Document:

Exhibit 10.1

                                     LEASE

PARTIES AND ADDRESSES

                  "TAA"          TUCSON AIRPORT AUTHORITY
                                 an Arizona nonprofit corporation
                                 Attention: Director of Properties
                                 Tucson International Airport
                                 7005 South Plumer
                                 Tucson, Arizona 85706

                "Tenant"         HAMILTON AEROSPACE TECHNOLOGIES, INC., a
                                 Delaware corporation d.b.a. Renegade Ventures,
                                 Inc.
                                 P.O. Box 23009 Tucson,
                                 Arizona 85734-3009
<PAGE>

                                TABLE OF CONTENTS
                                                                         Page
ARTICLE 1              -PREMISES                                            1
         1.1      PREMISES                                                  1
         1.2      CONDITION OF PREMISES                                     1
         1.3      ACCESS                                                    1
         1.4      SECURITY                                                  1
         1.5      PARKING                                                   2
ARTICLE 2              -TERM                                                2
         2.1      TERM                                                      2
         2.2      HOLDOVER                                                  2
         2.3      SURRENDER OF PREMISES                                     2
ARTICLE 3              - RENT AND CONTRACT BOND                             2
         3.1      BASERENT                                                  2
         3.2      COMMENCEMENT OF RENTAL OBLIGATIONS                        3
         3.3      INTEREST/ADMINISTRATIVE CHARGE                            3
         3.4      CONTRACTBOND                                              3
ARTICLE 4              - CONSTRUCTION OF IMPROVEMENTS                       4
         4.1      TITLE TO IMPROVEMENTS                                     4
         4.2      APPROVAL OF PLANS, CONTRACTOR                             4
         4.3      COMPLIANCE WITH APPLICABLE REGULATIONS AND
                  APPROVED PLANS; STANDARDS OF CONSTRUCTION                 4
         4.4      LEASEHOLD MORTGAGE                                        4
         4.5      COMPLIANCE WITH FAR PART 77                               5
         4.6      MECHANICS LIENS; PAYMENT BOND                             5
         4.7      PERFORMANCE BOND                                          5
ARTICLE 5              - USE OF PREMISES                                    6
         5.1      PERMITTED USES; COVENANT TO OPERATE                       6
         5.2      INDEMNITY                                                 6
         5.3      DANGEROUS CONDITIONS                                      6
         5.4      COMMUNICATIONS; INTERFERENCE WITH OPERATIONS OF
                  TAA                                                       6
ARTICLE 6              - INSURANCE                                          7
         6.1      INSURANCE REQUIRED                                        7
         6.2      DEDUCTIBLE                                                8
         6.3      MODIFICATION OF REQUIREMENTS                              8
         6.4      CERTIFICATES                                              8
         6.5      ADDITIONAL INSURANCE                                      8
         6.6      ADDITIONAL INSUREDS                                       9
         6.8      USEOFPROCEEDS                                             9

                                       -1-

                                TABLE OF CONTENTS
                                   (continued)
                                                                         Page
         6.9      WAIVER OF SUBROGATION
         6.10     INSURANCE BY TAA                                          9
ARTICLE 7              -UTILITIES                                          10
         7.1      TENANT'S RESPONSIBILITIES                                10
         7.2      TAA'S RIGHTS AND RESPONSIBILITIES                        10
    ARTICLE 8       - REPAIR AND MAINTENANCE                               10
          7.1     REPAIR AND MAINTENANCE                                   10
          7.2     CASUALTY TO PREMISES                                     11
ARTICLE 9              -TAXES                                              11
         9.1      TENANT'S RESPONSIBILITY                                  11
         9.2      PROTEST                                                  12
ARTICLE 10             - RULES, REGULATIONS AND LAWS                       12
        10.1      COMPLIANCE WITH ALL APPLICABLE LAWS                      12
        10.2      NON-DISCRIMINATION                                       12
        10.3      FEDERAL REGULATIONS; SAFETY AND SECURITY                 13
        10.5      STATE AND FEDERAL AVIATION REGULATIONS                   13
        10.6      EXCLUSIVE RIGHTS PROHIBITED                              14
        10.7      ENVIRONMENTAL LAWS                                       14
ARTICLE 11             - SUPERIOR RIGHTS                                   17
        11.1      AGREEMENTS WITH UNITED STATES                            17
        11.2      RIGHTS OF GOVERNMENT DURING WAR OR NATIONAL
                  EMERGENCY                                                18
        11.3      RIGHTS OF TAA                                            18
        11.4      AGREEMENTS WITH CITY OF TUCSON                           18
        11.5      ABATEMENT OF OBLIGATION TO CONSTRUCT OR REBUILD          18
        11.6      SUPERFUND CONSENT DECREE                                 19
ARTICLE 12             - RESERVATION OF AVIGATION EASEMENT                 19
        12.1      EASEMENT                                                 19
        12.2      STRUCTURES; ELEVATION LIMIT                              19
        12.3      USEOFPREMISES                                            19
ARTICLE 13             - ASSIGNMENT AND SUBLEASE                           20
        13.1      TAA'S CONSENT REQUIRED                                   20
        13.2      NO RELEASE OF TENANT; FURTHER ASSIGNMENTS                20
        13.3      CHANGES IN OWNERSHIP                                     20
        13.4      LIABILITY OF ASSIGNEE/SUBTENANT                          20
        13.5      BANKRUPTCY                                               21
        13.6      TAA'SFEES                                                21

                                TABLE OF CONTENTS
                                   (continued)
                                                                         Page
ARTICLE 14             - COMMISSIONS                                       21
        14.1      REAL ESTATE BROKER COMMISSION                            21
ARTICLE 15             - DEFAULTS AND REMEDIES                             22
        15.1      DEFAULT BY TENANT                                        22
        15.2      REMEDIES OF TAA                                          23
        15.3      REMEDIES CUMULATIVE                                      24
        15.4      NO WAIVER                                                25
        15.5      CONTENT OF DEFAULT NOTICE                                25
ARTICLE 16          - TERMINATION BY TENANT                                25
        16.1      TERMINATION EVENTS                                       25
        16.2      CURE                                                     25
        16.3      NO WAIVER                                                26
ARTICLE 17          - SURRENDER OF POSSESSION, CONDITION OF PREMISES       26
        17.1      SURRENDER                                                26
        17.2      GOOD CONDITION                                           26
ARTICLE 18             - MISCELLANEOUS                                     26
        18.1      ENTRY UPON PREMISES; REVIEW OF RECORDS                   26
        18.2      SUCCESSORS AND ASSIGNS BOUND                             26
        18.3      ARTICLE HEADINGS                                         26
        18.4      SEVERABILITY                                             27
        18.5      APPLICABLE LAW                                           27
        18.6      INDEPENDENT COUNSEL; CONSTRUCTION OF LEASE               27
        18.7      COSTS AND ATTORNEYS' FEES                                27
        18.8      NOTICES; TENANT CONTACT                                  28
        18.9      SURVIVAL                                                 28
        18.10     TIME IS OF THE ESSENCE                                   28
        18.11     ADDITIONAL DOCUMENTS                                     28
        18.12     NON-WAIVER                                               28
        18.13     FORCE MAJEURE                                            29
        18.14     AUTHORITY TO EXECUTE                                     29
        18.15     EFFECTIVE DATE                                           29

<PAGE>

                                    RECITALS

A.   TAA 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 desires to sublease from TAA the property consisting of
     approximately 59,000 square feet, illustrated on Exhibit A attached hereto
     (the "Premises"), which Premises are of a portion of the building
     ("Building(1)') located at 7001 5. Park, Tucson, Arizona.

                            COVENANTS AND CONDITIONS

                               ARTICLE 1- PREMISES
1.1  PREMISES
     TAA does hereby demise and let unto Tenant, for its exclusive use and
     occupancy, and Tenant does hereby lease from TAA, the Premises, together
     with all improvements thereon, subject to all utility easements and rights
     of way that encumber the Premises.

     TAA agrees that so long as Tenant shall timely pay the rent and other
     charges required to be paid hereunder and perform all of its other
     obligations under this Lease, Tenant shall peaceably have and enjoy the use
     of the Premises without hindrance from TAA.

1.2  CONDITION OF PREMISES
     Tenant accepts the Premises from TAA in As Is condition, with no warranty
     or representation, express or implied, of any kind, relating to the
     condition of the Premises or improvements thereon whether or not known or
     disclosed.

     Should Tenant desire any inspection report, environmental assessment,
     survey, creation of a legal description, drainage report, or any
     similar study, Tenant shall be responsible for the same at Tenant's
     sole expense.

1.3  ACCESS
     Tenant is granted the right of reasonable access to the Premises over
     such other portions of the Airport as are necessary to provide
     reasonable access to and from the Premises. TAA reserves the right to
     designate the location of such access and to change its location from
     time to time, as TAA deems reasonably necessary and appropriate.

1.4  SECURITY
     By executing this Lease, Tenant is deemed to acknowledge and is hereby
     advised that the Building houses additional rental spaces and tenants.
     Tenant is responsible for securing Tenant's Premises, and neither TAA
     nor its agents or employees shall be responsible for any loss of or
     damage to Tenant's possessions while stored on the Premises.

<PAGE>

1.5  PARKING

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

                                ARTICLE 2 - TERM
2.1  TERM
     The term (the "Term") of this Lease shall commence on March 1, 2005
     (the "Commencement Date") and terminate one year thereafter.

2.2  HOLDOVER
     If Tenant holds over after the expiration or earlier termination of
     this Lease without the express written consent of TAA, Tenant shall
     become a Tenant at sufferance only, at a rental rate equal to two
     hundred percent (200%) of the rent in effect upon the date of such
     expiration or termination, and shall be subject to the terms, covenants
     and conditions of this Lease. Acceptance by TAA of rent after such
     expiration or termination shall not result in a renewal or extension of
     this Lease. The foregoing provisions of this Section are in addition to
     and do not affect TAA's rights specified herein or any rights of TAA
     provided by law for such holding over. If Tenant fails to surrender the
     Premises upon such expiration or termination despite TAA's demand to do
     so, Tenant shall indemnify and hold TAA harmless from all loss, claim
     or damage TAA incurs, including without limitation, a claim made by a
     successor tenant for failure to provide possession of the Premises and
     any attorney's fees and costs incurred by TAA related thereto.

2.3  SURRENDER OF PREMISES

     Upon the expiration or earlier termination of this Lease, Tenant shall
     (a) peaceably surrender the Premises and all alterations and additions
     thereto, (b) broom clean the Premises, (c) remove all trade fixtures,
     (d) leave the Premises in good order, repair and condition, reasonable
     wear and tear excepted, and (e) comply with any other provisions
     herein.

                       ARTICLE 3 - RENT AND CONTRACT BOND

3.1  BASERENT

     A.   Tenant covenants and agrees to pay TAA rent during the Term beginning
          on the Commencement Date in an amount equal to $204,000.00 per year
          (the "Base Rent") as periodically adjusted herein, in equal monthly
          installments.

     B.   Tenant covenants and agrees to pay TAA for utilities provided to the
          Premises as provided in Section 7.1.

<PAGE>

3.2  COMMENCEMENT OF RENTAL OBLIGATIONS.
     The first installment of rent shall be due upon the Commencement Date
     hereof. In the event that the Commencement Date is a day other than the
     first day of the month, the first payment shall be prorated to reflect
     the number of days remaining in the applicable calendar month.
     Subsequent installments shall be due, in advance, on the first day of
     each succeeding calendar month during the Term of this Lease. Any
     invoice provided by TAA is for courtesy only, and any failure of TAA to
     send such an invoice shall not relieve Tenant of its obligation
     hereunder to pay the rent in a timely manner.

3.3  INTEREST/ADMINISTRATIVE CHARGE
     Payments not received when due shall accrue interest from the due date
     at the rate of one and one half percent (1.5%) per month. In addition,
     if any payment due hereunder is more than ten (10) days past due,
     Tenant shall pay TAA an amount equal to five percent (5%) of such
     payment as an administrative charge to help offset the administrative
     burden created by late payments.

3.4  CONTRACT BOND
     On or before the Commencement Date hereof, Tenant shall furnish an
     unconditional, irrevocable letter of standby credit, in a form
     reasonably acceptable to TAA, or such other security approved by TAA to
     assure the faithful and full performance by Tenant of this Lease and to
     stand as security for the payment by Tenant of any valid claim by TAA
     against Tenant. The letter of credit shall be drawn in favor of TAA
     upon a bank that is satisfactory to TAA and that is authorized to do
     business in Arizona. Such irrevocable letter of credit shall be in an
     amount equal to three months' rent, shall be in a form that is
     satisfactory to TAA and shall remain in effect without interruption
     during the Term of this Lease and sixty (60) days thereafter. If the
     term of the letter of credit is less than the Term of this Lease,
     Tenant shall deliver to TAA written notice from the bank of its renewal
     no later than sixty (60) days before the stated expiration of the
     letter of credit.

     As an alternative to the letter of credit, Tenant shall have the option
     of furnishing TAA with a valid surety bond, in an amount equal to three
     months' rent, issued in a form reasonably acceptable to TAA. The bond
     shall be issued by a surety company which is an admitted insurer in the
     State of Arizona qualified to do business in the State of Arizona and
     acceptable and satisfactory to TAA. The surety bond shall be maintained
     and kept by Tenant in full force and effect during the Term of this
     Lease and sixty (60) days thereafter and shall be conditioned to assure
     the faithful and full performance by Tenant of this Lease and to stand
     as security for the payment by Tenant of any valid claim by TAA against
     Tenant. The surety company may issue the performance bond for a term of
     one (1) year and may renew said performance bond annually; provided,
     however that Tenant shall deliver written notice of such renewal from
     the surety company to TAA no later than sixty (60) days before the
     stated expiration of the bond.

     Nothing herein shall be construed to limit any other legal rights or
     remedies which TAA may have against Tenant.
<PAGE>

                    ARTICLE 4 - CONSTRUCTION OF IMPROVEMENTS

4.1  TITLE TO IMPROVEMENTS
     All existing permanent improvements on the Premises are the property of
     TAA. Any additional permanent improvements constructed on the Premises
     shall, upon installation, become the property of TAA subject to the
     lease between TAA and the City and subject to Tenant's rights pursuant
     to this Lease.

4.2  APPROVAL OF PLANS, CONTRACTOR
     Tenant shall not construct or substantially alter or modify any
     buildings, structures, or other improvements on the Premises without
     TAA's prior written approval of its plans and specifications, which
     approval shall not be unreasonably withheld. Items of normal repair and
     maintenance and minor, non-structural alterations and modifications
     need not be submitted to TAA for approval. TAA's approval shall not
     constitute an opinion or warranty that the improvements comply with
     local building codes or any other applicable law and Tenant shall
     indemnify and defend TAA from all claims relating thereto.

     Tenant shall not use a contractor, for construction on the Premises, to
     which TAA has reasonable objections. Tenant shall, prior to commencing
     any construction on the Premises, submit to TAA the name of the
     contractor that it proposes using for the project. If TAA does not
     notify Tenant, in writing, within ten (10) days thereafter, that TAA
     objects to the contractor, TAA will be deemed to have approved the
     contractor selected by Tenant. If TAA does so notify the Tenant, the
     Tenant will select another contractor that is acceptable to TAA.
     Approval of a contractor by TAA does not constitute an endorsement of
     that contractor.

4.3  COMPLIANCE WITH APPLICABLE REGULATIONS AND APPROVED PLANS; STANDARDS OF
     CONSTRUCTION
     Tenant must comply with all guidelines, minimum standards, and rules
     and regulations of TAA regarding construction of any improvements on
     the Premises and with all applicable laws, regulations, and ordinances,
     whether federal, state or local, including all applicable building,
     electrical, and fire codes. Tenant shall indemnify and hold harmless
     TAA from and against any cost, expense, loss, or liability incurred by
     it as a result of any violation by Tenant of any applicable law,
     ordinance, or regulation in the construction of improvements on the
     Premises. Any improvements built by Tenant on the Premises shall comply
     in all respects to the plans and specifications previously approved by
     TAA pursuant to Section 4.2 above, and shall be constructed in a good
     and workmanlike manner, free of material defects.

4.4  LEASEHOLD MORTGAGE
     TAA agrees that it will consent to a mortgage or deed of trust on
     Tenant's leasehold interest hereunder granted to a lending institution
     to secure a loan, the proceeds of which will be used entirely to pay
     for the construction of improvements on the Premises; provided,
     however, that the language of such mortgage or deed of trust and of all
     related

<PAGE>

     documents that require the execution, approval, or consent of TAA shall
     be subject to the prior review and approval of legal counsel for TAA,
     and that all legal fees incurred by TAA in connection with such legal
     counsel review and approval shall be paid by Tenant. The leasehold
     mortgagee, upon taking possession or upon foreclosure or taking an
     assignrnent in lieu thereof shall be liable for all future rents and
     obligations hereunder and shall attorn to TAA.

4.5  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.

4.6  MECHANICS' LIENS; PAYMENT BOND

     Tenant shall promptly pay all entities supplying labor or materials in
     connection with any construction by Tenant on the Premises and shall
     obtain waivers of mechanics and materials liens from such contractors
     and suppliers as a condition of such payment Tenant further agrees to
     indemnify and hold TAA harmless from the imposition of any mechanics',
     materialmen's or other similar liens imposed against the Premises or
     Tenant's interest therein as a result of any action or inaction by
     Tenant or Tenant's employees, agents, or contractors. In the event that
     a lien is recorded against the Premises as a result of the construction
     or improvement thereof Tenant shall cause the lien to be removed
     pursuant to A.R.S. ss.33-1004 within fifteen (15) days of notice to
     either TAA or Tenant of the lien. If Tenant fails to timely remove the
     lien, TAA may, but shall not be obligated to, cause the removal of the
     lien. Tenant shall reimburse TAA for all costs and fees incurred by TAA
     and associated therewith including, without limitation, attorneys' fees
     and costs within five (5) days of receipt of notice from TAA of such
     costs and expenses.

     Tenant shall, in addition, prior to commencement of any construction,
     require the contractor to provide a labor and materials payment bond in
     the full contract amount to protect claimants supplying labor and
     materials in connection with the construction. The bond shall comply in
     all respects with the requirements of A.R.S. ss. 33-1003 as it may be
     amended or renumbered from time to time. The bond shall be issued by a
     surety company acceptable to TAA and duly licensed for such undertaking
     in the state of Arizona and shall be accompanied by a power of attorney
     disclosing the authority of the person executing it on behalf of the
     surety. The bond and a copy of the contract shall be recorded in the
     office of the Pima County Recorder as required under A.R.S. ss.
     33-1003, and a copy of the bond shall be provided to the President/CEO
     of TAA.

4.7  PERFORMANCE BOND

     Tenant shall, in addition, prior to commencement of any construction,
     require the contractor to provide a performance bond in the full
     contract amount conditioned upon the faithful performance of the
     contract in accordance with plans, specifications and conditions
     thereof. The bond shall be in a form reasonably acceptable to TAA;
     shall be issued by a surety company acceptable to TAA and duly licensed
     for such undertaking in

<PAGE>

     the state of Arizona; and shall be accompanied by a power of attorney
     disclosing the authority of the person executing it on behalf of the
     surety.

                           ARTICLE 5 - USE OF PREMISES

5.1  PERMITTED USES; COVENANT TO OPERATE
     The Premises leased exclusively to Tenant hereunder may be used for
     storage and warehousing of aircraft parts; provided that such use(s)
     comply with all applicable FAA regulations, zoning restrictions, and
     all other applicable laws, rules and regulations, and for no other
     purpose, without TAA's written consent.

5.2  INDEMNITY
     Tenant agrees to fully indemnify and save and hold harmless TAA 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 use, occupancy, or maintenance of the Premises by
     Tenant, its agents, employees, subtenants or contractors. TAA shall
     give to Tenant prompt and reasonable notice of any such claims or
     actions against it covered by this indemnity and Tenant shall have the
     right to investigate, compromise and defend the same. Any counsel
     retained by Tenant to investigate, compromise or defend any claims,
     fines, damages, penalties or actions shall be acceptable to TAA in its
     sole and absolute discretion, and TAA expressly retains the right to
     join in any investigation, compromise and defense should it deem such
     action necessary or appropriate.

5.3  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 TAA
     employees, agents and representatives will be admitted to the Premises
     and no property belonging to any party other than Tenant and TAA will
     be transported to, collected at or stored upon the Premises until the
     unsafe, defective or dangerous condition, or violation of law is
     corrected.

5.4  COMMUNICATIONS; INTERFERENCE WITH OPERATIONS OF TAA.
     Tenant acknowledges that TAA has special safety and operational
     concerns regarding TAA's communication ability at the Airport.
     Therefore, Tenant shall operate any and all of its communications
     equipment (wired or wireless) in a manner that will not cause
     interference to TAA's operations of the Airport. Upon any notification
     from TAA, the FAA or the police or fire departments of any interference
     caused by Tenant's operation, Tenant shall cease and desist all
     communications operations, transmissions and uses related to the
     Premises. Tenant may not resume communications operations until TAA has
     so notified Tenant in writing. If such interference persists, or if TAA
     deems it necessary for the orderly development of the Airport, TAA may
     require the relocation of
<PAGE>

     Tenant's communications equipment to other locations with the Airport
     which are reasonably suitable for the purposes and uses for which this
     Lease has been entered into by Tenant. Should such relocation be
     necessary, Tenant agrees, at Tenant's sole cost and expense, to move
     its improvements and all other communication equipment to the new
     location within ninety (90) days of written notice by TAA.

                              ARTICLE 6 - INSURANCE

6.1  INSURANCE REQUIRED
     At all times during the Term of this Lease (except as otherwise
     provided), Tenant shall obtain and maintain in full force and effect,
     with a company or companies authorized to transact the business of
     insurance in the State of Arizona, of sound and adequate financial
     responsibility, with a rating of at least A-, VII, from A.M. Best Co.,
     in Best's Rating Guide, selected by Tenant and reasonably acceptable to
     TAA, the following insurance (either as part of any other policy or
     policies carried by Tenant, or separately):

     A.   Builder's Risk Insurance

          During any construction on the Premises by Tenant (whether new
          construction or remodeling, renovation, restoration or repair), Tenant
          shall keep, or cause the contractor performing such construction to
          keep, the improvements being built, remodeled, or restored, insured
          under builder's risk insurance (or similar insurance) in the amount of
          the cost of construction of the improvements.

     B.   Liability Insurance

          A comprehensive insurance policy or policies providing for the
          protection of Tenant 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 Tenant or any sublessee,
               guest or invitee upon, in and around the Premises including but
               not limited to any elevators and escalators therein and any
               sidewalks, streets or public ways adjoining the Premises, with
               limits of $3,000,000 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 CGOOO1 (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

<PAGE>

          (2)  automobile liability covering owned, non-owned, leased and hired
               vehicles with combined single limits of no less than $1,000,000
               per occurrence.

     C.   Workers Compensation; Employers Liability

          (1)  Workers compensation coverage and limits as statutorily required
               by the state of Arizona and all other applicable states of
               operation.

          (2)  Employers Liability limits of at least $1,000,000 per accident.

6.2  DEDUCTIBLE

     The deductible for any policy required hereunder shall not exceed
     $1,000.

6.3  MODIFICATION OF REQUIREMENTS

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

6.4  CERTIFICATES

     Upon or prior to the commencement of the Term of this Lease and at
     least annually thereafter Tenant shall furnish to TAA 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. Tenant shall, upon request,
     supply TAA 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, shall be delivered by Tenant to TAA 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 TAA and Tenant before such
     policy may be canceled or materially modified.

6.5  ADDITIONAL INSURANCE

     The provisions of this Lease as to insurance required to be procured
     and maintained shall not limit or prohibit, or be construed as limiting
     or prohibiting, TAA 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 TAA or Tenant, as the case may be, shall
     procure or maintain any such insurance not required by this Lease, the
     cost thereof shall be at the expense of the party procuring or
     maintaining the same.

<PAGE>

6.6  ADDITIONAL INSUREDS

     All insurance required by this Article shall be procured and maintained
     in the name of Tenant and shall add TAA and the City of Tucson and
     their directors, officers, members, employees and agents as additional
     insureds as their interests appear. All policies required under this
     Article for property and builder's risk insurance shall provide for
     payments of the losses to Tenant and TAA as their respective interests
     may appear; provided that during the period of any construction, any
     builder's risk insurance carried pursuant hereto may provide for
     payment to the contractor, as its interest may appear.

6.7  PRIMARY INSURANCE; CROSS  LIABILITY; SEVERABILITY  OF INTERESTS

     All insurance policies required to be procured and maintained by Tenant
     [, with the exception of Workers Compensation and Employers Liability]
     shall provide or be endorsed to provide:

     A.   Tenant's insurance coverage shall be primary insurance with respect to
          TAA and the City of Tucson and their directors, officers, members,
          employees and agents. Any insurance or self-insurance maintained by
          TAA and the City of Tucson is excess of and non-contributing with
          Tenant's insurance.

     B.   Tenant's insurance coverage shall state that Tenant's insurance shall
          apply separately to each insured except with respect to the limits of
          the liability and shall contain no cross-liability exclusions.

6.8  USE OF PROCEEDS

     Proceeds of any liability and property damage insurance required under
     this Article shall be applied toward extinguishing, satisfying or
     remedying the liability, loss or damage with respect to which such
     proceeds may be paid.

6.9  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. All policies required under this
     Article shall provide or be endorsed to provide that the insurer agrees
     to waive all rights of subrogation against TAA and the City of Tucson
     and their directors, officers, members, employees and agents.

6.10 INSURANCE BY TAA

     TAA may, upon written notice to Tenant, in the event that Tenant fails
     to timely provide proof of insurance as required by Section 6.4 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 TAA on behalf of Tenant shall be the

<PAGE>

     responsibility of Tenant and shall be fully reimbursed to TAA within
     ten (10) business days after TAA advises Tenant of the cost thereof.

                              ARTICLE 7 - UTILITIES

7.1  TENANT'S RESPONSIBILITIES

     Tenant shall fully reimburse TAA for fifty percent (50%) of the cost of
     all utility services supplied to the Building in which the Premises are
     located. Tenant shall fully reimburse TAA within ten (10) business days
     after receipt of invoice and supporting documentation therefor.

7.2  TAA'S RIGHTS AND RESPONSIBILITIES

     Notwithstanding the execution of this Lease, TAA 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 in
     TAA's sole discretion, including but not limited to any utility
     easements on the Premises. TAA shall conduct such repairs in such a
     manner and at such times as to not unreasonably interfere with Tenant's
     operations.

                       ARTICLE 8 - REPAIR AND MAINTENANCE

8.1  REPAIR AND MAINTENANCE

     A.   Tenant's Responsibilities

          Except as otherwise provided in Paragraphs 7.1B below, Tenant shall,
          at no expense to TAA, maintain and repair the Premises and all
          improvements thereon, and keep the same in a neat, clean, and safe
          condition and in a manner that is compatible with all other nearby
          Airport properties, and in compliance with all applicable laws, rules,
          regulations and orders. The standards of such upkeep, maintenance and
          repair shall in any event be not less than the standards followed by
          TAA for similar buildings and premises devoted to the same or similar
          use, and shall be consistent with the following:

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

          (2)  Aisle separation shall be between four (4) feet and eight (8) fee
               wide, with the final width to be determined by classification of
               commodities being stored and applicable fire code regulations.

          (3)  Storage piles shall be stable; leaning stacks are prohibited.

          Tenant is responsible for any and all lighting (bulb replacement),
          plumbing, HVAC, cooling and/or heating maintenance and any interior
          door or window replacement within the Premises.
<PAGE>

          Tenant is responsible for any and all necessary electrical upgrade of
          service if necessary to Tenant's use of the Premises. Tenant's
          equipment may be required to be metered. Any meter installation or
          electrical upgrade shall be at the sole expense of Tenant.

     B.   TAA's Responsibilities

          TAA shall repair and maintain, at its own cost and expense, all
          structural portions of the improvements on the Premises, including the
          roof, foundation, structural wall components, major plumbing or
          electrical components of the Building serving multiple tenants and any
          components not accessible by Tenant within the interior of the
          Premises, and the building exterior, but not including HVAC units
          serving only the Premises or such things as doors (interior or
          exterior), windows, interior non-load-bearing walls, and minor
          electrical and plumbing components within the Premises. In the event
          that failure of any major building system renders the Premises
          unsuitable for Tenant's operation, and TAA elects not to replace the
          system, and TAA 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..

          Tenant shall pay TAA the reasonable cost of maintenance and repair if
          such maintenance and repair is necessitated in whole or in part by the
          act, neglect, fault or omission of any duty by Tenant, its agents,
          servants, employees or invitees. TAA shall not be liable for any
          failure to make any such repair or maintenance unless such failure
          shall persist for an unreasonable time, given the nature of the
          problem, after Tenant gives TAA written notice of the need for such
          repairs or maintenance.

8.2  CASUALTY TO PREMISES

     TAA may, but shall not be required to, maintain insurance against loss
     or damage to the Building and the Premises, but TAA shall have no
     obligation to repair the Building or the Premises 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
     immediately.

                                ARTICLE 9 - TAXES

9.1  TENANT'S RESPONSIBILITY

     Tenant shall pay before delinquency any and all taxes levied or
     assessed (i) against the Premises; (ii) against or by reason of
     personal property located in, on or about the Premises; (iii) because
     of Tenant's right to possession of the Premises and improvements
     thereon (iv) by any government body as the result of Tenant's
     operations; and (v) as the result of rentals payable under this Lease.
     All such taxes and assessments for partial years shall be apportioned
     and adjusted on a time basis.

<PAGE>

9.2  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, if necessary, in the name of TAA;
     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, and provided that,
     pending resolution of the protest, Tenant shall take any actions
     necessary (including conditional payment of the amount in dispute) to
     prevent the attachment or accrual of any tax lien or penalty.

                    ARTICLE 10 - RULES, REGULATIONS AND LAWS

10.1 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 and
     minimum standards with respect to the use of the Airport which have
     been or may in the future be adopted by TAA 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, including without limitation payment
     of employee payroll taxes.

10.2 NON-DISCRIMINATION

     A.   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 49 CFR Part
          21, Nondiscrimination in Federally Assisted Programs of the Department
          of Transportation, as it may be amended.

     B.   Tenant agrees 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 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 49
          CFR Part 21, Nondiscrimination in Federally Assisted Programs of the
          Department of Transportation, as it may be amended.

     C.   To the extent that Tenant conducts or engages in any aeronautical
          activity for furnishing services to the public at the Airport, Tenant
          shall furnish its services on a reasonable and not unjustly
          discriminatory basis to all users and charge 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.
<PAGE>

     D.   Tenant assures that it will comply with pertinent statutes, Executive
          Orders, and rules promulgated to assure that no person shall, on the
          grounds of race, creed, color, national origin, sex, age, or handicap,
          be excluded from participating in any activity conducted with or
          benefiting from Federal assistance.

10.3 FEDERAL REGULATIONS; SAFETY AND SECURITY

     Tenant shall conform to TAA, Federal Aviation Administration and
     Transportation Security Administration safety and security rules and
     regulations regarding use of the airport operations area, including
     runways, taxiways, and aircraft aprons by vehicles, employees,
     customers, visitors, etc., in order to prevent security breaches and
     avoid aircraft incursions and vehicle/pedestrian deviations; shall
     complete and pass airfield safe driving instruction programs when
     offered or required by TAA; and shall be subject to penalties as
     prescribed by TAA for violations of the airport safety and security
     requirements.

     Tenant and all persons operating under the rights granted hereunder
     shall comply with all applicable Federal laws, Federal Aviation
     Regulations and Transportation Security 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 TAA 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.

10.4  FAR PART 139 SAFETY STANDARDS AND INSPECTIONS

      Tenant and all persons operating under the rights granted hereunder
      shall comply with Part 139 of the Federal Aviation Regulations with
      respect to airport operations and safety, and shall comply with the
      standards established by TAA pursuant to Part 139. Tenant shall at all
      times take reasonable steps for the safe handling of aviation fuel and
      such steps shall include, but not be limited to, steps requested by TAA
      and those required under Federal Regulations. Tenant shall take
      immediate corrective action upon notice from TAA of noncompliance with
      Part 139 or with the standards established pursuant thereto. Tenant
      shall permit TAA to physically inspect the Premises for purposes of
      determining Tenant's compliance with Part 139 and this Section.

10.5  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 United States
      Department of Transportation and the Aeronautics Division of the
      Arizona Department of Transportation.

<PAGE>

10.6  EXCLUSIVE RIGHTS PROHIBITED

      Nothing contained in this Lease shall be construed to grant or
      authorize the granting of an exclusive right within the meaning of 49
      U.S.C. ss.ss. 40103(e) and 47107(a)(4).

10.7  ENVIRONMENTAL LAWS

     A.   Definitions

          (1)  "Environmental Laws" means any and all laws, rules, regulations,
               regulatory agency guidance and policies, ordinances, applicable
               court decisions, and airport guidance documents, directives,
               policies (whether enacted by any local, state or federal
               governmental authority, or by TAA) 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, including subsurface land and soil), or with the
               generation, handling, storage, disposal or use of chemicals or
               substances that could be detrimental to human health, the
               workplace, the public welfare, 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 either Section
               302(a)(2) of the Emergency Planning and Community Right-to-Know
               Act ("EPCRTKA") (42 U.S.C. ss. 1 1002(a)(2)) or any other
               Environmental Law.

          (3)  "Hazardous Material" means all solid, liquid or gaseous
               substances, materials and wastes that are, or that become,
               regulated under, or that are classified as hazardous or toxic or
               a "contaminant" or "pollutant" under any Environmental Law
               (including, but not limited to, Extremely Hazardous Substances
               and Toxic Chemicals and asbestos).

          (4)  "Release" means any releasing, disposing, discharging, injecting,
               spilling, leaking, leaching, pumping, dumping, emitting,
               escaping, emptying, seeping, dispersal, migration, transporting,
               placing, and actions of similar nature, including without
               limitation, the moving of any material through, into or upon any
               land, soil, surface water, ground water, or air, or otherwise
               entering into the environment.

          (5)  "Toxic Chemicals" means any substance or material subject to
               Section 313 of EPCRTKA (42 U.S.C. ss. 1 1002(a)(2)) or the Toxic
               Substances Control Act, 15 U.S.C. ss.2601 et seq., or any
               comparable Environmental Law.

     B.   Compliance

          (1)  Compliance with Environmental Laws Generallv. Tenant, at its own
               expense, shall ensure that Tenant and Tenant's agents, employees,
               contractors, invitees, sublessees, and any third party that comes
               in contact
<PAGE>

               with the Premises comply with all present and hereafter enacted
               Environmental Laws, and any amendments thereto, affecting
               operations on the Premises. In the event of a conflict between
               this provision and the mandate set forth in Paragraph 10.1,
               above, the interpretation most favorable to TAA shall apply.

          (2)  Governmental Submittals. Tenant shall timely, 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 with respect to any activity or
               operation on the Premises during the term of this Lease,
               including, but not limited to, timely submittal of permit
               applications and renewals, notices, and approvals. Should the
               Government determine that an environmental investigation of any
               kind and/or a cleanup plan be prepared or that a cleanup should
               be undertaken because of any Release or threat of a Release of
               Hazardous Materials at the Premises which occurs or may have
               occurred during the term of this Lease, regardless of whether
               Tenant caused the Release by any act or omission, then Tenant
               shall promptly and timely, 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.

               (3)  Information Sharing. Tenant shall provide to TAA a copy of
                    any and all information, reports, and applications submitted
                    to the Government as described in Paragraph 1 0.7B(2),
                    whether such submittal is routine with respect to any
                    regulatory refinement 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 TAA, Tenant shall promptly
                    provide all information requested by TAA 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 conditions on or adjacent to the Premises.
                    Tenant shall immediately notit~~ TAA of any correspondence
                    or communication from any governmental authority regarding
                    the application of Environmental Laws to the Premises or
                    Tenant's operation on the Premises.

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

          C.   Hazardous Materials

               (1)  No Violation. Tenant shall not cause or permit any Hazardous
                    Material to be used, generated, manufactured, produced,
                    stored, brought upon, or

<PAGE>

                    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. Tenant shall promptly notify TAA of any action
                    or condition that is contrary to any prohibition in the
                    previous sentence.

               (2)  Cleanup. Without limiting the foregoing, if the presence of
                    any Hazardous Material introduced in, on, under or about the
                    Premises during the term of this Lease by any person results
                    in any adverse impact whatsoever to the value, condition,
                    operations, or activities of the Premises, including the
                    environment on, under, or about 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 TAA'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, TAA
                    may, but 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 TAA in
                    connection therewith shall be paid by Tenant promptly upon
                    demand.

          D.   Clean Water Act

               (1)  Non-Stormwater Discharges. Notwithstanding Paragraph 10.
                    8(B)(1), Tenant shall not cause or permit any direct
                    discharge of non-stormwater flows under a National Pollutant
                    Discharge Elimination System ("NPDES") permit unless
                    specifically authorized in writing by TAA.

               (2)  Stormwater Discharges. Notwithstanding Paragraph 1
                    0.8(B)(l), any discharge of stormwater by Tenant or from
                    Tenant's operations at the Premises shall comply with the
                    NPDES Storm Water Multi-Sector General Permit ("MSGP") for
                    industrial activities and with any multi-sector permit
                    obtained by TAA. Tenant shall timely submit a Notice of
                    Intent to TAA indicating that it is subject to the TAA
                    permit. Tenant shall timely prepare a Storm Water Pollution
                    Prevention Plan ("SWPPP") that conforms to TAA's SWPPP and
                    that covers Tenant's operations or activities at the
                    Premises. Tenant shall be solely responsible for all fees,
                    assessments, and other costs charged by any governmental
                    authority in connection with the issuance of any permit or
                    any inspection or related

<PAGE>

                    event in connection with the NPDES MSGP or with respect to
                    the Premises.

          E.   Indemnity

               Tenant shall indemnify, defend and hold harmless TAA, 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 of warranty or representation, or damage to
               persons or property and any and all claims or actions brought by
               any party or governmental authority of any kind, alleging or
               arising in connection with (i) contamination of; or adverse
               effects on the environment (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 in whole or
               in part by any person or entity other than TAA) during the term
               of this Lease. 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 TAA bears any
               liability or responsibility under the Environmental Laws for any
               action that occurred on the Premises during the term of this
               Lease. This indemnification of TAA 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
               TAA'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; TAA shall have all the rights and remedies set
               forth in this Lease as well as all other rights and remedies
               provided by law.

          F.   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 Lease.

                          ARTICLE 11 - SUPERIOR RIGHTS

11.1  AGREEMENTS WITH UNITED STATES

      This Lease shall be subordinate to the provisions and requirements of
      any existing or future agreement between TAA and the United States,
      relative to the development, operation or maintenance of the Airport.
      Failure of Tenant or any occupant to comply with the requirements of
      any existing or future agreement between TAA and the United

                                       2
<PAGE>

      States, which failure shall continue after reasonable notice to make
      appropriate corrections, shall be cause for immediate termination of
      Tenant's rights hereunder.

11.2  RIGHTS OF GOVERNMENT DURING WAR OR NATIONAL EMERGENCY
      This Lease 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.

      Tenant and TAA 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 Lease, 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 TAA 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 Lease is in effect at the time
      of such taking.

11.3  RIGHTS OF TAA

      TAA 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 from Tenant, its agents,
      employees, subtenants or other occupiers of the Premises.

      TAA 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.

11.4  AGREEMENTS WITH CITY OF TUCSON

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

11.5  ABATEMENT OF OBLIGATION TO CONSTRUCT OR REBUILD

      Inasmuch as this Lease 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 Lease, 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.

                                       3
<PAGE>

11.6  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--3 13 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, TAA and certain other parties (collectively, the
      "Settling Defendants") and EPA have entered into that certain Consent
      Decree, which was entered by the United States District Court in the
      above-described action on February 17, 2000 (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.

              ARTICLE 12 - RESERVATION OF AVIGATION EASEMENT

12.1  EASEMENT

      There is reserved unto TAA, for the use and benefit of the public, a
      right of flight for the passage of aircraft in the airspace above the
      surface of the Premises, which shall include the right to cause in the
      airspace any noise inherent in the operation of aircraft, now known or
      hereafter used for navigation of or flight in or through the airspace,
      and for the use of the airspace for landing on, taking off from, or
      operation on the Airport.

12.2  STRUCTURES; ELEVATION LIMIT

      Tenant shall not erect or permit the erection of any structure or
      building, nor permit the growth of any tree on the Premises or any
      other obstruction, that exceeds the height requirements contained in 14
      CFR Part 77 or amendments thereto, or interferes with the runway and/or
      taxiway "line of sight" of the control tower. In the event these
      covenants are breached, TAA reserves the right to enter upon the
      Premises and to remove the offending structure or object at the expense
      of Tenant.

12.3  USE OF PREMISES
      Tenant, by accepting this Lease 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

                                       4
<PAGE>

      aforesaid covenant is breached, TAA reserves the right to enter upon
      the Premises and cause the abatement of such interference at the
      expense of Tenant.

                      ARTICLE 13 - ASSIGNMENT AND SUBLEASE

13.1  TAA'S CONSENT REQUIRED
      Tenant shall not, directly or indirectly, voluntarily or by operation
      of law, sell, assign, encumber, pledge or otherwise transfer or
      hypothecate all or any part of the Premises or Tenant's leasehold
      estate hereunder (collectively "Assignment"), or permit the Premises to
      be occupied by anyone other than Tenant or sublet the premises or any
      portion thereof ("Sublease") without TAA's prior written consent.

13.2  NO RELEASE OF TENANT; FURTHER ASSIGNMENTS
      No consent by TAA to any Assignment or Sublease by Tenant shall relieve
      Tenant of any obligation to be performed by Tenant under this Lease,
      whether arising before or after the Assignment or Sublease. The consent
      by TAA to any Assignment or Sublease shall not relieve Tenant of the
      obligation to obtain TAA's express written consent to any other
      Assignment or Sublease. Any Assignment or Sublease that is not in
      compliance with this Section shall be void and, at the option of TAA,
      shall constitute a material default by Tenant under this Lease. The
      acceptance of rent or payment of any other monetary obligation by TAA
      from a proposed assignee or subtenant shall not constitute the consent
      by TAA to such Assignment or Sublease.

13.3  CHANGES IN OWNERSHIP
      Any sale or other transfer, including transfer by consolidation, merger
      or reorganization, of twenty-five percent (25%) or more of the voting
      stock or membership interests of Tenant in a single or related
      transactions, if Tenant is a corporation or limited liability company,
      or any sale or other transfer of twenty-five percent (25%) or more of
      the partnership interest in Tenant, if Tenant is a partnership, shall
      be deemed to be an Assignment for purposes of this Section. As used in
      this subsection, the term "Tenant" shall also mean any entity that has
      guaranteed Tenant's obligation under this Lease, and the prohibition
      hereof shall be applicable to any sales or transfers of stock or
      partnership interests of said guarantor.

13.4  LIABILITY OF ASSIGNEE/SUBTENANT
      Each assignee, subtenant or other transferee shall assume, as provided
      in this subsection, all obligations of Tenant under this Lease and
      shall be and remain liable jointly and severally with Tenant for the
      payment of rent and all other monetary obligations hereunder, and for
      the performance of all the terms, covenants, conditions and agreements
      herein contained on Tenant's part to be performed; provided, however,
      that the assignee, subtenant, or other transferee shall be liable to
      TAA for rent only in the amount set forth in the Assignment or
      Sublease. In connection with a Sublease, Tenant or the subtenant shall
      deliver to TAA an instrument (acceptable in form and substance to TAA)
      agreeing that subtenant shall be bound by all of the terms and
      conditions of this

                                       5
<PAGE>

      Lease, other than those pertaining to rent, applicable to the subleased
      space and that subtenant shall, at TAA's sole option, attorn to TAA as
      lessor under the Sublease if this Lease is terminated for any reason
      and TAA chooses to keep the Sublease in effect. In connection with an
      Assignment, Tenant and the assignee shall deliver to TAA a copy of the
      Assignment, which shall be in form and substance reasonably
      satisfactory to TAA, by which assignee expressly assumes all
      obligations of Tenant under this Lease.

13.5  BANKRUPTCY

     A.   If this Lease is assigned to any person or entity pursuant to the
          provisions of the Bankruptcy Code, 11 U.S.C. Section 101 et seq., (the
          "Bankruptcy Code"), any and all monies or other consideration payable
          or otherwise to be delivered in connection with such assignment shall
          be paid or delivered to TAA, shall be and remain the exclusive
          property of TAA and shall not constitute property of Tenant or of the
          estate of Tenant within the meaning of the Bankruptcy Code. Any and
          all monies or other considerations constituting TAA's property under
          the preceding sentence not paid or delivered to TAA shall be held in
          trust for the benefit of TAA and be promptly paid or delivered to TAA.

     B.   Any person or entity to which this Lease is assigned pursuant to the
          provisions of the Bankruptcy Code, shall be deemed, without further
          act or deed, or have assumed all of the obligations arising under this
          Lease on and after the date of such assignment. Any such assignee
          shall upon demand execute and deliver to TAA an instrument confirming
          such assumption.

13.6  TAA'S FEES

      Within ten (10) days of TAA's delivery of a written invoice,
      identifying such costs and expenses, Tenant shall reimburse TAA for its
      expenses and attorneys' fees incurred in processing an Assignment or
      Sublease, but in no event less than Five Hundred Dollars ($500.00) for
      each such proposed transfer to cover the legal review and processing
      expenses of TAA, whether or not TAA shall grant its consent to such
      proposed transfers.

                            ARTICLE 14 - COMMISSIONS

14.1  REAL ESTATE BROKER COMMISSION

      Tenant warrants that they have not dealt with any brokers, real estate
      agents or licensees or finders with respect to this transaction and the
      Premises and that there are no real estate commissions owing, except as
      specifically disclosed by Tenant and otherwise provided for herein. If
      Tenant has dealt with any person or real estate broker with respect to
      leasing or renting the Premises, Tenant shall be solely responsible for
      the payment of any sum due such person or firm and Tenant shall
      indemnify and hold TAA harmless from any liability in respect thereto,
      including attorney's fees and costs incurred by TAA.

                                       6
<PAGE>

                       ARTICLE 15 - DEFAULTS AND REMEDIES

15.1  DEFAULT BY TENANT

      Tenant shall be in default under this Lease 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 Lease and such failure shall continue unremedied for
          a period of five (5) days after written notice from TAA; provided that
          Tenant shall not be entitled to the benefit of more than two (2) such
          grace periods of five (5) days under this paragraph A within any
          calendar year.

     B.   Tenant shall fail to furnish TAA with a valid surety bond or letter of
          credit, or a notice of renewal of such bond or letter of credit sixty
          (60) days before the stated expiration thereof; as provided in Section
          3.4 and such failure shall continue unremedied for a period of five
          (5) days after written notice from TAA.

     C.   Tenant or any of Tenant's agents, employees, guests, invitees, or
          subtenants, shall use Premises for any unlawful or illegal purpose and
          such use shall continue for a period of three (3) days after written
          notice from TAA; provided that Tenant shall not be entitled to the
          benefit of more than one (1) such grace period of three (3) days under
          this paragraph B during the Term of this Lease.

     D.   The actions of Tenant or any of Tenant's agents, employees, guests,
          invitees, or subtenants are in violation of the Airport Security Plan
          and result in official warning, notice or other action from the TAA
          Police Department and/or the Transportation Security Administration
          five (5) times in any twelve (12) month period, or fifteen (15) times
          during the Term of this Lease.

     E.   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 TAA to correct any such failure, if Tenant has
          instituted corrective action and is diligently pursuing the same)
          after TAA 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 under this paragraph within any
          calendar year.

     F.   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.

     G.   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

<PAGE>

          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.

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

15.2 REMEDIES OF TAA

     If Tenant shall be in default hereunder as set forth above, TAA may
     exercise any of the following remedies in TAA's sole discretion.

     A.   Termination

          TAA may, at its election, give Tenant written notice of its intention
          to terminate this Lease, which termination shall be effective on the
          effective date set forth in the notice, or on the date notice is
          deemed received under Section 18.8 if no effective date is stated.
          Tenant's rights (including the rights of any sublessee) to possession
          of the Premises shall cease and, with or without re-entry by TAA, this
          Lease and the Term shall terminate, and TAA may then re-enter and take
          possession of the Premises as provided below with respect to reentry
          without termination. Any such 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 TAA, 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 Lease.

     B.   Reentry Without Termination

          As an alternative remedy, TAA may, without terminating this Lease, 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 Lease as they come due.

          After such re-entry, TAA 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 TAA may deem advisable, with the right
          to make alterations and repairs to the Premises. Tenant and any
          sublessee hereby irrevocably appoints TAA as the agent and
          attorney-in-fact of Tenant and any sublessee 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 TAA in
          effecting such re-letting shall constitute a termination of this
          Lease, irrespective of the period for which such re-letting is made or
          the terms and conditions of such re-letting or otherwise.

                                       8
<PAGE>

     C.   Removal of Tenant

          Upon any re-entry of the Premises by TAA (whether or not the Lease is
          terminated), TAA 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 TAA 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 TAA as the agent and attorney-in-fact of Tenant
          to remove all of Tenant's property whatsoever situated upon the
          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 TAA from any costs, loss or damage whatsoever arising or
          occasioned by any such removal and storage of such property by TAA or
          its duly authorized agents in accordance with the provisions herein
          contained.

     D.   Damages

          Notwithstanding the termination of this Lease or any re-entry by TAA,
          Tenant shall continue to be liable for and TAA shall be entitled to
          recover as damages:

          (1)  the sum of all rent that is due and owing as of the date of
               termination or re-entry and all other sums then owing by Tenant
               hereunder;

          (2)  all rent as it accrues hereunder during the remaining Term or, if
               TAA elects to terminate the Lease, the discounted present value
               of the sum of all rentals to be paid for the remaining term of
               this Lease, calculated by TAA in its reasonable discretion, less
               any sums that Tenant proves could reasonably be avoided; and

          (3)  the reasonable costs incurred by TAA in re-letting the Premises
               (including brokerage commissions and attorney fees) and the
               reasonable costs to TAA necessary to place the Premises in
               condition for re-letting.

     E.   Credit

          Any rent, income, receipts, profits or other monies received or
          derived by TAA from any re-letting or other use of the Premises by TAA
          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.

15.3 REMEDIES CUMULATIVE

     All rights, options and remedies of TAA contained in this Lease shall
     be construed and held to be cumulative, and no one of them shall be
     exclusive of the other, and TAA 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 Lease (including but not

                                       9
<PAGE>

     limited to any right of "self help" or similar remedy in order to
     minimize any damages, expenses, penalties and related fees or costs).

15.4 NO WAIVER

     No waiver of any Event of Default of Tenant hereunder shall be implied
     from any acceptance by TAA of any rent or other payments due hereunder
     or any omission by TAA 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 TAA to or of any act by Tenant
     requiring TAA's consent or approval shall not be deemed to waive or
     render unnecessary TAA's consent or approval to or of any subsequent
     similar acts by Tenant.

15.5 CONTENT OF DEFAULT NOTICE

     Any default notice tendered to Tenant hereunder shall be deemed to be
     sufficient if it is reasonably calculated to put Tenant on inquiry as
     to the nature and extent of such default, and is made in accordance
     with Section 18.8.

                       ARTICLE 16 - TERMINATION BY TENANT

16.1 TERMINATION EVENTS

     Tenant may terminate this Lease at any time upon thirty (30) days
     written notice to TAA 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 TAA in the performance of any covenant or agreement
          herein required to be performed by TAA and the failure of TAA 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.

16.2  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.

<PAGE>

16.3 NO WAIVER

     No waiver by Tenant of TAA'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 TAA.

                      ARTICLE 17 - SURRENDER OF POSSESSION,
                              CONDITION OF PREMISES

17.1 SURRENDER

     Upon the expiration or earlier termination of this Lease, all rights
     herein granted to Tenant shall cease and terminate and Tenant shall
     forthwith surrender the Premises to TAA.

17.2 GOOD CONDITION

     The Premises shall be returned to TAA in as good condition as at the
     time of occupancy by Tenant, together with any improvements made by
     Tenant, except as otherwise provided in this Lease and except for
     ordinary wear and tear and casualty. Tenant shall remove any and all
     personal property, including portable buildings, signs, trade fixtures,
     machinery and equipment from the Premises; provided, however, that
     Tenant shall repair any damage caused by such removal. Any personal
     property remaining in the Premises after expiration or termination may
     be removed, sold or destroyed by TAA at Tenant's expense.

                           ARTICLE 18 - MISCELLANEOUS

18.1 ENTRY UPON PREMISES; REVIEW OF RECORDS

     TAA may enter upon the Premises subleased exclusively to Tenant
     hereunder at any reasonable time, for any purpose necessary, incidental
     to or connected with the exercise of its governmental functions, or to
     inspect the Premises for compliance with all applicable laws, rules,
     regulations and covenants hereunder or to prevent waste, loss or
     destruction. TAA shall have the right to review such records and
     documentation as shall demonstrate compliance with the terms of this
     Lease, including without limitation, maintenance logs and records for
     aircraft on the Premises evidencing that the aircraft is registered,
     certificated and in airworthy condition.

18.2 SUCCESSORS AND ASSIGNS BOUND

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

18.3 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 Lease.

<PAGE>

18.4 SEVERABILITY

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

18.5 APPLICABLE LAW

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

18.6 INDEPENDENT COUNSEL; CONSTRUCTION OF LEASE

     TAA and Tenant each acknowledge that they have been represented by
     independent counsel in connection with the preparation and review of
     this Lease and that the fact that this Lease was prepared by TAA's
     counsel as a matter of convenience shall have no import or
     significance. 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 Lease. No remedy or election given by any
     provisions of this Lease 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. 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 Lease 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.

18.7 COSTS AND ATTORNEYS' FEES

     A.   TAA's Review

          Tenant shall pay the expenses (including reasonable attorneys' fees
          and the fees of other consultants) incurred by TAA in drafting,
          negotiating and reviewing any of the documents (including, but not
          limited to, subleases, and plans and specifications of any
          improvements to be constructed by Tenant) for which TAA'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 Lease, 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]).

                                       12
<PAGE>

18.8 NOTICES; TENANT CONTACT

     Except as provided below with respect to emergencies, notice to either
     party shall be sufficiently served if it is in writing and is
     physically delivered; sent by certified mail, postage prepaid; or sent
     by facsimile transmission, to such party at the address set forth on
     the first page of this Lease, or to such other location as shall be
     provided by such party in writing from time to time.

     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. Service by facsimile transmission shall be
     deemed complete upon the date of transmission if an automatically
     generated confirmation slip shows the transmission to have been
     initiated prior to 4 p.m., Tucson time, and otherwise on the following
     day.

     Tenant shall also provide to TAA, in writing, the name, address and
     telephone number(s) of a representative of Tenant who TAA can contact,
     24 hours per day, 7 days a week, in the event of an emergency, which
     individual shall be authorized to act on behalf of Tenant.

18.9 SURVIVAL

     Indemnities of either party set forth herein shall survive expiration
     or earlier termination of this Lease.

18.10TIME IS OF THE ESSENCE

     Time is of the essence in the performance of this Lease.

18.11ADDITIONAL DOCUMENTS

     Each party agrees to perform any further acts and to execute and
     deliver any further documents which may be reasonably necessary to
     carry out the terms of this Lease.

18.12NON-WAIVER

     No waiver of any condition expressed in this Lease shall be implied by
     any neglect of TAA to enforce any remedy on account of the violation of
     such condition if such violation be continued or repeated subsequently,
     and no express waiver shall affect any condition other than the one
     specified in such waiver and that one only for the time and in the
     manner specifically stated. No receipt of monies by TAA from Tenant
     after the termination in any way of this Lease or Tenant's rights
     hereunder or after the giving of any notice shall reinstate, continue
     or extend the Term or affect any notice given to Tenant prior to
     receipt of such monies, it being agreed that after the service of
     notice or the commencement of a suit or after final judgment for
     possession of the Premises, TAA may receive and collect any rent or
     other sums due, and such payment shall not waive or affect said notice,
     suit or judgment.

                                       13
<PAGE>

18.13    FORCE MAJEURE

         Force Majeure shall mean delays caused by or resulting from and Act of
         God, severe weather conditions, war, insurrection, riot, civil
         commotion, fire or other casualty, strikes, lockouts, inability to
         obtain labor or materials, governmental regulations, or other causes
         beyond the party's reasonable control.

         Neither party shall have any liability whatsoever to the other party on
         account of any event of Force Majeure. If this Lease specifies a time
         period for performance of an obligation of either party, that time
         period shall be extended by the period of any delay caused by any event
         of Force Majeure. However, an event of Force Majeure shall not in any
         way affect Tenant's obligation to pay rent or other moneys due, nor
         shall it extend the Term of this Lease.

18.14    AUTHORITY TO EXECUTE

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

18.15    EFFECTIVE DATE

         This Lease shall be effective as of the date upon which both parties
         have executed below ("Effective Date").

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

              TUCSON AIRPORT AUTHORITY, INC., an
              Arizona nonprofit corporation

              By:
                 -----------------------------------------------------------
              Name:
                   ---------------------------------------------------------
              Title:
                    --------------------------------------------------------
              Date:
                   ---------------------------------------------------------
                                                                           "TAA"

              HAMILTON AEROSPACE TECHNOLOGIES, INC., a Delaware corporation
              d.b.a. Renegade Ventures, Inc.
              By:
                 -----------------------------------------------------------
              Name:
                   ---------------------------------------------------------
              Title:
                    --------------------------------------------------------
              Date:
                   ---------------------------------------------------------
                                                                        "Tenant"

    -AutoCoded Document

Exhibit
10.1

Jack
W. Moorman

June  2, 2005 

Ramesh C,
Trivedi
CEO
Integrated
Surgical Systems, Inc.
1850 Research Park Drive
Davis, CA 95816

Dr. Dr. Trivedi, 

I
enjoyed serving as a Director of ISS, but for personal reasons, I am resigning
from this position effective June 2, 2005. 

Sincerely, 

/s/   Jack W.
Moorman
       Jack
W. Moorman

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