Document:

OFFICE
      LEASE

     

    THIS
      LEASE (the
      "Lease"), is made
      this
      the 23rd day of March, 2007, by and between SUBURBAN
      OWNER LLC,
      a
      Delaware limited liability company, hereinafter “Landlord” and GLOBAL
      AXCESS CORP,
      a
      Nevada corporation hereinafter “Tenant”:

     

    WITNESSETH:

     

    Upon
      the
      terms and conditions hereinafter set forth, Landlord leases to Tenant and Tenant
      leases from Landlord property referred to as the Premises, all as
      follows:

    

    1.
      PREMISES.
      The
      property hereby leased to Tenant is that area shown on Exhibit
      A
      hereto
      attached, which consists of approximately ---------------------------
      (--------) rentable square feet,
      which
      is located in what is presently called the 7800 Belfort Building (the
      "Building"), located at 7800 Belfort Parkway, Suite
      165,
      Jacksonville, FL, 32256 (the "Premises").

    

    The
      usable area of the Premises, -------------------------------------
      (---------) square feet,
      shall
      be multiplied by the core area factor of 1.1325
      to
      determine the rentable square footage as referred to above.

    

    If
      Landlord and Tenant desire for improvements to be made to the Premises prior
      to
      the Commencement Date such improvements shall be made pursuant to the work
      letter attached hereto as Lease
      Addendum Two (the
      “Work Letter”).

    

    2.
      TERM.
      This
      Lease Term (the "Term") is for sixty-
      two (62) months,
      and
      shall commence on May
      1, 2007
      ("Commencement Date"), and shall expire (unless sooner terminated or extended
      as
      herein provided) at noon on June
      30, 2012
      ("Expiration Date"). In the event Landlord shall permit Tenant to take
      possession of the Premises prior to the Commencement Date referenced above,
      all
      the terms and conditions of this Lease shall apply.

    

    If
      Landlord, for any reason whatsoever, cannot deliver possession of the Premises
      to Tenant on the Commencement Date, then this Lease shall not be void or
      voidable, no obligation of Tenant shall be affected thereby, and neither
      Landlord nor Landlord's agents shall be liable to Tenant for any loss or damage
      resulting from the delay in delivery of possession; provided, however, that
      in
      such event, the Commencement Date and Expiration Date of this Lease, and all
      other dates that may be affected by their change, shall be revised to conform
      to
      the date of Landlord's delivery of possession to Tenant. The above, however,
      is
      subject to the provision that the period permitted for the delay of delivery
      of
      possession of the Premises shall not exceed ninety (90) days after the
      Commencement Date set forth in the first sentence of this Section
      2
      (except
      that those delays beyond Landlord's control, including, without limitation,
      those encompassed in the meaning of the term "force majeure", or caused by
      Tenant (the "Delays") shall be excluded in calculating such period). If Landlord
      does not deliver possession to Tenant within such period, then Tenant may
      terminate this Lease by written notice to Landlord; provided, that written
      notice shall be ineffective if given after Tenant takes possession of any part
      of the Premises, or if given more than one hundred (100) days after the original
      Commencement Date plus the time of any Delays. Unless expressly otherwise
      provided herein, Rent (as hereinafter defined) shall commence on the earlier
      of:
      (i) the Commencement Date; (ii) occupancy of the Premises by Tenant; (iii)
      the
      date Landlord has the Premises ready for occupancy by Tenant, as such date
      is
      adjusted under the Work Letter, if any, attached hereto; or (iv) the date
      Landlord could have had the Premises ready had there been no Delays attributable
      to Tenant. Unless the context otherwise so requires, the term "Rent" as used
      herein includes both Base Rent and Additional Rent as set forth in Section
      4.

    

    If
      the
      Expiration Date, as determined herein, does not occur on the last day of a
      calendar month, then Landlord, at its option, may extend the Term by the number
      of days necessary to cause the Expiration Date to occur on the last day of
      the
      last calendar month of the Term. Tenant shall pay Base Rent and Additional
      Rent
      for such additional days at the same rate payable for the portion of the last
      calendar month immediately preceding such extension. The Commencement Date,
      Term
      (including any extension by Landlord pursuant to this Section
      2)
      and
      Expiration Date may be set forth in a commencement letter (the "Commencement
      Letter") prepared by Landlord and executed by Tenant.

    

    3.
      USE.
      The
      Premises may be used only for general office purposes in connection with
      Tenant’s present business, which is currently financial
      transaction processing,
      and be
      occupied by no more than one (1) person per 200 rentable square foot (the
“Permitted Use”), but for no other use without Landlord's prior written consent.
      Tenant shall never make any use of the Premises which is in violation of any
      governmental laws, rules or regulations, whether now existing or hereafter
      enacted or which is in violation of the general rules and regulations for
      tenants (a copy of the present rules are attached as Exhibit
      B)
      as may
      be developed or modified from time to time by Landlord effective as of the
      date
      delivered to Tenant or posted on the Premises providing such rules are uniformly
      applicable to all tenants in the Building (the "Rules and Regulations"), nor
      may
      Tenant make any use of the Premises not permitted, or otherwise prohibited,
      by
      any restrictive covenants which apply to the Premises. Tenant may not make
      any
      use that is or may be a nuisance or trespass, which increases any insurance
      premiums, or makes such insurance unavailable to Landlord on the Building.
      In
      the event of any increase in any of Landlord's insurance premiums which directly
      results from the Tenant's use or occupancy of the Premises, Tenant agrees to
      pay
      Landlord such additional increase within ten (10) days. 

    

    
      
        
        

      

      
        1

        
          

        

      

      
        
        

      

       

    

    4.
      RENT.
      As used
      herein, the term "Rent" shall mean Base Rent (as hereinafter defined) plus
      Additional Rent (as hereinafter defined). Tenant shall pay Rent to the Landlord
      on or before the first day of each calendar month, in advance, during the Term,
      without previous demand or notice therefor by Landlord and without set off
      or
      deduction; provided, however, if the Term commences on a day other than the
      first day of a calendar month, then Rent for such month shall be (i) prorated
      for the period between the Commencement Date and the last day of the month
      in
      which the Commencement Date falls, and (ii) due and payable on the Commencement
      Date. Notwithstanding anything contained herein to the contrary, Tenant's
      obligation to pay Rent under this Lease is completely separate and independent
      from any of Landlord's obligations under this Lease. For each monthly Rent
      payment Landlord receives after the fifth (5th) day of the month, Landlord
      shall
      be entitled to all remedies provided under
      Sections 13
      and
14
      below,
      and a late charge in the amount of five percent (5%) of all Rent due for such
      month. If Landlord presents Tenant's check to any bank and Tenant has
      insufficient funds to pay for such check, then Landlord shall be entitled to
      all
      remedies provided under Sections
      13
      and
14
      below
      and a lawful bad check fee or five percent (5%) of the amount of such check,
      whichever amount is less.

    

    4.1.
      BASE
      RENT.
      The
      minimum base rent for the Term shall be the sum of $497,760.50
      (the
      "Base Rent"). For months one through twelve of the Term, Base Rent shall be
      payable, in advance, in equal monthly installments of $7,544.63
      and
      thereafter shall be increased pursuant to the Rent Schedule below.

    

    4.1.1.
      Rent
      Schedule. During
      the initial term of the Lease, the monthly base rent shall be paid in accordance
      with Section
      4
      and in
      accordance with the following payment schedule:

    

    
      	
              Months

            	 	
              Annual
                Base Rent per 

              Rentable
                Square Foot

            	 	
              Monthly
                Base Rent

            	 	
              Base
                Rent for Period

            	 
	
              1
                -
                12

            	 	
              $

            	
              15.50

            	 	
              $

            	
              7,544.63

            	 	
              $

            	
              90,535.56

            	 
	
              13
                - 24

            	 	
              $

            	
              15.97

            	 	
              $

            	
              7,773.40

            	 	
              $

            	
              93,280.80

            	 
	
              25
                - 36

            	 	
              $

            	
              16.45

            	 	
              $

            	
              8,007.04

            	 	
              $

            	
              96,084.48

            	 
	
              37
                - 48

            	 	
              $

            	
              16.94

            	 	
              $

            	
              8,245.55

            	 	
              $

            	
              98,946.60

            	 
	
              49
                - 62

            	 	
              $

            	
              17.45

            	 	
              $

            	
              8,493.79

            	 	
              $

            	
              118,913.06

            	 
	
               

            	 	 	 	 	TOTAL
              BASE RENT: 	
              $

            	
              497,760.50

            	 

    

    

    The
      above
      rent schedule does not include operating expense pass through adjustments to
      be
      computed annually in accordance with Lease
      Addendum One
      attached
      hereto.

    

    4.2.
      ADDITIONAL
      RENT. As
      used
      in this Lease, the term "Additional Rent" shall mean all sums and charges,
      excluding Base Rent, due and payable by Tenant under this Lease, including,
      but
      not limited to, the following:

    

    (a)
      sales
      or use tax imposed on rents collected by Landlord or any tax on rents in lieu
      of
      ad valorem taxes on the Building, even though laws imposing such taxes attempt
      to require Landlord to pay the same; provided, however, if any such sales or
      use
      tax shall be imposed on Landlord and Landlord shall be prohibited by applicable
      law from collecting the amount of such tax from Tenant as Additional Rent,
      then
      Landlord, upon sixty (60) days prior written notice to Tenant, may terminate
      this Lease, unless, legally, Tenant can and does reimburse Landlord for such
      tax.

    

    (b)
      Tenant's Proportionate Share (as hereinafter defined) of the increase in
      Landlord's Operating Expenses (as hereinafter defined) as set forth in
Lease
      Addendum One.

    

    
      
        
        

      

      
        2

        
          

        

      

      
        
        

      

       

    

    5.
      SERVICES
      BY LANDLORD.
      Provided that Tenant is not then in default, Landlord shall cause to be
      furnished to the Building, or as applicable, the Premises, in common with other
      tenants, during business hours of 7:00
      A.M. to 6:00 P.M. Monday through Friday and 8:00 A.M. to 1:00 P.M. on
      Saturdays
      (excluding National and State holidays), the following services; janitorial
      services (five (5) days a week after normal working hours), water (if available
      from city mains) for drinking, lavatory and toilet purposes, operatorless
      elevator service and heating and air conditioning for the reasonably comfortable
      use and occupancy of the Premises, provided heating and cooling conforming
      to
      any governmental regulation prescribing limitations thereon shall be deemed
      to
      comply with this service. Landlord shall furnish the Premises with electricity
      for the maintenance of building standard fluorescent lighting composed of 2'
      x
      4' fixtures. Incandescent fixtures, table lamps, all lighting other than the
      aforesaid building standard fluorescent light, dimmers and all lighting controls
      other than controls for the aforesaid building standard fluorescent lighting
      shall be serviced, replaced and maintained at Tenant's expense. Landlord shall
      also furnish the Premises with electricity for lighting for the aforesaid
      building standard fluorescent lighting and for the operation of general office
      machines, such as electric typewriters, desk top computers, word processing
      equipment, dictating equipment, adding machines and calculators, and general
      service non-production type office copy machines. Landlord shall have the right
      to enter and inspect the Premises and all electrical devices therein from time
      to time. After hours heating and air conditioning is available at a charge
      of
$35.00
      per hour,
      which
      charge shall be subject to change during the Lease Term at Landlord’s discretion
      based upon operational costs and expenses, including wear and tear on the system
      and its components. All additional costs resulting from Tenant's extraordinary
      usage of heating, air conditioning or electricity shall be paid by Tenant upon
      demand as Additional Rent for each month or portion thereof, and Tenant shall
      not install equipment with unusual demands for any of the foregoing without
      Landlord's prior written consent, which Landlord may withhold if it determines
      that in its opinion such equipment may not be safely used in the Premises or
      that electrical service is not adequate therefor. If heat generating machines
      or
      equipment or other intensive activities shall be used or carried on in the
      Premises by Tenant which affect the temperature otherwise maintained by the
      heating and air conditioning system, Landlord shall have the right to install
      supplemental air conditioning units in the Premises and the cost thereof,
      including the cost of engineering and installation, and the cost of operation
      and maintenance thereof, shall be paid by Tenant upon demand by Landlord. There
      shall be no abatement or reduction of Rent by reason of any of the foregoing
      services not being continuously provided to Tenant.

    

    Tenant
      shall report to Landlord immediately any defective condition in or about the
      Premises known to Tenant and if such defect is not so reported and such failure
      to promptly report results in other damage, Tenant shall be liable for same.
      Landlord shall not be liable to Tenant for any damage caused to Tenant and
      its
      property due to the Building or any part or appurtenance thereof being
      improperly constructed or being or becoming out of repair, or arising from
      the
      leaking of gas, water, sewer or steam pipes, or from problems with electrical
      service. 

    

    6.
      TENANT'S
      ACCEPTANCE AND MAINTENANCE OF PREMISES; LANDLORD'S DUTIES AND
      RIGHTS.
      Subject
      to the terms of the attached Work Letter, if any, Tenant’s occupancy of the
      Premises is Tenant’s representation to Landlord that Tenant has examined and
      inspected the same, finds the Premises to be as represented by Landlord and
      satisfactory for Tenant's intended use, and constitutes Tenant's acceptance
      "as
      is". Landlord makes no representation or warranty as to the condition of said
      Premises. During Tenant’s move-in, a representative of Tenant must be on-site
      with Tenant’s moving company to insure proper treatment of the Building and the
      Premises. Elevators in multi-story office buildings must remain in use for
      the
      general public during business hours as defined herein in Section
      5.
      Any
      specialized use of elevators must be coordinated with Landlord’s property
      manager. Tenant must properly dispose of all packing material and refuse in
      accordance with the Rules and Regulations. Any damage or destruction to the
      Building or the Premises due to moving will be the sole responsibility of
      Tenant. Tenant shall deliver at the end of this Lease each and every part of
      the
      Premises in good repair and condition, ordinary wear and tear and damage by
      insured casualty excepted. The delivery of a key or other such tender of
      possession of the Premises to Landlord or to an employee of Landlord shall
      not
      operate as a termination of this Lease or a surrender of the Premises except
      upon written notice by Landlord. Tenant shall: (i) keep the Premises and
      fixtures in good order; (ii) make repairs and replacements to the Premises
      or
      Building needed because of Tenant's misuse or primary negligence; (iii) repair
      and replace special equipment or decorative treatments installed by or at
      Tenant's request and that serve the Premises only, except if this Lease is
      ended
      because of casualty loss or condemnation; and (iv) not commit waste. Tenant,
      however, shall make no structural or interior alterations of the Premises
      without Landlord’s prior written consent. If Tenant requires alterations, Tenant
      shall provide Landlord's managing agent with a complete set of construction
      drawings, and such agent shall then determine the actual cost of the work to
      be
      done (to include a construction supervision fee of five percent (5%) to be
      paid
      to Landlord's managing agent). Tenant may then either agree to pay Landlord
      to
      have the work done or with Landlord’s consent, engage their own contractor to
      perform the alterations. On termination of this Lease or vacation of the
      Premises by Tenant, Tenant shall restore the Premises, at Tenant's sole expense,
      to the same condition as existed at the Commencement Date, ordinary wear and
      tear and damage by insured casualty only excepted. Landlord, however, may elect
      to require Tenant to leave alterations performed for Tenant unless at the time
      of such alterations Landlord agreed in writing such alterations could be removed
      on the Expiration Date, upon the termination of this Lease or upon Tenant’s
      vacation of the Premises.

    

    
      
        
        

      

      
        3

        
          

        

      

      
        
        

      

       

    

    Tenant
      shall keep the Premises and the Building free from any liens arising out of
      any
      work performed, materials furnished, or obligations incurred by or on behalf
      of
      Tenant. Should any claim of lien or other lien be filed against the Premises
      or
      the Building by reason of any act or omission of Tenant or any of Tenant’s
      agents, employees, contractors or representatives, then Tenant shall cause
      the
      same to be canceled and discharged of record by bond or otherwise within ten
      (10) days after the filing thereof. Should Tenant fail to discharge such lien
      within such ten (10) day period, then Landlord may discharge the same, in which
      event Tenant shall reimburse Landlord, on demand, as Additional Rent, for the
      amount of the lien or the amount of the bond, if greater, plus all
      administrative costs incurred by Landlord in connection therewith. The remedies
      provided herein shall be in addition to all other remedies available to Landlord
      under this Lease or otherwise. Tenant shall have no power to do any act or
      make
      any contract that may create or be the foundation of any lien, mortgage or
      other
      encumbrance upon the reversionary or other estate of Landlord, or any interest
      of Landlord in the Premises. NO CONSTRUCTION LIENS OR OTHER LIENS FOR ANY LABOR,
      SERVICES OR MATERIALS FURNISHED TO THE PREMISES SHALL ATTACH TO OR AFFECT THE
      INTEREST OF LANDLORD IN AND TO THE PREMISES OR THE BUILDING.

    

    Notwithstanding
      anything to the contrary set forth above in this Section
      6,
      if
      Tenant does not perform its maintenance obligations in a timely manner as set
      forth in this Lease, commencing the same within five (5) days after receipt
      of
      notice from Landlord specifying the work needed and thereafter diligently and
      continuously pursuing completion of unfulfilled maintenance obligations, then
      Landlord shall have the right, but not the obligation, to perform such
      maintenance, and any amounts so expended by Landlord shall be paid by Tenant
      to
      Landlord within thirty (30) days after demand, with interest at the maximum
      rate
      allowed by law (or the rate of fifteen percent (15%) per annum, whichever is
      less) accruing from the date of expenditure through the date paid.

    

    Except
      for repairs and replacements that Tenant must make under this Section
      6,
      Landlord shall pay for and make all other repairs and replacements to the
      Premises, common areas and Building (including Building fixtures and equipment).
      This maintenance shall include the roof, foundation, exterior walls, interior
      structural walls, all structural components, and all exterior (outside of walls)
      systems, such as mechanical, electrical, HVAC, and plumbing. Repairs or
      replacements required under Section
      6
      shall be
      made within a reasonable time (depending on the nature of the repair or
      replacement needed) after receiving notice from Tenant or Landlord having actual
      knowledge of the need for a repair or replacement.

    

    7.
      DAMAGES
      TO PREMISES.
      If the
      Premises shall be partially damaged by fire or other casualty insured under
      Landlord's insurance policies, and if Landlord's lender(s) shall permit
      insurance proceeds paid as a result thereof to be so used, then upon receipt
      of
      the insurance proceeds, Landlord shall, except as otherwise provided herein,
      promptly repair and restore the Premises (exclusive of improvements made by
      Tenant, Tenant's trade fixtures, decorations, signs, and contents) substantially
      to the condition thereof immediately prior to such damage or destruction;
      limited, however, to the extent of the insurance proceeds received by Landlord.
      If by reason of such occurrence: (i) the Premises is rendered wholly
      untenantable; (ii) the Premises is damaged in whole or in part as a result
      of a
      risk which is not covered by Landlord's insurance policies; (iii) Landlord's
      lender does not permit a sufficient amount of the insurance proceeds to be
      used
      for restoration purposes; (iv) the Premises is damaged in whole or in part
      during the last two years of the Term; or (v) the Building containing the
      Premises is damaged (whether or not the Premises is damaged) to an extent of
      fifty percent (50%) or more of the fair market value thereof, then Landlord
      may
      elect either to repair the damage as aforesaid, or to cancel this Lease by
      written notice of cancellation given to Tenant within sixty (60) days after
      the
      date of such occurrence, and thereupon this Lease shall terminate. Tenant shall
      vacate and surrender the Premises to Landlord within fifteen (15) days after
      receipt of such notice of termination. In addition, Tenant may also terminate
      this Lease by written notice given to Landlord at any time between the one
      hundred eighty-first (181st) and one hundred ninety-sixth (196th) days after
      the
      occurrence of any such casualty, if Landlord has failed to restore the damaged
      portions of the Building (including the Premises) within one hundred eighty
      (180) days of such casualty. However, if Landlord is prevented by Delays as
      defined in Section
      2,
      from
      completing the restoration within said one hundred eighty (180) day period,
      and
      if Landlord provides Tenant with written notice of the cause for the Delays
      within fifteen (15) days after the occurrence thereof, such notice to contain
      the reason for the Delays and a good faith estimate of the period of the Delays
      caused thereby, then Landlord shall have an additional period beyond said one
      hundred eighty (180) days, equal to the Delays in which to restore the damaged
      areas of the Building; and Tenant may not elect to terminate this Lease until
      said additional period required for completion has expired with the Building
      not
      having been substantially restored. In such case, Tenant's fifteen (15) day
      notice of termination period shall begin to run upon the expiration of
      Landlord's additional period for restoration set forth in the preceding
      sentence. Upon the termination of this Lease as aforesaid, Tenant's liability
      for the Rent and other charges reserved hereunder shall cease as of the
      effective date of the termination of this Lease, subject, however, to the
      provisions for abatement of Rent hereinafter set forth. 

    

    
      
        
        

      

      
        4

        
          

        

      

      
        
        

      

       

    

    Unless
      this Lease is terminated as aforesaid, this Lease shall remain in full force
      and
      effect, and Tenant shall promptly repair, restore, or replace Tenant's
      improvements, trade fixtures, decorations, signs, and contents in the Premises
      in a manner and to at least a condition equal to that existing prior to their
      damage or destruction, and the proceeds of all insurance carried by Tenant
      on
      said property shall be held in trust by Tenant for the purposes of such repair,
      restoration, or replacement. 

    

    If,
      by
      reason of such fire or other casualty, the Premises is rendered wholly
      untenantable, then the Rent payable by Tenant shall be fully abated, or if
      only
      partially damaged, such Rent and other charges shall be abated proportionately
      as to that portion of the Premises rendered untenantable, in either event
      (unless the Lease is terminated, as aforesaid) from the date of such casualty
      until the Premises have been substantially repaired and restored, or until
      Tenant's business operations are restored in the entire Premises, whichever
      shall first occur. Tenant shall continue the operation of Tenant's business
      in
      the Premises or any part thereof not so damaged during any such period to the
      extent reasonably practicable from the standpoint of prudent business
      management. However, if such damages or other casualty shall be caused by the
      negligence or other wrongful conduct of Tenant or of Tenant's subtenants,
      licensees, contractors, or invitees, or their respective agents or employees,
      there shall be no abatement of Rent. Except for the abatement of the Rent
      hereinabove set forth, Tenant shall not be entitled to, and hereby waives,
      all
      claims against Landlord for any compensation or damage for loss of use of the
      whole or any part of the Premises and/or for any inconvenience or annoyance
      occasioned by any such damage, destruction, repair, or restoration.

    

    8.
      ASSIGNMENT-SUBLEASE.
      Tenant
      may not assign or encumber this Lease or its interest in the Premises arising
      under this Lease, and may not sublet any part or all of the Premises without
      first obtaining the written consent of Landlord, which consent may not be
      unreasonably withheld, conditioned or delayed by Landlord. Any assignment or
      sublease to which Landlord may consent (one consent not being any basis that
      Landlord should grant any further consent) shall not relieve Tenant of any
      or
      all of its obligations hereunder. For the purpose of this Section
      8,
      the
      word "assignment" shall be defined and deemed to include the following: (i)
      if
      Tenant is a partnership, the withdrawal or change, whether voluntary,
      involuntary or by operation of law, of partners owning thirty percent (30%)
      or
      more of the partnership, or the dissolution of the partnership; (ii) if Tenant
      consists of more than one person, an assignment, whether voluntary, involuntary,
      or by operation of law, by one person to one of the other persons that is a
      Tenant; (iii) if Tenant is a corporation, any dissolution or reorganization
      of
      Tenant, or the sale or other transfer of a controlling percentage (hereafter
      defined) of capital stock of Tenant other than to an affiliate or subsidiary
      or
      the sale of fifty-one percent (51%) in value of the assets of Tenant; (iv)
      if
      Tenant is a limited liability company, the change of members whose interest
      in
      the company is fifty percent (50%) or more. The phrase "controlling percentage"
      means the ownership of, and the right to vote, stock possessing at least
      fifty-one percent (51%) of the total combined voting power of all classes of
      Tenant's capital stock issued, outstanding and entitled to vote for the election
      of directors, or such lesser percentage as is required to provide actual control
      over the affairs of the corporation. Acceptance of Rent by Landlord after any
      non-permitted assignment shall not constitute approval thereof by Landlord.
      Notwithstanding the foregoing provisions of this Section
      8,
      Tenant
      may assign or sublease part or all of the Premises without Landlord's consent
      to: (i) any corporation or partnership that controls, is controlled by, or
      is
      under common control with, Tenant; or (ii) any corporation resulting from the
      merger or consolidation with Tenant or to any entity that acquires all of
      Tenant's assets as a going concern of the business that is being conducted
      on
      the Premises, as long as the assignee or sublessee is a bona fide entity and
      assumes the obligations of Tenant, and continues the same Permitted Use as
      provided under Section
      3.
      However, Landlord must be given prior written notice of any such assignment
      or
      subletting, and failure to do so shall be a default hereunder. Landlord will
      never consent to an assignment or sublease that might result in a use that
      conflicts with the rights of an existing tenant under its lease.

    

    
      
        
        

      

      
        5

        
          

        

      

      
        
        

      

       

    

    In
      no
      event shall this Lease be assignable by operation of any law, and Tenant's
      rights hereunder may not become, and shall not be listed by Tenant as an asset
      under any bankruptcy, insolvency or reorganization proceedings. Tenant is not,
      may not become, and shall never represent itself to be an agent of Landlord,
      and
      Tenant acknowledges that Landlord's title is paramount, and that it can do
      nothing to affect or impair Landlord's title.

    

    If
      Landlord consents to any assignment or subletting, Tenant shall pay all
      reasonable out-of-pocket costs and expenses incurred by Landlord in connection
      with the assignment or sublease transaction, including Landlord’s reasonable
      attorneys’ fees.

    

    If
      this
      Lease shall be assigned or the Premises or any portion thereof sublet by Tenant
      at a rental that exceeds the rentals to be paid to Landlord hereunder,
      attributable to the Premises or portion thereof so assigned or sublet, then
      any
      such excess shall be paid over to Landlord by Tenant. If Landlord assists Tenant
      in finding a permissible subtenant, Landlord shall be paid a fee for such
      assistance in addition to a fee in an amount necessary to cover the subtenant’s
      improvements to the Premises or any portion thereof so assigned or
      sublet.

    

    9.
      TENANT'S
      COMPLIANCE; INSURANCE REQUIREMENTS.
      Tenant
      shall comply with all applicable laws, ordinances and regulations affecting
      the
      Premises, now existing or hereafter adopted, including the Rules and
      Regulations. 

    

    Throughout
      the Term, Tenant, at its sole cost and expense, shall keep or cause to be kept
      for the mutual benefit of Landlord, Landlord's managing agent, (presently Eola
      Capital, LLC and its affiliates) and Tenant, Commercial General Liability
      Insurance (1986 ISO Form or its equivalent) with a combined single limit, ONE
      MILLION DOLLARS ($1,000,000) each Occurrence and General Aggregate-per location
      of at least TWO MILLION DOLLARS ($2,000,000), which policy shall insure against
      liability of Tenant, arising out of and in connection with Tenant's use of
      the
      Premises, and which shall insure the indemnity provisions contained herein.
      Not
      more frequently than once every three (3) years, Landlord may require the limits
      to be increased if in its reasonable judgment (or that of its mortgagee) the
      coverage is insufficient. Tenant shall also carry the equivalent of ISO Special
      Form Property Insurance on its personal property and fixtures located in the
      Premises and any improvements made by Tenant for their full replacement value
      and with coinsurance waived, and Tenant shall neither have, nor make, any claim
      against Landlord for any loss or damage to the same, regardless of the cause
      thereof.

    

    Prior
      to
      taking possession of the Premises, and annually thereafter, Tenant shall deliver
      to Landlord certificates or other evidence of insurance satisfactory to
      Landlord. All such policies shall be non-assessable and shall contain language
      to the extent obtainable that: (i) any loss shall be payable notwithstanding
      any
      act or negligence of Landlord or Tenant that might otherwise result in
      forfeiture of the insurance, (ii) that the policies are primary and
      non-contributing with any insurance that Landlord may carry, and (iii) that
      the
      policies cannot be canceled, non-renewed, or coverage reduced except after
      thirty (30) days' prior written notice to Landlord. If Tenant fails to provide
      Landlord with such certificates or other evidence of insurance coverage,
      Landlord may obtain such coverage and Tenant shall reimburse the cost thereof
      on
      demand.

    

    Anything
      in this Lease to the contrary notwithstanding, Landlord hereby releases and
      waives unto Tenant (including all partners, stockholders, officers, directors,
      employees and agents thereof), its successors and assigns, and Tenant hereby
      releases and waives unto Landlord (including all partners, stockholders,
      officers, directors, employees and agents thereof), its successors and assigns,
      all rights to claim damages for any injury, loss, cost or damage to persons
      or
      to the Premises or any other casualty, as long as the amount of which injury,
      loss, cost or damage has been paid either to Landlord, Tenant, or any other
      person, firm or corporation, under the terms of any Property, General Liability,
      or other policy of insurance, to the extent such releases or waivers are
      permitted under applicable law. As respects all policies of insurance carried
      or
      maintained pursuant to this Lease and to the extent permitted under such
      policies, Tenant and Landlord each waive the insurance carriers’ rights of
      subrogation. Subject to the foregoing, Tenant shall indemnify and hold Landlord
      harmless from and against any and all claims arising out of (i) Tenant's use
      of
      the Premises or any part thereof, (ii) any activity, work, or other thing done,
      permitted or suffered by Tenant in or about the Premises or the Building, or
      any
      part thereof, (iii) any breach or default by Tenant in the performance of any
      of
      its obligations under this Lease, or (iv) any act or negligence of Tenant,
      or
      any officer, agent, employee, contractor, servant, invitee or guest of Tenant;
      and in each case from and against any and all damages, losses, liabilities,
      lawsuits, costs and expenses (including attorneys' fees at all tribunal levels)
      arising in connection with any such claim or claims as described in (i) through
      (iv) above, or any action brought thereon. 

    

    
      
        
        

      

      
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    If
      such
      action is brought against Landlord, Tenant upon notice from Landlord shall
      defend the same through counsel selected by Tenant's insurer, or other counsel
      acceptable to Landlord. Tenant assumes all risk of damage or loss to its
      property or injury or death to persons in, on, or about the Premises, from
      all
      causes except those for which the law imposes liability on Landlord regardless
      of any attempted waiver thereof, and Tenant hereby waives such claims in respect
      thereof against Landlord. The provisions of this paragraph shall survive the
      termination of this Lease.

    

    Landlord
      shall keep the Building, including the improvements, insured against damage
      and
      destruction by perils insured by the equivalent of ISO Special Form Property
      Insurance in the amount of the full replacement value of the
      Building.

    

    Each
      party shall keep its personal property and trade fixtures in the Premises and
      Building insured with the equivalent of ISO Special Form Property Insurance
      in
      the amount of the full replacement cost of the property and fixtures. Tenant
      shall also keep any non-standard improvements made to the Premises at Tenant’s
      request insured to the same degree as Tenant’s personal property.

    

    Tenant’s
      insurance policies required by this Lease shall: (i) be issued by insurance
      companies licensed to do business in the state in which the Premises are located
      with a general policyholder's ratings of at least A- and a financial rating
      of
      at least VI in the most current Best's Insurance Reports available on the
      Commencement Date, or if the Best's ratings are changed or discontinued, the
      parties shall agree to a comparable method of rating insurance companies; (ii)
      name the non-procuring party as an additional insured as its interest may appear
      [other landlords or tenants may be added as additional insureds in a blanket
      policy]; (iii) provide that the insurance not be canceled, non-renewed or
      coverage materially reduced unless thirty (30) days advance notice is given
      to
      the non-procuring party; (iv) be primary policies; (v) provide that any loss
      shall be payable notwithstanding any gross negligence of Landlord or Tenant
      which might result in a forfeiture thereunder of such insurance or the amount
      of
      proceeds payable; (vi) have no deductible exceeding TEN THOUSAND DOLLARS
      ($10,000), unless accepted in writing by Landlord; and (vii) be maintained
      during the entire Term and any extension terms.

    

    10.
      SUBORDINATION-ATTORNMENT-LANDLORD
      FINANCING.
      Tenant
      agrees that this Lease will be either subordinate or superior to any mortgage
      heretofore or hereafter executed by Landlord covering the Premises, depending
      on
      the requirements of such mortgagee. Tenant, within ten (10) days after request
      to do so from Landlord or its mortgagee, will execute such agreement making
      this
      Lease superior or subordinate and containing such other agreements and covenants
      on Tenant's part as Landlord's mortgagee may request, and will agree to attorn
      to said mortgagee provided the mortgagee agrees not to disturb Tenant's
      possession hereunder so long as Tenant is in compliance with this Lease.
      Further, Tenant agrees to execute within five (5) days after request therefor,
      and as often as requested, estoppel certificates confirming any factual matter
      requested therein which is true and is within Tenant's knowledge regarding
      this
      Lease, the Premises, or Tenant's use thereof, including, but not limited to
      date
      of occupancy, Expiration Date, the amount of Rent due and date to which Rent
      is
      paid, whether or not Tenant has any defense or offsets to the enforcement of
      this Lease or the Rent payable hereunder or knowledge of any default or breach
      by Landlord, and that this Lease together with any modifications or amendments
      is in full force and effect. Tenant shall attach to such estoppel certificate
      copies of all modifications or amendments.

    

    Tenant
      agrees to give any mortgagee of Landlord which has provided a non-disturbance
      agreement to Tenant, notice of, and a reasonable opportunity (which shall in
      no
      event be less than thirty (30) days after written notice thereof is delivered
      to
      mortgagee as herein provided) to cure, any Landlord default hereunder; and
      Tenant agrees to accept such cure if effected by such mortgagee. No termination
      of this Lease by Tenant shall be effective until such notice has been given
      and
      the cure period has expired without the default having been cured. Further,
      Tenant agrees to permit such mortgagee (or other purchaser at any foreclosure
      sale), and its successors and assigns, on acquiring Landlord's interest in
      the
      Premises and the Lease, to become substitute Landlord hereunder, with liability
      only for such Landlord obligations as accrue after Landlord's interest is so
      acquired. Tenant agrees to attorn to any successor Landlord.

    

    11.
      SIGNS.
      Tenant
      may not erect, install or display any sign or advertising material upon the
      Building exterior, the exterior of the Premises (including any exterior doors),
      or the exterior walls thereof, or in any window therein, without the prior
      written consent of Landlord. Landlord, at Landlord’s expense, shall install
      Landlord’s standard signage at Tenant’s entrance and in the Building Directory
      incorporating Tenant’s name and suite number.

    

    12.
      ACCESS
      TO PREMISES.
      Landlord shall have the right, at all reasonable times, either itself or through
      its authorized agents, to enter the Premises (i) to make repairs, alterations
      or
      changes as Landlord deems necessary, (ii) to inspect the Premises, and (iii)
      to
      show the Premises to prospective mortgagees and purchasers. Landlord shall
      have
      the right, either itself or through its authorized agents, to enter the Premises
      at all reasonable times for inspection to show prospective tenants if within
      one
      hundred eighty (180) days prior to the Expiration Date as extended by any
      exercised option. Tenant, its agents, employees, invitees, and guests, shall
      have the right of ingress and egress to common and public areas of the Building,
      provided Landlord by reasonable regulation may control such access for the
      comfort, convenience, safety and protection of all tenants in the Building,
      or
      as needed for making repairs and alterations. Tenant shall be responsible for
      providing access to the Premises to its agents, employees, invitees and guests
      after hours, but in no event shall Tenant’s use of and access to the Premises
      after hours compromise the security of the Building. Landlord shall have the
      right to enter the Premises at any time in the event of an emergency.

    

    
      
        
        

      

      
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    13.
      DEFAULT.
      If
      Tenant: (i) fails to pay when due any Rent, or any other sum of money which
      Tenant is obligated to pay, as provided in this Lease; or (ii) breaches any
      other agreement, covenant or obligation herein set forth and such breach shall
      continue and not be remedied within ten (10) days after Landlord shall have
      given Tenant written notice specifying the breach, or if such breach cannot,
      with due diligence, be cured within said period of ten (10) days and Tenant
      does
      not within said ten (10) day period commence and thereafter with reasonable
      diligence completely cure the breach within thirty (30) days after notice;
      or
      (iii) files (or has filed against it and not stayed or vacated within sixty
      (60)
      days after filing) any petition or action for relief under any creditor's law
      (including bankruptcy, reorganization, or similar action), either in state
      or
      federal court; or (iv) makes any transfer in fraud of creditors as defined
      in
      Section 548 of the United States Bankruptcy Code (11 U.S.C. 548, as amended
      or
      replaced), has a receiver appointed for its assets (and appointment shall not
      have been stayed or vacated within thirty (30) days), or makes an assignment
      for
      benefit of creditors; then Tenant shall be in default hereunder, and, in
      addition to any other lawful right or remedy which Landlord may have, Landlord
      at its option, in addition to such other remedies as may be available under
      Florida law, may do the following: (1) terminate this Lease and Tenant’s right
      of possession; or (2) terminate Tenant’s right to possession but not this Lease
      and/or proceed in accordance with any and all of the following
      remedies:

    

    (a)
      Landlord may, without further notice, re-enter the Premises in accordance with
      applicable law and dispossess Tenant by summary proceedings or otherwise, as
      well as the legal representative(s) of Tenant and/or other occupant(s) of the
      Premises, and remove their effects and hold the Premises as if this Lease had
      not been made, and Tenant hereby waives the service of notice of intention
      to
      re-enter or to institute legal proceedings to that end; and/or at Landlord’s
      option,

    

    (b)
      All
      Base Rent and all Additional Rent for the balance of the Term will, at the
      election of Landlord, be accelerated and the present worth of same (as
      reasonably determined by Landlord) for the balance of the Term, net of amounts
      actually collected by Landlord, shall become immediately due thereupon and
      be
      paid, together with all expenses of any nature which Landlord may incur such
      as
      (by way of illustration and not limitation) those for attorneys’ fees,
      brokerage, advertising, and refurbishing the Premises in good order or preparing
      them for re-rental; and/or at Landlord’s option,

    

    (c)
      Landlord may re-let the Premises, or any part thereof, either in the name of
      Landlord or otherwise, for a term or terms which may at Landlord’s option be
      less than or exceed the period which would otherwise have constituted the
      balance of the Term, and may grant concessions or free rent or charge a higher
      rental than that reserved in this Lease; provided, however, Landlord shall
      have
      no obligation to re-let the Premises, or any part thereof, and shall in no
      event
      be liable for failure to re-let the Premises, or any part thereof, or, in the
      event of any such re-letting, for refusal or failure to collect any rent due
      upon such re-letting, and no such refusal or failure shall operate to release
      Tenant of any liability under this Lease or otherwise to effect or reduce any
      such liability; and/or at Landlord’s option,

    

    (d)
      Tenant or its legal representative(s) will also pay to Landlord as agreed upon
      damages, in addition to such other damages that Landlord may be legally entitled
      to, any deficiency between the Base Rent and all Additional Rent hereby charged
      and/or agreed to be paid and the net amount, if any, of the rents collected
      on
      account of this Lease or Leases of the Premises for each month of the period
      which would otherwise have constituted the balance of the Term.

    

    All
      rights and remedies of Landlord are cumulative, and the exercise of any one
      shall not be an election excluding Landlord at any other time from exercise
      of a
      different or inconsistent remedy. No exercise by Landlord of any right or remedy
      granted herein shall constitute or effect a termination of this Lease unless
      Landlord shall so elect by written notice delivered to Tenant.

    

    
      
        
        

      

      
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    The
      failure of Landlord to exercise its rights in connection with this Lease or
      any
      breach or violation of any term, or any subsequent breach of the same or any
      other term, covenant or condition herein contained shall not be a waiver of
      such
      term, covenant or condition or any subsequent breach of the same or any other
      covenant or condition herein contained.

    

    No
      acceptance by Landlord of a lesser sum than the Base Rent, administrative
      charges, Additional Rent and other sums then due shall be deemed to be other
      than on account of the earliest installment of such payments due, nor shall
      any
      endorsement or statement on any check or any letter accompanying any check
      or
      payment be deemed as accord and satisfaction, and Landlord may accept such
      check
      or payment without prejudice to Landlord’s right to recover the balance of such
      installment or pursue any other remedy provided in this Lease.

    

    In
      addition, no payments of money by Tenant to Landlord after the expiration or
      termination of this Lease after the giving of any notice by Landlord to Tenant
      shall reinstate or extend the Term, or make ineffective any notice given to
      Tenant prior to the payment of such money. After the service of notice or the
      commencement of a suit, or after final judgment granting Landlord possession
      of
      the Premises, Landlord may receive and collect any sums due under this Lease,
      and the payment thereof shall not make ineffective any notice or in any manner
      affect any pending suit or any judgment previously obtained.

    

    Tenant
      hereby absolutely, unconditionally and irrevocably waives the following:

    

    (i) Any
      right
      Tenant may have to interpose or assert any claim or counterclaim in any action
      or proceeding brought by Landlord under this Lease. If Tenant violates this
      Subsection, Landlord and Tenant stipulate that any such claim or counterclaim
      shall be severed and tried separately from the action or proceeding brought
      by
      Landlord 

    pursuant
      to Florida Rules of Civil Procedure 1.270(b) or other applicable law. This
      Subsection shall in no way impair the right of Tenant to commence a separate
      action against Landlord for any violation by Landlord of the provisions of
      this
      Lease or to which Tenant has not waived any claim pursuant to the provisions
      of
      this Lease so long as notice is first given to Landlord and any holder of a
      mortgage and/or lessor under a superior lease, and a reasonable opportunity
      is
      granted to Landlord and such holder and/or lessor to correct such violation.
      In
      no event shall Landlord, any holder of a mortgage and/or lessor under a superior
      lease be responsible for any consequential damages incurred by Tenant, including
      lost profits or interruption of business, as a result of any default by
      Landlord. Tenant shall in all events comply with the provisions of Section
      83.232, Florida Statutes with respect to any action or proceeding brought by
      Landlord under this Lease;

    

    (ii) Any
      and
      all rights of redemption of the Premises or any goods therein granted by or
      under any present or future laws in the event Tenant is evicted or dispossessed
      of the same in accordance with this Lease or Landlord obtains possession of
      the
      same in accordance with this Lease;

    

    (iii) The
      benefit of all laws now existing or hereafter in effect, exempting any goods
      on
      the Premises owned by Tenant from distraint, levy or sale in any legal
      proceedings taken by Landlord in accordance with applicable laws to enforce
      any
      rights or remedies under this Lease;

    

    (iv) The
      benefit of all laws existing now or hereafter in effect regarding any limitation
      as to the goods upon which, or the time within which, distress is to be made
      after removal of goods of Tenant from the Premises, and Tenant further relieves
      Landlord of the obligation of proving or identifying the goods distrained,
      it
      being the purpose and intent of this provision that all goods of Tenant upon
      the
      Premises shall be liable to distress for rent at any time after Tenant’s default
      beyond the applicable cure period under this Lease;

    

    (v) All
      rights relating to the landlord/tenant relationship under any law, ordinance
      or
      statute, to the extent that such law, ordinance or statute might limit the
      time
      period respecting Landlord’s right to cause the distrained goods to be sold.
      Tenant hereby specifically and knowingly authorizes Landlord to sell any goods
      distrained for rent at a public auction sale to be held at any time at least
      fifteen (15) days after the distraint without appraisement and condemnation
      of
      the goods, but upon ten (10) days’ notice to Tenant of the date, place and terms
      of sale, including Landlord’s right to purchase all or any of the property;
      and

    

    (vi) The
      requirement under Section 83.12, Florida Statutes that Landlord in the distress
      for rent action file a bond payable to Tenant in at least double the sum
      demanded by Landlord. In the case of the distress for rent action under this
      Lease, no bond whatsoever will be required of Landlord.

    

    
      
        
        

      

      
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    Landlord
      and Tenant further acknowledge that, to induce Tenant to enter into this Lease,
      and in consideration of Tenant’s agreement to perform all of the provisions to
      be performed by Tenant under this Lease, Landlord has agreed to waive (i)
      reimbursement from Tenant of the amount of any tenant improvement expenses
      incurred by Landlord in connection with the build-out of the Premises for
      Tenant’s initial occupancy, except any amount Tenant paid Landlord for overages
      on tenant improvements requested by Tenant, and (ii) payment by Tenant of Base
      Rent or portions thereof during the period(s) specified herein. Upon the
      occurrence of a default under this Lease, the foregoing waiver of payment of
      Base Rent or portions thereof shall be of no further force and effect as to
      any
      subsequent payments of Base Rent otherwise due under this Lease, each of the
      foregoing waivers shall be deemed revoked retroactively and Tenant shall
      immediately pay to Landlord as Additional Rent the following: (a) all payments
      of Base Rent which have previously been waived, and (b) the unamortized cost
      of
      any tenant improvement expenses incurred by Landlord, which shall be equal
      to
      the product of (1) the tenant improvement expenses incurred by Landlord, and
      (2)
      a fraction, the numerator of which shall be the number of months (or portions
      thereof) from the date of the occurrence of the default to the Expiration Date,
      not to exceed the number of months in which Tenant is obligated to pay Rent
      hereunder without any abatement or concession, and the denominator of which
      shall be the number of months (or portion thereof) in the Term less the number
      of months in the Term in which Landlord has waived payment of Base Rent or
      portions thereof. Landlord shall, after the occurrence of a default, forward
      a
      statement to Tenant setting forth the unamortized cost of the tenant improvement
      expenses incurred by Landlord and of all Base Rent payments which have
      previously been waived by Landlord and are now payable in accordance with this
      Subsection, but the failure to deliver such statement shall not be deemed to
      be
      a waiver of the right to collect such amounts.

    

    If
      Landlord exercises the remedies provided in Subsection a, b, c or d above,
      Landlord may declare the entire balance of all forms of Rent due under this
      Lease for the remainder of the Term to be forthwith due and payable and may
      collect the then present value of such Rents (calculated using a discount equal
      to the yield then obtainable from the United States Treasury Bill or Note with
      a
      maturity date closest to the Expiration Date) by distress or otherwise. The
      accelerated Additional Rent shall be calculated by multiplying the highest
      Additional Rent amount payable by Tenant in any calendar year prior to Default
      times the number of calendar years (including any fractional calendar year)
      remaining in the Term following the date of default. If Landlord exercises
      the
      remedy provided in Subsection b above and collects from Tenant all forms of
      Rent
      owed for the remainder of the Term, Landlord shall account to Tenant, at the
      Expiration Date, for amounts actually collected by Landlord as a result of
      a
      reletting, net of Tenant’s obligations pursuant to Subsection b.

    

    Tenant
      further agrees that Landlord may obtain an order for summary ejectment from
      any
      court of competent jurisdiction without prejudice to Landlord's rights to
      otherwise collect rents from Tenant. 

    

    14.
      MULTIPLE
      DEFAULTS.

    

    (a) Tenant
      acknowledges that any rights or options of first refusal, or to extend the
      Term,
      to expand the size of the Premises, to purchase the Premises or the Building,
      or
      other such or similar rights or options which have been granted to Tenant under
      this Lease are conditioned upon the prompt and diligent performance of the
      terms
      of this Lease by Tenant. Accordingly, should Tenant default under this Lease
      on
      two (2) or more occasions during any twelve (12) month period, in addition
      to
      all other remedies available to Landlord, all such rights and options shall
      automatically, and without further action on the part of any party, expire
      and
      be deemed canceled and of no further force and effect.

    

    (b) Should
      Tenant default in the payment of Base Rent, Additional Rent, or any other sums
      payable by Tenant under this Lease on two (2) or more occasions during any
      twelve (12) month period, regardless of whether any such default is cured,
      then,
      in addition to all other remedies otherwise available to Landlord, Tenant shall,
      within ten (10) days after demand by Landlord, post a security deposit in,
      or
      increase the existing Security Deposit by, a sum equal to three (3) months’
installments of Base Rent. Any security deposit posted pursuant to the foregoing
      sentence shall be governed by Section
      22
      below.

    

    (c) Should
      Tenant default under this Lease on two (2) or more occasions during any twelve
      (12) month period, in addition to all other remedies available to Landlord,
      any
      notice requirements or cure periods otherwise set forth in this Lease with
      respect to a default by Tenant shall not apply.

    

    
      
        
        

      

      
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    15.
      PROPERTY
      OF TENANT.
      Tenant
      shall pay, timely, any and all taxes levied or assessed against or upon Tenant's
      equipment, fixtures, furniture, leasehold improvements and personal property
      located in the Premises. Provided Tenant is not in default hereunder, Tenant
      may, prior to the Expiration Date, remove all fixtures and equipment which
      it
      has placed in the Premises; provided, however, Tenant repairs all damages caused
      by such removal; and provided further, however, any statutory lien for Rent
      is
      not waived, the contractual lien herein granted being in addition thereto.
      If
      Tenant does not remove its property from the Premises upon termination (for
      whatever cause) of this Lease, such property shall be deemed abandoned by
      Tenant, and Landlord may dispose of the same in whatever manner Landlord may
      elect without any liability to Tenant.

    

    16.
      SECURITY
      AGREEMENT.
      In
      addition to, but not in lieu of, any statutory lien which Landlord has under
      Florida law, including under Section 83.08, Florida Statutes, Tenant hereby
      grants to Landlord and Landlord shall have at all times, a valid first priority
      security interest, to secure payment of all sums of money due and payable under
      this Lease from Tenant and to secure payment of any damages or loss which
      Landlord may suffer by reason of the breach by Tenant of any term, covenant,
      or
      condition contained herein, in and to all goods, inventory, equipment, fixtures,
      and all other tangible and intangible personal property owned by Tenant and
      all
      insurance proceeds of or relating to any of the foregoing (collectively,
“Personal Property”) presently or hereafter situate in or about the Premises,
      and all proceeds therefrom, and such Personal Property shall not be removed
      therefrom without the consent of Landlord until all arrearage in Base Rent
      and
      any Additional Rent then due and payable to Landlord under this Lease shall
      first have been paid and discharged and all the provisions of this Lease have
      been fully complied with by Tenant. If Tenant shall default under this Lease,
      or
      is no longer in possession of the Premises for any reason, then Landlord may,
      in
      addition to any other remedies provided in this Lease or allowed at law or
      in
      equity, all of which are cumulative, enter upon the Premises and take possession
      of any and all of the Personal Property, without liability for trespass or
      conversion, and sell the same at public or private sale, with or without having
      such property at the sale, after giving Tenant reasonable notice of the time
      and
      place of any public sale or of the time after which any private sale is to
      be
      made, at which sale the Landlord or its assigns may purchase such Personal
      Property unless otherwise prohibited by law. The requirement of reasonable
      notice shall be met if such notice is given in the manner prescribed in this
      Lease at least five (5) days before the date of the sale. The proceeds from
      any
      such disposition of the Personal Property, less all expenses incurred in
      connection with the taking of possession, holding, and selling of the Personal
      Property (including, without limitation, reasonable attorneys’ fees and
      disbursements) shall be applied as a credit against the indebtedness secured
      by
      this security interest. Any surplus shall be paid to Tenant or as otherwise
      required by law, and Tenant shall pay any deficiencies forthwith. Although
      title
      to all of the Personal Property shall be in Tenant, none of such property or
      any
      right or interest therein or thereto shall be conveyed, transferred, assigned,
      mortgaged, or encumbered in any manner by Tenant without the prior written
      consent of Landlord, which may be granted or withheld in Landlord’s sole
      discretion.

    

    The
      provisions of this Section
      16
      shall
      constitute a security agreement under the Uniform Commercial Code of the State
      of Florida (“UCC”), and create a security interest in the Personal Property, and
      Tenant agrees to execute, as debtor, such financing statements as Landlord
      may
      now or hereafter reasonably request to perfect the foregoing security interest
      pursuant to the UCC. Simultaneously with the execution of this Lease, Tenant
      agrees to execute all UCC-1 financing statements necessary to perfect Landlord’s
      security interest granted by this Section
      16.
      Tenant
      shall take all necessary action to maintain and preserve such security interest
      including, but not limited to, the execution, delivering, filing, refiling,
      recording, or re-recording of any financing statements, continuation statements,
      or other security agreements and the giving of such instruments of further
      assurance as Landlord from time to time may request to protect its security
      interest. Without limiting the foregoing, Tenant appoints Landlord as Tenant’s
      attorney-in-fact to execute, deliver and file such instruments for and on behalf
      of Tenant, but Landlord shall not be required, and shall not be deemed to be
      under any duty to Tenant, any guarantor or surety with respect to this Lease,
      or
      any other person to protect, perfect, secure, or insure the security interest
      nor shall Landlord have any obligation for, among other things, the filing
      of
      any financing statements under the UCC. The limited part of attorney granted
      by
      Tenant in the immediately preceding sentence, being coupled with an interest,
      is
      deemed to be irrevocable by Tenant. Notwithstanding the expiration or sooner
      termination of this Lease, the terms of this Section
      16 shall
      survive as a security agreement with respect to the security interest until
      repayment or satisfaction in full of all obligations of Tenant under this Lease.
      The Personal Property shall at all times remain in the Premises, subject to
      the
      control of Landlord. In the event of a sale or ground lease of the Premises,
      the
      security interest shall be automatically transferred to the purchaser or ground
      lessor. In addition, Landlord may, at its election, file a copy of this Lease
      at
      any time as a financing statement. Landlord, as secured party, shall be entitled
      to all of the rights and remedies afforded a secured party under the UCC in
      addition to all other rights and remedies under this Lease, at law, in equity
      or
      otherwise.

    

    
      
        
        

      

      
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    17.
      BANKRUPTCY.
      Landlord and Tenant understand that, notwithstanding certain provisions to
      the
      contrary contained herein, a trustee or debtor in possession under the United
      States Bankruptcy Code, as amended, (the "Code") may have certain rights to
      assume or assign this Lease. Landlord and Tenant further understand that, in
      any
      event, pursuant to the Code, Landlord is entitled to adequate assurances of
      future performance of the provisions of this Lease. The parties agree that,
      with
      respect to any such assumption or assignment, the term “adequate assurance”
shall include at least the following:

    

    (a) In
      order
      to assure Landlord that the proposed assignee will have the resources with
      which
      to pay all Rent payable pursuant to the provisions of this Lease, any proposed
      assignee must have, as demonstrated to Landlord’s satisfaction, a net worth (as
      defined in accordance with generally accepted accounting principles consistently
      applied) of not less than the net worth of Tenant on the Effective Date (as
      hereinafter defined), increased by seven percent (7%), compounded annually,
      for
      each year from the Effective Date through the date of the proposed assignment.
      It is understood and agreed that the financial condition and resources of Tenant
      were a material inducement to Landlord in entering into this Lease.

    

    (b) Any
      proposed assignee must have been engaged in the conduct of business for the
      five
      (5) years prior to any such proposed assignment, which business does not violate
      the Permitted Use allowed under Section
      3
      above
      and such proposed assignee shall continue to engage in the Permitted Use. It
      is
      understood that Landlord’s asset will be substantially impaired if the trustee
      in bankruptcy or any assignee of this Lease makes any use of the Premises other
      than the Permitted Use.

    

    (c) Any
      proposed assignee of this Lease must assume and agree to be personally bound
      by
      the provisions of this Lease.

    

    18.
      EMINENT
      DOMAIN.
      If all
      of the Premises, or such part thereof as will make the same unusable for the
      purposes contemplated by this Lease, be taken under the power of eminent domain
      (or a conveyance in lieu thereof), then this Lease shall terminate as of the
      date possession is taken by the condemnor, and Rent shall be adjusted between
      Landlord and Tenant as of such date. If only a portion of the Premises is taken
      and Tenant can continue use of the remainder, then this Lease will not
      terminate, but Rent shall abate in a just and proportionate amount to the loss
      of use occasioned by the taking. Landlord shall be entitled to receive and
      retain the entire award for the affected portion of the Building. Tenant shall
      have no right or claim to advance any claim against Landlord for any part of
      any
      award made to or received by Landlord for any taking and no right or claim
      for
      any alleged value of the unexpired portion of this Lease, or its leasehold
      estate, or for costs of removal, relocation, business interruption expense
      or
      any other damages arising out of such taking. Tenant, however, shall not be
      prevented from making a claim against the condemning party (but not against
      Landlord) for any moving expenses, loss of profits, or taking of Tenant’s
      personal property (other than its leasehold estate) to which Tenant may be
      entitled. Any such award shall not reduce the amount of the award otherwise
      payable to Landlord, if any.

    

    19.
      ADA
      GENERAL COMPLIANCE.
      Tenant,
      at Tenant’s sole expense, shall comply with all laws, rules, orders, ordinances,
      directions, regulations and requirements of federal, state, county and municipal
      authorities now in force, which shall impose any duty upon Landlord or Tenant
      with respect to the use, occupation or alteration of the Premises, and Tenant
      shall use all reasonable efforts to fully comply with The Americans With
      Disabilities Act of 1990 (the “ADA”). Landlord’s responsibility for compliance
      with ADA shall include the common areas and restrooms of the Building, but
      not
      the Premises.

    

    If
      Tenant
      receives any notices alleging violation of ADA relating to any portion of the
      Building or of the Premises; any written claims or threats regarding
      non-compliance with ADA and relating to any portion of the Building or of the
      Premises; or any governmental or regulatory actions or investigations instituted
      or threatened regarding non-compliance with ADA and relating to any portion
      of
      the Building or of the Premises, then Tenant shall, within ten (10) days after
      receipt of such, advise Landlord in writing, and provide Landlord with copies
      of
      any such claim, threat, action or investigation (as applicable).

    

    20.
      QUIET
      ENJOYMENT.
      If
      Tenant promptly and punctually complies with each of its obligations hereunder,
      Tenant shall have and enjoy peacefully the possession of the Premises during
      the
      Term hereof, provided that no action of Landlord or other tenants working in
      other space in the Building, or in repairing or restoring the Premises, shall
      be
      deemed a breach of this covenant, or give to Tenant any right to modify this
      Lease either as to term, rent payables or other obligations to be
      performed.

    

    
      
        
        

      

      
        12

        
          

        

      

      
        
        

      

       

    

    21.
      RADON
      GAS. The
      following notification is provided pursuant to Section 404.056(6), Florida
      Statutes (1995): “Radon is a naturally occurring radioactive gas that, when it
      has accumulated in a building in sufficient quantities, may present health
      risks
      to persons who are exposed to it over time. Levels of radon that exceed federal
      and state guidelines have been found in buildings in Florida. Additional
      information regarding radon gas and radon testing may be obtained from your
      County public health unit.”

    

    22.
      SECURITY
      DEPOSIT.
      Tenant
      shall deposit with Landlord the sum of $8,007.04,
      which
      sum Landlord shall retain as security for the performance by Tenant of each
      of
      its obligations hereunder (the "Security Deposit"). The Security Deposit shall
      not bear interest. If, at any time, Tenant fails to perform its obligations,
      then Landlord may, at its option, apply the Security Deposit, or any portion
      thereof required to cure Tenant's default; provided, however, if prior to the
      Expiration Date or any termination of this Lease, Landlord depletes the Security
      Deposit, in whole or in part, then immediately following such depletion, Tenant
      shall restore the amount so used by Landlord. Unless Landlord uses the Security
      Deposit to cure a default of Tenant, or to restore the Premises to the condition
      to which Tenant is required to leave the Premises upon the Expiration Date
      or
      any termination of the Lease, then Landlord shall, within thirty (30) days
      after
      the Expiration Date or any termination of this Lease, refund to Tenant any
      funds
      remaining in the Security Deposit. Tenant may not credit against or deduct
      the
      Security Deposit from any month's Rent.

    

    23.
      NOTICES.
      All
      notices, demands and requests which may be given or which are required to be
      given by either party to the other must be in writing. All notices, demands
      and
      requests by Landlord or Tenant shall be addressed as follows (or to such other
      address as a party may specify by duly given notice):

    

      
        	 	
                RENT
                  PAYMENT 

              	 	 	 
	 	
                ADDRESS:

              	
                SUBURBAN
                  OWNER LLC 

              	 
	 	 	
                P.O.
                  Box 550788

              	 
	 	 	
                Tax
                  I.D. 56-2418860

              	 
	 	 	 	 	 
	 	
                LEGAL
                  NOTICE

              	 	 	 
	 	
                ADDRESS
                  FOR

              	 	 	 
	 	
                LANDLORD:

              	
                SUBURBAN
                  OWNER LLC 

              	 
	 	 	
                c/o
                  Eola Capital, LLC

              	 
	 	 	
                One
                  Independent Drive, Suite 1850

              	 
	 	 	
                Jacksonville,
                  Florida 32202-5019

              	 
	 	 	 	 	 
	 	 	 	 	 
	 	
                TENANT:

              	
                GLOBAL
                  AXCESS CORP

              	 
	 	 	
                7800
                  Belfort Parkway

              	 
	 	 	
                Suite
                  165

              	 	 
	 	 	
                Jacksonville,
                  FL 32256

              	 
	 	 	
                Facsimile
                  # 

              	                      
                	 
	 	 	 	 	 
	 	
                WITH
                  A

              	 	 
	 	
                COPY
                  TO:

              	                          
                	 
	 	 	                
                	 
	 	 	                
                	 
	 	 	
                Facsimile
                  # 

              	                      
                	 

      

    

         

    Notices,
      demands or requests which Landlord or Tenant are required or desire to give
      the
      other hereunder shall be deemed to have been properly given for all purposes
      if
      (i) delivered against a written receipt of delivery, (ii) mailed by express,
      registered or certified mail of the United States Postal Service, return receipt
      requested, postage prepaid, or (iii) delivered to a nationally recognized
      overnight courier service for next business day delivery, to its addressee
      at
      such party's address as set forth above or (iv) delivered via telecopier or
      facsimile transmission to the facsimile number listed above, provided, however,
      that if such communication is given via telecopier or facsimile transmission,
      an
      original counterpart of such communication shall be sent concurrently in either
      the manner specified in section (ii) or (iii) above and written confirmation
      of
      receipt of transmission shall be provided. Each such notice, demand or request
      shall be deemed to have been received upon the earlier of the actual receipt
      or
      refusal by the addressee or three (3) business days after deposit thereof at
      any
      main or branch United States post office if sent in accordance with section
      (ii)
      above, and the next business day after deposit thereof with the courier if
      sent
      pursuant to section (iii) above. The parties shall notify the other of any
      change in address, which notification must be at least fifteen (15) days in
      advance of it being effective. 

     

    
      
        
        

      

      
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    Notices
      may be given on behalf of any party by such party's legal counsel.

    

    24.
      HOLDING
      OVER.
      If
      Tenant shall hold over after the Expiration Date or other termination of this
      Lease, such holding over shall not be deemed to be a renewal of this Lease
      but
      shall be deemed to create a month to month tenancy only and by such holding
      over
      Tenant shall continue to be bound by all of the terms and conditions of this
      Lease, except that during such month to month tenancy Tenant shall pay to
      Landlord (A) two (2) times the Base Rent payable hereunder during the last
      month
      of the Term, and (B) any and all Operating Expenses and other forms of
      Additional Rent payable under this Lease. Such month-to-month tenancy may be
      terminated by Landlord or Tenant effective as of the last day of any calendar
      month by delivery to the other of notice of such termination prior to the first
      day of such calendar month. Tenant shall indemnify, defend and hold Landlord
      harmless from and against any claim, damage, loss, liability, judgment, suit,
      disbursement or expense (including consequential damages and reasonable
      attorneys’ fees and disbursements) (collectively, “Claims”) resulting from
      failure to surrender possession upon the Expiration Date or sooner termination
      of the Term, including any Claims made by any succeeding tenant, and such
      obligations shall survive the expiration or sooner termination of this
      Lease.

    

    25.
      RIGHT
      TO RELOCATE.
      If the
      Premises comprise less than fifty percent (50%) of the floor where located,
      Landlord, at its option, may substitute for the Premises other space (hereafter
      called "Substitute Premises") within the Building before the Commencement Date
      or at any time during the Term or any extension of this Lease. Insofar as
      reasonably possible, the Substitute Premises shall be of comparable quality
      and
      shall have a comparable square foot area and a configuration substantially
      similar to the Premises.

    

    Landlord
      shall give Tenant at least sixty (60) days written notice of its intention
      to
      relocate Tenant to the Substitute Premises. This notice will be accompanied
      by a
      floor plan of the Substitute Premises. After such notice, Tenant shall have
      ten
      (10) days within which to agree with Landlord on the proposed Substitute
      Premises and unless such agreement is reached within such period of time,
      Landlord may terminate this Lease at the end of the sixty (60) day period of
      time following the aforesaid notice.

    

    Landlord
      agrees to construct or alter, at its own expense, the Substitute Premises as
      expeditiously as possible so that they are in substantially the same condition
      that the Premises were in immediately prior to the relocation. Landlord shall
      have the right to reuse the fixtures, improvements and alterations used in
      the
      Premises. Tenant agrees to occupy the Substitute Premises as soon as Landlord's
      work is substantially completed. 

    

    If
      such
      relocation occurs after the Commencement Date, then Landlord shall pay Tenant's
      reasonable cost of moving Tenant's furnishings, telephone and computer wiring,
      and other property to the Substitute Premises, and reasonable printing costs
      associated with the change of address. 

    

    Except
      as
      provided herein, Tenant agrees that all of the obligations of this Lease,
      including the payment of Rent, will continue despite Tenant's relocation to
      the
      Substitute Premises. Upon substantial completion of the Substitute Premises,
      this Lease will apply to the Substitute Premises as if the Substitute Premises
      had been the space originally described in this Lease. 

    

    Except
      as
      provided above, Landlord shall not be liable or responsible in any way for
      damages or injuries suffered by Tenant pursuant to the relocation in accordance
      with this provision including, but not limited to, the loss of goodwill,
      business, or profits.

    

    26.
      BROKER'S
      COMMISSIONS.
      Tenant
      represents and warrants that it has not dealt with any real estate broker,
      finder or other person, with respect to this Lease in any manner, except
Eola
      Capital, LLC who represented the Landlord
      in this
      transaction and whose address is 1 Independent Drive, Suite 1850, Jacksonville,
      FL, 32202 and Weaver
      Realty Group, Inc.
      whose
      address is 7400 Baymeadows Way, Suite 320, Jacksonville, Florida, 32256 (in
      cooperation with Grubb
      & Ellis | Phoenix Realty Group, Inc. whose
      address is 10739 Deerwood Park Blvd, Ste 103, Jacksonville, FL, 32256)
who
      represented the Tenant
      in this
      transaction ). Landlord shall pay only any commissions or fees that are payable
      to the above-named broker or finder with respect to this Lease pursuant to
      Landlord’s separate agreement with such broker or finder. Tenant shall indemnify
      and hold Landlord harmless from any and all damages resulting from claims that
      may be asserted against Landlord by any other broker, finder or other person
      (including, without limitation, any substitute or replacement broker claiming
      to
      have been engaged by Tenant in the future), claiming to have dealt with Tenant
      in connection with this Lease or any amendment or extension hereto, or which
      may
      result in Tenant leasing other or enlarged space from Landlord. The provisions
      of this paragraph shall survive the termination of this Lease.

     

    
      
        
        

      

      
        14

        
          

        

      

      
        
        

      

    

    

    27.
      ENVIRONMENTAL
      COMPLIANCE.
      

    

    (a)
      Tenant's
      Responsibility.
      Tenant
      shall not (either with or without negligence) cause or permit the escape,
      disposal or release of any biologically active or other hazardous substances,
      or
      materials. Tenant shall not allow the storage or use of such substances or
      materials in any manner not sanctioned by law or in compliance with the highest
      standards prevailing in the industry for the storage and use of such substances
      or materials, nor allow to be brought into the Building any such materials
      or
      substances except to use in the ordinary course of Tenant's business, and then
      only after written notice is given to Landlord of the identity of such
      substances or materials. Tenant covenants and agrees that the Premises will
      at
      all times during its use or occupancy thereof be kept and maintained so as
      to
      comply with all now existing or hereafter enacted or issued statutes, laws,
      rules, ordinances, orders, permits and regulations of all state, federal, local
      and other governmental and regulatory authorities, agencies and bodies
      applicable to the Premises, pertaining to environmental matters or regulating,
      prohibiting or otherwise having to do with asbestos and all other toxic,
      radioactive, or hazardous wastes or material including, but not limited to,
      the
      Federal Clean Air Act, the Federal Water Pollution Control Act, and the
      Comprehensive Environmental Response, Compensation, and Liability Act of 1980,
      as from time to time amended (all hereafter collectively called "Laws"). Tenant
      shall execute affidavits, representations and the like, from time to time,
      at
      Landlord's request, concerning Tenant's best knowledge and belief regarding
      the
      presence of hazardous substances or materials on the Premises.

    

    (b)
      Tenant's
      Liability.
      Tenant
      shall hold Landlord free, harmless, and indemnified from any penalty, fine,
      claim, demand, liability, cost, or charge whatsoever which Landlord shall incur,
      or which Landlord would otherwise incur, by reason of Tenant's failure to comply
      with this Section
      27
      including, but not limited to: (i) the cost of bringing the Premises into
      compliance with all Laws and in a non-contaminated state, the same condition
      as
      prior to occupancy; (ii) the reasonable cost of all appropriate tests and
      examinations of the Premises to confirm that the Premises have been brought
      into
      compliance with all Laws; and (iii) the reasonable fees and expenses of
      Landlord's attorneys, engineers, and consultants incurred by Landlord in
      enforcing and confirming compliance with this Section
      27.

    

    (c)
      Property.
      For the
      purposes of this Section
      27,
      the
      Premises shall include the real estate covered by this Lease; all improvements
      thereon; all personal property used in connection with the Premises (including
      that owned by Tenant); and the soil, ground water, and surface water of the
      Premises, if the Premises includes any ground area.

    

    (d)
      Inspections
      by Landlord.
      Landlord and its engineers, technicians, and consultants (collectively the
      "Auditors") may, from time to time as Landlord deems appropriate, conduct
      periodic tests and examinations ("Audits") of the Premises to confirm and
      monitor Tenant's compliance with this Section
      27.
      Such
      Audits shall be conducted in such a manner as to minimize the interference
      with
      Tenant's Permitted Use; however in all cases, the Audits shall be of such nature
      and scope as shall be reasonably required by then existing technology to confirm
      Tenant's compliance with this Section
      27.
      Tenant
      shall fully cooperate with Landlord and its Auditors in the conduct of such
      Audits. The cost of such Audits shall be paid by Landlord unless an Audit shall
      disclose a material failure of Tenant to comply with this Section
      27,
      in
      which case, the cost of such Audit, and the cost of all subsequent Audits made
      during the Term and within thirty (30) days thereafter (not to exceed two (2)
      such Audits per calendar year), shall be paid for on demand by
      Tenant.

    

    (e)
      Landlord's
      Liability.
      Provided, however, the foregoing covenants and undertakings of Tenant contained
      in this Section 27
      shall
      not apply to any condition or matter constituting a violation of any Law: (i)
      which existed prior to the commencement of Tenant's use or occupancy of the
      Premises; (ii) which was not caused, in whole or in part, by Tenant or Tenant's
      agents, employees, officers, partners, contractors or invitees; or (iii) to
      the
      extent such violation is caused by, or results from the acts or neglects of
      Landlord or Landlord's agents, employees, officers, partners, contractors,
      guests, or invitees.

    

    (f)
      Tenant's
      Liability After Termination of Lease.
      The
      covenants contained in this Section
      27
      shall
      survive the expiration or termination of this Lease, and shall continue for
      so
      long as Landlord and its successors and assigns may be subject to any expense,
      liability, charge, penalty, or obligation against which Tenant has agreed to
      indemnify Landlord under this Section
      27.

    

    
      
        
        

      

      
        15

        
          

        

      

      
        
        

      

       

    

    28.
      ATTORNEYS’
      FEES.
      In the
      event of any action or proceeding brought by Landlord against Tenant under
      this
      Lease, Landlord shall be entitled to recover court costs and the fees and
      disbursements of its attorneys in such action or proceeding (whether at the
      administrative, trial or appellate levels) in such amount as the court or
      administrative body may judge reasonable. Landlord shall also be entitled to
      recover attorneys’ fees and disbursements incurred in connection with a Tenant
      default hereunder which does not result in the commencement of any action or
      proceeding.

    

    29.
      JURY
      TRIAL WAIVER.
      Landlord
      and Tenant each hereby irrevocably, knowingly and voluntarily waive trial by
      jury in any action, proceeding or counterclaim brought by either of the parties
      against the other or their successors in respect to any matter arising out
      of or
      in connection with this Lease, the relationship of Landlord and Tenant, Tenant’s
      use or occupancy of the Premises, and/or any claim for injury or damage, or
      any
      emergency or statutory remedy.

    

    30.
      MISCELLANEOUS.
      Headings of sections are for convenience only and shall not be considered in
      construing the meaning of the contents of such section. The invalidity of any
      portion of this Lease shall not have any effect on the balance hereof. Should
      Landlord institute any legal proceedings against Tenant for breach of any
      provision herein contained, and prevail in such action, Tenant shall be liable
      for the costs and expenses of Landlord, including its reasonable attorneys'
      fees
      (at all tribunal levels). This Lease shall be binding upon the respective
      parties hereto, and upon their heirs, executors, successors and assigns. This
      Lease supersedes and cancels all prior negotiations between the parties, and
      no
      changes shall be effective unless in writing signed by both parties. Tenant
      acknowledges and agrees that it has not relied upon any statements,
      representations, agreements or warranties except those expressed in this Lease,
      and that this Lease contains the entire agreement of the parties hereto with
      respect to the subject matter hereof. Landlord may sell the Premises or the
      Building without affecting the obligations of Tenant hereunder; upon the sale
      of
      the Premises or the Building, Landlord shall be relieved of all responsibility
      for the Premises and shall be released from any liability thereafter accruing
      under this Lease. If any Security Deposit or prepaid Rent has been paid by
      Tenant, Landlord may transfer the Security Deposit or prepaid Rent to Landlord's
      successor and upon such transfer, Landlord shall be released from any liability
      for return of the Security Deposit or prepaid Rent. This Lease may not be
      recorded without Landlord's prior written consent, but Tenant agrees on request
      of Landlord to execute a memorandum hereof for recording purposes. The singular
      shall include the plural, and the masculine, feminine or neuter includes the
      other. If Landlord, or its employees, officers, directors, stockholders or
      partners are ordered to pay Tenant a money judgment because of Landlord's
      default under this Lease, said money judgment may only be enforced against
      and
      satisfied out of: (i) Landlord's interest in the Building in which the Premises
      are located including the rental income and proceeds from sale; and (ii) any
      insurance or condemnation proceeds received because of damage or condemnation
      to, or of, said Building that are available for use by Landlord. No other assets
      of Landlord or said other parties exculpated by the preceding sentence shall
      be
      liable for, or subject to, any such money judgment. This Lease shall be
      interpreted and enforced in accordance with the laws of the State of Florida.
      If
      requested by Landlord, Tenant shall furnish appropriate legal documentation
      evidencing the valid existence in good standing of Tenant, and the authority
      of
      any person signing this Lease to act for Tenant. If Tenant signs as a
      corporation, each of the persons executing this Lease on behalf of Tenant does
      hereby covenant and warrant that Tenant is a duly authorized and existing
      corporation, that Tenant has and is qualified to do business in the State of
      Florida, that the corporation has a full right and authority to enter into
      this
      Lease and that each of the persons signing on behalf of the corporation is
      authorized to do so. The submission of this Lease to Tenant for review does
      not
      constitute a reservation of or option for the Premises, and this Lease shall
      become effective as a contract only upon the execution and delivery by both
      Landlord and Tenant. The date of execution shall be entered on the top of the
      first page of this Lease by Landlord, and shall be the date on which the last
      party signed the Lease, or as otherwise may be specifically agreed by both
      parties. Such date, once inserted, shall be established as the final day of
      ratification by all parties to this Lease, and shall be the date for use
      throughout this Lease as the "Effective Date".

    

    31.
      SPECIAL
      CONDITIONS OR ADDENDA.
      The
      following special conditions, if any, shall apply, and where in conflict with
      earlier provisions in this Lease shall control. If any addenda are noted below,
      such addenda are incorporated herein and made a part of this Lease.

     

    
      	 	LEASE ADDENDUM ONE	BASE YEAR
	 	LEASE ADDENDUM TWO	WORK LETTER
	 	LEASE ADDENDUM
              THREE	MOVING
              ALLOWANCE
	 	LEASE ADDENDUM
              FOUR	RESERVED PARKING
              SPACES
	 	EXHIBIT A	PREMISES
	 	EXHIBIT B	RULES AND
              REGULATIONS

    

       

    
      
        
        

      

      
        16

        
          

        

      

      
        
        

      

    

     

    IN
      WITNESS WHEREOF, Landlord and Tenant have executed this lease in three
      originals, all as of the day and year first above written.

     

    
      
        	WITNESSES	 	GLOBAL
                AXCESS CORP, a
                Nevada
                corporation 
	 	 	 	 
	                         
                	 	By: 	             
                
	 	 	 	 	 
	Printed
                Name: 	
                                
                  

              	 	Name: 	           
                
	 	 	 	 	 
	                                        
                	 	Title:	 
	                      
                	 	 	 
	Printed
                Name:  	               
                	 	“TENANT”
	 	 	 	 	
              

      

       

      
        
          	WITNESSES	 	SUBURBAN
                  OWNER, LLC, a
                  Delaware limited liability company
	 	 	 
	 	 	By:  Eola Capital, LLC,
                  as agent
	 	 	 	 
	                         
                  	 	By: 	             
                  
	 	 	 	 	 
	Printed
                  Name: 	
                                  
                    

                	 	Name: 	           
                  
	 	 	 	 	 
	                                        
                  	 	Title:	Authorized
                  Signatory
	                      
                  	 	 	 
	Printed
                  Name:  	               
                  	 	
                  “LANDLORD”

                
	 	 	 	 	
                

        

      

    

     

    
      
        
        

      

      
        17

        
          

        

      

      
        
        

      

    

    

    LEASE
      ADDENDUM ONE

    BASE
      YEAR

    

    

    ADDITIONAL
      RENT - OPERATING EXPENSE PASS THROUGHS.
      For the
      calendar year commencing on January
      1, 2008 and
      for
      each calendar year thereafter, Tenant shall pay to Landlord as Additional Rent,
      in a lump sum, Tenant's Proportionate Share of any increase in Operating
      Expenses (as hereinafter defined) incurred by Landlord's operation or
      maintenance of the Building above the Operating Expenses incurred by Landlord
      during calendar
      year 2007
      (the
      "Base Year”). Tenant's Proportionate Share shall be calculated by dividing the
------
      rentable
      square feet of the Premises by the 62,476
      net
      rentable square feet of the Building, which equals ----%.
      If
      during any calendar year the occupancy of the rentable area of the Building
      is
      less than full, then Operating Expenses (as hereinafter defined) will be
      adjusted for such calendar year at a rate of 95% occupancy. 

    

    As
      used
      herein, the term "Operating Expenses" shall mean direct costs of operation,
      repair and maintenance as determined by standard accounting practices and shall
      include, by way of illustration but shall not be limited to, ad valorem real
      and
      personal property taxes, hazard and liability insurance premiums, utilities,
      heat, air conditioning, janitorial service, labor, materials, supplies,
      equipment and tools, permits, licenses, inspection fees, management fees, common
      area expenses, and the amortization of costs (including debt service and lease
      payments) of installation of capital investment items (other than the original
      materials and equipment used to complete the Building) which are primarily
      for
      the purpose of reducing operating cost, or enhancing the Building in a manner
      beneficial to Tenant, or as may be required by governmental authority; provided,
      however, the term "Operating Expenses" shall not include depreciation on the
      Building or equipment therein, interest, executive salaries, real estate
      brokers’ commissions, or other expenses that do not relate to the operation of
      the Building. The annual statement of Operating Expenses shall be accounted
      for
      and reported in accordance with generally accepted accounting principles (the
      "Annual Statement").

    

    For
      the
      calendar year commencing on January
      1, 2008
      and for
      each calendar year thereafter during the Term, Landlord shall estimate the
      amount the Operating Expenses shall increase for such calendar year above the
      Operating Expenses incurred during the Base Year. Landlord shall send to Tenant
      a written statement of the amount of Tenant's Proportionate Share of any
      estimated increase in Operating Expenses and Tenant shall pay to Landlord,
      monthly, Tenant's Proportionate Share of such increase in Operating Expenses
      plus any applicable sales or use taxes payable by Tenant hereunder. Within
      one
      hundred twenty (120) days after the end of each calendar year or within a
      reasonable time thereafter, Landlord shall send a copy of the Annual Statement
      to Tenant. Pursuant to the Annual Statement, Tenant shall pay to Landlord
      Additional Rent as owed or Landlord shall adjust Tenant's Rent payments if
      Landlord owes Tenant a credit, such payment or adjustment to be made within
      thirty (30) days after the Annual Statement is received by Tenant. After the
      Expiration Date, Landlord shall send Tenant the final Annual Statement for
      the
      Term, and Tenant shall pay to Landlord Additional Rent as owed or if Landlord
      owes Tenant a credit, then Landlord shall pay Tenant a refund. If this Lease
      expires or terminates on a day other than December 31, then Additional Rent
      shall be prorated on a 365-day calendar year (or 366 if a leap
      year).

    

    Notwithstanding
      anything herein to the contrary, “Controllable Operating Expenses” (defined as
      total Operating Expenses less those expenses related to property taxes,
      insurance and utilities) shall not increase by more than five percent (5%)
      annually on a cumulative compounding basis over the actual Controllable
      Operating Expenses for calendar year 2007.

    

    
      
        
        

      

      
        1

        
          

        

      

      
        
        

      

    

    

    LEASE
      ADDENDUM TWO

    WORK
      LETTER

    

    

    WORK
      LETTER.
      This
      Lease Addendum Two (the “Work Letter”) shall set forth the rights and
      obligations of Landlord and Tenant with respect to space planning, engineering,
      final workshop drawings, and the construction and installation of any
      improvements to the Premises to be completed before the Commencement Date
      ("Tenant Improvements").

    

    In
      consideration of the mutual covenants hereinafter contained, Landlord and Tenant
      do mutually agree to the following:

    

    
      	
              1.

            	
              Space
                Planning, Design and Working Drawings.
                On
                Tenant’s behalf, Landlord shall provide and designate architects and
                engineers, who, at Tenant’s expense, which expense shall be deducted from
                the Allowance (as hereinafter defined), will do the
                following:

            

    

    

    
      	a.  	
              Attend
                a reasonable number of meetings with Tenant and Landlord's agent
                to define
                Tenant’s requirements. Landlord shall provide one complete space plan
                prepared by Landlord's architect in order to obtain Tenant’s approval.
                Tenant shall approve such space plan, in writing, within five (5)
                days
                after receipt of the space plan.

            

    

    

    
      	b.  	
              All
                plans and working drawings for the construction and completion of
                the
                Premises (the “Plans”) shall be subject to Landlord's prior written
                approval. Any changes or modifications Tenant desires to make to
                the Plans
                shall also be subject to Landlord's prior approval. Landlord agrees
                that
                it will not unreasonably withhold its approval of the Plans, or of
                any
                changes or modifications thereof; provided, however, Landlord shall
                have
                sole and absolute discretion to approve or disapprove any improvements
                that will be visible to the exterior of the Premises, or which may
                affect
                the structural integrity of the Building. Any approval of the Plans
                by
                Landlord shall not constitute approval of any Delays caused by Tenant
                and
                shall not be deemed a waiver of any rights or remedies that may arise
                as a
                result of such Delays. Landlord may condition its approval of the
                Plans
                if: (i) the Plans require design elements or materials that would
                cause
                Landlord to deliver the Premises to Tenant after the scheduled
                Commencement Date, or (ii) the estimated cost for any improvements
                under
                the Plan is more than the
                Allowance.

            

    

    

    
      	
              2.

            	
              Allowance.
                Landlord agrees, at its sole cost and expense to provide an allowance
                of
                up to
                $66,845.00,
                to design, engineer, install, supply and otherwise to construct the
                Tenant
                Improvements in the Premises that are fixtures that will become a
                part of
                the Building (the "Allowance"); otherwise, Tenant is fully responsible
                for
                the payment of all costs in connection with the Tenant Improvements.
                Upon
                final completion and payment for all initial Tenant Improvements
                to the
                Premises, Tenant may request (via written notice to Landlord) to
                be
                refunded, if excess funds remain, up to $11,682.00 in unused Allowance,
                which Landlord will provide to Tenant within forty- five (45) days
                of such
                request. Tenant must request such refund no later than December 31,
                2007,
                at which time any remaining Allowance will be forfeited by
                Tenant.

            

    

    

    
      	
              3.

            	
              Signage
                and Keying.
                1st
                floor lobby directory and suite signage in accordance with building
                standards shall be provided and installed by the Landlord, at Landlord’s
                sole expense. Suite keying and Tenant’s custom entry signage (if any) is
                to be completed at Tenant’s cost, which cost may be deducted from the
                Allowance. If Tenant proposed custom entry signage, the design of
                the
                signage must be approved in advance by the Landlord.
                

            

    

    

    
      	
              4.

            	
               Work
                and Materials at Tenant's Expense 

            

    

    

    
      	 	
              a.

            	
              Prior
                to commencing and providing any such work or materials to the Premises,
                Landlord shall select a licensed general contractor or contractors
                (the
                "Contractor") to construct and install the Tenant Improvements and
                Landlord shall submit to Tenant written estimates of the cost of
                such work
                and materials and Tenant shall approve said estimates in writing
                within
                five (5) business days after the receipt thereof. Landlord shall
                not be
                authorized to proceed thereon until such estimate is mutually agreed
                upon
                and approved in writing and delivered to Landlord. Landlord's written
                estimate shall include a construction supervision fee of zero percent
                (0%)
                to manage and oversee the work to be done on Tenant's
                behalf.

            

    

    

    
      	 	
              b.

            	
              Tenant
                agrees to pay to Landlord, promptly upon being billed therefor, all
                costs
                and expenses in excess of the Allowance incurred in connection with
                the
                Tenant Improvements. Such costs and expenses shall include all amounts
                charged by the Contractor for performing such work and providing
                such
                materials (including the Contractor's general conditions, overhead
                and
                profit). Tenant will be billed for such costs and expenses as follows:
                one
                hundred percent (100%)
                of
                such costs and expenses shall be due and payable upon final completion
                of
                such work. If unpaid within ten (10) days after receipt of invoice,
                then
                the outstanding balance shall accrue at the rate of one percent (1%)
                per
                month until paid in full.

            

    

    

    
      
        
        

      

      
        1

        
          

        

      

      
        
        

      

       

    

    
      	
              5.

            	
              Substantial
                Completion

            

    

    

    
      	 	
              a.

            	
              The
                Premises shall be deemed to be substantially complete when the work
                to be
                performed by Landlord pursuant to the Plans approved by Landlord
                and
                Tenant has been completed and approved by the appropriate governmental
                authorities, as certified by Landlord and architect, except for items
                of
                work and adjustment of equipment and fixtures that can be completed
                after
                the Premises are occupied without causing material interference with
                Tenant's use of the Premises (i.e., "punch list
                items").

            

    

    

    
      	 	
              b.

            	
              Notwithstanding
                the foregoing, if Landlord shall be delayed in substantially completing
                the Premises as a result of:

            

    

    

    
      	 	
              (i)

            	
              Tenant's
                changes in the Tenant Improvements or the Plans (notwithstanding
                Landlord's approval of any such changes);
                or

            

    

    

    
      	 	
              (ii)

            	
              Inability
                to obtain non-building standard materials, finishes or installations
                requested by Tenant; or

            

    

    

    
      	 	
              (iii)

            	
              The
                performance of any work by any person, firm or corporation employed
                or
                retained by Tenant; or

            

    

    

    
      	 	
              (iv)

            	
              Any
                other act or omission by Tenant or its agents, representatives, and/or
                employees;

            

    

    then,
      in any such event, for purposes of determining the Commencement Date, the
      Premises shall be deemed to have been substantially completed on the date that
      Landlord and architect determine that the Premises would have been substantially
      completed if such Delay or Delays had not occurred.

    

    
      	
              6.

            	
              Materials
                and Workmanship.
                Landlord covenants and agrees that all work performed in connection
                with
                the construction of the Premises shall be performed in a good and
                workmanlike manner and in accordance with all applicable laws and
                regulations and with the final approved Plans. Landlord agrees to
                exercise
                due diligence in completing the construction of the Premises.
                

            

    

    

    
      	
              7.

            	
              Repairs
                and Corrections.
                Landlord agrees to repair and correct any work or materials installed
                by
                Landlord or its Contractor in the Premises that prove defective as
                a
                result of faulty materials, equipment, or workmanship and that first
                appear within ninety (90) days after the date of occupancy of the
                Premises. Notwithstanding the foregoing, Landlord shall not be responsible
                to repair or correct any defective work or materials installed by
                Tenant
                or any contractor other than Landlord's Contractor, or any work or
                materials that prove defective as a result of any act or omission
                of
                Tenant or any of its employees, agents, invitees, licensees, subtenants,
                customers, clients, or guests.

            

    

    

    
      	
              8.

            	
              Possession
                by Tenant.
                The taking of possession of the Premises by Tenant shall constitute
                an
                acknowledgment by Tenant that the Premises are in good condition
                and that
                all work and materials provided by Landlord are satisfactory as of
                such
                date of occupancy, except as to any defects or incomplete work that
                are
                described in a written notice given by Tenant to Landlord no later
                than
                thirty (30) days after Tenant commences occupancy of the Premises,
                and
                except for any equipment that is used seasonally if Tenant takes
                possession of the Premises during a season when such equipment is
                not in
                use.

            

    

    

    
      	
              9.

            	
              Access
                During Construction.
                During construction of the Tenant Improvements in the Premises with
                the
                approval of Landlord, Tenant shall be permitted reasonable access
                to the
                Premises, as long as such access does not interfere with or delay
                construction work on the Premises for the purposes of taking measurements,
                making plans, installing trade fixtures, and doing such other work
                as may
                be appropriate or desirable to enable Tenant eventually to assume
                possession of and operate in the
                Premises.

            

    

     

    
      
        
        

      

      
        2

        
          

        

      

      
        
        

      

    

    LEASE
      ADDENDUM THREE

    MOVING
      ALLOWANCE

    

    Landlord
      will provide Tenant with a Moving Allowance equal to $________,
      payable
      to Tenant within thirty (30) days of Lease Commencement.

    

    
      
        
        

      

      
        1

        
          

        

      

      
        
        

      

    

     

    LEASE
      ADDENDUM FOUR

    RESERVED
      PARKING SPACES

    

    Provided
      (i) this Lease is in full force and effect and Tenant is not in default
      hereunder beyond any applicable notice and grace period at the time Tenant
      delivers the Early Termination Notice (as hereinafter defined) to Landlord,
      (ii)
      no event has occurred that upon notice or the passage of time would constitute
      a
      default, and (iii) Tenant is not disqualified by multiple defaults as provided
      in the Lease, Landlord will provide Tenant with four
      (4) reserved parking spaces
      beneath
      the existing covered car port in the parking lot.

    

    
      
        
        

      

      
        2

        
          

        

      

      
        
        

      

    

     

    EXHIBIT
      A

    PREMISES

    

    

    
      
        
        

      

      
        3

        
          

        

      

      
        
        

      

    

    EXHIBIT
      B

    

    Rules
      and Regulations

     

    1. The
      sidewalks, entrances, passages, courts, elevators, vestibules, stairways,
      corridors, and halls shall not be obstructed or encumbered by any Tenant or
      used
      for any purpose other than ingress and egress to and from the
      Premises.

    

    2.
       No
      awnings or other projections shall be attached to the outside walls of the
      Building without the prior written consent of Landlord. No curtains, blinds,
      shades, or screens shall be attached to or hung in, or used in connection with,
      any window or door of the Premises, without the prior written consent of
      Landlord. Such awnings, projections, curtains, blinds, shades, screens or other
      fixtures must be of a quality, type, design, and color, and attached in the
      reasonable manner approved by Landlord.

    

    3.
       No
      sign,
      advertisement, notice or other lettering shall be exhibited, inscribed, painted
      or affixed by any Tenant on any part of the outside of the Premises or Building
      or on the inside of the Premises if the same can be seen from the outside of
      the
      Premises without the prior written consent of Landlord except that the name
      of
      Tenant may appear on the entrance door of the Premises. In the event of a
      violation of the foregoing by Tenant, Landlord may remove same without any
      liability and may charge the expense incurred by such removal to the Tenant or
      Tenants violating this rule. 

    

    4. The
      premises shall not be used for gambling, lodging, or sleeping or for any immoral
      or illegal purposes. The Premises shall not be used for the manufacture, storage
      (except for customary office supplies), or sale of merchandise, goods or
      property of any kind whatsoever.

    

    5.
       The
      sashes, sash doors, skylights, windows, and doors that reflect or admit light
      and air into the halls, passageway or other public places in the Building shall
      not be covered or obstructed by any Tenant nor shall any bottles, parcels or
      other articles be placed on the window sills. No materials shall be placed
      in
      the corridors or vestibules nor shall any articles obstruct any air conditioning
      supply or exhaust vent.

    

    6. The
      water
      and wash closets and other plumbing fixtures shall not be used for any purposes
      other than those for which they were constructed and no sweepings, rubbish,
      rags, or other substances shall be thrown therein. All damages resulting from
      any misuse of the fixtures by Tenant, its servants, employees, agents, or
      licensees shall be borne by Tenant.

    

    7. Except
      for the hanging of pictures and similar items which do not materially damages
      the Premises, no Tenant shall mark, paint, drill into, or in any way deface
      any
      part of the Premises of the Building of which they form a part. No boring,
      cutting, or stringing of wires shall be permitted, except with the prior written
      consent of Landlord, and as it may direct. Should a Tenant require telegraphic,
      telephonic, annunciator or other communication service, Landlord will direct
      the
      electricians where and how wires are to be introduced and placed, and none
      shall
      be introduced or placed except as Landlord shall direct.. Electric current
      shall
      not be used for power or heating without Landlord's prior written permission.
      Neither Tenant nor Tenant's Agents including, but not limited to, electrical
      repairmen and telephone installers, shall lift, remove or in any way alter
      or
      disturb any of the interior ceiling materials of the Premises or Building,
      nor
      shall any of same have any access whatsoever to the area above the interior
      ceiling of the Premises or the Building except with the prior written consent
      of
      Landlord and in accordance with the guidelines established by Landlord. No
      antennas shall be permitted.

    

    8.
       No
      bicycles, vehicles, or animals of any kind shall be brought into or kept in
      or
      about the Premises, and no cooking shall be done or permitted by any Tenant
      on
      said Premises. No Tenant shall cause or permit any unusual or objectionable
      odors to be produced upon or permeate from the Premises.

    

    9.
       Landlord
      shall have the right to retain a passkey and to enter the Premises at any time,
      subject to the provisions of Section 12 of the Lease, to examine same or to
      make
      such alterations and repairs as may be deemed necessary, or to exhibit same
      to
      prospective Tenants during normal business hours.

    

    10. No
      Tenant
      shall make, or permit to be made, any noises which, in Landlord's reasonable
      opinion, disturb or interfere with occupants of this or neighboring buildings
      or
      premises or those having business with them, whether by the use of any musical
      instrument, radio, talking machine, unmusical noise, whistling, singing, or
      in
      any other way. No Tenant shall throw anything out of doors, windows, skylights,
      or down the passageways.

    

    11.
       No
      additional locks or bolts of any kind shall be placed upon any of the doors
      or
      windows by any Tenant, nor shall any changes be made in existing locks or the
      mechanism thereof. Each Tenant must, upon the termination of his tenancy restore
      to the Landlord all keys of offices and toilet rooms, either furnished to,
      or
      otherwise procured by, such Tenant. Tenant shall pay to the Landlord the cost
      of
      any lost keys.

    

    12.
       Tenant
      will refer all contractors, contractors' representatives and installation
      technicians, rendering any service to Tenant, to Landlord for Landlord's
      supervision, approval, and control before performance of any contractual service
      for any work relating to or on building systems. This provision shall apply
      to
      all work performed in the building, including installations of telephones,
      telegraph equipment, electrical devices and attachments, and installation of
      any
      nature affecting floors, walls, woodwork, trim, windows, ceilings, equipment
      or
      any other physical portion of the Building.

    

    
      
        
        

      

      
        1

        
          

        

      

      
        
        

      

    

     

    13.
       All
      removals, or the carrying in or out of any safes, freight, furniture or bulky
      matter of any description must take place during the hours which the Landlord
      or
      its agent may determine from time to time. Any such movement shall be under
      supervision of Landlord and in the manner agreed between Tenant and Landlord
      by
      pre-arrangement before performance. Such pre-arrangements initiated by Tenant
      will include determination by Landlord, subject to his decision and control,
      of
      the time, method, and routing of movement and limitations imposed by safety
      or
      other concerns which may prohibit any article, equipment or any other item
      from
      being brought into the building. Landlord reserves the right to prescribe the
      weight and position of all safes, which must be placed upon 2-inch thick plank
      strips to distribute the weight. Any damage done to the Building or to other
      Tenants or to other persons in bringing in or removing safes, furniture or
      other
      bulky or heavy articles shall be paid for by the Tenant.

    

    14.
       Tenant
      agrees that all machines or machinery placed in the Premises by Tenant will
      be
      erected and placed so as to prevent any vibration or annoyance to any other
      Tenants in the Building of which the Premises are a part (as determined by
      Landlord in its reasonable opinion), and it is agreed that upon written request
      of Landlord, Tenant will, within ten (10) days after the mailing of such notice,
      provide approved settings for the absorbing, preventing, or decreasing of noise
      from any or all machines or machinery placed in the Premises.

    

    15. The
      requirements of Tenant will be attended to only upon written application at
      the
      office of the Building. Employees of Landlord shall not receive or carry
      messages for or to any Tenant or other person nor contract with or render free
      or paid services to any Tenant or Tenant's agent, employees, or
      invitees.

    

    16.
       Canvassing,
      soliciting, and peddling in the Building is prohibited and each Tenant shall
      cooperate to prevent the same.

    

    17. Landlord
      will not be responsible for lost, stolen, or damaged property, equipment, money,
      or jewelry from Tenant's area or public rooms regardless of whether such loss
      occurs when area is locked against entry or not.

    

    18.
       Landlord
      specifically reserves the right to refuse admittance to the Building from 6
      p.m.
      to 7 a.m. daily, or on Saturdays, Sundays or legal holidays, to any person
      or
      persons who cannot furnish satisfactory identification, or to any person or
      persons who, for any other reason in the Landlord's judgment, should be denied
      access to the Premises. Landlord, for the protection of the Tenant and Tenant's
      effects may prescribe hours and intervals during the night and on Saturdays,
      Sundays and holidays, when all persons entering and departing the Building
      shall
      be required to enter their names, the offices to which they are going or from
      which they are leaving, and the time of entrance and departure in a register
      provided for the purpose by the Landlord.

    

    19.
       No
      Tenant, nor any of Tenant's Agents, shall at any time bring or keep upon the
      Premises any inflammable, combustible, or explosive fluid, chemical, or
      substance, except small quantities of customary office supplies stored and
      disposed of in accordance with applicable laws.

    

    20.
       It
      is
      Tenant's responsibility to keep current records of each issued security access
      code number and the person to whom it is issued. Security access codes shall
      be
      used only by Tenant's personnel. It is Tenant's responsibility to notify
      Landlord in writing when Tenant must delete an access code number or needs
      additional access code numbers.

    

    21. Landlord
      reserves the right to make such other and further reasonable rules and
      regulations as in its judgment may from time to time be needful for the safety,
      care and cleanliness of the Premises, and for the preservation of good order
      therein and any such other or further rules and regulations shall be binding
      upon the parties hereto with the same force and effect as if they had been
      inserted herein at the time of the execution hereof.

    

    
      
        
        

      

      
        2Unassociated Document

     

    
 

    
      	 

              Celsia°

              TECHNOLOGIES

              www.celsiatechnologies.com

              OTC
                BB Symbol: ICUR

            
	
              United
                States  

              1395
                Brickell Avenue 

              Suite
                800 

              Miami,
                Florida 33131 

              United
                States 

              Phone:
                +1-305-529-6290  

              Fax:
                +1-305-529-6291

            	
              United
                Kingdom 

              12
                Plumtree Court  

              London,
                England 

              EC4A
                4HT 

              United
                Kingdom

            	
              South
                Korea 

              #1101
                Ace techno tower 8th

              191-7
                Guro-dong, Guro-gu, Seoul, Korea 152-780

              Phone:
                +82-2-3452-2005 

              Fax
                : +82-2-3452-3650

            

    

     

    Exhibit
      10.1

     

     

    

     

    
      	
              Hakan
                Wretsell

            	
              December
                5, 2006

            

    

     

    Re: Letter
      of
      Employment

     

    Dear
      Mr.
      Wretsell:

     

    Pursuant
      to our recent discussions, Celsia Technologies, Inc. desires to extend your
      service as the Chief Executive Officer of Celsia Technologies UK Limited, a
      corporation organized under the laws of the United Kingdom (“Company”), under
      the terms and conditions of this Letter Agreement effective January 1, 2007.
       The
      parties acknowledge and agree that the Executive shall also be appointed as
      President of Celsia Technologies, Inc., a Nevada corporation (“Celsia US”), the
      corporate parent and sole stockholder of the Company. All references to the
      “Company” shall also include Celsia US. Your
      employment relationship will be subject to the terms and conditions of this
      letter. 

     

    Your
      base
      salary will be $321,500 per year (which includes a car allowance) less
      applicable withholdings, paid in accordance with Celsia’s normal payroll
      practices. 
      Future
      increases in compensation, if any, will be made by the Board of Directors in
      their sole and absolute discretion (with recommendations from the Compensation
      Committee).

     

    You
      will
      also be eligible for all fringe benefits available to other
      full-time Celsia
      employees, including medical insurance, and Celsia’s benefit plans (including
      any eligibility requirements) when established. You understand that Celsia
      currently has no such benefit plans in place, but plans to adopt such plans
      in
      the future. Celsia reserves the right to change or eliminate these benefits
      on a
      prospective basis at any time.

     

    Other
      terms of your employment are as follows:

     

    
      	
              Annual
                Bonus Goals:

            	
              Annual
                bonus targets will be based on a plan presented to the Board of Directors
                and reviewed by the Compensation Committee before the end of January
                each
                year.

            

    

    

    
      
         

      

      
         

        
          

        

      

      
         

         

      

    

    

    
      	
              Bonus
                Payment:

            	
              Bonus
                awards will be any combination of cash, options or common stock and
                other
                incentives as may be available from time to time, as determined by
                the
                Compensation Committee within 30 days following the filing of the
                annual
                10K report for the bonus period.

            
	 	 
	
              Insurance
                Payment:

            	
              Until
                Celsia has established employee medical and life insurance plans,
                you will
                reimbursed your expenses relating to such insurance (to be paid in
                accordance with Celsia’s normal payroll practices). Celsia will be
                entitled to receive evidence of your medical and life insurance
                coverage.

            
	 	 
	
              Termination:

            	
              If
                you are terminated by Celsia other than “for cause” (as defined below),
                Celsia shall pay you an amount equal to six (6) months of your base
                salary; provided, however, that such payment shall be conditioned
                upon you
                providing iCurie with a full and complete release of all potential
                claims
                you may have against iCurie. 

              As
                used above, “for cause” means (i) your indictment for, conviction of, or
                plea of nolo
                contendere to,
                any felony or a misdemeanor involving fraud, dishonesty or moral
                turpitude; (ii) a material breach by you of the terms of this agreement
                or
                the Employee Nondisclosure and Assignment Agreement; (iii) material
                misconduct by you in the performance of your duties; (iv) willful
                or
                intentional failure to comply with any lawful written instruction
                or
                directive of the Board of Directors of Celsia; or (v) your voluntary
                resignation or termination of this Letter Agreement. 

            
	 	 
	
              Non-Competition:

            	
              You
                agree that during your employment with Celsia and for a period of
                one (1) year thereafter, you will not, individually or in association
                or combination with any other person or any entity, directly or
                indirectly, whether or not for monetary benefit, engage in, own,
                be
                employed by, consult with, solicit business for, provide services
                to,
                manage, control, operate or otherwise carry on any business which
                is
                competitive with Celsia in any market anywhere.

            
	 	 
	
              Vacation:

            	
              Four
                weeks paid vacation per year, based on a calendar year.

            
	 	 
	
              Sick
                Days:

            	
              You
                are entitled to ten (10) sick days per
                year.

            

    

     

    If
      you
      accept our offer, your employment with Celsia will be “at-will”, subject to the
      termination arrangements outlined above. This means your employment is not
      for
      any specific period of time and can be terminated by you (on six months notice)
      or Celsia at any time for any reason. Upon your execution of this letter, the
      terms hereof will govern your employment by Celsia so long as you remain in
      your
      position. 

     

    In
      the
      event of any dispute or claim relating to or arising out of our employment
      relationship or the termination of that relationship (including, but not limited
      to, any claims of wrongful termination or age, sex, race, disability or other
      discrimination), you and Celsia agree that all such disputes shall be fully
      and
      finally resolved by binding arbitration conducted before a single neutral
      arbitrator pursuant to the rules for arbitration of employment disputes by
      the
      American Arbitration Association (available at www.adr.org) in Miami, Florida.
      By executing this letter, you and Celsia are both waiving the right to a jury
      trial with respect to any such disputes.
      Each
      party shall bear its own respective attorney fees and all other costs, unless
      otherwise provided by law and awarded by the arbitrator.

     

    
      
         

      

      
         

        
          

        

      

      
         

         

      

    

    

     

    This
      letter, including the Employee Nondisclosure and Assignment Agreement,
      constitutes the entire agreement between you and Celsia relating to this subject
      matter and supersedes all prior or contemporaneous agreements, understandings,
      negotiations or representations, whether oral or written, express or implied,
      on
      this subject. This letter may not be modified or amended except by a specific,
      written agreement signed by you and Celsia.

     

    To
      indicate your acceptance of Celsia’s offer on the terms and conditions set forth
      in this letter, please sign and date this letter in the space provided
      below.

     

    We
      hope
      your employment with Celsia will prove mutually rewarding. 

     

    

      
        	 	
                Sincerely,
                  

              
	 	 
	 	
                /s/
                  Peter Rugg

              
	 	
                Peter
                  Rugg

              
	 	
                Director,
                  Celsia Technologies, Inc.

              

      

       

      * * *

       

      I
        have
        read this offer letter in its entirety and agree to the terms and conditions
        of
        employment.

       

      
        	
                Dated:
                  March 22, 2007

              	
                /s/
                  Hakan Wretsell

              
	 	
                Hakan
                  Wretsell

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