Document:

Exhibit 10.12 Lease Agreement

EXHIBIT 10.12

10.12   Lease Agreement between Boca Chica Tower and CommunicateNow.com, Inc.

                                 Lease Agreement

     This lease Agreement is between Boca Chica Tower, hereinafter called
"Lessor", and bizfinders.com, hereinafter called "Lessee".

     Lessor agrees to lease to Lessee, and Lessee agrees to lease from Lessor,
the following described premises, to-wit:

     Lease Space designated Suite 306, located on the Third Floor of 2100 Boca
Chica Tower Building at 2100 Boca Chica Boulevard in Brownsville, Cameron
County, Texas;

Upon the following terms and conditions:

1.   The term of this Lease shall be for one (1) year, beginning June 1st, 2001
     and ending at midnight, central standard time, May 31st, 2002, unless
     sooner terminated as herein provided.
2.   Lessee will use the Leased Premises for office purposes only, unless Lessor
     gives Lessee prior written consent for a different use.
3.   Lessee will pay Lessor, at the office of the building, as rent for the
     Leased Premises, the sum of $4,296.00 payable in twelve (12) equal monthly
     payments of $358.00 in advance  on the 1st day of each month, without
     notice, beginning June 1st, 2001.
4.   Lessee shall have the option to renew this Lease for an additional one (1)
     year upon the same terms and conditions, except that the rent shall be
     renegotiated. (In general, increase in rent for the renewal term will be
     based upon the increase in Lessor's cost over the prior year of owning and
     maintaining the building, including the parking lot and other facilities.)
5.   Lessee acknowledges that his acceptance of possession of the Leased
     Premises constitutes conclusive admission that he has inspected the Leased
     Premises and has found it in good condition and repair.
6.   So long as Lessee is not in default hereunder, Lessor shall furnish the
     Leased Premises during reasonable and usual business hours the following
     services at Lessor's sole expense:
     (a). Heat and air conditioning during the customary periods of the year
          when and to the same extent Lessor furnishes heat and air conditioning
          for other portions of the building.
     (b). Elevator service for the use of all tenants and occupants of the
          building and their invitees.
     (c). Electricity, gas and water utilized in operating facilities serving
          the Leased Premises.
7.   Lessee shall peacefully have, hold and enjoy the Leased Premises during the
     entire term hereof, subject to the terms and conditions set forth herein,
     and provided Lessee pays the rental required of him and performs all of the
     covenants and agreements herein contained.
8.   Lessee covenants and agrees with Lessor:
     (a). To pay the rent provided to be paid hereunder at the time and in the
          manner provided.
     (b)  At his cost and expense, to repair or replace any damage or injury
          done to the building, or any part thereof, caused by him or his
          agents, employees, invitees or visitors; provided, however, if Lessee
          fails to make such repairs or replacements promptly, Lessor may, at
          its option, make such repairs or replacements, and Lessee shall pay
          the cost thereof to Lessor on demand.
     (c). Not to commit or allow any  waste or damage to be committed on any
          portion of the Leased Premises, and at the termination of this Lease
          Agreement, by lapse of time or otherwise, to deliver up said Leased
          Premises in as good condition as at date of his possession, ordinary
          wear and tear excepted, and upon such termination Lessor shall have
          the right to re-enter and resume possession of Leased Premises.
     (d). Not to assign this Agreement or sublet the Leased Premises, or any
          part thereof, without first obtaining the written consent of Lessor.
          Lessor agrees that it will not unreasonably or arbitrarily refuse to
          give such consent.  In no event shall any such assignment or sublease
          release Lessee from any obligation or liability hereunder.
     (e). Not to permit the Leased Premises to be used for any purpose other
          than that stated in the use clause hereof, or make or allow to be made
          any  alterations or physical additions in or to the Leased Premises
          without first obtaining the written consent of Lessor.  Any and all
          such alterations or physical additions, when made, shall become the
          property of Lessor and shall be surrendered to Lessor upon the
          termination of this Lease Agreement by lapse of time or otherwise;
          provided, however, this clause shall not apply to movable equipment or
          furniture by Lessee.
     (f). Not to occupy or use, or permit any portion of the Leased Premises to
          be occupied or used for any business or purpose which is  unlawful,
          disreputable or deemed to be extrahazardous on account of fire, or
          permit anything to be done which would in any way increase the rate of
          fire insurance coverage on the building and/or its contents.
     (g). To comply with all laws, ordinances, rules and regulations of all
          governmental authorities having jurisdiction relating to the use,
          condition or occupancy of the Leased Premises.  Lessee shall comply
          with the rules of the building adopted by Lessor which are set forth
          on a schedule either attached hereto or to be initialed by the parties
          hereto, and made a part hereof as fully as though set forth herein.
          Lessor shall have the right to change such rules and regulations or to
          amend them in any reasonable manner as it may deem advisable for the
          safety, care and cleanliness of the Leased Premises and for
          preservations  of good order all of which changes and amendments will
          be sent by Lessor to Lessee in writing and shall be thereafter carried
          out and observed by Lessee.
     (h). To permit Lessor or its agents or representatives to enter into and
          upon any part of the Leased Premises at all reasonable hours to
          inspect same, clean or make reairs, alterations or additions thereto,
          as Lessor may deem necessary or desirable, and Lessee shall not be
          entitled to any abatement or reduction of rent by reason thereof.
     (i). To conduct his  business and control his agents, employees, invitees
          and visitors in such manner as not to  create any nuisance, or
          interfere with, annoy or disturb any other tenant or Lessor in its
          operation of the building.
9.   Unless otherwise expressly stipulated herein, Lessor shall not be required
     to make any improvements or repairs of any kind or character on the Leased
     Premises during the term of this Lease Agreement, except such repairs as
     may be required by normal maintenance operations.
10.  Except as may be herein otherwise expressly  provided, Lessor shall not be
     liable to Lessee for any damage to persons or property caused by Lessor's
     negligence, and Lessee shall not be liable to Lessor for any damage to
     persons or property caused by Lessee's negligence.
11.  Lessor and Lessee mutually covenant and agree as follows:
     (a). If all or substantially all of the Leased Premises shall be taken or
          condemned for any public purpose, this Lease Agreement shall, at the
          option of either party, forthwith cease and terminate.  If less than a
          substantial portion of the Leased Premises be taken, the rental
          payment hereunder shall be reduced by just and proportionate amount.
          Lessor or Lessee shall not be liable or responsible to each other for
          any loss or damage to any property or person occasioned by theft,
          fire, act of God, public enemy, injunction, riot, strike,
          insurrection, war, court order, requisition or order of governmental
          body or authority beyond the control of Lessor or Lessee, as the case
          may be, or for any damage or inconvenience  which may arise through
          repair or alteration of any part of the building, or failure to make
          any such repairs or from any cause whatever, unless caused solely by
          Lessor's or Lessee's gross  negligence,  as the case may be, except as
          may be herein otherwise expressly provided.
     (b). In consideration of the mutual benefits arising under this Lease
          Agreement, Lessee hereby grants to Lessor a lien on all property of
          Lesse now or hereafter placed in or upon the Leased Premises (except
          such part of any property as may be exchanged, replaced or sold from
          time to time in the ordinary course of business operation or trade)
          and such property shall be and remain subject to such lien of Lessor
          for payment of all rent and other sums agreed to be paid by Lessee
          herein. Said lien shall be in addition to and cumulative of landlord's
          liens provided by law.
     (c). In the event the Leased Premises are abandoned by Lessee, Lessor shall
          have the right, but not the obligation, to relet same for the
          remainder of the term provided for herein; and if the rent received
          through such reletting does not at least equal the rent provided for
          herein, Lessee shall pay and satisfy any deficiency between the amount
          of the rent so provided for and that received through reletting, and,
          in addition thereto, shall pay all expenses incurred in connection
          with any such reletting, including, but not limited to, the cost of
          renovating, altering and decorating for a new occupant. Nothing herein
          shall be construed as in any way denying Lessor the right in the event
          of abandonment of said Leased Premises or other breach of the Lease
          Agreement by  Lessee, to treat the same as an entire breach and at
          Lessor's option immediately sue for the entire breach of this Lease
          Agreement and any and all damages which Lessor suffers thereby.
     (d). In the event of holding over by Lessee after expiration or termination
          of this lease agreement, Lessee shall pay as liquidated damages double
          rent for the entire holdover period.  No holding over by Lessee after
          the term of this Lease Agreement, either with or without consent and
          acquiescence of Lessor, shall operate to extend the Lease Agreement
          for a longer period than one (1) month; and any holding over with the
          consent of Lessor in writing shall thereafter constitute this Lease
          Agreement a lease from month to month.
     (e). In the event of fire in the Leased Premises, Lessee shall immediately
          give notice thereof to Lessor. If the Leased Premises, through no
          faultor neglect of Lessee, his agents, employees, invitees or
          visitors, shall be partially destroyed by fire and other casualty so
          as to render the Leased Premises untenantable, the rental herein shall
          cease thereafter until such time as the Leased Premises are made
          tenantable by Lessor.  In the event of the total destruction of the
          Leased Premises without fault or neglect of Lessee, his agents,
          employees, invitees or visitors, or if from such cause the same shall
          be so damaged that Lessor shall decide not to rebuild, then all rent
          owed up to the time of such destruction or termination shall be paid
          by Lessee and thenceforth this Lease Agreement shall cease and come to
          an end.
     (f). In the event Lessee makes default in the performance of any of the
          terms, covenants, agreements or conditions contained in this Lease
          Agreement and Lessor places the enforcement of this Lease Agreement,
          or any part thereof, or the collection of any rend due, or to become
          due hereunder, or recovery of the possession of the Leased Premises in
          the hands of an attorney, or files suit upon the same, Lessee agrees
          to pay Lessor a reasonable attorney's fee.
12.  This Lease Agreement may not be altered, changed or amended, except by an
     instrument in writing, signed by both parties hereto.
13.  Lessor shall have the right to transfer  and assign, in whole or in part,
     all of its rights and obligations hereunder in the building and property
     referred to herein.
14.  Lessee's default in paying the rent or any installment thereof, as
     hereinabove provided, or in keeping or performing any other term, covenant
     or condition of this Lease Agreement, shall authorize Lessor, at its
     option, at any time after such  default, and after ten (10) days' written
     notice thereof to Lessee (said notice to be in the manner hereinafter set
     forth), to declare this Lease Agreement terminated, and upon the occurrence
     of any one or more of such defaults, Lessor immediately, or at any time
     thereafter, may re-enter the Leased premises and remove all persons
     therefrom with or without legal process, and without prejudice to any of
     its other legal rights and all claims for damages  by reason of such
     re-entry are expressly waived, as also are all claims for damages by reason
     of any distress warrants or proceedings by way of sequestration which
     Lessor may employ to recover said rents or possession of the Leased
     Premises; provided  that Lessor shall not have the right to declare this
     Lease Agreement terminated, if, within ten (10) days after notice of any
     default, Lessee corrects same.
15.  Failure of Lessor to declare any default immediately upon occurrence
     thereof, or delay in taking any action in connection therewith, shall not
     waive such default, but Lessor shall have the right to declare any such
     default at any time and take such action as might be lawful or authorized
     hereunder, either in law or in equity.
16.  If voluntary bankruptcy proceedings are instituted by Lessee, or if Lessee
     is adjudged a bankrupt, or if Lessee makes an assignment for the benefit of
     his creditors, or if execution is issued against him, or if the interest of
     Lessee hereunder passes by operation of law to any person other than
     Lessee, this Lease Agreement may, at the option of Lessor, be terminated by
     notice in the manner hereinafter set forth.
17.  Lessor shall, at all times during the term of this Lease Agreement, at its
     expense, maintain a policy or policies of insurance with the premiums
     thereon fully paid in advance, issued by and binding upon some solvent
     insurance company, insuring the building  against loss or damage by fire,
     explosion, or other hazards and contingencies for the full insurable value
     thereof; provided that Lessor shall not be obligated to insure any
     furniture, equipment, machinery, goods or supplies not covered by this
     Lease Agreement which Lessee may bring or obtain upon the Leased Premises,
     or any additional improvements which Lessee may construct thereon. If the
     annual premiums charged Lessor for such casualty insurance exceed the
     standard premium rates because the nature of Lessee's operation results in
     extrahazardous exposure, then Lessee shall upon receipt of appropriate
     premium invoices reimburse Lessor for such increases in such premiums.
18.  Anything in this Lease Agreement to the contrary notwithstanding, the
     parties hereto waive any and all rights of recovery, claim, action or cause
     of action, against each other, their agents, officers and employees, for
     any loss or damage that may occur to the Leased Premises, or any
     improvements thereto, or said building of which the Leased Premises are a
     part or any other improvements thereto, by reason of fire, the elements, or
     any other cause which could be insured against under the terms of standard
     fire and extended coverage insurance policies, regardless of cause or
     origin, including negligence of the parties herto, their agents, officers
     and employees.
19.  All notices provided to be given under this Agreement shall be given by
     certified or registered mail, addressed to the proper party, at the
     following address:

     Lessor:                           Lessee:
     Boca Chica Tower                  bizfinders.com
     Brownsville, TX 78521             2015 Birdcreek Terrace #101
                                       Temple, TX  76502

20.  If the interest of Lessor under this Lease Agreement shall be transferred
     by reasons of foreclosure or other proceedings for enforcement of any first
     mortgage on the Leased Premises, Lessee shall be bound to such transferee
     under the terms, covenants and conditions of this lease for the balance of
     the term hereof and any extensions or renewals which may be effected in
     accordance with the terms and provisions hereof, with the same force and
     effect as if such transferee were the landlord under this Lease Agreement
     and Lessee does hereby agree to attorn to such  Transferee as his lessor,
     such attornment to be effective and self-operative without the execution of
     any further instruments upon such Transferee succeeding to the interest of
     the Lessor under this Lease Agreement.
21.  Time is of the essence in this Agreement.

     Executed this 1st day of June, 2001.

     Boca Chica Tower                  bizfinders.com

    ------------------------------     ------------------------
    Marcos San Miguel       Lessor                       Lessee
    Building Manager

     Termination by Lessee bizfinders.com is approved with a 30 day written
     notice.Exhibit 10.13 Lease Agreement

EXHIBIT 10.13

10.13   Lease Agreement between 505 - 525 Atrium, L.P. and CommunicateNow.com,
        Inc.

                                      LEASE
                            DEFINITION OF LEASE TERMS

*See attached Lease Provisions pages 1-3 and Building Rules and Regulations page
Rules - 1

LANDLORD: 505-525 Atrium, L.P.
          --------------------
TENANT: CommunicateNow.Com Inc.                             Suite # 260
        ----------------------------                                ---
BUILDING: 505 North Belt                    ADDRESS:        505 North Belt
          --------------                                    --------------
                                                            Houston, TX  77060
                                                            ------------------
TERM: One (-1-) years Zero (-0-) months    or                / month -to- month
      ---------------------------------                      ------------------
COMMENCEMENT DATE: June 1, 2001
                 --------------
BASIC RENT (monthly): $434.00          SECURITY DEPOSIT: $434.00
                      -------
TENANT ADDRESS (not in building):      2015 Birdcreek Terrace       DL # 0043720
                                       ---------------------------       -------
PHONE #: 254-771-0999                  #101                         State: TX
         ------------                  ---------                           --
FAX #: 254-771-1053                    Temple, TX  76502
    ---------------                    -----------------
LANDLORD ADDRESS: 505-525 Atrium, L.P.              (FOR ALL OTHER PURPOSES):
                ----------------------
(FOR RENT PYMENTS):P.O. BOX 4737                    2650 FOUNTANVIEW, SUITE 400
                   -------------
                   HOUSTON, TEXAS  77210-4737       HOUSTON, TEXAS  77057
                   --------------------------

SPECIAL PROVISIONS: Tenant shall have the right to occupy premises from May 25,
2001 to May 31, 2001 at no charge. DB

Attested by:                                Attested by:
___________________                 LANDLORD:  505-525 Atrium, L.P.
                                               --------------------
TENANT    (signature)
Dennis J. Bash                      By: Boxer Property Management Corp.
------------------
TENNANT (print name)                       A Texas Corporation
Date: 5-24-01                              (Management Company for Landlord)
      ---------------
Date: 5-24-01
      ------------

                                LEASE PROVISIONS

THIS LEASE ("Lease") is made by and between LANDLORD and TENANT. In
consideration of the mutual covenants and agreements herein set forth, and any
other consideration, Landlord leases to Tenant and Tenant leases from Landlord
the area generally outlined on the plan attached hereto as 'Exhibit A',
hereinafter referred to as the 'Premises' which is part of the Building
(hereinafter referred to as the 'Building").

1. TERM. The Term of this Lease shall continue, unless sooner terminated as
provided hereinafter. In the event that Term is month-to-month, either party may
terminate this Lease with a thirty (30) day written notice.

2. BASIC RENT AND SECURITY DEPOSIT. Except as provided for in this Lease, Tenant
will pay to Landlord without deduction or setoff, Basic Rent for each month of
the entire Lease Term. The term "Rent shall mean the amounts so payable plus all
other amounts payable by Tenant under this Lease. One full monthly Basic Rent
installment together with a Security Deposit shall be payable by Tenant upon
execution of this Lease. Basic Rent for any fractional month at the beginning or
end of the Term shall be prorated. The Security Deposit shall be held by
Landlord, without interest, as security for Tenant's performance under this
Lease, and not as an advance payment of rent or a measure of Landlord's damages.
Upon an Event of Default (defined below) or any damage to the Building or
Premises caused by Tenant, its employees or invitees, Landlord may, without
prejudice to any other remedy, use the Security Deposit to cure such Event of
Default or repair any damage. Following any application of the Security Deposit,
Tenant shall, on demand, restore the Security Deposit to its original amount. If
Tenant is not in default hereunder, any remaining balance of the Security
Deposit shall be returned to Tenant upon termination of this Lease. If Landlord
transfers its interest in the Premises, Landlord may assign the Security Deposit
to the transferee and thereafter shall have no further liability for the
Security Deposit. Rent is due, and must be received by Landlord, by the first
day of every month, at address specified by Landlord.

3. LANDLORD'S OBLIGATIONS.

     (a)  Landlord will furnish to Tenant at Landlord's expense:

          (1}  water at those points of supply provided for the general use of
               tenants of the Building;

          (2)  heated and refrigerated air conditioning in season, at such times
               as Landlord determines, and at such temperatures and in such
               amounts as reasonably considered necessary by Landlord;  service
               on Sundays, Saturdays, and holidays are optional on the part of
               the Landlord;

          (3)  janitorial services to the Premises on weekdays other than
               holidays and window washing as may, in Landlord's judgment, be
               reasonably required;

          (4)  passenger elevators for ingress to and egress from the Premises,
               in common with other tenants;

          (5)  replacement of Building standard light fixtures; and

          (6)  electric lighting for public areas and special service areas of
               the Building to the extent deemed by the Landlord to be
               reasonable.

     (b)  Landlord shall furnish electrical current required for normal office
          use of the Premises. Tenant shall pay Landlord's cost for any such
          excess use of electricity within ten (10) days after being invoiced
          therefore.

     (c)  Failure to furnish, stoppage, or interruption of these services
          resulting from any cause shall not render Landlord liable in any
          respect for damages to either person, property or business, or be
          construed as an eviction of Tenant, work an abatement of rent, or
          relieve Tenant from performance of its obligations. Should any
          equipment furnished by Landlord cease to function properly, Landlord
          shall use reasonable diligence to repair the same promptly. Landlord
          shall not be obligated to furnish these services if Tenant is in
          default under this Lease.
                                                                    ____DB_____
                                                                        --
                                                               1 Tenant Initials
(b) Terminate Tenant's right to possession of the Premises without terminating
this Lease by giving Tenant written notice thereof, in which event Tenant shall
immediately surrender the Premises to Landlord. If Tenant fails to surrender the
Premises to Landlord, Landlord may, without prejudice to any other remedy, enter
upon and take possession of the Premises and expel or remove Tenant and any
other person who may be occupying the Premises or any par} thereof by changing
the door locks to the Premises or by any other means necessary in Landlord's
sole judgment without being liable for -prosecution or any claim for damages. If
Tenant's right to possession of the Premises is terminated hereunder, Tenant
shall pay to Landlord. (1) all Rent to the date of termination of possession,
(2) all amounts due from time to time under Section 21, and (3) all Rent
required hereunder to be paid by Tenant during the remainder of the Term,
diminished by any net sums thereafter received by Landlord through reletting the
Premises during such period. Landlord shall use reasonable efforts to relet the
Premises on such terms and conditions as Landlord, in its sole discretion, may
determine (including a term different from the Term, rental concessions, and
alterations to, and improvement of, the Premises); however, Landlord shall not
be obligated to relet the Premises before leasing other portions of the
Building. Landlord shall not be liable for, nor shall Tenant's obligations
hereunder be diminished because of, Landlord's failure to relet the Premises or
to collect rent due for such reletting. Tenant shall not be entitled to the
excess of any consideration obtained by reletting over the Rent due hereunder.
Reentry by Landlord in the Premises shall not affect Tenant's obligations
hereunder for the unexpired Term; rather, Landlord may, from time to time, bring
action against Tenant to collect amounts due by Tenant, without the necessity of
Landlord's waiting until the expiration of the Term. Unless Landlord delivers
written notice to Tenant expressly stating that it has elected to terminate this
Lease, all actions taken by Landlord to exclude or dispossess Tenant of the
Premises shall be deemed to be taken under this Section 20.(b). If Landlord
elects to proceed under this Section 20.(b), it may at any time elect to
terminate this Lease under Section 20.(a).

(c) Change the door locks to the Premises and deny Tenant access to the Premises
until such Event of Default is cured.

(d) (d) Enter upon the Premises without being liable for prosecution or any
claim for damages and do whatever Tenant is obligated to do under the terms of
this Lease. Tenant agrees to reimburse Landlord on demand for any expenses which
Landlord may incur in thus effecting compliance with Tenant's obligations under
this Lease. Tenant further agrees that Landlord shall not be liable for any
damages resulting to the Tenant from such action.

21. PAYMENT BY TENANT. Upon any Event of Default, Tenant shall pay to Landlord
all costs incurred by Landlord (including court costs and reasonable attorneys'
fees) in (a) obtaining possession of the Premises, (b) removing and storing
Tenant's or any other occupants' property, (c) repairing, restoring, altering,
remodeling or otherwise putting the Premises into condition acceptable to a new
tenant, (d) if Tenant is dispossessed of the Premises and this Lease is not
terminated, reletting all or any part of the Premises (including brokerage
commissions, costs of tenant finish work, and all other costs incidental to such
reletting), (e) performing Tenant's obligations which Tenant failed to perform,
and (f) enforcing, or advising Landlord of its rights, remedies, and recourses
arising out of the Event of Default.

22. LANDLORD'S LIABILITY. The liability of Landlord to Tenant for any default by
Landlord under the terms of this Lease shall be limited to Tenant's actual
direct, but not consequential, damages therefor and shall be recoverable from
the interest of Landlord in the Building, and Landlord shall not be personally
liable for any deficiency. Landlord's reservation of rights under this Lease,
such as to enter upon or maintain the Premises, shall not be deemed to create
any duty on the part of Landlord to exercise any such right. Landlord expressly
advises Tenant that Landlord's intention is that Tenant shall have full
responsibility for, and shall assume all risk to, persons and property while in,
on or about the Premises.

23. SURRENDER OF PREMISES. No act of Landlord or its agents during the Term
shall be deemed as acceptance of surrender of the Premises. No agreement to
accept surrender of the Premises shall be valid unless the same is in writing
and signed by the Landlord.

24. ATTORNEYS FEES. If Landlord employs an attorney to interpret, enforce or
defend any of its rights or remedies hereunder. Tenant shall pay Landlord's
reasonable attorney's fees incurred in such dispute.

25. FORCE MAJEURE. Whenever a period of time is prescribed for action to be
taken by Landlord, Landlord shall not be liable or responsible for, and there
shall be excluded from the computation for any such period of time, any delays
due to strikes, riots, acts of God, shortages of labor or materials, war,
governmental laws, regulations, or restrictions, or any other causes of any kind
whatsoever which are beyond the control of the Landlord.

26. GOVERNMENTAL REGULATIONS. Tenant will comply with all laws, ordinances,
orders, rules and regulations of all governmental agencies having jurisdiction
of the Premises with reference to the use, construction, condition or occupancy
of the Premises.

27. APPLICABLE LAW. This Lease shall be governed by and construed pursuant to
the laws of the state in which the Building is located.

28. SUCCESSORS AND ASSIGNS. Except as otherwise provided in this Lease, all of
the covenants, conditions and provisions of this Lease shall be binding upon and
shall inure to the benefit of the parties hereto and their respective heirs,
successors, and assigns.

29. SEVERABILITY. If any provision of this Lease or the application thereof to
any person or circumstances shall be invalid or unenforceable to any extent, the
remainder of this Lease and the application of such provisions to other persons
or circumstances shall not be affected thereby and shall be enforced to the
greatest extent permitted by law.

30. NAME. Tenant shall not, without the written consent of Landlord, use the
name of the Building for any purpose other than as the address of the business
to be conducted by Tenant in the Premises, and in no event shall Tenant acquire
any rights in or to such names.

31. NOTICES. Any notice or document required to be delivered hereunder shall be
deemed to be delivered whether or not actually received, when deposited in the
United States mail, postage prepaid, certified or registered mail, addressed to
the parties hereto at their respective addresses set forth above, or when sent
by facsimile transmission to the respective numbers set forth above, or
delivered to Tenant's place of business in the Building, and when sent or
delivered by Landlord or his representative, including its Management company
for the Building.

32. DEFINED TERMS AND MARGINAL HEADINGS. The words "Landlord" and "Tenant" as
used herein shall include the plural as well as the singular. If more than one
person is named as Tenant, the obligations of such persons are joint and
several. The headings and titles to the sections of this

33. AUTHORITY. If Tenant executes this Lease as a corporation or other entity,
each o the persons executing this Lease on behalf of personally covenants and
warrants that Tenant is duly authorized and validly existing, that Tenant is
qualified to do business in the state in which the Building is located, that
Tenant has full right and authority to enter into this Lease, and that each
person signing on behalf of Tenant is authorized to do So.

34. LIQUIDATED DAMAGES. If the Premises is not ready for occupancy by the
commencement date of this Lease, unless delayed by Tenant for any reason, the
Basic Rent under this Lease shall not commence until the Premises are ready for
occupancy by Tenant. Such allowance for Basic Rent shall be in full settlement
for any claim which Tenant might otherwise have by reason of the Premises not
being ready for occupancy.

35. INTEGRATED AGREEMENT. This Lease contains the entire agreement of the
parties hereto with respect to any matter covered or mentioned in this Lease. No
prior agreement, understanding or representation pertaining to any such matter
shall be effective for any purpose. No provision of this Lease may be amended or
added to except by an agreement in writing signed by the parties hereto or their
respective successors in interest.

36. LATE FEE. If Rent is not received by Landlord on or before the fifth (5th)
day of any month, Tenant shall pay Landlord a late fee equal to fifteen percent
(15%) of the amount of Rent due, which shall be paid by Tenant to Landlord
immediately upon written notice from Landlord. Failure by Tenant to make
immediate payment of the delinquent Rent plus the late fee shall constitute an
Event of Default. This provision, expressly, does not relieve the Tenant's
obligation to pay Rent on the first of each month and is not a waiver by the
Landlord to require payment on the first day of each month.

37. INTEREST ON SUMS EXPENDED BY LANDLORD. All sums paid and all expenses
incurred by Landlord in performing Tenant's duties hereunder or curing Events of
Default shall accrue interest at the rate of fifteen percent (15%) per annum
from the date of payment of such amount by Landlord. In no event, however, shall
the charges permitted under this Section 37. or elsewhere in this Lease, to the
extent the same are considered to be interest under applicable law, exceed the
maximum lawful rate of interest.

38. INSURANCE. Tenant will Indemnify and hold harmless Landlord from and against
any loss, theft, damage or liability occasioned by or resulting from any Event
of Default or any willful or negligent act on the part of Tenant, its agents,
employees, or invitees, or persons permitted on the Premises by Tenant or by
Landlord in accordance with Section 12. Tenant agrees to maintain at Tenant's
sole cost and expense, insurance policies covering Tenant's aforesaid indemnity
with respect to Tenant's use and occupancy of the Premises, as well as coverage
for theft and damage. Such policies shall be issued in the name of Tenant and
Landlord as their interest may appear, or shall contain an "additional insured"
endorsement in favor of Landlord, and with limits of liability of at least ONE
MILLION DOLLARS ($1,000,000.00) per occurrence for bodily injury and TWO HUNDRED
THOUSAND DOLLARS ($200.000.00) per occurrence for property damage. Duplicate
originals of such policies and endorsements shall be delivered to Landlord
within thirty (30) days from the execution date hereof.

39. RENTAL ADJUSTMENT. In the event that lease Term exceeds one (1) year, one
(1) year after the commencement of this Lease and each one I(1) year anniversary
thereafter, the Basic Rent hereunder shall be increased in accordance with the
cost of living changes in the "Consumer Price Index" for all Urban Consumers- U.
S. City Average as published by the Bureau of Labor Statistics, United States
Department of Labor, ("BLS Consumer Price Index"). The BLS Consumer Price Index
figure for month and year in which this Lease commences is the "base" figure in
the computation-of adjustment or Basic Rent. At the beginning of each one (1)
year period as provided in this paragraph, the BLS Consumer Price Index for the
current month thereto, shall be determined and the rent commencing with the
start of each such one (1) year period shall be adjusted by increasing the Basic
Rent proportionately, as the said BLS Consumer Price Index for the month has
increased as compared with the base BLS Consumer Price Index provided above. If
the BLS Consumer Price Index decreases, Basic Rent shall not decrease.

40. RULES. Tenant shall abide by attached Building Rules and Regulations, which
may be reasonably changed or amended, at any time, by Landlord to promote a
safe, orderly and professional Building environment.

41. PARKING. Tenant and all Tenant's employees shall park their vehicles in
those areas designated by Landlord and shall comply with all municipal, sub
divisional or other restrictive covenants imposed on Landlord by any restrictive
authorities. Vehicles shall be towed at owner's expense for any of the following
violations: (a) parking in any area other than as specifically designated by
Landlord: or (b) failure of such vehicle to have a parking permit, if issued by
Landlord, properly affixed thereto: or (c) parking across stripes marking the
parking spaces. Landlord, at its sole discretion, may designate the specific
space or area in which vehicles shall be parked and may change the same from
time to time. Landlord may make, modify, or enforce rules and regulations
relating to the parking of vehicles, and Tenant hereby agrees to obey such rules
and regulations. Tenant shall only use a pro rata share of parking spaces as
designated by Landlord. In the event the Building does not possess parking,
Landlord shall not be responsible for providing parking for Tenant.

                         BUILDING RULES AND REGULATIONS

1. No sign, picture, advertisement, name or notice shall be inscribed, displayed
or affixed on or to any part of the inside of the Building or the Premises
without the prior written consent of Landlord and Landlord shall have the right
to remove any such item at the expense of Tenant. All approved signs or
lettering on doors and the building directory shall be printed, painted, affixed
or inscribed at the expense of Tenant by a person approved by Landlord. Tenant
shall not place anything near the glass of any window, door, partition or wall
which may appear unsightly from outside the Premises; provided, however, that
Landlord may furnish and install a Building standard window covering at all
exterior windows. Tenant shall not, without written consent of Landlord, cover
or otherwise sunscreen any window.

2. Landlord shall approve in writing, prior to installation, any attachment of
any object affixed to walls, ceilings, or doors other than pictures and similar
items.

3. The directory of the Building will be provided exclusively for the display of
the name and location of Tenant only, and Landlord reserves the right to exclude
any other names there from.

4. The sidewalks, halls, passages, exits, entrances, elevators and stairways
shall not be obstructed by Tenant or used by Tenant for any purpose other than
ingress to and egress from the Premises. The halls, passages, exits, entrances,
elevators, stairways, balconies and roof are not for the use of the general
public and the Landlord shall in all cases retain the right to control and
prevent access thereto by all persons whose presence in the judgment of the
Landlord shall be prejudicial to the safety, character, reputation and interests
of the Building and its tenants, provided that nothing herein contained shall be
construed to prevent such access to persons with whom the Tenant normally deals
in the ordinary course of Tenant's business, unless such persons are engaged in
illegal activities. No tenant and no employees or invitees of any tenant shall
go upon the roof of the Building.

5. No additional locks or bolts of any kind shall be placed upon any of the
doors or windows of the Premises or the Building by Tenant, nor shall any
changes be made in existing locks or the mechanisms thereof without the prior
written consent of the Landlord. Tenant must, upon the termination of its
tenancy, return to Landlord all keys to the Premises. If Tenant fails to return
any such key, Tenant shall pay to Landlord the cost of changing the locks to the
Premises if Landlord deems it necessary to change such locks.

6. The toilet rooms, urinals, wash bowls and other apparatus in the Premises or
Building shall not be used for any purpose other than that of which they were
constructed and no foreign substance of any kind whatsoever shall be thrown
therein. The expense of any breakage, stoppage or damage resulting from the
violation of this rule shall be borne by Tenant.

7. Tenant shall not overload the floor of the Premises, mark on, or drive nails,
screw or drill into the partitions, woodwork or plaster or in any way deface the
Premises or any part thereof. No boring, cutting or stringing of wires shall be
permitted except with the prior written consent of and as the Landlord may
direct.

8. No furniture, freight or equipment of any kind shall be brought into the
Building without the consent of Landlord and all moving of same into or out of
the Building shall be done at such time and in such manner as Landlord shall
designate. Landlord shall have the right to prescribe the weight, size and
position of all safes and other heavy equipment brought into the Building and
also the times and manner of moving the same in and out of the Building and any
damage caused by moving or maintaining such safe or other property shall be
repaired at the expense of Tenant. There shall not be used in any space, or in
the public halls, of the Building, either by any tenant or others, any hand
trucks except those equipped with rubber tires and side guards.

9. Tenant shall not employ any person or persons for the purpose of cleaning the
Premises without the consent of Landlord. Landlord shall be in no way
responsible to Tenant for any loss of property from the Premises or other damage
caused by Landlord's janitorial service or any other person. Janitorial service
will not include the cleaning of carpets and rugs, other than vacuuming. If the
Premises requires more than building standard janitorial service, such excess
service shall be at Tenant's cost.

10. No Tenant shall place anything in the hallways of the Building. No trash
shall be placed in the common area.

11. Tenant shall only be permitted use as general office space. No tenant shall
occupy or permit any portion of the Premises to be occupied for lodging or
sleeping or for any illegal purposes or permit any pet within the Premises or
Building.

12. Tenant shall not use or keep in the Premises or the Building any combustible
fluid or material and shall not permit any open flame, including candles,
incense, etc.

13. Landlord will direct electricians as to where and how telephone wiring shall
be located. No boring or cutting for wires will be allowed without the consent
of Landlord. The location of telephones, call boxes and other office equipment
affixed to the Premises shall be subject to the approval of Landlord.

14. No Tenant shall lay linoleum or other similar floor covering so that same
shall be affixed to the floor of the Premises in any way except by a paste, or
other material, which may easily be removed with water, the use of cement or
other similar adhesive materials being expressly prohibited, The method of
affixing any such linoleum or other similar floor covering to the floor, as well
as the method of affixing carpets or rugs to the Premises, shall be subject to
approval by Landlord. The expense of repairing any damage resulting from a
violation of this rule shall be borne by the tenant by whom, or by whose agents,
employees, or invitees, the damage shall have been caused.

15. Tenant shall provide and use chair pads and carpet protectors at all desk
and furniture locations.

16. No furniture, packages, supplies, equipment or merchandise will be received
in the Building or carried up or down in the elevators, except between such
hours and in such elevators as shall be designated by Landlord.

17. On Saturdays, Sundays and legal holidays and on any other days between the
hours of 6:00 p.m. and 6:30 a.m., Landlord reserves the right to keep all doors
to the Building locked, and access to the Building, or to the halls, corridors,
elevators or stairways in the Building or to the Premises may be refused unless
the person seeking access is an employee of the Building or is properly
identified as a tenant of the Building. The Landlord shall in no case be liable
for damages for any error with regard to the admission to or exclusion from the
Building of any person. In case of invasion, mob, riot, public excitement, or
other commotion, the Landlord reserves the right to prevent access to the
Building during the continuance of the same by closing the doors for the safety
of the tenants and protection of property in the Building.

18. Access to the Building and parking may be controlled by the use of
electronic card key or by other method deemed necessary by Landlord. Tenant
shall be issued card keys or other ingress/egress devices and a deposit for each
card or device shall be paid upon issuance of the cards. In the event that
Tenant shall damage or lose the card key(s) or device(s), then Tenant's deposit
for such card or device will be forfeited, and Tenant will be required to pay
another equal deposit.

19. If Landlord or any other tenant complains about smoke, fumes or odors caused
by smoking in a tenant's Premises, smoking shall be prohibited in such Premises
from and after the date of such complaint. Smoking is prohibited in the common
areas of the Building at all times.

20. Landlord reserves the right to require payment, in advance, for certain
services not required of Landlord under this Lease, Such charges include, but
are not limited to, processing "bounced" checks, changing locks, reviewing and
signing lien waivers, lease assignments, providing after houses HVAC rates, etc.
and are subject to change at anytime without notice.

Lease Form 1/00            Rules -1                          Tenant initials DB
                                                             ------------------

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