Document:

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                                                                   Exhibit 10.11
                                                                       3rd Floor

                                     LEASE

                               Dated Sept 7 1999

                                    between

                                AMBERJACK, LTD.
                                   "LANDLORD"

                    and Integrated Information Systems, Inc.
                                    "TENANT"

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                                 INDEX TO LEASE
Section                                                                    Page

     1. TERM......................................................           3
     2. RENT......................................................           3
     3. OPERATING EXPENSES........................................           4
     4. PARKING...................................................           6
     5. SECURITY DEPOSIT..........................................           7
     6. REPAIRS...................................................           7
     7. IMPROVEMENTS AND ALTERATIONS..............................           7
     8. LIENS.....................................................           8
     9. USE OF PREMISES...........................................           8
    10. LANDLORD SERVICES.........................................           9
    11. RULES AND REGULATIONS.....................................           9
    12. TAXES.....................................................           9
    13. SUBSTITUTED PREMISES......................................           9
    14. UNTENANTABILITY...........................................           10
    15. EMINENT DOMAIN............................................           10
    16. ASSIGNMENT AND SUBLEASE...................................           10
    17. ACCESS....................................................           11
    18. SUBORDINATION AND ATTORNMENT..............................           11
    19. SALE......................................................           12
    20. INDEMNIFICATION OF LANDLORD...............................           12
    21. TENANTS INSURANCE.........................................           13
    22. ATTORNEY'S FEES...........................................           14
    23. WAIVER....................................................           14
    24. NOTICES...................................................           14
    25. INSOLVENCY OR BANKRUPTCY..................................           15
    26. DEFAULT...................................................           15
    27. INTEREST ON TENANTS OBLIGATIONS...........................           16
    28. HOLDING OVER..............................................           16
    29. TIME......................................................           16
    30. BROKERS...................................................           16
    31. RECORDATION...............................................           16
    32. BUILDING NAME.............................................           17
    33. SIGNS.....................................................           17
    34. CHOICE OF LAW.............................................           17
    35. ESTOPPEL CERTIFICATE OF THREE-PARTY AGREEMENT.............           17
    36. ADDITIONAL CONSTRUCTION...................................           17
    37. DEFINED TERMS AND MARGINAL HEADINGS.......................           17
    38. HAZARDOUS SUBSTANCES......................................           18

     EXHIBIT "A" - DEPICTION OF LEASED PREMISES
     EXHIBIT "B" - SPACE PLAN
     EXHIBIT "C" - STANDARDS FOR UTILITIES AND SERVICES
     EXHIBIT "D" - RULES AND REGULATIONS
     EXHIBIT "E" - INTERIOR IMPROVEMENT SPECIFICATIONS
     EXHIBIT "F" - TELECOMMUNICATIONS REQUIREMENTS
     EXHIBIT "G" - JANITORIAL SPECIFICATIONS

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     THIS LEASE made this 7th day of September 1999, between AmberJack, Ltd.
(hereinafter called "Landlord"), and Integrated Information Systems
(hereinafter called "Tenant").

     For and in consideration of the rents, covenants and agreements
hereinafter set forth, Landlord hereby leases to Tenant and Tenant hereby
agrees to lease from Landlord those certain premises (the "Leased Premises"),
commonly described as Suite No. 300 and more particularly shown on Exhibit "A"
to this Lease, in that certain building located at 2625 South Plaza Drive (the
"Building") in the City of Tempe, County of Maricopa, and State of Arizona.
Said leasing is upon and subject to the terms, covenants and conditions set
forth in this Lease. Tenant agrees, as a material part of the consideration
for this Lease, to keep and perform each and all of said terms, covenants and
conditions by it to be kept and performed. Tenant further agrees that this
Lease is made upon the condition of such performance.

1.   TERM

     (a)  The term of this Lease shall be 60 months (unless sooner terminated
as herein provided), which is projected by Landlord to commence on the 1st day
of November, 1999 (the "Commencement Date"), and expire on the 31st day of
October, 2004.

     (b)  If the Landlord is unable to deliver possession of the Leased
Premises within 90 days of the projected Commencement Date, this Lease shall be
voidable at Tenant's option. In no event shall Tenant be liable for any rent
until such time as Landlord can and does deliver possession of the Leased
Premises to Tenant. The date upon which Landlord can and does deliver possession
of the Leased Premises to Tenant shall be the Commencement Date of this Lease.
If delivery of possession occurs on other than the first day of a calendar
month, rental for the remainder of that month shall be paid by Tenant on a pro
rata basis.

2.   RENT

     Tenant agrees to pay as base rent the sum of forty six thousand eight
hundred eighty eight 13/100 dollars ($46,888.13) per month for each and every
month of this Lease (the "Base Monthly Rent"), subject to adjustment, as
provided in paragraph 3 hereof, payable in advance on the first day of each
month, without offset, commencing with the Commencement Date of this Lease. In
addition to Base Monthly Rent, all other sums of any type or kind required to
be paid by Tenant under this Lease to Landlord shall be deemed to be additional
rent, whether or not the same may be designated as such herein.

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3. OPERATING EXPENSES

     (a)  If the annual Operating Expenses of the Building exceed the Base
Operating Expenses, Tenant shall pay, in addition to the Base Monthly Rent,
Tenant's proportionate share of the Operating Expenses of the Building in
excess of the Base Operating Expenses based on Tenant's Percentage.

     (b)  As used in this Section, the following defined terms shall have the
following meanings:

          (i)  "Base Operating Expenses" shall mean total "operating expenses"
               for calendar year 2000.

          (ii) "Operating Expenses" means, in a calendar year, all costs and
               expenses incurred by or on behalf of the Landlord for the
               operation, administration, protection, cleaning, repair and
               maintenance of the Building, the parking structure serving the
               Building (the "Parking Garage"), and the site on which the
               Building and Parking Garage are located (the "Site"), and which
               shall include without limitation, the following:

                    (A)  the salary and wages (including cost of uniforms and
               worker's compensation and unemployment insurance, vacation pay,
               pension and retirement benefits, health care, and other fringe
               benefits, whether statutory or otherwise) of employees of the
               Landlord that are employed in the operation, maintenance, repair
               and administration of the Building, the Parking Garage, and the
               Site;

                    (B)  the cost of goods, services, equipment and supplies
               used in the operation, maintenance, repair and administration of
               the Building, the Parking Garage, and the Site including the
               heating, ventilating and air conditioning costs, electricity or
               any other energy supplied to the Building, the Parking Garage,
               and the Site elevator maintenance and operation, and service
               contracts;

                    (C)  all real estate taxes, and general or special
               assessments that may be levied, charged, or assessed against the
               Building, the Parking Garage or the Site and all property owner's
               association dues, fees, assessments or other charges, if any;

                    (D)  all charges for public services and utilities,
               including water, natural gas, sewer, electrical power, or any
               energy supplied or used in the Building, the Parking Garage,or on
               the Site and for all services performed by any utility company in
               connection with such utilities;

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          (E)  the expense for gardening, landscaping, repainting, rental of
signs and equipment, lighting, sanitary control and garbage removal, curbing
and fencing maintenance, glass maintenance and window cleaning;

          (F)  the cost of the Landlord's insurance in types and amounts as may
reasonably be carried by a prudent owner, or as required by any lender of
Landlord,

          (G)  cost of each "Major Expenditure" (as hereinafter defined) as
amortized over the period of the economic life of the Major Expenditure, but
not to exceed fifteen (15) years, using equal monthly installments of principal
and interest at the rate announced by Wells Fargo Bank as its prime rate at the
time of expenditure, plus one-half percent (1/2%) where "Major Expenditure"
shall mean any single expenditure incurred during or subsequent to the calendar
year in which the Lease commences, for modifications or additions to the
Building, the Parking Garage, or the Site if one of the principal purposes of
such modification or addition was to reduce energy consumption or operating
expenses, or was required by governmental law or regulations; and

          (H)  an administrative or property management fee. The property
management fee shall be three percent (3%) of the gross collected rents from
the Building, the Parking Garage and the Site. The salaries and wages of those
persons referred to in subparagraph 3(b)(ii)(A) are not deemed to be part of
the property management services for purposes of the limitation contained
in this subparagraph.

(iii)     If, in any such calendar year the average Building occupancy is less
          than ninety-five percent (95%) of the rentable area thereof during the
          entire calendar year, "Operating Expenses" shall mean the amount
          obtained by adjusting the actual Operating Expenses that vary with
          occupancy for such calendar year as if the Building had been
          ninety-five percent (95%) occupied during the whole of such calendar
          year.

(iv)      "Tenant's Percentage" means the percentage determined by converting a
          fraction, the numerator of which is the rentable area of the Leased
          Premises from time to time, and the denominator of which is the total
          rentable area of the Building from time to time. Landlord and Tenant
          acknowledge that Tenant's Percentage as of the Commencement Date is
          twenty five point forty eight percent (25.48%) and is based on the
          actual rentable area of the Leased Premises and rentable area of the
          Building as of the Commencement Date.

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     (c)  Landlord shall, each year during the term of this Lease, deliver to
Tenant a statement of estimated Operating Expenses for the following calendar
year. If the estimated Operating Expenses are projected to exceed the Base
Operating Expenses, Tenant shall pay to Landlord with each payment of the Base
Monthly Rent, as additional rent hereunder, an amount equal to one-twelfth
(1/12) of the estimated Operating Expenses for such calendar year (less the
Base Operating Expenses) multiplied by the Tenant's Percentage.

(d)  Landlord shall, each year during the term of this Lease, deliver to Tenant
a statement of the actual Operating Expenses for the preceding calendar year,
but Landlord's failure to deliver such statement shall not preclude Landlord's
recovery of Operating Expenses. If the actual Operating Expenses for a calendar
year exceed the Base Operating Expenses for such calendar year, Tenant shall,
upon the receipt of such statement, pay to Landlord an amount equal to the
actual Operating Expenses (less the Base Operating Expenses) multiplied by the
Tenant's Percentage; provided, however, that payments by Tenant, if any, of
estimated Operating Expenses pursuant to this Section 3 shall be credited
against the amount due. The actual Operating Expenses shall be prorated, if
applicable, in the case of the first and last years of the term of the Lease. If
the actual Operating Expenses for such calendar year are greater than the Base
Operating Expenses but are less than the estimated Operating Expenses for such
calendar year collected by Landlord pursuant to this Section 3; then Tenant
shall receive a credit against future monthly payments of Tenant's Percentage of
estimated Operating Expenses in an amount equal to the excess of Tenant's
Percentage of estimated Operating Expenses.

     (e)  Notwithstanding anything to the contrary contained herein, the
amount of rent payable under this Lease shall never be less than the Base
Monthly Rent.

4.   PARKING

     (a)  Tenant shall be allocated in the Parking Garage 84 covered reserved
spaces. The charge for the covered reserved spaces shall be no charge. Landlord
will provide reasonable means of identifying and controlling vehicles
authorized to be parked in the reserved and unreserved areas of the Parking
Garage. Landlord may make, modify and enforce rules and regulations. Landlord
shall maintain a total parking supply of 5 spaces per 1,000 rentable square
feet of Leased Premises.

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5. SECURITY DEPOSIT

     (A) Tenant has paid Landlord at the execution hereof, the sum of One
hundred twenty five thousand & 0/100 ($125,000) as security for the full and
faithful performance and observance by Tenant of all the covenants and
conditions on Tenant's part to be performed and observed in this Lease as well
as in all extensions and renewals hereof. Such deposit shall be returned to
Tenant at the termination of this Lease if Tenant has discharged its
obligations to Landlord in full. Landlord shall not be required to keep this
security deposit separate from its general funds and Tenant shall not be
entitled to interest thereon. In the event of any default by Tenant, Landlord
may apply or retain all or any part of such security deposit to cure any
default or to reimburse Landlord for any sum Landlord may spend by reason of
default. In the event of such a default the Landlord's election to utilize all
or any part of said security deposit, Tenant shall, upon written notice from
Landlord, forthwith deposit with Landlord such sum as is necessary to replenish
said security deposit to the amount specified above.

     (b) See Addendum

6. REPAIRS

     (a) Landlord shall maintain in good sanitary and neat condition the
structural parts of the Building, including the foundations, bearing and
exterior walls, sub-flooring and roof, and exterior doors, windows, corridors,
and other common areas and shall keep all Building equipment such as elevators,
plumbing, heating, air conditioning and similar equipment in good condition and
repair.

     (b) By taking possession of the Leased Premises, Tenant accepts the Leased
Premises as being in the condition in which Landlord is obligated to deliver
them, excluding typical and traditional "punch list" items that arise by reason
of the improvements described on Exhibit "E," if any. Tenant agrees that it
will (i) make all repairs to the Leased Premises not required to be made by the
Landlord, (ii) pay for any repairs to the Leased Premises or the Building made
necessary by any negligence, carelessness or intentional acts of Tenant or its
employees or persons permitted in the Building by Tenant, and (iii) maintain
the Leased Premises in a safe, clean, neat and sanitary condition, reasonable
wear and tear excluded.

7. IMPROVEMENTS AND ALTERATIONS

     See Addendum

     (b) The tenant shall not make any alterations, improvements or additions to
the Leased Premises without the Landlord's advance written consent* in each and
every

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instance. In the event Tenant desires to make any alterations, improvements or
additions, Tenant shall first submit to Landlord plans and specifications
therefor. Landlord shall have the option of either hiring a contractor to
perform the work or approving in advance the contractor Tenant proposes to
hire. If Landlord elects to hire the contractor, Landlord shall: (i) obtain a
bid from a contractor selected by Landlord to perform the work specified in the
plans and specifications; (ii) present the contractor's bid or contract price
to Tenant for Tenant's approval, and (iii) require Tenant to supply a deposit
covering all or part of the contractor's bid or contract price. If Landlord
elects to approve the contractor selected by Tenant, Tenant shall: (i) obtain
the contractor's written agreement to not deviate from the plans and
specifications without Landlord's written consent; (ii) obtain the contractor's
written agreement that it must look only to the Tenant for the payment of any
charge for such work and that the contractor has included a provision to that
effect in each subcontract and material contract for such work to be performed;
and (iii) at Landlord's election, obtain and record a payment bond pursuant to
A.R.S. section 33-1003 or any successor statute. All alterations, improvements
or additions shall become Landlord's property and shall remain upon the Leased
Premises at the termination of this Lease without compensation to Tenant;

     * Such consent shall not be unreasonably withheld

8. LIENS

     Tenant shall keep the Leased Premises free from any liens arising out of
any work performed, materials furnished, or obligations incurred by Tenant. In
the event that Tenant shall not, within ten (10) days after receiving notice of
the imposition of any such lien, cause the same to be released of record by
payment or posting of a proper bond, Landlord shall have, in addition to all
other remedies provided herein and by law, the right to cause the same to be
released by such means as it shall deem proper, including payment of the claim
giving rise to such lien. All such sums paid by Landlord and all expenses
incurred by it in connection therewith including without limitation costs of
suit and attorney's fees shall be considered additional rent and shall be
payable by Tenant on demand with interest at the rate of ten percent (10%) per
year.

9. USE OF PREMISES

     The Leased Premises are to be used for the sole purpose of business and
sales offices of Integrated Information Systems and no other use. Tenant agrees
that it will use the Leased Premises in such manner as not to injure, annoy, or
interfere with other tenants in the Building or use or allow the Leased Premises
to be used for any unlawful, or other purpose. Tenant agrees to comply with all
applicable laws, ordinances and regulations and private covenants, conditions
and restrictions now or hereafter in force in connection with its use of the
Leased Premises, including, without limitation, the Americans with Disabilities
Act. Tenant shall not commit nor suffer the commission of any waste, overload
any floor

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     beneath the Leased Premises beyond the load limit established by Landlord,
or knowingly permit any explosives to enter the Building. Tenant shall not do
or permit anything to be done on or about the Leased Premises or bring or keep
anything therein which will in any way increase the fire insurance premium or
other insurance premium upon The Building.

10.  LANDLORD SERVICES

     Landlord agrees to furnish to the Leased Premises subject to the Standards
for Utilities and Services attached hereto as Exhibit "C" and by this reference
made a part hereof, water, electricity, heating, and air conditioning suitable
for the specified use and occupation of the Leased Premises, janitorial
service, and elevator service. Tenant agrees to abide by all regulations and
requirements that Landlord may prescribe for the proper functioning and
protection of the heating, ventilating, and air conditioning system. Landlord
may make, modify or enforce the Standards for Utilities and Services at any
time provided that such failure does not exceed five (5) days. Landlord shall
have no liability, and Tenant shall not be entitled to any abatement or
reduction of rental, by reason of Landlord's failure to furnish any services
when such failure is caused by accident, breakage, repairs, strikes, lockouts,
labor disturbances or labor disputes, or by any other cause, similar or
dissimilar, beyond the reasonable control of Landlord.

11.  RULES AND REGULATIONS

     Tenant agrees to abide by all rules and regulations of this Building
imposed by Landlord, a copy of which are attached hereto as Exhibit "D" and by
this reference made a part hereof. These regulations are imposed for the
cleanliness, good appearance, proper maintenance, good order and reasonable use
of the Leased Premises and the Building, and as may be necessary for the proper
enjoyment of the Building by all tenants and their clients, customers and
employees. The rules and regulations may be changed by the Landlord from time
to time, and shall become effective after reasonable notice to Tenant. Failure
of Tenant to comply with the Building Rules and Regulations shall constitute a
default under this Lease.

12.  TAXES

     Tenant shall, in addition to and at the same time as the payment of the
Base Monthly Rent under this Lease, pay to Landlord the amount of any rental,
or sales, tax (but excepting Landlord's income tax) now or hereafter imposed by
any taxing authority upon Landlord or upon Landlord's receipt of the Base
Monthly Rent and all other amounts payable by Tenant pursuant to the terms of
this Lease.

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14.  UNTENANTABILITY

     If the Leased Premises are made untenantable in whole or in part by fire
or other casualty, the Base Monthly Rent, until repairs shall be made or the
Lease terminated as hereinafter provided, shall be apportioned on a per diem
basis according to the part of the Leased Premises which is usable by the
Tenant, if, but only if, such fire or other casualty was not caused by the
fault or negligence of the Tenant, its contractors, agents, or employees. If
such damage shall be so extensive that the Leased Premises cannot, in
Landlord's opinion, be restored to tenantability by the Landlord within a
period of sixty (60) days, either party shall have the right to cancel this
Lease by notice to the other given at any time within sixty (60) days after the
date of such damage; except that if such fire or casualty resulted from the
Tenants' fault or negligence, the Tenant shall have no right to cancel. If a
portion of the Building other than the Leased Premises shall be so damaged that
in the opinion of the Landlord the Building should be restored in such a way as
to alter the Leased Premises materially, the Landlord may cancel this Lease by
notice to the Tenant given at any time within sixty (60) days after the date of
such damage. If more than twenty-five percent (25%) of the Building is made
untenantable by fire or other casualty (regardless of whether the Leased
Premises are untenantable), Landlord may terminate this Lease by written notice
to Tenant within one hundred twenty (120) days after the date of such casualty.
In the event of giving effective notice pursuant to this Section, this Lease
and the term and the estate hereby granted shall expire on the date fifteen
(15) days after the giving of such notice as fully and completely as if such
date were the date hereinafter set for the expiration of the term of this
Lease. In the event neither Landlord nor Tenant cancels the Lease, within sixty
(60) days and Landlord wishes to effect such restoration, the Landlord shall,
promptly after adjustment of any relevant insurance claims, commence such
restoration at Landlord's expense. In no event shall Landlord be required to
expend funds in excess of its insurance recovery on such restoration.

15.  EMINENT DOMAIN

     In the event any portion of the Leased Premises, the Building, the Parking
Garage, or the Site is taken under eminent domain proceeding, Tenant shall have
no right, title or interest to any award for such taking, except for fixtures
and improvements installed by Tenant, if any.

16.  ASSIGNMENT AND SUBLEASE

     Tenant shall not, either voluntarily or by operation of law, sell, assign,
hypothecate or transfer this Lease, or sublet the Leased Premises or any part
thereof,

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without the prior written consent of Landlord in each instance. Landlord's
consent to an assignment or sublease shall not be withheld, provided the
proposed assignee or sublessee is reasonably satisfactory to Landlord as to
credit and character and will occupy the Leased Premises for office purposes
consistent with  Article 9 of this Lease and Landlord's commitments to other
tenants. Any sale, assignment, mortgage, transfer or subletting of this Lease
which is not in compliance with the provisions of this Article 16 shall be void
and shall be a material default of this Lease by Tenant. The consent by Landlord
to any assignment or subletting shall not be construed as relieving Tenant from
obtaining the express written consent of Landlord to any further assignment or
subletting or as releasing Tenant from any liability or obligation hereunder,
whether or not then accrued. The Landlord reserves the right, should the Tenant
request such assignment or subletting, to release the Tenant from the terms and
provisions of this Lease and the Landlord shall have thirty (30) days to make
such determination. Should the Landlord exercise this right, then the Lease
shall terminate as of the date notice is given to Tenant.

     Tenant shall make no profit on a sublease or assignment of this Lease and
any increase in rent, bonus or other fee charged or received, which is higher
than, or in addition to, the Monthly Base Rent and other sums due under this
Lease shall be paid to Landlord.

17.  ACCESS

     Landlord and its agents shall have the right to enter the Leased Premises
at all reasonable times and provided that such entry does not unreasonably
interfere with Tenant's business for the purpose of examining or inspecting the
same, showing the same to prospective purchasers or tenants of the Building, and
as necessary to perform Landlord's obligations under this Lease. Landlord may
erect, use, and maintain scaffolding, pipes, conduits, and other necessary
structures in and through the Leased Premises where reasonably required by the
character of the work performed, provided that the business of Tenant shall not
be unreasonably interfered with. If Tenant shall not personally be present to
open and permit an entry into the Leased Premises at any time when such entry by
Landlord is necessary or permitted hereunder, Landlord may enter by means of a
master key or, in emergencies, may enter forcibly, without liability to Tenant.

18.  SUBORDINATION AND ATTORNMENT

     (a) This Lease is automatically junior, subject and subordinate to all
ground leases, mortgages, deeds of trust and other security instruments of any
kind now or hereafter covering the Site, the Building, the Parking Garage and/or
the Leased Premises or any portion thereof or interest therein. Notwithstanding
the foregoing, Tenant covenants and agrees to execute and deliver upon demand
such further instruments evidencing such subordination of this Lease as may be
requested by Landlord. If any mortgage, trustee, or ground lessor shall elect to
have this Lease prior to the lien of a mortgage, deed of trust or ground lease,
and shall give written notice thereof to Tenant, this Lease shall be deemed
prior to such mortgage, deed of trust or ground lease, whether

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this Lease is dated prior to or subsequent to the date of said mortgage, deed of
trust or ground lease or the date of recording thereof.

     (b) In the event of the enforcement by any mortgagee, trustee under any
deed of trust or holder of any other security instrument of the remedies
provided for by law or by such mortgage, deed of trust or other security
instrument, Tenant will, if requested by such mortgagee, trustee, or beneficiary
or by any person succeeding to the interest of Landlord as the result of said
enforcement, automatically become the tenant of any such successor in interest,
without any change in the terms or other provisions of this Lease. Upon request
by said successor in interest, the Tenant shall execute and deliver an
instrument or instruments confirming its attornment. Nothing herein shall be
construed as a subordination of, or agreement to subordinate, the lien and
charge of any mortgage, deed of trust or other security instrument to the rights
or leasehold estates of the Tenant under this Lease.

19.  SALE

     This Lease shall not be affected by any sale or conveyance by Landlord of
the Building containing the Leased Premises. This Lease shall not be affected by
any such sale, and Tenant agrees to attorn to the purchaser of the Building and
deliver to the purchaser an offset statement and an estoppel certificate in such
form as Landlord may request. If any security deposit has been made by Tenant,
Landlord may transfer such security deposit to the purchaser, and thereupon
Landlord shall be discharged from any further liability in reference thereto.

20.  INDEMNIFICATION OF LANDLORD

     (a) Tenant shall hold Landlord harmless from, indemnify and defend Landlord
against any and all claims for liability for any injury (including death) or
damage to any person or property whatsoever (i) occurring in, or on the Leased
Premises or any part thereof, or (ii) occurring in or about the Building when
such injury or damage has been caused solely the act, neglect, fault or omission
of Tenant, its agents, servants, or employees, and from all costs, attorneys'
fees, expenses and liabilities incurred as a result of any such claim or any
action or proceeding brought thereon; and in case any action or proceeding be
brought against Landlord by reason of any such claim, Tenant, upon notice from
Landlord, shall defend the same at Tenant's expense. Tenant, as a material part
of the consideration to Landlord,

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hereby assumes all risk of damage to property or injury to persons (including
death), in, upon or about the Leased Premises from any cause which does not
result from the gross negligence or willful misconduct of Landlord and Tenant
hereby waives all claims in respect thereof against Landlord.

     (b) Landlord or anyone authorized to act for Landlord shall not be liable
for any damage to property entrusted to employees of the Building, nor for loss
of or damage to any property by theft or otherwise, except for the injury or
damage caused by the negligence or willful misconduct of Landlord's agents,
employees, invitees, or customers. Tenant shall give prompt notice to Landlord
of any fire, accident or defect discovered within the Leased Premises or the
Building.

     (c) The provisions of this Section 20 shall survive the expiration or
termination of this Lease with respect to any claims or liability occurring
prior to such expiration or termination.

21.  TENANTS INSURANCE, WAIVER OF SUBROGATION

     (a) Tenant agrees to carry at its own expense throughout the term of the
Lease, commercial general liability insurance insuring Tenant and Landlord, as
an additional insured, against all claims, demands, or actions arising out of,
or in connection with, Tenant's use or occupancy of the Leased Premises or by
the condition of Leased Premises. Such insurance shall have a combined single
limit of liability of $2,000,000.00 for bodily injury or death and property
damage. The limits of said insurance shall not, however, limit the liability of
Tenant hereunder. Said insurance shall be primary and not contributing with any
insurance maintained by Landlord and shall include lessor's protective liability
coverage and shall also include contractual liability coverage covering all
indemnification obligations of Tenant under this Lease. Tenant shall deliver a
Certificate of Insurance, in form reasonably acceptable to Landlord, to Landlord
prior to the date of occupancy of the Leased Premises evidencing said insurance
policy and stating that the insurer agrees to give no less than thirty (30) days
prior written notice to Landlord in the event of modification or cancellation
thereof.

     (b) Tenant shall be responsible for its own personal property insurance.

     (c) Landlord and Tenant each hereby release the other from any and all
liability or responsibility for any direct or consequential loss, injury or
damage to the Leased Premises, or its contents, caused by fire or any other
casualty, during the term of this Lease, even if such fire or other casualty may
have been caused by the negligence (but not the willful act) of the other party
or one for whom such party may be responsible. Inasmuch as the above mutual
waivers will preclude the assignment of any aforesaid claim by way of
subrogation (or otherwise) to an insurance company (or any other

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<PAGE>   14
person), each party hereto agrees if required by said policies to give each
insurance company which has issued to it fire and other property insurance,
written notice of the terms of said mutual waivers, and to have said insurance
policies properly endorsed, if necessary, to prevent the invalidation of said
insurance coverage by reason of said waivers.

22.  ATTORNEY'S FEES

     In the event of any legal action or proceeding brought by either party
against the other arising out of this Lease, the prevailing party shall be
entitled to recover reasonable attorneys' fees incurred in such action and such
amount shall be included in any judgment rendered in such proceeding.

23.  WAIVER

     No waiver by Landlord of any provision of this Lease or of any breach by
Tenant hereunder shall be deemed to be a waiver of any other provision hereof,
or of any subsequent breach by Tenant of the same or any other provision.
Landlord's consent to or approval of any act by Tenant requiring Landlord's
consent or approval shall not be deemed to render unnecessary the obtaining of
Landlord's consent to or approval of any subsequent act of Tenant. No act or
thing done by Landlord or Landlord's agents during the term of this Lease shall
be deemed an acceptance of a surrender of the Leased Premises, unless done in
writing signed by Landlord. The delivery of the keys to any employee or agent of
Landlord shall not operate as a termination of this Lease or a surrender of the
Leased Premises.

24.  NOTICES

     All notices, demands or other communications in this Lease provided to be
given, made or sent by either party hereto to the other shall be deemed to have
been duly given, made or sent when made in writing and deposited in the United
States mail, certified or registered, postage prepaid, and addressed as follows:

          To Landlord:  AmberJack, Ltd.
                        1620 W. Fountainhead Parkway #250
                        Tempe, AZ 85282

          To Tenant:    Integrated Information Systems, Inc.
                        1560 W. Fountainhead Parkway #200
                        Tempe, AZ 85282
                        Attn: Legal Department

                                       14
<PAGE>   15
     The address to which any notice, demand or other writing may be given, made
or sent to either party may be changed by written notice given by such party as
above-provided.

25.  INSOLVENCY OR BANKRUPTCY

     The appointment of a receiver to take possession of all or substantially
all of the assets of Tenant, or an assignment by Tenant for the benefit of
creditors, or any action taken or suffered by Tenant under any insolvency,
bankruptcy, or reorganization act, or if any guarantor of this Lease dies,
revokes, or otherwise terminates, or purports to revoke or otherwise terminate
(by operation of law or otherwise) any guaranty of all or any portion of
Tenant's obligation under this Lease, shall at Landlord's option, constitute a
breach of this Lease by Tenant. Upon the happening of any such event, or at any
time thereafter, this Lease shall terminate five (5) days after written notice
of termination from Landlord to Tenant. In no event shall this Lease be assigned
or assignable by operation of law and in no event shall this Lease be an asset
of Tenant in any receivership, bankruptcy, insolvency, or reorganization
proceedings.

26.  DEFAULT

     (a)  In the event Tenant fails to pay any rental due hereunder or fails to
keep and perform any of the other material terms or conditions hereof, or
otherwise breaches this Lease or defaults hereunder, time being of the essence,
or in the event of the taking by execution or judgment or other process of law
of all or any part of the Tenant's interest in this Lease, then ten (10) days
after receipt of written notice of default from Landlord, Landlord may, if such
default has not been corrected, resort to any and all legal remedies or
combination of remedies which Landlord may desire to assert including, but not
limited to one or more of the following: (1) lock the doors of the Leased
Premises and exclude Tenant therefrom; (3) enter the Leased Premises and remove
all persons and property therefrom; (4) declare this Lease at an end and
terminated; (5) sue for the rent due and to become due under this Lease; (6)
sue for any damages sustained by Landlord; and (7) continue this Lease in
effect and relet the Leased Premises on such terms and conditions as Landlord
may deem advisable with Tenant remaining liable for the Base Monthly Rent and
other sums due hereunder plus the reasonable cost of obtaining possession of
the Leased Premises and of any repairs and alterations necessary to prepare the
Leased Premises for reletting, and the cost of reletting. No action of Landlord
shall be construed as an election to terminate this Lease unless written notice
of such intention be given to Tenant. No payment by Tenant or receipt by
Landlord of a lesser amount than the Monthly Base Rent and other sums due
hereunder shall be deemed to be other than on account of the earliest rent or
other sums due, nor shall any endorsement or statement on any check or
accompanying any check or payment be deemed an accord and satisfaction; and
Landlord may accept such check or payment without prejudice to Landlord's right
to recover the balance of such rent or other sum or pursue any other remedy
provided in this Lease. Notwithstanding the foregoing to the contrary, the
abandonment of the Leased

                                       15
<PAGE>   16
Premises by Tenant shall be an incurable default hereunder, entitling Landlord
to immediately resort to the remedies described above.

     (b)  If Landlord shall default in performing its obligations under this
Lease, Tenant shall give Landlord written notice of the deficiency, and Landlord
shall have ten (10) days after receipt of such notice to correct the same;
provided, however, that if the nature of Landlord's obligation is such that more
than ten (10) days are required for performance, then Landlord shall not be in
breach if Landlord commences performance within such ten (10) day period and
thereafter diligently prosecutes the same to completion. In no event shall
Tenant have the right to terminate this Lease as a result of Landlord's breach,
and Tenant's remedies shall be limited to damages and/or an injunction.

     (c)  Tenant shall look solely to the equity of Landlord in the Building,
and the rents, issues and profits derived therefrom, and to no other assets of
Landlord, for the satisfaction of the remedies of Tenant in the event of a
breach by Landlord. Tenant will not seek recourse against the individual
shareholders, directors, officers, employees or agents of Landlord or against
the individual members or managers of Landlord's manager or any successors in
interest or any of their personal assets for such satisfaction. It is mutually
agreed that this clause is and shall be considered an integral part of this
Lease.

27.  INTEREST ON TENANT'S OBLIGATIONS AND LATE CHARGES

     (a)  Any amount due from Tenant to Landlord which is not paid when due
shall bear interest of ten percent (10%) per annum until paid, but the payment
of such interest shall not excuse nor cure the default.

     (b)  Tenant acknowledges that late payment of the Base Monthly Rent or any
other sum required by this Lease to be paid by Tenant to Landlord will cause
Landlord to incur costs not contemplated by this Lease, the exact amount of such
costs being extremely difficult and impracticable to fix. Therefore, if any
payment due from Tenant is not received by Landlord within five (5) calendar
days after its due date, Tenant shall pay to Landlord an additional sum of three
hundred dollars ($300) as a late charge. In addition to the above-described late
charge, Tenant shall pay to Landlord fifty dollars ($50) for processing and
accounting costs together with interest on such amount at the rate specified
above for each occasion that a rental check presented to Landlord by Tenant is
returned by Tenant's bank for insufficient funds or for any other reason.

28.  HOLDING OVER

     No holding over by Tenant after the term of this Lease shall operate to
extend the Lease. In the event of any unauthorized holding over, such occupancy
shall be a tenancy at sufferance and Tenant shall indemnify Landlord against all
claims for damages by any other tenant to whom Landlord may have leased all or
any part of the Leased Premises covered hereby effective upon the termination of
this Lease. During any such tenancy at sufferance, Tenant shall pay a Base
Monthly Rent equal to 150% of the most recent Base

                                       16
<PAGE>   17
Monthly Rent then in effect plus all other charges payable hereunder. Such
tenancy shall otherwise be upon all the terms hereof applicable to such a
tenancy at sufferance.

29.  TIME

     Time is of the essence of this Lease in each and all of its provisions.

30.  BROKERS

     Tenant warrants that it has had no dealing with any real estate broker or
agent in connection with the negotiation of this Lease, excepting only Bill
Blake; Lee & Associates and any broker or agent that Landlord may have employed.
If but only if this Lease is fully executed and Tenant actually takes possession
of the Leased Premises, Landlord shall pay to such brokers or agents a
commission set forth in a separate agreement between Landlord and such brokers
or agents. Except for such brokers or agents, Tenant knows of no other real
estate broker or agent which is or may be entitled to a commission in
connection with this Lease. Tenant agrees to indemnify and hold harmless
Landlord from any claims for commission by brokers or agents not mentioned in
this paragraph.

31.  RECORDATION

     Tenant shall not record this Lease or a short form memorandum thereof
without the prior written consent of Landlord.

32.  BUILDING NAME

     Tenant shall not use the name of the Building or the development in which
the Building is situated for any purpose other than the address of the business
to be conducted by Tenant in the Leased Premises.

33.  SIGNS

     (a)  Landlord shall have the sole and absolute discretion over all matters
relating to on-premise signs relating to the Building and other Tenant
identification signs and facilities which are intended to be seen by the public
from roads, sidewalks, pedestrian areas and adjoining structures in the
vicinity of the Building.

     (b)  See Addendum

34.  CHOICE OF LAW

     This Lease shall be governed by the Laws of the State of Arizona.

35.  ESTOPPEL CERTIFICATE OR THREE-PARTY AGREEMENT

     At Landlord's request, Tenant will in addition to any other statements or
certificates required to be executed by Tenant, execute and deliver within ten
(10)

                                       17
<PAGE>   18
working days, an estoppel certificate and/or three-party agreement among
Landlord, Tenant and any third party dealing with Landlord certifying as to such
facts (if true) and agreeing to such notice provisions and other matters as
such third party may reasonably require in connection with the business
dealings of Landlord and such third party.

36.  ADDITIONAL CONSTRUCTION

     Tenant acknowledges that buildings other than the Building may be
constructed within the project of which the Building is a part, and, in
connection with such construction, Tenant shall permit Landlord and/or any
owner of the land upon which such additional buildings are being constructed,to
enter the Leased Premises to erect scaffolding and/or protective barriers
around the Leased Premises (but not so as to preclude entry thereto) and to do
any act or thing necessary for the safety or preservation of the Building.
Landlord shall not be liable in any such case for any inconvenience,
disturbance, loss of business or any other annoyance arising from any such
construction, but Landlord shall use its reasonable efforts to see that Landlord
or any adjoining owner will conduct such construction as consistently as
possible with accepted construction practices, so as to minimize inconvenience,
annoyance and disturbance to Tenant.

37.  DEFINED TERMS AND MARGINAL HEADINGS

     The words "Landlord" and Tenant" as used herein shall include the plural as
well as the singular. If more than one person is named as Tenant, the
obligations of such persons are joint and several. The marginal headings and
titles the articles of this Lease are not a part of this Lease and shall have no
effect upon the construction or interpretation of any part hereof.

38.  TENANT'S RESPONSIBILITY REGARDING HAZARDOUS SUBSTANCES

     (a)  Hazardous Substances. The term "Hazardous Substances", as used in
this Lease, shall include, without limitation, flammables, explosives,
radioactive materials, asbestos, polychlorinated biphenyls (PCBs), chemicals
known to cause cancer or reproductive toxicity, pollutants, contaminants,
hazardous wastes, toxic substances or related materials, petroleum and
petroleum products, and substances declared to be hazardous or toxic under any
law or regulation now or hereafter enacted or promulgated by any governmental
authority.

     (b)  Tenant's Restrictions. Tenant shall not cause or permit to occur:

          (i)  Any violation of any federal, state or local law, ordinance, or
               regulation now or hereafter enacted, related to environmental
               conditions on, under, or about the Leased Premises, or arising
               from Tenant's use or occupancy of the Leased Premises, including,
               but not limited to, soil and ground water conditions; or

                                       18
<PAGE>   19
          (ii)    The use, generation, release, manufacture, refining,
                  production, processing, storage, or disposal of any Hazardous
                  Substance on, under or about the Leased Premises, or the
                  transportation to or from the Leased Premises of any Hazardous
                  Substance, except as specifically disclosed in this Lease.

(c)       Environmental Clean-Up

          (i)     Tenant shall, at Tenant's own expense, comply with all laws
                  regulating the use, generation, storage, transportation, or
                  disposal of Hazardous Substances ("Laws").

          (ii)    Tenant shall, at Tenant's own expense, make all submissions
                  to, provide all information required by, and comply with all
                  requirements of all governmental authorities (the
                  "Authorities") under the Laws.

          (iii)   Should any Authority or any third party demand that a clean-up
                  plan be prepared and that a clean-up be undertaken because of
                  any deposit, spill, discharge, or other release of Hazardous
                  Substances that occurs during the term of this Lease, at or
                  from the Leased Premises, or which arises at any time from
                  Tenant's use or occupancy of the Leased Premises, the
                  Building, the Parking Garage, or the Site, then Tenant shall,
                  at Tenant's own expense, prepare and submit the required
                  plans, which shall be subject to Landlord's prior approval,
                  and all related bonds and other financial assurances; and
                  Tenant shall carry out all such clean-up plans.

          (iv)    Tenant shall promptly provide all information regarding the
                  use, generation, storage, transportation, or disposal of
                  Hazardous Substances that is requested by Landlord. If Tenant
                  fails to fulfill any duty imposed under this Paragraph (c)
                  within reasonable time, Landlord may do so; and in such case,
                  Tenant shall cooperate with Landlord in order to prepare all
                  documents Landlord deems necessary or appropriate to determine
                  the applicability of the Laws to the Leased Premises and
                  Tenant's use thereof, and for compliance therewith, The Tenant
                  shall execute all documents promptly upon Landlord's request.
                  No such action by Landlord and no attempt made by Landlord to
                  mitigate damages under any Law shall constitute a waiver of
                  any of Tenant's obligations under this Paragraph (c).

          (v)     Tenant's obligations and liabilities under this Paragraph (c)
                  shall survive the expiration of this Lease.

                                       19
<PAGE>   20
(d)       Tenant's Indemnity.

          (i)     Tenant shall indemnify, defend, and hold harmless Landlord,
                  the manager of the Building, and their respective officers,
                  directors, beneficiaries, shareholders, partners, agents, and
                  employees from all fines, suits, procedures, claims, and
                  actions of every kind, and all costs associated therewith
                  (including attorneys' and consultants' fees) arising out of or
                  in any way connected with any deposit, spill, discharge, or
                  other release of Hazardous Substances which arises at any time
                  from Tenant's use or occupancy of the Leased Premises, the
                  Building, the Parking Garage, or the Site or from Tenant's
                  failure to provide all information, make all submissions, and
                  take all steps required by all Authorities under the Laws and
                  all other environmental laws.

          (ii)    Tenant's obligations and liabilities under this Paragraph (d)
                  shall survive the expiration of this Lease.

IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease the day and
year first above written.

TENANT:                                    LANDLORD:

Integrated Information Systems, Inc.       Marathon Management and Development,
                                           L.L.C., Managers for AmberJack, Ltd.

By /s/ Jim Garvey                          By /s/ illegible
   _________________________________          __________________________________

Its President & CEO                        Its CEO
   _________________________________          __________________________________

By                                         By /s/ illegible
   _________________________________          __________________________________

Its                                        Its President
   _________________________________          __________________________________

                                       20
<PAGE>   21
                                 LEASE ADDENDUM

     This Addendum is attached to and forms part of the Lease Agreement between
     AmberJack, Ltd., Landlord, and Integrated Information Systems, Tenant for
     the Leased Premises located at 2625 South Plaza Drive, Suite 110, Tempe, Az
     85282.

     In the event of a conflict between the terms of the Lease and the terms of
     the Addendum, the terms of the Addendum shall prevail.

3.   Operating Expenses

     Section 4 (b)(ii)(I) Operating Expense Items A, and E are subject to a
     maximum year to year increase of five percent (5%).

5.   Security Deposit

     (b)  Provided Tenant is not in default of the Lease, Landlord shall reduce
     the security deposit to $83,333.00 the beginning of the 13th month of
     occupancy and to $41,667.00 at the beginning of the 25th month of
     occupancy. Landlord shall return the remaining $41,667.00 of the security
     deposit to Tenant at the beginning of the 37th month of occupancy.

     Time, in months, shall be measured from the commencement date of the Lease.

7.   Improvements and Alterations

     (a)  Landlord shall provide and perform interior improvements per Tenant
     approved space plan, and in accordance with Building Standard Interior
     Improvements Specifications (attached as Exhibit "E").

     Landlord's maximum contribution to the construction of interior
     improvements shall be twenty five & no/100 dollars ($25.00) per rentable
     square foot of Leased Premises.

     All costs of construction, including architectural and engineering fees,
     (excluding space planning costs), City of Tempe plan check and building
     permit fees, and construction sales tax shall be paid out of this Landlord
     construction fund.

     Landlord will allow Tenant to utilize a maximum of $2.00 per rentable
     square foot of this allowance for costs associated with cabling and
     furniture relocation.

<PAGE>   22
     All construction costs in excess of the Landlord's maximum contribution
     shall be paid by the Tenant to the Landlord prior to the commencement of
     the Lease.

     None of the Landlord's construction funds shall be used for furnishings,
     artwork, trade fixtures, freestanding appliances, or any type of personal
     property.

     Unused construction funds, if any, shall be applied to Tenant's base
     monthly rent obligation.

     Tenant and Landlord shall competitively bid the tenant improvements to the
     following named general contractors, and also agree that participating
     contractors, subcontractors, and suppliers will be qualified and insured to
     Landlord's satisfaction. Jokake Construction and Apollo General will bid on
     the tenant improvements. Landlord will enter into a contract with the
     successful contractor to complete the tenant improvements.

33.  Signs

     (b)  Landlord shall, at Landlord's expense, maintain a Building directory,
     and shall furnish Tenant with space on the directory for the identification
     of the Tenant. Tenant shall also be permitted to maintain a sign over its
     reception desk within the Leased Premises.

39.  Lease Term Extension

     Provided Tenant is not in default under the terms and conditions of the
     Lease, Tenant may negotiate an extension of the Lease for five (5)
     additional years. The rental rate and other material terms and conditions
     are subject to renegotiations under the then prevailing market.

     Tenant shall notify Landlord in writing, not more than six (6) months nor
     less than four (4) months prior to the lease expiration of its desire to
     extend the Lease.

     If Landlord and Tenant are unable to agree on the final lease extension
     rental rate, or other material terms and conditions of the lease extension,
     then the Lease shall terminate as scheduled, and Tenant shall have no
     further right to the Leased Premises.

40.  Right to Examine

     At any time during the Term and within nine (9) months after the expiration
     of the Term, upon (5) days prior written notice and during normal business
     hours at Landlord's office or such other place as Landlord shall reasonably
     designate, Tenant shall be entitled to inspect and examine those books and
     records of Landlord relating to the determination of any item of Additional
     Rent paid in any
<PAGE>   23
          calendar year of the Term. If Landlord and Tenant agree that the
          examination discloses that an item of Additional Rent billed to Tenant
          was incorrect the appropriate party shall pay the other party the
          deficiency or overpayment, as applicable. All costs and expenses of
          the examination shall be paid for by the Tenant.

     41.  Telecommunications Link

          The Landlord understands that IIS needs telecommunications services
          between their existing suite at 1501 W. Fountainhead Parkway and the
          leased premises located at 2625 S. Plaza Drive. In order to
          accommodate this need the Landlord shall allow for the construction of
          new telecommunications facilities (i.e. underground cabling and
          equipment in tenant's telecommunications rooms), between 1501 W.
          Fountainhead Parkway and 2625 S. Plaza Drive. The cost for the above
          construction shall be paid by the approved telecommunications vendor
          or IIS. The Landlord shall not be responsible for any installation
          costs.

          In the event that the Landlord's telecommunications vendor is unable
          to fulfill IIS's need for telecommunications services between the two
          buildings the Landlord shall allow the Tenant's vendor to utilize
          existing conduit and/or perform necessary construction between the
          buildings in order to allow IIS to install the telecommunications
          facilities. The cost for the above construction shall be paid by IIS.

          All vendors and all proposed construction must be approved by the
          Landlord prior to the start of any construction.

          It is understood and agreed to that the Landlord is making no
          representations or warranties regarding the condition of the existing
          underground conduit(s) or that the same are suitable for the Tenant's
          desired or intended use.

          It is further understood and agreed to that, except for the gross
          negligence or willful misconduct of the Landlord or its agents or
          employee, the Landlord shall not be responsible or liable to the
          Tenant for the care, maintenance, or upkeep of the system, nor shall
          Landlord be held responsible or liable for any damage to the system,
          wear and tear of the system, or failure of the system.

     42.  Space Planning

          Landlord shall provide a space planning allowance of $.10 per rentable
          square foot, payable to Tenant's design services firm.
<PAGE>   24
     43.  Right of First Refusal on Leased Premises Located at 2400 South
          MicroAge Way

          Provided Tenant is not in default under the terms and conditions of
          the Lease Agreement, Tenant shall have the Right of First Refusal to
          lease up to 34,678 rentable square feet of space located at 2400 South
          MicroAge Way, Tempe, AZ. Upon receipt in writing from Landlord of a
          copy of a bona fide offer from a third party, or existing tenant of
          the Premises, on the refusal space, Tenant shall have ten (10) days in
          which to notify Landlord, in writing, of its election to lease the
          space upon the same terms and conditions and those contained within
          the third party or existing tenant offer. Tenant's failure to notify
          Landlord within the above described time frame will be deemed to be a
          waiver of this Right of First Refusal.

   TENANT                                 LANDLORD

   Integrated Information Systems, Inc.   Marathon Management & Development, LLC
                                          Managers for AmberJack, Ltd.

   By: /s/ Jim Garvey                     By: /s/ Illegible

   Its: President & CEO                   Its: C.E.O

   Date: 9/1/99                           Date: 9/7/99<PAGE>   1
                                                                   Exhibit 10.12

                       ASSIGNMENT AND ASSUMPTION OF LEASE

     This Assignment made Sept. 8, 1999 by Universal Pensions, Inc., a Minnesota
corporation with offices at 431 Golf Course Drive North, Brainerd, MN 56401, as
Assignor, to Integrated Information Systems, Inc., an Arizona corporation with
offices at 1560 West Fountainhead Parkway, Suite 200, Tempe, AZ 85828, as
Assignee.

     For value received, Assignor assigns and transfers to Assignee that Lease
dated August 18, 1997 executed by Assignor, as Tenant, and by AmberJack, Ltd.,
an Arizona corporation with offices at 1620 West Fountainhead Parkway, Suite
250, Tempe, AZ 85282, as Landlord, of the following described Leased Premises:
commonly described as Suite No. 150 and more particularly shown on Exhibit "A"
to the Lease attached hereto as Appendix A in that certain building known as
1560 West Fountainhead Parkway located in the City of Tempe, County of
Maricopa, and State of Arizona, together with all Assignor's right, title and
interest in and to the Lease and Leased Premises, subject to all the conditions
and terms contained in the Lease, to have and to hold from October 11, 1999,
until the present term of the Lease expires on October 31, 2002. A copy of the
Lease is attached hereto as Appendix A and made a part hereof by reference.

     Assignee agrees to pay all rent due after the effective date of this
Assignment, and to assume and perform all duties and obligations required by
the terms of the Lease.

     This Assignment shall be binding on and inure to the benefit of the
parties to it, their heirs, executors, administrators, successors in interest
and assigns.

                                            ASSIGNOR:
                                            ---------

                                            UNIVERSAL PENSIONS, INC.

Dated:  Sept 8, 1999                        By  Thomas G. Anderson
        -----------------                      ----------------------
                                            Its President
                                                ---------------------

                                            ASSIGNEE:
                                            ---------

                                            INTEGRATED INFORMATION SYSTEMS, INC.

Dated:  9/14/99                             By  Jim Garvey
        -----------------                      ----------------------
                                            Its CEO & President
                                                ---------------------

                                       1
<PAGE>   2
                              CONSENT OF LANDLORD

     The undersigned Landlord, named in the above Assignment of the Lease that
was executed by the undersigned on August 18, 1997, hereby consents to the
above Assignment.

     The undersigned Landlord also consents to the agreement by Assignee to
assume after October 11, 1999, the payment of rent and performance of all
duties and obligations as set forth in the Lease and release Universal
Pensions, Inc., Tenant and Assignor, from all duties and obligations under the
Lease, including the payment of rent, after October 11, 1999, and accept
Assignee as Tenant in place of Universal Pensions, Inc., Tenant and Assignor.

                                             LANDLORD:
                                             ---------

                                             MARATHON MANAGEMENT AND DEVELOPMENT
                                             LLC MANAGERS FOR AMBERJACK, LTD.

Dated: 9/16/99                               By  illegible
      -----------------                          ----------------------
                                             Its President
                                                 ----------------------

This Instrument Drafted by:
Universal Pensions, In. (BRVZ)
431 Golf Course Drive North
P.O. Box 979
Brainerd, MN 56401

                                       2
<PAGE>   3
ASSIGNOR:

STATE OF MINNESOTA       }
                         } ss.
COUNTY OF CROW WING      }

     This instrument was acknowledged before me on September 8, 1999 by Thomas
G. Anderson as President of Universal Pensions, Inc., a Minnesota corporation,
on behalf of the corporation.

-------------------------------------------
        THOMAS M. RUTSKE                         /s/   Thomas M. Rutske
[SEAL]  NOTARY PUBLIC-MINNESOTA                  ----------------------------
        CROW WING COUNTY                         Notary Public
        MY COMMISSION EXPIRES DEC. 31, 2000      My Commission Expires: 12/31/00
-------------------------------------------

ASSIGNEE:

STATE OF ARIZONA         }
                         } ss.
COUNTY OF MARICOPA       }

     This instrument was acknowledged before me on September 14, 1999 by James
G. Garvey, Jr. as CEO & President of Integrated Information Systems, Inc., an
Arizona corporation, on behalf of the corporation.

-------------------------------------------
             OFFICIAL SEAL
        DOREEN R. MOSCHCAU                       /s/   Doreen R. Moschcau
[SEAL]  NOTARY PUBLIC-STATE OF ARIZONA           ----------------------------
        MARICOPA COUNTY                          Notary Public
        MY COMM. EXPIRES DEC. 25, 1999           My Commission Expires: 12/25/99
-------------------------------------------

LANDLORD:

STATE OF                 }
          ---------------
                         } ss.
COUNTY OF                }
          ---------------

     This instrument was acknowledged before me on                  , 1999 by
                                as                                          of
AmberJack, Ltd., an Arizona corporation, on behalf of the corporation.

                                                 ----------------------------
                                                 Notary Public
                                                 My Commission Expires:
                                                                        --------

                                       3
<PAGE>   4
                                   APPENDIX A

         (Lease dated August 18, 1997 between Universal Pensions, Inc.
                   as Tenant and AmberJack, Ltd. as Landlord)

                                       4
<PAGE>   5

                                     LEASE

                             Dated August 18, 1997

                                    between

                                AMBERJACK, LTD.
                                   "LANDLORD"

                             and UNIVERSAL PENSIONS
                                    "TENANT"
<PAGE>   6
                                 INDEX TO LEASE

<TABLE>
<CAPTION>
Section                                                                     Page
<S>                                                                         <C>
    1.  TERM..............................................................     1
    2.  RENT..............................................................     1
    3.  CONSUMER PRICE INDEX ESCALATION...................................     2
    4.  OPERATING EXPENSES................................................     3
    5.  PARKING...........................................................     6
    6.  SECURITY DEPOSIT..................................................     7
    7.  REPAIRS...........................................................     7
    8.  IMPROVEMENTS AND ALTERATIONS......................................     7
    8.  LIENS.............................................................     8
   10.  USE OF PREMISES...................................................     9
   11.  LANDLORD SERVICES.................................................     9
   12.  RULES AND REGULATIONS.............................................     9
   13.  TAXES.............................................................    10
   14.  SUBSTITUTED PREMISES..............................................    10
   15.  UNTENANTABILITY...................................................    10
   16.  EMINENT DOMAIN....................................................    11
   17.  ASSIGNMENT AND SUBLEASE...........................................    11
   18.  ACCESS............................................................    11
   19.  SUBORDINATION AND ATTORNMENT......................................    12
   20.  SALE..............................................................    13
   21.  INDEMNIFICATION OF LANDLORD.......................................    13
   22.  TENANT'S INSURANCE, WAIVER OF SUBROGATION.........................    14
   23.  ATTORNEY'S FEES...................................................    14
   24.  WAIVER............................................................    15
   25.  NOTICES...........................................................    15
   26.  INSOLVENCY OR BANKRUPTCY..........................................    15
   27.  DEFAULT...........................................................    16
   28.  INTEREST ON TENANT'S OBLIGATIONS AND LATE CHARGES.................    16
   29.  HOLDING OVER......................................................    17
   30.  TIME..............................................................    17
   31.  BROKERS...........................................................    17
   32.  RECORDATION.......................................................    17
   33.  BUILDING NAME.....................................................    17
   34.  SIGNS.............................................................    18
   35.  CHOICE OF LAW.....................................................    18
   36.  ESTOPPEL CERTIFICATE OF THREE-PARTY AGREEMENT.....................    18
   37.  ADDITIONAL CONSTRUCTION...........................................    18
   38.  DEFINED TERMS AND MARGINAL HEADINGS...............................    18
   39.  TENANT'S RESPONSIBILITY REGARDING HAZARDOUS SUBSTANCES............    18
             EXHIBIT "A" -- DESCRIPTION OF LEASED PREMISES
             EXHIBIT "C" -- STANDARDS FOR UTILITIES AND SERVICES
             EXHIBIT "D" -- RULES AND REGULATIONS
             EXHIBIT "E" -- SPACE PLAN; INTERIOR IMPROVEMENT SPECIFICATIONS
</TABLE>
<PAGE>   7
     THIS LEASE made this 18th day of August, 1997, between AmberJack, Ltd.
(hereinafter called "Landlord"), and Universal Pensions (hereinafter called
"Tenant").

     For and in consideration of the rents, covenants and agreements
hereinafter set forth, Landlord hereby leases to Tenant and Tenant hereby
agrees to lease from Landlord those certain premises (the "Leased Premises"),
commonly described as Suite No. 150 and more particularly shown on Exhibit "A"
to this Lease, in that certain building known as 1560 W. Fountainhead Parkway
(the "Building") located in the City of Tempe, County of Maricopa, and State of
Arizona. Said leasing is upon and subject to the terms, covenants and
conditions set forth in this Lease and Tenant covenants, as a material part of
the consideration for this Lease, to keep and perform each and all of said
terms, covenants and conditions by it to be kept and performed and Tenant
further agrees that this Lease is made upon the condition of such performance.

     1. TERM

     (a) The term of this Lease shall be 60 months (unless sooner terminated as
herein provided), which is estimated by Landlord to commence on the 1st day of
November, 1997 (the "Commencement Date").

     (b) In the event of the inability of the Landlord to deliver possession of
the Leased Premises on the Commencement Date, Landlord shall not be liable for
any damages caused thereby, nor shall this Lease be void or voidable, but
Tenant shall not be liable for any rent until such time as Landlord can and
does offer to deliver possession of the Leased Premises to Tenant. In such
event, the date upon which Landlord can and does offer to deliver possession of
the Leased Premises to Tenant shall be the Commencement Date of this Lease. If
the offer to deliver possession occurs on other than the first day of a calendar
month, rental for the remainder of that month shall be paid by Tenant on a pro
rata basis.

     2. RENT

     Tenant agrees to pay as base rental the sum of twenty thousand four
hundred eighty nine & 33/100 ($20,489.33) per month for each and every month of
this Lease (the "Base Monthly Rent"), subject to adjustment, as provided in
paragraphs 3 and 4, hereof, payable in advance on the first day of each month
without offset

                                      -1-
<PAGE>   8
commencing with the Commencement Date of this Lease. The Base Monthly Rent has
been calculated on the basis of 11,176 square feet of rentable area of the
Leased Premises, determined in accordance with "American National Standard ANSI
Z65.1-1980: Standard Method for Measuring Floor Area in Office Buildings"
published by Building Owners and Managers Association International (the
"Standard") and leased at the annual rate of twenty two and 00/100 Dollars
($22.00) per square foot of such rentable area. Should the Standard be revised,
Landlord has the option of recomputing the rentable area based upon the revised
Standard.

     3. CONSUMER PRICE INDEX ESCALATION

     (a) As used in this paragraph:

          (i) "Index" shall mean the "Consumer Price Index for All Urban
Consumers" published by the Bureau of Labor Statistics of the United States
Department of Labor for Los Angeles--Anaheim--Riverside, California. All items
(1982-84=100)

          (ii) "Base Index" shall mean the Index in effect in December of the
calendar year in which the date of this Lease falls.

          (iii) "Anniversary Month" shall mean December of the calendar year
succeeding the calendar year in which Tenant's obligation to pay rent commences
under this Lease and each successive December thereafter during the Lease term.

          (iv) "Percentage Increase" shall mean the percentage equal to a
fraction, the numerator of which shall be the Index in the Anniversary Month
less the Base Index, and the denominator of which shall be the Base Index.

     (b) If the Index in the Anniversary Month shall exceed the Base Index,
then the Base Rental (excluding a component applicable to Basic Costs) payable
for the ensuing calendar year, and thereafter until a new index comparative
statement is sent to Tenant, shall be increased by the Percentage Increase. At
any time after January 1 of the said ensuing calendar year, Landlord shall send
Tenant an index comparative statement setting forth (a) the Index in the
Anniversary Month preceding the date of the statement; (b) the Base Index; (c)
the Percentage Increase; and (d) the increase in the annual Base Rental. On
the first day of the calendar month ("current month") following the month in
which the index comparative statement was sent: (i) Tenant shall pay to
Landlord a sum equal to one-twelfth (1/12) of said increase in Base Rental
multiplied by the number of calendar months of the Lease term then elapsed
since said January 1; and (ii) thereafter, commencing with the current month
and continuing

                                      -2-
<PAGE>   9
     4.   OPERATING EXPENSES

          (a)  If the annual Operating Expenses of the Building exceed the Base
Operating Expenses, Tenant shall pay, in addition to the Base Monthly Rent,
Tenant's proportionate share of the Operating Expenses of the Building in
excess of the Base Operating Expenses based on Tenant's Percentage.

          (b)  As used in this Section, the following defined terms shall have
the following meanings unless the context otherwise requires:

               (i)  "Base Operating Expenses" shall mean all "Operating
Expenses" for calendar year 1998 per square foot for all rentable area of the
Building.

               (ii) "Operating Expenses" means, in any fiscal period designated
by the Landlord, all costs and expenses incurred by or on behalf of the
Landlord for the complete operation, management, protection, security,
cleaning, repair and maintenance of the Building and the parking lot structure
serving the Building (the "Parking Garage") and the Land, and which shall
include without limitation, the following:

                    (A)  the salary and wages (including cost of uniforms and
               worker's compensation and unemployment insurance, vacation pay,
               pension and retirement benefits, health care, and other fringe
               benefits, whether statutory or otherwise) of all employees of the
               Landlord directly employed in the operation, maintenance, repair
               and administration of the Building, the Parking Garage, and the
               Land, including the security and reception employees and other

                                   - 3 -
<PAGE>   10
               nonadministrative personnel;

                    (B) the cost of goods, services, equipment and supplies used
               or incurred directly or indirectly in the operation, maintenance,
               replacement, repair and administration of the Building and/or the
               Parking Garage, including the heating, ventilating and air
               conditioning costs, the depreciation cost of all mechanical and
               electrical systems, costs of providing hot and cold water,
               electrical or any other energy supplies to the Building and/or
               the Parking Garage, elevator and escalator maintenance and
               operation, and service contracts;

                    (C) all taxes, duties, and general or special assessments
               that may be levied, charged, or assessed against the Building,
               the Parking Garage or the Land and all property owner's
               association dues, fees, assessments or other charges;

                    (D) all charges for public services and utilities, including
               water, natural gas, sewer, electrical power, steam, hot water, or
               any energy supplied or used in the Building, the Parking Garage,
               or on the Land and for all work or services performed by any
               utility company or commission in connection with such utilities;

                    (E) the expense for gardening, landscaping, repainting,
               rental of signs and equipment, lighting, sanitary control and
               garbage removal, curbing and fencing maintenance, the cost of
               decorating and furnishing any common areas, and glass maintenance
               and window cleaning;

                    (F) the cost of the Landlord's insurance in types and
               amounts as may reasonably be carried by a prudent owner, or as
               required by any lender of Landlord, and the cost of any
               deductible amount paid by the Landlord in connection with a claim
               made by the Landlord under such insurance;

                    (G) cost of each "Major Expenditure" (as hereinafter
               defined) as amortized over the period of the Landlord's
               reasonable estimate of the economic life of the Major
               Expenditure, but not to exceed fifteen (15) years, using equal
               monthly installments of principal and interest at

                                        - 4 -
<PAGE>   11
                              the rate announced by First Interstate Bank as its
                              prime rate at the time of expenditure, plus
                              one-half percent (1/2%), where "Major Expenditure"
                              shall mean any single expenditure incurred during
                              or subsequent to the fiscal period in which the
                              Lease commences for modifications or additions to
                              the Building and/or the Parking Garage if one of
                              the principal purposes of such modification or
                              addition was to reduce energy consumption or
                              operating expenses, or was required by
                              governmental law or regulations; and

                                   (H) an administrative or property management
                              fee for the property management services desired
                              from the Building. If Landlord provides its own
                              property management services, the property
                              management fee shall not exceed three percent (3%)
                              of the gross collected rents. The salaries and
                              wages of those persons referred to in subparagraph
                              4(b)(ii)(A) are not deemed to be part of the
                              property management services for purposes of the
                              limitation contained in this subparagraph.

          PROVIDED, HOWEVER, that if, in any such fiscal period the Building is
less that ninety percent (90%) occupied during the whole of the fiscal period,
"Operating Expenses" shall mean the amount obtained by adjusting the actual
Operating Expenses for such fiscal period as if the Building had been ninety
percent (90%) occupied during the whole of such fiscal period, such adjustment
to be made by the Landlord in good faith by adding to the actual Operating
Expenses during such fiscal period such additional costs as would have been
incurred if the Building had been ninety percent (90%) occupied.

          (iii) "Tenant's Percentage" means the percentage determined by
converting a fraction, the numerator of which is the rentable area of the
Leased Premises as finally determined by the Architect pursuant to Section 2
and the denominator of which is the aggregate of the rentable area, determined
in accordance with the Standard, of all leased premises from time to time
existing in the Building, whether actually rented or not, inclusive of the
Leased Premises. For purposes of this Lease, the percentage is agreed to be
twelve point seven five percent (12.75%).

        (c) Landlord shall by each December 15 during the term of this Lease
deliver to Tenant a statement of the estimated Operating Expenses for the
calendar year immediately following the date of such statement. Landlord's
failure to deliver to Tenant

                                      -5-
<PAGE>   12
such statement by such date, however, shall not preclude Landlord's recovery of
Operating Expenses. On the later of the execution of this Lease or thirty (30)
days prior to the Commencement Date, Landlord shall also give Tenant an
estimate of the annual Operating Expenses from the Commencement Date through
December 31 of the calendar year in which the term of this Lease is estimated
to commence. If the estimated Operating Expenses are projected to exceed the
Base Operating Expenses, Tenant shall pay to Landlord with each payment of the
Base Monthly Rent, as additional rent hereunder, and amount equal to
one-twelfth (1/12) of the product of the estimated Operating Expenses for such
calendar year (less the Base Operating Expenses) multiplied by Tenant's
Percentage.

        (d) Landlord shall by April 30 of each year during the term of this
Lease deliver to Tenant a statement of the actual Operating Expenses for the
preceding calendar year, but Landlord's failure to deliver such statement by
such date shall not preclude Landlord's recovery of Operating Expenses. If the
actual Operating Expenses for such calendar year shall exceed the Base
Operating Expenses for such calendar year, Tenant shall, within thirty (30)
days following the delivery of such statement, pay to Landlord an amount equal
to the product of the actual Operating Expenses (less the Base Operating
Expenses) multiplied by Tenant's Percentage; provided, however, payments by
Tenant, if any, of estimated Operating Expenses pursuant to this Section 4
shall be credited against the amount due. The actual Operating Expenses shall
be prorated, if applicable, in the case of the first and last years of the term
of the Lease. If the actual Operating Expenses for such calendar year are
greater than the Base Operating Expenses but are less than the estimated
Operating Expenses for such calendar year collected by Landlord pursuant to
this Section 4, then Tenant shall receive a credit against future monthly
payments of estimated Operating Expenses payable by Tenant in an amount equal
to the product of the excess of estimated Operating Expenses over actual
Operating Expenses multiplied by Tenant's Percentage.

        (e) Notwithstanding anything to the contrary contained herein, the
amount of rent payable under this Lease shall never be less than the Base
Monthly Rent.

     5. PARKING

        (a) Tenant shall at all times during the term of this Lease, have
available in the parking garage up to twenty covered reserved spaces, and 52
uncovered reserved spaces. The parking rental for the covered reserved

                                      -6-
<PAGE>   13
spaces shall be no charge ($0.00) per month, per space. Landlord will provide
reasonable means of identifying and controlling vehicles authorized to be
parked in the reserved and unreserved areas of the Parking Garage. Landlord may
make, modify and enforce rules and regulations.

          6.   SECURITY DEPOSIT
               Tenant has paid Landlord at the execution hereof, the sum of
Waived ($ ) as security for the full and faithful performance and observance by
Tenant of all the covenants and conditions on Tenant's part to be performed and
observed in this Lease as well as in all extensions and renewals hereof. Such
deposit shall be returned to Tenant at the termination of this Lease if Tenant
has discharged its obligations to Landlord in full. Landlord shall not be
required to keep this security deposit separate from its general funds and
Tenant shall not be entitled to interest thereon. In the event of any default
by Tenant, Landlord may apply or retain all or any part of such security
deposit to cure any default or to reimburse Landlord for any sum Landlord may
spend by reason of default. In the event of such a default the Landlord's
election to utilize all or any part of said security deposit, Tenant shall,
upon written notice from Landlord, forthwith deposit with Landlord such sum as
is necessary to replenish said security deposit to the amount specified above.

          7.   REPAIRS
               (a) Landlord shall maintain in good condition the structural
parts of the Building, including the foundations, bearing and exterior walls,
subflooring and roof, and exterior doors, windows, corridors, and other common
areas and shall use reasonable efforts to keep all Building equipment such as
elevators, plumbing, heating, air conditioning, and similar equipment in good
condition and repair.

               (b) By taking possession of the Leased Premises, Tenant accepts
the

                                       7
<PAGE>   14
Leased Premises as being in the condition in which Landlord is obligated to
deliver them, and as being in good and sanitary order, condition and repair.
Tenant agrees that it will (i) make all repairs to the Leased Premises not
required to be made by the Landlord, (ii) pay for any repairs to the Leased
Premises or the Building containing the Leased Premises made necessary by any
negligence or carelessness of Tenant or its employees or persons permitted in
the Building by Tenant, and (iii) maintain the Leased Premises in a safe,
clean, neat and sanitary condition.

          8.   IMPROVEMENTS AND ALTERATIONS
               (a) See Addendum

               (b)

               (c) The Tenant shall not make any alterations, improvements or
additions to the Premises without the Landlord's advance written consent in
each and every instance. In the event Tenant desires to make any alterations,
improvements or additions, Tenant shall first submit to Landlord plans and
specifications therefor. Landlord shall have the option of either hiring a
contractor to perform the work or approving in advance the contractor Tenant
proposes to hire. If Landlord elects to hire the contractor, Landlord shall:
(i) obtain a bid from a contractor selected by Landlord to perform the work
specified in the plans and specifications; (ii) present the contractor's bid or
contract price to Tenant for Tenant's approval, which is deemed accepted if not
rejected in writing within seven (7) days; and (iii) require Tenant to supply a
deposit covering all or part of the contractor's bid or contract price. If
Landlord elects to approve the contractor selected by Tenant, Tenant shall: (i)
obtain the contractor's written agreement to not deviate from the plans and
specifications without Landlord's written consent; and (ii) obtain mechanic's
lien waivers from the contractor and all subcontractors and material men in
advance of any work being performed or materials supplied. All alterations,
improvements or additions shall become Landlord's property

                                       8
<PAGE>   15
and shall remain upon the premises at the termination of this Lease without
compensation to Tenant; provided, however, that Tenant shall, upon demand by
Landlord, at Tenant's sold cost and expense, forthwith remove any alterations,
additions or improvements made by Tenant, designated by Landlord to be removed,
and repair and restore the Lease Premises to its original condition, reasonable
wear and tear excepted.

          9.   LIENS

               Tenant shall keep the Leased Premises free from any liens arising
out of any work performed, materials furnished, or obligations incurred by
Tenant. In the event that Tenant shall not, within ten (10) days following the
imposition of any such lien, cause the same to be released of record by payment
or posting of a proper bond, Landlord shall have, in addition to all other
remedies provided herein and by law, the right to cause the same to be released
by such means as it shall deem proper, including payment of the claim giving
rise to such lien. All such sums paid by Landlord and all expenses incurred by
it in connection therewith including without limitation costs of suit and
attorneys's fees shall be considered additional rent and shall be payable by
Tenant on demand with interest at the rate of eighteen percent (18%) per annum.

          10.  USE OF PREMISES

               The Leased Premises are to be used for the sole purpose of
Business and sales offices. Tenant agrees that it will use the Leased Premises
in such manner as not to injure, annoy, interfere with or infringe on the
rights of other tenants in the Building or use or allow the premises to be used
for any improper, immoral or unlawful purpose. Tenant agrees to comply with all
applicable laws, ordinances and regulations now or hereafter in force in
connection with its use of the Leased Premises. Tenant shall not commit nor
suffer the commission of any waste, overload any floor beneath the Leased
Premises beyond the load limit established by Landlord, or knowingly permit any
explosives to enter the Building. Tenant shall nor do or permit anything to be
done on or about the Leased Premises or bring or keep anything therein which
will in any way increase the fire insurance premium or other insurance premium
upon The Building.

          11.  LANDLORD SERVICES

               Landlord agrees to furnish to the Leased Premises during
ordinary business hours or generally recognized business days (as determined by
Landlord), and subject to the rules and regulations of the standards for
Utilities and Services attached hereto as Exhibit "C" and by this reference made
a part hereof, water,

                                      -9-
<PAGE>   16
electricity, heating, and air conditioning suitable for the intended use and
occupation of the Leased Premises, janitorial service, and elevator service.
Tenant agrees to abide by all regulations and requirements that Landlord may
prescribe for the proper functioning and protection of the heating ventilating,
and air conditioning system. Landlord shall have no liability, and tenant shall
not be entitled to any abatement or reduction of rental, by reason of Landlord's
failure to furnish any services when such failure is caused by accident,
breakage, repairs, strikes, lockouts, labor disturbances or labor disputes, or
by any other cause, similar or dissimilar beyond the reasonable control of
Landlord.

          12.  RULES AND REGULATIONS

               Tenant agrees to abide by all rules and regulations of this
Building imposed by Landlord, a copy of which are attached hereto as Exhibit
"D" and by this reference made a part hereof. These regulations are imposed for
the cleanliness, good appearance, proper maintenance, good order and reasonable
use of the Leased Premises and the Building, and as may be necessary for the
proper enjoyment of the Building by all tenants and their clients, customers
and employees. The rules and regulations may be changed by the Landlord from
time to time, and shall become effective after reasonable notice to Tenant.
Failure of Tenant to comply with the Building Rules and Regulations shall
constitute a default under this Lease.

          13.  TAXES

               Tenant shall, in addition to and at the same time as the payment
of the Base Monthly Rent under this Lease, pay to Landlord the amount of any
rental, excise, sales, or transaction privilege tax (but exception Landlord's
income tax) now or hereafter imposed by any taxing authority upon Landlord or
upon Landlord's receipt of the Base Monthly Rent and any other amounts payable
by Tenant pursuant to the terms of this Lease.

          14.  SUBSTITUTED PREMISES

                                      -10-
<PAGE>   17
     15.  UNTENANTABILITY

          If the Premises are made untenantable in whole of in part by fire or
other casualty, the Rent, until repairs shall be made or the Lease terminated as
hereinafter provided, shall be apportioned on a per diem basis according to the
part of the Premises which is usable by the Tenant, if, but only if, such fire
or other casualty was not caused by the fault or negligence of the Tenant, its
contractors, agents, or employees. If such damage shall be so extensive that the
Premises cannot be restored to tenantability by the Landlord within a period of
one hundred eighty (180) days, either party shall have the right to cancel this
Lease by notice to the other given at any time within sixty (60) days after the
date of such damage; except that if such fire or casualty resulted from the
Tenant's fault or negligence, the Tenant shall have no right to cancel. If a
portion of the Building other than the Premises shall be so damaged that in the
opinion of the Landlord the Building should be restored in such a way as to
alter the Premises materially, the Landlord may cancel this Lease by notice to
the Tenant given at any time within sixty (60) days after the date of such
damage. If more than twenty-five percent (25%) of the Building is made
untenantable by fire or other casualty (regardless of whether the Premises are
untenantable), Landlord may terminate this Lease by written notice to Tenant
within one hundred twenty (120) days after the date of such casualty. In the
event of giving effective notice pursuant to this Section, this Lease and the
term and the estate hereby granted shall expire on the date fifteen (15) days
after the giving of such notice as fully and completely as if such date were the
date hereinafter set for the expiration of the term of this Lease. In the even
neither Landlord not Tenant cancels the Lease, or if in the Landlord's opinion
the Premises can be restored to tenantability within one hundred eighty (180)
days and Landlord wishes to effect such restoration, the Landlord shall,
promptly after adjustment of any relevant insurance claims, commence such
restoration at Landlord's expense.

     16.  EMINENT DOMAIN

          In the event the Building, the Land on which it is located, or any
Portion of the Leased Premises is taken under eminent domain proceeding, Tenant
shall have no right, title or interest to any award for such taking, except for
fixtures and improvements installed by Tenant, if any.

     17.  ASSIGNMENT AND SUBLEASE

          Tenant shall not, either voluntarily or by operation of law, sell,
assign, hypothecate or transfer this Lease, or sublet the premises or any part
thereof, or permit the premises or any part thereof to be occupied by anyone
other than Tenant or Tenant's employees, without the prior written consent of
Landlord in each instance.

                                       11

<PAGE>   18
Landlord's consent shall not be unreasonably withheld, provided the proposed
assignee or sublessee is reasonably satisfactory to Landlord as to credit and
character and will occupy the premises for office purposes consistent with
Article 10 of this Lease and Landlord's commitments to other tenants. Any sale,
assignment, mortgage, transfer of subletting of this Lease which is not in
compliance with the provisions of this Article 17 shall be voidable and shall,
at the option of Landlord, terminate this Lease. The consent by Landlord to any
assignment or subletting shall not be construed as relieving Tenant from
obtaining the express written consent of Landlord to any further assignment or
subletting or as releasing Tenant from any liability or obligation hereunder,
whether or not then accrued. The Landlord reserves the right, should the Tenant
request such assignment or subletting, to release the Tenant from the terms and
provisions of this Lease and the Landlord shall have thirty (30) days to make
such determination. Should the Landlord exercise this right, then the Lease
shall terminate as of the date notice is given to Tenant.

          Requests for sublease or assignment shall be accompanied by a minimum
service fee of $150 and Tenant agrees to reimburse Landlord for all legal fees
and other expenses incurred by Landlord in connection with the request. Tenant
shall make no profit on a sublease or assignment of this Lease and any increase
in rent, bonus or other fee charged or received, which is higher than, or in
addition to, the rent, and fees due under this Lease shall be paid to Landlord.

     18.  ACCESS

          Landlord and its agents shall have the right to enter the premises at
all reasonable times for the purpose of examining or inspecting the same,
showing the same to prospective purchasers or tenants of the Building, and as
necessary to perform their obligations under this Lease. Landlord may erect,
use, and maintain scaffolding, pipes, conduits, and other necessary structures
in and through the Leased Premises where reasonably required by the character
of the work performed, provided that the business of Tenant shall not be
unreasonably interfered with. If Tenant shall not personally be present to open
and permit an entry into the Leased Premises at any time when such entry by
Landlord is necessary or permitted hereunder, Landlord may enter by means of a
master key or, in emergencies, may enter forcibly, without liability to Tenant.

                                       12

<PAGE>   19
     19.  SUBORDINATION AND ATTORNMENT

          (a) This Lease is junior, subject and subordinate to all ground
leases, mortgages, deeds of trust and other security instruments of any kind now
covering the Land, the Building, the Parking Garage and/or the Leased Premises
or any portion thereof or interest therein. Landlord reserves the right to place
liens or encumbrances on the Land, the Building, the Parking Garage and/or the
Leased Premises or any part thereof or interests therein superior in lien and
effect to this Lease. This Lease, at the option of the Landlord, shall be
subject and subordinate to any and all such liens or encumbrances now or
hereafter imposed by Landlord without the necessity of the execution and
delivery of any further instruments on the part of Tenant to effectuate such
subordination. Notwithstanding the foregoing, Tenant covenants and agrees to
execute and deliver upon demand such further instruments evidencing such
subordination of this Lease as may be requested by Landlord.

          (b) In the event of the enforcement by any mortgagee, trustee, or
beneficiary under any mortgage, deed of trust or other security instrument of
the remedies provided for by law or by such mortgage, deed of trust or other
security instrument, Tenant will, if requested by such mortgagee, trustee, or
beneficiary or by any person succeeding to the interest of Landlord as the
result of said enforcement, automatically become the tenant of any such
successor in interest, without any change in the terms or other provisions of
this Lease; provided, however, that said successor in interest shall not be
bound by (i) any payment of rent or additional rent for more than one (1) month
in advance, except prepayments in the nature of security for the performance by
Tenant of its obligations under this Lease which are not in excess of an amount
equal to one (1) month's rental or (ii) any amendment or modification to this
Lease made without the consent of such mortgagee or beneficiary, or any
successor in interest, except for such amendments or modifications of this Lease
as are made in the ordinary course of Landlord's business, provided that any
such amendments or modification shall not reduce the rent or any other amount
payable by Tenant hereunder. Upon request by said successor in interest, the
Tenant shall execute and deliver an instrument or instruments confirming its
attornment. Nothing herein shall be construed as a subordination of, or
agreement to subordinate, the lien and charge of any mortgage, deed of trust or
other security instrument to the rights or leasehold estates of the Tenant under
this Lease.

     20.  SALE

          In the event of a sale or conveyance by Landlord of the Building
containing the Leased Premises, the same shall operate to release Landlord from
any

                                      -13-
<PAGE>   20
and all liability or obligation under this Lease. This Lease shall not be
affected by any such sale, and Tenant agrees to attorn to the purchaser of the
Building and deliver to the purchaser an offset statement and an estoppel
certificate in such form as Landlord may request. If any security deposit has
been made by Tenant, Landlord may transfer such security deposit to the
purchaser, and thereupon Landlord shall be discharged from any further liability
in reference thereto.

     21.  INDEMNIFICATION OF LANDLORD

          (a) Tenant shall hold Landlord harmless from, indemnify and defend
Landlord against any and all claims for liability for any injury (including
death) or damage to any person or property whatsoever (i) occurring in, on, or
about the leased Premises or any part thereof, or (ii) occurring in, or about
the building when such injury or damage has been caused in part of or in whole
by the act, neglect, fault or omission of Tenant, its agents, servants,
employees, and from all costs, attorneys' fees, expenses and liabilities
incurred as a result of any such claim or any action or proceeding brought
thereon; and in case any action or proceeding be brought against Landlord by
reason of any such claim, Tenant, upon notice from Landlord, shall defend the
same at Tenant's expense by counsel satisfactory to Landlord. Tenant, as a
material part of the consideration to Landlord, hereby assumes all risk of
damage to property or injury to persons (including death), in, upon or about the
Premises from any cause which does not result from the negligence of Landlord
and Tenant hereby waives all claims in respect thereof against Landlord.

          (b) Landlord or anyone authorized to act for Landlord shall not be
liable for any damage to property entrusted to employees of the building, nor
for the loss of or damage to any property by theft or otherwise, nor for any
injury or damage to persons or property resulting from fire, explosion, falling
plaster, steam, gas, electricity, water or rain which may leak from any part of
the building or from the pipes, appliances or plumbing works therein, or from
the roof, street or subsurface, or from any other place resulting from the
negligence of Landlord. Landlord or its agents shall not be liable for
interference with the natural light, nor shall Landlord be liable for any latent
defect in the Premises or in the building. Tenant shall give prompt notice to
Landlord of any fire, accident or defect discovered within the Premises or the
building.

          (c) The provisions of this Section 21 shall survive the expiration or
termination of this Lease with respect to any claims or liability occurring
prior to such expiration of termination.

                                      -14-
<PAGE>   21
     22.  TENANTS INSURANCE, WAIVER OF SUBROGATION

          (a) Tenant agrees to carry at its own expense throughout the term of
the lease, comprehensive public liability insurance insuring both Landlord and
Tenant against all claims, demands, or actions arising out of or in connection
with Tenant's use or occupancy, of the Premises, or by the condition of Premises
with a combined single limit of liability of $1,000,000.00 for bodily injury or
death and property damage. Tenant shall deliver a Certificate of Insurance to
Landlord prior to the date of occupancy of the Premises and said insurance
policy shall list and protect Landlord and Tenant as their interests may appear
and shall contain an endorsement stating that the insurer agrees to give no less
than thirty (30) days prior written notice to Landlord in the event of
modification or cancellation thereof.

          (b) Tenant shall be responsible for its own personal property
insurance.

          (c) Landlord and Tenant each hereby release the other from any and all
liability or responsibility for any direct or consequential loss, injury or
damage to the Premises, or its contents, caused by fire or any other casualty,
during the term of this lease, even if such fire or other casualty may have been
caused by the negligence (but not the willful act) of the other party or one for
whom such party may be responsible. Inasmuch as the above mutual waivers will
preclude the assignment of any aforesaid claim by way of subrogation (or
otherwise) to an insurance company (or any other person), each party hereto
agrees if required by said policies to give each insurance company which has
issued to it fire and other property insurance, written notice of the terms of
said mutual waivers, and to have said insurance policies properly endorsed, if
necessary, to prevent the invalidation of said insurance coverage by reason of
said waivers.

     23.  ATTORNEY'S FEES

          In the event of any legal action or proceeding brought by either party
against the other arising out of this Lease, the prevailing party shall be
entitled to recover reasonable attorneys' fees incurred in such action and such
amount shall be included in any judgement rendered in such proceeding.

     24.  WAIVER

          No waiver by Landlord of any provision of this Lease or of any breach
by Tenant hereunder shall be deemed to be a waiver of any other provision
hereof, or of

                                      -15-
<PAGE>   22
any subsequent breach by Tenant of the same or any other provision. Landlord's
consent to or approval of any act by Tenant requiring Landlord's consent or
approval shall not be deemed to render unnecessary the obtaining of Landlord's
consent to or approval of any subsequent act of Tenant. No act or thing done by
Landlord or Landlord's agents during the term of this Lease shall be deemed an
acceptance of a surrender of the Leased Premises, unless done in writing signed
by Landlord. The delivery of the keys to any employee or agent of Landlord shall
not operate as a termination of this Lease or a surrender of the Leased
Premises.

     25.  NOTICES

          All notices, demands or other communications in this Lease provided to
be given, made or sent by either party hereto to the other shall be deemed to
have been duly given, made or sent when made in writing and deposited in the
United States mail, certified or registered, postage prepaid, and addressed as
follows:

          To Landlord:  AmberJack, Ltd.
                        1620 W. Fountainhead Parkway
                        Suite 410
                        Tempe, AZ 85282

          To Tenant:    Universal Pensions
                        1560 W. Fountainhead Parkway
                        Suite 100
                        Tempe, AZ 85282

The address to which any notice, demand or other writing may be given, made or
sent to either party may be changed by written notice given by such party as
above-provided.

     26.  INSOLVENCY OR BANKRUPTCY

          The appointment of a receiver to take possession of all or
substantially all of the assets of Tenant, or an assignment by Tenant for the
benefit of creditors, or any action taken or suffered by Tenant under any
insolvency, bankruptcy, or reorganization act, shall at Landlord's option,
constitute a breach of this Lease by Tenant. Upon the happening of any such
event, or at any time thereafter, this Lease shall terminate five (5) days after
written notice of termination from Landlord to Tenant. In no event shall this
Lease be an asset of Tenant in any receivership, bankruptcy, insolvency, or
reorganization proceedings.

                                      -16-
<PAGE>   23
     27.  DEFAULT

          (a)  In the event Tenant fails to pay any rental due hereunder or
fails to keep and perform any of the other terms or conditions hereof, or
otherwise breaches this Lease or defaults hereunder, time being of the essence,
or in the event of the taking by execution or judgment or other process of law
of all or any part of the Tenant's interest in this Lease, then ten (10) days
after written notice of default from Landlord, Landlord may, if such default
has not been corrected, resort to any and all legal remedies or combination of
remedies which Landlord may desire to assert including, but not limited to one
or more of the following: (1) lock the doors of the Leased Premises and exclude
Tenant therefrom; (2) retain or take possession of any property on the Leased
Premises pursuant to Landlord's statutory lien; (3) enter the Leased Premises
and remove all persons and property therefrom; (4) declare this Lease at an end
and terminated; (5) sue for the rent due and to become due under this Lease;
(6) sue for any damages sustained by Landlord; and (7) continue this Lease in
effect and relet the Leased Premises on such terms and conditions as Landlord
may deem advisable with Tenant remaining liable for the Base Monthly Rent and
other sums due hereunder plus the reasonable cost of obtaining possession of
the Leased Premises and of any repairs and alterations necessary to prepare the
Leased Premises for reletting, and the cost of reletting. No action of Landlord
shall be construed as an election to terminate this Lease unless written notice
of such intention be given to Tenant.

          (b)  If Landlord shall default in performing its obligations under
this Lease, Tenant shall give Landlord written notice of the deficiency, and
Landlord shall have a reasonable time to correct the same, and if not corrected
within a reasonable time and such breach is a material breach, Tenant may
terminate this Lease or take such other legal steps to which it may be entitled.

     28.  INTEREST ON TENANT'S OBLIGATIONS AND LATE CHARGES

          (a)  Any amount due from Tenant to Landlord which is not paid when
due shall bear interest of eighteen percent (18%) per annum until paid, but the
payment of such interest shall not excuse nor cure the default.

          (b)  Tenant acknowledges that late payment of the Base Monthly Rent
or any other sum required by this Lease to be paid by Tenant to Landlord will
cause

                                     - 17 -
<PAGE>   24
Landlord to incur costs not contemplated by this Lease, the exact amount of
such costs being extremely difficult and impracticable to fix. Therefore, if
any payment due from Tenant is not received by Landlord within five (5)
calendar days after its due date, Tenant shall pay to Landlord an additional
sum of fifty dollars ($50) as a late charge. The parties agree that this late
charge represents a fair and reasonable estimate of the costs that Landlord
will incur by reason of late payment by overdue amount, or prevent Landlord
from exercising any of the other rights and remedies available to Landlord. In
addition to the above-described late charge, Tenant shall pay to Landlord fifty
dollars ($50) for processing and accounting cost together with interest on such
amount at the rate specified above for each occasion that a rental check
presented to Landlord by Tenant is returned by Tenant's bank for insufficient
funds or for any other reason.

     29.  HOLDING OVER

          No holding over by Tenant after the term of this Lease shall operate
to extend the Lease. In the event of any unauthorized holding over, Tenant
shall indemnify Landlord against all claims for damages by any other tenant to
whom Landlord may have leased all or any part of the Leased Premises covered
hereby effective upon the termination of this Lease. Any holding over without
the consent of Landlord in writing shall thereafter constitute a lease from
month to month with a Base Monthly Rent equal to 200% of the most recent Base
Monthly Rent then in effect.

     30.  TIME

          Time is of the essence of this Lease in each and all of its
provisions.

     31.  BROKERS

          Tenant warrants that it has had no dealing with any real estate
broker or agent in connection with the negotiation of this Lease, excepting
only Steve Gerhard; Cushman & Wakefield and except for any broker or agent that
Landlord may have employed, it knows of no other real estate broker or agent
which is or may be entitled to a commission in connection with this Lease.
Tenant agrees to indemnify and save harmless Landlord from any claims for
commission by brokers or agents not mentioned in this paragraph.

     32.  RECORDATION

          Tenant shall not record this Lease or a short form memorandum thereof
without the prior written consent of Landlord.

                                     - 18 -
<PAGE>   25
     33.  BUILDING NAME
          Tenant shall not use the name of the Building or the development in
which the Building is situated for any purpose other than the address of the
business to be conducted by Tenant in the Leased Premises.

     34.  SIGNS
          Landlord shall have the sole and absolute discretion over all matters
relating to on-premise signs relating to the Building and other Tenant
identification signs and facilities which are intended to be seen by the public
from roads, sidewalks, pedestrian areas and adjoining structures in the
vicinity of the Building.

     35.  CHOICE OF LAW
          This Lease shall be governed by the Laws of the State of Arizona.

     36.  ESTOPPEL CERTIFICATE OR THREE-PARTY AGREEMENT
          At Landlord's request, Tenant will in addition to any other
statements or certificates required to be executed by Tenant, execute and
deliver an estoppel certificate and/or three-party agreement among Landlord,
Tenant and any third party dealing with Landlord certifying as to such facts
(if true) and agreeing to such notice provisions and other matters as such
third party may reasonably require in connection with the business dealings of
Landlord and such third party.

     37.  ADDITIONAL CONSTRUCTION
          Tenant acknowledges that buildings other than the Building may be
constructed within the project of which the Building is a part, and, in
connection with such construction, Tenant shall permit Landlord and/or any
owner of the land upon which such additional buildings are being constructed,
to enter the Leased Premises to erect scaffolding and/or protective barriers
around the leased Premises (but not so as to preclude entry thereto) and to do
any act or thing necessary for the safety or preservation of the Building.
Landlord shall not be liable in any such case for any inconvenience,
disturbance, loss of business or any other annoyance arising from any such
construction, but Landlord shall use its best efforts to see that Landlord or
any adjoining owner will conduct such construction as consistently as possible
with accepted construction practices, so as to minimize inconvenience,
annoyance and disturbance to Tenant.

     38.  DEFINED TERMS AND MARGINAL HEADINGS
          The words "Landlord" and "Tenant" as used herein shall include the

                                     - 19 -
<PAGE>   26
plural as well as the singular. If more than one person is named as Tenant, the
obligations of such persons are joint and several. The marginal headings and
titles the articles of this Lease are not a part of this Lease and shall have
no effect upon the construction or interpretation of any part hereof.

     39.  TENANT'S RESPONSIBILITY REGARDING HAZARDOUS SUBSTANCES
          (a) Hazardous Substances. The term "Hazardous Substances", as used in
this Lease, shall include, without limitation, flammables, explosives,
radioactive materials, asbestos, polychlorinated biphenyls (PCBs), chemicals
known to cause cancer or reproductive toxicity, pollutants, contaminants,
hazardous wastes, toxic substances or related materials, petroleum and
petroleum products, and substances declared to be hazardous or toxic under any
law or regulation now or hereafter enacted or promulgated by any governmental
authority.

          (b) Tenant's Restrictions. Tenant shall not cause or permit to occur:

              (i)  Any violation of any federal, state or local law, ordinance,
or regulation now or hereafter enacted, related to environmental conditions on,
under, or about the Premises, or arising from Tenant's use or occupancy of the
Premises, including, but not limited to, soil and ground water conditions; or

              (ii)  The use, generation, release, manufacture, refining,
production, processing, storage, or disposal of any Hazardous Substance on,
under or about the Premises, or the transportation to or from the Premises of
any Hazardous Substance, except as specifically disclosed this Lease.

          (c) Environmental Clean-Up

              (i)  Tenant shall, at Tenant's own expense, comply with all laws
regulating the use, generation, storage, transportation, or disposal of
Hazardous Substances ("Laws").

              (ii)  Tenant shall, at Tenant's own expense, make all submissions
to, provide all information required by, and comply with all requirements of all
governmental authorities (the "Authorities") under the Laws.

              (iii)  Should any Authority or any third party demand that a

                                     - 20 -
<PAGE>   27
clean-up plan be prepared and that a clean-up be undertaken because of any
deposit, spill, discharge, or other release of Hazardous Substances that occurs
during the term of this Lease, at or from the Premises, or which arises at any
time from Tenant's use or occupancy of the Premises, then Tenant shall, at
Tenant's own expense, prepare and submit the required plans and all related
bonds and other financial assurances; and Tenant shall carry out all such
clean-up plans.

      (iv) Tenant shall promptly provide all information regarding the use,
generation, storage, transportation, or disposal of Hazardous Substances that is
requested by Owner. If Tenant fails to fulfill any duty imposed under this
Paragraph (c) within reasonable time, Owner may do so; and in such case, Tenant
shall cooperate with Owner in order to prepare all documents Owner deems
necessary or appropriate to determine the applicability of the Laws to the
Premises and Tenant's use thereof, and for compliance therewith, The Tenant
shall execute all documents promptly upon Owner's request. No such action by
Owner and no attempt made by Owner to mitigate damages under any Law shall
constitute a waiver of any of Tenant's obligations under this Paragraph (c).

      (v)  Tenant's obligations and liabilities under this Paragraph (c) shall
survive the expiration of this Lease.

     (d)  Tenant's Indemnity.

      (i) Tenant shall indemnify, defend, and hold harmless Owner, the manager
of the property, and their respective officers, directors, beneficiaries,
shareholders, partners, agents, and employees from all fines, suits, procedures,
claims, and actions of every kind, and all costs associated therewith (including
attorneys' and consultants' fees) arising out of or in any way connected with
any deposit, spill, discharge, or other release of Hazardous Substances that
occurs during the term of this Lease, at or from the Premises, or which arises
at any time from Tenant's use or occupancy of the Premises, or from Tenant's
failure to provide all information, make all submissions, and take all steps
required by all Authorities under the Laws and all other environmental laws.

      (ii)     Tenant's obligations and liabilities under this Paragraph (d)
shall survive the expiration of this Lease.

                                      -21-
<PAGE>   28
IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease the day and
year first above written.

Tenant:                                 Landlord:

Universal Pensions                      Interwestern Management Corp.
                                          Managers for AmberJack, Ltd.

By /s/ Thomas G. Anderson               By /s/ Illegible
   ---------------------------             ----------------------------

Its President                           Its President
    ---------------------------             ----------------------------

By                                      By /s/ Illegible
   ---------------------------             ----------------------------

Its                                     Its V.P.
    ---------------------------             ----------------------------

                                      -22-
<PAGE>   29
                                 LEASE ADDENDUM

     This Addendum is attached to and forms part of the Lease Agreement between
     AmberJack, Ltd., Landlord, and Universal Pensions, Tenant, dated August 18
     1997, for the Leased Premises located at 1560 W. Fountainhead Parkway,
     Suite 100, Tempe, Az 85282.

     In the event of a conflict between the terms of the Lease and the terms of
     the Addendum, the terms of the Addendum shall prevail.

8.   Improvements and Alterations

     (a)  Landlord shall provide and perform interior improvements per Tenant
     approved space plan, and in accordance with Building Standard Interior
     Improvement Specifications (attached as Exhibit "E").

     Landlord's maximum contribution to the construction of interior
     improvements shall be twenty-five & no/100 dollars ($25.00) per rentable
     square foot.

     All costs and construction, including architectural and engineering fees,
     (excluding space planning costs) City of Tempe plan check and building
     permit fees, telephone and data cabling, and construction sales tax shall
     be paid out of this Landlord construction fund.

     All construction costs in excess of the Landlord's maximum contribution
     shall be paid by the Tenant prior to the commencement of the Lease.

     None of the Landlord's construction funds shall be used for furnishings,
     artwork, trade fixtures, free-standing appliances, or any type of personal
     property.

TENANT                                       LANDLORD

Universal Pensions                           Interwestern Management Corporation
                                             managers for AmberJack, Ltd.

By: Thomas G. Anderson                       By:   Illegible
   ------------------------------               --------------------------------

Its:   President                             Its:   President
    -----------------------------                -------------------------------

Date:     7/9/97                             By:    Illegible
    -----------------------------                -------------------------------

                                             Date:    8/18/97
                                                 -------------------------------

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