Document:

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                                                                    EXHIBIT 10.1

                             OFFICE LEASE AGREEMENT

                                 BY AND BETWEEN

                         WEDGEWOOD DRIVE PARTNERS, LTD.

                                       AND

                             INTERPHASE CORPORATION

         PARKWAY CENTRE, PHASE I
         2901 NORTH DALLAS PARKWAY
         PIANO, TEXAS 75093

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                                TABLE OF CONTENTS

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1.  DEFINITIONS ..................................................      1
2.  LEASE GRANT ..................................................      5
3.  LEASE TERM ...................................................      5
4.  USE ..........................................................      6
5.  BASE RENTAL ..................................................      6
6.  OPERATING EXPENSE PAYMENT ....................................      7
7.  ELECTRIC SERVICE BILLING .....................................      8
8.  SERVICES TO BE FURNISHED BY LANDLORD .........................      9
9.  IMPROVEMENTS TO BE MADE BY LANDLORD ..........................     10
10. MAINTENANCE AND REPAIR OF PREMISES BY LANDLORD ...............     10
11. GRAPHICS; SIGNAGE ............................................     11
12. CARE OF THE PREMISES BY TENANT ...............................     11
13. REPAIRS AND ALTERATIONS BY TENANT ............................     11
14. PARKING ......................................................     11
15. LAWS AND REGULATIONS .........................................     12
16. BUILDING RULES ...............................................     12
17. ENTRY BY LANDLORD ............................................     12
18. ASSIGNMENT AND SUBLETTING ....................................     12
19. MECHANIC'S LIEN ..............................................     13
20. PROPERTY INSURANCE ...........................................     13
21. LIABILITY INSURANCE ..........................................     14
22. INDEMNITY ....................................................     14
23. WAIVER OF SUBROGATION RIGHTS .................................     15
24. CASUALTY DAMAGE ..............................................     15
25. CONDEMNATION .................................................     16
26. DAMAGES FROM CERTAIN CAUSES ..................................     16
27. EVENTS OF DEFAULT ............................................     16
28. RIGHTS OF LANDLORD UPON DEFAULT BY TENANT ....................     17
29. EXPENSE OF REPOSSESSION ......................................     21
30. CUMULATIVE REMEDIES; WAIVER OR RELEASE .......................     21
31. HAZARDOUS WASTE ..............................................     21
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32. ATTORNEY'S FEES ..............................................     22
33. DEFAULT BY LANDLORD ..........................................     22
34. PEACEFUL ENJOYMENT ...........................................     22
35. HOLDING OVER .................................................     23
36. SUBORDINATION TO MORTGAGE ....................................     23
37. LANDLORD'S CONTRACTUAL SECURITY INTEREST .....................     24
38. USE AND STORAGE OF PERSONAL PROPERTY .........................     24
39. SUBORDINATION OF LANDLORD'S LIEN .............................     25
40. NO IMPLIED WAIVER ............................................     25
41. PERSONAL LIABILITY ...........................................     26
42. SECURITY DEPOSIT .............................................     26
43. NOTICE .......................................................     26
44. SEVERABILITY .................................................     27
45. AMERICANS WITH DISABILITIES ACT AND TEXAS
    ARCHITECTURAL BARRIERS ACT ...................................     27
46. RECORDATION ..................................................     28
47. GOVERNING LAW ................................................     28
48. FORCE MAJEURE ................................................     28
49. TIME OF PERFORMANCE ..........................................     28
50. TRANSFERS BY LANDLORD ........................................     28
51. BROKER .......................................................     28
52. EFFECT OF DELIVERY OF THIS LEASE .............................     29
53. ENTIRE AGREEMENT .............................................     29
54. AMENDMENT ....................................................     29
55. LIMITATION OF WARRANTIES .....................................     29
56. MAIL .........................................................     29
57. EXHIBITS .....................................................     29
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                             OFFICE LEASE AGREEMENT

         THIS LEASE AGREEMENT (the "Lease") made and entered into on this the
2nd day of August 2002, between the "Landlord" and "Tenant" hereafter set forth.

                                   WITNESSETH:

1.       DEFINITIONS: For the purpose of this Lease, the following definitions
         shall govern:

         (a)      "Landlord": WEDGEWOOD DRIVE PARTNERS, LTD., a Texas limited
                  partnership.

         (b)      "Tenant": Interphase Corporation

         (c)      The "Property": The real property described in Exhibit A
                  attached hereto and incorporated herein, the improvements
                  constructed thereon.

         (d)      "Premises": Suite number: 200 (approximately 22,228 square
                  feet of Rentable Area), being the suite outlined on the floor
                  plan attached to this Lease as Exhibit B and incorporated
                  herein. At Tenant's request, Landlord shall provide Tenant
                  with an architect's certificate stating the actual number of
                  square feet contained within the Premises according to BOMA
                  standards. The Base Rental and Tenant's Pro Rata Share (as
                  below defined) shall be adjusted based on the actual number of
                  square feet in the Premises, if necessary. The Premises are
                  located in the office building known as Parkway Centre, Phase
                  I (the "Building") located on the Property known as 2901 North
                  Dallas Parkway, Plano, Texas 75093.

         (e)      "Base Rental": The sum of thirty-one thousand four hundred and
                  eighty nine dollars and sixty-seven cents ($31,489.67) per
                  month or $17.00 per square foot per year as Base Rental in
                  accordance with Paragraph 5 hereof, as same may be adjusted
                  pursuant to an architect's certificate delivered in accordance
                  with Paragraph 1(d); provided, however, that no rent shall be
                  due and payable for the first three (3) months following the
                  Commencement Date. The Base Rental due for the first month
                  during the Lease Term (as below defined) has been deposited
                  with Landlord by Tenant contemporaneously with the execution
                  hereof

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         (f)      "Commencement Date": The later of 10/01/02 or the date
                  specified in Paragraph 3(c) hereof. In the event Commencement
                  Date is not delayed pursuant to Paragraph 3(c), this Lease
                  shall expire on 12/31/05.

         (g)      "Rent Commencement Date": The date that is three (3) calendar
                  months after the Commencement Date, upon which Base Rental
                  shall become due and payable.

         (h)      "Lease Term": A term commencing on the Commencement Date and
                  continuing until Thirty-nine (39) months after the first day
                  of the first full month following Commencement Date.

         (i)      "Base Year": Calendar year 2002.

         (j)      "Security Deposit": The sum of thirty-one thousand four
                  hundred and eighty nine dollars and sixty-seven cents
                  ($31,489.67).

         (k)      "Additional Security Deposit": The sum of thirty-one thousand
                  four hundred and eighty nine dollars and sixty-seven cents
                  ($31,489.67) to be deposited with Landlord pursuant to Section
                  42(B).

         (1)      "Tenant's Prorata Share": 25.52% being a fraction the
                  numerator of which is the number of square feet of Rentable
                  Area in the Premises and the denominator of which is the
                  number of square feet of Rentable Area in the Building
                  (87,112), as same may be adjusted pursuant to an architect's
                  certificate delivered in accordance with Paragraph 1(d).

         (m)      "Permitted Use": General office use and engineering labs.

         (n)      "Common Areas": Those areas of the Building devoted to
                  corridors, elevator foyers, atria, restrooms, mechanical
                  rooms, janitorial closets, electrical and telephone closets,
                  vending areas and other facilities provided for the common use
                  or benefit of tenants generally and/or the public.

         (o)      "Service Areas": Those areas of the Building within the
                  outside walls used for elevator mechanical rooms, building
                  stairs, fire towers, elevator shafts, flues, vents, stacks,
                  pipe shafts and vertical ducts (but shall not include any such
                  areas for the exclusive use of the particular Tenant).

         (p)      "Rentable Area" of the Premises: The gross area within the
                  inside surface of the outer glass of the exterior walls, to
                  the mid-point of any walls separating portions of the Premises
                  from Common Areas and Service Areas, subject to the following:

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                  1)       Rentable Area shall include any Service Areas.

                  2)       Rentable Area shall include a prorata part of the
                           Common Areas in the Building, such proration based
                           upon the ratio of the Rentable Area within the
                           Premises to the total Rentable Area in the Building,
                           both determined without regard to the Common Areas.

                  3)       Rentable Area shall include any columns and/or
                           projection(s) which protrude into the Premises and/or
                           the Common Areas.

         (o)      "Operating Expenses": All expenses incurred by Landlord with
                  respect to the maintenance and operation of the Property or
                  the Building of which the Premises are a part, including, but
                  not limited to:

                  1)       Maintenance and repair costs;

                  2)       Security;

                  3)       Management fees, wages and fringe benefits payable to
                           employees of Landlord whose duties are directly
                           connected with the operation and maintenance of the
                           Building;

                  4)       All services, utilities, supplies, repairs,
                           replacement or other expenses for maintaining and
                           operating the Common Areas and parking areas;

                  5)       The cost, including interest, amortized over its
                           useful life as determined in accordance with
                           generally accepted accounting principles, of any
                           capital improvement made to the Building by Landlord
                           after the date of this Lease which is required under
                           any governmental law or regulation that was not
                           applicable to the Building at the time it was
                           constructed;

                  6)       The cost, including interest, amortized over its
                           useful life as determined in accordance with
                           generally accepted accounting principles, of
                           installation of any device or other equipment which
                           improves the operating efficiency of any system
                           within the Premises and which thereby reduces
                           Operating Expenses;

                  7)       All other current expenses or amortization of capital
                           improvements amortized over their useful life as
                           determined in accordance with generally accepted
                           accounting principles, which would generally be
                           regarded as operating and maintenance expenses or
                           expenditures to improve operating efficiency, but
                           excluding the exclusions from Operating Expenses
                           provided herein;

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                  8)       All real property taxes and annual installments of
                           special assessments, including dues and assessments
                           by means of deed restrictions and/or owners'
                           associations which accrue against the Property or the
                           Building of which the Premises are a part during the
                           term of this Lease; and

                  9)       All insurance premiums Landlord is required to pay or
                           deems necessary to pay, including public liability
                           insurance, with respect to the Building.

         The term "Operating Expense" does not include the following:

                  10)      Repairs, restoration or other work occasioned by
                           fire, windstorm or other casualty;

                  11)      Income and franchise taxes of Landlord;

                  12)      Expenses incurred in leasing to or procuring of
                           tenants, leasing commissions, advertising expenses
                           and expenses for the renovating of space for new
                           tenants;

                  13)      Interest or principal payments on any mortgage or
                           other indebtedness of Landlord;

                  14)      Compensation paid to any employee of Landlord above
                           the grade of property manager;

                  15)      Any depreciation allowance or expense; or

                  16)      Other operating expenses or Electrical Service
                           Billings, which are the responsibility of tenants of
                           the Building for their premises.

         (p)      "Controllable Operating Expenses": All Operating Expenses
                  other than taxes, insurance costs, utilities, and the
                  amortization of the cost of installation of capital
                  improvements to improve operating efficiency.

         (q)      "Exterior Common Areas": Those areas which are not located
                  within the Building and which are provided and maintained for
                  the common use and benefit of Landlord and Tenants of the
                  Building generally and the employees, invitees and licensees
                  of Landlord and such Tenants; including without limitation all
                  parking areas, enclosed or otherwise, and all streets,
                  sidewalks and landscaped areas located on the Property.

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         (q)      "Building Standard Improvements": When used herein, this term
                  shall mean those improvements to the Tenant-occupied spaces
                  within the Building which Landlord shall agree to provide
                  according to the Work Letter attached hereto as Exhibit D and
                  incorporated herein for all purposes. "Building Grade" shall
                  mean the type, brand and/or quality of materials designated on
                  Exhibit D to be the minimum quality to be used in the
                  Building.

         (r)      "Tenant's Address": For purposes of this Lease, Tenant's
                  address for notice prior to the Commencement Date shall be:
                  13800 Senlac Drive
                  Dallas, Texas 75234

                  Tenant's address for notice after the Commencement Date shall
                  be the address of the Leased Premises.

         (s)      "Landlord's Address": For purposes of this Lease, Landlord's
                  address for notice shall be: 501 Elm Street, Suite 375,
                  Dallas, Texas 75202, facsimile: 214-741-3477.

2.       LEASE GRANT: Subject to and upon the terms herein set forth, Landlord
         leases to Tenant and Tenant leases from Landlord the Premises, as
         defined in Paragraph 1(d).

3.       LEASE TERM:

         (a) This Lease shall continue in force during a period beginning on the
         Commencement Date and continuing until the expiration of the Lease
         Term, unless this Lease is sooner terminated or extended to a later
         date under any other term or provision hereof.

         (b) If by the first date specified in Paragraph 1(f) the Premises have
         not been substantially completed pursuant to the Work Letter, due to
         omission, delay or default by Tenant or anyone acting under or for
         Tenant (hereinafter collectively, a "Tenant's Delay"), Landlord shall
         have no liability, and the obligations of the Lease (including without
         limitation, the obligation to pay rent) shall nonetheless commence as
         of the Commencement Date.

         (c) It however, the Premises are not substantially completed, other
         than as a result of Tenant's Delay, by October 1, 2002, the
         Commencement Date shall be delayed until the earlier of actual
         occupancy by Tenant or substantial completion of the work which
         Landlord has agreed to perform and the Rent Commencement Date will be
         delayed accordingly.

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         (d) In the event the Commencement Date has not occurred prior to
         November 15, 2002, Tenant shall have the option to terminate this Lease
         upon ten (10) days prior written notice to Landlord, unless Landlord
         shall deliver the Premises substantially complete in accordance with
         the terms of the Work Letter within such ten (10) day period. Tenant's
         right to terminate shall expire on November 30, 2002. If Tenant elects
         to terminate the Lease as provided herein, Tenant shall be released
         from all obligations under this Lease.

         For purposes of this Lease, the terms "substantially complete" or
         "substantial completion" shall mean that a certificate of occupancy has
         been issued for the Premises and all major "punch list" items have been
         resolved to Tenant's reasonable satisfaction, except for minor items,
         which would not have a material effect on Tenant's use, enjoyment, and
         occupancy of the Premises.

4.       USE: The Premises shall be used for the Permitted Use and for no other
         purpose. The Tenant agrees not to use or permit the use of the Premises
         for any purpose which is illegal, or which, in Landlord's reasonable
         opinion, creates a nuisance or which would increase the cost of
         insurance coverage with respect to the Building.

5.       BASE RENTAL:

         (a)      Tenant agrees to pay during the Lease Term, to Landlord,
                  without any setoff or deductions whatsoever, the Base Rental,
                  and all other such sums of money as shall become due hereunder
                  as additional rent, including, without limitation, any
                  estimated Operating Expense payments pursuant to Paragraph 6
                  hereof then in effect, the Electric Service Billings pursuant
                  to Paragraph 7 hereof, and the rent for the reserved parking
                  spaces pursuant to Paragraph 14, all of which are sometimes
                  herein collectively called "rent" for the nonpayment of which
                  Landlord shall be entitled to exercise all such rights and
                  remedies as are herein provided in the case of the nonpayment
                  of Base Rental. The Base Rental, together with any estimated
                  Operating Expense payments pursuant to Paragraph 6 hereof, the
                  Electric Service Billings pursuant to Paragraph 7 hereof, and
                  the rent for the reserved parking spaces pursuant to Paragraph
                  14, shall be due and payable in advance monthly on the first
                  day of each calendar month during the initial term of this
                  Lease and any extensions or renewals thereof; provided,
                  however that Base Rental shall not commence until the Rent
                  Commencement Date, and Tenant hereby agrees to pay such Base
                  Rental and any adjustments and billings thereto to Landlord at
                  Landlord's address provided herein (or such other address as
                  may be designated by Landlord in writing from time to time)
                  monthly, in advance, and without demand. If the term of this
                  Lease commences on a day other than the first day of a month
                  or terminates on a day other the day other than the last day
                  of a month, then the installments of Base Rental and any
                  adjustments and

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                  billings thereto for such month or months shall be prorated,
                  based on the number of days in such month.

         (b)      If Tenant shall fail to pay the Base Rental on or before the
                  tenth (10th) day of the calendar month in which such Base
                  Rental is due, Tenant shall be deemed to be "late", and Tenant
                  shall pay to Landlord on demand a late charge equal to five
                  percent (5%) of such Base Rental.

6.       OPERATING EXPENSE PAYMENT:

         Operating Expenses. In addition to Base Rental, Tenant shall also pay
         Tenant's Prorata Share of the amount, if any, by which Operating
         Expenses during any calendar year of the Lease Term after the Base Year
         of 2002 exceed the Operating Expenses of the Base Year; provided,
         however, that Tenant shall not pay additional rent for excess Operating
         Expenses for the calendar year 2003. Notwithstanding anything to the
         contrary, Tenant's obligation for the payment of Controllable Operating
         Expenses shall be capped so as not to exceed an annual increase from
         the immediately preceding year in excess of 8% per annum cumulatively;
         provided that such increase for the year 2004 shall be based on an
         increase over the Base Year. Landlord shall, within nine (9) months
         following the close of any calendar year provide a statement to Tenant
         showing in reasonable detail the computations of the additional rent
         due for Operating Expenses, if any (the "Statement"), which shall be
         due thirty (30) days after the receipt of such Statement. If this Lease
         shall terminate on a day other than the last day of the calendar year,
         the amount of any additional rental payable by Tenant applicable to the
         year in which such termination shall occur shall be prorated based on
         the ratio that the number of days from the commencement of such
         calendar year to and including such termination date bears to 365. If
         at any time after calendar year 2003, Landlord has reason to believe
         the per square foot Operating Expenses for the calendar year will
         exceed the Operating Expenses for the Base Year, Landlord may by
         invoice direct Tenant to prepay monthly one-twelfth of an amount equal
         to (i) an estimate of the additional rent due under this paragraph for
         the current year, or (ii) the amount paid in the previous calendar
         year. If the Statement shows an amount owing by Tenant that is less
         than the sum of the monthly payments made by Tenant in the previous
         calendar year, the Statement shall be accompanied by a refund of the
         excess from Landlord to Tenant (or, at Landlord's option, Landlord may
         apply such overpayment against rentals due hereunder). During the year
         in which this Lease terminates, Landlord shall have the option to
         invoice Tenant for Tenant's Prorata Share of the excess Operating
         Expenses based upon the previous year's excess Operating Expenses;
         Landlord shall invoice Tenant under this option either prior to the
         termination of this Lease or within thirty (30) days thereafter.
         Landlord shall refund to Tenant, within thirty (30) days after the
         termination of this Lease, any excess amounts paid by Tenant during the
         final year or partial year of the Lease Term, as the case may be.

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         Audit Rights. Tenant, at any time within one (1) year after receipt of
         any Statement, and upon no less than thirty (30) days prior written
         notice to Landlord, may cause an audit to be made of Landlord's books
         and records relating to Operating Expenses. Landlord shall make
         available for the audit at Landlord's office in Dallas, Texas, all
         applicable books and records. If the audit discloses an overcharge of
         Operating Expenses by Landlord, Landlord shall within thirty (30) days
         pay to Tenant the amount of the overpayment. If the audit discloses an
         overpayment in excess of five percent (5%) of the Operating Expenses
         actually paid by Tenant, then Landlord shall also immediately pay to
         Tenant all reasonable costs and expenses incurred in the audit. If the
         audit discloses an underpayment of Operating Expenses actually paid by
         Tenant, then Tenant shall, within thirty (30) days after the conclusion
         of such audit, pay to Landlord the amount of such underpayment.

7.       ELECTRIC SERVICE BILLING:

         Tenant agrees to pay to Landlord, within ten (10) business days of the
         date Tenant is billed by Landlord each month, as additional rent,
         Tenant's Prorata Share of all electricity to be consumed in the
         Building during each month, or portion of a month during the Lease
         Term. Landlord shall bill Tenant monthly in advance for such utilities'
         cost for the current month.

         Tenant's utilities' cost shall be adjusted for a partial month of
         occupancy on a per diem basis. Landlord shall make a good faith
         estimate of charges for all electricity to be consumed in the Building
         for purposes of electrical service billings. Any amounts paid based on
         such estimate shall be subject to adjustment on an annual basis if
         actual utility costs for any calendar year are not equal to Landlord's
         estimate. Landlord shall refund to Tenant any overpayment of such costs
         (or, at Landlord's option, apply such overpayment against rentals due
         hereunder). Likewise, Tenant shall pay to Landlord, on demand, any
         underpayment with respect to utility costs for prior year.

         Landlord shall not be obligated to provide dedicated circuits or
         electrical power in excess of Building Standard (4 watts per square
         foot for Tenant's use plus 4 watts per square foot for Tenant's HVAC).
         If the installation of said electrical equipment requires additional
         air conditioning capacity above that provided by the Building Standard
         systems, then the additional air conditioning installation and
         operating costs will be the obligation of the Tenant. Landlord, at its
         option, may cause an electric current meter or such similar device to
         be installed on the Premises so as to measure the amount of electric
         current consumed by Tenant. The cost of any such meters and of the
         installation, maintenance and repair thereof shall be paid for by
         Tenant and Tenant agrees to pay to Landlord, promptly upon demand by
         Landlord, for all such electricity used or consumed.

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8.       SERVICES TO BE FURNISHED BY LANDLORD:

         (a)      Hot and cold water at those points of supply provided for
                  general use of other tenants in the Building, central heat and
                  air conditioning in season, at such temperatures and in such
                  amounts as are considered by Landlord to be provided in first
                  class office buildings within the North Dallas Tollway/Plano
                  submarket or as required by governmental authority, provided,
                  however, heating and air conditioning service at times other
                  than for "Normal Business Hours" for the Building (which are
                  7:30 a.m. through 6:00 p.m. on Mondays through Fridays, and
                  7:30 a.m. to 1:00 p.m. on Saturdays, exclusive of normal
                  business holidays) shall be furnished only upon the written
                  request of Tenant delivered to Landlord prior to 3:00 pm.
                  Tenant shall bear the entire estimated cost of such additional
                  service for the floor of the Premises requiring additional
                  services, which cost to Tenant is currently billed at $35.00
                  per hour. Such amount shall be invoiced by Landlord with the
                  monthly Electric Service Billing. Normal business holidays
                  shall, for purposes of this Lease, be deemed to be New Year's
                  Day, Memorial Day, Independence Day, Labor Day, Thanksgiving
                  Day, Good Friday, Christmas Day, and any other holidays
                  commonly observed by landlords of comparable buildings.

         (b)      Routine maintenance and repair, including, without limitation,
                  window washing, plumbing repairs, carpet cleaning, touch up
                  painting, and electric lighting service for all Common Areas
                  and Service Areas of the Building in the manner and to the
                  extent customary for first class buildings in the Dallas North
                  Tollway/Plano sub-market.

         (c)      Janitor service, five (5) times weekly, exclusive of normal
                  business holidays; provided, however, if Tenant's floor
                  covering or other improvements require special treatment,
                  Tenant shall pay the additional cleaning cost attributable
                  thereto as additional rent upon presentation of a statement
                  therefor by Landlord.

         (d)      Subject to the provisions of Paragraph 7, facilities to
                  provide all electrical current required by Tenant in its use
                  and occupancy of the Premises.

         (e)      All Building Standard fluorescent bulb replacement in the
                  Premises and incandescent bulb replacement in the Common Areas
                  and Service Areas.

         (f)      Elevator Service twenty-four (24) hours a day, seven (7) days
                  a week.

         (g)      Security in the form of limiting the general public's access
                  to the Building during other than Normal Business Hours shall
                  be provided in such form as Landlord deems appropriate, which
                  will include a controlled access entry

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                  system, such as a "cardex," keypad or similar system.
                  Landlord, however, shall have no liability to Tenant, its
                  employees, agents, invitees or licensees for losses due to
                  theft or burglary, or for damages done by unauthorized persons
                  on the Premises, the Building or the Property, except in the
                  event of liabilities or damage arising solely as a result of
                  Landlord's gross negligence or willful misconduct in
                  connection with providing security, and neither shall Landlord
                  be required to insure against any such losses. Tenant shall
                  cooperate fully in Landlord's efforts to maintain security in
                  the Building and shall follow all regulations promulgated by
                  Landlord with respect thereto.

The failure by Landlord to any extent to furnish or the interruption or
termination of these defined services in whole or in part, resulting from causes
beyond the reasonable control of Landlord shall not render Landlord liable in
any respect nor be construed as an eviction of Tenant, nor work an abatement of
rent, nor relieve Tenant from the obligation to fulfill any covenant or
agreement hereof; provided, however, Base Rental and any additional rent due for
Operating Expenses and Electrical Service shall be abated pro rata, if any
failure to furnish or interruption or termination of such major services that
renders the Premises untenantable shall continue for a period of five (5)
business days or longer. Should any of the equipment or machinery used in the
provision of such services for any cause cease to function properly for any
cause, Tenant shall have no claim for offset or abatement of rent or damages on
account of an interruption in service occasioned thereby or resulting there
from.

9.       IMPROVEMENTS TO BE MADE BY LANDLORD: Except as otherwise provided in
         the Special Provisions attached hereto as Exhibit C and the Work Letter
         attached hereto as Exhibit D, all installations and improvements now or
         hereafter placed on the Premises other than Building Standard
         Improvements shall be for Tenant's account and at Tenant's cost.

10.      MAINTENANCE AND REPAIR OF PREMISES BY LANDLORD: Landlord, at Landlord's
         sole cost and expense, shall be responsible for the maintenance and
         repair of the heating, ventilation and air conditioning system,
         plumbing systems, electrical system and sprinkler system for the
         Building, the exterior of the Building, including, without limitation,
         the roof of the Building, the structural elements of the Building, the
         Common Areas, the Service Areas, the Exterior Common Areas and the
         repairs and replacements set forth on Exhibit D attached hereto. At
         least ten (10) days prior to the Commencement Date, Tenant will conduct
         a walkthrough of the Premises with Landlord to ensure that everything
         is in working order and cosmetically presentable. Landlord agrees to
         make repairs reasonably requested by Tenant prior to the Commencement
         Date or within a reasonable period of time thereafter. Except as
         otherwise expressly provided herein, Landlord shall not be required to
         make any repairs to the Premises.

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11.      GRAPHICS; SIGNAGE: Landlord shall provide and install, at Tenant's
         cost, all letters or numerals or signs at or near the corridor entry
         leading to the Premises. All such letters and numerals shall be in the
         standard graphics for the Building and no others shall be used or
         permitted on the Premises without Landlord's prior written consent.
         Tenant, at Tenant's sole cost and expense, may place signage
         identifying Tenant on the monument sign for the Building and on the
         first floor directory. In addition, Tenant may, at Tenant's sole cost
         and expense, place a sign on the exterior of the Building and in the
         second floor lobby of the Building where the "Xalted" signs are
         currently located.

12.      CARE OF THE PREMISES BY TENANT: Tenant agrees not to commit or allow
         any waste to be committed on any portion of the Premises, and at the
         termination of this Lease to deliver up the Premises to Landlord in as
         good condition as the same existed on the Commencement Date, ordinary
         wear and tear excepted, consistent with a first-class office building.

13.      REPAIRS AND ALTERATIONS BY TENANT: Tenant covenants and agrees with
         Landlord, at Tenant's own cost and expense, to repair or replace any
         damage done to the Building or any part thereof, caused by Tenant or
         Tenant's agents, employees, invitees, or visitors, and such repairs
         shall restore the Building to as good a condition as it was in prior to
         such damage, ordinary wear and tear excepted, consistent with a
         first-class office building, and shall be affected in compliance with
         all applicable laws: provided, however, if Tenant fails to make such
         repairs or replacements promptly, Landlord may, at its option, make
         such repairs or replacements, and Tenant shall pay the cost thereof
         (plus a reasonable fee for Landlord's supervision) to the Landlord on
         demand as additional rent. Tenant agrees with Landlord not to make or
         allow to be made any alterations to the Premises, or place signs on the
         Premises which are visible from outside the Premises, without first
         obtaining the written consent of Landlord in each such instance, which
         consent may be given on such conditions as Landlord may elect. Any and
         all alterations to the Premises shall become the property of Landlord
         upon termination of this Lease (except for moveable equipment or
         furniture owned by Tenant). Landlord may, nonetheless, require Tenant
         to remove any and all fixtures, equipment and other improvements
         installed on the Premises. In the event that Landlord so elects, and
         Tenant fails to remove such improvements, Landlord may remove such
         improvements at Tenant's cost, and Tenant shall pay Landlord on demand
         the cost of restoring the Premises to Building Standard.

14.      PARKING: During the Lease Term, Tenant shall have free of charge the
         non-exclusive use in common with Landlord, other tenants of the
         Building, their guests and invitees, of the non-reserved common
         automobile parking areas, driveways, and footways, subject to rules and
         regulations for the use thereof as prescribed from time to time by
         Landlord. In addition, Tenant shall be entitled to the use of ten (10)
         designated covered parking spaces at a rate of $35.00 per space

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         per month, subject to adjustment during the option term based on the
         then-current market rate.

15.      LAWS AND REGULATIONS: Tenant agrees to comply with all applicable laws,
         ordinances, rules, and regulations of any governmental entity or agency
         having jurisdiction over the Premises.

16.      BUILDING RULES: Tenant will comply with the rules of the Building and
         the Property attached hereto as Exhibit E, as amended and altered by
         Landlord from time to time, and will cause all of its agents,
         employees, invitees and visitors to so comply; all changes to such
         rules will be sent by Landlord to Tenant in writing.

17.      ENTRY BY LANDLORD: Tenant agrees to permit Landlord or its agents or
         representatives to enter and upon any part of the Premises during
         ordinary business hours, or at such other times as Landlord deems
         appropriate to inspect the same, or to show the Premises to prospective
         purchasers, mortgages, or insurers, to clean or make repairs,
         alterations or additions thereto, and Tenant shall not be entitled to
         any abatement or reduction of rent by reason thereof.

18.      ASSIGNMENT AND SUBLETTING:

         (a)      Tenant shall not assign, sublease, transfer or encumber this
                  Lease or any interest therein without Landlord's prior written
                  consent, which, except as provided in Paragraphs 18(b), may be
                  withheld or given upon such conditions as Landlord may elect.
                  Any attempted assignment or sublease by Tenant in violation of
                  the terms and covenants of this paragraph shall be void. If
                  Landlord should fail to notify Tenant in writing of its
                  decision within a fifteen (15) day period after Landlord is
                  notified in writing of any proposed assignment or sublease,
                  Landlord shall be deemed to have refused to consent to any
                  such assignment or subleasing, and to have elected to keep
                  this Lease in full force and effect.

         (b)      Landlord will not unreasonably withhold its consent to a
                  subsequent sublease of part or all of the Premises to a
                  subsequent subtenant of financial and other qualifications
                  reasonably satisfactory to Landlord. Any such sublease shall
                  call for all rent to be payable on a monthly basis. If the
                  rent and other sums received by Tenant on account of a
                  sublease of all or any portion of the Premises exceeds the
                  Base Rental and other rent due hereunder allocable to the
                  space subject to the sublease (in the proportion of the area
                  of such space to the entire Premises), then Tenant shall pay
                  to Landlord, as an additional charge, one hundred percent
                  (100%) of the net proceeds of such excess, monthly as received
                  by Tenant, after Tenant has recouped its leasing commissions,
                  advertising costs and all other costs associated with such
                  assignment or sublease. No consent by Landlord to an
                  assignment or

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            subletting shall be construed to relieve Tenant or any successor
            from obtaining the express consent in writing of Landlord to any
            further assignment or subletting. Neither shall any consent by
            Landlord to an assignment or subletting relieve Tenant of any of its
            liability hereunder. It shall be a condition of Landlord's approval
            to any sublease of the Premises that the subtenant agree in writing
            satisfactory to Landlord, to be bound to Landlord with respect to
            all of the obligations of Tenant hereunder, including, without
            limitation, the covenant against further subletting or assignment,
            and agree to reimburse Landlord for its out-of-pocket expenses
            incurred in connection with such subleasing and an administrative
            fee to Landlord of $1,000.00.

      (c)   Except as provided in Paragraph 18(b), all cash or other proceeds of
            any assignment, sale or sublease of Tenant's interest in this Lease,
            whether consented to by Landlord or not, shall be paid to Landlord
            notwithstanding the fact that such proceeds exceed the rentals
            called for hereunder, unless Landlord agrees to the contrary in
            writing and Tenant hereby assigns all rights it might have or ever
            acquire in any such proceeds to Landlord. This covenant and
            assignment shall run with the land and shall bind Tenant and
            Tenant's heirs, executors, administrators, personal representatives,
            successors and assigns. Any assignee, sublessee or purchaser of
            Tenant's interest in the Lease (all such assignees, sublessee and
            purchasers being hereinafter referred to as "Successors"), by
            occupying the Premises and/or assuming Tenant's obligations
            hereunder shall assume liability to Landlord for all amounts paid to
            persons other than Landlord by such successor in consideration of
            any such sale, assignment or subletting, in violation of the
            provisions hereof.

19.   MECHANIC'S LIEN: Tenant will not permit any mechanic's lien or liens to be
      placed upon the Premises or the Building and nothing in this Lease shall
      be deemed or construed in any way as constituting the consent or request
      of Landlord, express or implied, by interference or otherwise, to any
      person for the performance of any labor or the furnishing of any materials
      to the Premises, or any part thereof, nor as giving Tenant any right,
      power, or authority to contract for or permit the rendering of any
      services or the furnishing of any materials that would give rise to any
      mechanic's or other liens against the Premises. In the event any such
      lien is attached to the Premises, then, in addition to any other right or
      remedy of Landlord, Landlord may, but shall not be obligated to discharge
      the same, upon thirty (30) days prior written notice to Tenant with an
      opportunity to cure. Any amount paid by Landlord for any of the aforesaid
      purposes shall be paid by Tenant to Landlord within ten (10) days of
      receipt of written demand as additional rent.

20.   PROPERTY INSURANCE: Landlord shall maintain fire and extended coverage
      insurance on the Building and the Premises in such amounts as Landlord
      mortgagees shall require, but in no event less than 90% of replacement
      cost. Such

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      insurance shall be maintained at the expense of Landlord (as a part of the
      Operating Expenses) and payments for losses thereunder shall be made
      solely to Landlord or the mortgagees of Landlord, as their interests shall
      appear. Tenant shall maintain at its expense, in an amount equal to 90% of
      replacement cost, fire and extended coverage insurance on all of its
      personal property, including removable trade fixtures, located in the
      Premises and in such additional amount as are required to meet Tenant's
      obligations pursuant to Paragraph 24 hereof. In addition, Tenant shall be
      required at its expense to procure rental loss insurance naming Landlord
      as beneficiary. Tenant shall, at Landlord's request from time to time,
      provide Landlord with current certificates of insurance evidencing
      Tenant's compliance with this Paragraph 20 and Paragraph 21. Tenant shall
      obtain the agreement of Tenant's insurers to notify Landlord that a
      policy is due to expire at least ten (10) days prior to such expiration.

21.   LIABILITY INSURANCE: Tenant and Landlord shall, each at its own expense,
      maintain a policy or policies of comprehensive general liability insurance
      with respect to the respective activities of each on the Property with the
      premiums thereon fully paid on or before due date, issued by and binding
      upon some insurance company approved by Landlord, such insurance to afford
      minimum protection of not less than $1,000,000 combined single limit
      coverage of bodily injury, property damage or combination thereof.
      Landlord shall not be required to maintain insurance against thefts within
      the Premises, the Building or Property generally.

22.   INDEMNITY:

      (a) Landlord shall not be liable to Tenant, or to Tenant's agents,
      servants, employees, customers, or invitees for any injury to person or
      damage to property caused by any act, omission, or neglect of Tenant, its
      agents, servants, or employees, invitees, licensees or any other person
      entering the Property under the invitation of Tenant or arising out of the
      use of the Premises by Tenant and the conduct of its business or out of a
      default by Tenant in the performance of its obligations hereunder. Tenant
      hereby indemnifies and holds Landlord harmless from all liability and
      claims for any such damage or injury.

      (b) Tenant shall not be liable to Landlord, or to Landlord's agents,
      servants, employees, customers, or invitees for any injury to person or
      damage to property caused by any act, omission, or neglect of Landlord,
      its agents, servants, or employees, invitees, licensees or any other
      person entering the Property under the invitation of Landlord or arising
      out of the ownership of the Property by Landlord or out of a default by
      Landlord in the performance of its obligations hereunder. Landlord hereby
      indemnifies and holds Tenant harmless from all liability and claims for
      any such damage or injury; provided the person causing such damage or
      injury is under the control of Landlord, which the parties hereby agree

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      specifically excludes damage or injury caused by other tenants of the
      Building and the employees, agents, contractors, guests, invitees or
      customers of such tenants.

23.   WAIVER OF SUBROGATION RIGHTS: Anything in this Lease to the contrary
      notwithstanding, Landlord and Tenant each hereby waives any and all rights
      of recovery, claim, action, or cause of action, against the other, its
      agents, officers, or employees, for any loss or damage that may occur to
      the Premises, or any improvements thereto, or the Building of which the
      Premises are a part, or any improvements thereto, or any personal property
      of such party therein, by reason of fire, the elements, or any other
      cause(s) which are insured against under the terms of the standard fire
      and extended coverage insurance policies referred to in Paragraph 20
      hereof, regardless of cause or origin, including negligence of the other
      party hereto, its agents, officers, or employees. Each of Landlord and
      Tenant also agrees that no right of recovery, claim, action or cause of
      action hereby waived shall ever be assigned to its insurance carriers.

24.   CASUALTY DAMAGE: If the Premises or any part thereof shall be damaged by
      fire or other casualty, Tenant shall give prompt written notice thereof to
      Landlord. In case the Building shall be so damaged that substantial
      alteration or reconstruction of the Building shall, in Landlord's sole
      opinion, be required (whether or not the Premises shall have been damaged
      by such casualty) or in the event any mortgagee of Landlord's should
      require that the insurance proceeds payable as a result of a casualty be
      applied in reduction of the mortgage debt or in the event of any material
      uninsured loss to the Building, Landlord may, at its option, terminate
      this Lease by notifying Tenant in writing of such termination within
      ninety (90) days after the date of such damage. If Landlord is not
      entitled to, or does not thus elect to terminate this Lease, Landlord
      shall commence and proceed with reasonable diligence to restore the
      Building to substantially the same condition in which it was immediately
      prior to the happening of the casualty. Landlord's obligation to restore
      shall not require Landlord to expend more than the insurance proceeds
      actually received by Landlord as a result of the casualty. Except for such
      insurance proceeds, all cost and expense of reconstructing the Premises
      shall be borne by Tenant, and Tenant shall present Landlord with evidence
      satisfactory to Landlord, of Tenant's ability to pay such costs prior to
      Landlord's commencement of reconstruction of the Premises. Landlord shall
      not be liable for any inconvenience or annoyance to Tenant or injury to
      the business of Tenant resulting in any way from such damage or the repair
      thereof, except that, subject to the provisions of the next sentence,
      Landlord shall allow Tenant a fair diminution of rent during the time and
      to the extent the Premises are unfit for occupancy. If the Premises or any
      other portion of the Building be damaged by fire or other casualty
      resulting from the fault or negligence of Tenant or any of Tenant's
      agents, employees, or invitees, the rent hereunder shall not be diminished
      during the repair of such damage and Tenant shall be liable to

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      Landlord for the cost of the repair and restoration of the Building caused
      thereby to the extent such cost and expense is not covered by insurance
      proceeds.

25.   CONDEMNATION: If the whole or substantially the whole of the Building or
      the Premises should be taken for any public or quasi public use, by right
      of eminent domain or otherwise, or should be sold in lieu of condemnation,
      then this Lease shall terminate as of the date when physical possession of
      the Building or the Premises is taken by the condemning authority. If less
      than the whole or substantially the whole of the Building or the Premises
      is thus taken or sold, (whether or not the Premises are affected thereby)
      Landlord may terminate this Lease by giving written notice thereof to the
      other, in which event this Lease shall terminate as of the date when
      physical possession of such portion of the Building or Premises is taken
      by the condemning authority. If this Lease is not so terminated upon any
      such taking or sale, the Base Rental payable hereunder shall be diminished
      by an equitable amount, and Landlord shall, to the extent Landlord deems
      feasible, restore the Building and the Premises to substantially their
      former condition, but such work shall not exceed the scope of the work
      done by Landlord in originally constructing the Building and installing
      Building Standard Improvements in the Premises, nor shall Landlord in any
      event be required to spend for such work an amount in excess of the amount
      received by Landlord as compensation for such damage. All amounts awarded
      upon a taking of any part of all the Building or the Premises shall belong
      to Landlord and Tenant shall not be entitled to and expressly waives all
      claim to any such compensation; provided, however that Tenant shall be
      entitled to pursue compensation for loss of business and for the taking of
      Tenant's fixtures and improvements in an independent action.

26.   DAMAGES FROM CERTAIN CAUSES: Neither party shall be liable to the other
      for any loss or damage to any property or person occasioned by theft,
      fire, act of God, public enemy, injunction, riot, strike, insurrection,
      war, court order, requisition, or order of governmental body or authority
      or by any other cause beyond the control of such party. Nor shall either
      party be liable to the other for any damage or inconvenience which may
      arise through repair or alteration of any part of the Property, Building
      or Premises.

27.   EVENTS OF DEFAULT: The following events shall be deemed to be events of
      default by Tenant under this Lease:

      (a)   The failure of Tenant to pay the Base Rental, any other installment
            of rent or any part thereof within five (5) business days of
            Landlord's written notice of said failure to pay, provided however,
            that such failure to pay does not occur twice in any consecutive
            twelve (12) month period, in which case no notice shall be required;
            or

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      (b)   Tenant shall fail to fulfill or perform, in whole or in part, any of
            its obligations under this Lease (other than the payment of Rent)
            and such failure or non-performance shall continue for a period of
            thirty (30) days after written notice thereof has been given by
            Landlord to Tenant; provided, however, that if such cure cannot be
            completed within thirty (30) days, so long as Tenant has commenced
            to cure within the thirty (30) day cure period and diligently
            pursues such cure to completion within thirty (30) days thereafter,
            Tenant shall not be in default hereunder; or

      (c)   The entry of a decree or order by a court having jurisdiction
            adjudging Tenant to be bankrupt or insolvent or approving as
            properly filed a petition seeking reorganization of Tenant under the
            National Bankruptcy Act, or any other similar applicable Federal or
            State law, or a decree or order of a court having jurisdiction for
            the appointment of a receiver or liquidator or a trustee or assignee
            in bankruptcy or insolvency of Tenant or its property or for the
            winding up or liquidation of its affairs; or Tenant shall institute
            proceedings to be adjudicated a voluntary bankruptcy or shall
            consent to the filing of any bankruptcy, reorganization,
            receivership or other proceeding against Tenant, or any such
            proceedings shall be instituted against Tenant and the same shall
            not be vacated within thirty (30) days after the same are commenced;
            or

      (d)   Tenant shall make an assignment for the benefit of Tenant's
            creditors or admit in writing Tenant's inability to pay the debts of
            Tenant generally as they may become due; or

      (e)   Tenant shall desert or vacate or shall commence to desert or vacate
            the Premises or any substantial portion of the Premises or shall
            remove or attempt to remove all or a substantial value of Tenant's
            personal property from the Premises without the prior written
            consent of Landlord; or

      (f)   Tenant shall do or permit to be done anything which creates a lien
            upon the Premises or any portion of the Premises, and fails to
            discharge such lien within ten (10) days of receipt of written
            notice thereof; or

      (g)   Tenant shall fail to take possession of the Premises within thirty
            (30) days after Landlord notifies Tenant that the same are ready for
            occupancy; or

      (h)   Tenant shall fail to vacate the Premises upon the expiration of the
            Lease Term.

28.   RIGHTS OF LANDLORD UPON DEFAULT BY TENANT:

      (a)   Remedies: Upon the occurrence of any event or events of default by
            Tenant, whether enumerated in this Paragraph or not, Landlord shall
            have the option to pursue any one or more of the following remedies
            without any notice or

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            demand for possession whatsoever (and without limiting the
            generality of the foregoing. Tenant hereby specifically waives
            notice and demand for payment of rent or other obligations due and
            waives any and all other notices or demand requirements imposed by
            applicable law):

            (1)   Terminate this Lease, in which event Tenant shall immediately
                  surrender the Premises to Landlord;

            (2)   Terminate Tenant's right to occupy the Premises and re-enter
                  and take possession of the Premises (without terminating this
                  Lease);

            (3)   Enter upon and take possession of the premises and expel or
                  remove Tenant any other occupant therefrom, with or without
                  having terminated this Lease;

            (4)   Alter locks and other security devices at the Premises so that
                  Tenant will have access to the Premises with or without having
                  terminated this Lease or Tenant's right to possession under
                  the Lease; or

            (5)   Apply all or any portion of the Security Deposit to cure such
                  event of Default.

      (b)   Tenant's Obligation Continues; Alteration of Locks: It is hereby
            expressly stipulated by Landlord and Tenant that any of the above
            listed actions including without limitation, termination of this
            Lease, termination of Tenant's right to possession, and re-entry by
            Landlord, will not affect the obligations of Tenant under the Lease,
            including the obligations to pay unaccrued monthly rentals and other
            charges provided in this Lease for the remaining portion of the
            Lease. The following provisions shall override and control any
            conflicting provisions of Section 93.002 of the Texas Property Code.
            If an event of default occurs, Landlord is entitled and is hereby
            authorized, without any notice to Tenant whatsoever, to enter upon
            the Premises by use of a master key, a duplicated key, or other
            peaceable means, and to change, alter, and/or modify the door locks
            on all entry doors of the Premises, thereby permanently excluding
            Tenant, and its officers, principals, agents, employees, and
            representatives therefrom. In the event that the Landlord has either
            terminated Tenant's right to possession of the Premises pursuant to
            the foregoing provisions of this Lease, or has terminated the Lease
            by reason of Tenant's default, Landlord shall not thereafter be
            obligated to provide Tenant with a key to the Premises at any time;
            provided, however, that in any such instance, during Landlord's
            normal business hours and at the convenience of Landlord, and upon
            the written request of Tenant accompanied by such written waivers
            and releases as the Landlord may require, Landlord will escort
            Tenant or its authorized personnel to the

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            Premises to retrieve any personal belongings or other property of
            Tenant. If Landlord elects to exclude Tenant from the Premises
            without permanently repossessing the Premises or terminating the
            Lease pursuant to the forgoing provisions of this Lease, then
            Landlord (at any time prior to actual permanent repossession or
            termination) shall not be obligated to provide Tenant a key to
            re-enter the Premises until such time as all delinquent Rent and
            other amounts due under this Lease have been paid in full (and all
            other defaults, if any, have been completely cured to Landlord's
            satisfaction), and Landlord has been given assurance reasonably
            satisfactory to Landlord evidencing Tenant's ability to satisfy its
            remaining obligations under this Lease. During any such temporary
            period of exclusion, Landlord will, during Landlord's regular
            business hours and at Landlord's convenience, upon written request
            by Tenant accompanied by such waivers and releases as the Landlord
            may require, escort Tenant or its authorized personnel to the
            Premises to retrieve personal belongings of Tenant or its employees,
            and such other property of Tenant as is not subject to the
            Landlord's lien and security interest described in Paragraph 37
            below. This remedy of Landlord shall be in addition to and not in
            lieu of, any of its other remedies set forth in this Lease, or
            otherwise available to Landlord at law or in equity.

      (c)   No Acceptance of Surrender; Waiver of Damages: Exercise by Landlord
            of any one or more remedies hereunder granted or otherwise available
            shall not be deemed to be an acceptance of surrender of the Premises
            by Tenant, whether by agreement or by operation of law, it being
            understood that such surrender can be effected only by the written
            agreement of Landlord. No such alteration of locks or other security
            devises and no removal or other exercise of dominion by Landlord
            over the property of Tenant or others at the Premises shall be
            deemed unauthorized or constitute a conversation, Tenant hereby
            consenting, after any event of default, to the aforesaid exercise of
            dominion over Tenant's property within the Premises. All claims for
            damages by reason of such re-entry and/or repossession and/or
            alteration of locks or other security devices are hereby waived, as
            are all claims for damages by reason of any distress warrant,
            forcible detainer proceedings, sequestration proceeding or other
            legal process, except for claims arising solely out of Landlord's
            gross negligence or willful misconduct. Tenant agrees that any
            re-entry by Landlord may be pursuant to a judgment obtained in
            forcible detainer proceedings or other legal proceedings or without
            the necessity for any legal proceedings, as Landlord may elect, and
            Landlord shall not be liable in trespass or otherwise, except for
            claims arising solely out of Landlord's gross negligence or willful
            misconduct.

      (d)   Damages on Termination: In the event Landlord elects to terminate
            this Lease by reason of an event of default, then notwithstanding
            such termination, the Tenant shall be liable for and shall pay to
            the Landlord, at the address

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            specified in Paragraph 1(d) above, the sum of all Rent accrued to
            the date of such termination, plus, as damages, (i) the cost of
            recovering, reletting the Premises and the sum of the unamortized
            portion of the initial Landlord's costs (including but not limited
            to, Tenant improvement costs, commissions and architectural and
            engineering fees), and (ii) an amount equal to the total of the Rent
            provided in this Lease for the remaining portion of the Lease Term
            (had such Lease Term not been terminated by Landlord), less the
            reasonable rental value of the Premises for such period, discounted
            to present value at the rate of six percent (6%) per annum.

      (e)   Alternate Measure of Damages on Termination: In the event Landlord
            elects to terminate this Lease by reason of an event of Default, in
            lieu of exercising the right of Landlord under the preceding
            Paragraph 28(d), Landlord may instead hold Tenant liable for all
            Rent accrued to the date of such termination, plus such Rent as
            would otherwise have been required to be paid by Tenant to Landlord
            during the period following termination of the Lease Term measured
            from the date of such termination by Landlord until the expiration
            of the Lease Term (had Landlord not elected to terminate the Lease
            on account of such event of default), diminished by any net sums
            thereafter received by Landlord through reletting the Premises
            during said period (after deducting expenses incurred by Landlord as
            provided in Paragraph 29 hereof). Actions to collect amounts due by
            Tenant as provided for in this paragraph may be brought from time to
            time by Landlord during the aforesaid period, on one or more
            occasions, without the necessity of Landlord's waiting until the
            expiration of such period; and in no event shall Tenant be entitled
            to any excess of rent obtained by reletting over and above the Rent
            provided for in this Lease. If Landlord elects to exercise the
            remedy prescribed in this Paragraph 28(e), this election shall in no
            way prejudice Landlord's right at anytime hereafter to cancel said
            election in favor of the remedy prescribed in the foregoing
            Paragraph 28(d).

      (f)   Damages If Lease Not Terminated: In the event that Landlord elects
            to repossess the Premises without terminating the Lease, then Tenant
            shall be liable for and shall pay to Landlord at the address
            specified in Paragraph 1(d) above, all Rent accrued to the date of
            such repossession, plus Rent as it becomes due required to be paid
            by Tenant to Landlord during the remainder of the Lease Term as
            stated in Paragraph 1(g), diminished by any net sums thereafter
            received by Landlord through reletting the Premises during said
            period (after deducting expenses incurred by Landlord as provided in
            Paragraph 29). Actions to collect amounts due by Tenant as provided
            in this paragraph may be brought from time to time by Landlord
            during the aforesaid period, on one or more occasions, without the
            necessity of Landlord's waiting until the expiration of such period;
            and in no event shall Tenant be entitled to

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            any excess of rent obtained by reletting over and above the Rent
            provided for in this Lease.

      (g)   Recovery of Concessions. In the event of a default in the payment of
            Rent, Tenant shall in addition to all other sums owed to Landlord,
            pay to Landlord an amount equal to the dollar amount of all
            unamortized "concessions" provided to Tenant in connection with
            this Lease, which Landlord and Tenant hereby agree shall be an
            amount equal to three months Base Rent and any unamortized leasing
            commissions incurred in connection with this Lease. The foregoing
            shall not, however, act to limit in any manner the damages or
            remedies to which Landlord may be entitled under this Lease by law,
            but shall act only as a reimbursement of such concessions as may
            have been provided to Tenant as an incentive to enter into this
            Lease.

29.   EXPENSE OF REPOSSESSION: It is further agreed that, in addition to
      payments required pursuant Paragraph 28 above, Tenant shall compensate
      Landlord for all expenses incurred by Landlord in repossession (including
      among other expenses, repairs, the sum of the unamortized portion of the
      initial Landlord costs including, but not limited to, Tenant Improvement
      costs, commissions and architectural and engineering fees, replacements,
      advertisements and brokerage fees), and all losses incurred by Landlord as
      a direct result of Tenant's default.

30.   CUMULATIVE REMEDIES; WAIVER OR RELEASE: Landlord may restrain or enjoin
      any breach or threatened breach of any covenant, duty or obligation of
      Tenant herein contained without the necessity of providing the inadequacy
      of any legal remedy or irreparable harm. The remedies of Landlord
      hereunder shall be deemed cumulative and not exclusive of each other. No
      action, omission or commission by Landlord, including specifically, the
      failure to exercise any right, remedy or recourse, shall be deemed a
      waiver or release of the same. A waiver or release shall exist and be
      effective only as set forth in written document executed by Landlord, and
      then only to the extent recited therein. A waiver or release with
      reference to any one event shall not be construed as continuing as to, or
      as a bar to, or as a waiver or a release of, any right, remedy or recourse
      as to any other or subsequent event.

31.   HAZARDOUS WASTE:

      (a)   Tenant agrees that no toxic or hazardous substances or wastes,
            pollutants or contaminants, or any hazardous substance as defined in
            the Comprehensive Environment Response, Compensation and Liability
            Act of 1980, 42 USC 9601-9657, as amended ("CERCLA") (collectively,
            "Environmental Pollutants") will be generated, treated, stored,
            released or disposed of, or otherwise placed, deposited in or
            located on the Premises or Building by Tenant, its agents,
            contractors or employees, and no activity shall be

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            undertaken on the Premises or Building by Tenant, its agents,
            contractors or employees that would cause or contribute to (i) the
            Premises to become a generation, treatment, storage or disposal
            facility within the meaning of, or otherwise bring the Premises
            within the ambit of the Resource Conservation and Recovery Act of
            1976 ("RCRA"), 42 USC 6901 et. seq., or any similar state law or
            local ordinance, (ii) a release or threatened release of toxic or
            hazardous wastes or substances, pollutants or contaminants, from the
            Premises or Building within the meaning of, or otherwise result in a
            liability in connection with the Premises or Building within the
            meaning of, or otherwise result in liability in connection with the
            Premises within the ambit of CERCLA, or any similar state law or
            local ordinance, or (iii) the discharge of pollutants or effluents
            into any water source or system, the dredging or filling of any
            waters, or the discharge into the air of any emissions, that would
            require a permit under the Federal Water Pollution Control Act, 33
            USC 1251 et. seq., or the Clean Air Act, 42 USC 7401 et. seq., or
            any similar state law or local ordinance, except in each case for de
            minimis amounts of cleaning supplies used in the Premises.

      (b)   Tenant agrees to indemnify and hold Landlord harmless from and
            against and to reimburse Landlord with respect to, any and all
            claims, demands, causes of action, loss, damage, liabilities, costs
            and expenses (including attorney's fees and court costs) of any and
            every kind and character, known or unknown, fixed or contingent,
            asserted against or incurred by Landlord at any time and from time
            to time by reason of or arising out the breach of its obligations
            contained in Paragraph 31(a) above. Tenant's indemnification of
            Landlord shall be limited to claims, reasonable demands, causes of
            action, loss, damage liabilities, costs and expenses (including
            attorney's fees and court costs) of any and every kind and
            character, known or unknown, fixed or contingent, caused by Tenant's
            use of the Premises, Building, or any other structure on the
            Property during the Lease.

32.   ATTORNEY'S FEES: If, on account of any breach or default by one party (the
      "Defaulting Party") in its obligations hereunder, the other party (the
      "Non-Defaulting Party") shall employ an attorney or attorneys to present,
      enforce or defend any of the such party's rights or remedies hereunder,
      the Defaulting Party agrees to pay any reasonable attorneys' fees incurred
      by the Non-Defaulting Party in such connection.

33.   DEFAULT BY LANDLORD: In the event of a default or breach by Landlord under
      this Lease, then Tenant shall be entitled to such rights and remedies as
      may be available to Tenant at law or in equity.

34.   PEACEFUL ENJOYMENT: Tenant shall, and may peacefully have, hold, and enjoy
      the Premises, subject to the other terms hereof, provided that Tenant pays

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      the Rent and other sums herein recited to be paid by Tenant and performs
      all of Tenant's covenants and agreements herein contained. This covenant
      and any and all other covenants of Landlord shall be binding upon Landlord
      and its successors only with respect to breaches occurring during its or
      their respective periods of ownership of the Landlord's interest
      hereunder.

35.   HOLDING OVER: In the event of holding over by Tenant after expiration or
      other termination of this Lease or in the event Tenant continues to occupy
      the Premises after the termination of Tenant's right of possession
      pursuant to Paragraph 28 hereof, Tenant shall, throughout the entire
      holdover period, pay rent equal to twice the Base Rental and additional
      rent which would have been applicable had the term of this Lease continued
      though the period of such holding over by Tenant. No holding over by
      Tenant after the expiration of the term of this Lease shall be construed
      to extend the term of this Lease.

36.   SUBORDINATION TO MORTGAGE: Tenant accepts this Lease subject and
      subordinate to any first mortgage, first deed of trust or other first lien
      presently existing or hereafter arising upon the Premises, upon the
      Building or upon the Property as a whole, and to any renewals, refinancing
      and extensions thereof, provided that such mortgagee or lienholder enters
      into an agreement not to disturb Tenant's use and occupancy of the
      Premises so long as Tenant is not in default, but Tenant agrees that any
      such first mortgagee shall have the right at any time to subordinate such
      first mortgage, first deed of trust or other first lien on such terms and
      subject to such conditions as such mortgagee may deem appropriate in its
      discretion. Landlord hereby agrees to use commercially reasonable efforts
      to obtain a non-disturbance agreement from any existing mortgagee or
      lienholder in form reasonably acceptable to Tenant within 60 days of the
      date of this Lease. Tenant agrees to execute such further instruments
      subordinating this Lease (or such mortgage to this Lease) or attorning to
      the holder of any such liens as Landlord may request in writing; provided
      such instruments include non-disturbance language reasonably acceptable to
      Tenant. In the event that Tenant should fail to execute any such
      instrument within fifteen (15) days of such request, Tenant hereby
      irrevocably constitutes Landlord as its attorney-in-fact to execute such
      instrument in Tenant's name, place and stead, it being agreed that such
      power is one coupled with an interest. Tenant agrees that it will from
      time to time within fifteen (15) days of receipt of written request by
      Landlord execute and deliver to such persons as Landlord shall request a
      statement in recordable form certifying that this Lease is unmodified and
      in full force and effect (or if there have been Modifications, that the
      same is in full force and effect as so modified), stating the dates to
      which rent and any other charges payable under this Lease have been paid,
      stating that Landlord is not in default hereunder (or if Tenant alleges a
      default stating the nature of such alleged default) and further stating
      such other matters as Landlord shall reasonably require.

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37.   LANDLORD'S CONTRACTUAL SECURITY INTEREST: In addition to the statutory
      Landlord's lien, Tenant hereby grants to Landlord and Landlord shall have
      at all times, a valid security interest to secure payment of all Rent and
      other sums of money becoming due hereunder from Tenant, and to secure
      payment of any damages or loss which Landlord may suffer by reason of the
      breach by Tenant of any covenant, agreement or condition contained herein,
      upon all goods, wares, equipment, fixtures, furniture, improvements and
      other personal property of Tenant presently, or which may hereafter may
      be, situated on the Premises, and all proceeds therefrom, and such
      property shall not be removed without the written consent of Landlord,
      except in the ordinary course of Tenant's business. Landlord shall have
      the rights and remedies of a secured party as set forth in the Texas
      Uniform Commercial Code. Upon the occurrence of an event of default by
      Tenant, Landlord may, in addition to any other remedies provided herein,
      enter upon the Premises and take possession of any and all goods, wares,
      equipment, fixtures, furniture, improvements and other personal property
      of Tenant situated on the Premises, without liability for trespass or
      conversion, and sell the same at public or private sale, with or without
      having such property at the sale, after giving Tenant reasonable notice,
      the requirement of reasonable notice of the time and place of any public
      sale or of the time after which any private sale is to be made, at which
      sale the Landlord or its assigns may purchase unless otherwise prohibited
      by law. Unless otherwise provided by law, and without intending to exclude
      any other manner of giving Tenant reasonable notice, the requirement of
      reasonable notice shall be met if such notice is given in the manner
      prescribed in this Lease at least seven (7) days before the time of sale.
      Any sale made pursuant to the provision of this Paragraph 37 shall be
      deemed to have been a public sale conducted in a commercially reasonable
      manner if held on the Premises or where the property is located after the
      time, place, and method of sale and a general description of the types of
      property to be sold have been advertised in a daily newspaper published in
      the county in which the property is located for five (5) consecutive days
      before the date of the sale. The proceeds from any such disposition, less
      any and all expenses connected with the taking possession, holding and
      selling of the property (including reasonable attorney's fees and legal
      expenses), shall be applied as a credit against the indebtedness secured
      by the security interest granted in this Paragraph. Any surplus shall be
      paid to Tenant or as otherwise required by law; the Tenant shall pay any
      deficiencies forthwith.

38.   USE AND STORAGE OF PERSONAL PROPERTY: In the event that Landlord shall
      have taken possession of the Premises pursuant to the authority herein
      granted, then Landlord shall have the right to keep in place and use all
      of the furniture, fixtures and equipment at the Premises, including that
      which is owned by or leased to Tenant, at all times prior to any
      foreclosure thereon by Landlord or repossession thereof by any Lessor
      thereof or third party having a lien thereon. Landlord shall remove from
      the Premises (without the necessity of obtaining a distress warrant, writ
      of sequestration or other legal process) all or any portion of

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      such furniture, fixtures, equipment and other property located thereon and
      place same in storage at any premises within the county where the Building
      is located, including premises owned by Landlord or an affiliate of
      Landlord; and in such event, Tenant shall be liable to Landlord for costs
      incurred by Landlord in connection with such removal and storage. Landlord
      shall relinquish possession of all or any portion of such furniture,
      fixtures, equipment and other property to any person ("Claimant") claiming
      to be entitled to possession thereof who presents to Landlord a copy of
      any instrument represented to Landlord by Claimant to have been executed
      by Tenant (or any predecessor of Tenant) granting Claimant the right under
      various circumstances to take possession of such furniture, fixtures,
      equipment or other property, without the necessity on the part of Landlord
      to inquire into the authenticity of said instrument or copy of Tenant's
      (or Tenant's predecessor's) signature thereon and without the necessity of
      Landlord's making any nature of investigation or inquiry as to the
      validity of the factual or legal basis upon which Claimant purports to
      act; and Tenant agrees to indemnify and hold Landlord harmless from all
      cost, expense, loss, damage and liability incident to Landlord's
      relinquishment of possession of all or any portion of such furniture,
      fixtures, equipment or other property to Claimant. The rights of Landlord
      herein stated shall be in addition to any and all other rights which
      Landlord has or may hereafter have at law or in equity; and Tenant
      stipulates and agrees that the rights herein granted Landlord are
      commercially reasonable.

39.   SUBORDINATION OF LANDLORD'S LIEN: Landlord hereby agrees to subordinate
      all statutory and contractual landlord's liens (and, provided Tenant is
      not in default at the time, agrees to sign documents so indicating [on
      terms and conditions reasonably acceptable to Landlord], within ten (10)
      days after Tenant's request) to any liens or security interests covering
      Tenant's inventory, or fixtures, furniture or equipment of Tenant in favor
      of third-party lenders providing financing to Tenant (including
      purchase-money financing). Additionally, notwithstanding anything to the
      contrary contained herein, Tenant shall be permitted to remove contents
      from the Premises without Landlord's consent (free and clear of any
      landlord's liens) whenever Tenant has not previously received from
      Landlord a written notice of default, which remains uncured.

40.   NO IMPLIED WAIVER: The failure of either party to insist at any time upon
      the strict performance of any covenant or agreement herein, or to exercise
      any option, right, power or remedy contained in this Lease shall not be
      construed as a waiver or a relinquishment thereof for the future. No
      payment by Tenant or receipt by Landlord of a lesser amount than the
      monthly installment of rent due under this lease shall be deemed to be
      other than the earliest rent due hereunder, nor shall any endorsement or
      statement on any check or any letter accompanying any check or payment as
      rent 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 pursue any other remedy in this Lease provided.

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41.   PERSONAL LIABILITY: The liability of Landlord to Tenant for any default by
      Landlord under the terms of this Lease shall be limited to Landlord's
      interest in the Building and the Property and Tenant agrees to look solely
      to Landlord's interest in the Building and the Property for recovery of
      any judgment from Landlord, it being intended that Landlord shall not be
      personally liable for any judgment or deficiency.

42.   SECURITY DEPOSIT:

      (a) SECURITY DEPOSIT. Tenant shall deliver the Security Deposit to
      Landlord upon the date of full execution of this lease. The Security
      Deposit shall be held by Landlord without liability for interest and as
      security for the performance by Tenant of Tenant's covenants and
      obligations under this Lease, it being expressly understood that the
      Security Deposit shall not be considered an advance payment of rental or a
      measure of Tenant's damages in case of default by Tenant. Landlord may
      commingle the Security Deposit with Landlord's other funds. Landlord may,
      from time to time, without prejudice to any other remedy, use the Security
      Deposit to the extent necessary to make any arrearages of rent or to
      satisfy any other covenant or obligation of Tenant hereunder. Following
      any such application of the Security Deposit, Tenant shall pay to Landlord
      on demand the amount so applied in order to restore the Security Deposit
      to its original amount. If Tenant is not in default at the termination of
      this Lease, the balance of the Security Deposit remaining after any such
      application shall be returned by Landlord to Tenant. If Landlord transfers
      its interest in the Premises during the term of this Lease, Landlord may
      assign the Security Deposit to the transferee and thereafter shall have no
      further liability for the return of such Security Deposit.

      (b) CREDIT ENHANCEMENT. Upon execution of the Lease, Tenant shall pay to
      Landlord the Additional Security Deposit (equal to one month's Base
      Rental) to be held in escrow. If (i) Tenant fails to show a profit for
      three (3) successive quarters and (ii) Tenant's cash falls below
      $10,000,000 at the end of any quarter during the Lease Term, Tenant will
      be required to pay an amount equal to one (1) month's Base Rental to
      Landlord to be held in escrow and added to the Additional Security
      Deposit. If Tenant (i) has three (3) consecutive quarters of
      profitability, (ii) has never been in default under the Lease, and (iii)
      has never been "late" in making any Base Rental or other payments under
      the Lease, then Landlord will return the Additional Security Deposit
      (whether one month's Base Rental or two month's Base Rental) within thirty
      (30) days of written request by Tenant.

43.   NOTICE: All notices or other communications required or permitted to be
      given pursuant to this Lease shall be in writing and shall be considered
      as properly given (i) mailed by first class United States mail, postage
      prepaid, registered or certified with return receipt requested, (ii) by
      delivering same in person to the

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      intended addressee, (iii) by delivery to an independent third party
      commercial delivery service for same day or next day delivery and
      providing for evidence of receipt at the office of the intended addressee;
      or (iv) by facsimile or similar transmission with confirmation of
      transmission by sender. Notice so mailed shall be effective two (2) days
      after its deposit with the United States Postal Service or any successor
      thereto; notice sent by such a commercial delivery service shall be
      effective upon delivery to such commercial delivery service; notice given
      by personal delivery shall be effective only if and when received by the
      addressee; and notice given by other means shall be effective only if and
      when received at the designated address of the intended addressee. For
      purposes of notice, the addresses and facsimile numbers of the parties
      shall be as set forth on Paragraph I of this Agreement; provided, however,
      that either party shall have the right to change its address and facsimile
      numbers for notice hereunder to any other location within the continental
      United States by the giving of thirty (30) days notice to the other party
      in the manner set forth herein.

44.   SEVERABILITY: If any term or provision of this Lease, or the application
      thereof to any person or circumstance shall, to any extent, be invalid or
      unenforceable, the remainder of this Lease, or the application of such
      term or provision to persons or circumstances other than those as to which
      it held invalid or unenforceable, shall not be affected thereby, and each
      term and provision of this Lease shall be valid and enforceable to the
      fullest extent permitted by law.

45.   AMERICANS WITH DISABILITIES ACT AND TEXAS ARCHITECTURAL BARRIERS ACT: From
      and after the Commencement Date, Tenant agrees to comply with all
      requirements of the Americans with Disabilities Act (42 USC 12101 to
      12213) and the Texas Architectural Barriers Act (Article 9102, Tex. Rev.
      Civ. St., 1991) (collectively, the "Acts") applicable to the Premises.
      Tenant agrees to indemnify and hold Landlord harmless from any and all
      expenses, liabilities, costs or damages suffered by Landlord as result of
      additional obligations which may be imposed on the Building or the
      Property after the Commencement Date, under either of such Acts by virtue
      of Tenant's operations and/or occupancy. Tenant acknowledges that from and
      after the Commencement Date, it will be wholly responsible for any
      accommodations or alterations, which need to be made to the Premises to
      accommodate disabled employees, customers and invitees of Tenant. No
      provision in this Lease should be construed in any manner as permitting,
      consenting to or authorizing Tenant to violate requirements under either
      such Act and any provision of the Lease which could arguably be construed
      as authorizing a violation of either Act shall be interpreted in a manner
      which permits compliance with such Act and is hereby amended to permit
      such compliance. Landlord hereby represents and warrants that, to the best
      of Landlord's knowledge, the Building and the Premises are in compliance
      with the Acts as of the Commencement Date. Notwithstanding anything to the
      contrary contained herein, to the extent that the Building and the
      Premises are not in

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         compliance with the Acts as of the Commencement Date, any
         accommodations or alterations necessary to comply or to accommodate
         disabled employees, customers and invitees of Tenant shall be the
         responsibility of Landlord.

46.      RECORDATION: Tenant agrees not to record this Lease, or any memorandum
         hereof. In the event Landlord's first mortgagee may so require Tenant
         and Landlord agree to execute a short form of this Lease for
         recordation.

47.      GOVERNING LAW: This Lease and the rights and obligations of the Parties
         hereto shall be interpreted, construed, and enforced in accordance with
         the laws of the State of Texas.

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

49.      TIME OF PERFORMANCE: Except as expressly otherwise herein provided,
         with respect to all required acts of Tenant time is of the essence of
         this Lease.

50.      TRANSFERS BY LANDLORD: Landlord shall have the right to transfer and
         assign, in whole or in part, all its rights and obligations hereunder
         and in the Building and Property, and in such event and upon such
         transfer Landlord shall be released from any further obligations
         hereunder, and Tenant agrees to look solely to such successor in
         interest of Landlord for the performance of such obligations. This
         Lease shall not be affected by any such transfer.

51.      BROKER: Tenant and Landlord each represents and warrants to the other
         that Tenant and Landlord, respectively, have dealt with, and only with:

         Landlord's representative:        Jan Rhea, International Capital, Inc.
         Tenant's representative:          Bob Steinweg, RES Enterprises, Inc.

         as brokers in connection with this Lease, and that, insofar as Tenant
         and Landlord, respectively knows, no other broker negotiated this Lease
         or is entitled to any commission in connection herewith and Tenant and
         Landlord, respectively, shall indemnify and hold harmless the other
         from and against all claims and costs (and costs of defending against
         and such claims) of any broker or similar parties claiming by, through,
         or under Tenant and Landlord respectively, in connection with this
         Lease.

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52.      EFFECT OF DELIVERY OF THIS LEASE: Landlord has delivered a copy of this
         Lease to Tenant for Tenant's review only, and the delivery hereof does
         not constitute an offer to Tenant or option. This Lease shall not be
         effective until a copy executed by both Landlord and Tenant is
         delivered to and accepted by Landlord.

53.      ENTIRE AGREEMENT: It is expressly agreed by Tenant, as a material
         consideration for the execution of this Lease, that this Lease, with
         the specific references to written extrinsic documents, is the entire
         agreement of the parties; that there are, and were, no verbal
         representations, warranties, understandings, stipulations, agreements
         or promises pertaining to this Lease or the expressly mentioned written
         extrinsic documents not incorporated in writing in this Lease.

54.      AMENDMENT: This Lease may not be altered, waived, amended or extended
         except by an instrument in writing signed by Tenant and Landlord.

55.      LIMITATION OF WARRANTIES: LANDLORD AND TENANT EXPRESSLY AGREE THAT
         THERE ARE AND SHALL BE NO IMPLIED WARRANTIES OF MERCHANTABILITY,
         HABITABILITY, FITNESS FOR A PARTICULAR PURPOSE OR OF ANY OTHER KIND
         ARISING OUT OF THIS LEASE AND THERE ARE NO WARRANTIES WHICH EXTEND
         BEYOND THOSE EXPRESSLY SET FORTH IN THIS LEASE.

56.      MAIL: Tenant understands and agrees that mail delivery in the Building
         shall be only to boxes contained in the mailroom provided by Landlord.

57.      EXHIBITS: In addition to Exhibits A, B, C, D and E, the following
         exhibits are attached hereto and incorporated herein and made a part of
         this Lease for all purposes:

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         IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease in
multiple original counterparts as of the day and year first above written.

LANDLORD:                                         TENANT

WEDGEWOOD DRIVE PARTNERS, LTD.                    INTERPHASE CORPORATION
   a Texas limited partnership

By:       Collinternational II, Inc.
Its:      General Partner

By:       /s/ GARY BRIEL                          By:  /s/ STEVE KOVAC
          ------------------------------               -------------------------
          Gary Briel

Its:      Vice President                          Its: Chief Financial Officer

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                                    EXHIBIT A

                             PARKWAY CENTRE, PHASE I
                            2901 NORTH DALLAS PARKWAY
                                  PLANO, TEXAS

                                LEGAL DESCRIPTION

BEING all of that tract of land in the City of Plano, Collin County, Texas, a
part of the JOHN H. MOUNTS SURVEY, ABSTRACT NO. 610, and being a part of Lot 1,
Bock C, Carrington Park Addition, an addition to the City of Plano as recorded
in Cabinet 1, Page 328, Collin County Plat Records, and being further described
as follows:

BEGINNING at a "X" found in concrete at the northwest corner of said Lot 1, said
point being the intersection of the east line of Communications Parkway (a 110
foot wide right-of-way) with the south line of Wedgewood Drive (a 60 foot wide
right-of-way);

THENCE along the north line of said Lot 1 and along the south line of Wedgewood
Drive as follows:

          Northeasterly, 125.10 feet along a curve to the right which has a
central angle of 17 degrees 03 minutes 58 seconds, a radius of 420.00 feet, a
tangent of 63.02 feet, and whose chord bears North 81 degrees 09 minutes 48
seconds East, 124.64 feet to a 1-inch iron rod found for corner;

          North 89 degrees 41 minutes 47 seconds East, 551.53 feet to a "X",
found in the concrete at the northeast corner of said Lot 1, said point being in
the west line of Dallas North Tollway (a variable width right-of-way);

THENCE along the east line of said Lot 1 and along the west line of Dallas North
Tollway as follows:

          South 00 degrees 18 minutes 13 seconds East, 299.35 feet to a 1-inch
iron rod found for corner;

          Southeasterly, 4.65 feet along a curve to the left which has a central
angle of 00 degrees 08 minutes 20 seconds, a radius of 1919.86 feet, a tangent
of 2.33 feet, and whose chord bears South 00 degrees 22 minutes 23 seconds East,
4.65 feet to a 1-inch iron rod set for corner;

THENCE South 89 degrees 41 minutes 47 seconds West, 340.58 feet to a 1-inch iron
rod set for corner;

THENCE North 00 degrees 18 minutes 13 seconds West, 38.00 feet to a 1-inch iron
rod set for corner;

THENCE South 89 degrees 41 minutes 47 seconds West, 310.00 feet to a 1-inch iron
rod set for corner in the west line of said Lot 1, said point being in the east
line of Communications Parkway;

THENCE along the west line of said Lot 1 and along the east line of
Communications Parkway as follows:

          North 00 degrees 06 minutes 00 seconds West, 56.14 feet to a 1-inch
iron rod found for corner;

          Northwesterly, 193.46 feet along a curve to the left which has a
central angle of 14 degrees 56 minutes 59 seconds, a radius of 741.46 feet, a
tangent of 97.28 feet, and whose chord bears North 07 degrees 34 minutes 30
seconds West, 192.92 feet to the POINT OF BEGINNING and containing 187,170
square feet or 4.2968 acres of land.

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                                    EXHIBIT B

                             PARKWAY CENTRE, PHASE I
                            2901 NORTH DALLAS PARKWAY
                                  PLANO, TEXAS

                                DEMISED PREMISES

                                   [ATTACHED]

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                              [SECOND FLOOR PLAN]

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                                    EXHIBIT C

                             PARKWAY CENTRE, PHASE I
                            2901 NORTH DALLAS PARKWAY
                                  PLANO, TEXAS

                               SPECIAL PROVISIONS

Landlord agrees that (i) there will be no additional rent charged to Tenant for
Operating Expenses for the year 2003, (ii) the additional rent for Tenant's
Prorata Share of the 2004 Controllable Operating Expenses will be capped at 8%
over the Base Year and (iii) the additional rent for Tenant's Prorata Share of
the 2005 Controllable Operating Expenses will be capped at 8% over the amount
paid by Tenant in the year 2004.

Landlord agrees that Tenant will be entitled to ten (10) designated covered
parking spaces @ $35/month subject to adjustment during the option term based on
the then-current market rate.

Tenant, at Tenant's sole cost and expense, shall place signage identifying
Tenant on the monument sign for the Building and on the first floor directory.
In addition, Tenant may, at Tenant's sole cost and expense, place a sign on the
exterior of the Building and in the second floor lobby of the Building where the
"Xalted" signs are currently located. The design and size of these signs is to
be comparable to the existing Xalted signs and will be subject to Landlord's
approval, which shall not be unreasonably withheld, conditioned or delayed.

Landlord grants tenant Right of First Offer on any additional vacant space
currently occupied by Xalted.

If during the Lease Term, all or any part of the space currently occupied by
Xalted (the "Offer Space") shall become available for lease, Tenant shall have
an initial right of first offer (the "Right of First Offer") to lease all or any
portion of the Offer Space that Landlord elects to lease to bona fide third
parties (the "Subject Space"). Prior to Landlord leasing the Subject Space to
third parties, Landlord shall first offer the Subject Space to Tenant by written
notice (the "Offer"). The Offer shall contain all of the material terms and
conditions upon which Landlord would be willing to lease the Subject Space,
including, without limitation, rental rate, allowances and concessions, term and
date of occupancy. Tenant shall have fifteen (15) days from receipt of the Offer
to accept the Offer in writing. The failure of Tenant to accept the Offer within
such fifteen (15) day period shall constitute rejection of the Offer. If Tenant
accepts the Offer, Landlord and Tenant shall promptly enter into an amendment to
the Lease adding Subject Space the Premises and otherwise incorporating the
terms and conditions of the Offer. If the Subject Space constitutes less than
the Offer Space, the Right of First Offer shall continue with respect to the
balance of the Offer Space.

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Notwithstanding anything to the contrary in this Lease, Landlord will use its
best efforts to grant access to the Premises to Tenant by August 15, 2002, but
in no event later than September 1, 2002, in order to begin making improvements
to the Premises. After Tenant completes its improvements to the Premises,
Landlord will then complete the improvements required by Landlord under this
Lease prior to October 1, 2002.

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                                    EXHIBIT D

                             PARKWAY CENTRE, PHASE I
                            2901 NORTH DALLAS PARKWAY
                                  PLANO, TEXAS

                                   WORK LETTER

Tenant takes the demised premises in an "as is" condition except Landlord will
replace the carpet with Building Standard grade (as defined below), repaint,
strip and wax VCT flooring, repair light fixtures and replace damaged or soiled
ceiling tiles.

Tenant may select the carpet and paint color from samples supplied by the
Landlord. The Building Standard grade carpet is 26 to 28 ounces.

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                                    EXHIBIT E

                             PARKWAY CENTRE, PHASE I
                            2901 NORTH DALLAS PARKWAY
                                  PLANO, TEXAS

                              RULES AND REGULATIONS

1.       Sidewalks, doorways, vestibules, halls, stairways, and similar areas
         shall not be obstructed nor shall refuse, furniture, boxes or other
         items be placed therein by Tenant or its officers, agents, servants,
         and employees, or used for any purpose other than ingress and egress to
         and from the leased premises, or for going from one part of the
         Building to another part of the Building. Canvassing, soliciting and
         peddling in the Building is prohibited.

2.       Plumbing fixtures and appliances shall be used only for the purposes
         for which constructed, and no unsuitable material shall be placed
         therein.

3.       No signs, directories, posters, advertisements, or notices shall be
         painted or affixed on or to any of the windows or doors, or in
         corridors or other parts of the Building, except in such color, size,
         and style, and in such places, as shall be first approved in writing by
         Landlord at Tenant's expense. Landlord shall have the right to remove
         all unapproved signs without notice to Tenant, at the expense of
         Tenant.

4.       Tenants shall not do, or permit anything to be done in or about the
         Building, or bring or keep anything therein, that will in any way
         increase the rate of fire or other insurance on the Building, or on
         property kept therein or otherwise increase the possibility of fire or
         other casualty.

5.       Landlord shall have the power to prescribe the weight and position of
         heavy equipment or objects, which may over stress any portion of the
         floor. All damage done to the Building by the improper placing of such
         heavy items will be repaired at the sole expense of the responsible
         Tenant.

6.       Tenants shall notify the Building Manager when safes or other heavy
         equipment are to be taken in or out of the Building, and the moving
         shall be done after written permission is obtained from Landlord on
         such conditions as Landlord shall require.

7.       Corridor doors, when not in use, shall be kept closed.

8.       All deliveries must be made via the service entrance and service
         elevator, when provided, during normal working hours. Landlord's
         written approval must be obtained for any delivery after normal working
         hours. Landlord will provide

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         Tenants with a list of restricted types of deliveries which will be
         performed only during certain hours.

9.       Tenants shall cooperate with Landlord's employees in keeping the leased
         premises neat and clean.

10.      Tenants shall not cause or permit any improper noises in the Building,
         or allow any unpleasant odors to emanate from the leased premises, or
         otherwise interfere, injure or annoy in any way other tenants, or
         persons having business with them.

11.      No animals shall be brought into or kept in or about the Building,
         except for "seeing eye" or lead dogs.

12.      When conditions are such that Tenant must dispose of crates, boxes,
         etc., on the sidewalk, it will be the responsibility of Tenant to
         dispose of same prior to, or after the hours of 7:30 a.m. and 5:30
         p.m., respectively. Crates and construction debris shall be removed
         from the project by Tenant at Tenant's expense and shall not be placed
         in ordinary trash removal receptacles.

13.      No machinery of any kind, other than ordinary office machines such as
         typewriters, computers, and printers, shall be operated on the leased
         premises without the prior written consent of Landlord, nor shall
         Tenants use or keep in the Building any inflammable or explosive fluid
         or substance (including Christmas trees and ornaments), or any
         illuminating materials, except candles. No space heaters or fans shall
         be operated in the Building, without Landlord's prior consent.

14.      No bicycles, motorcycles or similar vehicles will be allowed in the
         Building.

15.      No nails, hooks, or screws shall be driven into or inserted in any part
         of the Building except as approved by Building maintenance personnel;
         provided, however, that Tenant may use nails, hooks and screws to hang
         pictures, shelves and other items within the Premises, as necessary,
         without prior approval. Tenant will repair any resulting holes prior to
         move-out.

16.      Landlord has the right to evacuate the Building in the event of such an
         emergency or catastrophe, and Tenant shall cooperate in such an
         evacuation.

17.      No food and/or beverages shall be distributed from Tenant's office
         without the prior written approval of the Building Manager, except that
         food and drinks may be served to Tenant's employees, agents, guests,
         customers, and invitees within the Premises without prior approval.

18.      No additional locks shall be placed upon any doors without the prior
         written consent of Landlord. All necessary keys shall be furnished by
         Landlord, and the same shall be surrendered upon termination of this
         Lease, and Tenant shall initially be given two (2) keys to the Premises
         by Landlord. No duplicates of such

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         keys shall be made by Tenants. Additional keys shall be obtained only
         from Landlord, at a fee to be determined by Landlord.

19.      Tenants will not locate furnishings or cabinets adjacent to mechanical
         or electrical access panels or over air conditioning outlets so as to
         prevent operating personnel from servicing such units as routine or
         emergency access may require. Cost of moving such furnishings for
         Landlord's access will be for Tenant's account. The lighting and air
         conditioning equipment of the Building will remain the exclusive charge
         of the Building designated personnel.

20.      Tenant shall comply with such parking rules and regulations as may be
         posted and distributed from time to time.

21.      No portion of the Building shall be used for the purpose of lodging
         rooms.

22.      Prior written approval, which shall be at Landlord's sole discretion,
         must be obtained for installation of window shades, blinds, drapes, or
         any other window treatment of any kind whatsoever. Landlord will
         control all internal lighting that may be visible from the exterior of
         the Building and shall have the right to change any unapproved
         lighting, without notice to Tenant, at Tenant's expense.

23.      No Tenant shall make any changes or alterations to any portion of the
         Building without Landlord's prior written approval, which may be given
         on such conditions as Landlord may elect. All such work shall be done
         by Landlord or by contractors and/or workmen approved by Landlord,
         working under Landlord's supervision.

24.      Landlord reserves the right to rescind any of these rules and make such
         other reasonable and further rules and regulations as in its reasonable
         judgment shall from time to time be needful for the operation of the
         Building, which rules shall be binding upon each Tenant upon delivery
         to such Tenant of notice thereof in writing.

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                                    EXHIBIT F

                             PARKWAY CENTRE, PHASE I
                            2901 NORTH DALLAS PARKWAY
                                  PLANO, TEXAS

                                 RENEWAL OPTION

Tenant (but not any assignee or subtenant of Tenant, even if Landlord's consent
is obtained as required under Article XIX of this lease) is granted the
option(s) to extend the term of this lease for one (1) consecutive extended term
of three (3) years, provided (a) Tenant is not in default at the time of
exercise of the option, and (b) Tenant gives written notice of its exercise of
the respective option at least one hundred eighty (180) days prior to the
expiration of the original term or the expiration of the then existing term.
Each extension term shall be upon the same terms, condition and rentals, except
(i) Tenant shall have no further right of renewal after the last extension term
prescribed above, and (ii) the monthly Minimum Guaranteed Rental will be at a
then Market Rate but not to exceed $19.50 psf in year 1, $20.50 psf in year 2
and $21.50 psf in year 3, and (iii) the additional rent for Tenant's Prorata
Share of the Controllable Operating Expenses will be prorata over the Base Year
expense. Notwithstanding the above provisions to the contrary: (A) in no event
will the adjusted monthly Base Rental for any option period be lower than the
monthly Base Rental for the immediately preceding period; and (B) in the event
Tenant has not agreed in writing to accept the monthly Base Rental before ninety
(90) days prior to the expiration of the then existing Lease Term, Landlord at
its option may terminate this Lease as of the expiration of the then existing
Lease Term. For purposes of this Lease, the term "Market Rate" shall mean the
rent actually received for properties of equivalent size, quality and utility
within a two (2) mile radius of the Property from tenants of similar size and
creditworthiness.

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                                                                    EXHIBIT 10.2

                                LEASE AGREEMENT

         THIS LEASE AGREEMENT (the "Lease") is dated this 6th day of August,
2002, between CROW FAMILY HOLDINGS INDUSTRIAL TEXAS LIMITED PARTNERSHIP
("Landlord") and the Tenant named below (ALL CAPITALIZED TERMS IDENTIFIED BELOW
SHALL HAVE THE MEANING GIVEN TO THEM HEREIN).

TENANT:                        Interphase Corporation

TENANT'S REPRESENTATIVE:       Steve Kovac

ADDRESS AND PHONE NO:          13800 Senlac
                               Dallas, Texas 75234-8823
                               214-654-5220

PREMISES:                      That portion of the Building, containing
                               approximately 24,270 rentable square feet, as
                               determined by Landlord, as shown on EXHIBIT A,
                               situated on a portion of that certain real
                               property legally described in EXHIBIT A-1
                               attached hereto (the "Property").

PROJECT:                       The Building and that portion of the Property
                               directly benefiting the Building known as Luna
                               Place.

BUILDING:                      2105 Luna Road #320, Carrollton, Texas 75006

TENANT'S PROPORTIONATE
SHARE OF PROJECT:              26.9%

TENANT'S PROPORTIONATE
SHARE OF BUILDING:             69.6%

LEASE TERM:                    Beginning on the Commencement Date and ending on
                               the last day of the thirty-ninth (39th) full
                               calendar month thereafter, AS SUCH TERM MAY BE
                               EXTENDED AND RENEWED IN ACCORDANCE WITH EXHIBIT
                               D.

COMMENCEMENT DATE:             October 1, 2002

<Table>
<Caption>
BASE RENT:                     MONTHS          ANNUAL RATE PER SQ. FT.         MONTHLY BASE RENT
                               ------          -----------------------         -----------------
<S>                                            <C>                             <C>
                               1-3                     $0.00                           $0.00
                               4-39                    $6.00                          $12,135
</Table>

INITIAL ESTIMATED MONTHLY      1. Utilities:           To be paid separately in
OPERATING EXPENSE PAYMENTS:                            accordance with Paragraph
(estimates only and subject                            7 herein.
to adjustment to actual        2. Common Area Charges  $ 1,181.14
costs and expenses according   3. Taxes:               $ 2,892.18
to the provisions of this      4. Insurance:           $    91.01
Lease)                         5. Others               $      N/A

INITIAL ESTIMATED MONTHLY
  OPERATING EXPENSE PAYMENTS:                          $ 4,164.33

INITIAL MONTHLY BASE RENT AND
  OPERATING EXPENSE PAYMENTS:                          $16,299.33

SECURITY DEPOSIT:              $16,299.33

BROKER:                        Bob Steinweg, RLS Enterprises, Inc.

ADDENDA:                       Rules and Regulations; Addendum; Exhibit A
                               (Premises); Exhibit A-1 (Legal Description of
                               Real Property); Exhibit B (UCC-1 Financing
                               Statement); Exhibit C (Tenant Finish Work);
                               Exhibit D (Hazardous Material); Exhibit E (Tenant
                               Equipment)

<PAGE>
                  1. GRANTING CLAUSE. In consideration of the obligation of
Tenant to pay rent as herein provided and in consideration of the other terms,
covenants, and conditions hereof, Landlord leases to Tenant, and Tenant leases
from Landlord, the Premises, to have and to hold for the Lease Term, subject to
the terms, covenants and conditions of this Lease.

                  2. ACCEPTANCE OF PREMISES. Except as may otherwise be
expressly provided in EXHIBIT C attached hereto, Tenant shall accept the
Premises on the Commencement Date in its "AS-IS" condition, subject to all
applicable laws, ordinances, regulations, covenants and restrictions, and
Landlord shall have no obligation to perform or pay for any repair or other work
therein. Landlord has made no representation or warranty as to the suitability
of the Premises for the conduct of Tenant's business, and Tenant waives any
implied warranty that the Premises are suitable for Tenant's intended purposes.
TENANT ACKNOWLEDGES THAT (1) IT HAS INSPECTED AND ACCEPTS THE PREMISES IN AN "AS
IS, WHERE IS" CONDITION (UNLESS OTHERWISE EXPRESSLY PROVIDED IN EXHIBIT C
ATTACHED HERETO, (2) THE BUILDINGS AND IMPROVEMENTS COMPRISING THE SAME ARE
SUITABLE FOR THE PURPOSE FOR WHICH THE PREMISES ARE LEASED AND LANDLORD HAS MADE
NO WARRANTY, REPRESENTATION, COVENANT, OR AGREEMENT WITH RESPECT TO THE
MERCHANTABILITY OR FITNESS FOR ANY PARTICULAR PURPOSE OF THE PREMISES, (3) THE
PREMISES ARE IN GOOD AND SATISFACTORY CONDITION, (4) NO REPRESENTATIONS AS TO
THE REPAIR OF THE PREMISES, NOR PROMISES TO ALTER, REMODEL OR IMPROVE THE
PREMISES HAVE BEEN MADE BY LANDLORD (UNLESS OTHERWISE EXPRESSLY PROVIDED IN
EXHIBIT C ATTACHED HERETO, AND (5) THERE ARE NO REPRESENTATIONS OR WARRANTIES,
EXPRESSED, IMPLIED OR STATUTORY, THAT EXTEND BEYOND THE DESCRIPTION OF THE
PREMISES. Except as provided in Paragraph 10, in no event shall Landlord have
any obligation for any defects in the Premises or any limitation on its use. The
taking of possession of the Premises shall be conclusive evidence that Tenant
accepts the Premises and that the Premises were in good condition at the time
possession was taken except for items that are Landlord's responsibility under
Paragraph 10 and any punchlist items agreed to in writing by Landlord and Tenant
IN ACCORDANCE WITH EXHIBIT C INCLUDING ANY LATENT DEFECTS.

                  3. USE. (a) Subject to Tenant's compliance with all zoning
ordinances and Legal Requirements (as hereinafter defined), the Premises shall
be used only for the purpose of MANUFACTURING, receiving, storing, shipping and
selling (but limited to wholesale sales) products, materials and merchandise
made and/or distributed by Tenant and for such other lawful purposes as may be
incidental thereto; however, no retail sales may be made from the Premises.
Tenant shall not conduct or give notice of any auction, liquidation, or going
out of business sale on the Premises. Tenant will use the Premises in a careful,
safe and proper manner and will not commit waste, overload the floor or
structure of the Premises or subject the Premises to use that would damage the
Premises. Tenant shall not permit any objectionable or unpleasant odors, smoke,
dust, gas, noise, or vibrations to emanate from the Premises, or take any other
action that would constitute a nuisance or would disturb, unreasonably interfere
with, or endanger Landlord or any tenants of the Project. Outside storage,
including without limitation, storage of trucks and other vehicles, is
prohibited without Landlord's prior written consent.

                  (b) Tenant, at its sole expense, shall use and occupy the
Premises in compliance with all laws, including, without limitation, the
Americans With Disabilities Act, orders, judgments, ordinances, regulations,
codes, directives, permits, licenses, covenants and restrictions now or
hereafter applicable to the Premises (collectively, "Legal Requirements"). The
Premises shall not be used as a place of public accommodation under the
Americans With Disabilities Act or similar state statutes or local ordinances or
any regulations promulgated thereunder, all as may be amended from time to time.
Tenant shall, at its expense, make any alterations or modifications, within or
without the Premises, that are required by Legal

                                       2
<PAGE>
Requirements related to Tenant's specific use or occupation of the Premises.
Tenant will not use or permit the Premises to be used for any purpose or in any
manner that would void Tenant's or Landlord's insurance, increase the insurance
risk, or cause the disallowance of any sprinkler credits. If any increase in the
cost of any insurance on the Premises or the Project is caused by Tenant's use
or occupation of the Premises, or because Tenant vacates the Premises, then
Tenant shall pay the amount of such increase to Landlord. Any entrance into or
occupation of the Premises by Tenant prior to the Commencement Date shall be
subject to all obligations of Tenant under this Lease.

                  (c) Tenant and its employees and invitees shall have the
non-exclusive right to use, in common with others, any areas designated by
Landlord from time to time as common areas for the use and enjoyment of all
tenants and occupants of the Project (THE "COMMON AREAS"), subject to THE Rules
and Regulations (as HEREAFTER DEFINED IN PARAGRAPH 31).

                  4. BASE RENT. Tenant shall pay Base Rent in the amount set
forth on the first page of this Lease. The first month's Base Rent, the Security
Deposit, and the first monthly installment of estimated Operating Expenses (as
hereafter defined) shall be due and payable on the date hereof, and Tenant
promises to pay to Landlord in advance, without demand, deduction or set-off,
monthly installments of Base Rent on or before the first day of each calendar
month succeeding the Commencement Date. Payments of Base Rent for any
fractional calendar month shall be prorated. All payments required to be made by
Tenant to Landlord hereunder shall be payable at such address as Landlord may
specify from time to time by written notice delivered in accordance herewith.
The obligation of Tenant to pay Base Rent and other sums to Landlord and the
obligations of Landlord under this Lease are independent obligations. Tenant
shall have no right at any time to abate, reduce, or set-off any rent due
hereunder except where expressly provided in this Lease. Tenant acknowledges
that late payment by Tenant to Landlord of any rent due hereunder will cause
Landlord to incur costs not contemplated by this Lease, the exact amount of
such costs being extremely difficult and impractical to determine. Therefore,
if Tenant is delinquent in any monthly installment of Base Rent, estimated
Operating Expenses or other sums due and payable hereunder for more than
TEN (10) days, Tenant shall pay to Landlord on demand a late charge equal to
five percent (5%) of such delinquent sum. The parties agree that such late
charge represents a fair and reasonable estimate of the costs that Landlord
will incur by reason of such late payment by Tenant. The provision for such late
charge shall be in addition to all of Landlord's other rights and remedies
hereunder or at law and shall not be construed as a penalty.

                  5. SECURITY DEPOSIT. The Security Deposit shall be held by
Landlord as security for the performance of Tenant's obligations under this
Lease. The Security Deposit is not an advance rental deposit or a measure of
Landlord's damages in case of Tenant's default. Upon each occurrence of an Event
of Default (hereinafter defined), Landlord may use all or part of the Security
Deposit to pay delinquent payments due under this Lease, and the cost of any
damage, injury, expense or liability caused by such Event of Default, without
prejudice to any other remedy provided herein or provided by law. Tenant shall
pay Landlord on demand the amount that Will restore the Security Deposit to its
original amount. Landlord's obligation respecting the Security Deposit is that
of a debtor, not a trustee; no interest shall accrue thereon. Subject to the
requirements of, and conditions imposed by, laws applicable to security deposits
under commercial leases, Landlord shall within the time required by applicable
law (BUT IN NO EVENT LATER THAN THIRTY (30) DAYS AFTER THE FINAL WALK-THROUGH
AND COMPLETION OF THE FINAL WALK-THROUGH PUNCH-LIST ITEMS OR AN EARLIER,
MUTUALLY AGREEABLE, TERMINATION OF THIS LEASE), return to Tenant the portion of
the Security Deposit remaining after deducting all damages, charges and other
amounts permitted by law. Landlord and Tenant agree that such deductions shall
include, without limitation, all damages and losses that Landlord has suffered
or that Landlord reasonably estimates that it will suffer as a result of any
breach of this Lease by Tenant. If Landlord transfers its interest in the
Premises Landlord may assign the Security Deposit to the transferee and, upon
such transfer and the delivery to Tenant of an acknowledgement of the
transferee's responsibility for the Security Deposit as provided by law,
Landlord thereafter shall have no further liability for the return of the
Security Deposit.

                                        3

<PAGE>
                  6. OPERATING EXPENSE PAYMENTS. (a) During each month of the
Lease Term, on the same date that Base Rent is due, Tenant shall pay Landlord an
amount equal to 1/12 of the annual cost, as estimated by Landlord from time to
time, of Tenant's Proportionate Share (as defined ON THE FIRST PAGE OF THIS
LEASE) of Operating Expenses for the Project. Payments thereof for any
fractional calendar month shall be prorated.

                  (b) The term "Operating Expenses" means all costs and expenses
incurred by Landlord with respect to the ownership, maintenance, and operation
of the Project including, but not limited to costs of: Common Area utilities;
maintenance, repair and replacement of all portions of the Project, including
without limitation, paving and parking areas, roads, roofs (except that Landlord
is responsible for replacement of the roof as provided in Paragraph 10, Tenant
being responsible only for Tenant's Proportionate Share of the cost of roof
repairs), roof membrane, alleys, and driveways; mowing, snow removal,
landscaping, and exterior painting; the cost of maintaining utility lines, fire
sprinklers and fire protection systems, exterior lighting and mechanical and
building systems serving the Building or Project; amounts paid to contractors
and subcontractors for work or services performed in connection with any of the
foregoing; charges or assessments of any association to which the Project is
subject; fees payable to tax consultants and attorneys for consultation and
contesting taxes; environmental insurance or environmental management fees; the
cost of any insurance deductibles for insurance required to be maintained by
Landlord hereunder; property management fees payable to a property manager (NOT
TO EXCEED 6% OF GROSS REVENUES), including any affiliate of Landlord, or if
there is no property manager, an administration fee of ten percent (10%) of
Operating Expenses payable to Landlord; security services, if any; trash
collection, sweeping and removal; and additions or alterations made by Landlord
to the Project or the Building in order to comply with Legal Requirements (other
than those expressly required herein to be made by Tenant) or that are
appropriate to the continued operation of the Project or the Building as a bulk
warehouse/industrial or service center facility in the market area, provided
that the cost of such additions or alterations that are required to be
capitalized for federal income tax purposes shall be amortized on a straight
line basis over a period equal to the lesser of the useful life thereof for
federal income tax purposes or ten (10) years and included in Operating Expenses
only to the extent of the amortized amount for the respective calendar year. In
addition, Operating Expenses shall include (i) Taxes (hereinafter defined) for
each calendar year during the Lease term, and (ii) the cost of insurance
maintained by Landlord for the Project for each calendar year during the Lease
Term.

                (c) Notwithstanding ANYTHING TO THE CONTRARY CONTAINED IN the
foregoing PARAGRAPH, Operating Expenses do not include (i) costs, expenses,
depreciation or amortization for capital repairs and capital replacements
required to be made by Landlord under Paragraph 10 of this Lease; (ii) debt
service under ANY LOAN OR mortgages or ground rent under ground leases; (iii)
costs of restoration to the extent of net insurance proceeds received by
Landlord with respect thereto; (iv) leasing commissions or the costs of
renovating space for tenants; (v) any costs or legal fees incurred in connection
with any particular tenant; (vi) CAPITAL EXPENDITURES OTHER THAN THOSE ADDITIONS
OR ALTERATIONS SPECIFICALLY DESCRIBED IN PARAGRAPH 6(b) ABOVE; (vii) ANY COSTS
OR FEES IN CONNECTION WITH ANY WORK IDENTIFIED IN EXHIBIT C AND/OR IN CONNECTION
WITH RESPECT TO THE HVAC WARRANTY ON EXHIBIT D; (viii) TAXES ON INCOME AND
FRANCHISE TAXES; (ix) LANDLORD'S OVERHEAD COSTS, INCLUDING SALARIES, EQUIPMENT,
SUPPLIES, ACCOUNTING AND LEGAL FEES, RENT AND OTHER OCCUPANCY COSTS, OR ANY
OTHER COSTS ASSOCIATED WITH THE OPERATION AND INTERNAL ORGANIZATION AND FUNCTION
OF LANDLORD AS A BUSINESS ENTITY; (x) WAGES AND SALARIES (INCLUDING EMPLOYEE
BENEFITS) OF THE BUILDING MANAGER, WHICH SHALL BE INCLUDED IN THE BUILDING
MANAGEMENT FEE, OF EXECUTIVE OR OTHER PERSONNEL ABOVE THE GRADE OF BUILDING
MANAGER, OR OF EMPLOYEES WHO DO NOT DEVOTE THE MAJORITY OF THEIR TIME TO THE
BUILDING; (xi) FEES OR OTHER COSTS FOR PROFESSIONAL SERVICES PROVIDED BY
LAWYERS, SPACE PLANNERS, ARCHITECTS, ENGINEERS, AND OTHER SIMILAR PROFESSIONAL
CONSULTANTS, REAL ESTATE COMMISSIONS AND MARKETING AND ADVERTISING EXPENSES;
(xii) COSTS OF DEFENDING OR PROSECUTING LITIGATION WITH ANY PARTY, INCLUDING
TENANTS, MORTGAGES, OR OTHERS, UNLESS A FAVORABLE JUDGMENT WOULD REDUCE OR AVOID
AN INCREASE IN OPERATING EXPENSES, OR UNLESS THE LITIGATION IS TO ENFORCE
COMPLIANCE WITH THE BUILDING RULES OR OTHER STANDARDS OR REQUIREMENTS FOR THE
GENERAL BENEFIT OF THE TENANTS IN THE BUILDING; (xiii) COSTS INCURRED AS THE
RESULT OF LANDLORD'S VIOLATION OF ANY LEASE, CONTRACT, LAW OR ORDINANCE,
INCLUDING FINES AND PENALTIES; (xiv) LATE CHARGES, INTEREST OR PENALTIES OF ANY
KIND FOR LATE OR OTHER IMPROPER PAYMENT OF ANY PUBLIC OR

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PRIVATE OBLIGATION, INCLUDING AD VALOREM TAXES; (xv) COSTS OF REMOVING HAZARDOUS
WASTES OR ASBESTOS OR OF CORRECTING ANY OTHER CONDITIONS IN ORDER TO COMPLY WITH
ANY ENVIRONMENTAL LAW OR ORDINANCE, UNLESS CAUSED BY TENANT'S OCCUPANCY; (xvi)
COSTS FOR WHICH LANDLORD IS ENTITLED TO REIMBURSEMENT FROM ANY SOURCE, INCLUDING
COSTS COVERED BY PROCEEDS OF INSURANCE, CONDEMNATION AWARDS, OR COURT JUDGMENTS,
AMOUNTS SPECIFICALLY BILLED TO OR PAYABLE BY INDIVIDUAL TENANTS, COSTS COVERED
BY ANY MANUFACTURER'S, CONTRACTOR'S, OR OTHER WARRANTY, OR ANY OTHER COST FOR
WHICH LANDLORD IS ENTITLED TO REIMBURSEMENT; (xvii) COSTS, INCLUDING AD VALOREM
TAXES AND INSURANCE PREMIUMS FOR IMPROVEMENTS, OTHER MATERIALS, WORK, OR
SERVICES FURNISHED FOR ANY TENANT OTHER THAN TENANT TO A MATERIALLY GREATER
EXTENT OR IN A MATERIALLY MORE FAVORABLE MANNER THAN FURNISHED TO TENANTS
GENERALLY, OR THAT ARE FURNISHED ON AN EXCLUSIVE BASIS TO ANY ONE TENANT OR
GROUP OF TENANTS; (xviii) COSTS RELATED TO ANY BUILDING OR LAND NOT INCLUDED IN
THE PROJECTS INCLUDING ANY ALLOCATION OF COSTS INCURRED ON A SHARED BASIS, SUCH
AS CENTRALIZED ACCOUNTING COSTS, UNLESS THE ALLOCATION IS MADE ON A REASONABLE
AND CONSISTENT BASIS THAT FAIRLY REFLECTS THE SHARE OF SUCH COSTS ACTUALLY
ATTRIBUTABLE TO THE BUILDING, AND UNLESS SUCH SHARING OF COSTS ACTUALLY REDUCES
OPERATING EXPENSES; AND (xix) THE PART OF ANY COST OR OTHER SUM PAID TO ANY
AFFILIATE OF LANDLORD OR TO ANY OTHER PARTY THAT MAY EXCEED THE FAIR MARKET
PRICE OR COSTS GENERALLY PAYABLE FOR COMPARABLE GOODS OR SERVICES IN THE AREA OF
THE PROJECT. The cost of any repairs or replacements which are classified as
capital improvements under generally accepted accounting principles shall be
amortized with interest over the lesser of the useful life of the improvement or
ten (10) years and included in Operating Expenses only to the extent of the
amortized amount for the respective calendar year.

                  (d) If Tenant's total payments of Operating Expenses for any
year are less than Tenant's Proportionate Share of actual Operating Expenses for
such year, then Tenant shall pay the difference to Landlord within thirty (30)
days after demand, and if more, then Landlord shall retain such excess and
credit it against Tenant's next payments, OR, IF NO SUCH PAYMENTS ARE DUE (AS A
RESULT OF THE EXPIRATION OR TERMINATION OF THIS LEASE), THEN LANDLORD SHALL
REIMBURSE THE FULL AMOUNT OF THE OVERPAYMENT TO TENANT WITHIN 180 DAYS AFTER THE
END OF THE CALENDAR YEAR IN WHICH PAYMENT WAS DUE OR THE LEASE EXPIRED OR WAS
TERMINATED. For purposes of calculating Tenant's Proportionate Share of
Operating Expenses, a year shall mean a calendar year except the first year,
which shall begin on the Commencement Date, and the last year, which shall end
on the expiration of this Lease.

                  (e) With respect to Operating Expenses which Landlord
allocates to the entire Project, Tenant's "Proportionate Share" shall be the
percentage set forth on the first page of this Lease as Tenant's Proportionate
Share of the Project as reasonably adjusted by Landlord in the future for
changes in the physical size of the Premises or the Project (PROVIDED, HOWEVER,
ANY SUCH ADJUSTMENT SHALL NOT HAVE THE EFFECT OF INCREASING THE ACTUAL AMOUNT OF
OPERATING EXPENSES PAID BY TENANT; PROVIDED, FARTHER, HOWEVER, THAT SUCH
LIMITATION SHALL HAVE NO EFFECT ON LANDLORD'S RIGHT TO INCREASE CONTROLLABLE
OPERATING EXPENSES IN ACCORDANCE WITH SECTION 6(f) BELOW); and, with respect to
Operating Expenses which Landlord allocates only to the Building, Tenant's
"Proportionate Share" shall be the percentage set forth on the first page of
this Lease as Tenant's Proportionate Share of the Building as reasonably
adjusted by Landlord in the future for changes in the physical size of the
Premises or the Building (PROVIDED, HOWEVER, ANY SUCH ADJUSTMENT SHALL NOT HAVE
THE EFFECT OF INCREASING THE ACTUAL AMOUNT OF OPERATING EXPENSES PAID BY TENANT;
PROVIDED, FURTHER, HOWEVER, THAT SUCH LIMITATION SHALL HAVE NO EFFECT ON
LANDLORD'S RIGHT TO INCREASE CONTROLLABLE OPERATING EXPENSES IN ACCORDANCE WITH
SECTION 6(f) BELOW). Landlord may equitably increase Tenant's Proportionate
Share for any item of expense or cost reimbursable by Tenant that relates to a
repair, replacement, or service that benefits only the Premises or only a
portion of the Project or Building that includes the Premises or that varies
with occupancy or use. The estimated Operating Expenses for the Premises set
forth on the first page of this Lease are only estimates, and Landlord makes no
guaranty or warranty that such estimates will be accurate.

                  (f) OPERATING EXPENSE CAP. For purposes of calculating
additional rent under Section 6(b), the maximum increase in the amount of
Controllable Operating Expenses (defined below) that may be included in
calculating such additional rent for each calendar year after 2003 shall be
limited to eight percent (8%) per calendar year on a cumulative, compounded
basis; for example, the maximum amount of Controllable Operating Expenses that
may be included in calculation of such additional rent for each

                                        5

<PAGE>

calendar year after 2003 shall equal the product of the 2002 Controllable
Operating Expenses and the following percentages for the following calendar
years: 108% for 2004; 116.64% for 2005; 125.97% for 2006; etc. "CONTROLLABLE
OPERATING EXPENSES" shall mean all Operating Expenses, which are within the
reasonable control of Landlord; thus, excluding Taxes, insurance, utilities, and
other costs beyond the reasonable control of Landlord. The limit on the
increases in Controllable Operating Expense shall continue during any renewal or
extended Term, using the 2003 as the base year to calculate the applicable
limit.

                  (g) AUDIT. Tenant or its representative shall have the right
to examine such records upon reasonable prior notice specifying such records
Tenant desires to examine, during normal business hours at the place or places
where such records are normally kept by sending such notice no later than
forty-five (45) days following the furnishing of the Statement. Tenant may take
exception to matters included in Taxes or Operating Expenses, or Landlord's
computation of Tenant's Prorata share of either, by sending notice specifying
such exception and the reasons therefore to Landlord no later than thirty (30)
days after Landlord makes such records available for examination. Such statement
shall be considered final, except as to matters to which exception is taken
after examination of Landlord's records in the foregoing manner and within the
foregoing times. Tenant acknowledges that Landlord's ability to budget and incur
expenses depends on the finality of such Statement, and accordingly agrees that
time is of the essence of this Paragraph. If Tenant takes exception to any
matter contained in the Statement as provided herein, Tenant shall refer the
matter to an independent certified public accountant approved by Landlord, whose
certification as to the proper amount shall be final and conclusive as between
Landlord and Tenant. Tenant shall promptly pay the cost of such certification
unless such certification determines that Tenant was overbilled by more than 2%
in which case Landlord shall pay for the certification up to a limit of $3,000.
Pending resolution of any such exceptions in the foregoing manner, Tenant shall
continue paying Tenant's Prorata Share of Taxes and Operating Expenses in the
amounts determined by Landlord, subject to adjustment after any such exceptions
are so resolved. IF A DISCREPANCY IS FOUND PER PARAGRAPH 6(g), OPERATING
EXPENSES SHALL BE ADJUSTED REFLECTING EITHER THE UNDER- OR OVER-PAYMENT OF
OPERATING EXPENSES. LANDLORD'S AND TENANT'S RIGHTS AND OBLIGATIONS UNDER THIS
SECTION SHALL SURVIVE THE END OF THE LEASE TERMS OR ANY EARLIER TERMINATION OF
THE LEASE PER TERMS AND CONDITIONS STATED IN THIS PARAGRAPH 6(g).

                  7. UTILITIES. Tenant shall pay for all water, gas,
electricity, heat, light, power, telephone, sewer, sprinkler services, refuse
and trash collection, and other utilities and services used on the Premises, all
maintenance charges for utilities, and any storm sewer charges or other similar
charges for utilities imposed by any governmental entity or utility provider,
together with any taxes, penalties, surcharges or the like pertaining to
Tenant's use of the Premises, PROVIDED, HOWEVER TENANT SHALL NOT BE RESPONSIBLE
FOR ANY PENALTIES ON SURCHARGES UNLESS DIRECTLY ATTRIBUTABLE TO TENANT'S FAILURE
TO MAKE TIMELY PAYMENTS TO THE UTILITY PROVIDER. Landlord may cause at Tenant's
expense any utilities to be separately metered or charged directly to Tenant by
the provider. Tenant shall pay its share of all charges for jointly metered
utilities based upon consumption, as reasonably determined by Landlord. Tenant
agrees to limit use of water and sewer for normal restroom use. No interruption
or failure of utilities shall result in the termination of this Lease or the
abatement of rent, UNLESS SUCH INTERRUPTION OR FAILURE IS WITHIN LANDLORD'S
CONTROL AND CONTINUES FOR A PERIOD OF THREE (3) CONSECUTIVE BUSINESS DAYS AFTER
NOTICE TO LANDLORD FROM TENANT. IN SUCH EVENT, THE TENANT'S SOLE REMEDY SHALL BE
TO ABATE RENT IN THE PROPORTION TO WHICH THE PREMISES ARE RENDERED UNUSABLE BY
THE INTERRUPTION OR FAILURE OF UTILITIES.

                  8. TAXES. Landlord shall pay all taxes, assessments and
governmental charges (collectively referred to as "Taxes") that either (a)
accrue against the Project during the Lease Term if such Taxes are payable in
advance, or (b) are assessed against the Project during the Lease Term if such
Taxes are payable in arrears. Taxes shall be included as part of the Operating
Expenses charged to Tenant pursuant to Paragraph 6 hereof during each year of
the Lease Term, based upon Landlord's reasonable estimate of the amount of
Taxes, and shall be subject to reconciliation and adjustment pursuant to
Paragraph 6 once the actual amount of Taxes is known. Landlord may contest by
appropriate legal proceedings the amount, validity, or application of any Taxes
or liens thereof and any costs incurred in such contest may be included as part
of Taxes. SUCH COSTS WILL NOT EXCEED $1,000 IN THE EVENT THE PROTEST IS NOT
SUCCESSFUL. All

                                       6

<PAGE>
capital levies or other taxes assessed or imposed on Landlord upon the rents
payable to Landlord under this Lease and any franchise tax, any excise,
transaction, sales or privilege tax, assessment, levy or charge measured by or
based, in whole or in part, upon such rents from the Premises and/or the Project
or any portion thereof shall be paid by Tenant to Landlord monthly in estimated
installments or upon demand, at the option of Landlord, as additional rent;
provided, however, in no event shall Tenant be liable for any net income taxes
imposed on Landlord unless such net income taxes are in substitution for any
Taxes payable hereunder. If any such tax or excise is levied or assessed
directly against Tenant, then Tenant shall be responsible for and shall pay the
same at such times and in such manner as the taxing authority shall require.
Tenant shall be liable for all taxes levied or assessed against any personal
property or fixtures placed in the Premises, whether levied or assessed against
Landlord or Tenant, and if any such taxes are levied or assessed against
Landlord or Landlord's property and (a) Landlord pays them or (b) the assessed
value of Landlord's property is increased thereby and Landlord pays the
increased taxes, then Tenant shall pay to Landlord such taxes within ten (10)
days after Landlord's request therefor. For property tax purposes, Tenant waives
all rights to protest or appeal the appraised value of the Premises, as well as
the Project, and all rights to receive notices of reappraisement as set forth in
Sections 41.413 and 42.015 of the Texas Tax Code.

                  9. INSURANCE. (a) Landlord shall maintain all risk property
insurance covering the full replacement cost of the Building (excluding
foundations), less a commercially reasonable deductible if Landlord so chooses.
Landlord may, but is not obligated to, maintain such other insurance and
additional coverages as it may deem necessary, including, but not limited to,
commercial liability insurance, flood insurance, and rent loss insurance. All
such insurance shall be included as part of the Operating Expenses charged to
Tenant pursuant to Paragraph 6 hereof. The Project or Building may be included
in a blanket policy (in which case the cost of such insurance allocable to the
Project or Building will be determined by Landlord based upon the insurer's cost
calculations). Tenant shall also reimburse Landlord for any increased premiums
or additional insurance THAT Landlord reasonably deems necessary as a result of
Tenant's use of the Premises.

                  (b) Effective as of the earlier of: (1) the date Tenant enters
or occupies the Premises; or (2) the Commencement Date, and continuing during
the Lease Term, Tenant, at its expense, shall obtain and maintain in full force
the following insurance coverage: (i) all risk property insurance covering the
full replacement cost of all property and improvements installed or placed in
the Premises by Tenant or for Tenant's benefit; (ii) worker's compensation
insurance with no less than the minimum limits required by law; (iii) employer's
liability insurance with such limits as required by law; and (iv) commercial
liability insurance, with a minimum limit of $1,000,000 per occurrence and a
minimum umbrella limit of $2,000,000, for a total minimum combined general
liability and umbrella limit of $3,000,000 for property damage, personal
injuries, or deaths of persons occurring in or about the Premises. Landlord may
from time to time require reasonable increases in any such limits. The
commercial liability policies shall name Landlord and Landlord's agents as
additional insureds, insure on an occurrence and not a claims-made basis, be
issued by insurance companies which are reasonably acceptable to Landlord, not
be cancelable unless thirty (30) days prior written notice shall have been given
to Landlord, contain a hostile fire endorsement or amended pollution
endorsement, and a contractual liability endorsement and provide primary
coverage to Landlord (any policy issued to Landlord providing duplicate or
similar coverage shall be deemed excess over Tenant's policies). Such
certificates, or at Landlord's option, copies of the policies evidencing
coverage shall be delivered to Landlord by Tenant at least ten (10) days prior
to the Commencement Date and at least fifteen (15) days prior to each renewal of
said insurance. If Tenant fails to comply with the foregoing insurance
requirements or to deliver to Landlord copies of such policies and certificates
evidencing the coverage required herein, Landlord, in addition to any remedy
available pursuant to this Lease or otherwise, may UPON WRITTEN NOTICE TO
TENANT, but shall not be obligated to, obtain such insurance and Tenant shall
pay to Landlord on demand the premium costs thereof, plus an administrative fee
of TEN percent (10%) of the cost.

                                        7

<PAGE>

                  (c) The all risk property insurance obtained by Landlord and
Tenant shall include a waiver of subrogation by the insurers and all rights
based upon an assignment from its insured, against Landlord or Tenant, their
officers, directors, employees, managers, agents, invitees and contractors, in
connection with any loss or damage thereby insured against. The failure of a
party to insure its property shall not void this waiver. Notwithstanding
anything to the contrary contained herein, Tenant hereby waives any claims
against Landlord, and its officers, directors, employees, managers, agents,
invitees and contractors for any loss or damage insured against or required to
be insured against hereunder (whether by self-insurance or otherwise),
regardless of whether the negligence or fault of Landlord caused such loss.
Landlord hereby waives any claims against Tenant, and its officers, directors,
employees, managers, agents, invitees and contractors for any loss or damage
insured against or required to be insured against hereunder to the extent
insurance proceeds are received therefor, regardless of whether the negligence
or fault of Tenant caused such loss; however, Landlord's waiver shall not apply
to any deductible amounts maintained by Landlord under its insurance.

                  10. LANDLORD'S REPAIRS. This Lease is intended to be a net
lease; accordingly, Landlord's maintenance and repair obligations are limited to
the replacement of the Building's roof and maintenance of the foundation piers
and structural members of the exterior walls, reasonable wear and tear and
uninsured losses and damages caused by Tenant, its agents, employees and
contractors excluded. The term "walls" as used in this Paragraph 10 shall not
include windows, glass or plate glass, doors or overhead doors, special store
fronts, dock bumpers, dock plates or levelers, or office entries, all of which
shall be maintained by Tenant. Tenant shall promptly give Landlord written
notice of any repair required by Landlord pursuant to this Paragraph 10, after
which Landlord shall have a reasonable opportunity to repair such item. Landlord
shall also maintain in good repair and condition the parking areas and other
common areas of the Building, including, but not limited to driveways, alleys,
landscape and grounds surrounding the Premises, the cost of such maintenance,
repair and replacement to be paid in accordance with Paragraph 6 hereof.

                  TENANT SHALL HAVE ACCESS TO THE PREMISES TWENTY-FOUR (24)
HOURS PER DAY, SEVEN (7) DAYS PER WEEK.

                  PER SECTION 6, LANDLORD SHALL BE RESPONSIBLE FOR (i) MOWING
AND IRRIGATION OF LANDSCAPING, AND SWEEPING AND REMOVAL OF LITTER AND DEBRIS
FROM THE EXTERIOR COMMON AREAS, AND (ii) ELECTRICAL LIGHTING FOR EXTERIOR AREAS
OF THE PROPERTY FOR BUILDINGS OF SIMILAR SIZE AND IN SIMILAR LOCATIONS, AND
(iii) REPLACEMENT OF BUILDING STANDARD LIGHT BULBS AND TUBES IN EXTERIOR AREAS
OF THE PROPERTY.

                  11. TENANT'S REPAIRS. (a) Subject to Landlord's obligation in
Paragraph 10, Tenant, at its sole expense, shall repair, replace and maintain in
good condition all portions of the Premises and all areas, improvements and
systems exclusively serving the Premises including, without limitation, dock,
dock equipment and loading areas, dock doors, plumbing, water, and sewer lines
up to points of common connection, entries, doors, ceilings, windows, interior
walls, and the interior side of demising walls, and heating, ventilation and air
conditioning systems, and other building and mechanical systems serving the
Premises. Such repair and replacements include capital expenditures and repairs
whose benefit may extend beyond the Term. Maintenance and repair of the heating,
ventilation and air conditioning systems and other mechanical and building
systems serving the Premises, and any repairs to the roof, shall be at Tenant's
expense pursuant to maintenance service contracts entered into by Tenant or, at
Landlord's written election, by Landlord (but at Tenant's expense). The scope of
services and contractors under such maintenance contracts shall be subject to
Landlord's prior written approval.

                  (b) In the event that any repair or maintenance obligation
required to be performed by Tenant hereunder may affect the structural integrity
of the Building (e.g., roof, foundation, structural members of the exterior
walls), prior to commencing any such repair, Tenant shall provide Landlord with
written notice of the necessary repair or maintenance and a brief summary of the
structural component or components of the Building that may be affected by such
repair or maintenance. Within ten (10) business days after Landlord's receipt of
Tenant's written notice, Landlord shall have the right, but not the obligation,

                                        8

<PAGE>
to elect to cause such repair or maintenance to be performed by Landlord, or a
contractor selected and engaged by Landlord, but at Tenant's sole cost and
expense. The foregoing sentence is not intended to obligate Tenant to pay for
repairs or maintenance to those structural items which are Landlord's
responsibility pursuant to Paragraph 10 above, but shall only require Tenant to
pay for the repair and maintenance to such structural components to the extent
such repair or maintenance is necessitated due to the performance of Tenant's
repair and maintenance obligations pursuant to this Paragraph 11.

                  (c) Within the fifteen (15) day period prior to the expiration
or termination of this Lease, Tenant shall deliver to Landlord a certificate
from an engineer reasonably acceptable to Landlord certifying that the hot water
equipment and the HVAC system are then in good repair and working order. If
Tenant fails to perform any repair or replacement for which it is responsible,
Landlord may perform such work and be reimbursed by Tenant within ten (10) days
after demand therefor Subject to Paragraphs 9 and 15, Tenant shall bear the full
cost of any repair or replacement to any part of the Building or Project that
results from damage caused by Tenant, its agents, contractors, or invitees and
any repair that benefits only the Premises.

                 12. TENANT-MADE ALTERATIONS AND TRADE FIXTURES. (a) Any
alterations additions, or improvements made by or on behalf of Tenant to the
Premises ("Tenant-Made Alterations") shall be subject to Landlord's prior
written consent Tenant shall cause, at its expense, all Tenant-Made Alterations
to comply with insurance requirements and with Legal Requirements and shall
construct at its expense any alteration or modification required by Legal
Requirements as a result of any Tenant-Made Alterations.

                  (b) All Tenant-Made Alterations shall be constructed in a good
and workmanlike manner by contractors reasonably acceptable to Landlord and only
good grades of materials shall be used. All plans and specifications for any
Tenant-Made Alterations shall be submitted to Landlord for its approval.
Landlord may monitor construction of the Tenant-Made Alterations. Tenant shall
reimburse Landlord for its OUT-OF-POCKET costs in reviewing plans and
specifications and in monitoring construction not to exceed THREE percent (3%)
of the total cost of such Tenant-Made Alterations. Landlord's right to review
plans and specifications and to monitor construction shall be solely for its own
benefit, and Landlord shall have no duty to see that such plans and
specifications or construction comply with applicable laws, codes, rules and
regulations.

                  (c) Tenant shall provide Landlord with the identities and
mailing addresses of all persons performing work or supplying materials, prior
to beginning such construction, and Landlord may post on and about the Premises
notices of non-responsibility pursuant to applicable law. Tenant shall furnish
security or make other arrangements satisfactory to Landlord to assure payment
for the completion of all work free and clear of liens and shall provide
certificates of insurance for worker's compensation and other coverage in
amounts and from an insurance company satisfactory to Landlord protecting
Landlord against liability for personal injury or property damage during
construction. Upon completion of any Tenant-Made Alterations, Tenant shall
deliver to Landlord sworn statements setting forth the names of all contractors
and subcontractors who did work on the Tenant-Made Alterations and final lien
waivers from all such contractors and subcontractors.

                  (d) Upon surrender of the Premises, all Tenant-Made
Alterations and any leasehold improvements constructed by Landlord or Tenant
shall remain on the Premises as Landlord's property, except to the extent
Landlord's requires removal at Tenant's expense of any such items or Landlord
and Tenant have otherwise agreed in writing in connection with Landlord's
consent to any Tenant-Made Alterations. Prior to the expiration or termination
of this Lease, Tenant, at its sole expense, shall repair any and all damage
caused by such removal, ORDINARY WEAR AND TEAR EXCEPTED.

                  (e) Tenant, at its own cost and expense and without Landlord's
prior approval, may erect such shelves, bins, machinery and trade fixtures
(collectively "Trade Fixtures") in the ordinary course of its business provided
that such items do not alter the basic character of the Premises, do not
overload or

                                        9

<PAGE>

damage the Premises, and may be removed without injury to the Premises, and the
construction, erection, and installation thereof complies with all Legal
Requirements and with Landlord's requirements set forth above. Prior to the
expiration or termination of this Lease, Tenant, at its sole expense, shall
remove its Trade Fixtures and shall repair any and all damage caused by such
removal.

                  (f) NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS
LEASE, TENANT SHALL HAVE THE RIGHT TO INSTALL IN THE PREMISES, AT NO COST TO
LANDLORD, THE EQUIPMENT (THE "EQUIPMENT') IDENTIFIED ON EXHIBIT F ATTACHED
HERETO. UPON SURRENDER OR VACATION OF THE PREMISES, TENANT SHALL REMOVE ALL
EQUIPMENT FROM THE PREMISES.

                  13. SIGNS. All signs, decorations, advertising media, blinds,
draperies and other window treatment or bars or other security installations
visible from outside the Premises shall be subject to Landlord's prior written
approval and shall conform in all respects to Landlord's requirements, WHICH
APPROVAL SHALL NOT BE UNREASONABLE WITHHELD OR DELAYED. Tenant shall not make
any changes to the exterior of the Premises, install any exterior lights,
decorations, balloons, flags, pennants, banners, or painting, or erect or
install any signs, windows or door lettering, placards, decorations, or
advertising media of any type which can be viewed from the exterior of the
Premises, without Landlord's prior written consent. Landlord shall not be
required to notify Tenant of whether it consents to any sign until it (a) has
received detailed, to-scale drawings thereof specifying design, material
composition, color scheme, and method of installation, and (b) has had a
reasonable opportunity to review them. Upon surrender or vacation of the
Premises, Tenant shall have removed all signs and repair, paint, and/or replace
the building facia surface to which its signs are attached ORDINARY WEAR AND
TEAR EXCEPTED. Tenant shall obtain all applicable governmental permits and
approvals for sign and exterior treatments. NOTWITHSTANDING THE FOREGOING,
LANDLORD AGREES TO PERMIT TENANT, AT TENANT'S EXPENSE AND SUBJECT TO ALL
APPLICABLE LAWS, CODES, RULES AND REGULATIONS, TO ERECT EXTERIOR SIGNAGE IN FORM
AND SUBSTANCE REASONABLY ACCEPTABLE TO LANDLORD. TENANT SHALL SUBMIT ITS SIGNAGE
CRITERIA AND PLANS TO LANDLORD FOR LANDLORD'S APPROVAL, WHICH APPROVAL SHALL NOT
BE UNREASONABLY WITHHELD OR DELAYED.

                  14. PARKING. Tenant shall be entitled to park in common with
other tenants of the Project in those areas designated for nonreserved parking.
Landlord may allocate parking spaces among Tenant and other tenants in the
Project at Landlord's sole discretion. Landlord shall not be responsible for
enforcing Tenant's parking rights against any third parties. TENANT ACKNOWLEDGES
THAT THERE IS NO RESERVED PARKING, PROVIDED, HOWEVER, IN NO EVENT SHALL FEWER
THAN FIFTY (50) PARKING SPACES BE MADE AVAILABLE FOR TENANT'S USE.

                  15. RESTORATION. (a) If at any time during the Lease Term the
Premises are damaged by a fire or other casualty, Landlord shall notify Tenant
within FIFTY (50) days after such damage as to the amount of time Landlord
reasonably estimates it will take to restore the Premises. If the restoration
time is estimated to exceed OR EXCEEDS 210 days from the date OF THE CASUALTY,
either Landlord or Tenant may elect to terminate this Lease upon notice to the
other party given no later than thirty (30) days after Landlord's notice OR
AFTER EXPIRATION OF THE 210 DAY TIME PERIOD. If neither party elects to
terminate this Lease or if Landlord estimates that restoration will take 180
days or less, then, subject to receipt of sufficient insurance proceeds,
Landlord shall promptly restore the Premises excluding the improvements
installed by Tenant or by Landlord and paid by Tenant, subject to delays arising
from the collection of insurance proceeds or from Force Majeure events. Tenant
at Tenant's expense shall promptly perform, subject to delays arising from the
collection of insurance proceeds, or from Force Majeure events, all repairs or
restoration not required to be done by Landlord and shall promptly re-enter the
Premises and commence doing business in accordance with this Lease.
NOTWITHSTANDING THE FOREGOING, EITHER PARTY MAY TERMINATE THIS LEASE UPON THIRTY
(30) DAYS WRITTEN NOTICE TO THE OTHER IF THE PREMISES ARE DAMAGED DURING THE
LAST YEAR OF THE LEASE TERM AND LANDLORD REASONABLY ESTIMATES THAT IT WILL TAKE
MORE THAN THIRTY (30) DAYS TO REPAIR SUCH DAMAGE.

                  (b) If the Premises are destroyed or substantially damaged by
any peril not covered by the insurance maintained by Landlord or any Landlord's
mortgagee requires that insurance proceeds be

                                       10

<PAGE>

applied to the indebtedness secured by its mortgage (defined hereinafter),
Landlord may terminate this Lease by delivering written notice of termination to
Tenant within thirty (30) days after such destruction or damage or such
requirement is made known by any such Landlord's mortgagee, as applicable,
whereupon all rights and obligations hereunder shall cease and terminate, except
for any liabilities of LANDLORD AND Tenant which accrued prior to Lease
termination.

                  (c) If such damage or destruction is caused by the act(s) or
omission(s) of Tenant, its employees, agents or contractors, Tenant shall pay to
Landlord with respect to any damage to the Premises and/or Project the amount of
the commercially reasonable deductible under Landlord's insurance policy within
ten (10) days after presentment of Landlord's invoice. Base Rent and Operating
Expenses shall be abated for the period of repair and restoration in the
proportion which the area of the Premises, if any, which is not usable by Tenant
bears to the total area of the Premises. Such abatement shall be the sole remedy
of Tenant, and except as provided herein, Tenant waives any right to terminate
the Lease by reason of damage or casualty loss.

                  16. CONDEMNATION. If any part of the Premises or the Project
should be taken for any public or quasi-public use under governmental law,
ordinance, or regulation, or by right of eminent domain, or by private purchase
in lieu thereof (a "Taking" or "Taken"), and (a) the Taking would prevent or
materially interfere with Tenant's use of the Premises, (b) in Landlord's
judgment would materially interfere with or impair its ownership or operation of
the Project or (c) as a result of such Taking, Landlord's mortgagee accelerates
the payment of any indebtedness securing all or a portion of the Project, then
upon written notice by Landlord this Lease shall terminate and Base Rent shall
be apportioned as of said date. If part of the Premises shall be Taken, and this
Lease is not terminated as provided above, the Base Rent payable hereunder
during the unexpired Lease Term shall be reduced to such extent as may be fair
and reasonable under the circumstances, and Landlord shall restore the Premises
to its condition prior to the Taking; provided, however, Landlord's obligation
to so restore the Premises shall be limited to the award Landlord receives in
respect of such Taking that is not required to be applied to the indebtedness
secured by a mortgage. In the event of any such Taking, Landlord shall be
entitled to receive the entire price or award from any such Taking without any
payment to Tenant, and Tenant hereby assigns to Landlord Tenant's interest, if
any, in such award. Tenant shall have the right, to the extent that same shall
not diminish Landlord's award, to make a separate claim against the condemning
authority (but not Landlord) for such compensation as may be separately awarded
or recoverable by Tenant for moving expenses and damage to Tenant's Trade
Fixtures, if a separate award for such items is made to Tenant

                  17. ASSIGNMENT AND SUBLETTING. (a) Without Landlord's prior
written consent (NOT TO BE UNREASONABLY WITHHELD OR DELAYED), Tenant shall not
assign this Lease or sublease the Premises or any part thereof or mortgage,
pledge, or hypothecate its leasehold interest or grant any concession or license
within the Premises (each being a "Transfer") and any attempt to do any of the
foregoing shall be void and of no effect. For purposes of this Paragraph 17, a
transfer of the ownership interests controlling Tenant shall be deemed a
Transfer of this Lease unless such ownership interests are publicly traded.
Notwithstanding the above, Tenant may assign or sublet the Premises, or any part
thereof, to any entity controlling Tenant, controlled by Tenant or under common
control with Tenant (a "Tenant Affiliate"), without the prior written consent of
Landlord; provided, however, Tenant shall provide at least ten (10) days written
notice prior to assigning this Lease to, or entering into any sublease with, any
Tenant Affiliate. Tenant shall reimburse Landlord for all of Landlord's
reasonable out-of-pocket expenses in connection with any Transfer, other than to
a Tenant Affiliate. Upon Landlord's receipt of Tenant's written notice of a
desire to assign or sublet the Premises, or any part thereof (other than to a
Tenant Affiliate), Landlord may, by giving written notice to Tenant within
thirty (30) days after receipt of Tenant's notice, terminate this Lease with
respect to the space described in Tenant's notice, as of the date specified in
Tenant's notice for the commencement of the proposed assignment or sublease.

                  (b) Notwithstanding any Transfer, Tenant and any guarantor or
surety of Tenant's obligations under this Lease shall at all times remain fully
responsible and liable for the payment of the rent and for compliance with all
of Tenant's other obligations under this Lease (regardless of whether Landlord's

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approval has been obtained for any such Transfer). In the event that the rent
due and payable by a sublessee or assignee (or a combination of the rental
payable under such sublease or assignment plus any bonus or other consideration
therefor or incident thereto) exceeds the rental payable under this Lease, then
Tenant shall be bound and obligated to pay Landlord as additional rent hereunder
FIFTY PERCENT (50%) OF such excess rental and other excess consideration
within ten (10) days following receipt thereof by Tenant.

                  (c) If this Lease is assigned or if the Premises is subleased
(whether in whole or in part) or in the event of the mortgage, pledge, or
hypothecation of Tenant's leasehold interest or grant of any concession or
license within the Premises or if the Premises be occupied in whole or in part
by anyone other than Tenant, then upon a default by Tenant hereunder Landlord
may collect rent from the assignee, sublessee, mortgagee, pledgee, party to whom
the leasehold interest was hypothecated, concessionee or licensee or other
occupant and, except to the extent set forth in the preceding subparagraph,
apply the amount collected to the next rent payable hereunder; and all such
rentals collected by Tenant shall be held in trust for Landlord and immediately
forwarded to Landlord. No such transaction or collection of rent or application
thereof by Landlord, however, shall be deemed a waiver of these provisions or a
release of Tenant from the further performance by Tenant of its covenants,
duties, or obligations hereunder. Any approved assignment or sublease shall be
expressly subject to the terms and conditions of this Lease. Landlord's consent
to any Transfer shall not waive Landlord's rights as to any subsequent
Transfers.

                  18. INDEMNIFICATION. (a) Tenant agrees to indemnify, defend
(with counsel reasonably acceptable to Landlord) and hold harmless Landlord, and
Landlord's agents, employees and contractors, from and against any and all
claims, demands, losses, liabilities, causes of action, suits, judgments,
damages, costs and expenses (including attorneys' fees) arising from any
occurrence on the Premises, the use and occupancy of the Premises, or from any
activity, work, or thing done, permitted or suffered by Tenant in or about the
Premises or due to any other act or omission of Tenant, its subtenants,
assignees, invitees, employees, contractors and agents, or from Tenant's failure
to perform its obligations under this Lease (other than any loss arising from
the sole or gross negligence of Landlord or its agents), EVEN THOUGH CAUSED OR
ALLEGED TO BE CAUSED BY THE JOINT, COMPARATIVE, OR CONCURRENT NEGLIGENCE OR
FAULT OF LANDLORD OR ITS AGENTS, AND EVEN THOUGH ANY SUCH CLAIM, CAUSE OF
ACTION, OR SUIT IS BASED UPON OR ALLEGED TO BE BASED UPON THE STRICT LIABILITY
OF LANDLORD OR ITS AGENTS. THIS INDEMNITY PROVISION IS INTENDED TO INDEMNIFY
LANDLORD AND ITS AGENTS AGAINST THE CONSEQUENCES OF THEIR OWN NEGLIGENCE OR
FAULT AS PROVIDED ABOVE WHEN LANDLORD OR ITS AGENTS ARE JOINTLY, COMPARATIVELY,
OR CONCURRENTLY NEGLIGENT WITH TENANT. This indemnity provision shall survive
termination or expiration of this Lease. The furnishing of insurance required
hereunder shall not be deemed to limit Tenant's obligations under this Paragraph
18.

                  (b) LANDLORD AGREES TO INDEMNIFY, DEFEND AND HOLD HARMLESS
TENANT, AND TENANT'S AGENTS, EMPLOYEES AND CONTRACTORS, FROM AND AGAINST ANY AND
ALL CLAIMS, DEMANDS, LOSSES, LIABILITIES, CAUSES OF ACTION, SUITS, JUDGMENT,
DAMAGES, COST AND EXPENSES (INCLUDING REASONABLE ATTORNEYS' FEES) RESULTING FROM
CLAIMS BY THIRD PARTIES FOR INJURIES TO ANY PERSON AND DAMAGE TO OR LOSS OF
PROPERTY OCCURRING IN OR ABOUT THE PROJECT AND ARISING SOLELY FROM THE
NEGLIGENCE OR INTENTIONAL MISCONDUCT OF LANDLORD, ITS EMPLOYEES, CONTRACTORS, OR
AGENTS.

                  19. INSPECTION AND ACCESS. Landlord and its agents,
representatives, and contractors may, UPON PRIOR NOTICE TO TENANT EXCEPT IN THE
EVENT OF EMERGENCY, enter the Premises at any reasonable time to inspect the
Premises and to make such repairs as may be required or permitted pursuant to
this Lease. Landlord and Landlord's representatives may, UPON NOTICE TO TENANT,
enter the Premises during business hours for the purpose of showing the Premises
to prospective purchasers or, during the last year of the Lease Term, to
prospective tenants. Landlord may erect a suitable sign on the Premises stating
the Premises are available to let or that the Project is available for sale.
Landlord may grant easements, make public dedications, designate Common Areas
and create restrictions on or about the Premises, provided that no such
easement, dedication, designation or restriction materially interferes with

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<PAGE>
Tenant's use or occupancy of the Premises. At Landlord's request, Tenant shall
execute such instruments as may be necessary for such easements, dedications or
restrictions.

                  20. QUIET ENJOYMENT. If Tenant shall perform all of the
covenants and agreements herein required to be performed by Tenant, Tenant
shall, subject to the terms of this Lease, at all times during the Lease Term,
have peaceful and quiet enjoyment of the Premises against any person claiming
by, Landlord REPRESENTS AND WARRANTS TO TENANT THAT IT HAS GOOD AND INDEFEASIBLE
FEE SIMPLE TITLE TO THE PROPERTY AND THE FULL RIGHT, POWER, AND AUTHORITY TO
ENTER INTO AND PERFORM THIS LEASE. LANDLORD COVENANTS THAT IF AND SO LONG AS
TENANT IS ENTITLED TO POSSESSION OF THE PREMISES, TENANT SHALL PEACEABLY AND
QUIETLY HAVE, HOLD AND ENJOY THE PREMISES FOR THE LEASE TERM WITHOUT HINDRANCE,
CLAIM OR INTERFERENCE BY LANDLORD OR ANY OTHER PERSON, SUBJECT TO THE PROVISIONS
OF THIS LEASE, AND LANDLORD SHALL TAKE ALL NECESSARY STEPS TO SECURE AND
MAINTAIN SUCH QUIET AND PEACEFUL ENJOYMENT BY TENANT

                  21. SURRENDER. No act by Landlord shall be an acceptance of a
surrender of the Premises, and no agreement to accept a surrender of the
Premises shall be valid unless it is in writing and signed by Landlord. Upon
termination of the Lease Term or earlier termination of Tenant's right of
possession, Tenant shall surrender the Premises to Landlord in the same
condition as received, ordinary wear and tear and casualty loss and condemnation
covered by Paragraphs 15 and 16 excepted. Any Trade Fixtures, Tenant-Made
Alterations, EQUIPMENT and property not so removed by Tenant as permitted or
required herein shall be deemed abandoned and may be stored, removed, and
disposed of by Landlord at Tenant's expense, and Tenant waives all claims
against Landlord for any damages resulting from Landlord's retention and
disposition of such property. All obligations of Tenant hereunder not fully
performed as of the termination of the Lease Term shall survive the termination
of the Lease Term, including without limitation, indemnity obligations, payment
obligations with respect to Operating Expenses and all obligations concerning
the condition and repair of the Premises.

                  22. HOLDING OVER. If Tenant fails to vacate the Premises after
the termination of the Lease Term, Tenant shall be a tenant at will or at
sufferance, and Tenant shall pay, in addition to any other rent or other sums
then due Landlord, a daily Base Rental equal to 150% of the Base Rent in effect
on the expiration or termination date, even if Landlord consents to such
holdover (which consent shall be effective only if in writing). Tenant shall
also be liable for all Operating Expenses incurred during such holdover period.
In addition, Tenant shall be liable for all damages (including attorneys' fees
and expenses) of whatever type (EXCLUDING consequential damages) incurred by
Landlord as a result of such holding over. No holding over by Tenant, whether
with or without consent of Landlord, shall operate to extend this Lease except
as otherwise expressly provided, and this Paragraph 22 shall not be construed as
consent for Tenant to retain possession of the Premises.

                  23. EVENTS OF DEFAULT. Each of the following events shall be
an event of default ("Event of Default") by Tenant under this Lease:

                  (i) Tenant shall fail to pay any installment of Base Rent or
any other payment required herein when due, and such failure shall continue for
a period of TEN (10) days from the date OF LANDLORD'S WRITTEN NOTICE OF SUCH
FAILURE TO PAY, PROVIDED, HOWEVER, THAT LANDLORD SHALL NOT BE OBLIGATED TO
DELIVER WRITTEN NOTICE MORE THAN ONCE IN ANY LEASE YEAR, IN WHICH CASE THE TEN
(10) DAY PERIOD SHALL RUN FROM THE DATE WHEN SUCH PAYMENT WAS DUE.

                  (ii) Tenant or any guarantor or surety of Tenant's obligations
hereunder shall (A) make a general assignment for the benefit of creditors; (B)
commence any case, proceeding or other action seeking to have an order for
relief entered on its behalf as a debtor or to adjudicate it a bankrupt or
insolvent, or seeking reorganization, arrangement, adjustment, liquidation,
dissolution or composition of it or its debts or seeking appointment of a
receiver, trustee, custodian or other similar official for it or for all or of
any substantial part of its property (collectively a "proceeding for relief");
(C) become the subject of any proceeding for relief which is not dismissed
within sixty (60) days of its filing or entry;

                                       13

<PAGE>
or (D) die or suffer a legal disability (if Tenant, guarantor, or surety is an
individual) or be dissolved or otherwise fail to maintain its legal existence
(if Tenant, guarantor or surety is a corporation, partnership or other entity).

                  (iii) Any insurance required to be maintained by Tenant
pursuant to this Lease shall be cancelled or terminated or shall expire or shall
be reduced or materially changed, except, in each case, as permitted in this
Lease.

                  (iv) Tenant shall fail to occupy or shall vacate the Premises
or shall fail to continuously operate its business at the Premises for the
permitted use set forth herein, whether or not Tenant is in monetary or other
default under this Lease.

                  (v) Tenant shall ASSIGN, SUBLEASE OR OTHERWISE transfer
Tenant's interest in or with respect to this Lease except as otherwise permitted
in this Lease.

                  (vi) Tenant shall fail to discharge or bond over any lien
placed upon the Premises in violation of this Lease within thirty (30) days
after WRITTEN NOTICE FROM LANDLORD.

                  (vii) Tenant shall fail to execute any instrument of
subordination or attornment or any estoppel certificate within the time periods
set forth in Paragraphs 27 and 29 respectively following Landlord's request for
the same.

                  (viii) Tenant shall breach any of the requirements of
Paragraph 30 and such failure shall continue for a period of THIRTY (30) days or
more after notice from Landlord to Tenant, PROVIDED, HOWEVER, SUCH 30 DAY TIME
PERIOD MAY BE EXTENDED FOR AN ADDITIONAL PERIOD NOT TO EXCEED SIXTY (60) DAYS IF
TENANT IS DILIGENTLY AND CONTINUOUSLY WORKING TO REMEDIATE ANY SUCH BREACH.

                  (ix) Tenant shall fail to comply with any provision of this
Lease other than those specifically referred to in this Paragraph 23, and except
as otherwise expressly provided herein, such default shall continue for more
than thirty (30) days after Landlord shall have given Tenant written notice of
such default.

                  24. LANDLORD'S REMEDIES. (a) Upon each occurrence of an Event
of Default and so long as such Event of Default shall be continuing, Landlord
may at any time thereafter at its election (UPON WRITTEN NOTICE TO TENANT):
terminate this Lease or Tenant's right of possession, (but Tenant shall remain
liable as hereinafter provided) and/or pursue any other remedies at law or in
equity. Upon the termination of this Lease or termination of Tenant's right of
possession, it shall be lawful for Landlord, without formal demand or notice of
any kind, to re-enter the Premises by summary dispossession proceedings or any
other action or proceeding authorized by law and to remove Tenant and all
persons and property therefrom. If Landlord re-enters the Premises, Landlord
shall have the right to keep in place and use, or remove and store, all of the
furniture, fixtures and equipment at the Premises.

                  (b) If Landlord terminates this Lease, Landlord may recover
from Tenant the sum of: all Base Rent and all other amounts accrued hereunder to
the date of such termination; the cost of reletting the whole or any part of the
Premises, including without limitation brokerage fees and/or leasing commissions
incurred by Landlord, and costs of removing and storing Tenant's or any other
occupant's property, repairing, altering DUE TO EXISTING TENANT SPECIFIC
CONFIGURATIONS, or otherwise putting the Premises into condition acceptable to a
new tenant or tenants, and all reasonable expenses incurred by Landlord in
pursuing its remedies, including reasonable attorneys' fees and court costs; and
an amount in cash equal to (A) the then present value of the Base Rent and other
amounts payable by Tenant under this Lease as would otherwise have been required
to be paid by Tenant to Landlord during the period following the termination

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<PAGE>

of this Lease measured from the date of such termination to the expiration date
stated in this Lease minus (B) the then present fair rental value of the
Premises for such period. Such present values shall be calculated at a discount
rate equal to the 90-day U.S. Treasury bill rate at the date of such
termination.

                  (c) If Landlord terminates Tenant's right of possession (but
not this Lease), then without releasing Tenant from any liability hereunder and
without demand or notice of any kind to Tenant Landlord shall use reasonable
efforts to relet the Premises on such terms as Landlord in its sole discretion
may determine (including a term different from the Lease Term, rental
concessions, and alterations to, and improvement of, the Premises); however,
Landlord shall not be obligated to relet the Premises before leasing other
portions of the Building and Landlord shall not be obligated to accept any
prospective tenant proposed by Tenant unless such proposed tenant meets all of
Landlord's leasing criteria. Landlord shall not be liable for, nor shall
Tenant's obligations hereunder be diminished because of, Landlord's failure to
relet the Premises or to collect rent due for such reletting. Tenant shall not
be entitled to the excess of any consideration obtained by reletting over the
Base Rent due hereunder. For the purpose of such reletting Landlord is
authorized to make any repairs, changes, alterations, or additions in or to the
Premises as Landlord deems reasonably necessary or desirable. If the Premises
are not relet, then Tenant shall pay to Landlord as damages a sum equal to the
amount of the rental reserved in this Lease for such period or periods, plus the
cost of recovering possession of the Premises (including attorneys' fees and
costs of suit), the unpaid Base Rent and other amounts accrued hereunder at the
time of repossession, and the costs incurred in any attempt by Landlord to relet
the Premises. If the Premises are relet and a sufficient sum shall not be
realized from such reletting [after first deducting therefrom, for retention by
Landlord, the unpaid Base Rent and other amounts accrued hereunder at the time
of reletting, the cost of recovering possession (including attorneys' fees and
costs of suit), all of the costs and expense of repairs, changes, alterations,
and additions, the expense of such reletting (including without limitation
brokerage fees and leasing commissions) and the cost of collection of the rent
accruing therefrom] to satisfy the rent provided for in this Lease to be paid,
then Tenant shall immediately satisfy and pay any such deficiency. Any such
payments due Landlord shall be made upon demand therefor from time to time and
Tenant agrees that Landlord may file suit to recover any sums falling due from
time to time. Notwithstanding any such reletting without termination, Landlord
may at any time thereafter elect in writing to terminate this Lease for such
previous breach.

                  (d) Exercise by Landlord of any one or more remedies hereunder
granted or otherwise available shall not be deemed to be an acceptance of
surrender of the Premises and/or a termination of this Lease by Landlord,
whether by agreement or by operation of law. Any law, usage, or custom to the
contrary notwithstanding, Landlord shall have the right at all times to enforce
the provisions of this Lease in strict accordance with the terms hereof; and the
failure of Landlord at any time to enforce its rights under this Lease strictly
in accordance with same shall not be construed as having created a custom in any
way or manner contrary to the specific terms, provisions, and covenants of this
Lease or as having modified the same. Tenant and Landlord further agree that
forbearance or waiver by Landlord to enforce its rights pursuant to this Lease
or at law or in equity, shall not be a waiver of Landlord's right to enforce one
or more of its rights in connection with any subsequent default. A receipt by
Landlord of rent or other payment with knowledge of the breach of any covenant
hereof shall not be deemed a waiver of such breach, and no waiver by Landlord of
any provision of this Lease shall be deemed to have been made unless expressed
in writing and signed by Landlord. To the greatest extent permitted by law,
Tenant waives the service of notice of Landlord's intention to re-enter as
provided for in any statute, or to institute legal proceedings to that end, and
also waives all right of redemption in case Tenant shall be dispossessed by a
judgment or by warrant of any court or judge. The terms "enter," "re-enter,"
"entry" or "re-entry," as used in this Lease, are not restricted to their
technical legal meanings. Any reletting of the Premises shall be on such terms
and conditions as Landlord in its sole discretion may determine (including
without limitation a term different than the remaining Lease Term, rental
concessions, alterations and repair of the Premises, lease of less than the
entire Premises to any tenant and leasing any or all other portions of the
Project before reletting the Premises). Landlord shall not be liable, nor shall
Tenant's obligations hereunder be diminished because of, Landlord's failure to
relet the Premises or collect rent due in respect of such reletting.

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<PAGE>

                  25. TENANT'S REMEDIES/LIMITATION OF LIABILITY. Landlord shall
not be in default hereunder unless Landlord fails to perform any of its
obligations hereunder within thirty (30) days after written notice from Tenant
specifying such failure (unless such performance will, due to the nature of the
obligation, require a period of time in excess of thirty (30) days, then after
such period of time as is reasonably necessary). All obligations of Landlord
hereunder shall be construed as covenants, not conditions; and Tenant may not
terminate this Lease for breach of Landlord's obligations hereunder. All
obligations of Landlord under this Lease will be binding upon Landlord only
during the period of its ownership of the Premises and not thereafter. The term
"Landlord" in this Lease shall mean only the owner, for the time being of the
Premises, and in the event of the transfer by such owner of its interest in the
Premises, such owner shall thereupon be released and discharged from all
obligations of Landlord thereafter accruing, but such obligations shall be
binding during the Lease Term upon each new owner for the duration of such
owner's ownership. Any liability of Landlord under this Lease or arising out of
the relationship between Landlord and Tenant shall be limited solely to
Landlord's interest in the Building, and in no event shall any personal
liability be asserted against Landlord in connection with this Lease nor shall
any recourse be had to any other property or assets of Landlord. Additionally,
Tenant hereby waives it statutory lien under Section 91.004 of the Texas
Property Code.

                  26. WAIVER OF JURY TRIAL. TENANT AND LANDLORD WAIVE ANY RIGHT
TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER
SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING
OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR
DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO.

                  27. SUBORDINATION. (a) This Lease and Tenant's interest and
rights hereunder are and shall be subject and subordinate at all times to the
lien of any first mortgage, now existing or hereafter created on or against the
Project or the Premises, and all amendments, restatements, renewals,
modifications, consolidations, refinancing, assignments and extensions thereof,
without the necessity of any further instrument or act on the part of Tenant.
Tenant agrees, at the election of the holder of any such mortgage, to attorn to
any such holder. The provisions of this Paragraph 27 shall be self-operative and
no further instrument shall be required to effect such subordination or
attornment; however, Tenant agrees to execute, acknowledge and deliver such
instruments, confirming such subordination and such instruments of attornment as
shall be requested by any such holder within ten (10) days of such request.
Tenant's obligation to furnish each such instrument requested hereunder in the
time period provided is a material inducement for Landlord's execution of this
Lease and any failure of Tenant to timely deliver each instrument shall be
deemed an Event of Default. IN CONNECTION WITH TENANT'S EXECUTION OF ANY
SUBORDINATION AGREEMENT, LANDLORD AGREES TO USE REASONABLE EFFORTS TO SECURE A
NON-DISTURBANCE AGREEMENT IN FAVOR OF TENANT AT TENANT'S SOLE COST & EXPENSE.

                  (b) Notwithstanding the foregoing, any such holder may at any
time subordinate its mortgage to this Lease, without Tenant's consent, by notice
in writing to Tenant, and thereupon this Lease shall be deemed prior to such
mortgage without regard to their respective dates of execution, delivery or
recording and in that event such holder shall have the same rights with respect
to this Lease as though this Lease had been executed prior to the execution,
delivery and recording of such mortgage and had been assigned to such holder.
The term "mortgage" whenever used in this Lease shall be deemed to include deeds
of trust, security assignments and any other encumbrances, and any reference to
the "holder" of a mortgage shall be deemed to include the beneficiary under a
deed of trust

                  (c) Tenant shall not seek to enforce any remedy it may have
for any default on the part of Landlord without first giving written notice by
certified mail, return receipt requested, specifying the default in reasonable
detail to any mortgage holder whose address has been given to Tenant, and

                                       16

<PAGE>

affording such mortgage holder a reasonable opportunity to perform Landlord's
obligations hereunder. Notwithstanding any such attornment or subordination of a
mortgage to this Lease, the holder of any mortgage shall not be liable for any
acts of any previous landlord, shall not be obligated to install any tenant
improvements, and shall not be bound by any amendment to which it did not
consent in writing nor any payment of rent made more than one month in advance.

                  28. MECHANIC'S LIENS. Tenant has no express or implied
authority to create or place any lien or encumbrance of any kind upon, or in any
manner to bind the interest of Landlord or Tenant in, the Premises or to charge
the rentals payable hereunder for any claim in favor of any person dealing with
Tenant, including those who may furnish materials or perform labor for any
construction or repairs. Tenant covenants and agrees that it will pay or cause
to be paid all sums legally due and payable by it on account of any labor
performed or materials furnished in connection with any work performed on the
Premises and that it will save and hold Landlord harmless from all loss, cost or
expense based on or arising out of asserted claims or liens against the
leasehold estate or against the interest of Landlord in the Premises or under
this Lease. Tenant shall give Landlord immediate written notice of the placing
of any lien or encumbrance against the Premises and cause such lien or
encumbrance to be discharged within thirty (30) days AFTER RECEIPT OF WRITTEN
NOTICE FROM LANDLORD; provided, however, Tenant may contest such liens or
encumbrances as long as such contest prevents foreclosure of the lien or
encumbrance and Tenant causes such lien or encumbrance to be bonded or insured
over in a manner satisfactory to Landlord within such thirty (30) day period.

                  29. ESTOPPEL CERTIFICATES. Tenant agrees, from time to time,
within ten (10) days after request of Landlord, to execute and deliver to
Landlord, or Landlord's designee, any estoppel certificate requested by
Landlord, stating that this Lease is in full force and effect, the date to which
rent has been paid, that Landlord is not in default hereunder (or specifying in
detail the nature of Landlord's default), the termination date of this Lease and
such other matters pertaining to this Lease as may be requested by Landlord.
Tenant's obligation to furnish each estoppel certificate in a timely fashion is
a material inducement for Landlord's execution of this Lease and any failure of
Tenant to timely deliver each estoppel certificate shall be deemed an Event of
Default. No cure or grace period provided in this Lease shall apply to Tenant's
obligation to timely deliver an estoppel certificate.

                  30. ENVIRONMENTAL REQUIREMENTS. (a) Except for Hazardous
Material IDENTIFIED ON EXHIBIT F AND contained in products used by Tenant in de
minimis quantities for ordinary cleaning and office purposes, Tenant shall not
permit or cause any party to bring any Hazardous Material upon the Premises or
transport, store, use, generate, manufacture, dispose, or release any Hazardous
Material on or from the Premises without Landlord's prior written consent.
Tenant, at its sole cost and expense, shall operate its business in the Premises
in strict compliance with all Environmental Requirements and all requirements of
this Lease. Tenant shall complete and certify to disclosure statements as
requested by Landlord from time to time relating to Tenant's transportation,
storage, use, generation, manufacture, or release of Hazardous Materials on the
Premises, and Tenant shall promptly deliver to Landlord a copy of any notice of
violation relating to the Premises or Project of any Environmental Requirement.

                  (b) The term "Environmental Requirements" means all applicable
present and future statutes, regulations, ordinances, rules, codes, judgments,
permits, authorizations, orders, policies or other similar requirements of any
governmental authority, agency or court regulating or relating to health,
safety, or environmental conditions on, under, or about the Premises or the
environment, including without limitation, the following: the Comprehensive
Environmental Response, Compensation and Liability Act; the Resource
Conservation and Recovery Act; the Clean Air Act; the Clean Water Act; the Toxic
Substances Control Act and all state and local counterparts thereto, and any
common or civil law obligations including, without limitation, nuisance or
trespass, and any other requirements of Paragraphs 3 and 31 of this Lease. The
term "Hazardous Materials" means and includes any substance, material, waste,
pollutant,

                                       17
<PAGE>

or contaminant that is or AT ANY TIME IN THE FUTURE BECOMES regulated under any
Environmental Requirement or that may adversely affect human health or the
environment, including, without limitation, any solid or hazardous waste,
hazardous substance, asbestos, petroleum (including crude oil or any fraction
thereof, natural gas, synthetic gas, polychlorinated biphenyls (PCBs), and
radioactive material). For purposes of Environmental Requirements, to the extent
authorized by law, Tenant is and shall be deemed to be the responsible party,
including without limitation, the "owner" and "operator" of Tenant's "facility"
and the "owner" of all Hazardous Materials brought on the Premises by Tenant,
its agents, employees, contractors or invitees, and the wastes, by-products, or
residues generated, resulting, or produced therefrom.

                  (c) Tenant, at its sole cost and expense, shall remove all
Hazardous Materials stored, disposed of or otherwise released by Tenant, its
assignees, subtenants, agents, employees, contractors or invitees onto or from
the Premises, in a manner and to a level satisfactory to Landlord in its
REASONABLE discretion, but in no event to a level and in a manner less than that
which complies with all Environmental Requirements and does not limit any future
uses of the Premises or require the recording of any deed restriction or notice
regarding the Premises. Tenant shall perform such work at any time during the
period of the Lease upon written request by Landlord or, in the absence of a
specific request by Landlord, before Tenant's right to possession of the
Premises terminates or expires. If Tenant fails to perform such work within the
time period specified by Landlord or before Tenant's right to possession
terminates or expires (whichever is earlier), Landlord may at its discretion,
and without waiving any other remedy available under this Lease or at law or
equity (including without limitation an action to compel Tenant to perform such
work), perform such work at Tenant's cost. Tenant shall pay all costs incurred
by Landlord in performing such work within ten (10) days after Landlord's
request therefor. Such work performed by Landlord is on behalf of Tenant and
Tenant remains the owner, generator, operator, transporter, and/or arranger of
the Hazardous Materials for purposes of Environmental Requirements. Tenant
agrees not to enter into any agreement with any person, including without
limitation any governmental authority, regarding the removal of Hazardous
Materials that have been disposed of or otherwise released onto or from the
Premises without the written approval of the Landlord.

                  (d) Tenant shall indemnify, defend, and hold Landlord harmless
from and against any and all losses (including, without limitation, diminution
in value of the Premises or the Project and loss of rental income from the
Project), claims, demands, actions, suits, damages (including, without
limitation, punitive damages), expenses (including, without limitation,
remediation, removal, repair, corrective action, or cleanup expenses), and costs
(including, without limitation, actual attorneys' fees, consultant fees or
expert fees and including, without limitation, removal or management of any
asbestos brought into the Premises or disturbed in breach of the requirements of
this Paragraph 30, regardless of whether such removal or management is required
by law) which are brought or recoverable against, or suffered or incurred by
Landlord as a result of any release of Hazardous Materials or any breach of the
requirements under this Paragraph 30 by Tenant, its agents, employees,
contractors, subtenants, assignees or invitees, regardless of whether Tenant had
knowledge of such noncompliance. The obligations of Tenant under this Paragraph
30 shall survive any termination of this Lease.

                  (e) Landlord shall have access to, and a right to perform
inspections and tests of, the Premises to determine Tenant's compliance with
Environmental Requirements, its obligations under this Paragraph 30, or the
environmental condition of the Premises. Access shall be granted to Landlord
upon Landlord's prior notice to Tenant and at such times so as to minimize, so
far as may be reasonable under the circumstances, any disturbance to Tenant's
operations. Such inspections and tests shall be conducted at Landlord's expense,
unless such inspections or tests reveal that Tenant has not complied with any
Environmental Requirement, in which case Tenant shall reimburse Landlord for the
reasonable cost of such inspection and tests. Landlord's receipt of or
satisfaction with any environmental assessment in no way waives any rights that
Landlord holds against Tenant. Tenant shall promptly notify Landlord of any
communication or report that Tenant makes to any governmental authority
regarding any possible violation of Environmental Requirements or release or
threat of release of any Hazardous Materials onto or from the Premises. Tenant
shall, within five (5) days of receipt thereof, provide Landlord with a copy of
any documents or correspondence received from any governmental agency or other
party relating to a possible

                                       18
<PAGE>

violation of Environmental Requirements or claim or liability associated with
the release or threat of release of any Hazardous Materials onto or from the
Premises.

                  (f) In addition to all other rights and remedies available to
Landlord under this Lease or otherwise, Landlord may, in the event of a breach
of the requirements of this Paragraph 30 that is not cured within thirty (30)
days following notice of such breach by Landlord (UNLESS TENANT IS DILIGENTLY
AND CONTINUOUSLY WORKING TO REMEDIATE SUCH BREACH IN WHICH EVENT, THE 30-DAY
LIME PERIOD SET FORTH HEREIN SHALL BE EXTENDED FOR AN ADDITIONAL PERIOD NOT TO
EXCEED SIXTY (60) DAYS), require Tenant to provide financial assurance (such as
insurance, escrow of funds or third party guarantee) in an amount and form
satisfactory to Landlord. The requirements of this Paragraph 30 are in addition
to and not in lieu of any other provision in the Lease.

                  31. RULES AND REGULATIONS. Tenant shall, at all times during
the Lease Term and any extension thereof, comply with all reasonable rules and
regulations at any time or from time to time established by Landlord covering
use of the Premises and the Project (THE "RULES AND REGULATIONS"). The current
Rules and Regulations are attached hereto. LANDLORD SHALL AT ALL TIMES HAVE THE
RIGHT TO CHANGE THE RULES AND REGULATIONS OR TO AMEND THEM IN ANY REASONABLE
MANNER AS MAY BE DEEMED ADVISABLE BY LANDLORD FOR THE SAFETY, EFFICIENCY, CARE
AND CLEANLINESS OF THE BUILDING AND FOR PRESERVATION OF GOOD ORDER THEREIN,
PROVIDED SUCH CHANGES ARE (i) SENT BY LANDLORD TO TENANT IN WRITING, (ii)
REASONABLE AND IN CONFORMITY WITH THE COMMON PRACTICE AND USAGE IN SIMILAR
BUILDINGS IN THE DFW METROPLEX (iii) NOT INCONSISTENT WITH THE PROVISIONS OF
THIS LEASE, AND (iv) APPLIED UNIFORMLY TO ALL TENANTS AND OCCUPANTS OF THE
BUILDING. In the event of any conflict between said Rules and Regulations and
other provisions of this Lease, the other terms and provisions of this Lease
shall control. Landlord shall not have any liability or obligation for the
breach of any OF THE RULES AND REGULATIONS by other tenants in the Project.

                  32. SECURITY SERVICE. Tenant acknowledges and agrees that,
while Landlord may (but shall not be obligated to) patrol the Project, Landlord
is not providing any security services with respect to the Premises and that
Landlord shall not be liable to Tenant for, and Tenant waives any claim against
Landlord with respect to, any loss by theft or any other damage suffered or
incurred by Tenant in connection with any unauthorized entry into the Premises
or any other breach of security with respect to the Premises, UNLESS CAUSED BY
THE GROSS NEGLIGENCE OR WILLFUL MISCONDUCT OF LANDLORD, OR ANY OF ITS AGENTS,
EMPLOYEES, CONTRACTORS, ASSIGNEES OR INVITEES.

                  33. FORCE MAJEURE. Landlord shall not be held responsible for
delays in the performance of its obligations hereunder when caused by strikes,
lockouts, labor disputes, acts of God, inability to obtain labor or materials or
reasonable substitutes therefor, governmental restrictions, governmental
regulations, governmental controls, delay in issuance of permits, enemy or
hostile governmental action, civil commotion, fire or other casualty, and other
causes beyond the reasonable control of Landlord ("Force Majeure").

                  34. ENTIRE AGREEMENT. This Lease constitutes the complete and
entire agreement of Landlord and Tenant with respect to the subject matter
hereof. No representations, inducements, promises or agreements, oral or
written, have been made by Landlord or Tenant, or anyone acting on behalf of
Landlord or Tenant, which are not contained herein, and any prior agreements,
promises, negotiations, or representations are superseded by this Lease. This
Lease may not be amended except by an instrument in writing signed by both
parties hereto.

                  35. SEVERABILITY. If any clause or provision of this Lease is
illegal, invalid or unenforceable under present or future laws, then and in that
event, it is the intention of the parties hereto that the remainder of this
Lease shall not be affected thereby. It is also the intention of the parties to
this Lease that in lieu of each clause or provision of this Lease that is
illegal, invalid or unenforceable, there be added, as a part of this Lease, a
clause or provision as similar in terms to such illegal, invalid or
unenforceable clause or provision as may be possible and be legal, valid and
enforceable.

                                       19
<PAGE>

                  36. BROKERS. Tenant represents and warrants that it has dealt
with no broker, agent or other person in connection with this transaction and
that no broker, agent or other person brought about this transaction, other than
the broker, if any, set forth on the first page of this Lease, and Tenant agrees
to indemnify' and hold Landlord harmless from and against any claims by any
other broker, agent or other person claiming a commission or other form of
compensation by virtue of having dealt with Tenant with regard to this leasing
transaction. LANDLORD REPRESENTS AND WARRANTS THAT IT HAS DEALT WITH NO BROKER,
AGENT OR OTHER PERSON IN CONNECTION WITH THIS TRANSACTION EXCEPT TRAMMELL CROW
COMPANY AND RLS ENTERPRISES, INC. AND THAT NO BROKER, AGENT OR OTHER PERSON
BROUGHT ABOUT THIS TRANSACTION, OTHER THAN THE BROKER, IF ANY, SET FORTH ON THE
FIRST PAGE OF THIS LEASE, AND LANDLORD AGREES TO INDEMNIFY AND HOLD TENANT
HARMLESS FROM AND AGAINST ANY CLAIMS BY ANY OTHER BROKER, AGENT OR OTHER PERSON
CLAIMING A COMMISSION OR OTHER FORM OF COMPENSATION BY VIRTUE OF HAVING DEALT
WITH LANDLORD WITH REGARD TO THIS LEASING TRANSACTION.

                  37. MISCELLANEOUS. (a) Any payments or charges due from Tenant
to Landlord hereunder shall be considered rent for all purposes of this Lease.

                  (b) If and when included within the term "Tenant," as used in
this instrument, there is more than one person, firm or corporation, each shall
be jointly and severally liable for the obligations of Tenant.

                  (c) All notices required or permitted to be given under this
Lease shall be in writing and shall be sent by FACSIMILE TRANSMISSION registered
or certified mail, return receipt requested, or by a reputable national
overnight courier service, postage prepaid, or by hand delivery and, if to
Tenant, addressed to Tenant at the address for Tenant noted on the first page of
this Lease, and if to Landlord, addressed to Landlord at c/o Crow Holdings
Industrial Trust, 2100 McKinney Avenue, Suite 700, Dallas, Texas 75201,
Attention: James C. Hendricks, with a copy to Lewis and Roca LLP, 40 North
Central Avenue, Suite 1800, Phoenix, Arizona 85004-4429, Attention: Andy
Carper/Tracy Durchslag. Either party may by notice given aforesaid change its
address for all subsequent notices. Except where otherwise expressly provided to
the contrary, notice shall be deemed given upon delivery.

                  (d) Except as otherwise expressly provided in this Lease or as
otherwise required by law, Landlord retains the absolute right to withhold any
consent or approval.

                  (e) IF NO LONGER A PUBLICLY TRADED COMPANY, at Landlord's
request from time to time Tenant shall furnish Landlord with true and complete
copies of its most recent annual and quarterly financial statements prepared by
Tenant or Tenant's accountants and any other financial information or summaries
that Tenant typically provides to its lenders or shareholders. Such annual
statements shall be audited by an independent certified public accountant at
Tenant's sole cost and expense. Landlord shall hold such financial statements
and information in confidence, and shall not disclose the same except: (i) to
Landlord's lenders or potential lenders, (ii) to potential purchasers of all or
a portion of the Project, (iii) otherwise as reasonably necessary for the
operation of the Project or administration of Landlord's business or (iv) if
disclosure is required by any judicial or administrative order or ruling.

                  (f) UNLESS REQUIRED BY FEDERAL OR STATE LAW neither this Lease
nor a memorandum of lease shall be filed by or on behalf of Tenant in any public
record. Landlord may prepare and file, and upon request by Landlord, Tenant will
execute a memorandum of lease.

                  (g) Each party acknowledges that it has had the opportunity to
consult counsel with respect to this Lease, and therefore, the normal rule of
construction to the effect that any ambiguities are to be resolved against the
drafting party shall not be employed in the interpretation of this Lease or any
exhibits or amendments hereto.

                                       20
<PAGE>

                  (h) The submission by Landlord to Tenant of this Lease shall
have no binding force or effect, shall not constitute an option for the leasing
of the Premises, nor confer any right or impose any obligations upon either
party until execution of this Lease by both parties.

                  (i) Words of any gender used in this Lease shall be held and
construed to include any other gender, and words in the singular number shall be
held to include the plural, unless the context otherwise requires. The captions
inserted in this Lease are for convenience only and in no way define, limit or
otherwise describe the scope or intent of this Lease, or any provision hereof,
or in any way affect the interpretation of this Lease.

                  (j) Any amount not paid by Tenant within TEN (10) days after
its due date in accordance with the terms of this Lease shall bear interest from
such due date until paid in full at the lesser of the highest rate permitted by
applicable law or TEN PERCENT (10%) per year. It is expressly the intent of
Landlord and Tenant at all times to comply with applicable law governing the
maximum rate or amount of any interest payable on or in connection with this
Lease. If applicable law is ever judicially interpreted so as to render usurious
any interest called for under this Lease, or contracted for, charged, taken,
reserved, or received with respect to this Lease, then it is Landlord's and
Tenant's express intent that all excess amounts theretofore collected by
Landlord be credited on the applicable obligation (or, if the obligation has
been or would thereby be paid in full, refunded to Tenant), and the provisions
of this Lease immediately shall be deemed reformed and the amounts thereafter
collectible hereunder reduced, without the necessity of the execution of any new
document, so as to comply with the applicable law, but so as to permit the
recovery of the fullest amount otherwise called for hereunder.

                  (k) Construction and interpretation of this Lease shall be
governed by the laws of the state in which the Project is located, excluding any
principles of conflicts of laws.

                  (1) Time is of the essence as to the performance of Tenant AND
LANDLORD'S RESPECTIVE obligations under this Lease.

                  (m) All exhibits and addenda attached hereto are hereby
incorporated into this Lease and made a part hereof. In the event of any
conflict between such exhibits or addenda (other than the Rules and Regulations)
and the terms of this Lease, such exhibits or addenda shall control. In the
event of a conflict between the Rules and Regulations attached hereto and the
terms of this Lease, the terms of this Lease shall control.

                  (n) If either party should prevail in any litigation
instituted by or against the other related to this Lease, the prevailing party,
as determined by the court, shall receive from the non-prevailing party all
costs and reasonable attorneys' fees (payable at standard hourly rates) incurred
in such litigation, including costs on appeal, as determined by the court.

                  38. LANDLORD'S LIEN/SECURITY INTEREST. Tenant hereby grants
Landlord a security interest, and this Lease constitutes a security agreement,
within the meaning of and pursuant to the Uniform Commercial Code of the state
in which the Premises are situated as to all of Tenant's property situate in, or
upon, or used in connection with the Premises (except merchandise sold in the
ordinary course of business) (collectively, the "Collateral") as security for
all of Tenant's obligations hereunder, including without limitation, the
obligation to pay rent. Such personalty thus encumbered includes specifically
all trade and other fixtures for the purpose of this Paragraph 38 and inventory,
equipment, contract rights, accounts receivable and the proceeds thereof. In
order to perfect such security interest simultaneously with the execution of
this Lease, Tenant shall execute two (2) original financing statements in the
form attached hereto as EXHIBIT B and Landlord may file the same at Tenant's
expense at the state and county Uniform Commercial Code filing offices. Tenant
further agrees to execute such other financing statements as reasonably
requested by Landlord to further secure Landlord's interest under this Paragraph
38 as often as Landlord in its discretion shall require; and Tenant hereby
irrevocably appoints Landlord its agent for the purpose of executing and filing
such financing statements on Tenant's behalf as Landlord shall deem

                                       21

<PAGE>

necessary. NOTWITHSTANDING THE FOREGOING, LANDLORD HEREBY SUBORDINATES THE
STATUTORY LIEN, AS WELL AS THE SECURITY INTEREST GRANTED TO IT UNDER THIS
PARAGRAPH 38, TO ALL LOANS MADE BY A THIRD PARTY IN THE COLLATERAL, AND LANDLORD
SHALL, AT TENANT'S EXPENSE, EXECUTE SUCH DOCUMENTATION TO EVIDENCE SUCH
SUBORDINATION AS THE OWNER OF ANY THIRD PARTY LENDER UNDER ANY SUCH LOAN MAY
REASONABLY REQUEST.

                  39. LANDLORD'S LIABILITY. The liability of Landlord (and its
partners, shareholders or members) to Tenant (or any person or entity claiming
by, through or under Tenant) for any default by Landlord under the terms of this
Lease or any matter relating to or arising out of the occupancy or use of the
Premises and/or other areas of the Building shall be limited to Tenant's actual
direct, but not consequential, damages therefor and shall be recoverable only
from the interest of Landlord in the Building, and Landlord (and its partners,
shareholders or members) shall not be personally liable for any deficiency.
Additionally, Tenant hereby waives it statutory lien under Section 91.004 of the
Texas Property Code.

                  40. RELOCATION. Landlord shall have the right at any time,
upon giving Tenant not less than thirty (30) days written notice (the
"Relocation Notice"), to provide and furnish Tenant with space elsewhere in the
Project of approximately the same size as the Premises (the "Relocation Space")
and to relocate Tenant to such space. In the event of any such relocation, (a)
Landlord shall pay for Tenant's reasonable actual relocation costs; (b) this
Lease and each and all of its terms, covenants and conditions shall remain in
full force and effect, except that Base Rent shall be adjusted to reflect the
same per square foot rate multiplied by the square footage of the Relocation
Space, but in no event shall Tenant's adjusted Base Rent be greater than the
Base Rent set forth in this Lease; and (c) such Relocation Space shall
thereafter be deemed to be the "Premises" as such term is used in this Lease.
At Landlord's request, Tenant shall execute an amendment to this Lease
acknowledging the Relocation Space as the Premises and any adjustment in Base
Rent, if applicable.

                         [SIGNATURES ON FOLLOWING PAGE]

                                       22
<PAGE>

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

                                    TENANT:

                                    INTERPHASE CORPORATION

                                    By: /s/ STEVE KOVAC
                                        ----------------------------------------
                                    Name: STEVE KOVAC
                                          --------------------------------------
                                    Title: C.F.O.
                                           -------------------------------------

                                    LANDLORD:

                                    CROW FAMILY HOLDINGS INDUSTRIAL TEXAS
                                    LIMITED PARTNERSHIP, a Delaware limited
                                    partnership

                                    By: CFH-FTGP, L.L.C., a Delaware limited
                                        liability company, its general partner

                                        By: Crow Family Holdings Industrial
                                            Limited Partnership, a Delaware
                                            limited partnership, its sole member

                                            By: CFH Industrial Trust, Inc., a
                                                Maryland corporation, its sole
                                                general partner

                                            By: /s/ ANDREW S. COMB
                                                --------------------------------
                                            Name: ANDREW S. COMB
                                                  ------------------------------
                                            Title: VICE PRESIDENT
                                                   -----------------------------

                                       23
<PAGE>

                              RULES AND REGULATIONS

                  In the event of a conflict between the following Rules and
Regulations and the terms of the Lease to which this Addendum is attached, the
terms of the Lease shall control.

                  1. The sidewalk, entries, and driveways of the Project shall
not be obstructed by Tenant, or its agents, or used by them for any purpose
other than ingress and egress to and from the Premises.

                  2. Tenant shall not place any objects, including antennas,
outdoor furniture, etc., in the parking areas, landscaped areas or other areas
outside of its Premises, or on the roof of the Project.

                  3. Except for seeing-eye dogs, no animals shall be allowed in
the offices, halls, or corridors in the Project

                  4. Tenant shall not disturb the occupants of the Project or
adjoining buildings by the use of any radio or musical instrument or by the
making of loud or improper noises.

                  5. If Tenant desires telegraphic, telephonic or other electric
connections in the Premises, Landlord or its agent will direct the electrician
as to where and how the wires may be introduced; and, without such direction, no
boring or cutting of wires will be permitted. Any such installation or
connection shall be made at Tenant's expense.

                  6. Tenant shall not install or operate any steam or gas engine
or boiler, or other mechanical apparatus in the Premises, except as specifically
approved in the Lease. The use of oil, gas or inflammable liquids for heating,
lighting or any other purpose is expressly prohibited. Explosives or other
articles deemed extra hazardous shall not be brought into the Project.

                  7. Parking any type of recreational vehicles is specifically
prohibited on or about the Project. Except for the overnight parking of
operative vehicles or as expressly permitted in the Lease, no vehicle of any
type shall be stored in the parking areas at any time. In the event that a
vehicle is disabled, it shall be removed within 48 hours. There shall be no "For
Sale" or other advertising signs on or about any parked vehicle. All vehicles
shall be parked in the designated parking areas in conformity with all signs and
other markings. All parking will be open parking, and no reserved parking,
numbering or lettering of individual spaces will be permitted except as
specified by Landlord.

                  8. Tenant shall maintain the Premises free from rodents,
insects and other pests.

                  9. Landlord reserves the right to exclude or expel from the
Project any person who, in the judgment of Landlord, is intoxicated or under the
influence of liquor or drugs or who shall in any manner do any act in violation
of the Rules and Regulations of the Project.

                  10. Tenant shall not cause any unnecessary labor by reason of
Tenant's carelessness or indifference in the preservation of good order and
cleanliness. Landlord shall not be responsible to Tenant for any loss of
property on the Premises, however occurring, or for any damage done to the
effects of Tenant by the janitors or any other employee or person, UNLESS CAUSED
BY THE GROSS NEGLIGENCE OR WILLFUL MISCONDUCT OF LANDLORD, OR ANY OF ITS AGENTS,
EMPLOYEES, CONTRACTORS, ASSIGNEES OR INVITEES.

                  11. Tenant shall give Landlord prompt notice of any defects in
the water, lawn sprinkler, sewage, gas pipes, electrical lights and fixtures,
heating apparatus, or any other service equipment affecting the Premises.

<PAGE>

                  12. Tenant shall not permit storage outside the Premises,
including without limitation, outside storage of trucks and other vehicles, or
dumping of waste or refuse or permit any harmful materials to be placed in any
drainage system or sanitary system in or about the Premises.

                  13. All moveable trash receptacles provided by the trash
disposal firm for the Premises must be kept in the trash enclosure areas, if
any, provided for that purpose.

                  14. No auction, public or private, will be permitted on the
Premises or the Project.

                  15. No awnings shall be placed over the windows in the
Premises except with the prior written consent of Landlord.

                  16. The Premises shall not be used for lodging, sleeping or
cooking or for any immoral or illegal purposes or for any purpose other than
that specified in the Lease. No gaming devices shall he operated in the
Premises.

                  17. Tenant shall ascertain from Landlord the maximum amount of
electrical current which can safely be used in the Premises, taking into account
the capacity of the electrical wiring in the Project and the Premises and the
needs of other tenants, and shall not use more than such safe capacity.
Landlord's consent to the installation of electric equipment shall not relieve
Tenant from the obligation not to use more electricity than such safe capacity.

                  18. Tenant assumes full responsibility for protecting the
Premises from theft, robbery and pilferage.

                  19. Tenant shall not install or operate on the Premises any
machinery or mechanical devices of a nature not directly related to Tenant's
ordinary use of the Premises and shall keep all such machinery free of
vibration, noise and air waves which may be transmitted beyond the Premises.

                  20. Tenant shall not introduce, or release asbestos or PCBs
onto or from the Premises.

                  21. Tenant shall at all times conduct its operations in a good
and workmanlike manner, employing best management practices to minimize the
threat of any violation of Environmental Requirements.

                                      -2-
<PAGE>

                                    ADDENDUM

                  41. FREE RENT. 1. Upon commencement of the above referenced
Lease Agreement, the parties agree that no base rent or additional rent under
Paragraph 6 shall be payable for the first three (3) months of the primary term
thereof. Notwithstanding anything to the contrary contained in the prior
sentence, Tenant shall be obligated from the commencement date of the Lease to
pay Tenant's proportionate share of utility charges.

2. Landlord agrees to forebear collection of Base Rent and additional rent under
Paragraph 6 of the lease during the period set forth elsewhere in this Agreement
("the Rent Waiver Period") and shall waive all rights to such Rent upon Tenant
timely performing all of its covenants and obligations under the Lease during
the term thereof. In the event that Tenant defaults on any of its covenants or
obligations under the Lease DURING THE FIRST TWELVE (12) MONTHS OF THE LEASE
TERM, the Rent owed during the Rent Waiver Period shall become automatically due
together with any other due but unpaid monetary obligations of Tenant.

                  42. RENEWAL OPTION. (a) Provided that Tenant is not THEN in
default (BEYOND ANY APPLICABLE CURE PERIOD) of any of the terms, covenants and
conditions hereof, and this Lease has not been assigned or the premises (or a
part thereof) sublet, Tenant shall have the right and option to extend the
original Lease TERM for one RENEWAL PERIOD OF 39 MONTHS (THE "RENEWAL PERIOD").
Such extension of the original LEASE TERM shall be on the same terms,
covenants, and conditions as provided for in the original LEASE TERM except
for this paragraph and except that the rental during the extended term shall be
at the fair market rental then in effect on equivalent properties, of equivalent
size, in equivalent areas. Tenant shall deliver written notice to Landlord of
Tenant's intent to exercise the renewal option granted herein not more than
twelve (12) months nor less than six (6) months prior to the expiration of the
original Lease TERM (THE "RENEWAL NOTICE"). In the event Tenant fails to deliver
such written notice within the time period set forth above, Tenant's right to
extend the term hereof shall expire and be of no further force and effect.

         (b) WITHIN THIRTY (30) DAYS OF THE RENEWAL NOTICE, LANDLORD SHALL
NOTIFY TENANT OF THE MONTHLY BASE RENT FOR SUCH RENEWAL PERIOD (THE "RENTAL
NOTICE"). TENANT MAY ACCEPT THE TERMS SET FORTH IN THE RENTAL NOTICE BY WRITTEN
NOTICE (THE "ACCEPTANCE NOTICE") TO LANDLORD GIVEN WITHIN THIRTY (30) DAYS AFTER
RECEIPT OF THE RENTAL NOTICE. IF TENANT TIMELY DELIVERS THE ACCEPTANCE NOTICE,
THE LEASE TERM SHALL BE DEEMED EXTENDED FOR THE RENEWAL PERIOD.

                  43. HVAC WARRANTY. UPON COMMENCEMENT OF THIS LEASE,
notwithstanding Paragraph 11 of the Lease Agreement, Landlord shall warranty the
operation of the heating, ventilation, and air conditioning system for the first
one hundred eighty (180) days of the Lease term. This warranty shall apply to
the all major components, (e.g., compressor, heater coil, etc.) of the
system, and shall remain intact only as long as Tenant provides regular
maintenance to the system as provided in the Lease. For the purposes of this
paragraph, major component work shall constitute an expense in excess of $250.00
per occurrence.

                  44. EARLY ACCESS. Landlord shall allow Tenant early access to
the Premises beginning August 1, 2002, FOR THE PURPOSE OF COMPLETING
MODIFICATIONS TO THE SPACE AS OUTLINED IN EXHIBIT C, provided that this Lease is
fully executed by Landlord and Tenant, Tenant has paid the Security Deposit and
Tenant has complied with the provisions of Paragraph 9 of the Lease. Effective
upon Tenant's occupancy, Tenant agrees to be bound by and comply with all terms
and conditions of the Lease including Tenant's obligation to pay for all
utilities furnished to the Premises as provided in Paragraph 7 of the Lease,
except that no amount of rent and escrow payments shall be due for the early
access period.

<PAGE>

                                    EXHIBIT A

                                    PREMISES

                              [EXISTING FLOOR PLAN]

<PAGE>

                                   EXHIBIT A-1

                       LEGAL DESCRIPTION OF REAL PROPERTY

BEING 24,270 rentable square feet in a larger facility containing 90,206 total
square feet, located at 2105 Luna Road, Carrollton, Dallas County, Texas 75006,
and situated on a tract of land more particularly described as follows:

Being a tract of land situated in the Moses G. Shipman Survey, Abstract No.
1385, and the Levi Nobles Survey Abstract No. 1097, Dallas County, Texas, and
being a part of Block 6, Cotton Belt, West Industrial Park, an addition to the
City of Carrollton, Texas, as recorded by a plat in Volume 80208, Page 154 of
the Deed Records of Dallas County, Texas, and being more particularly described
as follows:

BEGINNING at a point lying on the intersection of the east line of Luna Road
(100 feet wide) and the south line of Cotton Belt West Industrial Park as record
on said plat, said south line also being the north line of the W.H. Pulliam
Survey, Abstract No. 1171; thence North 00 degrees 11'03" East, with the said
east line of Luna Road, 471.06 feet; thence in a Northeasterly direction along a
curve to the right of a distance of 46.67 feet, a long chord that bears North 44
degrees 44'58" East, 42.10 feet; thence North 89 degrees 18'52" East, along the
south line of Champion Drive (60 feet wide), 393.82 feet to a point in the
center line of 30-foot wide drill track right-of-way as described in deed dated
August 13, 1980, from the Southwestern Town Lot Corporation to the St. Louis
Southwestern Railway Company of Texas, recorded August 21, 1980, in Volume
80165, pages 1201 to 1210 inclusive, Dallas County Deed Records; thence along
said center line of said drill tract right-of-way the following four (4)
courses:

         1.       South 00 degrees, 41'08" East, 41.48 feet;

         2.       South 07 degrees, 03'08" East, 85.62 feet;

         3.       In a Southeasterly direction along a curve to the left a
                  distance of 535.39 feet, said curve having a central angle of
                  80 degrees, 18'33", a radius of 381.97 feet and a long chord
                  that bears South 47 degrees 12'25" East, 492.63 feet; and

         4.       South 87 degrees 21'41" East, 39.61 feet to a point in the
                  west line of McDaniel Drive; thence South 00 degrees 41'08"
                  East 34.76 feet to said south line of Cotton Belt West
                  Industrial Park; thence South 89 degrees 27'19" West, 837.48
                  feet to the PLACE OF BEGINNING containing 6.027 acres of land
                  more or less (262,6536.836 square feet).

RESERVING from the above described 6.02 acre parcel of land an easement for
railroad, transportation, and communication purposes together with the right to
grant same to others, over the easterly 153 feet of the southerly 15.0 feet of
the above described 6.027 acre parcel of land.

                                       A-1
<PAGE>

                                    EXHIBIT B

                                       B-1
<PAGE>

                                       B-2
<PAGE>

                                    EXHIBIT C

                               TENANT FINISH WORK

Landlord shall provide a Tenant Improvement Allowance of $5.00 per square foot,
or $121,350 total, for the construction of improvements to the leased Premises.
The Tenant Improvement Allowance shall include all expenses associated with
construction including architectural drawings and construction management fees.
Said management fees shall not exceed three percent (3%) of total construction
costs. Such improvements shall be constructed by a contractor selected by Tenant
and managed by Trammell Crow Company in accordance with such plans and
specifications as may be prepared by Tenant and approved by Landlord. The agreed
Tenant Improvements and allowance for such improvements shall be completed by
June 30, 2003. In the event the actual costs and expenses of completing the
construction of such improvements to the leased Premises exceed $121,350, Tenant
shall pay all such excess costs and expenses to Landlord or, at Landlord's
direction, to such contractor, upon demand. If Tenant contracts the construction
for the agreed Tenant Improvements directly, with a mutually agreed contractor,
Landlord shall reimburse Tenant within thirty (30) days after receipt of paid
invoices by Tenant.

                                       C-1
<PAGE>

                                    EXHIBIT D

                             HAZARDOUS MATERIAL LIST

Solder Dross -- Powdered lead oxide; a byproduct of the melted bar solder.
Hazards with this material are from inhalation and absorption through the skin.
Handling requirements are a particle respirator and gloves MUST be worn. Storage
within the building is sealed 5-gallon metal cans collected for removal. Removal
and reclamation is handled by solder products vendor. The maximum number of
5-gallon cans to be stored in the building is ten (10).

Liquid Flux -- Lonco SLS -- 65C (MSDS #P086) A flammable liquid containing IPA.
Handling requirements are eye protection. Storage within the building is in
5-gallon plastic drums in Chemical storage cabinet. Delivery of flux to the
product is in atomized forming a heated environment, which burn off the IPA
content. Material is used in a contained, well-vented area. The maximum number
of 5-gallon drums to be stored in the building is two (2).

Isopropyl Alcohol / 425 Thinner -- (MSDS #HCR000126, #199) A flammable liquid.
Handling requirements are eye protection. Storage within the building is in
5-gallon metal drums within a chemical storage cabinet. Collection of waste
alcohol is in a labeled 55-gallon drum. A hazardous material disposal company
handles disposal. The maximum number of 5-gallon drums to be stored in the
building is two (2).

Biral T & D Spray Lubricant -- A highly flammable liquid. Handling requirements
are product will not be used near open flames. Storage within the building is in
small spray cans. The maximum number of 16-ounce spray cans to be stored in the
building is two (2).

Kleenox Solder Oxide Reducing Powder -- (MSDS #1472) A corrosive, inorganic,
solid; N.O.S. Handling requirements are protective gloves and eye wear. Storage
within the building are small plastic jars in a well-ventilated area. Waste
powder is disposed of within the solder dross. The maximum number of 12-ounce
jars to be stored in the building is twelve (12).

Loctite 7360 Clean-up Solvent -- A flammable, explosive liquid containing
Nitromethane and Toluene. Handling requirements are protective gloves, eye wear
and no-use near open flames. Storage within the building is within small metal
cans. The maximum number of 16-ounce metal cans to be stored in the building is
two (2).

                                       D-1
<PAGE>

                                    EXHIBIT E

                                TENANT EQUIPMENT

Equipment List with Power Requirements

BTU VIP70A Convection Reflow Ovens (2 each)
         208V 72A 3 phase
         27 KVA27 50/60 Hz

Zevatech FS-730/740/X Placement Machines (4 each)
         200V 50/60 Hz
         V 3.0K

Electrovert Ultrapak 445 18/F Wave Solder Machine
         440V 3phase 20A

Air-Vac PCBRM-12 Solder Fountain
         208V

HTI Screen Printers (2 each)
         120V

White Vertical Carousel Series 2400A/B (ICT & Stockroom) (2 each)
         240V 30A

Remstar HPS-251 Vertical Carousel (3 each)
         240V 30A

Champion NRA 20-12 Air Compressor
         460V

Busch R5 Series Vacuum Pump
         230V

Zeks Model 75HSBA100 Air Dryer
         120V

Craft 25 SMT Rework Station
         120V

Air-Vac DRS-22 SMT Rework Station
         120V

                                       E-1
<PAGE>

Teredyne Z1800 In-Circuit Tester (2 each)
         120V

Horizontal Carousel
         240V

Blue M Bake Oven
         240V

Various workbenches with Personal/Test computers and Solder stations
(approximately 40)
         120V

                                       E-2

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