Document:

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                                                                   Exhibit 10.1

                              SETTLEMENT AGREEMENT

         This Settlement Agreement ("this Agreement") is made and entered into
as of December 2, 1999, between and among Robert Murphy, individually and as
Trustee of The Murphy Family Trust; Alex Trebek, individually and as Trustee of
Gargoyle Productions, Ltd. Retirement Trust; Futura Investments, Inc., a
California corporation, on behalf of itself and as successor in interest to
Forest Lake Associates; Donald Bergman, individually and as administrator of
Futura Investments, Inc. Defined Benefits Pension Plan; and Rescor, Inc., a
California corporation (collectively, "Plaintiffs"), and Gary Player Direct,
Inc., a Delaware corporation ("GPD") and Gran Prix Marketing, Inc.
(collectively, "Defendants"), with reference to the following facts:

         A.       On or about July 7, 1998, Donald Bergman, Robert Murphy, and
                  Alex Trebek (collectively, "Investors") entered into a
                  Settlement Agreement with Golf One Industries, Inc. ("Golf
                  One"), A. J. Cervantes and Norm A. Kunin. On or about August
                  10, 1998, the parties entered into a First Amendment to
                  Settlement Agreement. On or about November 10, 1998, the
                  parties entered into a Second Amendment to Settlement
                  Agreement. The Settlement Agreement, as amended by the First
                  and Second Amendments, is hereinafter referred to as the
                  "Original Settlement Agreement."

         B.       Plaintiffs were the beneficiaries of the Original Settlement
                  Agreement. Plaintiffs contend that they did not receive what
                  they were entitled to pursuant to the Original Settlement
                  Agreement. On or about, May 11, 1999, Plaintiffs filed a
                  complaint (the "Complaint") in the Los Angeles Superior Court
                  Case No. BC210133 (the "Lawsuit"). On or about July 29, 1999,
                  the Court granted Plaintiffs' motion to appoint a receiver
                  ("Receiver").

         C.       On or about August 18, 1999, Plaintiffs and Defendants entered
                  into an agreement (the "August Settlement Agreement") to
                  resolve all of the claims set forth in the Complaint. Certain
                  payments were made to Plaintiffs pursuant to the August
                  Settlement Agreement. Plaintiffs contend that Defendants are
                  in default under the August Settlement Agreement.

         D.       Plaintiffs are the holders of 90,000 Class B warrants (the
                  "Class B Warrants"). The Class B Warrants are convertible into
                  shares of restricted common stock of GPD upon the payment of
                  $.20 per share.

         E.       The parties now desire to enter into an agreement whereby all
                  claims of Plaintiffs set forth in the Complaint or pursuant to
                  the August Settlement Agreement will be resolved, all on the
                  terms and conditions set forth below.

         With reference to and reliance upon the foregoing facts, THE PARTIES
HEREBY AGREE AS FOLLOWS:

         1.       Delivery of Stock. On or before December 15, 1999 or as soon
                  thereafter as the transfer agent can comply with the
                  requirements of this Section 1, GPD shall issue to Plaintiffs
                  100,000 shares of its restricted common stock (the "New
                  Shares"). The New Shares shall be issued in exchange for the
                  Class B Warrants and as
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                  additional consideration to Plaintiffs for the agreements
                  contained herein. The New Shares shall not be issued until the
                  Class B Warrants are surrendered to GPD (which surrender has
                  been completed by the Plaintiffs and is acknowledged by GPD)
                  and until Plaintiffs have delivered to GPD written notice
                  setting forth how the New Shares are to be allocated among the
                  Plaintiffs (which delivery of notice has been completed by the
                  Plaintiffs and is acknowledged by GPD).

         2.       Payment to Plaintiffs. Defendants agree to pay to Plaintiffs
                  the sum of $205,954.16 in full settlement of all claims
                  against GPD including without limitations the claims set forth
                  in the Complaint or under the August Settlement Agreement.
                  Prior to the date hereof, GPD made a payment of $25,000 to
                  Plaintiffs. After such payment, the unpaid balance is
                  $180,954.16. The parties agree to reduce such sum by $18,000,
                  which $18,000 shall be applied as the payment owing to convert
                  the Class B Warrants into the New Shares pursuant to Section 1
                  above. The remaining balance of $162,954.16 shall be paid in
                  20 equal installments of $8,000 each, on the 15th day of each
                  month, commencing December 15, 1999, and continuing until July
                  15, 2001, with the remaining sum of $2,954.16 due on August
                  15, 2001. Each check shall be made payable to Donald Bergman.
                  In the event GPD concludes a public or private debt or equity
                  financing with net proceeds to GPD in excess of $2.5 million,
                  GPD will retire any then outstanding balance of such
                  $162,954.16. Any check due on a weekend or a holiday shall be
                  due on the next business day.

         3.       Dismissal of Receiver and Entry of Stipulation Judgment.
                  Plaintiffs agree that they will not take any further action to
                  cause a Receiver to be appointed for GPD and, if one has been
                  appointed, will take all necessary action to cause the
                  Receiver to be dismissed and will take all necessary action
                  for the authorization of the appointment of a Receiver to be
                  dismissed. In the event GPD fails to make any of the payments
                  specified in Section 2 by the due date specified therein,
                  Defendants agree that a judgment may be entered against them
                  in the aggregate amount of all unpaid payments specified in
                  Section 2 in full satisfaction of all claims set forth in the
                  Complaint. Defendants agree to execute a Stipulation for
                  Judgment for such purpose, which Stipulation shall be held by
                  counsel for Plaintiffs pending such payments. It is agreed
                  that such Stipulation may be filed with the court at any time
                  after the due date if any of said payments have not been made,
                  and that the aggregate amount of the unpaid payments specified
                  in Section 2 shall be the amount set forth in the Stipulation,
                  provided that such Stipulation shall not be filed unless
                  Defendants and their counsel have been furnished with written
                  notice of any such default and the specified default remains
                  uncured for five (5) days after receipt of such notice. If
                  payment in full of the sums specified in Section 2 has been
                  made prior to filing the Stipulation with the court, the
                  Stipulation shall be marked void and returned to counsel for
                  Defendants and the Lawsuit shall be dismissed with prejudice.
                  Evidence of such dismissal (including the Plaintiff's lodging
                  of an appropriate Request for Dismissal with Prejudice
                  consistent with this Agreement) shall be promptly provided to
                  counsel for Defendants.

         4.       Mutual General and Special Releases.

                  A.       Except for the obligations created hereunder, each of
                           the Plaintiffs hereby, for himself and his or itself
                           and its successors and assigns, forever

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                           releases, relieves and discharges each of the
                           Defendants and his or its agents, representatives,
                           consultants, employees, officers, directors,
                           shareholders, partners, predecessors, subsidiaries,
                           related entities and affiliates, attorneys,
                           successors and assigns including GPD's current and
                           former directors, officers, consultants, and
                           attorneys from any and all claims, demands, actions,
                           cause or causes of action, suits, debts, sums of
                           money, controversies, damages, obligations, and
                           liabilities of every kind and nature, whether known
                           or unknown, suspected or unsuspected, vested or
                           contingent, and whether or not concealed or hidden,
                           in law, equity or otherwise, that have existed or may
                           have existed, or that do exist as of the date this
                           Agreement is entered into as set forth above,
                           including without limitation any claim set forth or
                           which could have been set forth in the Complaint and
                           any and all security interests, liens, or other
                           encumbrances held by any of the Defendants against
                           GPD and/or any of its subsidiaries or their
                           respective assets.

                  B.       Except for the obligations created hereunder, each of
                           the Defendants hereby, for himself and his or itself
                           and its successors and assigns, forever releases,
                           relieves and discharges each of the Plaintiffs and
                           his or its agents, representatives, consultants,
                           employees, officers, directors, shareholders,
                           partners, predecessors, subsidiaries, related
                           entities and affiliates, attorneys, successors and
                           assigns, from any and all claims, demands, actions,
                           cause or causes of action, suits, debts, sums of
                           money, controversies, damages, obligations, and
                           liabilities of every kind and nature, whether known
                           or unknown, suspected or unsuspected, vested or
                           contingent, and whether or not concealed or hidden,
                           in law, equity or otherwise, that have existed or may
                           have existed, or that do exist as of the date this
                           Agreement is entered into as set forth above,
                           including without limitation any claim set forth or
                           which could have been set forth in the Complaint.

                  C.       Each party hereto acknowledges and agrees that the
                           facts in respect to which this release is given may
                           turn out to be other than or different than expected,
                           and expressly, knowingly and voluntarily waives any
                           and all benefits and rights granted pursuant to
                           Section 1542 or the Civil Code of the State of
                           California with which section it is familiar and
                           which section reads as follows:

                                    "A general release does not extend to claims
                                    which the creditor does not know or suspect
                                    to exist in his favor at the time of
                                    executing the release, which if known by
                                    him, must have materially affected his
                                    settlement with the debtor."

                  D.       Each party hereto understands and realizes that there
                           may exist at this time claims herein released, the
                           nature of which has not yet been discovered. It is
                           expressly understood and agreed that the possibility
                           that such a claim exists has been explicitly taken
                           into account in determining the considerations to be
                           given for this release and that a portion of that
                           consideration, having been bargained for in full
                           knowledge of the

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                           possibility of such unknown claims, was given in
                           exchange for this release.

                  E.       Each party hereto represents and warrants that no
                           claim or right that is released or dismissed under
                           this Agreement has been transferred, hypothecated,
                           assigned or given away by that party prior to the
                           date of this Agreement.

         5.       Covenant Not to Sue. Without limiting in any way the releases
                  set forth above, and subject to the performance of the terms,
                  conditions, obligations and promises herein contained, each
                  party hereto hereby covenants and warrants that it will not
                  sue or otherwise commence or prosecute, or cause to be
                  commenced or prosecuted, any action or proceeding, civil,
                  criminal, administrative, or otherwise, related in any way to
                  any matter released by this Agreement.

         6.       Disputed Claims. It is expressly understood and agreed that
                  this Agreement is being made solely for the purpose of
                  avoiding the expense and inconvenience of litigation and that
                  it is not to be construed as an admission on the part of any
                  party hereto of any unlawful, wrongful or improper conduct or
                  of any liability to any other party, all of which is expressly
                  denied.

         7.       Further Acts. The parties agree to cooperate in the
                  implementation of the terms of this Settlement Agreement and
                  to execute such documents as may reasonably be necessary to
                  carry out same within three (3) days of receipt of a written
                  request therefor including without limitation the execution
                  and delivery of UCC termination statements attached hereto to
                  be signed by Plaintiffs and any other UCC termination
                  statements consistent with this Agreement and prepared and
                  submitted by GPD to the Defendants.

         8.       Representations of the Parties. Each of the parties
                  represents, warrants and agrees as follows:

                  a.       Such party has received independent legal advice from
                           attorneys of its choice with respect to the
                           advisability of making this settlement and entering
                           into this Agreement. Prior to the execution of this
                           Agreement the attorneys for each party reviewed this
                           Agreement at length and had an opportunity to make
                           any desired changes.

                  b.       Such party has made such investigation of the facts
                           pertaining to this Agreement, and of all other
                           matters related hereto, as such party deems
                           necessary.

                  c.       This Agreement has been carefully read by, the
                           contents hereof are known and understood by, and it
                           is signed voluntarily by, each person executing this
                           Agreement.

                  d.       Each party executing this Agreement on behalf of a
                           party warrants and represents that his is fully
                           authorized to do so and that his signature on this
                           Agreement shall bind said party to the terms and
                           provisions of this Agreement.

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                  e.       This Agreement is intended to be final and binding
                           and to be effective as a full and final accord and
                           satisfaction of any and all disputes between the
                           parties. Each party is relying upon the finality of
                           this Agreement as a material factor inducing said
                           party's decision to settle said dispute.

                  f.       None of the claims settled hereby have been
                           transferred or assigned to a third party.

         9.       General Provisions.

                  A.       Binding Upon Successors. All the terms of this
                           Agreement shall be binding upon, inure to the benefit
                           of and be enforceable by the successors, assigns and
                           heirs of the parties hereto.

                  B.       Integration Clause. This Agreement constitutes the
                           whole and only existing and binding agreement between
                           the parties hereto concerning the releases granted
                           between and among them and supersedes all prior
                           understandings on that subject, whether written or
                           oral. Other than the representations and warranties
                           expressly stated as such in this Agreement, there are
                           no warranties, promises or representations of any
                           kind, express or implied, upon which any party has
                           relied in entering into this Agreement.

                  C.       Amendments. This Agreement may be modified or amended
                           only by writing signed by the party to be charged.

                  D.       Counterparts. This Agreement may be executed in
                           counterparts.

                  E.       Counsel. Each party has been represented by counsel
                           in the negotiation and execution of this Agreement,
                           and shall be responsible for its costs and attorney's
                           fees incurred in connection with this Agreement and
                           its preparation.

                  F.       Headings. The headings in this Agreement are for the
                           convenience of the reader only and are not to be
                           considered in any construction of this Agreement.

                  G.       Preparation of Agreement. This Agreement was prepared
                           as a result of discussions between the parties hereto
                           and shall be interpreted fairly and in accordance
                           with its plain meaning and not construed as if
                           prepared exclusively or primarily on behalf of or by
                           either of the parties hereto.

                  H.       Gender and Number. As used in this Agreement,
                           masculine, feminine or neuter gender and the singular
                           or plural number shall each be deemed to include the
                           other wherever and whenever the context or
                           construction so dictates.

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         IN WITNESS WHEREOF, the parties hereto have executed this Settlement
Agreement as of the date set for above.

"GARY PLAYER DIRECT, INC."                 "GRAN PRIX MARKETING, INC."

By:                                        By:
   ---------------------------------          ----------------------------------
    Carl Casareto, Executive                   Carl Casareto, Executive
    Vice President                             Vice President

"MURPHY"                                   "TREBEK"

------------------------------------       -------------------------------------
Robert Murphy, Individually and as         Alex Trebek, Individually and as
Trustee of The Murphy Family Trust         Trustee of Gargoyle Productions, Ltd.
                                           Retirement Trust

"BERGMAN"                                  "FUTURA INVESTMENTS, INC."

                                            By:
------------------------------------       -------------------------------------
Donald Bergman, Individually and on            Donald Bergman, President
Behalf of Futura Investments, Inc.,
Defined Benefits Pension Plan

"RESCOR, INC."

By:
   ---------------------------------
    Donald Bergman, President

                                       6<PAGE>   1
                                                                Exhibit 10.2

                                STANDARD SUBLEASE

         1. PARTIES. This Sublease, dated, for reference purposes only, January
10, 2000, is made by and between Tri-Counties Association for the
Developmentally Disabled, Inc. ("Sublessor") and Gary Player Direct, Inc.
("Sublessee").

         2. PREMISES. Sublessor hereby subleases to Sublessee and Sublessee
hereby subleases form Sublessor for the term, at the rental, and upon all of the
conditions set forth herein, that certain real property, including all
improvements therein, and commonly known by the street address of 1428 Philips
Lane, Suited 203 located in the County of San Luis Obispo, State of California
and generally described as approximately 3050 square feet of second floor
professional office space.

         3. TERM.

                  3.1 TERM. The Term of this Sublease shall be for the period of
time beginning on the date Sublessor notifies Sublessee of Master Lessor's
effective consent to this Sublease and ending on June 30, 2000 unless sooner
terminated pursuant to any provision hereof.

         4. RENT.

                  4.1 BASE RENT. Sublessee shall pay to Sublessor as Base Rent
for the Premises equal monthly payments of $4,236.82 in advance, on the first
day of each month of the term hereof. Sublessee shall pay Sublessor upon the
execution hereof as Base Rent in the sum of $7202.59, which is approximately the
Base Rent which shall be owed from the Sublease commencement date through
February 29, 2000. Once the actual commencement date of the Sublease is
determined, if the actual Base Rent owed by Sublessee for such time is less than
$7,202.59, the difference shall be credited by Sublessor to the Base Rent due in
March 2000.

                  4.2 RENT DEFINED. All monetary obligations of Sublessee to
Sublessor under the terms of this Sublease (except for the Security Deposit) are
deemed to be rent ("Rent"). Rent shall be payable in lawful money of the United
States to Sublessor at the address stated herein or to such other persons or as
such other places as Sublessor may designate in writing.

         5. SECURITY DEPOSIT. Sublessee shall deposit with Sublessor upon
execution hereof $4,236.82 as security for Sublessee's faithful performance of
Sublessee's obligation hereunder.

         6.  USE

                  6.1 AGREED USE. The premises shall be used and occupied only
for professional office uses and purposes directly related to Sublessee's
Business and for no other purpose.

                  6.2 ACCEPTANCE OF PREMISES AND LESSEE. Sublessee acknowledges
that:

                           (a) It has been advised by Brokers to satisfy itself
with respect to the condition of the Premises (including but not limited to
electrical, HVAC and fire sprinkler system, security, environmental aspects, and
compliance with Applicable Requirements), and their suitability for Sublessee's
intended use.

                           (b) Sublessee has made such investigation as it deems
necessary with reference to such
matters and assumes all responsibility therefore as the same relate to its
occupancy of the Premises, and accepts the Premises in "AS IS" condition, and;

                           (c) Neither Sublessor, Sublessor's agents, nor any
Broker has made any oral or written
representations or warranties with respect to said matters other than as set
forth in this Sublease.

         In addition, Sublessor acknowledges that:

                           (a) Broker has made no representation, promises or
warranties concerning Sublessee's ability to honor the Sublease or suitability
to occupy the Premises, and;
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                           (b) It is Sublessor's sole responsibility to
investigate the financial capability and/or suitability of all proposed tenants.

         7. MASTER LEASE

                  7.1 Sublessor is the lessee of the Premises by virtue of a
lease, hereinafter the "Master Lease", a copy of which is attached hereto marked
Exhibit 1, wherein Keith Bruington is the lessor, hereinafter the "Master
Lessor".

                  7.2 This Sublease is and shall be at all times subject and
subordinate to the Master Lease.

                  7.3 The terms, conditions and respective obligations of
Sublessor and Sublessee to each other under this Sublease shall be the terms and
conditions of the Master Lease except for those provisions of the Master Lease
which are directly contradicted by this Sublease in which event the terms of
this Sublease document shall control over the Master Lease. Therefore, for the
purpose of this Sublease, wherever in the Master Lease the word "Lessor" is used
is shall be deemed to mean the Sublessor herein and wherever in the Master Lease
the word "Lessee" is used it shall be deemed to mean the Sublessee herein.
Notwithstanding the foregoing. Sublessor shall not be liable for Master Lessor's
obligations in Paragraph 5.2.2, 5.3.1, 6A, 8, 10.1, 13, 18 and 29 of the Master
Lease; provided, however, to the extent Master Lessor breaches any of its
obligations under such provisions of the Master Lease. Sublessor shall
diligently prosecute its rights against Master Lessor on receipt of written
request from Sublessee and/or Sublessor shall assign its rights against Master
Lessor to Sublessee, on request.

                  7.4 During the term of this Sublease and for all periods
subsequent for obligations which have arisen after the commencement date of the
term and prior to the termination of this Sublease. Sublessee does hereby
expressly assume and agree to perform and comply with, for the benefit of
Sublessor and Master Lessor, each and every obligation of Sublessor under the
Master Lease except for the following paragraphs which are excluded therefrom:
Paragraph 39. Sublessee shall not have any right or option to extend the
Sublease term beyond June 30, 2000.

                  7.5 The obligations that Sublessee has assumed under paragraph
7.4 hereof are hereinafter referred to as the "Sublessee's Assumed Obligations".
The obligations that Sublessee has not assumed under paragraph 7.4 hereof are
hereinafter referred to as the "Sublessor's Remaining Obligations".

                  7.6 Sublease shall hold Sublessor free and harmless from all
liability, judgements, costs, damages, claims or demands, including reasonable
attorney's fees, arising out of Sublessee's failure to comply with or perform
Sublessee's Assumed Obligations, except to the extent that any of the foregoing
is attributed to the negligence or willful misconduct of Sublessor and/or Master
Lessor or any of their respective agents, servants, employees or contractors.

                  7.7 Sublessor agrees to maintain the Master Lease during the
entire term of the Sublease, subject, however, to any earlier termination of the
Master Lease without the fault of the Sublessor, and to comply with or to
perform Sublessor's Remaining Obligations and to hold Sublessee free and
harmless from any liability, judgements, costs, damages, claim or demands
arising out of Sublessor's failure to comply with or perform Sublessor's
Remaining Obligations.

                  7.8 Sublessor represents to Sublessee that the Master Lease is
in full force and affect and that no default exists on the part of any Party to
the Master Lease.

         8. ASSIGNMENT OF SUBLEASE AND DEFAULT.

                  8.1 Sublessor hereby assigns and transfers to Master Lessor
the Sublessor's interest in this Sublease, subject however to the provisions of
Paragraph 8.2 hereof.

                  8.2 Master Lessor, by executing this document, agrees that
until a Default shall occur in the performance of Sublessor's Obligations under
the Master Lease, that Sublessor may receive, collect and enjoy the Rent
accruing under this Sublease. However, if Sublessor shall Default in this
performance of its obligations to
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Master Lessor then Master Lessor may, at its option, receive and collect
directly from Sublessee all Rent owing and to be owed under this Sublease.
Master Lessor shall not, by reason of this assignment of the Sublease nor by
reason of the collection of the Rent for the Sublessee, be deemed liable to
Sublessee for any failure of the Sublessor to perform and comply with
Sublessor's Remaining Obligations.

                  8.3 Sublessor hereby irrevocably authorizes and directs
Sublessee upon receipt of any written notice from the Master Lessor stating that
a Default exists in the performance of Sublessor's obligations under the Master
Lease, to pay to Master Lessor the Rent due and to become due under the
Sublease. Sublessor agrees that Sublessee shall have the right to rely upon such
statement and request from Master Lessor, and that Sublessee shall pay such Rent
to Master Lessor without any obligations or right to inquire as to whether such
Default exists and notwithstanding any notice from or claim from Sublessor to
the contrary and Sublessor shall have no right or claim against Sublessee for
any such Rent so paid by Sublessee.

                  8.4 No changes or modifications shall be made to this Sublease
without the consent of Master Lessor.

         9. CONSENT OF MASTER LESSOR.

                  9.1 In the event that the Master Lease requires that Sublessor
obtain the consent of Master Lessor to any subletting by Sublessor than, this
Sublease shall not be effective unless, within ten days of the date hereof.
Master Lessor signs this Sublease thereby giving its consent to this Subletting.

                  9.2 In the event that the obligations of the Sublessor under
the Master Lease have been guaranteed by third parties then neither this
Sublease, nor the Master Lessor's consent, shall be effective unless, within 10
days of the date hereof, said guarantors sign this Sublease thereby giving their
consent to this Sublease.

                  9.3 In the event that the Master Lessor does give consent
then:

                           (a) Such consent shall not release Sublessor of its
obligations of alter the primary liability of Sublessor to pay the Rent and
perform and comply with all of the obligations of Sublessor to be performed
under the Master Lease.

                           (b) The acceptance of Rent by Master Lessor from
Sublessee or anyone else liable under the Master Lease shall not be deemed a
waiver by Master Lessor of any provisions of the Master Lease.

                           (c) The consent of this Sublease shall not constitute
a consent to any subsequent subletting or assignment.

                           (d) In the event of any Default of Sublessor under
the Master Lease. Master Lessor may proceed directly against Sublessor, any
guarantors or anyone else liable under the Master Lease of this Sublease without
first exhausting Master Lessor's remedies against any other person or entity
liable thereon to Master Lessor.

                           (e) Master Lessor may consent to subsequent
subletting and assignments of the Master Lease or this Sublease or any
amendments or modifications thereto without notifying Sublessor or anyone else
liable under the Master Lease and without obtaining their consent and such
action shall not relieve such persons from liability (however, Sublessee shall
not sub sub-lease or assign its subleasehold interest without Sublessor's
consent).

                           (f) In the event that the Sublessor shall Default in
its obligations under the Master Lease, then Master Lessor, at its option and
without being obligated to do so, may require Sublessee to attorn to Master
Lessor in which event Master Lessor shall undertake the obligations of Sublessor
under this Sublease from the time of the exercise of said option to termination
of this Sublease but Master Lessor shall not be liable for any prepaid Rent nor
any Security Deposit paid by Sublessee, nor shall Master Lessor be liable for
any other Defaults of the Sublessor under the Sublease.

                  9.4 The signature of the Master Lessor and any Guarantors of
Sublessor at the end of this document shall constitute their consent to the
terms of this Sublease.
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                  9.5 Master Lessor acknowledges that, to the best of Master
Lessor's knowledge, no Default presently exists under the Master Lease of
obligations to be performed by Sublessor and that the Master Lease is in full
force and effect.

                  9.6 In the event that Sublessor Defaults under its obligations
to be performed under the Master Lease by Sublessor, Master Lessor agrees to
deliver the Sublessee a copy of any such notice of Default. Sublessee shall have
the right to cure any Default of Sublessor described in any notice of Default
within ten days after service of such notice of Default on Sublessee. If such
Default is cured by Sublessee then Sublessee shall have the right of
reimbursement and offset from and against Sublessor.

         10. BROKERS FEE.

                  10.1 Upon execution hereof by all parties, Sublessor shall pay
to Rossetti Company a licensed real estate broker,("Broker"), a fee as set forth
in a separate agreement between Sublessor and Broker.

         11. ATTORNEY'S FEE. If any party of the Broker named herein brings an
action to enforce the terms hereof or to declare rights hereunder, the
prevailing party in any such action, on trial and appeal, shall be entitled to
his reasonable attorney's fee to be paid by the losing party as fixed by the
Court.

         12. ADDITIONAL PROVISIONS. (If there are no provisions, draw a line
from the point to the next printed word after the space left here. If there are
additional provisions place the same here).

         13. REPRESENTATIONS AND INDEMNITIES REGARDING BROKER RELATIONSHIPS.
Sublessor and Sublessee each represent and warrant to the other that it has had
no dealing with any broker (other than Rossetti company) in connection with this
Sublease, and that no one other than said named broker is entitled to any
commission or finder's fee in connection herewith. Sublessor and Sublessee do
hereby each agree to indemnify, protect, defend and hold the other harmless from
and against any liability for compensation or charges which may be claimed by
any such unnamed broker or finder or similar party by reason of any dealings or
actions of the indemnifying party, including any costs, expenses and attorney's
fees incurred with respect thereto.

         14. PARKING RIGHTS. Sublesse shall have exclusive use of the ten
parking spaces provided for in Section 1 of the Master Lease.

         15. FIXTURIZATION RIGHTS. Upon full execution of this Sublease,
Subleasee may enter onto the Premises for its use, but Sublessee shall not have
the right to occupy the Premises for its business until after Master Lessor
consents to this Sublease. If Master Lessor fails to consent to this Sublease,
Subleasee accepts all risk and responsibility for the cost of fixturizing the
Premises and hereby waives any and all claims against Sublessor for Sublessee's
costs in connection therewith.

         16. INDEMNITY. Sublessor hereby agrees to indemnify, protect, defend
and hold Sublessee harmless from and against all liabilities, claims, suits,
actions and costs (including reasonable attorney's fees and costs) arising out
of or in connection with any injury of damage to person or property which
occurred in or about the Premises and/or the Building prior to the commencement
of the Sublease term as a result of the negligence or willful misconduct of
Sublessor, including without limitation taking any and all action and paying any
and all expenses (subject to the Sublessee's ordinary wear and tear or
negligence during the term of Sublease) in order to surrender the Premises to
the Master Lessor in compliance with Section 12 of the Master Lease at the
expiration of this Sublease and Master Lease.

         17. DISPOSITION OF SECURITY DEPOSIT. The security deposit shall be
maintained in Sublessor's interest-bearing checking account and may be
commingled with Sublessor's other funds. Any balance of the security deposit and
interest thereon shall be returned by Sublessor to Sublessee within 30 days
after termination of the Sublease, subject to any rights which Sublessor may
have in the security deposit as a result of Sublessee's breach of the Sublease.
<PAGE>   5
                                   SIGNATURES

                                                      TRI-COUNTIES ASSOCIATION
                                                      FOR THE DEVELOPMENTALLY
                                                      DISABLED,INC.

                                          By: /s/ Laura Owens
                                             ---------------------------------
                                             Laura Owens,
                                             Chief Financial Officer

                                                      GARY PLAYER DIRECT, INC.

                                          By: /s/ Barbara Nunez
                                             ---------------------------------
                                             Barbara Nunez,
                                             Corporate Secretary

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