Document:

Location: 1120A Hacienda Blvd.. Hacienda Heights. CA 91745
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THIS LEASE, is made and entered into this 13th day of July______. 2005, by and
between Mar. Limited Liability Company (Landlord) and Top Group Holdings, Inc.,
Tenant, who are hereinafter respectively referred to as Landlord and Tenant,
without regard to number or gender.

 WITNESSETH:

1.    USE.

      The Landlord hereby leases to Tenant and Tenant hereby hires from Landlord
      those certain premises as hereinafter described for the sole purposes of
      conducting thereon the following business under the following trade name:
      Soyodo, for a retail bookstore, including the sale of DVD's. VCD's.
      pre-recorded music, gifts, stationery and other related merchandise.
      Tenant shall not use the Demised Premises for any other purpose or operate
      its business in the Demised Premises under any different trade name
      whatsoever without Landlord's prior written consent. Tenant acknowledges
      and agrees that the Rental Rate for the Demised Premises is based in part
      upon the use which Tenant has represented to Landlord that Tenant will
      make of the Demised Premises. Tenant's specified use is also anticipated
      to be complementary and compatible with other uses in the shopping center
      of which it is a part, and consistent with the type of shopping center
      which Landlord considers material to its public image and to its economic
      benefit. Landlord would not have leased the Demised Premises to Tenant
      without the restrictions contained herein, and may suffer economic harm or
      other detriment if, subsequent to the date hereof, the use or trade name
      changes. Accordingly, Landlord shall have the right, to be exercised in
      its sole and absolute discretion, to deny any requested change in the use
      or trade name, or to condition the granting of consent upon modifications
      to the terms of the Lease, including, but not limited to rental and term
      length. Tenant shall supply Landlord with such information as Landlord
      reasonably requires in order to analyze Tenant's request for any such
      change.

      Tenant acknowledges that Landlord has made no representations or
      warranties to Tenant concerning the presence or absence of any particular
      tenant, use, or tenant or use mix in the shopping center, and has no
      obligation to Tenant to obtain or refrain from allowing any particular
      tenant or use in the shopping center.

2.    PREMISES.

      The premises leased to Tenant, together with appurtenances, are
      hereinafter referred to as the "Demised Premises," and are situated in the
      City of Hacienda Heights, County of Los Angeles, State of California and
      are the premises crosshatched on the plot plan of the shopping center
      attached hereto as Exhibit A. The Demised Premises shall contain
      approximately Ten Thousand (10,000) square feet of leaseable space.

3.    TERM.

      The term of this Lease shall be for a period of five (5) years. The term
      of this Lease, hereinafter known as the Lease Commencement Date, shall
      commence upon Landlord's delivery of possession to Tenant. Tenant's
      obligation to pay rent (hereinafter known as the Rent Commencement Date)
      shall be forty-five (45) days after the Lease Commencement Date. Tenant
      shall pay all CAM charges during the this 45-day free rent period. Should
      such date not occur on the first day of a calendar month, the term
      hereunder shall be extended for such fractional month. In that event, the
      Tenant shall pay rent for the fractional month of a per diem basis
      (calculated on the basis of a thirty-day month) until the first day of the
      month. The rental for such fractional month shall be payable from the
      initial payment of Guaranteed Minimum Monthly Rental as provided in
      Article 4, below. The balance, if any, shall be applied to the next sums
      due Landlord hereunder. Thereafter the Guaranteed Minimum Monthly Rental
      shall be paid in equal monthly installments on the first day of each and
      every month in advance. Landlord and Tenant acknowledge and agree that
      immediately upon execution of this Lease, binding, legal obligations are
      created, and that without regard to the date upon which Tenant's
      obligation to pay rent commences, the relationship of Landlord and Tenant
      exists between the parties on the date the term commences.

4.    RENTAL.

      A.    Guaranteed Minimum Monthly Rental. Tenant shall pay to Landlord
            during term of this Lease as the Guaranteed Minimum Monthly Rental
            for the Demised Premises the sum of Twelve Thousand Five Hundred and
            00/100 Dollars ($12,500.00) per month which sum shall be paid in
            advance on the first day of each calendar month. However, Tenant
            shall pay to Landlord its initial payment of Guaranteed Minimum
            Monthly Rental at time of the Delivery of Possession of the Premises
            to Tenant. All rental to be paid by Tenant to Landlord shall be in
            lawful money of the United States of America and shall be paid
            without deduction or offset, prior notice or demand at the address
            designated in Article 34. Any rent payment not paid within five (5)
            days of its due date shall be subject to a ten percent (10%) late
            charge.

      B.    Cost of Living Adjustment. The Guaranteed Minimum Monthly Rent shall
            be adjusted as follows:

                  Year 1                    $12,500.00 per month
                  Year 2                    $13,000.00 per month
                  Year 3                    $13,520.00 per month
                  Year 4                    $14,060.80 per month
                  Year 5                    $14,623.23 per month

      C.    Additional Rent. Tenant shall pay, as additional rent, all sums of
            money required to be paid pursuant to any of the terms of this
            Lease, including without limitation, those required by Articles 4E,
            5, 6, 7A, 7E, 8, 10, 12, 14, 19, 22B, 22C and all Exhibits of this
            Lease, whether or not the same be designated elsewhere as
            "additional rent", which collectively are the CAM charges as further
            explained in each respective Article. If such amounts or charges are
            not paid at the time provided in this Lease, they shall nevertheless
            be collectible as additional rent with the next installment of
            Guaranteed Minimum Monthly Rental thereafter falling due, but
            nothing herein contained shall be deemed to suspend or delay the
            payment of any amount of money or charge at the time the same
            becomes due and payable hereunder, or limit any other remedy of
            Landlord. All sums due Landlord hereunder, no matter how
            denominated, shall be deemed Rent. Currently, CAM expenses are
            estimated to be twenty five cents ($0.25) per square foot per month.
            Said CAM expenses are subject to the annual year-end reconciliation
            of Tenant's account as further described in Article 8.

<PAGE>

      D.    Interest On Late Payments. The Tenant shall pay, when the same is
            due and payable, all rent, additional rent, and other amounts or
            charges described in this Lease and any unpaid amounts due Landlord
            shall bear interest at the rate of 10% from the date due, to the
            date of payment.

5.    REAL ESTATE TAXES AND RENTAL TAX.

      In addition to all rentals herein reserved, Tenant shall pay to Landlord
      as additional rental, real estate taxes and assessments levied upon the
      Demised Premises together with a pro rata share of the real estate taxes
      and assessments levied upon the parking and common area of the shopping
      center, plus a 15% management fee. Such amount shall be payable within ten
      (10) days after transmittal by Landlord to Tenant of a semi-annual
      statement setting forth the amount of such tax based upon the actual tax
      bill received by Landlord. However, Landlord, at its option, shall have
      the right to estimate the amount of taxes next due to collect and impound
      from Tenant, on a monthly or quarterly basis, the amount of Tenant's
      estimated tax obligation, as set forth in Article 8.

      In the event the Demised Premises and its pro rata share of parking and
      common areas are not separately assessed, then Landlord shall make and
      Tenant shall pay, a reasonable allocation of all applicable taxes and
      assessments affecting the shopping center to the Demised Premises. Such
      reasonable allocation may be based, at Landlord's option, on, among other
      things, the ratio that the Demised Premises, including mezzanine, if any,
      bears to the total leasable floor area, including mezzanines, if any, in
      either (i) the building or buildings which include the Demised Premises if
      a separate assessment exists for such building or buildings; or (ii) the
      shopping center as a whole.

      Any such tax for the year in which this Lease commences or ends shall be
      apportioned and adjusted. With respect to any assessment which may be
      levied against or upon the Demised Premises and which, under the laws then
      in force, may be evidenced by improvement or other bonds, payable in
      annual installments, only the annual payments on said assessment shall be
      included in computing Tenant's obligation for taxes and assessments.

      The terms "real estate taxes" as used herein shall be deemed to mean all
      taxes imposed upon the real property and permanent improvements
      constituting the Demised Premises, and all assessments levied against said
      Demised Premises, including any taxes resulting from reassessment of said
      property to fair market value subsequent to the sale of the real property
      and any transfer taxes charged in connection with the recordation of any
      Memorandum of Lease, but shall not include personal income taxes, personal
      property taxes, inheritances taxes, or franchise taxes levied against the
      Landlord, but not directly against said property, even though such taxes
      shall become a lien against said property. "Real estate taxes" also
      include any charge or fee replacing any tax previously included within the
      definition of real estate taxes, and any tax or charge for fire
      protection, streets, sidewalks, road maintenance, refuse or other services
      provided to the Demised Premises by any governmental agency.

      Tenant shall pay to Landlord as additional rent any and all excise,
      privilege and other taxes, other than Landlord's net income and estate
      taxes, levied or assessed by any federal, state, or local authority upon
      the rent received by Landlord hereunder, and Tenant shall bear any
      business tax imposed upon Landlord by any governmental authority which is
      based or measured in whole or in part by amounts charged or received by
      Landlord from Tenant under this Lease.

<PAGE>

6.    PERSONAL PROPERTY TAXES.

      During the term hereof Tenant shall pay prior to delinquency, all taxes
      assessed against and levied upon fixtures, furnishings, equipment and all
      other personal property of Tenant contained in the Demised Premises. When
      possible, Tenant shall cause said fixtures, furnishings, equipment and
      other personal property to be assessed and billed separately from the real
      property of Landlord. In the event any or all of the Tenant's fixtures,
      furnishings, equipment and other personal property shall be assessed and
      taxed with the Landlord's real property, the Tenant shall pay to Landlord,
      as additional rent, its share of such taxes within ten (10) days after
      delivery to Tenant by Landlord of a statement in writing setting forth the
      amount of such taxes applicable to the Tenant's property.

7.    PARKING AND COMMON FACILITIES.

      Landlord covenants that the common and parking areas of the shopping
      center of which the Demised Premises are a part shall be available for the
      non exclusive use of Tenant during the full term of this Lease or any
      extension of the term hereof, provided that the condemnation or other
      taking by any public authority, or sale in lieu of condemnation, of any or
      all of such common and parking areas shall not constitute a violation of
      this covenant. Landlord reserves the right to change the entrances, exits,
      traffic lanes and the boundaries and locations of such parking area or
      areas. Landlord agrees to consult with tenant, but tenant shall not have
      any approval rights. This Lease shall be subordinate to any agreement
      existing as of the date of this Lease or subsequently placed upon the real
      property of which the Demised Premises are a part, which agreement
      provides for reciprocal easements and restrictions pertaining to the
      common and parking areas, and in the event of conflict between the
      provisions of such agreement and this Lease, the provisions of said
      agreement shall prevail. However, nothing therein shall cause the Tenant
      to pay a greater share of the common area maintenance cost than herein
      provided, and provided further that there shall at all times be maintained
      common and parking areas of not less than two (2) square feet of common
      and parking area for each square foot of ground floor building area within
      the shopping center.

<PAGE>

      A.    The Landlord shall keep, or cause to be kept, the parking and common
            areas in a neat, clean and orderly condition, properly lighted and
            landscaped, and shall repair any damage to the facilities thereof,
            but all expenses in connection with said parking and common areas
            shall be charged and prorated in the manner hereinafter set forth.
            It is understood and agreed that the phrase "expenses in connection
            with said parking and common areas" as used herein shall be
            construed to include, but not be limited to, all sums expended by
            Landlord in connection with said parking and common areas for all
            general maintenance and repairs, resurfacing, painting, restriping,
            cleaning, sweeping and janitorial services; painting and
            landscaping; lighting and other utilities; directional signs and
            other markers and bumpers; personnel to implement such services and
            at Landlord's option, to provide security in the parking and common
            areas; required fees or charges levied pursuant to any governmental
            requirements; public liability and property damage insurance
            including, at Landlord's election, earthquake and flood insurance,
            which shall be carried and maintained by Landlord with limits as
            determined by Landlord; legal and accounting fees incurred and
            maintained by Landlord in connection with its obligations to
            maintain and repair the common area, or otherwise directly related
            to the ownership and operation of the shopping center specifically
            as opposed to Landlord generally, but excluding such fees as
            Landlord may include enforcing rent payment obligations of other
            tenants; any additional costs even though not specifically itemized
            herein, for goods, services, or personnel, which Landlord incurs in
            providing same to the shopping center, without regard to whether
            such categories of goods, services, or personnel were in place or
            provided at the time this Lease was entered into; and a fee equal to
            fifteen percent (15%) of said costs to Landlord or its designated
            property manager, if any, for Landlord's supervision of said areas.

            Landlord shall periodically send to Tenant a statement, itemizing in
            reasonable detail, the total expenses for the parking and common
            areas, and Tenant agrees to pay Landlord, Tenant's pro rata share of
            such expenses within ten (10) days after transmittal of said
            statement to Tenant. Tenant's pro rata share shall be determined by
            the ratio that the number of square feet of gross leasable floor
            area in the Demised Premises bears to the total number of square
            feet of gross leasable floor area of all buildings in the shopping
            center. There shall be an appropriate adjustment of Tenant's share
            of said expenses as of the commencement and expiration of the term
            of this Lease. The term "gross leasable floor area" shall mean floor
            area with measurements from the outside of exterior walls and from
            the center of interior walls. Landlord may, at its option, estimate
            the amount of said parking and common area expenses next due and
            collect and impound from Tenant, on a monthly or quarterly basis,
            the amount of Tenant's pro rata share as set forth in the following
            Article 8.

      B.    Tenant, for the use and benefit of Tenant, its agents, employees,
            customers, licensees and any approved sub- tenant, shall have a
            non-exclusive right in common with Landlord and other present and
            future owners, licensees and subtenants, to use the common and
            parking areas during the entire term of this Lease, or any extension
            thereof, for ingress and egress, roadway, sidewalk and automobile
            parking, provided however, Tenant and Tenant's employees shall park
            their automobiles in those areas designated for employee parking, or
            at Landlord's written request shall park their automobiles outside
            of the shopping center.

<PAGE>

      C.    The Tenant, in the use of said common and parking areas, agrees to
            comply with such reasonable rules and regulations as the Landlord
            may adopt from time to time for the orderly and proper operation of
            said common and parking areas, and to otherwise conduct itself so as
            not to unreasonably interfere with the rights of other tenants or
            approved users, including landlord, in and to the parking and common
            areas.

      D.    Tenant shall at its expense arrange for the collection of its trash
            in a prompt, regular, and sanitary manner, unless Landlord elects to
            provide trash collection as a part of the parking and common area
            maintenance.

      E.    Tenant acknowledges that major tenants and kiosk tenants, if any,
            may not pay on the same basis as Tenant for common area and parking
            maintenance charges, taxes, utilities, or other allocations, and
            that any such distinctions shall not impact Tenant's obligations
            with respect to same which are provided for herein.

8.    IMPOUND FOR EXPENSES.

      As herein before, provided, Tenant is obligated to reimburse Landlord for
      Tenant's share of certain costs and expenses, which reimbursement is
      payable as additional rent. It is agreed that, rather than bill and
      collect said- reimbursement in arrears, Landlord may estimate Tenant's
      share of said costs and expenses, for a period not more than twelve (12)
      months in advance, and may collect and impound Tenant's estimated share in
      advance on a monthly or quarterly basis. On or before March 31 of each
      year, Landlord shall provide to Tenant a reconciliation of Tenant's
      account for the twelve (12) month period ending the preceding December 31.
      However, Landlord's failure to provide such CAM reconciliation statement
      by said date shall in no way excuse Tenant from its obligation to pay its
      pro rata share of CAM reconciliation costs or constitute a waiver of
      Landlord's right to bill and collect such pro rata share of CAM
      reconciliation costs from Tenant in accordance with this clause. Said
      reconciliation shall set forth in reasonable detail the costs and expenses
      paid by Landlord, and shall include a computation as to Tenant's pro rata
      share, hi the event Tenant has overpaid its share of said costs and
      expenses, Landlord shall credit said overpayment against the next costs,
      expenses and reimbursements due from Tenant until said credit has been
      fully utilized. At Landlord's option, any such overpayment may, in the
      alternative, be credited against rent due hereunder. In the event of an
      under payment, Tenant shall pay, to Landlord said under payment within ten
      (10) days after receipt of the reconciliation.

<PAGE>

9.    CONSTRUCTION.

      Tenant agrees to accept the premises in "as-is" condition except Landlord
      shall deliver the Premises to Tenant in "broom clean" condition with HVAC,
      electrical system, lighting, ceiling and restrooms all per building
      standard materials and in working condition. Landlord shall also remove
      all prior tenant's equipment including fixtures and affixed walk-in
      freezers at rear of Premises. Upon full execution of this Lease, Landlord
      shall diligently pursue Landlord's work in order to deliver possession of
      the Premises to Tenant in the condition specified above. Landlord
      estimates that the date of delivery of possession to Tenant shall be
      within sixty (60) to one-hundred twenty (120) days from the full execution
      of this Lease by both Landlord and Tenant. In the event Landlord fails to
      deliver possession of the Premises to Tenant within the one-hundred twenty
      (120) days specified herein, Landlord, for every day the delivery of
      possession is delayed, shall pay to Tenant the amount of One Hundred
      Dollars ($100.00) per day.

10.   USES PROHIBITED.

      Tenant shall not use, or permit said Demised Premises, or any part
      thereof, to be used for any purpose or purposes other than that set forth
      in Article 1, above. No use shall be made or permitted to be made of the
      Demised Premises, nor acts done, which will increase the existing rate of
      insurance upon the building or the shopping center in which said Demised
      Premises is located (once said rate is established), or cause a
      cancellation of any insurance policy covering said building or any part
      thereof, nor shall Tenant sell or permit to be kept, used or said in or
      about said Demised Premises any article which may be prohibited by
      standard form of fire insurance policies. Tenant shall, at his sole cost,
      comply with any and all requirements, pertaining to the use of said Demise
      Premises, of any insurance organization or company necessary for the
      maintenance of reasonable fire and public liability insurance covering
      said building and appurtenances. In the event Tenant's use of the Demised
      Premises as set forth in Article 1. hereof, results in a rate increase for
      the building of which the Demised Premises are a part, Tenant shall pay
      annually on the anniversary date of this Lease, as additional rent, a sum
      equal to that of the additional premium occasioned by said rate increase.

<PAGE>

11.   ALTERATIONS AND FDCTURES.

      Tenant shall not make or suffer to be made, any alterations of the Demised
      Premises, or any part thereof, without the prior written consent of
      Landlord, and any additions to, or alterations of, said Demised Premises,
      except movable furniture and trade fixtures, shall become at once a part
      of the realty and belong to Landlord. Any such alterations shall be in
      conformance with the requirements of all municipal, state and federal
      authorities.

      In addition, no alterations, additions or changes shall be made to any
      storefront, the exterior walls or the roof of the Demised Premises, nor
      shall Tenant erect any mezzanine or increase the size of same, if one be
      initially constructed, unless and until the written consent and approval
      of the Landlord shall first have been obtained, hi no event shall Tenant
      make or cause to be made any penetration through the roof of the Demised
      Premises without the prior written approval of Landlord. Tenant shall be
      directly responsible for any and all damages resulting from any violation
      of the provisions of this Article. All alternations, additions, or changes
      to be made to the Demised Premises which require the approval of the
      Landlord shall be under the supervision of a competent architect or
      competent licensed structural engineer and made in accordance with plans
      and specifications with respect thereto, approved in writing by the
      Landlord before the commencement of work. All work with respect to any
      alterations, additions, and changes must be done in a good and workmanlike
      manner and diligently prosecuted to completion to the end that the Demised
      Premises shall at all times be a complete unit. Upon completion of such
      work, Tenant shall file for record in the office of the County Recorder
      where the shopping center is located a Notice of Completion as permitted
      by law. Upon termination of the Tenant's leasehold estate such
      alterations, additions or changes shall be considered as improvements and
      shall not be removed by the Tenant but shall become a part of the Demised
      Premises, in performing the work of any such alterations, additions or
      changes, the Tenant shall have the work performed in such a manner as not
      to obstruct the access to the Demised Premises or of any other tenant in
      the shopping center.

      Landlord's consent or approval, when called for in this Article, may be
      granted or withheld in its sole discretion, and may be conditioned upon
      the posting by Tenant, Tenant's contractor, or both, of such surety bonds
      as Landlord reasonably deems necessary to assure the timely, workmanlike,
      lien free completion of any such work.

12.   MAINTENANCE AND REPAIR.

      Tenant shall at all times during the term hereof, and at Tenant's sole
      cost and expense, keep, maintain and repair the building and other
      improvements which constitute the Demised Premises in good and sanitary
      order and condition (except as hereinafter provided) including without
      limitation, the maintenance and repair of any storefront, doors, window
      casements, plate glass, glazing, plumbing, pipes, electrical wiring and
      conduits, and the heating and air conditioning system (if any), including
      the maintenance of a service contract with a heating and air conditioning
      contractor approved by Landlord. Tenant shall also at its sole cost and
      expense be responsible for any alterations or improvements to the Demised
      Premises necessitated as a result of the requirement of any municipal,
      state or federal authority. Tenant hereby waives all right to make repairs
      at the expense of Landlord, and Tenant hereby waives all rights provided
      for by Section 1941 of the Civil Code of the State of California to make
      said repairs. By entering into the Demised Premises, Tenant shall be
      deemed to have accepted the Demised Premises as being in good and sanitary
      order, condition and repair, and Tenant agrees on the last day of the term
      or on the sooner termination of this Lease, to surrender the Demised
      Premises with appurtenances, in the same condition as when received,
      reasonable use and wear thereof and, where insurance proceeds are
      available to Landlord to restore the Demised Premises, damage by fire, act
      of God or by the elements excepted. Tenant shall periodically sweep and
      clean the sidewalks adjacent to the Demised Premises, as needed.

<PAGE>

      Landlord shall, subject to Tenant's reimbursement as herein provided,
      maintain in good repair the exterior walls, roof and sidewalks. Tenant
      agrees that it will not, nor will it authorize any person to, go onto the
      roof of the building of which the Demised Premises are a part without the
      prior written consent of Landlord. Said consent will be given only upon
      Landlord's satisfaction that any repairs necessitated as a result of
      Tenant's action will be made by Tenant at Tenant's expense and will be
      made in such a manner so as not to invalidate any guarantee relating to
      said roof. Landlord shall not be required to make any repairs to the
      exterior walls, roof and sidewalks unless and until Tenant has notified
      Landlord in writing of the need for such repairs and Landlord shall have
      had a reasonable period of time thereafter to commence and complete said
      repairs. Tenant shall reimburse Landlord for its pro rata share of the
      cost of said repairs and maintenance incurred by Landlord, plus a fee
      equal to 15% of said costs, said pro rata share to be determined according
      to the area of the Demised Premises as it relates to the total area of the
      building which contains the Demised Premises.

13.   COMPLIANCE WITH LAWS.

      Tenant shall, at its sole cost and expense, comply with all of the
      requirements of all municipal, state and federal authorities now in force
      or which may hereafter be in force pertaining to the use of said Demised
      Premises, and shall faithfully observe in said use all municipal
      ordinances and state and federal statutes now in force or which shall
      hereinafter be in force. Without limiting the foregoing, Tenant shall not
      use, store, keep, or permit any one else to use, store, or keep on the
      Demised Premises any material which is classified by any municipal, state,
      federal, or other governmental agency as hazardous, toxic, or similarly
      detrimental to health or the environment, without the express written
      consent of Landlord first being obtained, which consent may be withheld in
      Landlord's sole and absolute discretion. In any event, and notwithstanding
      any consent by Landlord, Tenant shall at all times comply with all laws ,
      rules and regulations concerning hazardous, toxic, or similar materials,
      Tenant hereby agrees to indemnify, defend, and hold Landlord harmless from
      any and all loss it may suffer arising out of or related to the use,
      storage, keeping or presence of hazardous, toxic or similar materials on
      the Demised Premises, which indemnity shall survive the term of this
      Lease. The judgment of any court of competent jurisdiction, or the
      admission of Tenant in any action or proceeding against Tenant, whether
      Landlord be a party thereto or not, that Tenant has violated any such
      order or statute in said use, shall be conclusive of that fact as between
      the Landlord and Tenant.

      Tenant shall not commit, or suffer to be committed, any waste upon the
      Demised Premises, or any nuisance or other act or thing which may disturb
      the quiet enjoyment of any other tenant in the shopping center in which
      the Demised Premises is located.

14.   INSURANCE.

      Landlord shall maintain fire and extended coverage insurance throughout
      the term of this Lease in an amount equal to at least ninety percent (90%)
      of the replacement value of the building which includes the Demised
      Premises, together with such other insurance as may be required by
      Landlord's lender or by any governmental agency. At Landlord's option,
      Landlord may maintain earthquake, flood, or "all risks" insurance on the
      building or shopping center of which the Demised Premises are a part, for
      an amount not less than 90% of the replacement value of the insured
      property, with respect to "all risks" insurance, Landlord and Tenant agree
      that Landlord's insurable interest in the Demised Premises includes all
      improvements to the premises, except Tenant's removable trade fixture or
      Tenants personal property which are insured by Tenant's personal property
      insurance. Tenant hereby waives any right of recovery from Landlord,
      officers and employees, and Landlord, to the extent permitted under its
      insurance policies, hereby waives any right of recovery from Tenant, its
      officers or employees, for any loss or damage (including consequential
      loss) resulting from any of the perils insured against in the standard
      form fire insurance policy with extended coverage endorsement. Tenant
      agrees to pay to Landlord its pro rata share of the cost of said
      insurance, including said endorsement plus a 15% management fee, to be
      determined by the relationship that the gross leasable floor area of the
      Demised Premises bears to the total gross leasable floor area of the
      building or buildings or shopping center for which such policy relates.
      Landlord may estimate the cost of said insurance and collect and impound
      Tenant's share of said cost as set forth in Article 8.

<PAGE>

      Any or all of the insurance which Landlord is required to or may maintain
      under this Lease, including that for the parking and common areas, may be
      carried by Landlord as part of a blanket policy or policies, which also
      covers other properties of Landlord. In such event, Landlord shall
      allocate to the shopping center a portion of the total premium for such
      policies which fairly and reasonably represents costs attributable to the
      subject property. In making such allocation, Landlord shall be entitled to
      consider, among other things, the relationship between the size and value
      of the subject property compared to all covered properties, and any
      special requirements resulting in a disproportionate allocation imposed
      upon the subject property by Landlord's mortgage holders, partners,
      governmental agencies or others who may legitimately impose insurance
      requirements on Landlord.

      Tenant, if involved in food preparation and sales as a cafe, restaurant,
      or similar use, and /or food takeout service, shall install at Tenant's
      expense any fire protective systems in grill, deep fry, and cooking areas
      which are required by city, county, and state fire ordinances.

15.   INDEMNIFICATION OF LANDLORD - LIABILITY INSURANCE BY TENANTS.

      Tenant, as a material part of the consideration to be rendered to Landlord
      under this Lease, hereby waives all claims against Landlord for damage to
      goods, wares and merchandise, in, upon or about the Demised Premises and
      for injuries to persons in or about the Demised Premises, from any cause
      arising at any time; and Tenant will hold Landlord exempt and harmless
      from any damage or injury to any person, or the goods, wares, and
      merchandise of any person, arising from the use of the Demised Premises by
      Tenant, or from the failure of Tenant to keep the Demised premises in good
      condition and repair, as herein provided.

      During the entire term of this Lease, the Tenant shall, at the Tenant's
      sole cost and expense, but for the mutual benefit of Landlord and Tenant,
      maintain general public liability insurance against claims for personal
      injury, death or property damage occurring in, upon or about the Demised
      Premises and on sidewalks directly adjacent to the Demised Premises. The
      limitation of liability of such insurance shall be not less than One
      Million Dollars (1,000,000) in respect to injury or death of one person
      and to the limit of not less than Two Million Dollars (2,000,000) in
      respect to any one accident and to the limit of not less than Five Hundred
      Thousand Dollars ($500,000) in respect to property damage. All such
      policies of insurance shall be issued in the name of Tenant and Landlord
      by a company reasonably satisfactory to Landlord and for the mutual and
      joint benefit and protection of the parties, and such policies of
      insurance or copies thereof shall be delivered to the Landlord.

<PAGE>

16.   MECHANIC'S LIENS.

      Tenant agrees that it will pay or cause to be paid all costs for all work
      done by it or caused to be done by it on the Demised Premises, and Tenant
      will keep the Demised Premises free and clear of all mechanic's liens and
      other liens on account of work done for Tenant or persons claiming under
      it. Tenant agrees to and shall indemnify, defend and save the Landlord
      free and harmless against liability, loss, damage, costs, attorneys' fees,
      and all other expenses on account of claims of Hen of laborers or
      materialmen or others for work performed or materials or supplies
      furnished for the Tenant or persons claiming under it.

      If the tenant shall desire to contest any claim of lien, it shall furnish
      the Landlord adequate security of the value or in the amount of the claim,
      plus estimated costs and interest, or a bond of a responsible corporate
      surety in such amount conditioned on the discharge of the lien. If a final
      judgment establishing the validity or existence of a lien for any amount
      is entered, the Tenant shall pay and satisfy the same at once.

      If the Tenant shall be in default in paying any charge for which a
      mechanic's lien claim and suit to foreclose the Lien have been filed, and
      shall not have given the Landlord security to protect the property and the
      Landlord against such claim of lien, the Landlord may (but shall not be
      required to) pay the said claim and any costs, and the amount so paid,
      together with reasonable attorneys' fees incurred in connection therewith,
      shall be immediately due and owing from the Tenant to the Landlord, and
      the Tenant shall pay the same to Landlord with interest at a maximum rate
      allowed under the Law of the State of California in effect at the time
      this Lease was executed from the dates of the Landlord's payments. Should
      any claims of lien be filed against the Demised Premises or any action
      affecting the title to such property be commenced, the party receiving
      notice of such lien or action shall forthwith give the other party written
      notice thereof. The Landlord or its representatives shall have the right
      to go upon and inspect the Demised Premises at all reasonable times and
      shall have the right to post and keep posted thereon notices of
      non-responsibility, or such other notices which the Landlord may deem to
      be proper for the protection of the Landlord's interest in the Demised
      Premises. The Tenant shall, before the commencement of any work which
      might result in any such lien, give to the Landlord written notice of his
      intention to do so in sufficient time to enable the posting of such
      notices.

17.   ABANDONMENT.

      Tenant shall not vacate or abandon the Demised Premises at any time during
      the term of this Lease; and if Tenant shall abandon, vacate or surrender
      the Demised Premises or be dispossessed by process of law, or otherwise,
      any personal property belonging to tenant and left on the Demised Premises
      shall be deemed to be abandoned, at the option of Landlord, except such
      property as may be mortgaged to Landlord.

      Tenant hereby waive all rights and procedures provided for by Sections
      1980 through 1991 of the Civil Code of the State of California as these
      sections relate to the disposition of personal property of Tenant
      remaining on the Demised Premises after the tenancy has been terminated
      and the Demised Premises have been vacated by the Tenant.

<PAGE>

18.   SIGNS AND AUCTIONS.

      Tenant shall not place or permit to be placed any sign, designs, words, or
      pictures upon the exterior or in or upon the windows of the Demised
      Premises without Landlord's prior written consent, nor shall Tenant change
      the color or exterior appearance of the Demised Premises without
      Landlord's prior written consent. Landlord's approved sign criteria
      drawings are attached hereto as an Exhibit, or if not available as of the
      execution of this Lease shall be provided to Tenant by Landlord. Tenant
      shall at its sole cost and expense prepare sign construction drawings, in
      accordance with said criteria drawings, which shall be submitted to
      Landlord for Landlord's written approval. Tenant agrees to install a sign
      in accordance with the approved sign construction drawings within thirty
      (30) days after the commencement of the term of the Lease.

      Tenant, at its sole cost and expense, shall be allowed to place its sign
      on the facade of the Premises in accordance to Landlord's sign criteria
      and on two (2) monument signs, one on Gale Ave and one on Hacienda Blvd.,
      in the space immediately to the right of the existing 99 Cents Only Store
      sign, as indicated on Exhibit A of the Lease as "Permitted Tenant Sign."
      Tenant shall place such signs on the monument sign within sixty (60) days
      of the Lease Commencement date or Tenant shall forfeit it's right to place
      such signs.

      Tenant shall not, without Landlord's prior written consent, display or
      sell merchandise or keep or place any promotional or advertising signs,
      devices or materials outside the defined exterior walls and permanent
      doorways of the Demised Premises. Tenant shall not conduct or permit to be
      conducted any sale by auction in, upon or from the Demised Premises,
      whether said auction be voluntary, involuntary, pursuant to any assignment
      for the payment of creditors, or pursuant to any bankruptcy or other
      solvency proceeding.

19.   UTILITIES.

      Tenant shall pay before delinquent all charges for water, gas, heat,
      electricity, power, telephone service, and all other services of utilities
      used in, upon, or about the Demised Premise by Tenant or any of its
      Subtenants, licensees, or concessionaires during the term of this Lease.
      If any utility is not separately metered, Tenant agrees to reimburse
      Landlord for the cost of said service, plus a 15% management fee.

20.   ENTRY AND INSPECTION.

      Tenant shall permit Landlord and its agents to enter into and upon the
      Demised Premises at all reasonable times for the purpose of inspecting the
      same or for the purpose of maintaining the building in which said Demised
      Premises are situated, or for the purpose of making repairs, alterations
      or additions to any other portion of said building , including the
      erection and maintenance of such scaffolding, canopy, fences and props as
      may be required, or for the purpose of posting notices of non-liability
      for alterations, additions or repairs, or for the purpose of placing upon
      the property in which the Demised Premises are located any usual or
      ordinary "For Sale" or "For Lease" signs. Landlord shall be permitted to
      do any of the above without any rebate of rent and without any liability
      to Tenant for any loss of occupation or quiet enjoyment of the Demised
      Premises thereby occasioned. Tenant shall permit Landlord or its agents,
      of any time within a sixty (60) day period prior to expiration of the
      Lease term, during normal business hours, to enter upon said Demised
      Premises and exhibit same to prospective tenants.

<PAGE>

21.   DAMAGE AND DESTRUCTION ON DEMISED PREMISES.

      In the event of, (a) partial or total destruction of the Demised Premises
      or the building containing same during the term which requires repairs to
      either the Demised Premises or the building, or (b) the Demised Premises
      or the building being declared unsafe or unfit for occupancy by any
      authorized public authority for any reason other than Tenant's act, use or
      occupancy, which declaration requires repairs to either the Demised
      Premises or the building, Landlord shall forthwith make said repairs
      provided Tenant gives to Landlord thirty (30) days written notice of the
      necessity therefore. No such partial destruction (including any
      destruction necessary in order to make repairs required by any declaration
      made by any public authority) shall in any way annul or void this Lease
      except that Tenant shall be entitled to a proportionate reduction of the
      Minimum Guaranteed Rental while such repairs are being made, such
      proportionate reduction to be based upon the extent to which the making of
      such repairs shall interfere with the business carried on by Tenant in
      said Demised Premises. However, if during the last two (2) years of the
      term of this Lease the building is damaged as a result of fire or any
      other insured casualty to an extent in excess of twenty-five percent (25%)
      of its then replacement cost, (excluding foundation(s)), Landlord may
      within thirty (30) days following the date such damage occurs, terminate
      this Lease by written notice to Tenant. If Landlord, however, elects to
      make said repairs, and provided Landlord uses due diligence in making said
      repairs, this Lease shall continue in full force and effect, and the
      minimum guaranteed rental shall be proportionately reduced as herein above
      provided. If Landlord elects to terminate this Lease, all rentals shall be
      prorated between Landlord and Tenant as of the date of such destruction.

      The foregoing to the contrary notwithstanding, if the building is damaged
      or destroyed at any time during the term thereof to an extent of more than
      twenty-five percent (25%) of its then replacement cost (excluding
      foundation(s)) as a result of casualty not insured against, Landlord may
      within thirty (30) days following the date of such destruction terminate
      this Lease upon written notice to Tenant. If Landlord does not elect to so
      terminate because of said uninsured casualty, Landlord shall promptly
      rebuild and repair said Demised Premises and Tenant's rental obligation
      shall be proportionately reduced as herein above provided.

<PAGE>

      In respect to any partial or total destruction (including any destruction
      necessary in order to make repairs required by any such declaration of any
      authorized public authority) which Landlord is obligated to repair or may
      elect to repair under the terms of this Article 21, Tenant waives any
      legal, equitable or statutory right it may have to cancel this Lease as a
      result of such destruction.

22.   ASSIGNMENT AND SUBLETTING

      A.    Restriction of Tenant's Rights. Tenant shall not assign this Lease,
            or any right or interest, voluntarily, involuntarily, or by
            operation of law, or otherwise hypothecate or encumber all or any
            part of Tenant's interest in this Lease, nor sublet the Premises or
            any part thereof, nor permit any subtenant, franchisee or
            concessionaire on the Premises(collectively "assignment of the
            Lease" or "assign the Lease" and the proposed transferee "assignee")
            without full compliance with this Article 22.

      B.    Request to Assign the Lease. If Tenant desires to assign the Lease,
            it shall submit to Landlord, in writing, all of the following:

            (i)   all agreements and letters of intent between Tenant and other
                  parties to the proposed transaction including documentation
                  thereof, and sources, commitments and terms of any financing
                  arrangements;

            (ii)  the identity of any escrow holders and real estate or business
                  brokers involved, together with copies of escrow instructions
                  and agreements with any real estate and business brokers;

            (iii) a Summary of proposed assignees:

                  (a)   business history;

                  (b)   business plan for the Premises;

                  (c)   financial statements (balance sheet and full prior year
                        and present year to date income statements) completed,
                        dated and signed within thirty(3O) days prior to
                        submission, together with a complete copy of the most
                        recently filed federal income or franchise tax returns;

                  (d)   a listing of the key employees, partners and financial
                        backers, together with background, personal and other
                        pertinent information concerning each of them; and

                  (e)   business, trade and personal references; and

            (iv)  a description of any proposed changes to the Premises. In
                  addition, Tenant shall concurrently submit to Landlord the
                  non-refundable sum of $500 to partially reimburse Landlord for
                  its cost of reviewing the above described material. If
                  Landlord determines that in order to properly review this
                  material, professional assistance is required, Tenant shall be
                  notified of the same in advance, and shall, in addition,
                  reimburse Landlord for the cost of such professional
                  assistance.

<PAGE>

C.    Response to Request to Assign the Lease.

      Landlord shall not be required to commence its review of Tenant's request
      until it shall have received all of the above described items, in form
      reasonably satisfactory to Landlord, and upon such receipt, shall have a
      reasonable time period during which to review the same. In view of the
      complexity of the material to be submitted, the parties agree that between
      30 and 60 days is a reasonable time period. Landlord after review of those
      items submitted pursuant to subparagraph B, shall have the right to
      request from Tenant additional information should Landlord determine that
      the items submitted pursuant to subparagraph B are not sufficient for a
      proper analysis of the proposed assignment of the Lease. Tenant shall
      promptly and completely respond to any such requests for additional
      information. Landlord's consent to a requested assignment of the Lease,
      submitted as set forth in subparagraph B, shall be granted or denied in
      Landlord's sole judgment, provided Landlord's consent shall not be
      unreasonably denied. The parties agree that Landlord would be acting
      reasonably in denying consent, if by example (but not by way of
      limitation) the proposed assignee's net worth is less than that of Tenant;
      the proposed assignee's business experience is less than that of Tenant;
      the proposed assignee already operates more than one other business in the
      shopping center; the proposed assignee is by character or of a background
      (or through past business dealings) unacceptable to Landlord; the proposed
      transferee's business may achieve lower gross sales and therefore provide
      less percentage rent to Landlord; the business to be conducted by the
      proposed transferee is not compatible with that of other tenants in the
      shopping center, or is not likely to enhance the draw of customers to the
      shopping center; the proposed assignee desires material changes to the
      Demised Premises, without regard to responsibility for the costs of such
      changes; the proposed transfer will create a vacancy elsewhere in the
      shopping center or in other property owned by the Landlord; the proposed
      transferee is a person with whom Landlord is, or recently has been,
      negotiating to lease space in property owned by Landlord, including the
      shopping center; Tenant is in default under the Lease, or has defaulted
      hereunder on more than three (3) occasions during the twelve (12) months
      preceding the request by Tenant; or the proposed business plan (or past
      business history) indicates a possible likelihood of detriment to any
      portion of the shopping center or to the rent to be received by Landlord
      hereunder or under any other agreement to which Landlord is a party. In
      addition, Landlord reserves the right to condition Landlord's consent to
      any assignment, sublease, or other transfer upon Landlord's receipt of a
      written agreement, executed by Tenant, pursuant to which Tenant shall pay
      to Landlord all rent or other consideration received by Tenant from any
      assignee, subtenant or transferee in excess of the rent called for
      hereunder, or in the case of the sublease or transfer of a portion of the
      Demised Premises, in excess of such rent fairly allocable to such portion.
      Any such excess shall be considered rent to Landlord, and Landlord may
      require its payment either in a lump sum, initially, or over the term of
      the assignment, sublease or other transfer.

D.    Modification to the Lease.

      In order to facilitate the requested assignment of the Lease, Landlord may
      suggest to Tenant modifications to the Lease or to the terms of the
      material submitted to Landlord pursuant to this Article. Any such
      suggestions shall not be deemed a consent or conditional consent to the
      proposed transaction; only an unconditional written consent, signed by
      Landlord, shall be binding upon Landlord.

<PAGE>

E.    Limitation of Landlord's Consent.

      The consent to any proposed assignment of the Lease:

            (i)   shall not be deemed to be a consent to any subsequent
                  attempted or proposed assignment of the Lease;

            (ii)  shall not be deemed to be a consent to any change in the use
                  of the Premises or the trade name under which the Premises are
                  to be operated; or

            (iii) shall not in any way relieve Tenant, or any Guarantor, and /or
                  any Subsequent assignee or Guarantor of liability under this
                  Lease. Any attempted or purported assignment of the Lease made
                  without obtaining the prior written consent of Landlord shall,
                  at the option of Landlord, be null and void and /or constitute
                  a default under this Lease.

F.    Corporate Stock or Partnership Interests of Tenant.

      In the event Tenant is a corporation whose stock is not traded on a public
      stock exchange, or in the event Tenant is a partnership, any attempted
      dissolution, merger, consolidation, or other reorganization of such
      corporation or partnership, or any attempted sale or other transfer of a
      controlling percentage of the corporate stock of Tenant, or of controlling
      partnership interests in Tenant, as the case may be, shall constitute an
      attempted assignment of the Lease for all purposes of this Article. The
      term "controlling percentage" means the ownership of stock or partnership
      interest possessing or having the right to exercise at least thirty
      percent (30%) of the total combined voting power of all classes of such
      stock or partnership interests.

23.   DEFAULT.

      If Tenant fails to make any payment required by the provisions of this
      Lease when due, or fails within a reasonable period of time, not to exceed
      thirty (30) days, after written notice thereof to correct any breach or
      default of the other covenants, terms or conditions of this Lease, or if
      Tenant breaches this Lease and abandons the property before the end of the
      term, Landlord shall have the

      right at any time thereafter to elect to terminate said Lease and Tenant's
      right to possession thereunder. Upon such termination, Landlord shall have
      the right to recover against Tenant:

      A.    The worth at the time of award of the unpaid rent which had been
            earned at the time of termination;

      B.    The worth at the time of award of the amount by which the unpaid
            rent which would have been earned after termination until the time
            of award exceeds the amount of such rental loss that the Tenant
            proves could have been reasonably avoided;

      C.    The worth at the time of award of the amount by which the unpaid
            rent for the balance of the term after the time of award exceeds the
            amount of such rental loss that the Tenant proves could be
            reasonably avoided; and

<PAGE>

      D.    Any other amount necessary to compensate the Landlord for all the
            detriment consequentially caused by Tenant's failure to perform its
            obligations under the Lease or which in the ordinary course of
            things would be likely to result therefrom.

            The "worth at the time of award" of the amounts referred to in
            subparagraphs A and B above shall be computed by allowing interest
            at ten percent (10%) per annum. The worth at the time of award of
            the amount referred to in subparagraph C shall be computed by
            discounting such amount at the discount rate of the Federal Reserve
            Bank of San Francisco at the time of award plus one percent (1%).

            Such efforts as Landlord may make to mitigate the damages caused by
            Tenant's breach of this Lease shall not constitute a waiver of
            Landlord's right to recover damages against Tenant hereunder, nor
            shall anything herein contained affect Landlord's right to
            indemnification from Tenant for any liability arising prior to the
            termination of this Lease for personal injuries or property damage,
            and Tenant hereby agrees to indemnify and hold Landlord harmless
            from any such injuries or property damage, including all attorneys'
            fees and costs incurred by Landlord in defending any action brought
            against Landlord for any recovery thereof, and in enforcing the
            terms and provisions of this indemnification against Tenant.

            Notwithstanding any of the foregoing, the breach of this Lease by
            Tenant, or any abandonment of the Demised Premises by Tenant, shall
            not constitute a termination of this Lease, or of Tenant's right of
            possession hereunder, unless and until Landlord elects to do so, and
            until such time Landlord shall have the right to enforce all of its
            rights and remedies under this Lease, including the right to recover
            rent, and all other payments to be made by Tenant hereunder, as it
            becomes due; provided, that until such time as Landlord elects to
            terminate this Lease, and Tenant's right of possession hereunder,
            Tenant shall have the right to sublet the Demised Premises or to
            assign its interests in this Lease, in accordance with the terms of
            this Lease.

            The parties hereto agree that acts of maintenance or preservation or
            efforts to release the Demised Premises, or the appointment of a
            receiver upon the initiative of the Landlord to protect its
            interests under this Lease shall not constitute a termination of
            Tenant's right of possession unless accompanied by a written notice
            from Landlord to Tenant of Landlord's election to so terminate.

24.   ASSIGNMENT OF RENTS.

      As security for the performance by Tenant of all of its duties and
      obligations hereunder, Tenant does hereby assign to Landlord the right,
      power and authority, during the continuance of this Lease, to collect the
      rents, issues and profits of the Demised Premises, reserving onto Tenant
      the right, prior to any breach or default by it hereunder, to collect and
      retain said rents, issues and profits as they become due and payable. Upon
      any such breach or default, Landlord shall have the right at any time
      thereafter, without notice except as provided for above, either in person,
      by agent or by a receiver to be appointed by a court, to enter and take
      possession of said Demised Premises and collect such rents, issues and
      profits, including those past due and unpaid, and apply the same, less
      costs and expenses of operation and collection, including reasonable
      attorneys' fees, upon any indebtedness secured hereby, and in such order
      as Landlord may determine.

      Landlord's remedies under this Lease are cumulative, and shall be in
      addition to any other remedies and rights Landlord may have at law or in
      equity.

25.   TENANT'S FINANCIAL CONDITION.

      Tenant acknowledges that Landlord has executed this Lease in reliance on
      the financial information furnished by Tenant to Landlord as to Tenant's
      financial condition. In the event that it is determined by any time
      subsequent to the date of this Lease that any of the financial information
      furnished by Tenant is substantially untrue or inaccurate, Tenant shall be
      deemed to be in default under this Lease, which default shall not be
      subject to cure, and which shall entitle Landlord to exercise all remedies
      reserved to Landlord under this Lease or otherwise available to Landlord
      at law.

<PAGE>

26.   NO WAIVER OF BREACHES.

      The subsequent acceptance of rental hereunder by landlord shall not be
      deemed to be a waiver of any preceding breach by Tenant of any term,
      covenant or condition of this Lease, other than the failure of Tenant to
      pay the particular rental so accepted, regardless of Landlord's knowledge
      of such preceding breach at the time of acceptance of such rental. No
      term, covenant or condition of this Lease shall be deemed to have been
      waived by Landlord unless such waiver be in writing and signed by
      Landlord.

27.   INSOLVENCY OF TENANT.

      Tenant agrees that in the event all, or substantially all, of its assets
      are placed in the hands of a receiver or trustee, and in the event such
      receivership or trusteeship continues for a period often (10) days, or
      should Tenant make an assignment for the benefit of creditors or be
      adjudicated a bankrupt, or should Tenant institute any proceedings under
      any state or federal bankruptcy act wherein Tenant seeks to be adjudicated
      a bankrupt, or seeks to be discharged of its debts, or should any
      involuntary proceeding be filed against Tenant under such bankruptcy laws
      and Tenant consents thereto or acquiesces therein by pleading or default,
      then this Lease or any interest in and to the Demised Premises shall not
      become an asset in any of such proceedings and, in any of such events and
      in addition to any and all rights or remedies of Landlord hereunder or as
      provided by law, it shall be lawful for Landlord at his option to declare
      the term hereof ended and to re-enter the Demised Premises and take
      possession thereof and remove all persons therefrom and Tenant shall have
      no further claim herein or hereunder.

28.   SURRENDER OF LEASE.

      The voluntary or other surrender of this Lease by Tenant, or of mutual
      cancellation thereof, shall not work a merger, and shall, at the option of
      Landlord, terminate all or any existing subleases or subtenancies, or may
      , at the option of Landlord, operate as an assignment to him of any or all
      of such subleases or subtenancies.

29.   SALE OF PREMISES BY LANDLORD.

      In the event of any sale of the Demised Premises by Landlord, Landlord
      shall be and is hereby entirely freed and relieved of all liability under
      any and all of its covenants and obligations contained in or derived from
      this Lease arising out of any act, occurrence or omission occurring after
      the consummation of such sale; and the purchaser, at such sale or any
      subsequent sale of the Demised Premises, shall be deemed without any
      further agreement between the parties or their successors in interest or
      between the parties and any such purchaser, to have assumed and agreed to
      carry out any and all of the covenants and obligations of the Landlord
      under this Lease.

30.   HOURS OF BUSINESS.

      Subject to the provisions of Article 17 hereof, Tenant shall continuously
      during the entire term hereof conduct and carry on, under the trade name
      and style set forth in Article 1, above, Tenant's business in the Demised
      Premises and shall keep the Demised Premises open for business and cause
      Tenant's business to be conducted therein during the hours agreed mutual
      agreement between Landlord and Tenant to be open for business; provided,
      however, that this provision shall not apply if the Demised Premises
      should be closed and the business of Tenant temporarily discontinued
      therein on account of strikes, lockouts, or similar causes beyond the
      reasonable control of Tenant, or closed for not more than three (3) days
      out of respect to the memory of any deceased officer or employee of
      Tenant, or the relative of any such officer or employee. Tenant shall keep
      the Demised Premises adequately stocked with merchandise, and with
      sufficient sales personnel to care for the patronage, and to conduct said
      business in accordance with sound business practices. Tenant expressly
      acknowledges that the ongoing conduct of Tenant's business in the Demised
      Premises is of material concern to Landlord, and that Landlord may suffer
      economic harm and other detriment through Tenant's failure to conduct the
      business as aforesaid, and that the failure to conduct the business in the
      manner described herein shall be a material breach of this Lease,
      notwithstanding Tenant's current payment of rent and related charges.

<PAGE>

31.   ATTORNEYS' FEES.

      If any dispute or action between Landlord or Tenant arises out of this
      Lease, the prevailing Party in such dispute or action shall be entitled to
      recover its reasonable attorneys' fees from the other as determined by the
      court. If Landlord is involuntarily made a party defendant to any
      litigation concerning this Lease or the Demised Premises by reason of any
      act or omission of Tenant, then, Tenant shall hold harmless Landlord from
      all liabilities by reason thereof, including reasonable attorneys' fees
      and all costs incurred by Landlord in such litigation.

32.   SECURITY DEPOSIT.

      Tenant contemporaneously with the execution of this Lease, has deposited
      with Landlord the sum of Thirty Thousand and 00/100 Dollars ($30,000.00)
      receipt of which is hereby acknowledged by Landlord, said deposit being
      given to secure the faithful performance by the Tenant of all of the
      terms, covenants, and conditions of this Lease by the Tenant to be kept
      and performed during the term hereof. Tenant agrees that if the Tenant
      shall fail to pay the rent herein reserved promptly when due, said deposit
      may, at the option of the Landlord (but Landlord shall not be required to)
      be applied to any rent due and unpaid, and if the Tenant violates any of
      the other terms, covenants, and conditions of this Lease, said deposit
      shall be applied to any damages suffered by Landlord as a result of
      Tenant's default to the extent of the amount of the damages suffered.

      Nothing contained in this Article 32 shall in any way diminish or be
      construed as waiving any of Landlord's other remedies as provided in
      Article 23 hereof, or by law or in equity. Should the entire security
      deposit, or any portion thereof, be appropriated and applied by Landlord
      for the payment of overdue rent or other sums due and payable to Landlord
      by Tenant hereunder, then Tenant shall on the written demand of Landlord,
      forthwith remit to Landlord a sufficient amount in cash to restore said
      security deposit to its original amount, and Tenant's failure to do so
      within fifteen (15) days after receipt of such demand, shall constitute a
      breach of this Lease. Should Tenant comply with all of the terms,
      covenants, and conditions of this Lease and promptly pay all of the rental
      herein provided for as it falls due, and all other sums payable by Tenant
      to Landlord hereunder, such security deposit shall be returned in full to
      Tenant of the end of the term of this Lease, or upon the earlier
      termination of this Lease pursuant the provision of Article 21 hereof,
      except in the event the Demised Premises are sold as a result of the
      exercise of any power of sale under any mortgage or deed of trust, in
      which event this lease shall be automatically amended to delete any
      reference to this Article 32, and Tenant shall be entitled to immediate
      reimbursement of its security deposit from the party then holding said
      deposit. Any funds held by Landlord as a security deposit pursuant to this
      paragraph which are ultimately returned to Tenant shall be returned
      without accruing any interest on said security deposit funds.

33.   HOLDING OVER.

      Any holding over after the expiration of the term of this Lease, with the
      consent of Landlord, shall be construed to be a tenancy from month to
      month, cancelable upon thirty (30) days written notice, and at a rental
      and upon terms and conditions as existed during the last year of the term
      hereof, except that the Guaranteed Minimum Monthly Rental shall be
      increased to one hundred and ten percent (110%) of the Guaranteed Minimum
      Monthly Rental during the last year of the term hereof, or fair market
      value, whichever is greater.

34.   NOTICES.

      Wherever in this Lease it shall be required or permitted that notice and
      demand be given or served by either party to this Lease to or on the
      other, such notice or demand shall be given or served and shall not be
      deemed to have been duly given or served unless in writing and forwarded
      by certified mail, return receipt requested, addressed as follows:

<PAGE>

TO:      Landlord                        TELEPHONE: (626) 281-1128
         Mar,L.L.C.
AT:      331 N. Atlantic Blvd.,
         Suite 200 Monterey Park,
         CA 91754

TO:     Tenant                           TELEPHONE: (626) _________
        Top Group Holdings, Inc.
AT:     Premises or

      Either party may change such address by written notice by certified mail
      to the other.

      Notices or demands shall also be deemed to be properly given or served if
      successfully transmitted on facsimile machine, telecopier, or telex,
      provided that the party to whom such notice or demand is given has such a
      machine in operation. All notices and demands shall be deemed given upon
      transmittal, which, in the case of mail, shall be upon mailing.

35.   SUCCESSORS IN INTEREST.

      The covenants herein contained shall, subject to the provisions as to
      assignment and sale of the Demised Premises by Landlord apply to and bind
      the heirs, successors, executors, administrators and assigns of all the
      parties hereto; and all of the parties hereto shall be jointly and
      severally liable hereunder.

36.   TENANT'S PERFORMANCE.

      In the event Tenant shall fail within any time limits which may be
      provided herein to complete any work or perform any other requirements
      provided to be performed by Tenant prior to the commencement of the term
      hereof, or in the event Tenant shall cause a delay in the completion of
      any work, Landlord may send Tenant written notice of said default and if
      said default is not corrected within ten (10) days thereafter, Landlord
      may by written notice prior to the curing of said default terminate this
      Lease. Landlord shall be entitled to retain as liquidated damages all
      deposits made hereunder and such improvements as Tenant may have annexed
      to the real estate that cannot be removed without damage thereto.

37.   FORCE MAJEURE.

      If either party hereto shall be delayed or prevented from the performance
      of any act required hereunder by reason of acts of God, strikes, lockouts,
      labor troubles, objective inability to procure materials, restrictive
      governmental laws or regulations or other cause without fault and beyond
      the control of the party obligated (financial ability excepted),
      performance of such act shall be excused for the period of the delay and
      the period for the performance of any such act shall be extended for a
      period equivalent to the period of such delay; provided, however, nothing
      in this Article 37 contained shall excuse Tenant from the prompt payment
      of any rental or other charge required of Tenant hereunder except as may
      be expressly provided elsewhere in this Lease.

38.   PARTIAL INVALIDITY.

      If any term, covenant, condition or provision of this Lease is held by a
      court of competent jurisdiction to be invalid, void or unenforceable, the
      remainder of the provisions herein shall remain in full force and effect
      and shall in no way be affected, impaired or invalidated thereby.

39.   MARGINAL CAPTIONS.

      The various headings and numbers herein and the grouping of the provisions
      of this Lease into separate articles and paragraphs are for the purpose of
      convenience only and shall not be considered a part thereof.

<PAGE>

40.   TIME.

      Time is of the essence of this Lease.

41.   SUBORDINATION, ATTORNMENT.

      This Lease, at Landlord's option, shall be subordinate to the lien of any
      first deed of trust or first mortgage subsequently placed upon the real
      property of which the Demised Premises are a part, and to any and all
      advances made on the security thereof, and to all renewals, modifications,
      consolidations, replacement and extensions thereof; provided, however,
      that as to the lien of any such deed of trust or mortgage Tenant's right
      to quiet possession of the Demised Premises shall not be disturbed if
      Tenant is not in default and so long as Tenant shall pay the rent and
      observe and perform all of the provisions of this Lease, unless this Lease
      is otherwise terminated pursuant to its terms. If any mortgagee, trustee
      or ground lessor shall elect to have this Lease prior to the lien of its
      mortgage, deed of trust, or ground lease, and shall give written notice
      thereof to Tenant, this Lease shall be deemed prior to such mortgage, deed
      of trust or ground lease, whether this Lease is dated prior or subsequent
      to the date of said mortgage, deed of trust or ground lease or the date of
      recording thereof.

      In the event any proceedings are brought for foreclosure, or in the event
      of the exercise of the power of sale under any mortgage or deed of trust
      made by the Landlord covering the Demised Premises, Tenant shall attorn to
      the purchaser upon any such foreclosure or sale and recognize such
      purchaser as the Landlord under this Lease. At the option of any holder of
      any first mortgage or deed of trust encumbering the real property of which
      the Demised Premises are a part ("Lender"), the Lender shall have the
      right to cause this Lease to be prior and superior to the lien of the
      Lender's mortgage or deed of trust effective upon written notice by the
      Lender ("Lender's Notice") to Tenants. Upon the giving of Lender's Notice
      to Tenant, this Lease shall automatically be deemed to be prior and
      superior to the Lender's mortgage or deed of trust and no further
      instrument shall be required in order for the provisions of this paragraph
      to be effective. Within ten (10) days after the Lender's request, Tenant
      shall execute and deliver to the Lender any agreement requested by the
      Lender to evidence the provisions of this paragraph; provided, however,
      that Tenant's failure to execute any such agreement shall in no way affect
      the self-operative nature of Lender's Notice.

      Notwithstanding anything to the contrary contained in this Lease, no
      Lender who acquires title to all or part of the real property of which the
      Demised Premises are a part (a) shall be liable for any act or omission of
      any prior Landlord under this Lease; (b) shall be subject to any offset,
      defense or counterclaim which Tenant may have against a prior Landlord
      under this Lease; or (c) shall be obligated (i) to return any security
      deposit now or hereafter paid by Tenant under this Lease; (ii) to return
      any prepaid rent or other amounts prepaid by Tenant under this Lease; or
      (iii) to grant Tenant a credit for any such security deposit, prepaid
      rent, or other prepaid amounts (excluding monthly rent and other charges
      which have not been prepaid for more than one month in advance), except to
      the extent, if any, that such Lender has actually and unconditionally
      received such security deposit, prepaid rent, or other prepaid amounts.
      Nothing contained in this paragraph shall be deemed to affect Tenant's
      right to terminate this Lease based upon a breach of this Lease by
      Landlord, subject to the provisions of this lease for notice and an
      opportunity to cure which run in favor of Landlord and the Lender.

42.   ESTOPPELS.

      If upon any sale, assignment, or hypothecation of the Demised Premises or
      the land thereunder by Landlord, or at any other time, an estoppel
      certificate and/or financial statement shall be requested of Tenant,
      Tenant agrees within ten (10) days thereafter, to deliver such financial
      statement, and to deliver such estoppel certificate (in recordable form)
      addressed to any such proposed mortgagee or purchaser or to the Landlord
      certifying the requested information, including among other things the
      dates of commencement and termination of this Lease, the amounts of
      security deposits, and that this Lease is in full force and effect ( if
      such be the case) and that there are no differences, offsets or defaults
      of Landlord, or noting such differences, offsets or defaults as actually
      exist. Tenant shall be liable for any loss or liability resulting from any
      incorrect information certified, and such mortgagee and purchaser shall
      have the right to rely on such estoppel certificate and financial
      statement. Tenant shall in the same manner acknowledge and execute any
      assignment of rights to receive rents as required by any mortgagee of
      landlord.

<PAGE>

      Tenant acknowledges that Landlord may suffer substantial economic and
      other injury if Tenant fails to supply any such requested item. Therefore,
      should Tenant fail to supply such estoppel certificate, financial
      statement or assignment of rights within ten (10) days of the service on
      Tenant of a request for same, Tenant shall pay to Landlord additional rent
      equal to one-thirtieth (1/30) of the Guaranteed Minimum Monthly Rental for
      each day commencing with the eleventh day after said notice, until such
      item has been received. The daily additional rent shall be in addition to
      all other rent hereunder, shall be due and payable daily, and shall be in
      default if not so paid.

43.   REVISION OF EXHIBIT A.

      Following the commencement of the term, Landlord shall have the right, in
      Landlord's sole discretion, from time to time:

      A.    To make changes to the Common Areas, including, without limitation,
            changes in the location, size, shape and number of driveways,
            entrances, parking spaces, parking areas, loading and unloading
            areas, ingress, egress, direction of traffic, landscaped areas,
            walkways and utility raceways;

      B.    To close temporarily any of the Common Areas for maintenance
            purposes so long as reasonable access to the Premises remains
            available;

      C.    To designate other land outside the boundaries of the Shopping
            Center to be a part of the Common Areas;

      D.    To add additional buildings and improvements to the Common Areas;

      E.    To use the Common Areas while engaged in making additional
            improvements, repairs or alterations to the Shopping Center, or any
            portion thereof; and

      F.    To do and perform such other acts and make such other changes in, to
            or with respect to the Common Areas and Shopping Center as Landlord
            may, in the exercise of sound business judgment, deem to be
            appropriate.

44.   CONDEMNATION.

      In the event of a condemnation or a transfer in lieu thereof, twenty
      percent (20%) or more of the Demised Premises is taken, or in the event as
      a result of such taking or transfer in lieu thereof, Landlord is unable to
      provide the parking required by Article 7 hereof, Landlord or Tenant may,
      upon written notice given within thirty (30) days after such taking or
      transfer in lieu thereof, terminate this Lease. Tenant shall not be
      entitled to share in any portion of the award, and Tenant hereby expressly
      waives any right or claim to any part thereof. Tenant shall, however, have
      the right to claim and recover, only from the condemning authority ( but
      not from landlord), any amounts necessary to reimburse Tenant for the cost
      of removing stock and fixtures.

45.   NO ORAL AGREEMENTS OR REPRESENTATIONS.

      This Lease covers in full each and every agreement of every kind or nature
      whatsoever between the parties hereto concerning this Lease, and all
      preliminary negotiations and agreement of whatsoever kind or nature are
      merged herein, and there are no oral agreements or implied covenants.
      Without limiting the foregoing, Landlord specifically does not warrant
      that any other occupant, present or future, in the shopping center of
      which the Demised Premises is a part, shall be or remain an occupant
      during the term of the Lease. Landlord does not warrant that any
      particular tenant, user or type of use shall be present in the shopping
      center, notwithstanding any notations on Exhibit A or any other site plan
      or schematic representation now or hereafter in existence.

46.   MERCHANTS' ASSOCIATION.

      A Merchants' Association will be created if by a two-thirds written vote
      of the tenants, the tenants so elect. For all purposes in connection with
      the Merchants' Association, each individual lease shall create a separate
      member tenant, even if one lessee occupies more than one store. As soon as
      the Merchants' Association has been formed Tenant will become a member,
      participate fully, and remain in good standing in it, and abide by its
      regulations. Each member tenant shall have one vote in the operation of
      said Association. The objects of such Association shall be to encourage
      its members to deal fairly and courteously with their customers, to sell
      their merchandise of service at fair prices, to follow ethical business
      practices, to assist the business of the tenants by sale promotions and
      center-wide advertising. The tenant agrees to pay dues to the Merchants'
      Association as approved by a majority vote of the members of the
      Association, increasing said dues to the extent required by increases in
      the costs of promotional, public relations and advertising services, or as
      the members may agree. Nothing in the Bylaws or regulations of the said
      Association shall conflict with the provisions of this Lease or in any way
      shall affect the rights of the Landlord. Landlord shall have no obligation
      to participate in such Merchant's Association, or to contribute to its
      support.

<PAGE>

47.   LIMITATION OF LIABILITY.

      Tenant expressly agrees that its sole recourse in the event of a claim of
      default by Landlord shall be against Landlord itself, and Tenant shall
      have no recourse against, nor will it sue, name, seek to execute against
      or otherwise subject to legal process any officer, director, or
      shareholder of Landlord in connection with any breach, claim of breach or
      action for performance or declaration of rights related to this
      transaction contemplated by this Agreement. Landlord shall not be in
      default unless Landlord fails to perform obligations required of Landlord
      within a reasonable time, but in no event later than thirty (30) days
      after written notice by Tenant to Landlord and to any Lender whose name
      and address shall have previously been furnished to Tenant in writing,
      specifying the obligation which Landlord has failed to perform; provided,
      however, that if the nature of Landlord's obligation is such that more
      than thirty (30) days are required for performance, then Landlord shall
      not be in default if Landlord commences performance within such 30-day
      period and thereafter diligently pursues the same to completion.

48.   WAIVER OF REDEMPTION BY TENANT.

      Tenant hereby waives for Tenant and for all those claiming under Tenant
      all right now or hereafter existing to redeem by order or judgment of any
      court or by any legal process or writ, Tenant's right of occupancy of the
      Premises after any termination of this Lease.

49.   CAPACITY AND AUTHORITY.

      If Tenant is a corporation, Tenant and each individual executing this
      Lease on Tenant's behalf, warrants, by its executing hereof, that Tenant
      is in good standing, authorized to do business in California, and
      authorized and empowered to execute and deliver this Lease, and to perform
      the acts provided for herein. If Tenant is a partnership, joint venture,
      or other unincorporated association, each individual executing the Lease
      on behalf of Tenant represents and warrants that the entity is duly formed
      and authorized to do business in California, and upon such execution, the
      entity shall be fully bound to perform hereunder. In all events, Tenant
      and the individuals executing this Lease on Tenant's behalf, shall, upon
      Landlord's request, supply Landlord with written certificates or other
      appropriate indicia of authority and capacity.

50.   GUARANTEE.

      If this lease shall have been guaranteed, any such guarantee shall be
      deemed a material part of the consideration for Landlord's execution of
      this Lease. If the guarantor under any such guarantee is or becomes
      bankrupt or insolvent, makes an assignment for the benefit of creditors,
      or institutes or is the subject of any proceeding under the Bankruptcy Act
      or other similar law for the protection of creditors (or, if the guarantor
      is a partnership or consists of more than one person or entity, if any
      partner of the partnership or such other person or entity is or becomes
      bankrupt or insolvent, institutes any such proceeding, or makes an
      assignment for the benefit of creditors), then Landlord shall have the
      option to terminate this Lease upon thirty (30) days written notice unless
      Tenant, within such thirty (30) day period, provides Landlord with either
      (i) a substitute or additional guarantor satisfactory to Landlord and any
      Mortgagee of Landlord, or (ii) adequate assurance of the performance of
      each and every obligation of Tenant hereunder, satisfactory to Landlord
      and such Mortgagee; provided, however, that no such termination of this
      Lease shall become effective without the prior written consent of such
      Mortgagee, if required under any agreements between Landlord and such
      Mortgagee.

<PAGE>

51.   OPTION TO RENEW.

      (A)   Option Conditions: Tenant shall have the option to extend the term
            of this Lease for one (1) additional five-year period commencing
            upon the expiration of the initial five-year term hereof. The option
            to extend the term of the Lease shall automatically be exercised
            unless Tenant delivers to Landlord written notice of Tenant's intent
            not to exercise such option which shall be given to Landlord in
            writing not less than six (6) months prior to the expiration of the
            initial five-year term. In addition to the foregoing, the option
            shall lapse and terminate if Tenant shall have previously breached
            or otherwise failed to perform under the Lease since its inception;
            Landlord at his sole discretion, may declare the option to extend
            null and void.

      (B)   Option Terms: In the event Tenant shall exercise its option to
            extend the term of this Lease, as herein above provided, all
            covenants, conditions, and provisions of this Lease shall be and
            remain in full force and effect, except the minimum monthly rent
            shall be annually increased by four percent (4%).

      IN WITNESS WHEREOF, the parties have duly executed this Lease together
      with the herein referred to Exhibits which are attached hereto, on the
      date and year first above written.

 DATE: _______________________           DATE:

 LANDLORD:                               TENANT:
 Mar, Limited Liability Company          Top Group Holdings, Inc

_______________________________          By:
 Kenny M. Mar
                                         Its:CALIFORNIA RETAIL LEASE

                         Landlord: VON KARMAN PLAZA, LLC

                        Tenant: TOP GROUP HOLDINGS, INC.

                                   dba: SOYODO

                                Date: July   , 2005

<PAGE>

                           SUMMARY OF LEASE PROVISIONS

      The following is a Summary of certain provisions of the Lease. In the
event of any conflict between this Summary and a provision contained in the
Lease, the Lease provision shall control.

Execution Date:         July 21st, 2005

Name & Location of
Shopping Center:        Von Karman Plaza Von Karman and Barranca Pkwy Irvine, CA

Name of Landlord:       Von Karman Plaza, LLC, a Delaware limited liability
                        company

Landlord's Address
for Payments            Von Karman Plaza, LLC PO Box
                        4900-Unit  78   Portland,   OR
                        97208-4900

Landlord's Address
for Notices:            Von  Karman  Plaza,  LLC 523  South
                        Shore Center West Alameda,CA 94501

Name & Leased Premises
Address for Tenant:     Top Group Holdings, Inc. dba: Soyodo 2244 Barranca Drive
                        #B Irvine, CA 92606

Specific Use of
Premises:               The Premises shall be used for the operation of a first
                        class retail store selling books, magazines, audio/video
                        products, office supplies and consumer electronics and
                        for no other purpose. See "Exhibit D Uses " attached
                        hereto for prohibited/restricted uses.

Trade Name Under
Which Tenant Shall
Operate:                Soyodo

Tenant's Address for
Notices and Billing:    Top Group  Holdings,  Inc., a Delaware  corporation
                        2244 Barranca Drive #B Irvine, CA 92606

Lease Term:             36 full calendar months plus any partial first month

Plan Approval Date:     N/A

Landlord's Work
Allowance:              None

TI Allowance:           None.

Estimated Substantial
Completion Date:        Tenant accepts premises in "AS IS" condition

Length of Fixturing
Period:                 Approximately 4 days

Term Commencement Date: July 21, 2005

Term Expiration Date:   July 30, 2008

<PAGE>

Approximate Square
Footage of Premises:    Approximately 2,375 square feet

Base Rent: Months       Monthly Rent

Partial Month
$4,988.00               $2.10 per sq. ft. - NNN 1 - 12
$4,988.00               $2.10 per sq. ft. - NNN 13-24
$5,187.00               $2.18 per sq. ft. - NNN 25-36
$5,395.00               $2.27 per sq. ft. - NNN

Tenant's Proportionate
Share:                  2,375 / 262,422 = .009% of the Shopping Center

Percentage Rent Rate:   Five percent (5%) of annual gross sales versus  minimum
                        annual rent as defined in the Lease.

Break Point:            As referenced above.

Business to Be
Conducted By Tenant:    The Premises shall be used for the operation of a first
                        class retail store selling books, magazines, audio/video
                        products, office supplies and consumer electronics and
                        for no other purpose. See "Exhibit D Uses " attached
                        hereto for prohibited/restricted uses.

Minimum Hours of
Operation:              Monday -  Friday:  10:00  a.m.  - 5:00  p.m.
                        Saturday - Sunday  11:00 a.m. - 5:00 p.m.

Market Area:            Three (3) miles

Security Deposit:       $5,400.00

Guarantor(s):           N/A

Broker(s):              Barclay  Harty - CB  Richard  Ellis for  Landlord  Eve
                        Dang - Century 21 Beachside for Tenant

Exhibits and Schedules: A - Shopping Center Description
                        B - Premises Depiction
                        C - Work Letter
                        D - Uses
                        E - Signs
                        F - Rules
                        G - Option to Renew - N/A
                        H - Guaranty -N/A

                        I - Food  Court  Rules  and  Regulations  1.5
                        Confirmation Agreement

<PAGE>

RETAIL LEASE

      Landlord operates the Shopping Center described in the Summary. The legal
description of the Shopping Center is set forth in Exhibit A. A depiction of the
Shopping Center as it currently exists and is configured is attached as Exhibit
B for illustration purposes only but without creating any obligation or
liability on the part of Landlord. Tenant desires to lease a portion of the
Shopping Center as delineated on Exhibit B ("Premises") on the terms and
conditions of this Lease.

      NOW, THEREFORE, the parties agree as follows.

1.    LEASE OF PREMISES: TERM.

      1.1 Lease of Premises. Landlord leases to Tenant and Tenant leases from
Landlord the Premises. The Premises are agreed to contain the number of square
feet set forth in the Summary. Landlord shall not have any liability to Tenant
based upon the inaccuracy of such figure. Landlord shall have the right to
confirm or to re-measure the Premises and to provide a revised calculation of
square footage in the Confirmation Agreement (defined below).

      1.2 Lease Term. The Lease Term shall be the number of full calendar months
shown in the Summary plus any first partial month, beginning with the
Commencement Date and ending on the Expiration Date.

      1.3 Commencement Date. Landlord intends to Substantially Complete (as
defined below) certain improvements to the Premises described herein as
"Landlord's Work", and then to deliver the Premises to Tenant so that Tenant may
prepare to open for business after installing its fixtures and other
preparations during the Fixturing Period. The "Commencement Date" shall be the
earlier of (a) the date Tenant opens for business at the Premises, or (b) the
number of days after Substantial Completion of Landlord's Work allowed as the
Fixturing Period. If there is no Landlord's Work, then the Premises will be
delivered "as is" in their present condition, and the Fixturing Period shall
commence upon mutual execution and delivery of this Lease.

      1.4 Delays in Substantial Completion. If Landlord fails to Substantially
Complete Landlord's Work and deliver possession on or before the Estimated
Substantial Completion Date, this Lease shall not be void or terminable by
Tenant nor shall Tenant have any claim against Landlord; provided, if Landlord
fails to substantially Complete Landlord's Work and deliver possession within
180 days following the Estimated Substantial Completion Date (excluding the
periods of any Tenant Delay, as defined below), then either party shall have the
right to terminate this Lease by giving written notice to the other within ten
(10) days after the end of such 180 day period. Tenant shall have no other
rights or claims against Landlord due to late or failed delivery of the
Premises.

      1.5 Confirmation Agreement. Following the Commencement Date, within ten
(10) days of request by Landlord, Tenant shall execute and deliver a
Confirmation Agreement prepared by Landlord setting forth the exact Commencement
Date and Expiration Date, any adjustment of square footage, any recalculations
based on such adjustment, and such other matters related to the commencement of
this Lease as may be requested. The format of the Confirmation Agreement is
attached hereto as Schedule 1.5. Failure of Tenant to execute and return such
document within ten (10) days shall conclusively be deemed agreement by Tenant
to the contents of the proposed Confirmation Agreement.

2.    RENT.

      2.1 Base Rent. Beginning on the Commencement Date and on or before the
first day of each month thereafter, Tenant shall pay to Landlord Base Rent in
the amount(s) shown in the Summary. Upon execution, Tenant shall pay first
month's Base Rent.

      2.2 Operating Expenses.

            2.2.1 Payment of Additional Rent. Beginning upon Substantial
Completion of Landlord's Work, Tenant shall be liable for and shall pay its
Proportionate Share of Operating Expenses, as defined in this Section 2.2.

<PAGE>

            2.2.2 Operating Expenses. The term "Operating Expenses" means all
expenses paid or incurred by or on behalf of Landlord for the ownership,
management, operation,maintenance, repair, replacement and restoration of the
Shopping Center. Operating Expenses include, but are not limited to, all
expenses with respect to the following:

                  (a) All Taxes, as defined below;

                  (b) All premiums and other costs (including deductibles)
            related to insurance, including liability, property damage, rent
            loss, earthquake, flood, terrorism, and such other insurance as
            Landlord deems reasonable or prudent to obtain, or is required to
            obtain, with regard to the Shopping Center;

                  (c) Electricity, water, sewer and other services or utilities
            furnished to the Shopping Center, together with any taxes thereon,
            including utilities provided to the Common Areas and Shopping Center
            signs;

                  (d) Cleaning, sweeping, refuse collection, and security
            services;

                  (e) Repairs, replacements, alterations, services and general
            maintenance, including the costs of materials, parts, tools,
            equipment, and supplies;

                  (f) Improvements and other modifications to the Shopping
            Center that insurance bodies, governments, or laws may require;

                  (g) Management fees (to an independent manager or to Landlord
            or an affiliate) that do not exceed then-prevailing rates for
            shopping centers in the vicinity of the Shopping Center;

                  (h) Legal, accounting and other professional fees;

                  (i) Any parking charges and other costs imposed by any
            governmental authority in connection with the use or occupancy of
            the Shopping Center or its parking facilities;

                  (j) The cost of, or reasonable charges for, employees of
            Landlord, if any, engaged in the repair, operation, or maintenance
            of the Shopping Center;

                  (k) Maintenance, repair and replacement of mechanical and
            other systems, including heating, ventilating and air-conditioning
            systems, and including the costs of contracts for periodic
            inspections, maintenance and repair of such systems (excluding costs
            which Tenant is obligated to pay pursuant to Section 7 below);

                  (1) Payments under any declaration, operating agreement,
            restrictive covenant, reciprocal easement, or other instrument
            related to the Shopping Center;

                  (m) An administrative fee equal to 15% of all other Operating
            Expenses;

                  (n) All other expenses incurred with respect to the operation,
            management, repair, replacement and maintenance of the Shopping
            Center; and

                  (o) A reserve for certain expenses, designated by Landlord
            from time to time, which are incurred less frequently than annually,
            including but not be limited to the cost of the painting of the
            exterior of buildings; restriping, resealing, replacing and
            recoating paved areas of the Shopping Center; and recoating and
            replacing roofs of buildings. Landlord reserves the right to adjust
            the reserve contribution annually. The reserve does not bear
            interest and may be commingled. Upon termination of this Lease,
            Tenant shall not be entitled to the refund of any amounts paid into
            the reserve.

<PAGE>

      The listing above shall not impose upon Landlord the obligation to perform
any act or make available any service.

            2.2.3 Tenant's Proportionate Share.

                  (a) Tenant's Proportionate Share of Operating Expenses shall
            be a fraction, the numerator of which shall be the rentable square
            footage of the Premises and the denominator of which shall be the
            entire rentable square footage in the Shopping Center as the same
            may vary from time to time. Certain parts of the Shopping Center may
            now or hereafter be separately owned or may be leased pursuant to
            leases, ground leases or other arrangements under which the owners
            or lessees of such parcels may have direct responsibility for
            payment of some expenses or performing some tasks that would
            otherwise be included among Operating Expenses, or may be leased to
            lessees who do not share in some or all Operating Expenses; in
            calculating Tenant's Proportionate Share of such Operating Expenses,
            the denominator in the foregoing fraction shall not include the
            rentable area of such tenants or owners. Some Operating Expenses
            (such as refuse collection) may be incurred for services used by or
            furnished only to tenants then open for business at the Shopping
            Center; in calculating Tenant's Proportionate Share of such
            Operating Expenses, the denominator in the foregoing fraction shall
            exclude vacant rentable areas.

                  (b) Unless Landlord otherwise elects, Tenant shall pay each
            Operating Expense in accordance with Tenant's Proportionate Share of
            the Shopping Center or the Building, whichever Landlord designates,
            for each Operating Expense. Landlord shall have the right to make
            allocations ("Allocations") to Tenant of any one or more Operating
            Expenses on any different basis which Landlord deems reasonable
            (including based on actual or estimated usage or benefit). If
            Landlord deems it reasonable to do so, Landlord shall have the right
            to elect at any time and from time to time (i) to make Allocations
            of certain Operating Expense items to less than all lessees, and/or
            other than based upon the respective square footages of the lessees,
            (ii) to make different Allocations for different Operating Expenses
            (for example, to allocate Taxes among the lessees of individual tax
            lots or parcels within the Shopping Center), and/or (iii) to alter
            an Allocation or the method of determining an Allocation from time
            to time. In no event shall Landlord be liable to Tenant based upon
            any disputed Allocation nor shall Tenant have any right to terminate
            this Lease by reason of any such Allocation.

            2.2.4 Estimate and Payments. Tenant shall pay on the first day of
each calendar month one-twelfth (l/12th) of Landlord's then current annual
estimate of Tenant's Proportionate Share of Operating Expenses. Prior to the
first required payment of Tenant's Proportionate Share and then prior to each
calendar year, Landlord shall furnish Tenant with a written estimate of Tenant's
Proportionate Share of Operating Expenses for the calendar year. If Landlord
fails to deliver an estimate, (a) there is no waiver of the entitlement of
Landlord to collect Tenant's Proportionate Share, and (b) Tenant shall continue
to make monthly payments of Tenant's Proportionate Share of Operating Expenses
equal to the payments, if any, for the prior calendar year until Tenant receives
the estimate for the current calendar year at which time Tenant shall then pay
any accrued deficiency. Landlord shall not pay interest on, and may commingle,
all payments of the estimate of Tenant's Proportionate Share of Operating
Expenses.

            2.2.5 Annual Reconciliation. Following the close of each calendar
year, Landlord shall give to Tenant a written statement (the "Operating
Statement") setting forth the actual amount of Tenant's Proportionate Share of
Operating Expenses for such calendar year. If the actual amount of Tenant's
Proportionate Share of Operating Expenses exceeds the sum Tenant paid, Tenant
shall pay the difference to Landlord within thirty (30) days after the Operating
Statement is given. If the actual amount of Tenant's Proportionate Share of
Operating Expenses is less than the sum Tenant paid, then Landlord shall, at its
option, either reimburse the overpayment to Tenant or apply the overpayment to
Tenant's Proportionate Share of Operating Expenses for the then current year.
The failure of Landlord to deliver the Operating Statement or to do so by any
specific date shall not be a waiver of the right of Landlord to do so.

<PAGE>

            2.2.6 Finality of Statements. Unless Tenant objects to any Operating
Statement by written notice to Landlord within thirty (30) days after Landlord
provides such Operating Statement to Tenant, such Operating Statement shall be
considered final and binding on Tenant. Tenant acknowledges that Landlord's
ability to budget and incur expenses depends on the finality of such Operating
Statement, and accordingly agrees that time is of the essence of this Section.
If Tenant objects to any matter contained in any Operating Statement as provided
herein, Landlord may refer the matter to an independent certified public
accountant or professional property management firm, whose certification as to
the maximum amount chargeable for such matter shall be final and binding as
between Landlord and Tenant. If the certification reflects an overcharge,
Landlord shall elect either to refund the overcharge or credit the amount of the
same to Operating Expenses next due hereunder. Tenant shall promptly pay the
cost of such certification unless such certification determines that Tenant was
overbilled by more than 5% of such matter or, if greater, the cost of the
certification. Pending resolution of any objection, Tenant shall continue paying
Tenant's Proportionate Share of Operating Expenses in the amounts determined by
Landlord. Objecting to an annual Operating Statement and receiving a refund or
credit as provided herein are the sole remedies of Tenant regarding Operating
Expense issues and disputes. In no event whatsoever shall Landlord be liable for
damages nor shall Tenant have a right to terminate this Lease by reason of
Operating Expense calculations, charges or disputes.

      2.3 Percentage Rent.

            2.3.1 Percentage Rent. In addition to Base Rent, Tenant shall pay to
Landlord an amount equal to the Percentage Rent Rate times the amount by which
Tenant's Gross Sales (as defined below) during each calendar year of the Lease
Term exceed the Break Point (the "Percentage Rent"). If the Break Point is an
Agreed Break Point, it shall be prorated for any partial year on a straight line
basis. If the Break Point is a Natural Break Point, then (a) it shall be
prorated for partial years, and (b) it shall be calculated using known rental
rates in cases of unspecified changes to Base Rent (such as CPI adjustments)
with reconciliation pursuant to Section 2.3.3.

            2.3.2 Monthly Payment of Percentage Rent. Within fifteen (15) days
after the end of each calendar month during the Lease Term, and whether or not
Percentage Rent is then due, Tenant shall furnish to Landlord a statement in
writing, certified by Tenant to be correct, showing the total Gross Sales made
during the preceding calendar month. Commencing with the first statement for
each calendar year showing that total Gross Sales have exceeded the Break Point,
such statement shall be delivered with payment to Landlord for Percentage Rent
for such calendar month which is the positive number, calculated as follows: (a)
multiply the Percentage Rent Rate times (b) Gross Sales for such month, other
than those in the first such month necessary to achieve the Break Point.

            2.3.3 Annual Reconciliation. Within thirty (30) days after the end
of each calendar year of the Lease Term and of the end of this Lease, Tenant
shall furnish to Landlord a statement in writing, certified by Tenant to be
correct, showing the total Gross Sales by months made during the preceding
calendar year, together with any payment necessary to cause the total Percentage
Rent paid for each such calendar year (or the final partial year) to be the
amount defined in Section 2.3.1 above. If such annual statement shows that
Percentage Rent was overpaid for such calendar year, then Landlord shall elect
that the overpayment be credited against Percentage Rent next due hereunder or
be refunded.

<PAGE>

            2.3.4 Definition of Gross Sales. "Gross Sales" include the entire
gross receipts of every kind and nature from sales, services, repairs, rentals,
alterations and all other business and activities conducted in, upon, or from
the Premises, whether on credit or for cash, in every department operating on
the Premises, whether operated by Tenant or by a subtenant, licensee, or
concessionaire, except the amount of sales tax receipts which must be collected
by Tenant and paid to any government. All sales originating at or from the
Premises (including but not limited to orders placed in person or by any
electronic means and all catalog orders) shall be considered as made and
completed at the Premises, even though bookkeeping and payment may be at another
place and even though actual filling of the sale or order and actual delivery
may be made from a place other than the Premises. Payments from third parties
for shelf space, display space or advertising shall be included in Gross Sales.

            2.3.5 Tenant Records. Tenant shall keep full, complete and proper
books, records and accounts of daily, monthly and annual Gross Sales, including
those of subtenants, licensees and concessionaires. Such records shall include a
mechanized or computerized contemporaneous record of all sales transactions.
Tenant shall keep all such records pertaining to Gross Sales for three (3) years
following the expiration or termination of this Lease. Landlord and its agents
shall have the right at any time during regular business hours to examine, copy
and inspect all such books and records of the Tenant, including any tax reports,
for the purpose of investigating and verifying the accuracy of any statement of
Gross Sales. Landlord may audit or cause an audit of Gross Sales. Landlord shall
designate the time and location of any audit or inspection by written notice. If
any statement of Gross Sales previously made to Landlord is found by Landlord to
be understated, Tenant shall pay such sums as may be necessary to correct the
inaccuracy, together with interest at the rate of 12% per annum from the date
each such sum was originally due hereunder. If an understatement of Gross Sales
or Percentage Rent in any monthly or annual statement is greater than one
percent (1%), or if the audit reveals that Tenant has not maintained books and
records as required hereunder, then Tenant shall immediately pay to Landlord the
cost of any audit which determined such understatement or failure; otherwise,
Landlord shall pay the cost of any such audit. If there is any willful
understatement of Gross Sales or Percentage Rent, or an understatement of Gross
Sales or Percentage Rent by more than 2%, for any month or year, then such
understatement shall be a Default. The results of any audit conducted by an
independent auditor designated by Landlord shall be binding on the parties. The
acceptance by Landlord of any monthly or annual statement of Gross Sales and/or
any payment of Percentage Rent is not a waiver of the rights of Landlord in this
Section 2.3.5.

            2.3.6 Presumed Gross Sales. At any time that Tenant fails to open
for business or to continue to be open for business as required hereunder, and
for purposes of computing damages following termination of this Lease or of
Tenant's right of possession by reason of Default, then Gross Sales from the
business located at the Premises shall be presumed for each month to equal the
monthly average of Gross Sales made or deemed made hereunder with respect to the
thirty-six (36) months prior to such event (or such shorter period as may have
occurred since the Commencement Date), and Percentage Rent shall be payable
monthly based upon the excess of such Gross Sales over monthly Base Rent;
provided, if Tenant has not opened for business, Percentage Rent from presumed
Gross Sales from business at the Premises shall be an amount equal to one-half
(1/2) of the Base Rent scheduled hereunder.

      2.4 Prorated Rental Payments. Rents for any partial month during the Lease
Term shall be prorated based on a thirty (30) day month. If Tenant pays the
first month's rent in advance and the Commencement Date is other than the first
day of the month, the Base Rent for the next month for which Base Rent is due
shall be similarly prorated.

<PAGE>

      2.5 Manner and Place of Rental Payments. "Rents" consist of Base Rent and
"Additional Rent". Additional Rent consists of all amounts payable by Tenant to
Landlord other than Base Rent (including, for example, Percentage Rent and
Tenant's Proportionate Share of Operating Expenses). All Rents shall be paid at
the address specified for payment in the Summary. Tenant shall pay all Rents
promptly when due without notice, demand, or invoice and without abatement,
deduction or offset. If Landlord provides Tenant with invoices or notices
regarding Rents, that act or practice shall not create an obligation of Landlord
to do so as a condition to payment. Rents shall be deemed paid when good and
sufficient funds to pay the same are actually received by Landlord. It is the
obligation of Tenant to ensure that all payments are timely received by Landlord
regardless of delays in mail service, excusable neglect, or other event. The
obligation of Tenant to pay Rents (including reconciliation amounts) shall
survive the expiration or termination of this Lease. All sums to be paid by
Tenant to Landlord hereunder shall be deemed rental. Landlord shall have the
right, in its discretion, to apply payments to any outstanding amount regardless
of any designation by Tenant.

      2.6 Late Charges. Tenant acknowledges that late payment of Rents or of
other sums due will cause Landlord to incur costs not contemplated by this
Lease, the exact amount of which will be extremely difficult to ascertain. Such
costs may include, but are not limited to, processing and accounting charges,
administrative and collection costs, and late charges which may be imposed upon
Landlord by terms of any mortgage or trust deed covering the Premises.
Accordingly, if any Rent is not received by Landlord when first due, Tenant
shall immediately pay to Landlord a late charge equal to five percent (5%) of
such overdue amount. The parties agree that such late charge represents a fair
and reasonable estimate of the costs that Landlord will incur by reason of the
late payment by Tenant and is fair compensation to Landlord for its loss
suffered due to Tenant's late payment or nonpayment. Additionally, all Rent due
but unpaid shall bear interest at the rate of 12% per annum from the date due
until the date paid. Demand for or acceptance of such late charges or interest
by Landlord shall not constitute a waiver of Default nor prevent Landlord from
exercising any rights and remedies. In addition, if any Rent is not paid when
due, Landlord may require that all future payments be made by cashier's check or
electronic funds.

      2.7 Automatic Payments. Landlord shall have the right to require that all
payments of Base Rent, the monthly estimated payments of Tenant's Proportionate
Share of Operating Expenses, and any other Rent be paid by automatic debit
electronic payment. If Landlord so requires, then Tenant shall execute such
documents, provide such information, and follow such procedures as are requested
by Landlord from time to time to facilitate such payments. If, by reason of
insufficient funds or other reason, any such payment is not fully made and
received, such event shall be deemed a failure of Tenant to make the required
payment. Payment shall be deemed made by Tenant on the date funds are actually
received by Landlord; provided if Tenant is then in Default, Landlord shall have
the right to return all or a part of any payment received within ten (10)
business days of receipt, in which event the returned amount shall be deemed to
have not been paid by Tenant or received by Landlord. Receipt of any funds
pursuant to this Section shall not constitute a waiver by Landlord of any
Default by Tenant whether or not such Default is known to Landlord.

3.    CONSTRUCTION.

      3.1 Substantial Completion of Landlord's Work. The terms "Substantial
Completion of Landlord's Work" and "Substantially Complete Landlord's Work" and
similar terms are synonymous and mean the date that Landlord has substantially
completed Landlord's Work described on Exhibit C to industry standard except for
minor items (known as punch list items); Landlord shall correct or complete such
punch list items following Substantial Completion.

<PAGE>

Landlord's Work shall be deemed Substantially Complete on the date of actual
Substantial Completion or, if earlier, on the date Substantial Completion would
have occurred absent Tenant Delay. "Tenant Delay" means delay in Substantial
Completion of Landlord's Work caused by (a) Tenant failing to timely perform any
obligation under this Lease, (b) Tenant failing to promptly provide any
drawings, specifications, authorizations, approvals, or information requested by
Landlord, (c) early entry under Section 3.3 below, (d) delays attributable to
Tenant as described in the Work Letter, or (e) Tenant otherwise causing delay in
Substantial Completion of Landlord's Work.

      3.2 General. Except for any initial improvements which Landlord has
expressly agreed to provide pursuant to the Work Letter attached as Exhibit C,
Tenant is leasing the Premises "AS IS" in the existing condition on the date of
this Lease. The taking of possession by Tenant of the Premises shall be
conclusive evidence that the Premises and the Shopping Center were in good and
satisfactory condition at the time such possession was taken, subject only to
outstanding items to be completed pursuant to Landlord's punch list created at
Substantial Completion. Landlord has made no representations or warranties to
Tenant regarding the Premises or the Shopping Center.

      3.3 Early Entry and Tenant's Work. Any entry to the Premises by Tenant
prior to Substantial Completion of Landlord's Work, shall be only by prior
written permission of Landlord. Any such entry, and entry after Substantial
Completion of Landlord's Work but prior to the Commencement Date, shall be upon
all terms, covenants, conditions and provisions of this Lease, except payment of
Base Rent which is governed by other provisions of this Lease. Upon Substantial
Completion of Landlord's Work, Tenant shall immediately be deemed to have taken
and to be in possession of the Premises and Tenant shall promptly commence work
on any tenant improvements for which Tenant is responsible and install Tenant's
fixtures and equipment in compliance with the provisions of the Work Letter.
Tenant shall diligently continue such work until completed and shall open for
business as soon as is reasonably practicable but in any event not later than
the day following expiration of the Fixturing Period.

4.    USE.

      4.1   General.

      4.1.1 Operation. Tenant shall occupy and use the Premises continuously
during the Lease Term solely for the Specific Use stated in the Summary. Tenant
shall operate only under the Trade Name stated in the Summary. Tenant shall, at
Tenant's expense, comply with all laws and requirements of public authorities
relating to Tenant's use and occupancy of the Premises. Tenant acknowledges that
certain menu items shown on the Exhibit 1 attached to Exhibit I hereto may be a
violation of existing Food Court tenant exclusive uses. Tenant shall immediately
cease preparation and sale of such food items and remove them from Tenant's menu
upon written notice from Landlord to do so. Landlord shall have no liability
related to the cancellation of menu selections. Tenant will display its
merchandise and maintain its store so that at all times it is first class in
quality and character. Tenant shall be open for business during the Minimum
Hours of Operation shown in the Summary.

      4.1.2 Licenses. If any governmental license or permit is required for the
proper and lawful conduct of Tenant's business in the Premises, Tenant, at its
expense, shall procure, maintain and comply with the terms and conditions of
each such license and permit. 8-dba: Soyodo0605

      4.2 Negative Covenants as to Use. Tenant shall not at any time use or
occupy the Premises, or suffer or permit anyone to use or occupy the Premises,
or permit anything to be done in the Premises, in any manner which: (a) violates
the Certificate of Occupancy for the Premises; (b) causes or is liable to cause
injury to the Premises, or the Shopping Center or any equipment, facilities or
systems therein; (c) constitutes a violation of law or requirements of any
government or the requirements of insurance bodies; (d) impairs or may impair
the character, reputation or appearance of the Shopping Center or the proper and
economic maintenance, operation or repair of the Shopping Center; (e) emits
substantial noise, vibration, fumes or electronic interference; (f) annoys or
inconveniences or tends to annoy or inconvenience other tenants or occupants of
the Shopping Center; (g) violates or many violate any covenant, condition,
restriction, agreement, encumbrance or other matter of record to which the
Shopping Center is or may be subject; or (h) violates the provisions of this
Lease including the provisions of Exhibit D.

<PAGE>

      4.3 Non-Competition Restriction. Tenant shall not directly or indirectly,
in whole or in part, establish, franchise or license (even in name only),
operate, own or manage any other retail business which sells any of the same
goods or offers any of the same products or services as are sold or offered at
the Premises, or which should be offered or sold at the Premises to comply with
this Lease, within the Market Area described in the Summary (if the Market Area
is defined by a distance, such distance shall be measured "as the crow flies"
and not be street travel path distance). This prohibition shall be deemed
violated by a business, regardless of name, within the Market Area being
established, franchised or licensed (even if in name only), operated, owned, or
managed, directly by or indirectly, in whole or in part, (i) by the Tenant named
herein or any assignee or sublessee hereunder (the "Named Tenant")/ and/or (ii)
in the event a Named Tenant is an entity (such as a corporation, partnership or
limited liability company), by any parent, subsidiary, sister or affiliated
entity or by any person or entity who owns an interest in the Named Tenant. In
the event this provision is violated, then without waiver of the default nor of
any other right or remedy, Gross Sales from any business location violating this
Section shall be added to Gross Sales from the Premises.

5.    SECURITY DEPOSIT.

      Upon execution of this Lease, Tenant will deposit with Landlord the
Security Deposit listed in the Summary as security for full and faithful
performance of every provision under this Lease. Each time Base Rent increases,
Tenant shall increase the Security Deposit to maintain the same ratio of
Security Deposit to Base Rent. Landlord will not be required to keep the
Security Deposit separate from its general funds and has no obligation for
payment of interest (except when required by law). Tenant hereby grants to
Landlord a security interest in the Security Deposit. In no event will Tenant
have the right to apply any part of the Security Deposit to any amounts payable
under this Lease nor is the Security Deposit a measure or limitation of damages
in event of a Default by Tenant. If Tenant fails to pay any Rent due herein, or
otherwise is in Default, Landlord may, without waiver of the Default or of any
other right or remedy, use, apply or retain all or any portion of the Security
Deposit for the payment of any amount due Landlord or to compensate Landlord for
any loss or damage caused by the Default of Tenant. Within five (5) days after
written notification by Landlord, Tenant will pay to Landlord the sum sufficient
to restore the Security Deposit to the full amount required under this Lease.
Following the expiration or termination of the Lease Term and after Tenant has
vacated the Premises, Landlord will return to Tenant that portion of the
Security Deposit not used or applied by Landlord. Tenant hereby waives the
provisions of Section 1950.7 of the California Civil Code and all other
provisions of law, now or hereafter in effect, which provide that Landlord may
claim from a security deposit only those sums reasonably necessary to remedy
defaults in the payment of rent, to repair damage caused by Tenant or to clean
the Premises, it being agreed that Landlord may, in addition, claim those sums
specified in this Section 5 above and/or those sums reasonably necessary to
compensate Landlord for any other loss or damage, foreseeable or unforeseeable,
caused by the acts or omissions of Tenant or any officer, employee, agent,
contractor or invitee of Tenant.

<PAGE>

6.    ALTERATIONS.

      6.1 Applicability. "Tenant Alterations" means all construction activity
undertaken by Tenant after initially commencing use of the Premises including
but not limited to (a) any alterations or improvements to the Premises
undertaken by Tenant, (b) any utility installations at the Premises undertaken
by Tenant, and (c) any repair, restoration, replacement or maintenance work at
the Premises undertaken by Tenant whether or not Tenant is required to undertake
such work pursuant to this Lease. All Tenant Alterations shall be made only in
accordance with this Section 6.

      6.2 Consent Required. Tenant shall not commence any Tenant Alteration
without first obtaining the prior written consent of Landlord in each instance
which consent may be withheld or conditioned in Landlord's sole discretion.
Landlord shall have a minimum of fifteen (15) days to consider the request for
consent. Tenant shall submit such information regarding the intended Tenant
Alteration as Landlord may reasonably require (including but not limited to
plans, specifications, copies of proposed contracts and evidence of readily
available funds to pay the costs of the Tenant Alteration), and no request for
consent shall be deemed complete until such information is delivered.

      6.3 Conditions. If Landlord consents to a Tenant Alteration, Landlord
shall have the right to issue such consent subject to conditions. Such
conditions may include, in addition to others, requirements (a) that Tenant
deliver to Landlord one or more agreements from the general contractor and all
other project participants identified by Landlord, in form acceptable to
Landlord, providing, among other matters, that Landlord may rely upon the work,
warranties, and indemnities of such project participants, and that each such
participant will make no claim against Landlord nor file any lien related to the
Tenant Alteration project; (b) that Tenant deliver course of construction
insurance in form and amount required by Landlord, and that Tenant cause its
contractor and other project participants (including subcontractors) to maintain
and to provide evidence of liability insurance, workers' compensation insurance,
and such other insurance as Landlord may require; and (c) that Tenant deliver
such payment and performance bonds, in such forms and amounts, as required by
Landlord.

      6.4 Requirements. In all events, the following provisions apply to all
Tenant Alterations.

            (a) Work shall be performed only by a licensed general contractor
and licensed subcontractors. All work shall be carried forward expeditiously and
shall be completed within a reasonable time.

            (b) Tenant shall obtain all required permits and approvals and shall
deliver a copy of each of the same to Landlord.

            (c) Tenant shall install all Tenant Alterations in strict compliance
with all permits, any plans approved by Landlord, and all conditions to
Landlord's approval.

            (d) Tenant shall pay all costs of Tenant Alterations as and when
due.

            (e) Tenant shall not allow any lien to be filed. Tenant shall obtain
advance lien waivers and third-party beneficiary agreements from all
contractors, subcontractors, suppliers, and others providing equipment, labor,
materials, or services, in the form required by Landlord.

            (f) Unless Landlord elects otherwise in its applicable prior written
consent, Tenant shall remove each Tenant Alteration at the end of this Lease and
restore the Premises to its prior condition, at Tenant's expense. Tenant shall
be solely responsible to insure all Tenant Alterations and to restore the same
following any casualty.

            (g) Tenant shall deliver to Landlord, within ten (10) days following
installation of each Tenant Alteration, (i) accurate, reproducible as-built
plans, (ii) proof of final inspection and approval by all governmental
authorities, (iii) complete lien waivers for all costs of the Tenant Alteration,
and (iv) a copy of a recorded notice of completion.

<PAGE>

7.    REPAIRS AND MAINTENANCE.

      7.1 General. Tenant shall, at its sole expense, maintain the Premises and
make all repairs and replacements needed to keep the Premises in first class
condition. Tenant shall be responsible for all repairs, maintenance and
replacement of the Premises and any part of the Premises, structural or
non-structural, including any storefront, doors, window casements, windows,
plumbing, all utility pipes and lines within or exclusively serving the
Premises, electrical and mechanical fixtures or equipment. Tenant shall be
responsible for all repairs, replacements and modifications necessary (including
interior and exterior, structural and non- structural, modifications, in and to
the Premises, the Building containing the Premises, the Shopping Center, and the
facilities and systems of the Shopping Center) due to (a) the construction or
existence of "Tenant's Work" (as defined in the Work Letter) or any Tenant
Alterations; (b) the installation, use or operation of Tenant's property in the
Premises; (c) the act, omission, misuse or neglect of Tenant or any of its
employees, agents, invitees, subtenants or contractors or their employees,
agents or invitees; or (d) Tenant's use or occupancy of the Premises. Tenant
shall promptly report to Landlord any damage or injury occurring on or to the
Premises or the Shopping Center. Tenant shall cause the Premises to comply with
all present and future laws and legal requirements, foreseen and unforeseen,
applicable to the Premises including those which require physical changes to the
Premises. Landlord reserves the right to elect to perform any or all of these
obligations of Tenant from time to time and to be reimbursed all costs of such
performance within ten (10) days of request.

      7.2 HVAC. Landlord may elect to enter into contracts for the periodic
inspection, maintenance and repair of the heating, ventilating and
air-conditioning system that serves the Premises, in which event Landlord shall
elect either to charge Tenant directly for the associated costs or to include
the costs of such contracts (for the Premises and for some or all of the other
portions of the Shopping Center) among Operating Expenses. Tenant shall pay any
additional costs related to the maintenance, repair or replacement of such
system and its component parts. As an alternative, Landlord may require Tenant
to enter into an agreement with a company reasonably satisfactory to Landlord to
conduct regular, periodic inspections and maintenance on such system.

      7.3 Landlord's Obligations. Landlord shall be responsible to repair and
maintain only (a) the structural elements of the foundations, exterior walls
(excluding windows, glass, doors and storefronts) and roof of the Building
containing the Premises, and (b) the Common Areas. Landlord shall maintain and
repair such elements and Common Areas in a manner similar to other comparable
retail centers in the vicinity of the Shopping Center. If the need for such
maintenance and repairs is caused in part or in whole by the act, neglect, fault
or omission of Tenant, its agents, servants, employees, or invitees, Tenant
shall pay to Landlord, upon demand, the costs incurred by Landlord for such
maintenance and repairs. Landlord reserves the right to install, relocate,
maintain, repair and operate utility lines and facilities above the ceiling of
the Premises (or above the location of where a ceiling would be installed),
behind the walls of the Premises, under the floor of the Premises, and on the
interior of walls and columns. Landlord reserves the right to alter, remodel or
replace the exterior of any buildings. There shall be no abatement of Rents and
no liability of Landlord by reason of any injury to or interference with
Tenant's business arising from any maintenance or the making of any repairs,
alterations or improvements to any portion of the Shopping Center, including the
Premises. Landlord shall have no liability to Tenant, nor shall the covenants
and obligations of Tenant under this Lease be reduced or abated in any manner
whatsoever, by reason of any inconvenience, annoyance, interruption of or injury
to Tenant's business arising from any repairs or changes to the Shopping Center
which Landlord is required or permitted by this Lease to make or which may be
required by law. Tenant waives the right to make repairs at Landlord's expense
under any law, statute or ordinance now or hereafter in effect (including the
provisions of California Civil Code Sections 1941 and 1942 and any successive
sections or statutes of a similar nature). The foregoing obligations of Landlord
do not extend to any portion of the Shopping Center which any lessee is
obligated, or has the right, to repair and maintain.

<PAGE>

8.    TENANT'S PROPERTY.

      8.1 Tenant's Property. Tenant shall own all trade fixtures, machinery and
equipment installed on the Premises and other articles of movable personal
property located in the Premises ("Tenant's Property"). Tenant shall repair or
pay the cost of repairing any damage to the Premises or to the Shopping Center
resulting from the installation or removal of the Tenant's Property. At or
before the Expiration Date of this Lease, or any earlier termination of this
Lease, Tenant, at its sole expense, shall remove from the Premises all of
Tenant's Property and all other items and work to be removed pursuant to this
Lease. Landlord may deem that any items of Tenant's Property which remain on the
Premises after the Expiration Date of this Lease, or any earlier termination of
this Lease, have been abandoned. With respect to any such Personal Property,
Landlord may remove and store the same at the expense of Tenant, may dispose of
the same at the expense of Tenant after ten (10) days written notice to Tenant,
may exercise any landlord lien rights, or may otherwise deal with Tenant's
Property in any manner not prohibited by law, at Tenant's expense.

      8.2 Security Interest. Tenant hereby grants to Landlord a continuing
security interest in the following, whether now existing or hereafter acquired:
(a) Tenant's Property, (b) Tenant's interest under any lease of Tenant's
Property, and (c) all proceeds of the foregoing (the "Collateral"). Landlord
shall have all of the rights and remedies provided by law with respect to this
security interest. Tenant hereby waives all rights to require Landlord to
proceed against or to apply any Collateral, to apply any Collateral in any
order, or to pursue any other remedy whatsoever which Landlord may possess. At
Landlord's request, concurrent with the execution of this Lease or at any other
time, Tenant shall execute and deliver Financing Statements covering the
Collateral; further, Tenant authorizes Landlord to file any financing statements
covering the Collateral, and Tenant acknowledges that Landlord may have the
right to file Financing Statements without execution by Tenant.

      8.3 Installations. All Tenant's Work and Tenant Alterations shall become
the property of Landlord upon the expiration or termination of this Lease,
unless Landlord otherwise elects in writing before or within thirty (30) days
after such expiration or termination. Landlord shall not have any obligation to
insure or to restore any Tenant's Work or Tenant Alterations; Tenant shall have
such obligation. Landlord shall have no liability for loss or damage to Tenant's
Work or Tenant Alterations from any cause. If Landlord directs in writing,
Tenant shall remove all Tenant's Work and Tenant Alterations prior to the
expiration or termination of this Lease (or within ten (10) days of Landlord's
notice to do so, if given later) and restore all damage, at the expense of
Tenant.

9.    SUBORDINATION; ATTORNMENT; ESTOPPEL CERTIFICATES.

      9.1 Subordination; Non-Disturbance. This Lease, and all rights of Tenant
hereunder, are subordinate to (a) any ground leases or master leases ("Master
Leases") now or hereafter covering all or any part of the Shopping Center; (b)
all mortgages, trust deeds and other financing and security instruments
("Mortgages") which may now or hereafter affect all or any part of the Shopping
Center; (c) all renewals, modifications, replacements and extensions of such
Master Leases and Mortgages; and (d) any deed in lieu of foreclosure given in
connection with any such Mortgages. This Section 9.1 shall be self-operative,
and no further instrument of subordination shall be required. In confirmation of
such subordination, Tenant shall execute, acknowledge and deliver within ten
(10) days of request made from time to time an instrument confirming this
subordination in form requested by Landlord; if required by any existing Master
Lease or Mortgage, Tenant shall execute a Subordination Agreement upon execution
of this Lease. So long as Tenant is not in default, Landlord shall not allow the
exercise of any remedies under the Master Leases or Mortgages to affect Tenant's
rights or to disturb Tenant's occupancy under this Lease.

<PAGE>

      9.2 Attornment. If the interest of Landlord under this Lease is
transferred (whether through possession, assignment, conveyance, deed in lieu of
foreclosure, foreclosure, delivery of a new lease or deed, or otherwise), then
at the request of the party succeeding to Landlord's rights (herein called
"Successor Landlord"), Tenant shall attorn to and recognize such Successor
Landlord as Tenant's Landlord under this Lease and shall promptly execute and
deliver any instrument that such Successor Landlord may reasonably request to
evidence such attornment. Tenant agrees that any Successor Landlord shall not be
(i) liable for any act or omission of any prior Landlord or with respect to
events occurring prior to its acquisition of ownership, (ii) subject to any
offsets or defenses which Tenant might have against any prior Landlord, (iii)
bound by prepayment of more than one month's rent, (iv) liable for any security
deposit not actually received by the Successor Landlord, or (v) liable for any
obligation or liability accruing under this Lease after the Successor Landlord
transfers its interest under this Lease to a third party.

      9.3 Quiet Enjoyment. Subject to other provisions in this Lease and to the
acts and omissions of government and so long as Tenant performs all of its
obligations hereunder, Tenant shall have possession of the Premises without
hindrance by Landlord or by any person lawfully claiming through Landlord.

      9.4 Estoppel Certificates. Tenant will execute and deliver to Landlord,
within ten (10) days after written request from Landlord, a written Estoppel
Certificate in form prepared by Landlord certifying (i) that this Lease is
unmodified and in full force and effect (or, if modified, specifying each such
modification); (ii) the Commencement Date and Expiration Date of the Lease Term;
(iii) the absence or status of any rights of Tenant to renew, extend, or
otherwise alter the Lease Term or to lease additional space or alter the
definition of the Premises; (iv) the date to which rent and any other charges
are paid in advance, if any; (v) that there are not any uncured defaults on the
part of Landlord, or stating the nature of any uncured defaults; (vi) the
current Base Rent amount and the amount and form of the Security Deposit on
deposit with Landlord; (vii) that Tenant has not assigned this Lease (absolutely
or for security purposes) nor subleased all or part of the Premises (or
detailing any assignment or sublease); (viii) that Landlord has completed any
promised improvements to the Premises and paid any promised improvement
allowance (or detailing any work to be performed or allowance to be paid); and
(ix) any other information requested, including but not limited to, any
requested information regarding Hazardous Materials. Any such Estoppel
Certificate may be relied upon by Landlord, and also by any actual or
prospective buyer or lender and any other third party designated by Landlord
(the "Beneficiaries"). If Tenant fails to execute and deliver such Estoppel
Certificate within such ten (10) day period, then without waiver of Default or
of any other right or remedy of Landlord, Landlord shall have the right to
deliver to the Beneficiaries a completed Substitute Estoppel Certificate
regarding this Lease certifying the matters which Tenant was requested to
certify in the Estoppel Certificate. A notice enclosing a copy of the Substitute
Estoppel Certificate shall be simultaneously sent to Tenant. Each statement in
the Substitute Estoppel Certificate shall be deemed true and shall be binding
upon Tenant unless Tenant provides, within five (5) days of receipt of
Landlord's notice, a written notice to Landlord and the Beneficiaries
disagreeing with such statement on specific grounds. Tenant shall defend and
indemnify Landlord regarding any claim that a statement in the Substitute
Estoppel Certificate to which Tenant did not so disagree is inaccurate.

10.   TRANSFERS BY TENANT.

      10.1 Restriction. Tenant shall not, voluntarily or by operation of law,
assign, sell, convey, sublet or otherwise transfer all or any part of Tenant's
right or interest in this Lease, or allow any other person or entity to occupy
or use all or any part of the Premises (collectively called "Transfer") without
first obtaining the written consent of Landlord which may be withheld or
conditioned by Landlord in its sole discretion. Any Transfer without the prior
written consent of Landlord shall be void and shall, at the election of
Landlord, be a Default. Without limiting the generality of the definition of
"Transfer", it is agreed that each of the following shall be deemed a
"Transfer": (a) an entity or person other than Tenant becoming the tenant
hereunder by assignment, merger, consolidation, dissolution, or reorganization;
(b) a transfer of any ownership interest in Tenant (unless Tenant is an entity
whose stock is publicly traded) which {itself or in combination with all
previous Transfers) changes ownership in Tenant by 25% or more or results in a
change in the current control of Tenant; (c) a grant of a license, concession,
or other right of occupancy of any portion of the Premises; or (d) the use of
the Premises by any party other than Tenant. Should Tenant desire to accomplish
a Transfer, Tenant shall notify Landlord in writing at lease thirty (30) days in
advance stating: (i) Tenant's intent to Transfer; (ii) the name of the proposed
transferee; (iii) the nature of the proposed transferee's business to be
conducted on the Premises; (iv) the terms and provisions of the proposed
Transfer (including a copy of all Transfer documentation and a detailed
description of any related Tenant Alterations), and (v) any other information
Landlord may reasonably request concerning the proposed Transfer, including but
not limited to financial statements and sales projections. Such notice shall
include the agreement of Tenant to pay the sums described in this Section 10 and
shall include a fee of $500 as consideration to Landlord to evaluate the request
for consent.

<PAGE>

      10.2 Deliveries. No Transfer will be effective until Landlord has received
a fully executed agreement regarding the Transfer, in a form and of substance
acceptable to Landlord, any documents and information required by such agreement
(including any estoppel certificate and any subordination agreement required by
any lender of Landlord), an amount equal to all attorneys fees and other
expenses of Landlord incurred in connection with the Transfer, and a Transfer
fee in an amount determined by Landlord (a minimum fee of $500 is payable).
Tenant agrees to pay to Landlord an amount equal to all attorneys' fees and
other expenses incurred by Landlord related to a request for consent to Transfer
regardless of whether such consent is granted and regardless of whether the
Transfer is consummated.

      10.3 Acceptance. The receipt of any payment by Landlord from a party other
than Tenant will not constitute consent to a Transfer. Landlord reserves the
right to collect any Rents due under this Lease directly from the transferee,
and such direct collection will not constitute recognition of the transferee as
the tenant hereunder nor release Tenant or any guarantor of Tenant from any of
its obligations under this Lease.

      10.4 Profit. Any consideration paid to Tenant for assignment of this
Lease, less any reasonable brokerage commission paid by Tenant with respect to
such assignment, shall be immediately paid to Landlord. In the event of a
sublease of all or a portion of the Premises, all rents payable by the subtenant
in excess of rents payable hereunder (allocated on a per square foot basis in
the event of a partial sublease) shall be immediately due and payable to
Landlord; provided, excess rental shall be calculated taking into account
straight-line amortization, without interest, of any reasonable brokerage
commission paid by Tenant in connection with the subject sublease transaction.

      10.5 Value. In the event of a Transfer in connection with the sale of
Tenant's business or any interest therein, Tenant shall pay to Landlord a sum
equal to 25 percent of the purchase price (reasonably allocated to this
location, if Tenant operates more than one location) being paid to Tenant by the
proposed transferee in excess of the portion of the purchase price reasonably
attributed to the sale of tangible assets owned by Tenant consisting of
inventory, depreciated book value of business equipment, trade fixtures, and
other tangible property

      10.6 Effect of Sublease. Any sublease hereunder shall be subordinate and
subject to the provisions of this Lease. If this Lease shall be terminated
during the term of any sublease, Landlord shall have the right to (a) treat such
sublease as cancelled and repossess the Premises by any lawful means, or (b)
require that such subtenant attorn to and recognize Landlord as its landlord at
the rental rate payable under the sublease but otherwise on the terms set forth
in this Lease, such attornment to be on the basis described in Section 9.2 above
with Landlord being the "Successor Landlord" and subtenant being the "Tenant".

<PAGE>

      10.7 Base Rent. If Landlord consents to a Transfer, the monthly Base Rent
shall be increased on the effective date of the Transfer to an amount equal to
the average total monthly Base Rent and Percentage Rent payable by Tenant during
the thirty-six (36) months prior thereto (or such shorter period as may have
occurred since the Commencement Date), provided in no event shall the Base Rent
ever be reduced, and Percentage Rent shall continue to be payable.

      10.8 Options. Upon any assignment or sublease, any rights, options or
opportunities granted to Tenant hereunder to extend or renew the Lease Term, to
shorten the Lease Term, or to lease additional space shall be null and void.

      10.9 Recapture. Landlord may, within thirty (30) days after submission of
Tenant's written request for Landlord's consent to a Transfer, terminate this
Lease (or, as to a partial subletting, terminate this Lease as to the portion of
the Premises proposed to be sublet) as of the date the proposed Transfer was to
be effective. If Landlord terminates this Lease as to only a portion of the
Premises, then (a) this Lease shall cease as to such portion of the Premises,
(b) Tenant shall pay to Landlord all Base Rent and other amounts accrued through
the termination date relating to the portion of the Premises covered by the
proposed Transfer (allocated on an equitable basis determined by Landlord), and
(c) Tenant shall execute, upon request of Landlord, an amendment hereto setting
forth matters related to such partial termination. Landlord may physically
separate the recaptured portion of the Premises. Landlord may lease such portion
of the Premises to the prospective transferee (or to any other person) without
liability to Tenant. Any previously accrued or arisen liabilities of Tenant
shall survive any termination pursuant to this Section 10.9.

      10.10 No Release. Regardless of whether consent by Landlord is granted in
connection with any Transfer, no Transfer shall release Tenant from any
obligation or liability hereunder; Tenant shall remain primarily liable to pay
all rent and other sums due hereunder to Landlord and to perform all other
obligations hereunder. Similarly, no Transfer, with or without the consent of
Landlord, shall release any guarantor from its obligations under its guaranty.

      10.11 Encumbrance. In no event shall Tenant mortgage, encumber, pledge or
assign for security purposes all or any part of its interest in this Lease.

11.   TAXES AND UTILITIES.

      11.1 Taxes and Assessments. "Taxes" means and includes all present and
future ad valorem real estate taxes, local improvement district assessments, and
any other governmental 16-dba: Soyodo 0605 taxes, assessments or charges
assessed or levied upon or allocable to the Shopping Center (by any federal,
state or local governmental entity), including but not limited to charges based
upon the value or size of land, buildings and other improvements, based upon
parking spaces, or based upon gross rents or gross revenue. If the Premises are
treated as a separate tax lot or parcel, or if the taxing authority separately
assesses or allocates Taxes to the Premises, then Tenant shall, at the election
of Landlord, (a) pay to Landlord all such separate or allocated Taxes within ten
(10) days of notice, or (b) pay all such separate or allocated Taxes when first
due and payable directly to the taxing authority. Tenant shall also pay when
first due and payable all Taxes against Tenant's Property. Tenant shall promptly
provide to Landlord evidence of payment of all required Taxes.

      11.2 Utilities. Tenant shall arrange for and pay all charges for gas,
electricity, water, storm sewer, sanitary sewer, garbage, and all other public
utilities or charges which shall be used in or charged against the Premises.
Tenant shall not permit any of such charges to become a lien against the
Premises. If the Premises are served by common utilities, Landlord may charge
Tenant the cost of the same or include such cost in Operating Expenses. Landlord
will not be liable or deemed in Landlord Default, nor will there be any
abatement of Rent or right to terminate this Lease, for any interruption or
reduction of utilities, utility services or telecommunication services. Without
limiting the foregoing, Landlord shall have no liability (a) in the event any
telecommunications or other company providing utilities or services to the
Premises (whether selected by Landlord or Tenant) fails to provide such
utilities or services or provides the same defectively, and/or (b) in the event
of utility interruption in the nature of blackouts, brownouts, or rolling
interruptions. Tenant agrees to comply with any energy conservation programs
required by law or implemented by Landlord. Tenant acknowledges that utility and
service costs and availability may fluctuate significantly, including due to
power shortages or other events and factors, and Tenant accepts the risks of
such fluctuations. Landlord reserves the right, in its sole discretion, to
designate, at any time, the utility and service providers for Tenant's use
within the Shopping Center; no such designation shall impose liability upon
Landlord. Tenant hereby waives the provisions of California Civil Code Section
1932(1) or any other applicable existing or future law, ordinance or
governmental regulation permitting the termination of this Lease due to an
interruption, failure or inability to provide any services.

<PAGE>

      11.3 Telecommunications and Roof Access. Tenant does not have roof access
nor the right to install any equipment on the roof. Tenant acknowledges it has
satisfied itself as to the adequacy of Landlord's existing telecommunication
equipment, if any, and the quantity of telephone lines and service connections
to the Premises available for Tenant's use. In the event Tenant wishes
additional telecommunications lines or equipment to be installed after execution
of this Lease, no such additional lines or equipment shall be installed without
first securing the prior written consent of Landlord. Any telecommunications
installation shall be subject to the provisions of Section 6 and also any
conditions which Landlord may impose. Prior to the expiration or termination of
this Lease, Tenant, at its sole cost and expense, will remove all
telecommunications equipment installed by Tenant, both above and below the
ceiling, including but not limited to all wiring and all computer and other
cabling.

12.   INSURANCE; LIABILITY; INDEMNITY.

      12.1 Tenant Insurance. Tenant agrees to maintain in full force and effect
at all times following execution of this Lease at its sole cost and expense, for
the protection of Tenant and Landlord, policies of insurance described in this
Section. Landlord reserves the right, from time to time, to require additional
coverages (including, for example, earth movement, flood insurance if the
Premises is located in a flood hazard zone, or terrorism insurance), and/or to
require higher amounts of coverages. No insurance policy of Tenant shall have a
deductible greater than $5,000 and any deductible shall be deemed self-insured
on the basis of the required insurance with waiver of subrogation.

      (a) Workers' Compensation         Statutory Requirements
          Employer's Liability          Not less than $1,000,000.00

      (b) Commercial General Liability  Not less than $2,000,000.00
                                        combined single limit per
                                        occurrence; not less than
                                        $5,000,000.00 aggregate
                                        this location

Commercial General Liability policies shall insure on an occurrence and not a
claims-made basis and shall cover the Premises and the Shopping Center. Such
policies shall cover liability arising from premises, operations, independent
contractors, products-completed operations, personal injury, advertising injury
and liability assumed under an insured contract (specifically insuring
performance of the indemnity obligations of Tenant hereunder). Such policies
shall not be excess, nor exclude pollution or employment-related practices.

<PAGE>

      (c) Automobile Liability          Not less than $1,000,000.00
                                        combined single limit
                                        including property damage

      (d) "Causes of Loss ~ Special Form" coverage including an agreed amount
endorsement and endorsements for earthquake and flood coverage (if required by
Landlord), sprinkler leak coverage, and such endorsements and supplemental
coverages as Landlord may require from time to time. This insurance coverage
must be upon the Premises and all property owned by Tenant, for which Tenant is
legally liable, which Tenant is obligated to repair and restore hereunder, and
/or which was installed at the expense of or at the request of Tenant, including
but not limited to, any Tenant's Work and any Tenant Alterations, furniture,
fixtures, equipment, installations and any other personal property of Tenant, in
an amount not less than their full replacement value. Landlord shall be named as
a Loss Payee. All proceeds of this insurance shall only be used for the repair
and replacement of property so insured; Tenant hereby assigns to Landlord all
its rights to receive any proceeds of such insurance policies attributable to
any Tenant's Work and Tenant Alterations if this Lease is terminated due to
damage or destruction. Such insurance shall include a minimum of six (6) months
of income loss insurance.

      (e) Garage Liability Insurance: In the event Tenant uses any part of the
Premises or Shopping Center to store or to perform work on vehicles, Tenant
shall maintain garage liability insurance in such form and amount as Landlord
may require from time to time.

      (f) Liquor Liability Insurance: If Tenant sells alcohol at the Premises,
(which Tenant is prohibited from doing unless specifically allowed in the
Summary), Tenant shall maintain "dram shop" or liquor liability insurance in the
same amount(s) required hereunder for Commercial General Liability.

      12.2 Required Provisions. The limits of the insurance coverage required
under this Lease will not limit the liability of Tenant nor relieve Tenant of
any obligation hereunder. All insurance to be carried by Tenant will be primary
to, and non-contributory with, Landlord's insurance, and contain cross-liability
endorsements. Any similar insurance carried by Landlord will be considered
excess insurance only. Tenant will name Landlord (and, at Landlord's request,
any mortgagee and any master lessor) and Landlord's property managers,
subsidiaries, and affiliates, and all officers, partners, owners, trustees,
directors, agents, and employees of the same, as additional insureds on all
insurance policies required of Tenant under this Lease, other than Worker's
Compensation, Employer's Liability, Automobile Liability, and Causes of Loss
coverage (Landlord shall be named as a Loss Payee on the Causes of Loss
coverage) insuring Landlord and such other additional insureds regardless of any
defenses the insurer may have against Tenant and regardless of whether the
subject claim is also made against Tenant. Landlord shall have the right to
specify the form and/or contents of the additional insured endorsement. All
insurance policies carried by Tenant will permit the insured, prior to any loss,
to agree with a third party to waive any claim it might have against said third
party without invalidating the coverage under the insurance policy, and will
release Landlord (and Landlord's affiliates and subsidiaries, and all officers,
partners, directors, agents and employees of Landlord and/or of any such
subsidiary or affiliate), from any claims for damage to any person, any property
of Tenant, and the business of Tenant caused by or resulting from risks which
are to be insured against by Tenant under this Lease, regardless of cause.

<PAGE>

      12.3 Insurers and Evidence of Coverage. Tenant will deliver to Landlord
(and, at Landlord's request, to any mortgagee or to any other third party),
simultaneously with its execution of this Lease and thereafter at least thirty
(30) days prior to expiration, cancellation or change in insurance, certificates
of insurance evidencing, at a minimum, the coverage specified in this Section
12. All such certificates shall be in form and substance satisfactory to
Landlord, shall affirmatively demonstrate all coverages and requirements set
forth in this Lease, shall contain no disclaimers of coverage, and shall include
a firm and unconditional obligation to give to Landlord at least 10 days' prior
written notice prior to cancellation or change in any coverage. Landlord
reserves the right to require delivery of a complete certified copy of any
insurance policy, in lieu of or in addition to any certificate required by this
Lease. All insurance required hereunder will be with companies licensed and
authorized to do business in the state in which the Shopping Center is located
and holding a "General Policyholders Rating" of "A X" or better, as set forth in
the most current Best's Insurance Guide.

      12.4 Landlord Insurance. Landlord may secure and maintain insurance
coverage in such limits as Landlord deems reasonable in its sole judgment to
afford Landlord adequate protection. The premiums for such coverage are
Operating Expenses. Landlord makes no representation that the insurance policies
and coverage amounts specified to be carried by Tenant or Landlord under the
terms of this Lease are adequate to protect Tenant. Tenant will provide, at its
own expense, all insurance which Tenant deems adequate to protect its interests.
As to any insurance proceeds received by Landlord, such proceeds shall for all
purposes be deemed Landlord's sole property, free from any claims of Tenant,
available for Landlord's exclusive use as it may alone determine in the exercise
of its sole discretion. Tenant will not do or permit anything to be done within
or about the Premises which will increase the cost of any insurance on the
Shopping Center or cause the cancellation of any such insurance. Tenant will, at
its sole cost and expense, comply with any requirements of any insurer of
Landlord,

      12.5 Subrogation. Without limiting the effect of any other waiver of or
limitation on the liability of Landlord set forth herein, neither Landlord nor
Tenant shall be liable to the other party or to any insurance company (by way of
subrogation or otherwise) for any loss of or damage to tangible property,
regardless of negligence, to the extent of insurance proceeds collected by or
for the account of the party who owns such property by reason of such loss or
damage, or, if greater, to the extent of insurance proceeds which would have
been collected if such party had maintained insurance required by this Lease.
For purposes of this Section, "Landlord" shall include Landlord and Landlord's
affiliates, subsidiaries, and property managers, and all officers, partners,
owners, trustees, directors, agents and employees of the same.

      12.6 Waiver and Indemnification. Tenant waives all claims against Landlord
for any damage to any property in or about the Premises, for any loss of
business or income, and for injury to or death of any persons in or about the
Premises, regardless of the cause of any such loss or event (including
negligence, whether passive or active). Tenant will indemnify, protect, defend
and hold harmless Landlord from and against all claims, losses, damages, causes
of action, and liabilities, including all related costs and legal fees,
regardless of cause (including negligence, whether passive or active), (a)
arising in the Premises, (b) arising from Tenant's occupancy of the Premises or
the conduct of Tenant's business, (c) arising from any Default by Tenant, and/or
(d) arising from any act, omission or neglect of Tenant, its agents,
contractors, employees, suppliers, licensees or invitees. In the event any
action or proceeding is brought against Landlord by reason of the foregoing,
Tenant, upon notice by Landlord, will defend Landlord at Tenant's sole cost and
expense and by counsel reasonably satisfactory to Landlord. For purposes of this
Section 12.6, "Landlord" shall include Landlord and Landlord's affiliates,
subsidiaries, and property managers, and all officers, partners, owners,
trustees, directors, agents and employees of the same.

<PAGE>

      12.7 Additional Waiver. To the extent not prohibited by law, Tenant hereby
waives any statute (including, but not limited to, industrial insurance
statutes) or legal rule that is contrary to, or would limit the provisions of,
this Section 12.

13.   DAMAGE OR DESTRUCTION. Damage to Premises.

      13.1 Restoration. If the Premises are damaged or destroyed by fire or
other casualty, Tenant will immediately give written notice to Landlord of the
casualty and Landlord will repair the damage as set forth in Section 13.3 unless
Landlord has the right to terminate this Lease as provided in Section 13.2 and
Landlord elects to so terminate.

      13.2 Election. Landlord will have the right, but not the obligation, to
terminate this Lease following a casualty if any of the following occur: (i)
insurance proceeds actually paid to Landlord and available for use are not
sufficient to pay one hundred percent (100%) of the cost to fully repair the
damage; (ii) Landlord determines that the Premises cannot, with reasonable
diligence, within six (6) months after Landlord obtains knowledge of the
casualty, be fully repaired by Landlord or cannot be safely repaired because of
the presence of hazardous factors and conditions, including but not limited to,
Hazardous Materials, earthquakes, utility outages and any other similar dangers;
(iii) the Premises are damaged or destroyed within the last twelve (12) months
of the Lease Term; (iv) the Building within which the Premises is located is
damaged or destroyed and Landlord (as determined in its sole discretion) cannot
reasonably complete repair of the Building within six (6) months of Landlord
obtaining knowledge of the casualty; (v) Tenant is in Default of this Lease at
the time of the casualty; (vi) Landlord would be required to abate or reduce any
Rent for a period in excess of six (6) months; or (vii) the Shopping Center, or
the Building in which the Premises is located, is damaged such that the cost of
repair of the same would exceed 10% of the replacement cost of the same. If
Landlord elects to terminate this Lease pursuant to this Section 13.2, Landlord
will give Tenant written notice of this election and this Lease will terminate
upon the effective date of such notice. If Landlord elects to terminate this
Lease, Landlord will be entitled to retain all applicable Tenant insurance
proceeds excepting those attributable to Tenant's furniture, equipment, and any
other personal property.

      13.3 Scope of Restoration. If Landlord does not have the right to elect,
or fails to elect, to terminate this Lease, this Lease will remain in full force
and effect, and Landlord will begin the process of obtaining all necessary
permits and approvals, and upon receipt thereof, diligently pursue the repair
through completion. The repair obligation of Landlord shall be limited to repair
of the Premises, including Landlord's Work (if any); unless Landlord elects
otherwise in writing, the obligations of Landlord exclude repair or restoration
of any Tenant's Work, Tenant Alterations, and personal property and trade
fixtures of Tenant all of which shall be restored by Tenant.

<PAGE>

      13.4 Abatement. Except as provided in Section 13.6 below, Base Rent will
be temporarily abated or reduced in proportion to the degree to which Tenant's
use of the Premises is impaired, as determined by Landlord, beginning the date
of the casualty and ending on the date all repairs to the Premises to be
accomplished by Landlord are substantially completed. However, the total amount
of such abatement or reduction shall not exceed the total amount of insurance
proceeds, directly attributable to the Premises, which Landlord has received
from any rental loss insurance coverage it may carry. Except for the abatement
herein described, Tenant will not be entitled to any compensation or damages for
the loss of or interference with the use of or access to all or any part of the
Premises or the Shopping Center from damage, destruction or repair.

      13.5 Conduct of Business. Tenant shall recommence business operations as
soon as possible after Landlord completes restoration, and shall continue such
operations if damage has not caused the entire Premises to be unusable. Tenant
shall apply any insurance proceeds it receives to replace any of Tenant's
property that is damaged or destroyed.

      13.6 No Release. If Tenant causes damage to the Premises or any other part
of the Shopping Center, then (a) except as provided in Section 12.5 above,
Tenant shall pay for the loss so caused whether or not this Lease is terminated,
and (b) Rent hereunder shall not be abated by reason of such damage or any
repair or restoration of the same.

      13.7 Sole Rights. The rights of Tenant arising for a casualty are limited
to those set forth in this Section and Tenant waives any other rights now or
hereafter available under applicable law, including, without limitation, the
provisions of Sections 1932 and 1933 of the California Civil Code.

14.   CONDEMNATION,

      14.1 Total Taking of Premises. This Section 14.1 applies in the case of a
total or substantial taking through condemnation that is permanent. A permanent
taking or condemnation shall be considered to be total or substantial if it
includes all of the Premises or so much of the Premises that a reasonable amount
of reconstruction would not make the Premises reasonably suited for the uses and
purposes for which the Premises were used just before the taking. If a taking
described in this Section 14.1 occurs, either party may terminate this Lease by
giving notice to the other party before the condemning authority acquires title
to or possession of all or a portion of the Premises. Termination shall be
effective as of the date title or possession passes to the condemning authority.
All Rents and other charges payable by Tenant shall be prorated as of the date
of termination.

<PAGE>

      14.2 Partial Taking. This Section 14.2 shall apply to any taking or
condemnation of the Premises that is permanent and is not subject to Section
14.1. In the event of such a taking, this Lease shall terminate as to the
portion of the Premises taken on the earlier of the passage o(pound) title or
possession to the condemning authority, but shall continue as to the balance of
the Premises. Thereafter, Landlord shall restore the remainder of the Premises
to a condition as comparable as reasonably practicable to that existing at the
time of condemnation, and Base Rent (but not Percentage Rent) shall be reduced
by the same ratio as the square footage of the area of the Premises taken bears
to the total pre-taking square footage of the Premises. All other terms and
conditions of the Lease shall remain in effect. Tenant shall recommence business
operations as soon as possible after Landlord substantially completes its
restoration obligations at the Premises, and shall continue such operations if
the taking has not caused the entire Premises to be unusable.

      14.3 Temporary Takings. If all or any portion of the Premises is taken on
other than a permanent basis, this Lease shall continue in effect except that
(a) possession shall be limited to conform to the rights of the condemning
authority, and (b) Base Rent and Tenant's Share of Operating Expenses shall be
reduced during the pendency of the temporary taking by the amount paid on
account of the same by the condemning authority.

      14.4 Other Takings. Landlord reserves the right to terminate this Lease in
the event of any taking or condemnation of a part of the Shopping Center,
whether or not a portion of the Premises is taken.

      14.5 Sale in Lieu of Condemnation. For purposes of this Lease, taking or
condemnation includes a sale to a purchaser with the power of eminent domain in
the face of a threat or the probability of the exercise of the power.

      14.6 Proceedings; Notice. Either party shall promptly give the other party
written notice that it has received any written notice of intended taking or any
service of legal process relating to condemnation of the Premises. Landlord
shall have the sole right to participate in and to direct condemnation
proceedings. The entire condemnation award shall be paid to and belong to
Landlord, regardless of the basis of its calculation. Tenant shall have the
right to receive any separate payment made specifically for damage to personal
property of Tenant which is taken and for expenses incurred in relocating so
long as such separate payment does not reduce the award otherwise payable to
Landlord.

      14.7 Sole Rights. The rights of Tenant arising for a condemnation are
limited to those set forth in this Section and Tenant waives any other rights
now or hereafter available under applicable law, including, without limitation,
Section 1265.130 of the California Code of Civil Procedure.

15.   COMMON AREAS.

      The "Common Areas" of the Shopping Center are all areas of the Shopping
Center made available by Landlord from time to time for the non-exclusive use of
lessees, including but not limited to driving and parking areas and any interior
common passageways. Tenant shall have the non-exclusive right to use the Common
Areas for their respective intended purposes in a reasonable manner, subject to
the rights of other lessees and in compliance with such rules as Landlord may
adopt from time to time. This right is held in common with Landlord, with
present and future owners and lessees of the Shopping Center, and with the
agents, employees, customers, licensees and invitees of Landlord and such owners
and lessees. Tenant acknowledges that certain lessees may enjoy or be granted
special or exclusive rights to portions of the Common Areas. The condemnation of
any or all of the Common Areas shall not constitute a default by Landlord nor
allow Tenant to terminate this Lease or reduce Rents. Landlord reserves the
right to change the Common Areas, to add to or subtract from the Common Areas,
to close Common Areas from time to time, to remove and/or exclude from the
Common Areas individuals other than bona fide customers of tenants who are
visiting the Shopping Center to purchase merchandise from tenants, to add
property or improvements to the Shopping Center including to the Common Areas
(including buildings, kiosks, carts or other improvements), to sell or remove
property or improvements from the Shopping Center, and to modify or redevelop
all or any part of the Shopping Center, including exterior building surfaces. No
such action shall constitute a default by Landlord nor allow Tenant to terminate
this Lease or reduce Rents. The Shopping Center, as so modified from time to
time, is the "Shopping Center" hereunder.

<PAGE>

16.   SIGNS; DISPLAYS.

      Tenant may install signage at the Premises provided (a) the signage
complies with all applicable governmental laws and with Exhibit E, and (b)
Tenant complies with the provisions of this Lease (including Section 6 above).
At the expiration or termination of this Lease, Tenant shall remove all of its
signage and restore all affected surfaces, at the sole expense of Tenant. Tenant
has sole responsibility for obtaining any required governmental permits. Tenant
shall not have the right to use any Shopping Center pylon sign. Tenant may not
display or sell merchandise nor store any property outside the defined exterior
walls of the Premises. Tenant shall not install any exterior lighting,
amplifiers or similar devices in or about the Premises nor allow any advertising
medium that may be heard or seen outside the Premises, such as flashing lights,
searchlights, loudspeakers, and music broadcasts. Landlord may post moderately
sized "for lease" or "for rent" signs at the Premises.

17.   ACCESS TO PREMISES.

      Landlord shall have access to the Premises upon twenty-four (24) hours
prior oral or written notice to Tenant to inspect the same, to post notices of
non-responsibility, to make repairs or perform other work, to carry out its
obligations hereunder, or for any other purpose related to the ownership or
operation of the Shopping Center. No such notice shall be required in the event
of an emergency. Tenant waives any claim against Landlord arising from any entry
permitted by this Section or the conduct of any such activities by Landlord.

18.   EVENTS OF DEFAULT.

      18.1 Performance. Performance by Tenant of each of its obligations under
this Lease is a condition as well as a covenant. Tenant's right to possession of
the Premises is conditioned upon such performance.

      18.2 Default. Tenant will be in Default if any of the following events
occurs:

            (a) Tenant fails to pay to Landlord any Rent as and when first due.

            (b) Tenant fails to observe, perform or comply with any provision of
Sections 4, 9, 10,12 or 23 of this Lease.

            (c) Tenant fails to observe, perform or comply with any other
provision of this Lease.

            (d) Tenant becomes insolvent, makes any assignment for the benefit
of creditors, becomes a "debtor" in a bankruptcy proceeding, has substantially
all of its assets located at the Premises or its interest in this Lease
transferred to a receiver or trustee or otherwise seized or foreclosed, or
indicates in Landlord's reasonable opinion an inability to pay its debts or
obligations as they come due.

<PAGE>

            (e) Any of the events listed in item (d) above occur regarding any
guarantor of the obligations of Tenant hereunder, or any such guarantor fails to
perform any obligation under its guaranty, or any such guarantor attempts to
revoke its guaranty.

19.   REMEDIES UPON DEFAULT.

      19.1 Remedies. Upon a Default, with or without notice or demand, and
without limiting any of the other rights or remedies of Landlord, Landlord may
exercise any one or more of the following remedies.

            (a) Terminate this Lease and/or terminate Tenant's right to
possession of the Premises. Upon any such termination, Tenant will immediately
surrender possession of the Premises to Landlord. Landlord shall have the right
to self-help repossession of the Premises by entry and/or changing of locks.
Tenant hereby grants Landlord the full and free right to enter the Premises with
or without process of law. Tenant releases Landlord of any liability for any
damage resulting from, and waives any right to claim damage for any such entry,
repossession and/or changing of locks. On termination of this Lease or Tenant's
right of possession, Landlord will be entitled to recover from Tenant: (i) the
worth at the time of the award of the unpaid Rent which had been earned at the
time of the termination; plus (ii) the worth at the time of the award of the
amount by which the unpaid Rent which would have been earned after termination
until the time of award exceeds the amount of such rental loss that Tenant
proves could have been avoided; plus (iii) the worth at the time of the award of
the amount by which the unpaid Rent for the balance of the Lease Term after the
time of award exceeds the amount of such rental loss for such period that Tenant
proves could be reasonably avoided; plus (iv) any other amount necessary to
compensate Landlord for all the detriment proximately caused by Tenant's failure
to perform its obligations under this Lease or which in the ordinary course of
things would be likely to result therefrom, including but not limited to (A) all
costs and expenses attributable to recovering possession of the Premises, (B)
reletting expenses (including the costs and expenses of any necessary repairs,
renovations and alterations to the Premises), (C) actual legal fees and
associated costs and expenses, (D) the unamortized portion of all brokerage
commissions paid in connection with this Lease and all costs of Landlord's Work
(amortized without interest on a straight line basis over the initial Lease
Term), and (E) reimbursement of any abated, free or deferred rent and any
allowance or other Lease execution inducement; plus (v) at Landlord's election,
any other amounts in addition to or in lieu of the foregoing, as may be
permitted from time to time by applicable law. The "worth at the time of award"
referred to in item (i), (ii) and (iv) will additionally include interest
computed by allowing interest at the rate of 12% per annum (or, if lower, at the
maximum rate allowed by law). The "worth at the time of award" referred to in
item (iii) will be computed by discounting the amount at the discount rate of
the Federal Reserve Bank of San Francisco in effect at the time of award, plus
one percent (1%).

            (b) Landlord shall have the remedy described in California Civil
Code Section 1951.4 (lessor may continue lease in effect after lessee's breach
and abandonment and recover rent as it becomes due, if lessee has the right to
sublet or assign, subject only to reasonable limitations). Accordingly, if
Landlord does not elect to terminate this Lease on account of any default by
Tenant, Landlord may, from time to time, without terminating this Lease, enforce
all of its rights and remedies under this Lease, including the right to recover
all rent as it becomes due. Acts of maintenance or preservation, efforts to
relet the Premises, removal or storage of Tenant's personal property or the
appointment of a receiver to protect Landlord's interest under this Lease, will
not constitute a termination of Tenant's right to possession. Landlord may sue
periodically for damages as they accrue without barring subsequent actions for
damages.

<PAGE>

            (c) Pursue any other remedy now or hereafter available to Landlord
under the laws of the state in which the Premises are located, including
equitable remedies.

      19.2 No Release. The expiration or termination of this Lease, and/or the
termination of Tenant's right to possession, will not relieve Tenant from any
liability. Any efforts by Landlord to mitigate damages will not waive the right
to recover damages or any other right.

      19.3 Additional Remedies. No right or remedy conferred upon or reserved to
Landlord in this Lease is intended to be exclusive of any other right or remedy
of Landlord hereunder or under applicable law.

      19.4 Mitigation. Tenant shall have the burden of proving that Landlord has
failed to comply with any obligation to mitigate damages. If, at the time of
trial, Landlord has relet the Premises, Tenant shall have the burden of proving
that the rent under such lease was less than fair rental value and that other
terms affecting Landlord's recoverable damages were not reasonable under the
circumstances at the time of reletting. Landlord may relet the Premises for a
term longer or shorter than the remaining Lease Term and may grant any
reasonable leasing concessions without being deemed to have failed to mitigate
damages. Landlord shall not be required to relet any or all of the Premises
prior to leasing other vacant space at the Shopping Center, nor shall Landlord
be required to accept a tenant (a) without financial capacity acceptable to
Landlord, or (b) who intends to make a use other than the Specific Use. Listing
the Premises for lease with a broker or offering the Premises for lease through
Landlord's normal offering process shall be deemed reasonable efforts to relet
the Premises.

      19.5 Shopping Center. This is a lease of real property in a shopping
center within the meaning of the Bankruptcy Code.

20.   DEFAULT BY LANDLORD.

      20.1 Notice. In the event Landlord fails to perform any obligation
required to be performed under this Lease, Tenant will notify Landlord in
writing of such failure at Landlord's Address for Notices as specified in the
Summary. A copy of such notice must be sent simultaneously to any mortgagee and
any master lessor of Landlord whose address has been provided to Tenant,
otherwise such notice shall be of no force or effect; Tenant shall accept cure
and performance from any such mortgagee or master lessor. Landlord shall not be
deemed in default hereunder unless and until such notice is actually received by
Landlord and all such mortgagees and master lessors, and each of such parties
then fails within thirty (30) days of receipt of such notice to commence to make
a good faith effort to cure the failure or thereafter ceases to pursue such cure
to completion.

      20.2 Liability. The obligations of Landlord under this Lease shall be
binding only on the undersigned Landlord and not upon any of its property
managers, subsidiaries or affiliates, nor upon any partners, owners, trustees,
directors, officers, employees, or agents of the same in their individual
capacities. With respect to any obligations of Landlord to Tenant under this
Lease, Tenant's sole and exclusive remedy shall be a claim against the
undersigned Landlord. Tenant agrees that, in the event of any actual or alleged
Landlord Default of this Lease or in the event of any other claim or cause of
action by Tenant, the recourse of Tenant against Landlord for any damages (over
and above damages actually paid by available insurance, if any) will be limited
to, and any judgment against Landlord shall be satisfied only out of, the
Shopping Center; no other assets of Landlord shall be subject to levy, execution
or other enforcement procedure for the satisfaction of any judgment in favor of
Tenant against Landlord. Any claims by Tenant against Landlord will be limited
to actual damages only and will not, under any circumstances, include lost
profits, consequential damages, or punitive damages. In no event shall Tenant
have the right to terminate this Lease nor to offset payments due hereunder by
reason of a Landlord Default.

<PAGE>

      20.3 Force Majeure. Landlord will not be deemed in Landlord Default or
have liability to Tenant because of Landlord's failure to perform any of its
obligations under this Lease if the failure is due in whole or part to reasons
beyond Landlord's reasonable control. Such reasons include but are not limited
to strike or other labor trouble, utility failure or defect, the inability to
obtain or delay in obtaining, any governmental permit or approval (including
building permits and certificates of occupancy), war, riot, mandatory or
prohibitive injunction, civil insurrection, terrorism, accidents, acts of God,
any governmental preemption in connection with a national emergency, or any
other cause, whether similar or dissimilar, which is beyond the reasonable
control of Landlord. If this Lease specifies a time period for performance of an
obligation by Landlord, such time period will be extended by the period of any
delay in Landlord's performance caused by such a cause beyond Landlord's
reasonable control.

21.   MERCHANTS ASSOCIATION.

      Landlord may establish a Merchant's Association or a marketing and
promotion fund for the Shopping Center. Tenant shall become a member of and
shall remain in good standing in any Merchants' Association (as soon as it has
been formed), and shall contribute to any marketing and promotion fund. Tenant
shall abide by all regulations of such Merchant's Association. Landlord, at its
option, may collect any dues on behalf of the Merchants' Association. Funds
collected under this Section do not bear interest, may be commingled, and are
non-refundable.

22.   ARBITRATION.

      In the event any dispute arises under a provision of this Lease which
specifically requires resolution by arbitration under this Section 22, or in the
event Landlord elects that any other dispute be arbitrated under this Section 22
then the parties agree that in lieu of judicial proceedings, the matter shall be
submitted to arbitration in accordance with the rules of the American
Arbitration Association, in a venue designated by Landlord near to the location
of the Premises. This agreement to arbitrate shall not, however, prohibit
Landlord from exercising its statutory and/or common law rights to proceed
against Tenant for injunctive relief or for possession of the Premises,
including but not limited to any action in the nature of unlawful detainer,
ejectment, or any other similar summary proceeding.

23.   HAZARDOUS MATERIALS.

      23.1 Defined. For purposes of this Lease, "Hazardous Materials" will mean
any product, substance, chemical, material or waste whose presence, nature,
quantity and/or intensity of existence, use, manufacture, disposal,
transportation, spill, release or effect, either by itself or in combination
with other materials, now or in the future, is either: (i) potentially injurious
to health or the environment; (ii) regulated or monitored by any governmental
authority; (iii) defined as a hazardous material, hazardous substance, or
pollutant (or similar term) in any federal, state or local law or regulation; or
(iv) a basis for potential liability of Landlord to any governmental authority
or third party.

<PAGE>

      23.2 Prohibitions. Tenant will not cause or permit any Hazardous Materials
to be brought upon, kept, stored, discharged, released or used in, under or
about any portion of the Shopping Center by Tenant, its agents, employees,
contractors, licensees or invitees, without the prior written consent of
Landlord, which consent may be withheld or conditioned in Landlord's sole
discretion; provided, Tenant may bring into the Premises small amounts of
Hazardous Materials (such as cleaning products and copy toner) which are readily
available to Tenant by unregulated retail purchase if the same are necessary in
Tenant's normal business operations. As to any Hazardous Materials brought to
the Premises or Shopping Center by Tenant, with or without the prior written
consent of Landlord (without waiver of the requirement of prior written
consent), Tenant shall: (1) use such Hazardous Material only as is reasonably
necessary to Tenant's business, in small, properly labeled quantities; (2)
handle, use, keep, store, and dispose of such Hazardous Material using the
highest accepted industry standards and in compliance with all applicable
governmental requirements; (3) maintain at all times with Landlord a copy of the
most current MSDS sheet for each such Hazardous Material; and (4) comply with
such other rules and requirements Landlord may from time to time impose. Upon
expiration or earlier termination of this Lease, Tenant will at Tenant's sole
cost and expense, cause all Hazardous Materials brought to the Premises or
Shopping Center by Tenant, its agents, contractors, employees, suppliers,
licensees or invitees, to be removed from the Shopping Center in compliance with
any and all applicable laws.

      23.3 Remediation. If Tenant or any of its agents, contractors, employees,
licensees or invitees, violates the provisions of this Section 23, spills or
releases any Hazardous Materials, or contaminates or expands the scope of
contamination of the Premises or the Shopping Center, the underlying
groundwater, or any property in the vicinity of the Shopping Center, then Tenant
will promptly, at Tenant's expense, take all investigatory and/or remedial
action (collectively called "Remediation") that is necessary to fully clean up,
remove and dispose of all such Hazardous Materials and any contamination so
caused and shall do so in compliance with any applicable laws and regulations.
Tenant will provide Landlord with prior written notice of Tenant's intended
Remediation, including Tenant's method, time and procedure of Remediation, and
Landlord will have the right to require reasonable changes in such method, time
or procedure before Tenant commences any such work.

      23.4 Information. Tenant shall immediately provide to Landlord written
notice of any governmental or other third party investigation or claim arising
out of the use by Tenant of Hazardous Materials at the Shopping Center or the
violation of any provision of this Section. Tenant shall keep Landlord fully
advised regarding any such investigation or claim, and shall provide to Landlord
copies of all documentation with respect to the same. Tenant shall also provide
to Landlord all reports regarding the use of Hazardous Materials by Tenant at
the Shopping Center and any incidents regarding the same. All information
required by this provision shall be delivered regardless of whether the same is
considered by Tenant to be confidential or proprietary. Landlord retains the
right to join and participate, as a party, in any legal actions affecting the
Shopping Center or any portion thereof involving Hazardous Materials.

      23.5 Indemnification. Tenant will indemnify, defend and hold Landlord (as
defined in Section 12.6), and all mortgagees and master lessors of the Shopping
Center, harmless from any and all damages, losses, liabilities, judgments,
penalties, claims, obligations, attorneys and consultants' fees and other costs
and expenses arising out of any failure of Tenant, its agents, contractors,
employees, licensees or invitees to observe any covenants of this Section 23.
All provisions of this Section shall survive the expiration of this Lease and
any termination of this Lease or of Tenant's right of possession.

<PAGE>

24.   MISCELLANEOUS.

      24.1 Notices. Any notice, demand, request, or other communication
(collectively referred to in this Section 24.1 as a "notice") required or
permitted to be given or made by either party to the other pursuant to this
Lease shall be in writing and shall be delivered to the other party by delivery
service (including by overnight delivery service such as Federal Express) or
sent postage prepaid by registered or certified U.S. mail (but if an address is
a post office box, then by regular U.S. mail), addressed to the party at its
Address(es) for Notice set forth in the Summary or such other address as may be
designated by such party by written notice hereunder. Notices shall be deemed
given and shall be effective on the date of delivery or, if mailed, two (2)
business days following the date of mailing.

      24.2 Attorney Fees. If arbitration or litigation is commenced relating to
this Lease, the prevailing party shall be entitled to recover from the losing
party, in addition to all other sums and relief, its reasonable attorney fees
and costs incurred at and in preparation for discovery (including depositions),
arbitration, trial, appeal and review. Such sums shall be determined by the
court or arbitrator. This provision shall apply also to litigation and other
proceedings in bankruptcy court, including litigation or proceedings involving
issues unique to bankruptcy law.

      24.3 Time. Time is of the essence of this Lease.

      24.4 Governing Law. This Lease shall be governed by the law of the state
in which the Shopping Center is located. Tenant consents to venue in the state
and federal courts in the judicial district in which the Shopping Center is
located. To the fullest extent allowed by law, Tenant waives the right to trial
by jury in any litigation arising out of this Lease.

      24.5 Severability. If any provision contained herein is determined to be
invalid, illegal or unenforceable in any respect, then (a) such provision shall
be enforced to the fullest extent allowed, and (b) such invalidity, illegality,
or unenforceability will not affect any other provision of this Lease.

      24.6 Entire Agreement; Representations. All understandings and agreements
between the parties are merged in this Lease which alone fully and completely
expresses the agreement of the parties. Tenant is not relying upon any statement
or representation which is not set forth in this Lease. This Lease supersedes
all previous negotiations, lease drafts, letters, statements, brochures,
estimates, and understandings by or between the parties. No broker has made, nor
has authority to make, any representation or covenant on behalf of Landlord.
Landlord does not represent that any specific tenant or number of tenants will
or will not occupy any space nor operate or refrain from operating any
particular business in the Shopping Center, or that all or any portion of the
Shopping Center will be improved or re-developed. This Lease may be amended only
by a written instrument setting forth the amendment that is executed and
delivered by both parties.

<PAGE>

      24.7 Landlord Performance. If Tenant fails to perform any duty or
obligation of Tenant under this Lease, Landlord may at its option without waiver
of Default or of any other right or remedy, perform any such duty or obligation
on Tenant's behalf. The costs and expenses of any such performance by Landlord
will be immediately due and payable by Tenant upon receipt from Landlord of the
reimbursement amount required.

      24.8 Successors and Assigns. Except as otherwise expressly provided in
this Lease, and without diminishing the provisions of Section 10 above, the
provisions of this Lease bind and benefit the parties hereto and their
respective successors and assigns. If Tenant is an individual and dies or
becomes incapacitated, Landlord reserves the right to terminate this Lease upon
thirty (30) days written notice. If any guarantor is an individual and dies, or
is an entity and dissolves, Tenant covenants to provide to Landlord a
replacement guarantor acceptable to Landlord within ten (10) days of written
request.

      24.9 Waivers. No provision of this Lease shall be deemed to have been
waived by Landlord unless such waiver is in writing signed by Landlord. No
custom or practice which may develop between the parties during the Lease Term
shall waive or diminish Landlord's right to enforce strict performance by Tenant
of any terms of the Lease. No waiver by Landlord of a failure or a Default by
Tenant of any term, covenant or condition of this Lease will be deemed a waiver
of any other term, covenant or condition of this Lease, or of any subsequent
failure or Default by Tenant of the same or any other term, covenant or
condition of this Lease. No delay or omission by Landlord to seek a remedy for
any Tenant Default of this Lease shall be deemed a waiver by Landlord of such
Default or of its remedies or rights with respect to such Default. Regardless of
Landlord's knowledge of a Default at the time of such acceptance, the acceptance
of rent or any other payment or performance will not constitute a waiver by
Landlord of any Default by Tenant.

      24.10 Definitions; Rules of Construction.

            (a) The captions and headings used throughout this Lease are for
convenience of reference only and shall not affect the interpretation of this
Lease.

            (b) The use of the neuter singular pronoun (it or its) to refer to
Landlord or Tenant shall be deemed a proper reference even though Landlord or
Tenant may be an individual, a corporation, or other entity, or a group of two
or more individuals, corporations, or entities. The singular includes the plural
and the plural includes the singular.

            (c) This Lease has been fully reviewed by both parties and shall not
be strictly or adversely construed against the drafter.

            (d) The rights and obligations of the parties under this Lease shall
survive the expiration of this Lease and the termination of this Lease and/or of
Tenant's right of possession.

            (e) The duties and warranties of Landlord are limited to those
expressly stated in this Lease and do not and shall not include any implied
duties or implied warranties, now or in the future. No representations or
warranties have been made by Landlord other than those contained in this Lease.

<PAGE>

      24.11 Consents. The grant of any consent or approval required from
Landlord under this Lease shall be proved only by proof of a written document
signed and delivered by Landlord expressly setting forth such consent or
approval. Unless otherwise specified herein, any such consent or approval may be
withheld in Landlord's sole discretion. Any consent or approval may be issued
subject to conditions determined by Landlord, in its sole discretion. As a
condition to any consent or approval, and without limiting the right of Landlord
to impose other conditions, Landlord may require that any other party or parties
with a right of consent issue such consent on terms acceptable to Landlord.
Notwithstanding any other provision of this Lease, the sole and exclusive remedy
of Tenant for any alleged or actual improper withholding, delaying or
conditioning of any consent or approval by Landlord shall be the right to
specifically enforce any right of Tenant to require issuance of such consent or
approval on conditions not prohibited by this Lease; in no event shall Tenant
have the right to terminate this Lease, to collect monetary damages, or to
pursue any other remedy for any actual or alleged improper withholding, delaying
or conditioning of any consent or approval, regardless of whether this Lease
requires that such consent or approval not be unreasonably withheld, conditioned
or delayed. Landlord's consent to or approval of any act by Tenant shall not
waive or render unnecessary Landlord's consent to or approval of any subsequent
similar act by Tenant.

      24.12 joint and Several Obligation. If Tenant is a general partnership,
all general partners are jointly and severally liable hereunder. If Tenant
consists of more than one individual or entity, the obligations imposed upon
Tenant shall be joint and several.

      24.13 Relocation. Landlord shall have the right, at any time during the
Lease Term, to relocate Tenant to comparable space within the Shopping Center.
Space shall be deemed comparable if its size and lineal store frontage do not
differ from those of the Premises by more than 20%. Landlord will give Tenant a
written notice of its intention to relocate the Premises and Tenant will
complete such relocation within the thirty (30) days after receipt of such
written notice. Landlord shall pay all reasonable costs and expenses of
relocating Tenant's personal property to the new Premises. The terms and
conditions of this Lease will remain in full force and effect following such
relocation except that Tenant shall execute and deliver an Amendment to this
Lease prepared by Landlord to reflect the new location of the Premises, any
actual adjustments in Base Rent or Tenant's Proportionate Share that may result
from a square footage adjustment due to such relocation, and any other matters
reasonably requested by Landlord.

      24.14 Sale by Landlord. If Landlord transfers this Lease (as part of a
transfer of the Shopping Center or otherwise), then Landlord shall be relieved
of all liability to Tenant arising or accruing after the date of such transfer,
including, without limitation, the obligation of Landlord under Section 5 and
California Civil Code Section 1950.7 to return the Security Deposit, provided
said Security Deposit is transferred to said transferee. Tenant shall attorn to
the transferee and shall look solely to the transferee for return of any
Security Deposit.

<PAGE>

      24.15 Demolition. Landlord shall have the right to terminate this Lease in
the event Landlord elects to demolish 50 percent or more of either the total
floor area in the Building or the total floor area in the Shopping Center. In
such event, Landlord shall give Tenant a notice of termination at least 180 days
prior to the effective date of such termination and shall pay Tenant, on the
termination date, the cost (less depreciation) of leasehold improvements
installed in the Premises at Tenant's expense. For the purposes of this Section
24.15, depreciation of Tenant's leasehold improvements shall be calculated on a
straight-line basis over the initial Lease Term (exclusive of any extensions or
renewals).

      24.16 Rules and Regulations. Tenant shall faithfully comply, and cause its
agents, contractors, employees and invitees to comply, with the rules and
regulations that Landlord may from time to time make or modify for the Shopping
Center (the "Rules and Regulations"). Exhibit F sets forth the current Rules and
Regulations. Landlord shall not be liable to Tenant for violation of the Rules
and Regulations by any other tenant or its employees, agents, invitees or
licensees. No waiver of the Rules and Regulations shall be implied. Landlord
reserves the right to allow exceptions to the Rules and Regulations for other
tenants without such action being a waiver nor entitling Tenant to a similar or
subsequent waiver.

      24.17 Auctions. Tenant shall not conduct or permit to be conducted any
sale by auction in, upon or from the Premises or any part of the Shopping
Center, whether the auction is voluntary, involuntary, pursuant to any judgment
or assignment for the payment of creditors, or pursuant to any bankruptcy or
other insolvency proceeding. Tenant shall not advertise or conduct any "going
out of business" sale at the Premises.

      24.18 Hours of Business. Except as otherwise provided herein, Tenant shall
continuously during the entire Lease Term conduct Tenant's business on the
Premises. Tenant shall keep the Premises open for business and cause Tenant's
business to be conducted thereon during the usual business hours of each
business day as is customary for businesses of like character in the area in
which the Shopping Center is located but at least during the Minimum Hours of
Operation shown in the Summary. Tenant shall keep the Premises adequately
stocked with merchandise and with sufficient sales personnel to conduct the
business in accordance with sound business practices and to maximize the Gross
Sales therefrom. If Tenant fails to comply with this Section 24.18, then without
waiver of default and in addition to any other remedies, Percentage Rent shall
be payable monthly in the amount described in Section 2.3.6 above.

      24.19 Shopping Center Name. Landlord may adopt any name of the Shopping
Center and reserves the right to change the name of the Shopping Center from
time to time.

      24.20 Surrender and Tenant Holdover. On the Expiration Date or other
termination of this Lease or of Tenant's right of possession. Tenant shall quit
and surrender the Premises broom clean and in good condition and repair with all
of its removal and repair obligations fulfilled. If Tenant fails to vacate the
Premises in accordance with this Lease on the Expiration Date or any earlier
termination, Tenant shall be liable to Landlord for any and all damages caused
by such failure to vacate the Premises, including damages related to any
agreement by Landlord to lease or sell the Premises. During such holdover
period. Tenant shall also pay Base Rent equal to 150% of the Base Rent due
during the period immediately before the holdover, together with 100% of all
Additional Rent specified herein. Landlord may terminate the holdover tenancy at
any time upon written notice regardless of whether Landlord has accepted rent
with respect to any portion of the holdover period; Tenant waives any other
notice that law may require with respect to such holdover tenancy.

<PAGE>

      24.21 Reporting. At any time during the Lease Term, within ten (10) days
after written request from Landlord, Tenant shall deliver to Landlord such
financial statements as Landlord reasonably requests regarding Tenant or any
assignee, subtenant, or guarantor of Tenant. Tenant represents and warrants to
Landlord that each financial statement is true and accurate. Landlord shall
maintain as confidential any financial statements of Tenant delivered by Tenant
to Landlord which Tenant designates as confidential; provided, financial
statements which are easily obtainable from public records need not be kept
confidential; and provided further, Landlord shall have the right to disclose
the contents of such financial statements (a) for any business purpose,
including disclosure to third parties engaged by Landlord (including but not
limited to attorneys, brokers, or accountants) and to actual or potential
purchasers, lenders or investors of Landlord, (b) when ordered to do so by legal
authority, (c) when Landlord determines that Landlord may have a legal
obligation to do so, (d) in connection with enforcement of this Lease or any
guaranty, and/or (e) in connection with any dispute with Tenant or any
guarantor. In addition, Landlord shall have the right to make such financial
statements and the other contents of its files available to law enforcement or
other governmental agencies upon request.

      24.22 Security. Landlord has no duty to provide security for any portion
of the Shopping Center, including, without limitation, the Premises or the
Common Areas. Tenant has assumed sole responsibility and liability for the
security of itself, its employees, customers and invitees and their respective
property in, on or about the Shopping Center. To the extent Landlord elects to
provide any security equipment or personnel, Landlord is not warranting the
effectiveness of, and Tenant shall not rely on, any such personnel or equipment.
Landlord shall not be responsible or liable in any manner for any failure to
provide security equipment or personnel, nor for the failure of any such
equipment or personnel to prevent injury or property damage in, on or around the
Shopping Center. Landlord reserves the right to alter, discontinue, change or
withdraw any security equipment or personnel at any time without notice and
without liability.

      24.23 Brokers. Landlord shall pay a commission to the Broker(s) specified
in the Summary pursuant to a separate arrangement. Tenant shall indemnify and
defend Landlord against any claims for any brokerage commissions, and all
related attorney fees and expenses, arising out of any claim for a commission or
fee by any other broker on the basis of any agreements made or alleged to have
been made by or on behalf of Tenant. 24.24 No Partnership. Nothing in this Lease
shall be deemed or construed to create a partnership between Landlord and Tenant
or to impose on Landlord any responsibility or liability for any debts or
obligations of Tenant.

      24.24 No Partnership. Nothing in this Lease shall be deemed or construed
to create a partnership between Landlord and Tenant or to impose on Landlord any
responsibility or liability for any debts or obligations of Tenant.

<PAGE>

      24.25 Light and Air. This Lease does not grant any right to access light
and air.

      24.26 No Recording. Neither this Lease nor any memorandum of it shall be
recorded.

      24.27 Third Parties. There are no third party beneficiaries of any
covenant of Landlord contained in mis Lease. Tenant agrees to cause its
employees, invitees, agents and contractors to comply with all provisions of
this Lease.

      24.28 Confidentiality. Tenant shall keep the terms of this Lease
confidential and shall not reveal such terms to any person or entity.

      24.29 Counterparts. This Lease may be executed in counterparts, each of
which shall be deemed an original. The counterparts shall constitute one and the
same instrument

      24.30 Incorporation of Exhibits. All Exhibits referred to herein are
attached to this Lease and by this reference made part hereof.

      24.31 Submission. Submission of this Lease for examination and signature
by Tenant is not an offer to lease and does not create a reservation or option
to lease. This Lease will become effective and binding only upon full execution
(including acknowledgment if so indicated below) and delivery by both Tenant and
Landlord.

      24.32 Waiver of Rights of Redemption. Tenant waives any and all rights of
redemption granted under any present and future laws in the event Landlord
obtains possession of the Premises by reason of the violation by Tenant of any
of the covenants and conditions of this Lease or otherwise including, without
limitation, those afforded to tenants claiming hardship under California Code of
Civil Procedure Section 1179.

LANDLORD:
VON KARMAN PLAZA, LLC
a Delaware limited liability company

By: Harsch Investment Properties Management, LLC, its Manager

By:
     --------------------------------------------------------

Title:
      -------------------------------------------------------

TENANT:

TOP GROUP HOLDINGS, INC.
a Delaware corporation

By:
   ----------------------------------------------------------

Title:
      -------------------------------------------------------

<PAGE>

                                    EXHIBIT A

                          SHOPPING CENTER DESCRIPTION

Real property in the City of Irvine, County or Orange, State of California,
described as follows:

PARCEL 1 OF PARCEL MAP NO. 88-134, AS SHOWN ON A MAP FILED IN BOOK 237, PAGES 39
TO 43 INCLUSIVE OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID
COUNTY.

EXCEPT ALL OIL, OIL RIGHTS, MINERALS, MINERAL RIGHTS, NATURAL GAS RIGHTS, AND
OTHER HYDROCARBONS BY WHATSOEVER NAME KNOWN THAT MAY BE WITHIN OR UNDER THE
PARCEL OF LAND HEREINABOVE DESCRIBED, TOGETHER WITH THE PERPETUAL RIGHT OF
DRILLING, MINING, EXPLORING AND OPERATING THEREFOR AND STORING IN AND REMOVING
THE SAME FROM SAID LAND OR ANY OTHER LAND, INCLUDING THE RIGHT TO WHIPSTOCK OR
DIRECTIONALLY DRILL AND MINE FROM LANDS OTHER THAN THOSE HEREINABOVE DESCRIBED,
OIL OR GAS WELLS, TUNNELS AND SHAFTS INTO, THROUGH OR ACROSS THE SUBSURFACE OF
THE LAND HEREINABOVE DESCRIBED, AND TO BOTTOM SUCH WHIPSTOCK OR DIRECTIONALLY
DRILLED WELLS, TUNNELS AND SHAFTS UNDER AND BENEATH OR BEYOND THE EXTERIOR
LIMITS THEREOF, AND TO REDRILL, RETUNNEL, EQUIP, MAINTENANCE, REPAIR, DEEPEN AND
OPERATE ANY SUCH WELLS OR MINES, WITHOUT, HOWEVER, THE RIGHT TO DRILL, MINE,
STORE, EXPLORE AND OPERATE THROUGH THE SURFACE Or THE UPPER 500 FEET OF THE
SUBSURFACE OF THE LAND HEREINABOVE DESCRIBED, AS RESERVED IN THE DEED RECORDED
SEPTEMBER 25, 1969, IN BOOK 9089 PAGE 261 OF OFFICIAL RECORDS.

A.P. No. 435-021-39,435-021-23 AND 435-021-24

                                    EXHIBIT B

                               PREMISES DEPICTION

                                    EXHIBIT C

                                   WORK LETTER

Tenant accepts Premises in its AS-IS , WHERE-IS condition

                                    EXHIBIT D

                                      USES

      1. Sole Use. Tenant shall use the Premises only for the Specific Use set
forth in the Summary. Nothing in this Exhibit implies any other allowed use by
Tenant.

      2. Exclusive Uses. Landlord has granted or intends to grant to other
lessees the exclusive right to certain uses ("Exclusive Uses")- Tenant shall not
conduct any activities which would violate any of said actual or intended
Exclusive Uses, including the sale (even on a small scale or incidental basis)
of any goods or services covered by any such Exclusive Uses. As of the date of
preparation of this Exhibit, Landlord has granted or intends to grant Exclusive
Uses to other lessees for the following uses:

<PAGE>

      (a)   Fresh made deli sandwiches; hamburgers (subject to certain
            exclusions); Italian pizza; Mexican fast food; and Panda Express
            Lease: At no time during the Lease when Tenant is open and operating
            as a Panda Express shall Landlord enter into a new lease for space
            at the Shopping Center that allows the new tenant, occupant or user
            as its primary business to engage in the sale of prepared Asian food
            (other than Cajun food) or as its primary business to engage in the
            sale of food prepared in a wok; provided, however, (a) any existing
            or new tenant may sell Asian food so long as such sales are not more
            than 10% of the sales of any such other tenant, (b) all existing
            tenants and leases (as the same may be renewed, expanded or
            relocated) shall be exempt from the foregoing use restriction, (c)
            this restriction shall not preclude any lease made after the
            Commencement Date while Tenant is in Default beyond any applicable
            cure period or while Tenant is not open and operating as a Panda
            Express; and

      (b)   Cellular telephone services, accessories and wireless products;
            beauty supplies; embroidery services, screen printing and customized
            apparel and accessories; retail appliances and kitchen cabinets and
            bath cabinets; liquor store; and the sale of any of the following:
            fabrics of all kinds, goods sold by the yard, upholstery materials,
            patterns, knitting supplies, needlepoint, macram6, artificial
            flowers and accessories, arts and crafts materials and supplies,
            finished crafts, framed artwork; picture frames, custom framing,
            scrapbooks and scrapbooking supplies and materials, yarns and all
            types of notions, sewing machines, sewing machine furniture, fabric
            care items, products, accessories and services related to all of the
            foregoing and other items and services customarily offered for sale
            by a fabric and arts and crafts store.

      (c)   Credit Union; Dental Office; food store or a food department for the
            sale of off-premises consumption; wholesale warehouse or membership
            warehouses operation.

<PAGE>

      (d)   Exclusive Uses granted to Staples, Inc. (sale, leasing or
            distribution of equipment (including computers and
            telecommunications equipment), furniture or supplies for business or
            office (including home office) use or the provision of business or
            office services (including copying, printing, telecommunications,
            packing shipping and business equipment repair services) and
            Walgreens (pharmacy)

3. Reserved Uses. Whether or not Landlord has now granted or hereafter grants to
a different lessee the right to make certain uses, certain uses are reserved to
Landlord for its own operation and/or for the possible future grant of Exclusive
Uses to other lessees ("Reserved Uses")- Tenant shall not conduct any activities
which involve any of the Reserved Uses, including the sale (even on a small
scale or incidental basis) of any goods or services covered by Reserved Uses.

4. Future Uses. Landlord shall have the right to give to Tenant written notice
from time to time setting forth additional Exclusive Uses granted or intended to
be granted to other lessees and/or setting forth additional Reserved Uses.
Tenant shall not violate any of such additional Exclusive Uses or Reserved Uses;
provided, no such written notice shall require Tenant to cease the sale of any
goods or services already then being sold by Tenant at the time such notice is
given if this Lease authorizes the sale of such goods or services.

5. Prohibited Uses. Without implying any right to make any use other than the
Specified Use of Premises shown in the Summary, Tenant agrees that Tenant shall
in no event make any of the following uses of the Premises (or uses of the like
type), even on a temporary or incidental basis:

      Goodwill or Salvation Army
      Dollar, Discount or One Price
      Amusement or Carnival
      Theater (Cinema or Performance)
      Factory Outlet
      Warehousing
      Bowling Alley or Skating Rink
      Sale of any indecent or pornographic materials
      Catering
      Off-track Betting
      Bar or Night Club
      Billiard Parlor
      Funeral Parlor
      Massage Parlor
      Exercise School, Gym or Health Spa School, library or places of
      instruction Video or Game Arcade Any gambling or gaming machines or uses
      Office, Industrial, Storage or other non-retail use

<PAGE>

                                    EXHIBIT E
                                     TENANT
                                SIGN REGULATIONS

      1. INTRODUCTION

      It is intended by these Tenant Sign Regulations that the Tenant's signs be
developed in a manner that is of mutual benefit to all tenants and is consistent
with the architectural design of the Shopping Center. Tenant shall pay all costs
related to the purchase, construction, installation, maintenance, repair, and
removal of its signs, including costs of clean-up and costs for repair of the
sign band and other parts of the Premises, the building, and common areas.

      2. APPROVAL OF SIGNS

      (a) Landlord's prior written approval of Tenant's sign specifications is
required for all signs before they are constructed, installed, attached, or
modified. Tenant shall also obtain any necessary approvals required for its
signs by any state, county, city or local governmental authority.

      (b) Tenant's sign contractor is to provide written certification that the
sign and installation conform to all applicable codes and ordinances and that
the sign has been inspected and approved by the controlling government. All
signs must have UL labels, and Tenant or its sign contractor shall obtain all
permits required by any state, county, city or local governmental authority.

      (c) Landlord shall designate those areas on which a sign may be installed.

      (d) Crests, shields or image symbols are permitted if consistent with the
architectural design of the buildings in the Shopping Center and if installed as
an integral part of any sign approved by Landlord, and by the state, county or
local governmental authority.

<PAGE>

      (e) Tenant shall comply with all provisions of the Lease, all legal
requirements, and all conditions to the approvals granted by Landlord and
governmental authorities.

      3. CRITERIA

            --------------------------------------------------------------------

      4. RESTRICTIONS

            (a)   There will be no flashing signs of any type.

            (b)   There will be no exposed lighting or electrical components;
                  and

            (c)   The colors of Tenant's signs may not be the same as or similar
                  to the color of the sign band, may not be inconsistent with
                  the color scheme of the Shopping Center, and must be first
                  approved by Landlord.

      5. CONFLICT

      When a conflict exists between these sign regulations and any city, state,
county or local governmental authority's regulations, the more restrictive
regulation shall prevail.

                                    EXHIBIT F
                                      RULES
                                AND REGULATIONS

      1. No awning, canopy or other projection of any kind over or around the
windows or entrances of the Premises shall be installed by Tenant, and only such
window coverings as are first approved in writing by Landlord shall be used on
the Premises.

      2. The Premises shall not be used for lodging or sleeping, and unless
ancillary to a restaurant or other food service use specifically authorized in
Tenant's Lease, no cooking shall be done or permitted by Tenant on the Premises,
except that the preparation of coffee, tea, hot chocolate and similar items for
Tenant and its employees shall be permitted.

      3. All janitorial work for the Premises shall be paid for by Tenant. Any
persons employed by Tenant to do janitorial work shall be subject to these Rules
and Regulations while in the Shopping Center and outside the Premises.

<PAGE>

      4. Landlord will furnish Tenant with two (2) keys to the Premises, free of
charge. No additional locking devices shall be installed without the prior
written consent of Landlord. Landlord may impose reasonable charges for any
additional lock or any bolt installed on any door of the Premises without the
prior consent of Landlord. Tenant shall in each case furnish Landlord with a key
for any such lock. Tenant, upon the termination of tenancy, shall deliver to
Landlord all keys to doors in the Premises.

      5. Tenant shall not use or keep in the Premises or at the Shopping Center
any kerosene, gasoline or flammable or combustible fluid or materials or use any
method of heating or air conditioning other than that supplied by Landlord.

      6. In case of invasion, mob riot, public excitement or other circumstances
rendering such action advisable in Landlord's opinion, Landlord reserves the
right to prevent access to the Shopping Center during the continuance of same by
such action as Landlord may deem appropriate, including closing entrances to the
Shopping Center.

      7. Tenant shall see that the doors of the Premises are closed and securely
locked at such time as Tenant's employees leave the Premises.

      8. The toilet rooms, toilets, urinals, wash bowls and other apparatus
shall not be used for any purpose other than that for which they were
constructed; no foreign substance of any kind whatsoever shall be deposited
therein, and any damage resulting to same from Tenant's misuse shall be paid for
by Tenant.

      9. Tenant shall not use any sidewalk or mall area adjacent to the Premises
for the sale of goods or the conduct of any other business.

      10. Tenant shall not install any radio or television antenna, loudspeaker
or other device on the roof or exterior walls of the Shopping Center.

      11. Tenant shall store all its trash and garbage within the Premises until
daily removal of same by Tenant to such location in the Shopping Center as may
be designated from time to time by Landlord. No materials shall be placed in the
Shopping Center trash boxes or receptacles if such materials are of such nature
that they may not be disposed of in the ordinary and customary manner of
removing and disposing of trash and garbage in the metropolitan area of the
Shopping Center without being in violation of any law or ordinance governing
such disposal.

<PAGE>

      12. All loading and unloading of merchandise, supplies, materials, garbage
and refuse and delivery of same to the Premises shall be made only through such
entryways and at such times as Landlord shall designate. Tenant shall not
obstruct or permit the obstruction of any driving, parking or loading areas in
the Shopping Center and at no time shall Tenant park vehicles in a loading area
except for loading and unloading.

      13. Canvassing, soliciting, peddling or distribution of handbills or any
other written material in the Shopping Center is prohibited and Tenant shall
cooperate to prevent same.

      14. Tenant shall not permit the use or the operation of any coin operated
machines on the Premises, including vending machines, video games, pinball
machines, lottery machines, or pay telephones.

      15. Tenant shall keep the Premises free from pests. Landlord may direct
the use of all pest extermination and scavenger contractors at such intervals as
Landlord may require.

      16. Tenant shall immediately, upon request from Landlord (which request
need not be in writing), reduce its lighting in the Premises for temporary
periods designated by Landlord, when required in Landlord's judgment to prevent
overloads of the mechanical or electrical systems of the Shopping Center.

      17. Landlord reserves the right to select the name of the Shopping Center
and the buildings therein and to change any such name or names from time to
time, and Tenant shall not refer to the Shopping Center and the buildings
therein by any name other than: (i) the names as selected by Landlord (as same
may be changed from time to time), or (ii) the postal address, approved by the
United States Post Office. Tenant shall not use the name of the Shopping Center
and the buildings therein in any respect other than as an address of its
operation in the Shopping Center.

      18. Employees of Landlord shall not perform any work for Tenant nor be
required to do anything outside of their regular duties.

      19. Tenant, its employees, agents, visitors and invitees shall not park
any vehicles in the Shopping Center overnight or permit such person's vehicles
to remain at the Shopping Center after Tenant's business hours.

<PAGE>

      20. Landlord may waive any one or more of these Rules and Regulations for
the benefit of any particular tenant or tenants, but no such waiver by Landlord
shall be construed as a waiver of these Rules and Regulations in favor of any
other tenant or tenants, nor prevent Landlord from thereafter enforcing any such
Rules and Regulations against any or all of the tenants of the Shopping Center.

      21. These Rules and Regulations are in addition to, and shall not be
construed in any way to modify, alter or amend, in whole or part, the terms,
covenants, agreements and conditions of Tenant's Lease of the Premises in the
Shopping Center. In the event of a conflict between the terms of these Rules and
Regulations and the terms of the Tenant's Lease, the Lease shall govern.

      22. Landlord reserves the right to amend these Rules and Regulations and
to make additional Rules and Regulations.

<PAGE>

                                  Schedule 1.5

                             Confirmation Agreement

This Confirmation Agreement is issued by the undersigned Landlord to Tenant on
August 3, 2005. This Confirmation Agreement is issued pursuant to the Retail
Lease dated July 19, 2005 for the Premises known as 2244-B Barranca Parkway,
Irvine, CA.

      1.    The Commencement Date is July 21, 2005, the date in which Landlord
            delivered the fully executed Retail Lease to Tenant.

      2.    The Expiration Date is July 30, 2008.

      3.    The square footage of the Premises is 2,375 square feet.

      4.    Landlord delivered the Premises to Tenant on July 21, 2005.
            Operating Expenses shall occur the earlier of Store Opening or July
            22, 2005. As Tenant did not open for business prior to July 22, 2005
            all Operating Expenses shall commence as of July 22, 2005.

      5.    The Term/Rent Commencement date is the earlier of Store Opening or
            July 22, 2005. As Tenant did not open for business prior to July 22,
            2005, Base Rent (and all other Rents) shall commence as of July 22,
            2005.

This Confirmation Agreement shall become binding pursuant to Section 1.5 of the
Lease. This Confirmation Agreement does not otherwise modify the Lease.

LANDLORD:

VON KARMAN PLAZA, LLC,
a Delaware limited liability company

By: Harsch Investment Properties Management, LLC, its Manager
    ---------------------------------------------------------

TENANT:

TOP GROUP HOLDINGS, INC.,
a Delaware corporation

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