Document:

Exhibit - 10 ii

                           Reimbursement Agreements

The Scott James Fund will reimburse officers and directors not affiliated with
the Investment Adviser to compensate for travel expenses associated with
performance of their duties.  As the Fund grows in total assets, the  Board of
Directors may place them on salaries commensurate with their duties.

The Fund has no plans to compensate officers, employees and directors  who  are
affiliated with the Investment Adviser  except indirectly through payment of the
management fee.

/s/ Scott S. James
Scott S. James, President

Exhibit - 10 iii

Custodian Agreement

Safekeeping Agreement (Pursuant to Rule 17F-2)

Gentlemen:

     This letter will confirm our agreement with respect to our designation of
First Virginia Bank as the safekeeping agent for the securities and similar
investments of The Scott James Fund, Inc.

     The Bank has been duly designated and appointed by the Board of Directors
of the Corporation as the safekeeping agent for the Corporation's securities
and similar investments pursuant to the Investment Company Act of 1940 and the
rules and regulations of the Securities and Exchange Commission thereunder.

     The securities and similar investments of the Corporation shall be
deposited in the safekeeping of, or in a vault or other depository maintained
by, the Bank, and the securities and similar investments so deposited shall be
physically segregated at all times from those of any other persons, firms, or
corporations.

     Any two of the following directors, to-wit, Scott S. James and Zhifeng
Sun of the Corporation are authorized and permitted to have access to the
securities and similar investments so deposited, and such access to such
securities and similar investments so deposited shall be had only by two or
more of such persons jointly.

     Access to such securities and similar investments shall be permitted to
the properly authorized officers and employees of the Bank.  Access to such
securities and similar investments shall be permitted, jointly with any two
of the above designated directors of the Corporation or with any officer or
employee of the Bank, to an independent public accountant for the purpose of
the examination of the Corporation's securities and similar investments
required by the rules and regulations of the Securities and Exchange Commission.

     Such securities and similar investments shall at all times be subject to
inspection by the Securities and Exchange Commission through its authorized
employees or agents, accompanied, unless otherwise directed by order of the
Commission, by one or more of the designated officers of the Corporation, or
one or more of the officers or employees of the Bank.

     Each person when depositing such securities or similar investments in, or
withdrawing them from, the Bank, or when ordering their withdrawal or delivery
from the safekeeping of the Bank, shall sign a notation in duplicate in respect
to such deposit, withdrawal or order which shall show (1) the date and time of
deposit, withdrawal or order, (2) the title and amount of the similar securities
or similar investments deposited, withdrawn or ordered to be withdrawn, and an
identification thereof by a certificate number or otherwise, (3) the manner
of acquisition of the securities or similar investments deposited, or the
purpose for which they have been withdrawn or ordered to be withdrawn and
(4) if withdrawn and delivered to any other person, the name of such person.
A copy of such notation shall be transmitted promptly by the Bank to Xiongwu
Wu, a Non-Interested Director of the Corporation.  Such notation shall be on
serially-numbered forms and shall be preserved for at least one year.

     Such securities and similar investments shall be verified by complete
examination of an independent public accountant to be retained by the
Corporation at least three times during each fiscal year, at least two of
which times shall be chosen by the said accountant without prior notice
to the Corporation.

     The Secretary and the President of this Corporation, and each of them,
have been authorized and directed to certify to the Bank that resolutions
incorporating the terms of this agreement, copies of which are attached, have
been duly adopted, and do further certify the names and specimen signatures,
copies of which are attached, of the directors of the Corporation designated
above.

     The Corporation undertakes to notify the Bank of any changes in the names
and signatures of the officers of the Corporation designated above.

     If the above correctly states our understanding and agreement, would you
kindly indicate your acceptance thereof by signing the name of the Bank, by
its duly authorized officer, in the space provided below, and return a copy
of this agreement to the Corporation.

                                      Very truly yours,

                                      By: /s/ Scott S. James

First Virginia Bank

By: /s/ Josephina Dela Rosa

Exhibit - 11 i

Legal Opinion

Albanese & Associates, P.C.
Attorneys at Law
4041 University Drive, Suite #301
Fairfax, VA  22031

June 21, 2000

Board of Directors
The Scott James Fund, Inc.
6700 Arlington Boulevard
Falls Church, VA  22042

Re:  Opinion letter for The Scott James Fund, Inc. and 25,000.00 Shares of
Common Stock with .004 par value per share.

Gentlemen:

In our capacity as Counsel to The Scott James Fund, Inc. the undersigned has
examined and herein relies on copies of the following:
1.  The Articles of Incorporation filed with the State Corporation Commission
for the Commonwealth of Virginia;
2.  The By-Laws of The Scott James Fund, Inc.
3.  The Shareholder Records of The Scott James Fund, Inc.
4.  Certificate of the Commonwealth of Virginia, dated June 16, 2000, issued
by the State Corporation Commission certifying that the Certificate of
Incorporation is issued to The Scott James Fund, Inc.

I have also examined other such documents, records and matters of law as we
have deemed necessary for purposes of furnishing this opinion.

It should be noted that in rendering this opinion (i) the undersigned is unaware
of the untruth/omission or invalidity of any representation called for in any
of the above documents.  In rendering his opinion, the undersigned has
examined the following Virginia Code statute as it pertains to the corporation.

1.  Section 13.1-643 of the Virginia Code.

Based upon such examinations and investigations, and such other investigations
and examinations, that the undersigned has deemed necessary for the purposes
of the opinions expressed herein and subject to the foregoing examination
limitations and qualifications expressed herein the undersigned opines as
follows:

1.  Company is duly incorporated and organized, validly existing and in good
standing under the laws of the Commonwealth of Virginia.

2.  The Open Shares per The Scott James Fund, Inc. Shareholder Records to be
sold by the Company are duly authorized and when issued and delivered to
investors under the terms of the Prospectus and Statement of Additional
Information against payment of the appropriate consideration will be duly
and validly issued, full paid and non-assessable.

The opinions expressed in this letter are qualified to the following extent:

A.  The undersigned is a memeber of the bar of the Commonwealth of Virginia,
and the opinions expressed in this letter (except where otherwise expressly
stated) are limmited to the laws of the Commonwealth of Virginia.

B.  The services of the undersigned have been limited to rendering the foregoing
opinion based upon his review of such documents as he deemed necessary to make
the the statement contained herein.

C.  This opinion does not extend beyond the documents or to any information
and/or the the validity, and/or to any representation contained in, and/or
whether or not The Scott James Fund, Inc., has or has not complied with any
law and/or regulation concerning the Prospectus and Statement of Additional
Information by The Scott James Fund, Inc. for the Sale of Securities.

D.  The business or financial resources of The Scott James Fund, Inc. have not
been reviewed by the undersigned and therefore, expresses no opinion as to the
accuracy or completeness of any information that may have been relied upon by
anyone in making its decision to either approve the Prospectus and Statement of
Additional Information or by anyone offering to purchase share(s) of stock in
The Scott James Fund, Inc.

E.  The law firm of Albanese & Associates, P.C., has provided this legal opinion
as to certain matters relating to the corporation pursuant to the laws of the
Commonwealth of Virginia.  The Prospectus and Statement of Additional
Information has been prepared by the Corporation's management and its advisors.
Therefore, no opinion in respect to the Prospectus and Statement of Additional
Information orthe information contained therein has been provided by the
undersigned and his law firm.

This opinion is given as the date of this correspondence only and is limited
to the specific issues discussed herein, and is issued to and for the sole
benefit of The Scott James Fund, Inc.

Pursuant to the request of the Board of Directors, the undersigned hereby
consents to the inclusions of this opinion as an exhibit to the Securities Act
Registration Statement of the Fund in the N1-A Filing, and to the reference
in the Fund's Prospectus and/or Statement of Additional Information.

ALBANESE & ASSOCIATES, P.C.

/s/ Mark S. Albanese

MSA/LC
GLM/gm

Exhibit 11 ii

CONSENT OF INDEPENDENT AUDITORS:

We consent to the inclusion in this pre-effective amendment number 9 to the
Initial Registration Statement of The Scott James Fund, Inc. on Form N-1A
(File Nos. 811-9809 and 333-96139) of our report dated September 30, 2000,
on our audit of the Statement of Assets and Liabilities of The Scott James
Fund, Inc., as of September 30, 2000.  We also consent to the reference to
our firm under the caption "Auditors" in the Prospectus.

/s/ Tamba S. Mayah
Tamba S.Mayah
MAYAH & ASSOCIATES, CPAs
New Carrollton, MD
October 17, 2000

Exhibit 11 iii

INITIAL CAPITAL AGREEMENT

The initial capital deposited into The Scott James Fund, Inc., is for investment
purposes only and the initial capital is not for re-selling or redeeming.

/s/Scott S. James
Scott S. James, President

Exhibit 12 i

Code Of Ethics

I.  General Principles

The personal investment activites of any officer, director, trustee or employee
of The Scott James Fund, Inc. will be governed by the following principles:
(A) Covered Persons have a duty at all times to place first the interests of
Fund Shareholders (B) All securities transactions by Covered Persons shall
be consistent with this Code and in such a manner as to avoid any actual or
potential conflict of interest or any abuse of an individual's position of
trust and responsibility; and (C) Covered Persons should not take
inappropriate advantage of their positions with The Scott James Fund.

II. A) Specific Prohibitions

No person covered by this Code, shall purchase or sell a security, except an
Excepted Security, if there has been a determination to purchase or sell such
security for the Fund or if such a purchase or sale is under consideration for
the Fund, nor may such a person have any dealings in a security that he may not
purchase or sell for any other account in which he has Beneficial Ownership,
or disclose the information to anyone, until such purchase, sale or contemplated
action has either been completed or abandoned.

B)  Fund Rules Enforcer:  To ensure compliance with this code required documents
must be submitted according to procedures set forth below to the Fund
Rules Enforcer.  The Fund Rules Enforcer at a minimum will be Series 7
Registered with the Securities and Exchange Commission, and selection of this
Person must be approved by the Board of Directors. This position will not be
occupied by Scott S. James.

III.  Obtaining Advance Approval

Except as provided in Sections V and VI of this Code, all proposed transactions
in securities (privately or publicly owned) by Covered Persons, except
transactions in Excepted Securities, should be
approved consistent with the provisions of this Code in advance by
the Fund Rules Enforcer.  This request should
be submitted by e-mail to fundrulesenforcer@scottjamesgroup.com,
and requests will be answered within 7 days.

IV.  Reporting and Certification Requirements; Brokerage Confirmations

(1)  Except as provided in Sections V and VI of this code, within 10 days
following the end of each calendar quarter each Covered Person must file
with the Fund Rules Enforcer a signed Security Transaction
Reporting Form.  The form
must be signed and filed whether or not any security transaction has been
effected.  If any transaction has been effected during the quarter for the
Covered Person's account or for any account in which he has a direct or
indirect Beneficial Ownership, it must be reported.  Excepted from this
reporting requirement are transactions effected in any accounts over which
the Covered Person has no direct or indirect influence or control and
transactions in Excepted Securities.  The Fund Rules Enforcer is
responsible for reviewing these transactions promptly and
must address any apparent violation promptly.
(2)  Each employee of the Fund will upon commencement of employment and
annually thereafter disclose all personal securities holdings and annually
certify that: (i) they have read and understand this Code and recognize they
are subject hereto; and (ii) they have complied with the requirements of this
Code and disclosed or reported all securities transactions required to be
disclosed or reported pursuant to the requirements of this Code.
(3)  Each employee of the Fund will direct his brokerage firm to send copies of
all confirmations and all monthly statements directly to the Fund Rules
Enforcer.
(4)  Each employee of the Fund who has a Fully-Discretionary Account (as
defined in Section VI) shall disclose all pertinent facts regarding such
Account to the Fund Rules Enforcer upon commencement of employment.
Each such employee
or partner shall thereafter annually certify on the prescribed form that he
or she has not and will not exercise any direct or indirect influence or control
over such Account, and has not discussed any potential investment decisions with
such independent fiduciary in advance of any such transactions.

V.  Special Provisions Applicable to Outside Directors and Trustees of the Funds

The primary function of the Outside Directors and Trustees of the Funds is to
set policy and monitor the management performance of the Funds' officers and
employees involved in the management of the Fund.  Although they receive
complete information as to actual portfolio transactions, Outside Directors and
Trustees are not given advance information as to the Funds' contemplated
investment transactions.

An Outside Director or Trustee wishing to purchase or sell any security will
therefore generally not be required to obtain advance approval of his security
transactions.  If, however, during discussions at Board meetings or otherwise
an Outside Director or Trustee should learn in advance of the Funds' current or
contemplated investment transactions, then advance approval of transactions in
the securities of such company(ies) shall be required for a period of 30 days
from the date of such Board meeting.  In addition, an Outside Director or
Trustee can voluntarily obtain advance approval of any security transaction or
transactions at any time.

No report described in Section IV(1) will be required of an Outside Director
or Trustee unless he knew, or in the ordinary course of fulfilling his official
duties as a director or trustee should have known, at the time of his
transaction, that during the 15-day period immediately before or after the date
of the transaction (i.e., a total of 30 days) by the Outside Director or Trustee
such security was or was to be purchased or sold by the Fund or such a purchase
or sale was or was to be considered by the Fund.  If he makes any
transaction requiring such a report, he must report all securities transactions
effected during the quarter for his account or for any account in which he has a
direct or indirect Beneficial Ownership interest and over which he has any
direct or indirect influence or control.  Each Outside Director and Trustee will
direct his brokerage firm to send copies of all confirmations of securities
transactions to the Fund Rules Enforcer, and annually make the
certification required under Section IV(2)(i) and (ii).  Outside Directors' and
Trustees' transactions in Excepted Securities are excepted from the
provisions of this Code.

It shall be prohibited for an Outside Director or Trustee to trade on
material non-public information.  Prior to accepting an appointment as a
director of any company, an Outside Director or Trustee will advise and
discuss with the Board whether accepting
such appointment creates any conflict of interest or other issues.

VI. Additional Requirement relating to Employees of the Fund

It shall be prohibited for any employee of the Fund:
(1) to obtain or accept favors or preferential treatment of any kind or gift or
other thing having a value of more than $100 from any person or entity that
does business with or on behalf of the investment company.
(2) to trade on material non-public information or otherwise fail to comply
with the Fund's Statement of Policy and Procedures on Receipt and Use of
Inside Information adopted pursuant to Section 15(f) of the Securities
Exchange Act of 1934 and Section 204A of the Investment Advisers Act of
1940;
(3) to become a director of any company without the Firm's prior consent and
implementation of appropriate safeguards against conflicts of interest.

In connection with any request for approval, pursuant to Section III of
this Code, of an acquisition by employees of the Fund of any securities
in a private placement, prior approval will take into account, among
other factors, whether the investment opportunity should be reserved for any of
the Funds and their shareholders (or other clients of the Fund) and whether
the opportunity is being offered to the individual by virtue of the individual's
position with the Fund.  An individual's investment in privately-placed
securities will be disclosed to the Fund Rules Enforcer if such an individual is
involved in consideration of an investment by the Fund in the issuer of such
securities.  In such circumstances, the Fund's (or other client's) decision
to purchase securities of the issuer will be subject to independent review by
personnel with no personal interest in the issuer.

If a spouse of an employee of the Fund who is a director or an employee of,
or a consultant to, a company, receives a grant of options to purchase
securities in that company (or an affiliate), neither the receipt nor
the exercise of those options requires advance approval from the Fund or
reporting.  Any subsequent sale of the security acquired by the option exercise
by that spouse would require advance approval and is a reportable transaction.

Advance approval is not required for transactions in any account of a
Covered person if the Covered Person had no direct or indirect influence or
control (a "Fully-Discretionary Account").  A Covered person will be deemed to
have "no direct or indirect influence or control" over an account only if:
(i) investment discretion for the account has been delegated to an independent
fiduciary and such investment discretion is not shared with the employee,
(ii) the Covered Person certifies in writing that he or she has not and will not
discuss any potential investment decisions with such independent fiduciary
before any transaction the Fund Rules Enforcer has determined that the account
satisfies these requirements.  Transaction in Fully-Discretionary Accounts by
an employee of the Fund are subject to the post-trade reporting requirements
of this Code.

VII.  Enforcement

The Fund Rules Enforcer for The Scott James Fund, Inc. is charged with
the responsibility of enforcing this code, and may appoint one or more employees
to aid in carrying out these enforcement responsibilities.  The Fund Rules
Enforcer shall implement a procedure to monitor compliance with this Code
through a periodic review of
personal trading records provided under this Code against transactions in the
Fund. The Fund Rules Enforcer shall bring to the attention of the Funds' Audit
Committee any apparent violations of this Code, and the Audit Committee shall
determine what action shall be taken as a result of such violation.
The record of any violation of this Code and any action taken as a result
thereof, which may include suspension or removal of the violator from his or
her position, shall be made a part of the permanent record of the Fund.  An
annual report will be prepared for the directors or trustees of the Fund that
summarizes the Funds' procedures concerning personal investing, including the
procedures followed to determine whether to grant approvals under Section III
and the procedures followed by the Fund Rules Enforcer in determining
pursuant to Section IV whether the Fund has determined to purchase or sell a
security or are considering such a purchase or sale,
and any changes in those procedures during
the past year, and (b) identifies any recommended changes in the restrictions
imposed by this Code or in such procedures with respect to the Code and any
changes to the Code based upon experience with the Code, evolving industry
practices or developments in the regulatory environment.

VII.  Definitions

"Covered Person" means any officer, director, trustee, director or trustee
emeritus or employee of the Fund.  (See also definition of "Beneficial
Ownership.")

"Excepted Securities" are shares of the Funds, banker's acceptances, bank
certificates of deposit, commercial paper, shares of registered open-end
investment companies and U.S. Government securities.

"Outside Directors and Trustees" are directors and trustees who are not
"interested persons" as defined by the Investment Company Act of 1940.

"Security" means any stock, bond, debenture or in general any instrument
commonly known as a security and includes a warrant or right to subscribe to or
purchase any of the foregoing and also includes the writing of an option on
any of the foregoing.

"Beneficial Ownership" is interpreted in the same manner as it would be under
Section 16 of the Securities Exchange Act of 1934 and Rule 16a-1 thereunder.
Accordingly, a "beneficial owner" includes any Covered Person who, directly
or indirectly, though any contract, arrangement, understanding, relationship
or otherwise, has or shares a direct or indirect pecuniary interest (i.e. the
ability to share in profits derived from such security) in any equity security
including:
(i)  securities held by a person's immediate family sharing the same house
     (with certain exceptions);
(ii) a general partner's interest in portfolio securities held by a general
     or limited partnership;
(iii) a person's interest in securities held in trust as trustee, beneficiary
     or settlor, as provided in Rule 16a-8(b); and
(iv) a person's right to acquire securities through options, rights or other
     derivatives securities.

"Gender/Number" whenever the masculine gender is used herein, it includes
the feminine gender as well, and the singular includes the plural and the
plural includes the singular, unless in each case the contest clearly
indicates otherwise.

/s/ Scott S. James
Scott S. James, President

                                     - 1 -<PAGE>

                                                                          Page 1

Exhibit 10.1

                          UNPROTECTED RENTAL AGREEMENT

            Drawn up and signed at Erez Border Crossing on 01.01.98

BETWEEN:          Postbinder Yosef, I.D. 06965815-1

                            (hereinafter: the Landlord; party of the first part)

AND:              Export Erez Ltd., Reg. No. 510943921

                             (hereinafter: the Tenant; party of the second part)

WHEREAS:          The Landlord is the sole and registered owner of an industrial
                  building with an area of 1,675 sq.m. in the Erez Industrial
                  Zone (hereinafter: the building);

AND WHEREAS:      The Tenant wishes to rent part of the building measuring 1,675
                  sq.m. according to the attached drawing (hereinafter: the
                  property) in order to sub-let all or part of it;

AND WHEREAS:      The Tenant wishes to rent the property;

AND WHEREAS:      The Landlord wishes to rent the property to the Tenant;

AND WHEREAS:      The Tenant has not offered or paid and does not intent to pay
                  key money within the meaning of the Tenants' Protection Law
                  (Combined Version) 5732- 1972 to the Landlord for rental of
                  the property;

     Therefore the Parties hereby agree, stipulate and declare as follows:
     ---------------------------------------------------------------------

<PAGE>

                                                                          Page 2
Exhibit 10.1

1)       The preamble to this Contract forms an integral part of it.

2)       The period and purpose of the rental

         1)

                  a)       The Landlord hereby lets and the Tenant hereby rents
                           the property for a period of 12 months starting on
                           01.01.98 and ending on 31.12.98 (hereinafter; "The
                           rental period").

                  b)       Without detracting from the above, it is agreed by
                           the parties that the Tenant will have the option
                           (hereinafter "the option periods") to extend the
                           rental contract for an additional period of 12
                           months, as long as he informs the Landlord in writing
                           by registered post 60 days before the end of the
                           rental period of his wish to use the above right of
                           extension, and on condition that the Tenant has
                           fulfilled every essential condition of the agreement
                           without reservation.

                  c)       During "the option periods" the provisions of this
                           contract will apply with no exceptions.

                  d)       It is hereby clarified that the right of the Tenant
                           to utilize the option periods depends on the
                           political situation, the consent of the security
                           authorities and/or the government, as required. The
                           Tenant will not be considered in breach of this
                           contract if the situation does not permit and/or
                           permission as stated is not given, and in such case,
                           the Landlord will have no claim and/or demand against
                           the Tenant, on condition that the Landlord has done
                           everything in his power to obtain the said
                           permission. In order to remove any doubt, it is
                           clarified that if the Tenant vacates the property
                           because of any change or expected change as stated
                           above, he will not be liable for rental charges from
                           the day of vacating the property.

         2)       The purpose of this rental is for the purpose of the
                  sub-tenant running a sewing factory, storeroom and/or office
                  and the Tenant will not be entitled under any conditions to
                  make use of the property or part of it for any other purpose
                  except the above.

         3)

                  a)       The Tenant hereby declares that he has seen and
                           inspected the property and found it in good condition
                           and suitable for his purposes, and he waivers any
                           claims of unsuitability.

                  b)       Without detracting from the above, it is agreed
                           between the parties that the Landlord for his part
                           will not be asked by the Tenant and will not carry
                           out any repairs and/or renovations to the property,
                           however the Tenant is entitled to carry out
                           renovations and so on to the property without being
                           asked to restore it to its former condition at the
                           end of the period of this contract.

3)       Non applicability of tenant protection laws

         1)       The Tenant hereby declares that he knows that after the
                  introduction of the Tenants' Protection Law (Various
                  Provisions) 5728-1968, the property was not occupied by any
                  resident entitled to possession of it and since then was not
                  rented for key money.

         2)       The Tenant hereby declares that he has not paid and/or
                  undertaken to pay to the

<PAGE>

                                                                          Page 3
Exhibit 10.1

                  Landlord whether directly or indirectly any benefit and/or key
                  money and/or other payment for the property apart from the
                  amounts listed below.

         3)       The Tenant hereby declares that the meaning of the facts
                  stated above has been explained to him and that he knows that
                  he is not protected by the Tenants' Protection Law in the
                  property.

4)       Rental fee and other costs

         1)       The tenant will pay the landlord monthly rent of $7,119 plus
                  VAT, based on a calculation of $4.25 per 1sq.m. in the
                  property, for every month of rental, under the terms and on
                  the dates listed in sub-clauses (b) and (c) below
                  (hereinafter: the rent).

         2)       The rent will be linked to the rate of the $.

         3)       The rent will be paid every three months in advance, and on
                  signing this agreement, the tenant will pay rent for the first
                  three months.

         4)       In order to make collection easier, on signing this agreement,
                  the tenant will give the landlord 1 cash check and 3
                  post-dated checks to the dates when the rent is actually due.

5)

         1)       In addition to the rent stated in clause 4 above, the Tenant
                  will pay for maintenance of the property, such as: electricity
                  according to a separate meter, water according to the monthly
                  account, telephone according to the Bezeq account, and local
                  taxes payable by the possessor of the property during the
                  whole rental period (hereinafter: "the expenses"), and except
                  for any expenses payable by the owner.

         2)       The Landlord will pay any charges for property tax.

         3)       The Tenant will submit to the Landlord at his first request
                  and within a reasonable time, copies of all permits and/or
                  paid invoices and/or copies of receipts for his payment of the
                  expenses for maintenance of the property.

         4)       The tenant undertakes to pay any fines and/or interest charged
                  if he does not pay the expenses as required on time.

6)       It is hereby stressed and agreed that payment of the payments listed in
         this clause on time and at the proper rates is a fundamental and basic
         condition of this contract.

7)       Use of the property

         1)

                  a)       The Tenant hereby undertakes to keep the property in
                           good and tidy condition. He also undertakes to repair
                           immediately and at his expense and at his
                           responsibility any defects and/or damage that occurs
                           or is caused to the property apart from reasonable
                           wear and tear and/or not by an act of the Tenant. The
                           Landlord undertakes to repair normal wear and tear
                           within a reasonable time.

                  b)       The tenant hereby undertakes to keep the area around
                           the property clean.

         2)       The tenant hereby undertakes not to make and not to allow
                  others to make changes and/or additions and/or improvements of
                  any kind to the property or any part of it, if such are likely
                  to cause fundamental damage to the property and/or disturbance
                  and/or a nuisance to neighbors and/or to the adjoining
                  industrial building, but however, and

<PAGE>

                                                                          Page 4
Exhibit 10.1

                  since as stated above the Tenant is permitted to make changes,
                  he does not have to restore the building to its former state
                  with respect to internal changes.

         3)       The tenant declares and agrees that breach of the terms of
                  clauses 7 (a) and (b) above will be considered a fundamental
                  breach of this contract.

         4)       The tenant hereby undertakes to allow the Landlord or his
                  proxy to enter the property at any reasonable time in order to
                  examine the property, after prior notice of 72 hours.

         5)       In order to remove any doubt, the Tenant has no rights to the
                  yard and/or the adjoining plot and/or the property apart from
                  the parking rights for the purpose of short term parking,
                  unloading and loading. It is clarified that the access to the
                  property for purposes of loading, unloading and short term
                  storage will be clear.

8)       Transfer of rights of usage: The Tenant's rights under this contract
         cannot be transferred wholly or in part and the Tenant is forbidden to
         permit another or others to make use of the property or part of it
         whether for payment or not, whether together with the Tenant or without
         him, unless the Landlord gives his consent. In order to remove any
         doubt, the Tenant is hereby given permission to transfer his rights to
         the property and/or part of them to any other person and/or entity as
         he sees fit, on condition that the Tenant stands guarantee for
         fulfillment of all the terms of this contract by the sub-tenant, the
         tenant is hereby given the right to use the building for
         sub-contractors.

9)       Business license and termination of contract: The Tenant will ensure
         receipt of a license and/or permit to run a business in the property at
         his expense and at his responsibility.

10)      End of rental period

         1)       At the end of the rental period, or in any event of the
                  termination of this contract before the end of the rental
                  period as stated in sub-clause 10(c) below, the tenant
                  undertakes to vacate the property completely and to return
                  sole possession to the landlord, with the property in good
                  working order, clean and tidy apart from reasonable wear. On
                  returning possession before the end of the rental period as
                  signed, the tenant will be charged 3 months' rent for the
                  property, and all this if a warning of 30 days is given before
                  vacating the property.

         2)       A breach of the terms of sub-clause 10(a) above will be
                  considered a fundamental breach of this contract.

         3)       It is hereby agreed that any breach of the provisions of
                  clauses 4, 7(b), and 8 of this contract will be considered a
                  fundamental breach of contract, but a delay of 14 days will
                  not be considered a breach of contract.

         4)

                  a)       In addition to any legal relief to which the Landlord
                           is entitled in the case of a breach or failure by the
                           tenant to honor his undertakings or part of them,
                           according to this contract, then if the Tenant does
                           not vacate the property 4 days after the time
                           specified in clause 2(a) above, or any other date
                           considered to be the end of the rental period
                           according to this contract, the tenant will pay the
                           landlord an amount equal to $50 (fifty US dollars)
                           for every day of delay.

<PAGE>

                                                                          Page 5
Exhibit 10.1

                  b)       It is hereby agreed that the amount mentioned in
                           clause d(i) above for each day of delay is a
                           reasonable sum and determined by the parties after
                           consideration and the tenant will not claim and the
                           sum does not constitute a fine.

         5)       Any delay by the landlord in carrying out or failure to carry
                  out any action to realize any of the rights granted to him in
                  this contract by virtue of law will not detract from the right
                  of the landlord to take such action against the tenant at any
                  later date, and this will not be considered a waiver on his
                  part.

         6)       The landlord may terminate this agreement at his discretion if
                  any of the following occurs:

                  a)       The tenant commits a fundamental breach of contract
                           as defined in 10(c) above.

                  b)       The tenant is declared bankrupt and/or a receivership
                           order is issued against him.

                  c)       The tenant is convicted of a criminal offense in
                           Israel and/or abroad, excluding tax offenses.

                            Miscellaneous provisions

11)      Entry of the tenant into the property will serve as proof that he has
         received the property in good condition, fit for use and to his
         satisfaction, and subject to completion of all renovations required by
         the landlord as stated above.

12)      The landlord will not bear any responsibility for damage caused by an
         act or omission of the tenant and/or any other person who is in the
         property with his permission, for the person and/or property of the
         tenant and/or his guests and visitors inside the property or in the
         yard, due to use of the property and the tenant hereby waivers in
         advance, in his own name and in the name of others, any such claim
         against the landlord and undertakes to compensate the landlord for any
         charge for damages that the landlord is compelled to pay due to such
         damage, unless the damage was due to an act and/or omission of the
         landlord.

13)

         1)       As a precondition for execution of this contract, the tenant
                  will give the landlord a debt note for $10,000 signed by the
                  tenant with two guarantors to the satisfaction of the landlord
                  (hereinafter: the debt note).

         2)       The debt note will be deposited in the trusty keeping of the
                  landlord and he will have the right to realize the debt note
                  if the tenant breaches any of his undertakings according to
                  this contract, but before using the debt note, the landlord
                  will inform the tenant by registered mail 20 days in advance
                  in order to allow him to remedy the breach.

         3)       At the end of the rental period, after producing receipts
                  and/or confirmations concerning full payment of the expenses
                  for the rental period and return of the property to the
                  landlord, the debt note will be returned to the tenant.

14)

         1)       The tenant will insure the property with comprehensive
                  insurance under a policy to be approved in advance by the
                  landlord, but for an amount no greater than $750,000 and the
                  landlord will be the beneficiary together with the tenant. The
                  tenant will arrange at his expense comprehensive insurance
                  for his employees and/or agents and/or customers and/or any
                  third party.

<PAGE>

                                                                          Page 6
Exhibit 10.1

         2)       The tenant hereby releases the landlord from any
                  responsibility for any damage that may be caused to the tenant
                  and/or next to him, whether injury to person or property.

15)      The property does not include any equipment apart from the building,
         plumbing and electricity.

16)      The addresses of the parties in all matters of this rental contract are
         as they appear in the preamble and any letter sent from one party to
         the other by registered mail will be considered to have been received
         after 72 hours.

17)      On signing this agreement, all understandings and/or documents and/or
         arrangements that existed, if any such existed, between the parties
         become subject to their signature of this contract and this contract is
         intended to be the sole determiner of the relationship between the
         parties.

18)      The headings in this contract are for reasons of convenience only and
         they are not intended for purposes of interpretation.

         IN WITNESS WHEREOF, the parties have set their hands:

The Landlord                                 The Tenant

Signature:                                   Signature:
           ------------------------                     ------------------------

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00016-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00016-of-00352.parquet"}]]