attorney-in-fact of Tenant to enter upon and
                           re-let the Premises and to incur any necessary
                           expenses in doing so, all to be reimbursed by Tenant.
                           Tenant agrees that no acts of Authority in effecting
                           such re-letting shall constitute a termination of
                           this Sublease, irrespective of the period for which
                           such re-letting is made or the terms and conditions
                           of such re-letting or otherwise.

                  (iii)    Credit. Tenant shall receive a credit against such
                           rental in the amount of the proceeds, if any, of such
                           re-letting. Tenant's obligations, in addition to
                           rent, for which it shall remain liable include, but
                           shall not be limited to, all repossession costs,
                           brokerage commissions, legal expenses, attorneys'
                           fees, expenses of employees, removal costs,
                           alteration costs and expenses of preparation for
                           re-letting, and any other amounts expended pursuant
                           to action taken under this paragraph.

11.3     REMEDIES CUMULATIVE

         All rights, options and remedies of Authority contained in this
         Sublease shall be construed and held to be cumulative, and no one of
         them shall be exclusive of the other, and Authority shall have the
         right to pursue any one or all of such remedies or any other remedy or
         relief which may be provided by law, whether or not stated in this
         Sublease (including but not limited to any right of "self help" or
         similar remedy in order to minimize any damages, expenses, penalties
         and related fees or costs).

11.4     NO WAIVER

         No waiver of any Event of Default of Tenant hereunder shall be implied
         from any acceptance by Authority of any rent or other payments due
         hereunder or any omission by Authority to take any action on account of
         such default if such default persists or is repeated, and no express
         waiver shall affect an Event of Default in a manner other than as
         specified in said waiver. The consent or approval by Authority to or of
         any act by Tenant requiring Authority's consent or approval shall not
         be deemed to waive or render unnecessary Authority's consent or
         approval to or of any subsequent similar acts by Tenant.

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<PAGE>   24

11.5     NOTICE

         Any default notice tendered to Tenant hereunder shall be deemed to be
         sufficient if it is sent as provided in Section 14.8 and is reasonably
         calculated to put Tenant on inquiry as to the nature and extent of such
         default.

11.6     INTEREST

         All amounts due the Authority hereunder shall accumulate interest at a
         rate of 12% per annum or the maximum amount allowed by law, whichever
         is less.

                       ARTICLE XII - TERMINATION BY TENANT

12.1     TERMINATION EVENTS

         Tenant may terminate this Sublease at any time upon thirty (30) days
         written notice to Authority upon or after the happening or continuation
         of any of the following events:

                  A.       The inability of Tenant to use, for a period of
                           thirty (30) consecutive days, any portion of the
                           rights, licenses, services or privileges of Tenant
                           hereunder because of any law, rule, regulation or
                           other action or failure to act on the part of any
                           United States governmental authority having
                           jurisdiction thereof.

                  B.       The default by Authority in the performance of any
                           covenant or agreement herein required to be performed
                           by Authority and the failure of Authority to remedy
                           such default for a period of thirty (30) days after
                           receipt of written request or demand from Tenant to
                           remedy the same.

                  C.       The assumption by the United States government or any
                           authorized agency thereof of the operation or control
                           of the Airport or any part thereof, in such manner as
                           to substantially restrict Tenant for a period of at
                           least thirty (30) consecutive days from conducting
                           any of its operation on the Premises.

12.2     CURE

         If any of the foregoing reasons for termination by Tenant cease to
         exist prior to a termination, then the right to terminate for such
         reason shall cease.

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<PAGE>   25

12.3     NO WAIVER

         No waiver by Tenant of Authority's default of any of its obligations
         hereunder shall be construed to be or act as a waiver by Tenant of any
         subsequent default by Authority.

          ARTICLE XIII - SURRENDER OF POSSESSION, CONDITION OF PREMISES

13.1     SURRENDER

         Upon the expiration or earlier termination of this Sublease or any
         extensions thereof Tenant shall forthwith surrender the Premises to
         Authority.

13.2     GOOD CONDITION

         The Premises shall be returned to Authority in as good condition as at
         the time of occupancy by Tenant, except as otherwise provided in this
         Sublease, ordinary wear and tear excepted.

13.3     REMOVAL OF PROPERTY

         Tenant, and Tenant's subtenants, may remove any and all personal
         property, including portable buildings, signs, trade fixtures,
         machinery and equipment from the Premises prior to expiration of this
         Sublease; provided, however, that Tenant shall repair any damage caused
         by such removal. Title to any property remaining in the Premises after
         expiration or termination of this Sublease shall vest in Authority and
         Authority shall have the right and option to remove the same, restore
         the Premises and recover from Tenant the costs and expenses of doing
         so.

                           ARTICLE XIV - MISCELLANEOUS

14.1     NOTIFICATION OF CHANGES

         Tenant shall promptly notify Authority of any change in Tenant's name
         or address or a change in ownership.

14.2     SUCCESSORS AND ASSIGNS BOUND

         All the terms, covenants and conditions of this Sublease shall extend
         to and bind the successors and assigns of the respective parties
         hereto.

14.3     ARTICLE HEADINGS

         The article headings contained herein are for convenience and reference
         and are not intended to define or limit the scope of any provisions of
         this Sublease.

                                       21
<PAGE>   26

14.4     SEVERABILITY

         If any term or condition of this Sublease shall be deemed to be invalid
         or unenforceable, all other terms and conditions shall remain in full
         force and effect.

14.5     APPLICABLE LAW

         The terms and conditions of this sublease shall be interpreted in
         accordance with the laws of the State of Arizona.

14.6     CONSTRUCTION OF SUBLEASE

         Authority and Tenant agree that each party and its counsel have
         reviewed and revised this Sublease and that any rule of construction to
         the effect that ambiguities are to be resolved against the drafting
         party shall not apply in the interpretation of this Sublease. No remedy
         or election given by any provisions of this Sublease shall be deemed
         exclusive unless so indicated, but each shall, whenever possible, be
         cumulative with all other remedies in law or equity. Each provision
         hereof shall be deemed both a covenant and a condition and shall run
         with the land for the duration of the leasehold term or any extensions
         thereof. Whenever the content of any provision shall require it, the
         singular number shall be held to include the plural number and vice
         versa. The form of this Sublease contemplates that Tenant will be an
         entity and not one or more natural persons. If Tenant is one or more
         natural persons, then all pronouns referring to Tenant shall be deemed
         to be appropriately changed to fit those circumstances.

14.7     COSTS AND ATTORNEYS' FEES

         A.       AUTHORITY'S REVIEW

                  Tenant shall pay the expenses (including reasonable attorneys'
                  fees and the fees of other consultants) incurred by Authority
                  in reviewing any of the documents (including subleases, plans
                  and specifications of any improvements to be constructed by
                  Tenant, and documents created pursuant to Section ) for which
                  Authority's approval is required by the terms hereof.

         B.       ENFORCEMENT OF RIGHTS

                  The non-prevailing party shall promptly pay to the prevailing
                  party, upon demand, all costs and other expenses paid or
                  incurred by the prevailing party (including, without
                  limitation, reasonable attorney's fees) in enforcing or
                  exercising its rights or remedies created by, connected with
                  or provided for in this Sublease, whether or not any action or
                  proceeding is brought (including, without limitation, all such
                  costs, expenses and fees incurred in connection with any
                  bankruptcy, receivership, or other court proceedings [whether
                  at the trial or the appellate level]).

                                       22
<PAGE>   27

14.8     NOTICES

         A.       TO AUTHORITY

                  Notices to Authority in connection with this Sublease shall be
                  sufficiently served if physically delivered or sent by
                  certified mail, postage prepaid, addressed to Authority at the
                  address shown for it on the cover page of this Lease, with a
                  coy to Property Manager.

         B.       TO TENANT

                  Notices to Tenant in connection with this Sublease shall be
                  sufficiently served if physically delivered or sent by regular
                  mail, postage prepaid, addressed to Tenant at the address
                  shown for it above, provided that notice of utility
                  interference shall be sufficiently served if Authority gives
                  said notice to the current supervisor of Tenant's operations
                  on the Premises.

         C.       TIMING

                  Service of any notice or demand by physical delivery shall be
                  deemed complete upon the date of delivery. Service of any
                  notice or demand by certified mail shall be deemed complete at
                  the expiration of three (3) days after the date of the
                  certified mailing if mailed within the continental United
                  States.

         D.       CHANGE IN ADDRESS

                  Each party may change its address to such other addresses as
                  such party may designate to the other in writing from time to
                  time.

14.9     AUTHORITY TO EXECUTE

         Each party represents and warrants to the other that it has the right
and authority to enter into this Sublease.

                                       23
<PAGE>   28

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

                                        TUCSON AIRPORT AUTHORITY, INC.,
                                             an Arizona nonprofit corporation

                                   By:
                                        -------------------------------------
                                   Its:
                                        -------------------------------------
                                        "AUTHORITY"

                                        AAS-COMPLETE CONTROLS, INC.
                                             an Arizona Corporation

                                   By:
                                        -------------------------------------
                                        Micah Chapman
                                        President
                                        "TENANT"

                                       24
<PAGE>   29

                                    EXHIBIT A

                              [DIAGRAM OF PREMISES]

<PAGE>   30

                                    EXHIBIT B

USE OF PREMISES

TENANT:             AMERICAN AIR CARRIERS SUPPORT - COMPLETE CONTROLS, INC.

USE OF PREMISES:    MAINTENANCE, REPAIR AND OVERHAUL FACILITY
                    SPECIALIZING IN FLIGHT CONTROL SURFACES -STORAGE OF
                    AIRPLANE PARTS

<PAGE>   31

                                    EXHIBIT C

                                  RENT SCHEDULE

                        YEAR             MONTHLY RENT

                        2000             $9,114.00
                        2001             $9,114.00
                        2002             $9,478.56
                        2003             $9,857.01
                        2004             $10,252.02
                        2005             $10,662.10
                        2006             $11,088.50
                        2007             $11,532.14
                        2008             $11,993.43
                        2009             $12,473.17<PAGE>   1
                                                                 EXHIBIT 10.5.13

LANDLORD:                               GRAN CENTRAL CORPORATION,
                                        a Florida corporation
                                        c/o Codina Real Estate Management, Inc.
                                        9955 N.W. 116 Way, Suite 10
                                        Medley, Florida 33178

TENANT:                                 AMERICAN AIRCARRIERS SUPPORT,
                                        INCORPORATED, A DELAWARE CORPORATION

DATE OF EXECUTION:                      8 APRIL 1999

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

                           LEASE-INDUSTRIAL COMMERCIAL

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

                                                           Revised form 2/5/1999

<PAGE>   2

                                  LEASE SUMMARY

       The following is a summary of basic lease provisions with respect to the
Lease. It is an integral part of the Lease, and terms defined or dollar amounts
specified in this Summary shall have the meanings or amounts as stated, unless
expanded upon in the text of the Lease and its Exhibits, which are attached to
and made a part of this Summary.

<TABLE>
       <S>    <C>                              <C>
       1.     Date of Lease Execution:

       2.     "Landlord":                      Gran Central Corporation

       3.     Landlord's Address:              c/o Codina Real Estate Management, Inc.
                                               9955 N.W. 116 Way, Suite 10
                                               Medley, Florida 33178
                                               Attention:  Property Manager

       4.     "Tenant":                        AMERICAN AIRCARRIERS SUPPORT,
                                               INCORPORATED, A DELAWARE CORPORATION

       5.     Tenant's Address:                AMERICAN AIRCARRIERS SUPPORT, INCORPORATED
                                               P.O. BOX 7566
                                               CHARLOTTE, NC  28241
                                               587 GREENWAY INDUSTRIAL DRIVE
                                               FORT MILLS, SC  29725

              With a copy to:                  C/O GRAY, LAYTON, KERSH, SOLOMON,
                                               SIGMON, FURR & SMITH, P.A.
                                               516 SOUTH NEW HOPE ROAD
                                               GASTONIA, NC  28053-2636
                                               ATTN:  EMILY D. HARRISON, ESQ.

                                               IF TENANT IS NO LONGER AT THE
                                               ABOVE ADDRESS, THEN NOTICE MAY BE
                                               GIVEN TO TENANT OR AAS-AMJET,
                                               INC., A FLORIDA CORPORATION, AT
                                               THE PREMISES. SERVICE OF PROCESS
                                               MAY BE MADE ON TENANT BY SERVICE
                                               OF PROCESS UPON AAS-AMJET, INC.,
                                               A FLORIDA CORPORATION, AT THE
                                               PREMISES OR AS OTHERWISE
                                               PERMITTED BY LAW.
</TABLE>

                                       -i-

<PAGE>   3

<TABLE>
       <S>    <C>                              <C>
       6.     "Guarantor":                     None, so long as AMERICAN AIRCARRIERS
                                               SUPPORT, INCORPORATED remains the Tenant

       7.     Guarantor's Address:             N/A

       8.     Premises (section 1.1):          A PORTION OF BUILDING #23, BEACON
                                               STATION AT GRAN PARK, NW 100TH ST.
                                               AND 108TH AVE, MIAMI, FLORIDA, TO BE
                                               CONSTRUCTED, COMPRISING THE WESTERLY
                                               17 BAYS, APPROXIMATELY as shown on
                                               Exhibit "A"

       9.     Building No.:                    #23, Beacon Station at Gran Park

       10.    Gross Rentable Area of           Approximately 138,005 rentable square
              Premises (section 1.1):          feet

       11.    Gross Rentable Area of           Approximately 179,832 rentable square
              Building (section 1.1):          feet

       12.    Tenant's Proportionate
              Share (section 2.3):             77%

       13.    Permitted Use of
              Premises (section 3.1):          warehousing and distribution, and
                                               related business offices, AND JET AIRCRAFT
                                               ENGINE OVERHAUL (IN CONFORMITY WITH
                                               ALL GOVERNMENTAL AND REGULATORY AND
                                               INSURANCE REQUIREMENTS) OF AAS-
                                               AMJET, INC., A FLORIDA CORPORATION
                                               WHICH IS A WHOLLY OWNED SUBSIDIARY
                                               OF TENANT.

       14.    Term of Lease (section 1.1):     TEN (10) years AND THREE (3) MONTHS
                                               "Commencement Date":THE EARLIER OF
                                               (A) SEPTEMBER 1, 1999 OR (B) THE DATE
                                               OF THE ISSUANCE OF A CERTIFICATE OF
                                               COMPLETION FOR THE PREMISES
                                               "EXPIRATION DATE": THAT DATE WHICH IS
                                               TEN (10) YEARS AND THREE (3) MONTHS
                                               AFTER THE FIRST DAY OF THE FIRST FULL
                                               CALENDAR MONTH AFTER THE
                                               COMMENCEMENT DATE
</TABLE>

                                      -ii-

<PAGE>   4

<TABLE>
       <S>    <C>                              <C>
       15.    Option to Renew (Rider 1,        TWO (2) FIVE (5)-YEAR OPTIONS TO RENEW
              if applicable):                  AS DESCRIBED IN RIDER 1 TO THIS LEASE.

       16.    "Minimum Rent" (section 2.2):    the following rent, plus sales tax
</TABLE>

<TABLE>
<CAPTION>
LEASE YEAR (OR             ANNUAL MINIMUM           ANNUAL               MONTHLY PAYMENT
PORTION THEREOF)           RENT RATE PER            MINIMUM RENT         (PLUS SALES TAX)
                           SQUARE FOOT
-----------------------------------------------------------------------------------------
<S>                             <C>              <C>                     <C>
           1                    $6.10              $841,830.50           $70,152.54
           2                    $6.31              $870,811.55           $72,567.63
           3                    $6.53              $901,172.65           $75,097.72
           4                    $6.76              $932,913.80           $77,742.82
           5                    $7.00              $966,035.00           $80,502.92
           6                    $7.25            $1,000,536.25           $83,378.02
           7                    $7.50            $1,035,037.50           $86,253.13
           8                    $7.76            $1,070,918.80           $89,243.23
           9                    $8.03            $1,108,180.15           $92,348.35
          10                    $8.31            $1,146,821.55           $95,568.46
   11 (three months)            $8.60            $1,186,843.00           $98,903.58]
-----------------------------------------------------------------------------------------
</TABLE>

NOTWITHSTANDING ANYTHING TO THE CONTRARY IN THIS LEASE, PROVIDED THIS LEASE IS
THEN IN GOOD STANDING AND TENANT IS NOT IN DEFAULT, MINIMUM RENT FOR THE FIRST
FULL THREE (3) MONTHS OF THE LEASE TERM SHALL BE ABATED. THE FOREGOING SHALL NOT
ALTER TENANT'S OBLIGATION TO DELIVER ALL AGREED PREPAID RENT TO LANDLORD UPON
EXECUTION OF THIS LEASE, AND SUCH PREPAID RENT SHALL BE APPLIED TO THE FIRST
FULL MONTH OF THE LEASE TERM FOLLOWING THE THREE MONTHS FOR WHICH MINIMUM RENT
IS ABATED. IF TENANT SHALL BE IN MONETARY DEFAULT, OR MATERIAL NONMONETARY
DEFAULT, UNDER THIS LEASE, WHICH IS NOT CURED WITHIN APPLICABLE GRACE PERIODS,
IF ANY, THEN THIS MINIMUM RENT ABATEMENT SHALL BE CANCELED AND TENANT SHALL OWE
LANDLORD THE MINIMUM RENT WHICH THERETOFORE HAD BEEN ABATED AND NOT PAID BY
TENANT.

                                      -iii-

<PAGE>   5

<TABLE>
       <S>    <C>                              <C>
       17.    Prepaid Rent:                    $79,712.46 (includes sales tax) (due
                                               upon execution of Lease; to be applied
                                               to first full month Minimum Rent is due)

       18.    Security Deposit (section 2.6):  $148,451.63 (excludes sales tax)
                                               (due upon execution of Lease)

       19.    Cost Pass-Throughs
              (section 2.3):                   Operating Costs

       20.    Base Year (section 2.3):         2000

       21.    Comprehensive General
              Liability Insurance
              (section 6.1):                   $2,000,000.00

       22.    No. of Parking Spaces:           170 unassigned SPACES

       23.    Broker(s) (section 13.12):       Codina Realty Services, Inc.o ONCOR
                                               International, which represents
                                               Landlord, AND LINCOLN PROPERTY
                                               COMPANY, INC., WHICH REPRESENTS
                                               TENANT

       23.    SPECIAL PROVISIONS:              RIGHT OF FIRST REFUSAL:  PROVIDED THAT
                                               THIS LEASE IS THEN IN GOOD STANDING
                                               AND IN FULL FORCE AND EFFECT AND THAT
                                               TENANT IS NOT IN DEFAULT AND NO
                                               CONDITION EXISTS WHICH WITH NOTICE OR
                                               PASSAGE OF TIME WOULD CONSTITUTE A
                                               DEFAULT, TENANT SHALL HAVE A RIGHT OF
                                               FIRST REFUSAL FOR SPACE THAT BECOMES
                                               AVAILABLE IN THE BUILDING, WHICH IS
                                               THEN CONTIGUOUS TO THE PREMISES AS
                                               THEN CONFIGURED, WHICH RIGHT OF FIRST
                                               REFUSAL SHALL BE IN EFFECT UNTIL THREE
                                               (3) YEARS BEFORE THE TERMINATION DATE
                                               OF THIS LEASE, UPON THE FOLLOWING
                                               TERMS AND CONDITIONS. LANDLORD SHALL
                                               GIVE TENANT NOTICE OF SUCH SPACE,
                                               AND THE MARKET RENT THEREFOR, AFTER
                                               WHICH TENANT SHALL HAVE TEN (10) DAYS
</TABLE>

                                      -iv-

<PAGE>   6

<TABLE>
       <S>    <C>                              <C>
                                               IN WHICH TO REACH AGREEMENT AS TO
                                               THE LEASE TERMS (WHICH SHALL
                                               INCLUDE A TERMINATION DATE WHICH
                                               IS COTERMINOUS WITH THE
                                               TERMINATION DATE OF THIS LEASE,
                                               AS TO THE PREMISES ORIGINALLY
                                               LEASED); IF TENANT DOES NOT
                                               ACCEPT SUCH PREMISES AND EXECUTE
                                               A LEASE ON LANDLORD'S
                                               THEN-CURRENT FORM, OR AS A
                                               MODIFICATION OF THIS LEASE
                                               (WHICHEVER LANDLORD MAY
                                               DESIGNATE), WITHIN SUCH TIME
                                               FRAME, LANDLORD MAY CONTRACT WITH
                                               A THIRD PARTY FOR SUCH SPACE AND
                                               TENANT SHALL HAVE NO FURTHER
                                               RIGHTS IN REGARD TO THAT SPACE.
                                               LANDLORD MAY, HOWEVER, SHOW THE
                                               SPACE AND WORK WITH THIRD PARTIES
                                               AT ANY TIME, AS TO ANY SUCH
                                               SPACE, SO LONG AS LANDLORD GIVES
                                               TENANT THE OPPORTUNITY TO
                                               EXERCISE ITS RIGHT OF FIRST
                                               REFUSAL AS DESCRIBED IN THIS
                                               PARAGRAPH.]
</TABLE>

                                       -v-

<PAGE>   7

       THIS LEASE (the "Lease"), dated the 8th day of April, 1999, is made
AMERICAN AIRCARRIERS SUPPORT, INCORPORATED, A DELAWARE CORPORATION (the
"Tenant").

                                ARTICLE I. TERM.

       1.1 Grant; Term. In consideration of the performance by the Tenant of its
obligations under this Lease, the Landlord leases to the Tenant, and the Tenant
leases from the Landlord, for the Term, the "Premises," which Premises are shown
outlined on the floor plan attached hereto and made a part hereof as Exhibit
"A." The Premises are located in that certain building in Gran Park at Beacon
Centre (the "Building"), located in Miami-Dade County, Florida, as more
particularly described in Exhibit "B," attached hereto and made a part hereof.
The gross rentable area of the Premises and Building are approximately as shown
on the Lease Summary.

              The "Term" of the Lease is the period from the Commencement Date
as specified in the Lease Summary, through the Expiration Date, as specified in
the Lease Summary. If the Premises are ready for occupancy prior to the
Commencement Date, then Tenant shall take occupancy on such date and Tenant's
obligations to pay Minimum Rent and all other charges shall commence on such
date. If Landlord cannot deliver possession of the Premises to Tenant on the
Commencement Date, this Lease shall not be void or voidable, nor shall Landlord
be liable to Tenant for any loss or damage resulting therefrom, but in that
event, this Lease shall in all ways remain in full force and effect except that
Minimum Rent and other charges shall be waived for the period between the
Commencement Date and the time when Landlord can deliver possession; provided,
however, if delivery of possession is delayed more than ninety (90) days past
the scheduled Commencement Date, Tenant may terminate this Lease upon fifteen
(15) days' written notice to Landlord, whereupon both parties shall be relieved
of all further obligations hereunder. Notwithstanding the foregoing, if delivery
of possession is delayed due to any act or omission of Tenant, then the
Commencement Date shall be the date Landlord would have delivered possession,
but for Tenant's delay.

              The Landlord shall have no construction or improvement obligations
with respect to the Premises unless expressly set forth in a work letter
agreement, which, if executed by Landlord and Tenant, shall be incorporated as
an exhibit to this Lease. Upon the expiration of five (5) business days
following the Commencement Date, the Premises shall be conclusively deemed to be
accepted by Tenant unless Tenant shall have given Landlord written notice of any
contended defects in the Premises.

                                       -1-

<PAGE>   8

                                ARTICLE II. RENT.

       2.1 Covenant to Pay. The Tenant shall pay to Landlord all sums due
hereunder from time to time from the Commencement Date without prior demand,
together with all applicable Florida sales tax thereon; however, unless
otherwise provided in this Lease, payments other than Tenant's regular monthly
payments of Minimum Rent and Operating Costs shall be payable by Tenant to
Landlord within five (5) days following demand. All rent or other charges that
are required to be paid by Tenant to Landlord shall be payable at Landlord's
address indicated on the Lease Summary. Minimum Rent and Additional Rent for any
"Lease Year" consisting of less than twelve (12) months shall be prorated on a
per diem basis, based upon a period of 365 days. "Lease Year" means the twelve
(12) full calendar months commencing on the Commencement Date. However, the
final Lease Year may contain less than twelve (12) months due to expiration or
sooner termination of the Term. The Tenant agrees that its covenant to pay rent
and all other sums under this Lease is an independent covenant and that all such
amounts are payable without counterclaim, set-off, deduction, abatement, or
reduction whatsoever, except as expressly provided for in this Lease.

       2.2 Minimum Rent. Subject to any escalation which may be provided for in
this Lease, the Tenant shall pay Minimum Rent for the Term in the initial amount
specified in the Lease Summary, which, except for the first installment, shall
be payable throughout the Term in equal monthly installments in advance on the
first day of each calendar month of each year of the Term, such monthly
installments to be in the amounts (subject to escalation) specified in the Lease
Summary. The first monthly installment of Minimum Rent shall be due on the date
of this Lease. The Minimum Rent described above shall be adjusted at the
beginning of the second and each succeeding Lease Year during the Term of this
Lease as provided in the Lease Summary.

       2.3 Operating Costs. The Tenant shall pay to the Landlord the Tenant's
proportionate share of the amount by which the annual Operating Costs, as
hereinafter defined, for each calendar year exceed the Operating Costs incurred
during the Base Year specified in the Lease Summary. Such excess is referred to
for purposes of this Lease as the "Increased Operating Costs." Tenant's
obligation to pay its proportionate share of Increased Operating Costs shall
commence as of the beginning of the first full calendar year following the Base
Year. The amount of Increased Operating Costs payable to the Landlord may be
estimated by the Landlord for such period as the Landlord determines from time
to time (not to exceed twelve (12) months), and the Tenant agrees to pay to the
Landlord the amounts so estimated in equal installments, in advance, on the
first day of each month during such period. Notwithstanding the foregoing, when
bills for all or any portion of Increased Operating Costs so estimated are
actually received by Landlord, the Landlord may bill the Tenant for the Tenant's

                                       -2-

<PAGE>   9

proportionate share thereof, less any amount previously paid by Tenant to
Landlord on account of such item(s) by way of estimated Increased Operating
Costs payments.

              Within a reasonable period of time after the end of the Period for
which estimated payments have been made, the Landlord shall submit to the Tenant
a statement from the Landlord setting forth the actual amounts payable by the
Tenant based on actual costs. If the amount the Tenant has paid based on
estimates is less than the amount due based on actual costs, the Tenant shall
pay such deficiency within fifteen (15) days after submission of such statement.
If the amount paid by the Tenant is greater than the amount actually due, the
excess may be retained by the Landlord to be credited and applied by the
Landlord to the next due installments of the Tenant's proportionate share of
Increased Operating Costs, or as to the final Lease Year, provided Tenant is not
in default, Landlord will refund such excess to Tenant. The Tenant's
proportionate share of actual Increased Operating Costs for the final estimate
period of the Term of this Lease shall be due and payable even though it may not
be finally calculated until after the expiration of the Term. Accordingly,
Landlord shall have the right to continue to hold Tenant's security deposit
following expiration of the Term until Tenant's share of actual Increased
Operating Costs has been paid.

              For purposes of this Lease, Tenant's proportionate share shall be
a fraction, the numerator of which is the gross rentable area of the Premises,
and the denominator of which is the gross rentable area of the Building (which
is as set forth in the Lease Summary). Tenant's proportionate share is as set
forth in the Lease Summary. The term "Operating Costs" shall mean any amounts
paid or payable whether by the Landlord or by others on behalf of the Landlord,
arising out of Landlord's maintenance, operation, repair, replacement (if such
replacement increases operating efficiency) and administration of the Building
and Common Areas, including, without limitation: (i) the cost of all real
estate, personal property and other ad valorem taxes, and any other levies,
charges, local improvement rates, and assessments whatsoever assessed or charged
against the Building and Common Areas, the equipment and improvements therein
contained, and including any amounts assessed or charged in substitution for or
in lieu of any such taxes, excluding only income or capital gains taxes imposed
upon Landlord, and including all costs associated with the appeal of any
assessment on taxes; (ii) the cost of insurance which the Landlord is obligated
or permitted to obtain under this Lease and any deductible amount applicable to,
any claim made by the Landlord under such insurance; (iii) the cost of security,
(iv) the cost of landscaping, and (v) a reasonable management fee.

       2.4 Payment of Personal Property Taxes. Tenant shall pay, when due, all
taxes attributable to the personal property, trade fixtures, business,
occupancy, or sales of Tenant or any other occupant of the Premises and to the
use of the Building by Tenant or such other occupant.

                                      -3-
<PAGE>   10

       2.5 Rent Past Due. If any payment due from Tenant shall be overdue, a
late charge of five (5%) percent of the delinquent sum may be charged by
Landlord. If any payment due from Tenant shall remain overdue for more than
fifteen (15) days, an additional late charge in an amount equal to the lesser of
the highest rate permitted by law or one and one-half (1 1/2%) percent per month
(eighteen (18%) percent per annum) of the delinquent amount may be charged by
Landlord, such charge to be computed for the entire period for which the amount
is overdue and which shall be in addition to and not in lieu of the five (5%)
percent late charge or any other remedy available to Landlord.

       2.6 Security Deposit. The Landlord acknowledges receipt of a security
deposit in the amount specified on the Lease Summary to be held by the Landlord,
without any liability for interest thereon, as security for the performance by
the Tenant of all its obligations under this Lease. Landlord shall be entitled
to commingle the security deposit with Landlord's other funds. If Tenant
defaults in any of its obligations under this Lease, the Landlord may at its
option, but without prejudice to any other rights which the Landlord may have,
apply all or part of the security deposit to compensate the Landlord for any
loss, damage, or expense sustained by the Landlord as a result of such default.
If all or any part of the security deposit is so applied, the Tenant shall
restore the security deposit to its original amount on demand of the Landlord.
Subject to the provisions of section 2.3, within thirty (30) days following
termination of this Lease, if the Tenant is not then in default, any remaining
security deposit will be returned by the Landlord to the Tenant.

       2.7 [INTENTIONALLY DELETED]

                          ARTICLE III. USE OF PREMISES.

       3.1 Permitted Use. The Premises shall be used and occupied only for the
use specified in the Lease Summary. Tenant shall carry on its business on the
Premises in a reputable manner and shall not do, omit, permit, or suffer to be
done or exist upon the Premises anything which shall result in a nuisance,
hazard, or bring about a breach of any provision of this Lease or any applicable
municipal or other governmental law or regulation. Tenant shall observe all
reasonable rules and regulations established by Landlord from time to time for
the Building. The rules and regulations in effect as of the date hereof are
attached to and made a part of this Lease as Exhibit "C." The names for the
Building and the business park of which the Building is a part, which the
Landlord may from time to time adopt, and every name or mark adopted by the
Landlord in connection with the Building shall be used by the Tenant only in
association with the business carried on in the Premises during the Term and the
Tenant's use thereof shall be subject to such regulation as the Landlord may
from time to time impose.

                                      -4-
<PAGE>   11

       3.2 Compliance with Laws. The Premises shall be used and occupied in a
safe, careful, and proper manner so as not to contravene any present or future
governmental or quasi governmental laws, regulations, or orders, or the
requirements of the Landlord's or Tenant's insurers. If due to the Tenant's use
of the Premises, repairs, improvements, or alterations are necessary to comply
with any of the foregoing, the Tenant shall pay the entire cost thereof.

       3.3 Signs. Except with the prior written consent of the Landlord, the
Tenant shall not erect, install, display, inscribe, paint, or affix any signs,
lettering, or advertising medium upon or above any exterior portion of the
Premises. Any exterior signage shall be installed by Tenant at Tenant's expense,
and such signage shall comply with Landlord's sign criteria as adopted from time
to time. The design and specification of such signage (including camera-ready
artwork) shall be submitted for Landlord's prior written approval.

       3.4 Environmental Provisions. Tenant warrants and represents that it will
not use or employ Landlord's or the Building property, facilities, equipment or
services to handle, transport, treat or dispose of any hazardous waste or
hazardous or regulated substance ("Hazardous Materials"), except cleaning
supplies used in the ordinary course of business and in accordance with all
Legal Requirements, whether or not it shall have been generated or produced on
the Premises. Tenant further warrants and represents that any activity on or
relating to the Premises shall be conducted in full compliance with all
applicable Legal Requirements. "Legal Requirement(s)"is defined as any law,
statute, code, rule, regulation, ordinance, order, judgment, decree, writ,
injunction, franchise, permit, certificate, license, authorization,
registration, or other direction or requirement of any Legal Authority, which is
now or in the future applicable to the Premises or the Building, including those
not within the present contemplation of the parties. "Legal Authority" is
defined as any domestic or foreign, federal, state, county, municipal, or other
government or governmental or quasi-governmental department, commission, board,
bureau, court, agency, or instrumentality having jurisdiction or authority over
Landlord, Tenant, or all or any part of the Building.

If Tenant's activities at the Premises or Tenant's use of the Premises (a)
results in a release of Hazardous Materials which is not in compliance with
Legal Requirements; (b) gives rise to liability or a claim or requires a
response under common law or any Legal Requirement; (c) causes a significant
public health effect; or (d) creates a nuisance, then Tenant, in any and all
such occurrences and at its sole cost and expense, shall: (i) immediately notify
Landlord verbally and in writing of any such release, which notice shall
identify the Hazardous Materials involved and the emergency procedures taken or
to be taken; and (ii) promptly take all appropriate action in response to such
situation, in compliance with all applicable Legal requirements, provided that
Tenant shall first obtain Landlord's approval of the remediation plan to be
undertaken.

                                      -5-
<PAGE>   12

Tenant shall give written notice to Landlord immediately of any production,
generation, handling, storage, treatment, transportation, disposal, release or
removal of any Hazardous Materials from or on the Premises whether or not
permitted by this Lease. Such requirement for notification of Landlord shall not
constitute Landlord's consent for such activities to be conducted on the
Premises.

Tenant agrees to defend, indemnify and hold harmless Landlord against any and
all claims, costs, expenses, damages, liability and the like, which Landlord may
hereafter be liable for, suffer, incur or pay under any applicable laws and
resulting from, related to, or arising out of any breach of the warranties and
representations contained in this Section 3.4, or out of any act, activity or
violation of any applicable laws or regulations on the part of Tenant, its
agents, employees or assigns. Tenant's liability under this Section 3.4 shall
survive the expiration or any termination of this Lease.

Tenant shall pay when due any judgments or claims for damages, penalties or
otherwise against Landlord, and shall assume the burden and expense of defending
all suits, and defending or otherwise participating in all administrative
proceedings and the resolutions of any description with all persons or Legal
Authorities resulting from, related to, or arising out of the matters
indemnified against. If Landlord retains counsel for advice or other
representation (i) with respect to this provision of the Lease, (ii) in any
litigation, contest, dispute, suit or proceeding (whether instituted by
Landlord, Tenant or any other party) in any way relating to this provision of
the Lease or the indemnities described herein, or (iii) to enforce Tenant's
obligations hereunder, then all of the reasonable attorneys' (including
paralegals') fees arising from such services and all related expenses and court
costs (including bankruptcy, appellate and collection matters) shall be payable
on demand by Tenant to Landlord.

The representations, warranties and indemnities of Tenant contained in this
section shall survive the termination of the Lease.

                          ARTICLE IV. ACCESS AND ENTRY.

       4.1 Right of Examination. The Landlord shall be entitled at all
reasonable times and upon reasonable notice (but no notice is required in
emergencies) to enter the Premises to examine them; to make such repairs,
alterations, or improvements thereto as the Landlord considers necessary or
reasonably desirable; to have access to underfloor facilities and access panels
to mechanical shafts and to check, calibrate, adjust, and balance controls and
other parts of the heating, air conditioning, ventilating, and climate control
systems. The Landlord reserves to itself the right to install, maintain, use,
and repair pipes, ducts, conduits, vents, wires, and other installations leading
in, through, over, or under the Premises and for this purpose, the Landlord may
take all material into and upon the Premises which is required therefor. The
Tenant shall not unduly obstruct any pipes, conduits, or mechanical or other
electrical

                                      -6-
<PAGE>   13

equipment so as to prevent reasonable access thereto. The Landlord reserves the
right to use all exterior walls and roof area. The Landlord shall exercise its
rights under this section, to the extent possible in the circumstances, in such
manner so as to minimize interference with the Tenant's use and enjoyment of the
Premises.

       4.2 Right to Show Premises. The Landlord and its agents have the right to
enter the Premises at all reasonable times and upon reasonable notice to show
them to prospective purchasers, lenders, or anyone having a prospective interest
in the Building, and, during the last six months of the Term (or the last six
(6) months of any renewal term if this Lease is renewed), to show them to
prospective tenants.

                ARTICLE V. MAINTENANCE, REPAIRS, AND ALTERATIONS.

       5.1 Maintenance and Repairs by Landlord. The Landlord covenants to keep
the following in good repair as a prudent owner: (i) the structure of the
Building including exterior walls and roofs; and (ii) the entrances, sidewalks,
corridors, parking areas and other facilities from time to time comprising the
Common Areas. The cost of such maintenance and repairs shall be included in
Operating Costs. So long as the Landlord is acting in good faith, the Landlord
shall not be responsible for any damages caused to the Tenant by reason of
failure of any equipment or facilities serving the Building or delays in the
performance of any work for which the Landlord is responsible pursuant to this
Lease. Notwithstanding any other provisions of this Lease, if any part of the
Building is damaged or destroyed or requires repair, replacement, or alteration
as a result of the act or omission of the Tenant, its employees, agents,
invitees, licensees, or contractors, Landlord shall have the right to perform
same and the cost of such repairs, replacement, or alterations shall be paid by
the Tenant to the Landlord upon demand. In addition, if, in an emergency, it
shall become necessary to make promptly any repairs or replacements required to
be made by Tenant, Landlord may re-enter the Premises and proceed forthwith to
have the repairs or replacements made and pay the costs thereof. Upon demand,
Tenant shall reimburse Landlord for the cost of making the repairs.

       5.2 Maintenance and Repairs by Tenant. The Tenant shall, at its sole
cost, repair and maintain the Premises including, but not limited to, base
building mechanical and electrical systems, all to a standard consistent with a
first class building, with the exception only of those repairs which are the
obligation of the Landlord pursuant to this Lease. Without limiting the
generality of the foregoing, Tenant is specifically required to maintain and
make repairs to (i) the portion of any pipes, lines, ducts, wires, or conduits
contained within the Premises; (ii) windows, plate glass, doors, and any
fixtures or appurtenances composed of glass; (iii) Tenant's sign; (iv) any
heating or air conditioning equipment serving the Premises ("HVAC") (which shall
include, without limitation, a preventive maintenance HVAC service contract,
which service contract shall be entered into between Tenant and one of
Landlord's approved HVAC

                                      -7-
<PAGE>   14

contractors[; such service contract shall include, without limitation,
preventive HVAC maintenance no less than quarterly); (v) the Premises or the
Building when repairs to the same are necessitated by any act or omission of
Tenant, or the failure of Tenant to perform its obligations under this Lease.
NOTWITHSTANDING ANYTHING TO THE CONTRARY IN THIS LEASE, LANDLORD WILL BE
RESPONSIBLE FOR THE REPLACEMENT OF THE HVAC AIR HANDLER AND COMPRESSOR WHICH
SERVICE THE OFFICE SPACE (AND NOT THE WAREHOUSE SPACE) IN THE PREMISES, PROVIDED
TENANT SHALL HAVE MAINTAINED THE SERVICE CONTRACT, HAD ALL ROUTINE MAINTENANCE
CHECKS PROVIDED FOR UNDER THE CONTRACT, AND REPAIRED THE EQUIPMENT AS NEEDED,
AND PROVIDED THE REPLACEMENT IS NOT REQUIRED BECAUSE OF TENANT'S GROSS
NEGLIGENCE OR WILLFUL MALFEASANCE. All repair and maintenance performed by the
Tenant in the Premises shall be performed by contractors or workmen designated
or approved by the Landlord. At the expiration or earlier termination of the
Term, the Tenant shall surrender the Premises to the Landlord in as good
condition and repair as the Tenant is required to maintain the Premises
throughout the Term. Tenant shall also furnish, maintain, and replace all
electric light bulbs, tubes, and tube casings located within or serving the
Premises and Tenant's signage, all at Tenant's sole cost and expense. Landlord
will assign to Tenant the benefit of any manufacturer's warranties with respect
to the mechanical, electrical, and plumbing systems.

       5.3 Approval of Tenant's Alterations. No alterations (including, without
limitation, repairs, replacements, additions, or modifications to the Premises
by Tenant), other than minor or cosmetic alterations which are interior and
nonstructural, shall be made to the Premises without the Landlord's written
approval, which, as to exterior or structural alterations may be withheld in
Landlord's sole discretion. Any alterations by Tenant shall be performed at the
sole cost of the Tenant, by contractors and workmen approved by the Landlord, in
a good and workmanlike manner, and in accordance with all applicable laws and
regulations.

       5.4 Removal of Improvements and Fixtures. All leasehold improvements
(other than unattached, movable trade fixtures which can be removed without
damage to the Premises) shall at the expiration or earlier termination of this
Lease become the Landlord's property. The Tenant may, during the Term, in the
usual course of its business, remove its trade fixtures, provided that the
Tenant is not in default under this Lease; and the Tenant shall, at the
expiration or earlier termination of the Term, at its sole cost, remove such of
the leasehold improvements (except for improvements installed by Landlord prior
to the Commencement Date) and trade fixtures in the Premises as the Landlord
shall require to be removed and restore the Premises to the condition existing
prior to such removal. The Tenant shall at its own expense repair any damage
caused to the Building by such removal. If the Tenant does not remove its trade
fixtures at the expiration or earlier termination of the Term, the trade
fixtures shall, at the option of the Landlord, become the property of the
Landlord and may be removed

                                      -8-
<PAGE>   15

from the Premises and sold or disposed of by the Landlord in such manner as it
deems advisable without any accounting to Tenant.

       5.5 Liens. The Tenant shall promptly pay for all materials supplied and
work done in respect of the Premises so as to ensure that no lien is recorded
against any portion of the Building or against the Landlord's or Tenant's
interest therein. If a lien is so recorded, the Tenant shall discharge it
promptly by payment or bonding. If any such lien against the Building or
Landlord's interest therein is recorded and not discharged by Tenant as above
required within fifteen (15) days following recording, the Landlord shall have
the right to remove such lien by bonding or payment and the cost thereof shall
be paid immediately from Tenant to Landlord. Landlord and Tenant expressly agree
and acknowledge that no interest of Landlord in the Premises or the Building
shall be subject to any lien for improvements made by Tenant in or for the
Premises, and the Landlord shall not be liable for any lien for any improvements
made by Tenant, such liability being expressly prohibited by the terms of this
Lease. In accordance with applicable law's of the State of Florida, Landlord has
filed in the Public Records of Miami-Dade County, Florida, a public notice
containing a true and correct copy of this paragraph, and Tenant hereby agrees
to inform all contractors and materialmen performing work in or for or supplying
materials to the Premises of the existence of said notice.

       5.6 Utilities. The Tenant shall pay to the Landlord, or as the Landlord
directs, all gas, electricity, water, and other utility charges applicable to
the Premises as separately metered or, if not so metered, as part of Tenant's
proportionate share of Increased Operating Costs. The Tenant shall pay the cost
of janitorial, garbage removal, and trash removal services for the Premises and
the cost of heating, ventilating, and air conditioning the Premises.

                      ARTICLE VI. INSURANCE AND INDEMNITY.

       6.1 Tenant's Insurance. The Tenant shall, throughout the Term (and any
other period when Tenant is in possession of the Premises), maintain at its sole
cost the following insurance:

              (A) All risks property insurance, naming the Tenant and the
Landlord as insured parties, containing a waiver of subrogation rights which the
Tenant's insurers may have against the Landlord and against those for whom the
Landlord is in law responsible including, without limitation, its directors,
officers, agents, and employees, and (except with respect to the Tenant's
chattels) incorporating a standard New York mortgagee endorsement (without
contribution). Such insurance shall insure property of every kind owned by the
Tenant in an amount not less than the full replacement cost thereof (new), with
such cost to be adjusted no less than annually.

                                      -9-
<PAGE>   16

              (B) Comprehensive general liability insurance. Such policy shall
contain inclusive limits per occurrence of not less than the amount specified in
the Lease Summary; provide for cross liability; and include the Landlord and any
mortgagee of Landlord as additional insureds.

              (C) Worker's compensation and employer's liability insurance in
compliance with applicable legal requirements.

              (D) Any other form of insurance which the Tenant or the Landlord,
acting reasonably, requires from time to time in form, in amounts, and for risks
against which a prudent tenant would insure.

       All Policies referred to above shall: (i) be taken out with insurers
licensed to do business in Florida and reasonably acceptable to the Landlord;
(ii) be in a form reasonably satisfactory to the Landlord; (iii) be
non-contributing with, and shall apply only as primary and not as excess to any
other insurance available to the Landlord or any mortgagee of Landlord; (iv)
contain an undertaking by the insurers to notify the Landlord by certified mail
not less than thirty (30) days prior to any material change, cancellation, or
termination, and (v) with respect to subsection (A), contain replacement cost,
demolition cost, and increased cost of construction endorsements. Certificates
of insurance on the Landlord's standard form or, if required by a mortgagee,
copies of such insurance policies certified by an authorized officer of Tenant's
insurer as being complete and current, shall be delivered to the Landlord
promptly upon request. If a) the Tenant fails to take out or to keep in force
any insurance referred to in this section 6.1, or should any such insurance not
be approved by either the Landlord or any mortgagee, and b) the Tenant does not
commence and continue to diligently cure such default within forty-eight (48)
hours after written notice by the Landlord to the Tenant specifying the nature
of such default, then the Landlord has the right, without assuming any
obligation in connection therewith, to effect such insurance at the sole cost of
the Tenant and all outlays by the Landlord shall be paid by the Tenant to the
Landlord without prejudice to any other rights or remedies of the Landlord under
this Lease. The Tenant shall not keep or use in the Premises any article which
may be prohibited by any fire or casualty insurance policy in force from time to
time covering the Premises or the Building.

       6.2 Loss or Damage. The Landlord shall not be liable for any death or
injury arising from or out of any occurrence in, upon, at, or relating to the
Building or damage to property of the Tenant or of others located on the
Premises or elsewhere in the Building, nor shall it be responsible for any loss
of or damage to any property of the Tenant or others from any cause, unless such
death, injury, loss, or damage results from the gross negligence or willful
misconduct of the Landlord. Without limiting the generality of the foregoing,
the Landlord shall , not be liable for any injury or damage to persons or
property resulting from fire, explosion, falling plaster, falling ceiling tile,

                                      -10-
<PAGE>   17

falling fixtures, steam, gas, electricity, water, rain, flood, or leaks from any
part of the Premises or from the pipes, sprinklers, appliances, plumbing works,
roof, windows, or subsurface of any floor or ceiling of the Building or from the
street or any other place or by dampness, or by any other cause whatsoever. The
Tenant agrees to indemnify the Landlord and hold it harmless from and against
any and all loss (including loss of Minimum Rent and additional rent payable in
respect to the Premises), claims, actions, damages, liability, and expense of
any kind whatsoever (including attorneys' fees and costs at all tribunal
levels), unless caused by the gross negligence or willful misconduct of Landlord
or its agents, arising from any occurrence in, upon, or at the Premises, or the
occupancy, use, or improvement by the Tenant or its agents or invitees of the
Premises or any part thereof, or occasioned wholly or in part by any act or
omission of the Tenant its agents, employees, and invitees or by anyone
permitted to be on the Premises by the Tenant.

       6.3 Landlord's Insurance. The Landlord shall throughout the Term carry:
(i) "all risk insurance on the Building and the machinery and equipment
contained therein or servicing the Building and owned by the Landlord (excluding
any property with respect to which the Tenant and other tenants are obliged to
insure pursuant to section 6.1 or similar sections of their respective leases);
(ii) public liability and property damage insurance with respect to the
Landlord's operations in the Building; and (iii) such other forms of insurance
as the Landlord or its mortgagee reasonably considers advisable. Such insurance
shall be in such reasonable amounts and with such reasonable deductibles as
would be carried by a prudent owner of a similar building, having regard to
size, age, and location.

                      ARTICLE VII. DAMAGE AND DESTRUCTION.

       7.1 Damage to Premises. If the Premises are partially destroyed due to
fire or other casualty, the Landlord shall diligently repair the Premises, to
the extent of its obligations under section 5.1, and Minimum Rent shall abate
proportionately to the portion of the Premises, if any, rendered untenantable
from the date of destruction or damage until the Landlord's repairs have been
substantially completed. If the Premises are totally destroyed due to fire or
other casualty, the Landlord shall diligently repair the Premises to the extent
only of its obligations pursuant to section 5.1, and Minimum Rent shall abate
entirely from the date of destruction or damage to such date which is the
earlier of (i) the date tenantable, or (ii) thirty (30) days after Landlord's
repairs have been substantially completed. Upon being notified by the Landlord
that the Landlord's repairs have been substantially completed, the Tenant shall
diligently perform all other work required to fully restore the Premises for use
in the Tenant's business, in every case at the Tenant's cost and without any
contribution to such cost by the Landlord, whether or not the Landlord has at
any time made any contribution to the cost of supply, installation, or
construction of leasehold improvements in the Premises. Tenant agrees that
during any period of reconstruction or repair of the Premises, it will continue
the

                                      -11-
<PAGE>   18

operation of its business within the Premises to the extent practicable. If all
or any part of the Premises shall be damaged by fire or other casualty and the
fire or other casualty is caused by the fault or neglect of Tenant or Tenant's
agents, guest, or invitees, rent and all other charges shall not abate.

       7.2 Termination for Damage. Notwithstanding section 7.1, if damage or
destruction which has occurred to the Premises or the Building is such that in
the reasonable opinion of the Landlord such reconstruction or repair cannot be
completed within one hundred twenty (120) days of the happening of the damage or
destruction, the Landlord may, at its option, terminate this Lease on notice to
the Tenant given within thirty (30) days after such damage or destruction and
the Tenant shall immediately deliver vacant possession of the Premises in
accordance with the terms of this Lease.

               ARTICLE VIII. ASSIGNMENT, SUBLEASES, AND TRANSFERS.

       8.1 Transfer by Tenant. The Tenant shall not enter into, consent to, or
permit a "Transfer" as hereinafter defined, without the prior written consent of
the Landlord in each instance, which consent shall not be unreasonably withheld.
For purposes of this Lease, "Transfer" means an assignment of this Lease in
whole or in part; a sublease of all or any part of the Premises; any transaction
whereby the rights of the Tenant under this Lease or to the Premises are
transferred to another; any mortgage or encumbrance of this Lease or the
Premises or any part thereof or other arrangement under which either this Lease
or the Premises become security for any indebtedness or other obligations; and
if Tenant is a corporation or a partnership, the transfer of a controlling
interest in the stock of the corporation or partnership interests, as
applicable. If there is a permitted Transfer, the Landlord may collect rent or
other payments from the transferee and apply the net amount collected to the
rent or other payments required to be paid pursuant to this Lease but no
acceptance by the Landlord of any payments by a transferee shall be deemed a
waiver of any provisions hereof regarding Tenant. Notwithstanding any Transfer,
the Tenant shall not be released from any of its obligations under this Lease.
The Landlord's consent to any Transfer shall be subject to the further condition
that if the Minimum Rent and additional rent pursuant to such Transfer exceeds
the Minimum Rent and additional rent payable under this Lease, the amount of
such excess shall be paid to the Landlord. If, pursuant to a permitted Transfer,
the Tenant receives from the transferee, either directly or indirectly, any
consideration other than Minimum Rent and additional rent for such Transfer,
either in the form of cash, goods, or services, the Tenant shall, upon receipt
thereof, pay to the Landlord an amount equivalent to such consideration.

       8.2 Assignment by Landlord. The Landlord shall have the unrestricted
right to sell, lease, convey, or otherwise dispose of the Building or any part
thereof and this Lease or any interest of the Landlord in this Lease. To the
extent that the purchaser

                                      -12-
<PAGE>   19

or assignee from the Landlord assumes the obligations of the Landlord under this
Lease, the Landlord shall thereupon and without further agreement be released of
all further liability under this Lease. If the Landlord sells its interest in
the Premises, it shall deliver the security deposit to the purchaser and the
Landlord will thereupon be released from any further liability with respect to
the security deposit or its return to the Tenant and the purchaser shall become
directly responsible to Tenant.

                              ARTICLE IX. DEFAULT.

       9.1 Defaults. A default by Tenant shall be deemed to have occurred
hereunder, if and whenever: (i) any Minimum Rent or Tenant's proportionate share
of Increased Operating Costs is not paid when due whether or not any notice or
demand for payment has been made by the Landlord; (ii) any other additional rent
is in arrears and is not paid within five (5) days after written demand by the
Landlord; (iii) the Tenant has breached any of its obligations in this Lease
(other than the payment of rent) and the Tenant fails to remedy such breach
within fifteen (15) days (or such shorter period as may be provided in this
Lease), or if such breach cannot reasonably be remedied within fifteen (15) days
(or such shorter period), then if the Tenant fails to immediately commence to
remedy and thereafter proceed diligently to remedy such breach, in each case
after notice in writing from the Landlord; (iv) the Tenant becomes bankrupt or
insolvent; (v) any of the Landlord's policies of insurance with respect to the
Building are canceled or adversely changed as a result of Tenant's use or
occupancy of the Premises; (vi) the business operated by Tenant in the Premises
shall be closed by governmental or court order for any reason; or (vii) there is
a violation of the Environmental Provisions of Section 3.4.

       9.2 Remedies. In the event of any default hereunder by Tenant, then
without prejudice to any other rights which it has pursuant to this Lease or at
law or in equity, the Landlord shall have the following rights and remedies,
which are cumulative and not alternative:

              (A) Landlord may cancel this Lease by notice to the Tenant and
retake possession of the Premises for Landlord's account. Tenant shall then quit
and surrender the Premises to Landlord. Tenant's liability under all of the
provisions of this Lease shall continue notwithstanding any expiration and
surrender, or any re-entry, repossession, or disposition hereunder.

              (B) Landlord may enter the Premises as agent of the Tenant to take
possession of any property of the Tenant on the Premises, to store such property
at the expense and risk of the Tenant or to sell or otherwise dispose of such
property in such manner as the Landlord may see fit without notice to the
Tenant. Re-entry and removal may be effectuated by summary dispossess
proceedings, by any suitable action or

                                      -13-
<PAGE>   20

proceeding, or otherwise. Landlord shall not be liable in any way in connection
with its actions pursuant to this section, to the extent that its actions are in
accordance with law.

              (C) If this Lease is canceled under subsection (A) above, Tenant
shall remain liable (in addition to accrued liabilities) to the extent legally
permissible for all rent and all of the charges Tenant would have been required
to pay until the date this Lease would have expired had such cancellation not
occurred. Tenant's liability for rent shall continue notwithstanding re-entry or
repossession of the Premises by Landlord. In addition to the foregoing, Tenant
shall pay to Landlord such sums as the court which has jurisdiction thereover
may adjudge as reasonable attorneys' fees with respect to any successful lawsuit
or action instituted by Landlord to enforce the provisions of this Lease.

              (D) Landlord may relet all or any part of the Premises for all or
any part of the unexpired portion of the Term of this Lease or for any longer
period, and may accept any rent then attainable; grant any concessions of Rent,
and agree to paint or make any special repairs, alterations, and decorations for
any new Tenant as it may deem advisable in its sole and absolute discretion.
Landlord shall be under no obligation to relet or to attempt to relet the
Premises.

              (E) If this Lease is canceled in accordance with subsection (A)
above, and Landlord so elects, the rent hereunder shall be accelerated and
Tenant shall pay Landlord damages in the amount of any and all sums which would
have been due for the remainder of the Term.

              (F) Landlord may remedy or attempt to remedy any default of the
Tenant under this Lease for the account of the Tenant and to enter upon the
Premises for such purposes. No notice of the Landlord's intention to perform
such covenants need be given the Tenant unless expressly required by this Lease.
The Landlord shall not be liable to the Tenant for any loss or damage caused by
acts of the Landlord In remedying or attempting to remedy such default and the
Tenant shall pay to the Landlord all expenses incurred by the Landlord in
connection with remedying or attempting to remedy such default. Any expenses
incurred by Landlord shall accrue interest from the date of payment by Landlord
until repaid by Tenant at the highest rate permitted by law.

       9.3 Costs. The Tenant shall pay to the Landlord on demand all costs
incurred by the Landlord, including attorneys, fees and costs at all tribunal
levels, incurred by the Landlord in enforcing any of the obligations of the
Tenant under this Lease. In addition, upon any default by Tenant, Tenant shall
be also liable to Landlord for the expenses to which Landlord may be put in
re-entering the Premises; repossessing the Premises; painting, altering, or
dividing the Premises; combining the Premises with an adjacent space for any new
tenant; putting the Premises in proper repair; protecting and

                                      -14-
<PAGE>   21

preserving the Premises by placing watchmen and caretakers therein; reletting
the Premises (including attorneys' fees and disbursements, marshall's fees, and
brokerage fees, in so doing); and any other expenses reasonably incurred by
Landlord.

       9.4 Additional Remedies; Waiver. The rights and remedies of Landlord set
forth herein shall be in addition to any other right and remedy now and
hereinafter provided by law. All rights and remedies shall be cumulative and
non-exclusive of each other. No delay or omission by Landlord in exercising a
right or remedy shall exhaust or impair the same or constitute a waiver of, or
acquiescence to, a default.

       9.5 Default by Landlord. In the event of any default by Landlord,
Tenant's exclusive remedy shall be an action for damages, but prior to any such
action Tenant will give Landlord written notice specifying such default with
particularity, and Landlord shall have a period of thirty (30) days following
the date of such notice in which to commence the appropriate cure of such
default. Unless and until Landlord fails to commence and diligently pursue the
appropriate cure of such default after such notice or complete same within a
reasonable period of time, Tenant shall not have any remedy or cause of action
by reason thereof. Notwithstanding any provision of this Lease, Landlord shall
not at any time have any personal liability under this Lease. In the event of
any breach or default by Landlord of any term or provision of this Lease, Tenant
agrees to look solely to the equity or interest then-owned by Landlord in the
Building, and in no event shall any deficiency judgment be sought or obtained
against Landlord.

                 ARTICLE X. ESTOPPEL CERTIFICATE; SUBORDINATION.

       10.1 Estoppel Certificate. Within ten (10) days after written request by
the Landlord, the Tenant shall deliver in a form supplied by the Landlord, an
estoppel certificate to the Landlord as to the status of this Lease, including
whether this Lease is unmodified and in full force and effect (or, if there have
been modifications, that this Lease is in full force and effect as modified and
identifying the modification agreements); the amount of Minimum Rent and
additional rent then being paid and the dates to which same have been paid;
whether or not there is any existing or alleged default by either party with
respect to which a notice of default has been served, or any facts exist which,
with the passing of time or giving of notice, would constitute a default and, if
there is any such default or facts, specifying the nature and extent thereof;
and any other matters pertaining to this Lease as to which the Landlord shall
request such certificate. The Landlord, and any prospective purchaser, lender,
or ground lessor shall have the right to rely on such certificate.

       10.2 Subordination; Attornment. This Lease and all rights of the Tenant
shall be subject and subordinate to any and all mortgages, security agreements,
or like instruments resulting from any financing, refinancing, or collateral
financing (including renewals or extensions thereof), and to any and all ground
leases, made or arranged

                                      -15-
<PAGE>   22

by Landlord of its interests in all or any part of the Building), from time to
time in existence against the Building, whether now existing or hereafter
created; provided, however, that, so long as no default or event which, with the
passing of time or giving of notice would constitute a default, exists under
this Lease, any such lender or ground lessor shall not disturb Tenant's
possession of the Premises by joining Tenant as a defendant in a foreclosure or
eviction proceeding. Such subordination shall not require any further instrument
to evidence such subordination. However, on request, the Tenant shall further
evidence its agreement to subordinate this Lease and its rights under this Lease
to any and all documents and to all advances made under such documents. The form
of such subordination shall be made as required by the Landlord, its lender, or
ground lessor. Tenant shall, if requested by such mortgagee, owner, or
purchaser, or by any person succeeding to the interest of such mortgagee, owner,
or purchaser, as the result of the enforcement of the remedies provided by law
or the applicable security instrument held by such mortgagee, owner, or
purchaser, automatically become the tenant of any such mortgagee, owner,
purchaser, or successor-in-interest, without any change in the terms or other
provisions of this Lease; provided, however, that said mortgagee, owner,
purchaser, or successor shall not be bound by (a) any payment of rent or
additional rent for more than one month in advance, or (b) any security deposit
or the like not actually received by such mortgagee, owner, or purchaser, or
successor, or (c) any amendment or modification in this Lease made without the
consent of such mortgagee, owner, purchaser, or successor, or (d) any
construction obligation, free rent, or other concession or monetary allowance,
or (e) any set-off, counterclaim, or the like otherwise available against
Landlord, or (f) any act or omission of any prior landlord (including Landlord).
Upon request by said mortgagee, owner, or purchaser, or successor, Tenant shall
execute and deliver an instrument or instruments confirming its attornment.

                  ARTICLE XI. CONTROL OF BUILDING BY LANDLORD.

       11.1 Use and Maintenance of Common Areas. The Tenant and those doing
business with Tenant for purposes associated with the Tenant's business on the
Premises, shall have a non-exclusive license to use the Common Areas for their
intended purposes during normal business hours in common with others entitled
thereto and subject to any rules and regulations imposed by the Landlord. The
Landlord shall keep the Common Areas in good repair and condition and shall
clean the Common Areas when necessary. Landlord shall not be liable for any
damage to automobiles of any nature whatsoever to, or any theft of, automobiles
or other vehicles or the contents thereof, while in or about the parking lots.
The Tenant acknowledges that its non-exclusive right to use any parking
facilities forming part of the Building may be subject to such rules and
regulations as reasonably imposed by the Landlord from time to time. The Tenant
acknowledges that all Common Areas shall at all times be under the exclusive
control and management of the Landlord. For purposes of this Lease, "Common
Areas" shall mean those areas, facilities, utilities, improvements, equipment,

                                      -16-
<PAGE>   23

and installations of the Building which serve or are for the benefit of the
tenants of more than one component of the Building and which are not designated
or intended by the Landlord to be leased, from time to time, or which are
provided or designated from time to time by the Landlord for the benefit or use
of all tenants in the Building, their employees, customers, and invitees, in
common with others entitled to the use or benefit of same.

       11.2 Alteration by Landlord. The Landlord may (i) alter, add to, subtract
from, construct improvements on, re-arrange, and construct additional facilities
in, adjoining, or proximate to the Building; (ii) relocate the facilities and
improvements in or comprising the Building or erected on the land; (iii) do such
things on or in the Building as required to comply with any laws, by-laws,
regulations, orders, or directives affecting the land or any part of the
Building; and (iv) do such other things on or in the Building as the Landlord,
in the use of good business judgment determines to be advisable, provided that
notwithstanding anything contained in this section 11.2, access to the Premises
shall be available at all times. The Landlord shall not be in breach of its
covenants for quiet enjoyment or liable for any loss, costs, or damages, whether
direct or indirect, incurred by the Tenant due to any of the foregoing.

       11.3 Covenants, Conditions and Restrictions. Tenant hereby acknowledges
and agrees that the Building of which the Premises is a part, and Tenant's
occupancy thereof, is subject to certain declarations and agreements (the
"Declaration"), which Declaration has been recorded among the Public Records of
Miami-Dade County, Florida. Copies of the Declaration are located at Landlord's
management office and may be reviewed by Tenant during Landlord's normal
business hours. Tenant hereby acknowledges the existence of such Declaration and
agrees to be bound by the terms thereof (and any amendments or modifications
thereto). Tenant hereby agrees to reimburse Landlord, within five (5) days after
demand therefor, for the proportionate share of Common Expenses attributable to
the Premises, as described in the Declaration.

       11.4 Tenant Relocation. Landlord shall have the right, at any time upon
sixty (60) days written notice to Tenant, to relocate Tenant into other space
within the Building comparable to the Premises. Upon such relocation, such new
space shall be deemed the Premises and the prior space originally demised shall
in all respects be released from the effect of this Lease. If the Landlord
elects to relocate Tenant as above described, (i) the new space shall contain
approximately the same as, or greater usable area than the original space, (ii)
the Landlord shall improve the new space, at Landlord's sole cost, to at least
the standards of the original space (iii) the Landlord shall pay the reasonable
costs of moving Tenant's trade fixtures and furnishings from the original space
to the new space, (iv) as total compensation for all other costs, expenses, and
damages which Tenant may suffer in connection with the relocation, including but
not limited to, lost profit or business interruption, no Minimum Rent or

                                      -17-
<PAGE>   24

Operating Costs shall be due or payable for the first full calendar month of
Tenant's occupancy of the new space, and Landlord shall not be liable for any
further indirect or special expenses of Tenant resulting from the relocation,
(v) Minimum Rent, Tenant's proportionate share of Operating Costs, and all other
charges hereunder shall be the same for the new space as for the original space,
notwithstanding that the new space may be larger than the original space, and
(vi) all other terms of this Lease shall apply to the new space as the Premises,
except as otherwise provided in this paragraph.

                           ARTICLE XII. CONDEMNATION.

       12.1 Total or Partial Taking. If the whole of the Premises, or such
portion thereof as will make the Premises unusable for the purposes leased
hereunder, shall be taken by any public authority under the power of eminent
domain or sold to public authority under threat or in lieu of such taking, the
Term shall cease as of the day possession or title shall be taken by such public
authority, whichever is earlier ("Taking Date"), whereupon the rent and all
other charges shall be paid up to the Taking Date with a proportionate refund by
Landlord of any rent and all other charges paid for a period subsequent to the
Taking Date. If less than the whole of the Premises, or less than such portion
thereof as will make the Premises unusable for the purposes leased hereunder,
the Term shall cease only as to the part so taken as of the Taking Date, and
Tenant shall pay rent and other charges up to the Taking Date, with appropriate
credit by Landlord (toward the next installment of rent due from Tenant) of any
rent or charges paid for a period subsequent to the Taking Date. Minimum Rent
and other charges payable to Landlord shall be reduced in proportion to the
amount of the Premises taken.

       12.2 Taking For Temporary Use. If there is a taking of the Premises for
temporary use, this Lease shall continue in full force and effect, and Tenant
shall continue to comply with Tenant's obligations under this Lease, except to
the extent compliance shall be rendered impossible or impracticable by reason of
the taking. Minimum Rent and other charges payable to Landlord shall be reduced
in proportion to the amount of the Premises taken for the period of such
temporary use.

       12.3 Award. All compensation awarded or paid upon a total or partial
taking of the Premises or Building including the value of the leasehold estate
created hereby shall belong to and be the property of Landlord without any
participation by Tenant; Tenant shall have no claim to any such award based on
Tenant's leasehold Interest. However, nothing contained herein shall be
construed to preclude Tenant, at its cost, from independently prosecuting any
claim directly against the condemning authority in such condemnation proceeding
for damage to, or cost of removal of, stock, trade fixtures, furniture, and
other personal property belonging to Tenant; provided, however, that no such
claim shall diminish or otherwise adversely affect Landlord's award or the award
of any mortgagee.

                                      -18-
<PAGE>   25

                          ARTICLE XIII.  GENERAL PROVISIONS.

       13.1 Delay. Except as expressly provided in this Lease, whenever the
Landlord or Tenant is delayed in the fulfillment of any obligation under this
Lease, other than the payment of rent or other charges, by an unavoidable
occurrence which is not the fault of the party delayed in performing such
obligation, then the time for fulfillment of such obligation shall be extended
during the period in which such circumstances operate to delay the fulfillment
of such obligation.

       13.2 Holding Over. If the Tenant remains in possession of the Premises
after the end of the Term without having executed and delivered a new lease or
an agreement extending the Term, there shall be no tacit renewal, of this Lease
or the Term, and the Tenant shall be deemed to be occupying the Premises as a
Tenant from month to month at a monthly Minimum Rent payable in advance on the
first day of each month equal to twice the monthly amount of Minimum Rent
payable during the last month of the Term, and otherwise upon the same terms as
are set forth in this Lease, so far as they are applicable to a monthly tenancy.

       13.3 Waiver, Partial Invalidity. If either the Landlord or Tenant excuses
or condones any default by the other of any obligation under this Lease, this
shall not be a waiver of such obligation in respect of any continuing or
subsequent default and no such waiver shall be implied. All of the provisions of
this Lease are to be construed as covenants even though not expressed as such.
If any such provision is held or rendered illegal or unenforceable it shall be
considered separate and severable from this Lease and the remaining provisions
of this Lease shall remain in force and bind the parties as though the illegal
or unenforceable provision had never been included in this Lease.

       13.4 Recording. Neither the Tenant nor anyone claiming under the Tenant
shall record this Lease or any memorandum hereof in any public records without
the prior written consent of the Landlord.

       13.5 Notices. Any notice, consent, or other instrument required or
permitted to be given under this Lease shall be in writing and shall be
delivered in person, or sent by certified mail, return receipt requested, or
overnight express mail courier, postage prepaid, addressed (i) if to Landlord,
at the address set forth on the Lease Summary; and (ii) if to the Tenant, at the
Premises (AS REFLECTED IN THE LEASE SUMMARY) or, prior to Tenant's occupancy of
the Premises, at the address set forth on the Lease Summary. Any such notice or
other instruments shall be deemed to have been given and received on the day
upon which personal delivery is made or, if mailed, then forty-eight (48) hours
following the date of mailing. Either party may give notice to the other of any
change of address and after the giving of such notice, the address therein
specified is deemed to be the address of such party for the giving of notices.
If postal service is

                                      -19-
<PAGE>   26

interrupted or substantially delayed, all notices or other instruments shall be
delivered in person or by overnight express mail courier.

       13.6 Successors; Joint and Several Liability. The rights and liabilities
created by this Lease extend to and bind the successors and assigns of the
Landlord and the heirs, executors, administrators, and permitted successors and
assigns of the Tenant. No rights, however, shall inure to the benefit of any
transferee unless such Transfer complies with the provisions of Article VIII. If
there is at any time more than one Tenant or more than one person constituting
the Tenant, their covenants shall be considered to be joint and several and
shall apply to each and every one of them.

       13.7 Captions and Section Numbers. The captions, section numbers, article
numbers, and table of Contents appearing in this Lease are inserted only as a
matter of convenience and in no way affect the substance of this Lease.

       13.8 Extended Meanings. The words "hereof," "hereto," "hereunder," and
similar expressions used in this Lease relate to the whole of this Lease and not
only to the provisions in which such expressions appear. This Lease shall be
read with all changes in number and gender as may be appropriate or required by
the context. Any reference to the Tenant includes, when the context allows, the
employees, agents, invitees, and licensees of the Tenant and all others over
whom the Tenant might reasonably be expected to exercise control. This Lease has
been fully reviewed and negotiated by each party and their counsel and shall not
be more strictly construed against either party.

       13.9 Entire Agreement; Governing Law; Time. This Lease and the Exhibits
and Riders, if any, attached hereto are incorporated herein and set forth the
entire agreement between the Landlord and Tenant concerning the Premises and
there are no other agreements or understandings between them. This Lease and its
Exhibits and Riders may not be modified except by agreement in writing executed
by the Landlord and Tenant. This Lease shall be construed in accordance with and
governed by the laws of the State of Florida. Time is of the essence of this
Lease.

       13.10 No Partnership. Nothing in this Lease creates any relationship
between the parties other than that of lessor and lessee and nothing in this
Lease constitutes the Landlord a partner of the Tenant or a joint venturer or
member of a common enterprise with the Tenant.

       13.11 Quiet Enjoyment. If the Tenant pays rent and other charges and
fully observes and performs all of its obligations under this Lease, the Tenant
shall be entitled to peaceful and quiet enjoyment of the Premises for the Term
without interruption or interference by the Landlord or any person claiming
through the Landlord.

                                      -20-
<PAGE>   27

       13.12 Brokerage. Landlord and Tenant each represent and warrant one to
the other that except as set forth in the Lease summary, neither of them has
employed any broker in connection with the negotiations of the terms of this
Lease or the execution thereof. Landlord and Tenant hereby agree to indemnify
and to hold each other harmless against any loss, expense, or liability with
respect to any claims for commissions or brokerage fees arising from or out of
any breach of the foregoing representation and warranty. Landlord recognizes the
broker(s) specified in the Lease Summary as the sole broker(s) with whom
Landlord has dealt in this transaction and agrees to pay any commissions
determined to be due said broker(s). Tenant acknowledges that Codina Realty
Services, Inc.o Oncor International represents solely the Landlord with respect
to this Lease.

       13.13 Consent. Whenever Tenant requests the consent of Landlord, to an
assignment, a sublease, construction, or otherwise, Tenant shall pay all of
Landlord's fees and costs associated with such consent and the transaction for
which consent is requested, including but not limited to attorneys' fees and
costs, courier and overnight mail charges, credit review, architect's or
engineer's review, and similar fees and costs. Consent by Landlord to one
transaction shall not be deemed consent to future transactions of the same type.

       13.14 TRIAL BY JURY. LANDLORD AND TENANT EACH HEREBY WAIVES ITS RIGHT TO
A JURY TRIAL OF ANY ISSUE OR CONTROVERSY ARISING UNDER THIS LEASE.

       EXECUTED as of the day and year first above written.

WITNESSES:                                  LANDLORD:

                                            GRAN CENTRAL CORPORATION,
                                            a Florida corporation

                                            By: THE ST. JOE COMPANY, a
                                                Florida corporation, its agent

/s/ Susan C. McMillan                           By:/s/ G. John Carey
------------------------------                     -----------------------------
Print Name:Susan C. McMillan                    Print Name: G. John Carey
           -------------------                              --------------------
                                                            Vice President

/s/ Kimberly D. Popvich                         [corporate seals]
------------------------------
Print Name:Kimberly D. Popvich
           -------------------

                                         -21-

<PAGE>   28

                                               TENANT:

                                               AMERICAN AIRCARRIERS SUPPORT,
                                               INCORPORATED, A DELAWARE
                                               CORPORATION

                                               By:/s/ Karl Brown
------------------------------                    ------------------------------
Print Name:                                    Print Name:Karl Brown
           -------------------                            ----------------------
                                               Title:   CEO
                                                     ---------------------------
                                                     [corporate seal]
------------------------------
Print Name:
           -------------------

<PAGE>   29

                                   EXHIBIT "A"

                             FLOOR PLAN OF PREMISES

<PAGE>   30

                                   EXHIBIT "B"

                     LEGAL DESCRIPTION OF BUILDING AND LAND

LOT 2, BLOCK 10 OF "GRAN PARK THIRD ADDITION" ACCORDING TO THE PLAT THEREOF AS
RECORDED IN PLAT BOOK 149, PAGE 9 OF THE PUBLIC RECORDS OF MIAMI-DADE
COUNTY, FLORIDA.

<PAGE>   31

                                   EXHIBIT "C"

                              RULES AND REGULATIONS

       1. Security. The Landlord may from time to time adopt appropriate systems
and procedures for the security or safety of the Building, any persons
occupying, using, or entering the same, or any equipment, furnishings, or
contents thereof, and the Tenant shall comply with the Landlord's reasonable
requirements relative thereto.

       2. Return of Keys. At the end of the Term, the Tenant shall promptly
return to the Landlord all keys for the Building and Premises which are in the
possession of the Tenant. In the event any Tenant fails to return keys, Landlord
may retain $50.00 of Tenant's security deposit for locksmith work and
administration.

       3. Repair, Maintenance, Alterations, and Improvements. The Tenant shall
carry out Tenant's repair, maintenance, alterations, and improvements in the
Premises only during times agreed to in advance by the Landlord and in a manner
which will not interfere with the rights of other tenants in the Building.

       4. Water Fixtures. The Tenant shall not use water fixtures for any
purpose for which they are not intended, nor shall water be wasted by tampering
with such fixtures. Any cost or damage resulting from such misuse by the Tenant
shall be paid for by the Tenant.

       5. Personal Use of Premises. The Premises shall not be used or permitted
to be used for residential, lodging, or sleeping purposes or for the storage of
personal effects or property not required for business purposes.

       6. Heavy Articles. The Tenant shall not place in or move about the
Premises with Landlord's prior written consent any safe or other heavy article
which in the Landlord's reasonable opinion may damage the Building, and the
Landlord may designate the location of any such heavy articles in the Premises.

       7. Bicycles, Animals. The Tenant shall not bring any animals or birds
into the Building, and shall not permit bicycles or other vehicles inside or on
the sidewalks outside the Building except in areas designated from time to time
by the Landlord for such purposes.

       8. Deliveries. The Tenant shall ensure that deliveries of supplies,
fixtures, equipment, furnishings, wares, and merchandise to the Premises are
made through such entrances, elevators, and corridors and at such times as may
from time to time be designated by the Landlord, and shall promptly pay or cause
to be paid to the Landlord the cost of repairing any damage in the Building
caused by any person making improper deliveries.

<PAGE>   32

       9. Solicitations. The Landlord reserves the right to restrict or prohibit
canvassing, soliciting, or peddling in the Building.

       10. Food and Beverages. Only persons approved from time to time by the
Landlord may prepare, solicit orders for, sell, serve, or distribute foods or
beverages in the Building, or use the Common Areas for any such purpose. Except
with the Landlord's prior written consent and in accordance with arrangements
approved by the Landlord, the Tenant shall not permit on the Premises the use of
equipment for dispensing food or beverages or for the preparation, solicitation
of orders for, sale, serving, or distribution of food or beverages.

       11. Refuse. The Tenant shall place all refuse in proper receptacles
provided by the Tenant at its expense in the Premises or in receptacles (if any)
provided by the Landlord for the Building, and shall keep sidewalks and
driveways outside the Building, and lobbies, corridors, stairwells, ducts, and
shafts of the Building, free of all refuse.

       12. Obstructions. The Tenant shall not obstruct or place anything in or
on the sidewalks or driveways outside the Building or in the lobbies, corridors,
stairwells, or other Common Areas, or use such locations for any purpose except
access to and exit from the Premises without the Landlord's prior written
consent. The Landlord may remove at the Tenant's expense any such obstruction or
thing caused or placed by the Tenant (and unauthorized by the Landlord) without
notice or obligation to the Tenant.

       13. Proper Conduct. The Tenant shall not conduct itself in any manner
which is inconsistent with the character of the Building as a first quality
building or which will impair the comfort and convenience of other tenants in
the Building.

       14. Employees, Agents, and Invitees. In these Rules and Regulations,
"Tenant" includes the employees, agents, invitees, and licensees of the Tenant
and others permitted by the Tenant to use or occupy the Premises.

       15. Parking. If the Landlord designates tenant parking areas for the
Building, the Tenant shall park its vehicles and shall cause its employees and
agents to park their vehicles only in such designated parking areas. The Tenant
shall furnish the Landlord, upon request, with the current license numbers of
all vehicles owned or used by the Tenant or its employees or agents and the
Tenant thereafter shall notify the Landlord of any changes in such numbers
within five (5) days after the occurrence thereof. In the event of failure of
the Tenant or its employees or agents to park their vehicles in such designated
parking areas, the Tenant shall forthwith on demand pay to the Landlord the sum
of Twenty and No/100 ($20.00) Dollars per day per each car so parked. Landlord
may itself or through any agent designated for such purpose, make, administer,
and enforce additional rules and regulations regarding parking by tenants and by
their employees or agents, including, without limitation, rules and regulations
permitting the Landlord or such agent to move any vehicles improperly

                                       -2-

<PAGE>   33

parked to the designated tenant or employee parking areas. No disabled vehicle
shall be left in the parking areas of the Building for more than 24 hours.

                                       -3-

<PAGE>   34

                                   EXHIBIT "D"

                              WORK LETTER AGREEMENT

       THIS WORK LETTER AGREEMENT (the "Work Letter"), dated as of 8 April,
1999, is attached to and made part of that certain Lease by and between Gran
Central Corporation, a Florida corporation (the "Landlord"), and AMERICAN
AIRCARRIERS SUPPORT, INCORPORATED, A DELAWARE CORPORATION (the "Tenant"). The
terms, definitions, and other provisions of the Lease are hereby incorporated
into this Work Letter by reference as if set forth in full.

       IN CONSIDERATION OF the execution of the Lease and the mutual covenants
and conditions hereinafter set forth, Landlord and Tenant agree as follows:

       (a) Landlord, at its expense (subject to the provisions of paragraph (e),
below), will cause Substantial Completion, as hereinafter defined, of the tenant
improvements (the "Tenant Improvements") to the Premises, in accordance with
plans and specifications for the Premises to be prepared by Tenant's architect,
at Tenant's expense (except as otherwise expressly provided below). Tenant's
architect and engineer for purposes of the plans and specifications for the
Tenant Improvements are subject to the prior written approval of Landlord, which
will not be unreasonably withheld or delayed. If Tenant elects to retain
Landlord's architect and/or engineer, such architect and/or engineer shall
nonetheless be considered to be Tenant's agent(s) for purposes of this Work
Letter. Tenant agrees to furnish to Landlord within five (5) business days after
the date of the Lease, a detailed set of plans and specifications for the Tenant
Improvements, time being of the essence with respect to the delivery of the
plans and specifications (and any revisions thereto). The plans and
specifications shall be in a form sufficient to obtain a building permit from
Metropolitan Miami-Dade County, Florida. The plans and specifications shall be
subject to Landlord's review and approval. Landlord shall accept or notify
Tenant of its objections to the plans and specifications within five (5) days
after receipt thereof. If Landlord requires more than five (5) days to approve
the plans and specifications, Landlord shall not be deemed to be in default
hereunder or otherwise liable in damages to Tenant. Should Tenant fail to submit
the plans and specifications within the time period set forth above, or if
Tenant fails to make any modifications Landlord may require within five (5) days
of notice thereof, then each such event shall be deemed to be a Tenant's delay
as described below. Notwithstanding Landlord's review and approval of the plans
and specifications, Landlord assumes no responsibility whatsoever, and shall not
be liable, for the manufacturer's, architect's, or engineer's design or
performance of any structural, mechanical, electrical, or plumbing systems or
equipment of Tenant. Once Landlord approves the plans and specifications, Tenant
shall, at Tenant's expense, provide Landlord with three (3) sets of the plans
and specifications which shall be signed and dated by both parties, with two
sets retained by Landlord and one set retained by Tenant. Changes to the plans
and specifications shall be made only by written addendum signed by both
parties. Tenant, at Tenant's expense, shall provide additional sets of the plans
and specifications upon request by Landlord. "Substantial

<PAGE>   35

Completion" shall mean that a certificate of occupancy has been obtained for the
Premises and that the Tenant Improvements are sufficiently complete so as to
allow Tenant to occupy the Premises for the use and purposes intended without
unreasonable disturbance or interruption; provided that Landlord, its employees,
agents, and contractors, shall be allowed to enter upon the Premises at any
reasonable time(s) following Substantial Completion as necessary to complete any
unfinished details pursuant to a punchlist to be prepared by Tenant and
delivered to Landlord within thirty (30) days following the date of Substantial
Completion.

       (b) Within five (5) days following receipt of the final approved plans
and specifications for the Premises, Landlord shall have its contractor(s)
prepare an estimated budget (the "Construction Budget") of the cost of the
Tenant Improvements, and shall submit same to Tenant. The Construction Budget
shall be in reasonable detail and shall reflect a unit cost for all improvements
which is reasonable in amount, given the then current market conditions
pertinent to labor and material costs for such construction. The cost of the
Tenant Improvements, as set forth in the Construction Budget, shall also include
the cost of all utilities, air conditioning, and other services provided during
construction, plus a construction coordination fee equal to ten (10%) percent of
the cost of all non-Building-standard items reflected in the plans and
specifications, in order to reimburse Landlord for its time and expense involved
in the management and supervision of such non-standard items. The Construction
Budget shall be used as a basis for calculating Tenant's Costs, as hereinafter
defined, if any. Within five (5) days after receipt of the Construction Budget,
Tenant shall either approve the Construction Bid as submitted or provide
Landlord with modifications to the plans and specifications. If Tenant fails to
approve the Construction Budget or submit modifications to the plans and
specifications, for any reason whatsoever, within five (5) days, then either of
such events shall be deemed to be a delay caused by Tenant. If Tenant timely
submits modifications to the plans and specifications, Landlord shall, within
five (5) business days, review and approve the modified plans and specifications
(and provide a revised Construction Budget), or disapprove the modified plans
and specifications (and give Tenant its reasons for disapproval). If Tenant so
submits modified plans and specifications, then the time from such submission
until a Construction Budget is finally acknowledged and approved shall be deemed
to be a delay in Substantial Completion caused by Tenant. Following final
completion of the Tenant Improvements, Landlord shall provide Tenant with a
statement of actual costs thereof, including the cost of any approved change
orders. Landlord's general contractor shall be licensed and insured in the State
of Florida and Miami-Dade County.

       (c) Upon Substantial Completion of the Premises, Tenant, at its expense,
shall install its furniture, trade fixtures, and equipment so that Tenant can
occupy the Premises for the use and purposes intended, Tenant may begin to
install such items prior to Substantial Completion; provided, however, that no
such pre-Substantial Completion installation shall in any way delay or interfere
with Landlord's work pursuant to this Work Letter and Tenant shall arrange a
meeting to coordinate with Landlord prior to any such pre-Substantial Completion
installation. Any such pre-Substantial

                                       -2-

<PAGE>   36

Completion installation of furniture, fixtures, and equipment shall be at
Tenant's sole risk, and if at any time such entry shall cause disharmony,
impediment, or interference with Landlord's work, then Tenant's right to enter
the Premises prior to Substantial Completion may be withdrawn by Landlord upon
48 hours' notice to Tenant. Such access shall at all times be subject to the
Landlord's rules and regulations regarding such access, If the parties agree
that Tenant will undertake to construct or install -some portion of the Tenant
Improvements or retain its own subcontractors to perform any other work, Tenant
shall only use contractor(s), subcontractor(s), or material supplier(s) first
approved by Landlord ("Tenant's Contractors"). Tenant shall be responsible for
obtaining all necessary permits and approvals at Tenant's sole expense in
connection with the work performed by Tenant's Contractors. Tenant shall advise
Tenant's Contractors that no interest of Landlord in the Premises or Building
shall be subject to liens to secure payment of any amount due for work performed
or materials installed in the Premises and that Landlord has recorded a notice
to that effect in the Public Records of Miami-Dade County, Florida. Landlord
shall permit Tenant and Tenant's Contractors to enter the Premises to accomplish
any work as agreed, however, Tenant agrees to insure that Tenant's Contractors
do not impede Landlord's contractor(s) in performance of their respective tasks.
Landlord shall not be liable in any way for any injury, loss, damage, or delay
which may be caused by or arise from such entry by Tenant, its employees, or
Tenant's Contractors, and Tenant agrees to indemnify and hold harmless Landlord,
its agents, and employees from and against any and all costs, expenses, damage,
loss, or liability, including, but not limited to, reasonable attorneys' fees
and costs, which arise out of, is occasioned by, or is in any way attributable
to the work being performed by Tenant's Contractors. Prior to any work being
performed by any Tenant's Contractor, Tenant shall provide to Landlord
certificates of insurance evidencing that Tenant has the required comprehensive
general liability insurance required of Tenant under the Lease, as well as
certificates of insurance in forms and in amounts satisfactory to Landlord
evidencing that each Tenant's Contractor has in effect (and shall maintain at
all times during the course of the work hereunder) workers' compensation
insurance to cover full liability under workers' compensation laws of the State
of Florida with employers' liability coverage and comprehensive general
liability and builders risk insurance for the hazards of operations, independent
contractors, products and completed operations.

       (d) Tenant shall be responsible for any delay (including associated
costs) in Substantial Completion resulting from any of the following causes:

              (i) Tenant's failure to timely submit (or submit to Landlord any
proposed modifications or additions to) the plans and specifications, unless
such failure is due to causes beyond Tenant's control (except that delays by
Tenant's architect and/or engineer shall be deemed to be a delay caused by
Tenant); or

              (ii) Tenant's failure to pay any portion of Tenant's Costs, as
hereinafter defined, when due; or

                                       -3-

<PAGE>   37

              (iii) Tenant's specification of special materials or finishes, or
special installations, which special items cannot be delivered or completed
within Landlord's construction schedule (subject to Landlord's obligation to
give Tenant prior notice of same at the time of such specification); or

              (iv) any change in the plans and specifications caused by Tenant
once finally approved and accepted by Landlord, even though Landlord may approve
such change (Landlord agrees to estimate the delay to be caused by a change
order, provided Tenant expressly requests such estimate at the time it requests
a change order); or

              (v) any other delay in Substantial Completion directly
attributable to the negligent or willful acts or omissions of Tenant, its
employees, or agents.

       If any delay caused by Tenant results in or contributes to a delay in
Substantial Completion, then Substantial Completion shall be deemed to have
occurred as of the date Landlord would have otherwise achieved Substantial
Completion, but for Tenant's delay. Landlord will specify in writing to Tenant
the Tenant delay(s) which resulted in or contributed to a delay in Substantial
Completion.

       (e) Landlord's Building-standard specifications for the warehouse portion
and the office portion of the Premises are attached hereto and made a part
hereof as Exhibit "D-l." To the extent that the plans and specifications reflect
that the Tenant Improvements are comprised entirely of Landlord's
Building-standard methods and materials, then Landlord will be responsible to
reimburse Tenant for the fees and costs incurred with respect to preparation of
the plans and specifications. In addition, to the extent that the Tenant
Improvements to the Premises are comprised entirely of Landlord's
Building-standard methods and materials, then Landlord's contractors shall
construct the Tenant Improvements, at Landlord's expense. Any and all
non-Building- standard improvements to the Premises (including, without
limitation, the fees and costs incurred with respect to preparation of the plans
and specifications for the non-Building- standard improvements) will be at
Tenant's expense ("Tenant's Costs"). IN ADDITION, "TENANT'S COSTS' SHALL INCLUDE
ANY CONSTRUCTION COST FOR THE TENANT'S IMPROVEMENTS TO THE PREMISES WHICH
EXCEEDS $540,000.00. Tenant's Costs shall be paid to Landlord as follows:

              (i) Prior to commencement of construction of the Tenant
Improvements, Tenant shall pay Landlord an amount equal to fifty (50%) percent
of the Tenant's Costs, as such amount is then determined by reference to the
Construction Budget.

              (ii) When fifty (50%) of the Tenant Improvements are complete in
accordance with the plans and specifications (as verified in writing by
Landlord's architect), Tenant shall pay Landlord an amount equal to the
remaining unpaid balance

                                       -4-

<PAGE>   38

of Tenant's Costs, as such amount can then be reasonably determined by Landlord
based on available information.

              (iii) Within ten (10) days following Landlord's submittal to
Tenant of a final accounting of Tenant's Costs, Tenant shall pay Landlord the
then remaining balance of Tenant's Costs, or Landlord shall reimburse Tenant as
to any excess amounts previously paid, as the case may be.

       Tenant's Costs represent a reimbursement of monies expended by Landlord
on Tenant's behalf. Payment when due shall be a condition to Landlord's
continued performance under this Work Letter. Any delay in construction of the
Tenant Improvements or in Tenant taking occupancy of the Premises resulting from
Tenant's failure to make any Tenant's Costs payments when due shall be Tenant's
responsibility. Tenant's failure to pay any portion of Tenant's Costs when due
shall constitute a default under the Lease (subject to any applicable notice
requirements or grace periods), entitling Landlord to all of its remedies
thereunder.

       IN WITNESS WHEREOF, Landlord and Tenant have executed this Work Letter as
of the day and first year above written.

WITNESSES:                                 LANDLORD:

                                           GRAN CENTRAL CORPORATION,
                                           a Florida corporation

                                           By:  THE ST. JOE COMPANY, a
                                                Florida corporation, its agent

/s/ Susan C. McMillan                           By:/s/G. John Carey
------------------------                           -----------------------------
                                                Print Name:G. John Carey
                                                           ---------------------
/s/ Kimberly D. Popovich                                   Vice President
------------------------                        [corporate seals]

                                           TENANT:

                                           AMERICAN AIRCARRIERS SUPPORT,
                                           INCORPORATED, A DELAWARE
                                           CORPORATION]

                                           By:    /s./ Karl Brown
------------------------                           -----------------------------
                                           Print Name: Karl Brown
                                                       -------------------------
                                           Title:    CEO
------------------------                         -------------------------------
                                           [corporate seal]

                                       -5-

<PAGE>   39

                                  EXHIBIT "D-1"

                         BUILDING-STANDARD IMPROVEMENTS

GENERAL NOTES:

       1. Specifications are intended to denote quality only; the manufacturer
or provider of the items are at the sole discretion of Landlord.

       2. Any changes, additions, deletions, or substitutions shall be at the
sole expense of Tenant. No exchanges or credits are given for quantities
requested that are less than those provided by Landlord.

       3. Where ratios are given, the standard practice will be to round "up"
from 1/2 or greater, and round "down" for less than 1/2.

       4. All above Building-standard items purchased by the Tenant shall meet
minimum state and local codes.

       5. All finish selections (whether Building-standard or above) shall be
completed by Tenant prior to the commencement of construction.

WAREHOUSE AREA IMPROVEMENTS:

       1. DEMISING PARTITIONS: Those walls that separate the rentable space from
one tenant to another. These one (1) hour fire rated walls shall be installed
from floor to underside of roof deck and shall include 6"-18" gauge metal studs
12" o/c with 5/8" type "X" wall board, taped, spackled, and painted white. 1/2"
plywood will be applied at a height of 4' and painted white.

       2. CEILINGS: Exposed joists with shop coat of primer and roofdeck in
unpainted and unfinished condition.

       3. FLOOR: Existing finished and sealed concrete floor.

       4. WAREHOUSE LIGHTING FIXTURES: HID or equal light fixtures as required
by code, one (1) fixture per 1,350 warehouse square feet. Fixtures shall be hung
at roof joist height.

       5. ELECTRICAL OUTLETS: One (1) wall mounted duplex electrical outlet
shall be provided per single bay of warehouse area. The outlet shall be located
on the wall near the dock height doors, in each bay.

<PAGE>   40

       6. LIGHT SWITCHES: One (1) light switch, or minimum to comply with code,
shall be provided, located near the office area.

       7. TELEPHONE OUTLETS: One (1) telephone outlet shall be provided in
warehouse area, located near dock doors.

       8. EXIT LIGHTS: Lighted, wall mounted exit light signs per minimum code
requirements for standard exits. Exit lights for additional above-standard exits
shall be at Tenant's expense.

       9. VENTILATION: Building-standard exhaust fans with no less capacity than
two (2) changes per hour.

       10. PRIMARY ENTRANCE: A single primary entrance shall be provided per the
Building-standard for Premises location. The entrance shall consist of one (1)
storefront entrance, approximately 10' wide by 8' high, and shall include one
(1) 3' x 8' glass door and adjoining glazed side panels. One (1) overhead canopy
shall be provided. Signage shall be subject to Landlord's signage criteria.

       11. SECONDARY ENTRANCE/EXIT: One (1) painted metal rated door and frame
assembly will be installed in the warehouse area to comply with minimum code
requirements. Door shall have heavy duty satin finish stainless steel lockset
with single-sided deadbolt, standard "Exit" sign, and concrete stairs and
handrail to comply with code. Entrance will not be the primary handicap entrance
to the Premises, and will not require sidewalk or handicap ramp.

OFFICE SPACE IMPROVEMENTS:

       1. PARTITIONS:

       (a) Warehouse/Office Partitions: Those walls that separate the office
portion of the Premises from the warehouse. It is assumed that the office will
be located adjacent to one demising wall. Therefore, only two (2)
warehouse/office partitions shall be considered Building-standard. These walls
shall be 3 5/8" - 25 gauge metal studs 24" on center with 5/8" wall board on
each side, taped, spackled, and painted with two (2) coats (minimum) as required
to cover. The height of this wall shall be minimum as required by code.

       (b) Standard Partitions: Those walls located inside the office portion of
the Premises. It is assumed that 35% of the office is "open" space, or 12 lineal
feet of wall per 100 square feet of the office portion of the Premises. These
walls shall be 2 1/2" -24 gauge metal studs 24" on center with 5/8" wall board
on each side, taped, spackled,

                                       -2-

<PAGE>   41

and painted with two (2) coats (minimum) as required to cover. The height of the
walls shall extend to the ceiling grid.

       (c) Toilet walls: Those walls in the restroom areas and shall be 5/8"
water resistant wall board on standard partition studs, taped, spackled, and
painted.

       2. WALL FINISHES:

       (a) All walls shall be painted with two (2) coats flat finish latex paint
as required to cover. All walls shall be painted one (1) color, which color
shall be selected by Tenant from Building-standard color chart.

       (b) Toilet walls shall be painted with epoxy high gloss paint to comply
with building code. Color shall be standard white.

       (c) Vinyl base shall be standard 4" cove vinyl wall base. The base shall
be one (1) color, to be selected by Tenant from Building-standard.

       3. FLOOR COVERING:

       (a) General office areas shall be 12" x 12" vinyl composition tile (VCT)
or 26 oz. textured nylon loop carpet glued down to existing concrete floor slab
as selected by Tenant from Building-standard.

       (b) Storage, telephone, and lounge areas shall be VCT selected by Tenant
from Building-standard.

       (c) Toilet rooms shall be 12" x 12" VCT as selected by Tenant from
Building-standard. Should a janitorial room be added by Tenant, the floor
covering shall be the same as the toilet rooms.

       4. DOORS, FRAMES, AND HARDWARE:

       (a) Single swing 6'- 8" x 3'- 0", paint grade, pre-hung solid core wood
doors and wood frames shall be provided assuming 35% open office space, or
approximately 1 door per 300 square feet of office space. Finish will be two (2)
coats of stain, as selected by Tenant from Building-standard, one (1) coat
throughout.

       (b) One (1) 6' - 8" x 3' - 0", paint grade wood, pre-hung solid core door
with wood frame shall be provided from office to warehouse.

       (c) Hardware included shall be a satin finish stainless steel lever
passage set (not lockable), one pair of standard steel butt hinges, and a floor
mounted standard

                                       -3-

<PAGE>   42

steel door stop for every standard interior door. Locksets are not provided as a
standard.

       5. WINDOW COVERING:

       (a) White 2" PVC solid vertical blinds. Blinds shall be mounted in
exposed aluminum track and will be retractable.

       6. CEILINGS:

       (a) Entire office portion of the Premises shall be 2' x 4' x 5/8"
fissured flush lay-in acoustical ceiling tile such as Armstrong Minaboard
Designer Fissured #755B (or equal), to be installed in 1" white suspended
ceiling grid, 9'- 0" above finish floor.

       7. PLUMBING:

       (a) Sprinkler heads to be semi-concealed with a chrome finish. Sprinkler
design to comply with minimum code requirements for standard office buildout.

       (b) A minimum number of restroom(s) shall be provided per current South
Florida Building Code. Each restroom shall have one (1) wall hung lavatory
china, one (1) mirror, one (1) water closet, and accessories. All toilet
fixtures and accessories to be Building-standard, and installed per Americans
with Disabilities guidelines as of the date of the Lease. If more than one
restroom is required by code, they shall be located adjacent to one another. Hot
water is not provided as a standard.

       (c) One (1) metal utility sink shall be provided in the warehouse. The
location of the sink shall be on the warehouse/office partition, within ten (10)
feet of the plumbing stack in the toilet rooms. Any location beyond the 10' is
not considered a standard. The sink shall not be enclosed in a closet or a room.

       8. CABINETS, CABINETRY:

       (a) One (1) 2' x 4' lower "kitchen" cabinet with a fixed single shelf and
laminated counter top shall be provided. The counter top shall include a 4" back
splash, with mica selection from Building-standard. A single 12" x 18" stainless
steel sink with cold water only shall be provided integral with the cabinet. The
cabinet shall be located so that the plumbing wall shall be shared with the
restroom(s). Hot water is not provided as a standard.

                                       -4-

<PAGE>   43

       9. LIGHTING:

       (a) Fluorescent light fixtures shall be 2' x 4' Lithonia 2SP-332-A
12/120V - GLR/ES with 3 lamps at 32 watts (3-F32) or equal, color white, with
acrylic lens. One (1) fixture shall be provided for every 85 square feet of
office space.

       (b) One light switch shall be provided for every 300 square feet of
office space. Switches shall be Leviton Single Pole or equal commercial grade,
20 amps, color white.

       (c) Emergency/Exit shall be minimum per code for minimum required
entrances only. Exit signs provided for entrances not required by code shall be
at Tenant's expense.

       10. ELECTRICAL & COMMUNICATIONS:

       (a) One duplex electrical outlet shall be provided for every 125 square
feet of office space. Outlets shall be Leviton Single Pole or equal commercial
grade, 20 amps, color white.

       (b) One telephone wall outlet shall be provided for every 200 square feet
of office space. Telephone outlet shall consist of a utility box with "pull
string" only. Conduit shall extend 6" above acoustical ceiling. Telephone wiring
and outlet wall plates shall be provided by Tenant at its expense.

       (c) A 4' x 4' telephone equipment "mounting board" painted the same color
as the wall shall be provided with a single duplex outlet. If a dedicated
circuit is required, it shall be at Tenant's expense.

       11. HVAC:

       (a) Only the office portion of the Premises shall be air conditioned,
through Building-standard packaged roof top A/C units, approximately one (1) ton
per 300 square feet of office space. Supply and return air grills shall be 2' x
2' lay in type Building-standard.

       12. EXTERIOR WINDOWS:

       (a) Exterior windows as shown on building plans are considered Building-
standard. Any additional windows or doors added to Building are considered an
expense to the Tenant, including but not limited to all window coverings,
hardware, concrete, and landscaping.

                                       -5-

<PAGE>   44

                             RIDER NUMBER 1 TO LEASE

                               dated 8 April, 1999

                 between Gran Central Corporation, as Landlord,
                and AMERICAN AIRCARRIERS, INCORPORATED, as Tenant

                                 OPTION TO RENEW

       A. Landlord hereby grants Tenant the option to renew (the "Renewal
Option") the initial Term (not to include, for purposes of this Rider only, any
Renewal Term(s), as hereinafter defined) for TWO (2) additional term(s) of FIVE
(5) YEARS EACH (the "Renewal Term(s)"), commencing as of the date immediately
following the expiration of the Term (or a Renewal Term, if applicable), such
option to be subject to the covenants and conditions hereinafter set forth in
this Rider. If Tenant duly exercises its right to a Renewal Term, Landlord may
elect that Tenant shall execute a lease on Landlord's then-current lease form,
to be applicable to the Renewal Term.

       B. Tenant shall give Landlord written notice (the "Renewal Notice") of
Tenant's election to exercise its Renewal Option not later than one hundred
eighty (180) days prior to the expiration of the then-current term of the Lease;
provided that Tenant's failure to give the Renewal Notice by said date, whether
due to Tenant's oversight or failure to cure any existing defaults or otherwise,
shall render the Renewal Option null and void.

       C. Tenant shall not be permitted to exercise any Renewal Option at any
time during which Tenant is in default under the Lease, subject to applicable
notice and grace periods (if any). If Tenant fails to cure any default under the
Lease prior to the commencement of the Renewal Term(s), subject to applicable
notice and grace periods, the Renewal Term(s) shall be immediately canceled,
unless Landlord elects to waive such default, and Tenant shall forthwith deliver
possession of the Premises to Landlord as of the expiration or earlier
termination of the then-current term of the Lease.

       D. Tenant shall be deemed to have accepted the Premises in "as-is"
condition as of the commencement of the Renewal Term(s), subject to any other
repair and maintenance obligations of Landlord under the Lease, it being
understood and agreed that Landlord shall have no additional obligation to
renovate or remodel the Premises or any portion of the Building as a result of
Tenant's renewal of the Lease.

                                       -6-

<PAGE>   45

       E. The covenants and conditions of the Lease in force during the original
Term, as the same may be modified from time to time, shall continue to be in
effect during the Renewal Term(s), except as follows:

              (1) The "Commencement Date" for the purpose of the Lease shall be
the first day of the Renewal Term(s).

              (2) The Minimum Rent for the Renewal Term(s) shall be an amount
equal to the then Fair Market Rental Value of the Premises. "Fair Market Rental
Value" of the Premises shall be an amount determined by Landlord on the basis of
the then-prevailing market rental rate for industrial space comparable to the
Premises as reflected in one or more leases executed by Landlord with new
tenants of the Building within the twelve-month period immediately preceding
comment cement of the Renewal Terms. If Landlord has not executed any lease with
new tenants within said twelve-month period, the new prevailing market rental
rate determination shall be based on new leases for premises comparable to the
Premises herein, as executed within said twelve-month period by owners of other
industrial building properties located in west Miami-Dade County, Florida.
However, in no event shall Minimum Rent for any year of the Renewal Term be less
than the amount of Minimum Rent for the immediately prior year.

              (3) Following expiration of the Renewal Term(s) as provided
herein, Tenant shall have no further right to renew or extend the Lease.

       F. Tenant's option to renew the Lease shall not be transferable by
Tenant, except in conjunction with a permissible Transfer in accordance with the
applicable provisions of the Lease.

<PAGE>   46

                     NOTICE REQUIRED BY CHAPTER 88-285, LAWS
                                   OF FLORIDA

       Chapter 88-285, Laws of Florida, requires the following notice to be
provided with respect to the contract for sale and purchase of any building, or
a rental agreement for any building:

       "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."

WITNESSES:                                     TENANT:

                                               AMERICAN AIRCARRIERS SUPPORT,
                                               INCORPORATED, a Delaware
                                               corporation

                                               By:/s/ Karl Brown
-----------------------------                     ------------------------------
Print Name:                                    Print Name:Karl Brown
           ------------------                             ----------------------
                                               Title:   CEO
-----------------------------                        ---------------------------
Print Name:                                    [corporate seal]
           ------------------

<PAGE>   47

                           RECEIPT OF SIGNAGE CRITERIA

        Pursuant to that certain Lease entered into between the undersigned
Tenant and Gran Central Corporation ("Landlord"), the undersigned, by its
execution below, hereby acknowledges receipt of Landlord's signage criteria as
such criteria exists on the date hereof.

WITNESSES:                                     TENANT:

                                               AMERICAN AIRCARRIERS SUPPORT,
                                               INCORPORATED, a Delaware
                                               corporation

                                               By:/s/ Karl Brown
-----------------------------                     ------------------------------
Print Name:                                    Print Name:Karl Brown
           ------------------                             ----------------------
                                               Title:   CEO
-----------------------------                        ---------------------------
Print Name:                                    [corporate seal]
           ------------------

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