Document:

<PAGE>
                                                                    Exhibit 4.14

                                 TRUST AGREEMENT
                                       OF
                              AIG CAPITAL TRUST II

         This TRUST AGREEMENT, dated as of June 10, 2003 (this "Trust
Agreement") among American International Group, Inc., a Delaware corporation
(the "Sponsor"), The Bank of New York (Delaware), a Delaware banking
corporation, as Delaware trustee (the "Delaware Trustee"), and The Bank of New
York, a New York banking corporation, as property trustee (the "Property
Trustee", and together with the Delaware Trustee, the "Trustees"). The Sponsor
and the Trustees hereby agree as follows:

         1. The trust created hereby (the "Trust") shall be known as "AIG
Capital Trust II" in which name the Trustees, or the Sponsor to the extent
provided herein, may engage in the transactions contemplated hereby, may conduct
the business of the Trust, make and execute contracts, and sue and be sued.

         2. The Sponsor hereby assigns, transfers, conveys and sets over to the
Trustees the sum of $10. The Trustees hereby acknowledge receipt of such amount
in trust from the Sponsor, which amount shall constitute the initial trust
estate. The Trustees hereby declare that they will hold the trust estate in
trust for the Sponsor. It is the intention of the parties hereto that the Trust
created hereby constitutes a statutory trust under Chapter 38 of Title 12 of the
Delaware Code, 12 Del. C. Section 3801 et seq. (the "Statutory Trust Act"), and
that this document constitutes the governing instrument of the Trust. The
Trustees are hereby authorized and directed to execute and file a certificate of
trust with the Secretary of State of the State of Delaware in accordance with
the provisions of the Statutory Trust Act.

         3. An amended and restated Trust Agreement (the "Amended and Restated
Trust Agreement"), satisfactory to each party to it and substantially in the
form included as an exhibit to the 1933 Act Registration Statement (as defined
below), or in such other form as the parties thereto may approve, will be
entered into to provide for the contemplated operation of the Trust created
hereby and the issuance of the Capital Securities and the Common Securities
referred to therein. Prior to the execution and delivery of such Amended and
Restated Trust Agreement, the Trustees shall not have any duty or obligation
hereunder or with respect to the trust estate, except as otherwise required by
applicable law or as may be necessary to obtain prior to such execution and
delivery any licenses, consents or approvals required by applicable law or
otherwise. Notwithstanding the foregoing, the Trustees may take all actions that
the Sponsor deems necessary, convenient or incidental to effect the transactions
contemplated herein as the Trustees shall be directed in writing by the Sponsor.

<PAGE>

         4. The Sponsor, as the sponsor of the Trust, is hereby authorized, in
its discretion, and appointed as the Trust's and the Trustee's true and lawful
attorney-in-fact and agent: (i) to file with the Securities and Exchange
Commission (the "Commission") and execute, in each case on behalf of the Trust,
(a) a registration statement on Form S-3 (the "1933 Act Registration
Statement"), including any pre-effective or post-effective amendments thereto
(including the prospectus, prospectus supplements and the exhibits contained
therein), and any registration statement filed pursuant to Rule 462 under the
Securities Act of 1933, as amended (the "1933 Act"), relating to the
registration under the 1933 Act of the Capital Securities of the Trust and
certain other securities, (b) any preliminary prospectus or prospectus
supplement thereto relating to the Capital Securities required to be filed
pursuant to the 1933 Act, and (c) a Registration Statement on Form 8-A (the
"1934 Act Registration Statement"), including any pre-effective and
post-effective amendments thereto, relating to the registration of the Capital
Securities of the Trust under Section 12(b) or 12(g) of the Securities Exchange
Act of 1934, as amended; (ii) to file with the New York Securities Exchange or
any other national stock exchange or The Nasdaq National Market (each, an
"Exchange") and execute on behalf of the Trust one or more listing applications
and all other applications, statements, certificates, agreements and other
instruments as shall be necessary or desirable to cause the Capital Securities
to be listed on any of the Exchanges; (iii) to file and execute on behalf of the
Trust such applications, reports, surety bonds, irrevocable consents,
appointments of attorney for service of process and other papers and documents
as shall be necessary or desirable to register the Capital Securities under the
securities or blue sky laws of such jurisdictions as the Sponsor, on behalf of
the Trust, may deem necessary or desirable; and (iv) to execute, deliver and
perform on behalf of the Trust an underwriting agreement among the Trust, the
Sponsor and one or more underwriters relating to the offering of the Capital
Securities of the Trust, granting unto said attorney-in-fact and agent full
power and authority to do and perform each and every act and thing requisite and
necessary to be done in connection therewith, as fully to all intents and
purposes as the Trust or the Trustees might or could do in person, thereby
ratifying and confirming all that said attorneys-in-fact and agent shall do or
cause to be done by virtue hereof. In the event that any filing referred to in
clauses (i), (ii) and (iii) above is required by the rules and regulations of
the Commission, an Exchange or state securities or blue sky laws, to be executed
on behalf of the Trust by any of the Trustees, the Trustees, in their capacity
as trustees of the Trust, are hereby authorized and directed to join in any such
filing and to execute on behalf of the Trust any and all of the foregoing, it
being understood that the Trustees, in their capacity as trustees of the Trust,
shall not be required to join in any such filing or execute on behalf of the
Trust any such document unless required by the rules and regulations of the
Commission, an Exchange or state or blue sky laws.

         5. The Bank of New York (Delaware), in its capacity as Delaware
Trustee, shall not have the powers or the duties of the Trustees set forth
herein (except as may be required under the Statutory Trust Act) and shall be a
Trustee hereunder for the sole and limited purpose of fulfilling the
requirements of Section 3807(a) of the Statutory Trust Act.

<PAGE>

         6. This Trust Agreement may be executed in one or more counterparts.

         7. The number of Trustees initially shall be two (2) and thereafter the
number of Trustees shall be such number as shall be fixed from time to time by a
written instrument signed by the Sponsor which may increase or decrease the
number of Trustees; provided, however, that to the extent required by the
Statutory Trust Act, one Trustee shall either be a natural person who is a
resident of the State of Delaware or, if not a natural person, an entity which
has its principal place of business in the State of Delaware and otherwise meets
the requirements of applicable Delaware law. Subject to the foregoing, the
Sponsor is entitled to appoint or remove without cause any Trustee at any time.
A Trustee may resign upon thirty (30) days' prior notice to the Sponsor.

         8. The Sponsor hereby agrees, to the fullest extent permitted by
applicable law, to (i) reimburse the Trustees for all reasonable fees and
expenses (including reasonable fees and expenses of counsel and other experts)
and (ii) indemnify, defend and hold harmless the Trustees and any of the
officers, directors, employees and agents of the Trustees (the "Indemnified
Persons") from and against any and all losses, damages, liabilities, claims,
actions, suits, costs, expenses, disbursements (including the reasonable fees
and expenses of counsel), taxes and penalties of any kind and nature whatsoever
(collectively, the "Expenses"), to the extent that such Expenses arise out of or
are imposed upon or asserted at any time against such Indemnified Persons with
respect to the performance of this Trust Agreement, the creation, operation or
termination of the Trust or the transactions contemplated hereby; provided,
however, that the Sponsor shall not be required to indemnify any Indemnified
Person for any Expenses which are a result of the willful misconduct, bad faith
or negligence of such Indemnified Person.

         9. This Trust Agreement shall be governed by, and construed in
accordance with, the internal laws of the State of Delaware.

<PAGE>

         IN WITNESS WHEREOF, the parties hereto have caused this Trust Agreement
to be duly executed as of the day and year first above written.

                                            AMERICAN INTERNATIONAL GROUP, INC.,
                                            as Sponsor

                                            By: /s/ HOWARD I. SMITH
                                            -----------------------------------
                                            Name:  Howard I. Smith
                                            Title: Vice Chairman

                                            THE BANK OF NEW YORK
                                            (DELAWARE), not in its
                                            individual capacity but
                                            solely as Delaware Trustee

                                            By: /s/ MICHAEL SANTINO
                                            -----------------------------------
                                            Name:  Michael Santino
                                            Title: Senior Vice President

                                            THE BANK OF NEW YORK, not in
                                            its individual capacity but
                                            solely as Property Trustee

                                            By: /s/ JULIE SALOVITCH-MILLER
                                            ------------------------------------
                                            Name:  Julie Salovitch-Miller
                                            Title: Vice President<PAGE>

                                                                   Exhibit 10.17

                              INGALLS OFFICE LEASE

     THIS OFFICE LEASE ("Lease") is made this 15th day of September, 2002, by
and between (i) INGALLS BUILDING CO. LTD., an Ohio limited liability company
("Landlord") and (ii) EDUCATION LENDING GROUP, INC., a Delaware Corporation
("Tenant") as follows:

                                    RECITALS

A.   Landlord is the owner of the real property located at 6 East Fourth Street,
     Cincinnati, Ohio 45202 (the "Property"). The Property is improved by a
     15-story building and certain other improvements (collectively, the
     "Building").

B.   Tenant desires to lease from Landlord and Landlord desires to lease to
     Tenant approximately four thousand, seven hundred and twenty-eight (4,728)
     rentable square feet of space known as Suite 1000, located on the tenth
     (10th) floor of the Building outlined in red on the floor plan attached
     hereto as Exhibit A (the "Premises"), together with the nonexclusive right
     to use all areas of the Property not regularly and customarily leased for
     the exclusive use of tenants including, but not limited to, lobbies,
     entranceways, vestibules, elevators, restrooms, common hallways and common
     stairs (collectively, the "Common Areas") for the Term, the Rent and
     subject to the conditions and covenants hereinafter provided.
     Notwithstanding the foregoing, the Premises do not include and Tenant will
     have no right to occupy any of the exterior surfaces of the Building.

                                    AGREEMENT

     NOW THEREFORE, in consideration of the premises and the mutual promises set
forth herein, the receipt and sufficiency of which are hereby acknowledged, the
parties hereby agree as follows:

1.   Term.

     1.1 Initial Term. Subject to and upon the terms and conditions set forth
herein or in any exhibit or addendum hereto, this Lease shall continue in force
for a term of Forty-eight (48) months (the "Term") commencing on the earlier of
the following dates (the "Commencement Date") (i) the date Tenant takes
occupancy of the Premises, or (ii) the date Landlord has substantially completed
its improvements to the Premises.

2.   Rent.

     2.1 Base Rent Initial Term. Tenant shall pay to Landlord as "Base Rent" for
the Initial Term, in legal tender and in immediately available funds, at
Landlord's office at

<PAGE>

6 East Fourth Street, Suite 850, Cincinnati, Ohio 45202, or as directed from
time to time by Landlord's notice, the sums set forth below:

<TABLE>
<CAPTION>
Period                                Annual Rate/RSF                Annual Rent                 Monthly Rent
------                                ---------------                -----------                 ------------
<S>                                   <C>                            <C>                         <C>
02/01/03 to 3/31/07                       $12.30                     $58,154.40                    $4,846.20
</TABLE>

     2.2 Base Rent Renewal Term. Tenant shall pay to Landlord as "Base Rent" for
the Renewal Term(s), in legal tender and in immediately available funds, at
Landlord's office at Ingalls Building Co. Ltd., 6 East Fourth Street, Suite 850,
Cincinnati, OH 45202, or as directed from time to time by Landlord's notice,

     2.3 Additional Rent.

         2.3.1 In addition to the Base Rent specified in Section 2.1 above,
Tenant agrees to pay Tenant's Share (as hereinafter defined) of the amount, if
any, by which the Operating Expenses and Taxes for any calendar year during the
Term after 2001 exceeds the Taxes and Operating Expenses for 2001 (the amount of
any such excess being called the Additional Rent"). Certain terms are defined as
follows:

               2.3.1.1 Tenant's Share: The amount of Tenant's pro rata share of
the Expense Escalation for any calendar year after 2001. Tenant's pro rata share
is agreed to be Seven Percent (7%), which shall be adjusted in the event that
the total rentable square feet changes.

               2.3.1.2 Taxes: (i) All real estate taxes, if any, payable
(adjusted after protest or litigation, if any) for any part of the Term of this
Lease, exclusive of penalties or discounts, on the Property, (ii) any taxes
which shall be levied in lieu of any such taxes on the gross rentals of the
Property, (iii) any special assessments against the Property which shall be
required to be paid during the calendar year in respect to which taxes are being
determined, and (iv) the expense of contesting the amount or validity of any
such taxes, charges or assessments, such expense to be applicable to the period
of the item contested.

               2.3.1.3 Operating Expenses: Those expenses incurred or paid on
behalf of Landlord with respect to the management, operation and maintenance of
the Property which, in accordance with accepted principles of sound accounting
practice used by Landlord, as applied to the operation, management and
maintenance of comparable office buildings, are properly chargeable to the
operation and maintenance of the Property, and the cost, as reasonably amortized
by Landlord, with interest at the rate of 10% per annum on the unamortized
amount, of any capital improvement made after completion of initial construction
of the Building which reduces other Operating Expenses, but in an amount not to
exceed such reduction for the relevant year. If Landlord is not furnishing any
particular work or service (the cost of which if performed by Landlord would
constitute an Operating Expense) to a tenant who has undertaken to perform such
work or service in lieu of the performance thereof by Landlord, Operating
Expenses shall be deemed for the purposes of this Section 2 to be increased by
an amount equal to the additional operating expense which would reasonably have
been incurred during such period by Landlord if it had at its own expense
furnished such work or service to such tenant. Operating Expenses

                                      -2-

<PAGE>

shall not include: (i) franchise or income taxes imposed on Landlord, except to
the extent hereinbefore provided, or (ii) the cost to Landlord of any work or
service performed in any instance for any tenant (including Tenant) at the cost
of such tenant.

               2.3.2 In order to provide for current payments on account of
Taxes and Operating Expenses, Tenant agrees, at Landlord's request, to pay,
Additional Rent due for the ensuing twelve (12) months, as estimated by Landlord
from time to time, in twelve (12) monthly installments, each in an amount equal
to 1/12th of Additional Rent so estimated by Landlord commencing on the first
day of the month following the month in which Landlord notifies Tenant of the
amount of such estimated Additional Rent. If, as finally determined, Additional
Rent shall be greater than or be less than the aggregate of all installments so
paid on account to Landlord for such twelve (12) month period, then Tenant shall
pay to Landlord the amount of such underpayment, or Landlord shall credit Tenant
for the amount of such overpayment, as the case may be. It is the intention
hereunder to estimate the amount of Taxes and Operating Expenses for each year
and then to adjust such estimates in the following year based on actual Taxes
and Operating Expenses incurred and/or paid by Landlord. Within one hundred
twenty (120) days after each calendar year, Landlord shall furnish Tenant with a
statement ("Operating Expense Statement") setting forth the actual Taxes and
Operating Expenses for the calendar year in question.

               2.3.3 Tenant does hereby covenant and agree promptly to pay
Additional Rent as and when the same shall become due and payable, without
further demand therefor (except as set forth herein), and without any set-off,
counterclaim, deduction or recoupment whatsoever. The obligation of Tenant with
respect to the payment of Base Rent and Additional Rent shall survive the
termination of this Lease. Any payment, refund, or credit made pursuant to this
Section 2.3 shall be made without prejudice to any right of Tenant to dispute
such annual statement as provided in paragraph 2.3.4 of this Section 2, or of
Landlord to correct any item(s) as billed pursuant to the provisions hereof.

               2.3.4 Within thirty (30) days after receipt of the Operating
Expense Statement, Tenant or its authorized employee shall have the right to
inspect the books of Landlord during the business hours of Landlord at
Landlord's office or, at Landlord's option, at such other location that Landlord
may specify, for the purpose of verifying information in the Operating Expense
Statement. Unless Tenant asserts specific error(s) within thirty (30) days after
delivery of the Operating Expense Statement, the Operating Expense Statement
shall be deemed to be correct. Tenant shall not be entitled to inspect the books
of the Property for any year other than the year covered by the most recent
Operating Expense Statement.

               2.3.5 No decrease in Taxes and/or Operating Expenses shall reduce
Tenant's Rent below the annual Base Rent set forth in paragraph (a) of this
Section 2.

               2.3.6 All costs and expenses which Tenant assumes or agrees to
pay to Landlord pursuant to this Lease shall be deemed additional Rent and, in
the event of non-payment thereof, Landlord shall have all the rights and
remedies herein provided for in case of non-payment of Rent.

         2.4   Buyout Option.  See Exhibit B-1 attached hereto

                                      -3-

<PAGE>

     3. Services. As long as Tenant is not in default under any of the covenants
or provisions of this Lease, Landlord shall maintain (subject to partial
reimbursement as provided in Section 2.3, above) the Premises and the public and
common areas of the Property, such as lobbies, stairs, atriums, landscaping,
corridors and restrooms, in good order and condition except for damage
occasioned by the act of Tenant, its employees, agents or invitees, and Landlord
shall also provide the following services during reasonable and usual business
hours for the Term of this Lease as follows:

        3.1 HVAC. Air conditioning and heat for normal purposes only, to
provide in Landlord's judgment, comfortable occupancy Monday through Friday from
8:00 a.m. to 5:00 p.m. and Saturday from 8:00 am. to 12:00 p.m., Sundays and
holidays excepted. Tenant agrees not to use any apparatus or device in, upon or
about the Premises which in any way may increase the amount of such services
usually furnished or supplied to tenants in the Building and Tenant further
agrees not to connect any apparatus or device with the conduits or pipes, or
other means by which such services are supplied, for the purpose of using
additional or unusual amounts of such services, without written consent of
Landlord. Should Tenant use such services under this provision to excess,
Landlord reserves the right to charge for such services. The charge shall be
payable as additional Rent. Should Tenant refuse to make payment upon demand of
Landlord, such excess charge shall constitute a breach of the obligation to pay
Rent under this Lease and shall entitle Landlord to the rights hereinafter
granted for such breach. The A/C unit being installed under Exhibit B-l for
cooling the Computer Room may be run 24 hours 7 days per week at 67 degrees.

        3.2 Electric Power and Lighting. Electric power for lighting, computer
equipment, computer cooling A/C and operation of office machines shall be
furnished by Landlord and is intended to be that consumed in normal office use
for lighting, computer equipment, computer cooling A/C and office machines.
Landlord will charge for electricity as sub metered as an addition to the
monthly Rent with such charge to be based upon the average cost per unit of
electricity for this Building. If Tenant refuses to pay upon demand of Landlord
any charges set forth in this Section 3.2, such refusal shall constitute a
breach of the obligation to pay Rent under this Lease and shall entitle Landlord
to the rights hereinafter granted for such breach.

        3.3 Water. Water for drinking, lavatory and toilet purposes from the
regular Building supply (at the prevailing temperature) through fixtures
installed by Landlord (or by Tenant with Landlord's prior written consent).

        3.4 Taxes and Insurance. Taxes and insurance on the Premises, except
as otherwise provided herein.

        3.5 Exterior Maintenance. Landlord agrees to maintain the exterior and
interior of the Building and Property to include snow removal, maintenance of
the structure, roof, mechanical and electrical equipment, architectural finish,
and so on, excluding only those items specifically excepted elsewhere in this
Lease.

        3.6 Closure of Building. Landlord may close the Building at such hours
as Landlord may from time to time reasonably determine; so long as such closure
does not

                                      -4-

<PAGE>

unreasonably interfere with Tenant's conduct of business in the Premises except
in cases of emergency, at which times of closure admittance may be gained only
under such regulations as may from time to time be prescribed by Landlord (e.g.
key card or touch pad access).

        3.7 Elevator Service. Passenger elevator service, shall be provided
for the Building twenty-four (24) hours per day, seven (7) days per week.
Automatic elevator service shall be deemed "elevator services" within the
meaning of this paragraph.

        3.8 Miscellaneous. Lighting replacement, public restroom supplies,
window washing with reasonable frequency, and janitor service to the Premises
during the times and in the manner that such janitor services are customarily
furnished in general Class B office buildings in the area.

     Landlord shall make reasonable efforts to provide the foregoing services,
but in any event, shall not be liable for damages, nor shall the Rent herein
reserved be abated for failure to furnish or any delay in furnishing any of the
foregoing services when there are disturbances or labor disputes of any
character, or by inability to secure electricity, fuel supplies, machinery,
equipment or labor, or by the making of necessary repairs or improvements to
Premises, or unavailability of utilities due to governmental restrictions, nor
shall the temporary failure to furnish any of such services be construed as an
eviction of Tenant or relieve Tenant from the duty of observing and performing
any of the provisions of this Lease.

     4. Improvements to Be Made by Landlord.

     4.1 Landlord shall construct for Tenant, at its sole cost and expense, the
improvements to the Premises as described on the attached Exhibit B-2, and in
the layout, design and quantities therefor shown on Exhibit B-2, attached
hereto, up to a maximum cost of $30,000.00. Landlord shall not be required to
remove or install any partitions or improvements that are not compatible with
the design for the Building. In the event that the costs of such improvements
exceeds such amount for any reason whatsoever, including, without limitation,
changes in the scope of the work or increased costs for the same work, Tenant
shall pay the same as Additional Rent hereunder promptly upon being invoiced
therefor, and failure by Tenant to pay same in full within thirty (30) days
shall constitute failure to pay Rent when due and an event of default by Tenant
hereunder giving rise to all remedies available to Landlord under this Lease and
at law for nonpayment of Rent.

5.   Quiet Enjoyment; Landlord Right of Entry.

     5.1 Quiet Enjoyment. So long as Tenant shall observe and perform the
covenants and agreements binding on it hereunder, Tenant shall, at all times
during the Term herein granted, peacefully and quietly have and enjoy possession
of the Premises without any encumbrance or hindrance by, from or through
Landlord.

     5.2 Landlord Right of Entry. Landlord shall have the right, without charge
or diminution of rent, to enter the Premises at all reasonable times, upon
reasonable notice, and in a reasonable manner for the purpose of examining the
Premises and making repairs, alterations or improvements either to the Premises
or to utility lines or other facilities of the Building or to install such lines
or facilities. Tenant shall, upon discovery of any defect in or injury to the

                                      -5-

<PAGE>

Premises or any need for repairs that are the responsibility of Landlord,
promptly report the same to Landlord in writing, specifying such defect or
injury. Landlord will have the right throughout the term of this Lease to access
and utilize the portions of the Premises identified on the attached Exhibit A,
being the service and utility chase serving the entire Building, at all
reasonable times, upon reasonable notice to Tenant (except in the case of
emergencies in which no notice will be required). Landlord will have the right
of ingress and egress to and from such areas from the elevator on each such
floor.

     6. Certain Rights Reserved to Landlord. Landlord reserves the following
rights:

        6.1 To name or rename the Building and to change the name or street
address of the Building.

        6.2 To install and maintain a sign or signs on the exterior or interior
of the Building.

        6.3 To designate all sources furnishing sign painting and lettering,
towels, toilet supplies, and like services used on the Premises or relating
thereto. Further, to designate all vendors supplying services or materials on or
about the common areas, including without limitation ice, drinking water,
vending machines, shoe shining, mobile vending service, catering services or
other like services.

        6.4 To constantly have pass keys to the Premises and each of the rooms,
closets and other doors therein.

        6.5 On reasonable prior notice to Tenant (which shall not be
unreasonably withheld), to exhibit the Premises to (i) any prospective tenants
during the last Six (6) months of the Term, and to (ii) any prospective
purchaser, mortgagee, or assignee of any mortgage on the Property and to others
having a legitimate interest at any time during the Term.

        6.6 At any time in the event of an emergency, and otherwise at
reasonable times, to take any and all measures, including inspections, repairs,
alterations, additions and improvements to the Premises or to the Building, as
may be necessary or desirable for the safety, protection or preservation of the
Premises or the Building or Landlord's interests, or as may be necessary or
desirable in the operation or improvement of the Building or in order to comply
with all laws, orders and requirements of any governmental or other authority.
There shall be no allowance to Tenant or diminution of rent and no liability on
the part of Landlord by reason of inconvenience, annoyance or injury to or loss
of business arising from the reasonable making of any repairs, alterations,
improvements or installations in or to any portion of the Building, the Premises
or the common areas, or in and to the fixtures, appurtenances and equipment
thereof.

     7. Estoppel Certificates. Tenant shall, within ten (10) days after written
request of Landlord, execute, acknowledge, and deliver to Landlord or to
Landlord's mortgagee, proposed mortgagee, land lessor or proposed purchaser of
the Property or any part thereof, any estoppel certificates requested by
Landlord from time to time, which estoppel certificates shall show, among other
information requested by Landlord, whether the Lease is in full force and effect
and whether any changes may have been made to the original Lease; whether the
Term of the Lease has commenced and full rental is accruing; whether there are
any defaults by Landlord and, if so,

                                      -6-

<PAGE>

the nature of such defaults; whether possession has been assumed and all
improvements to be provided by Landlord have been completed; and whether Rent
has been paid more than thirty (30) days in advance and that there are no liens,
charges, or offsets against rental due or to become due and that the address
shown on such estoppel is accurate.

     8. Indemnification by Tenant. Tenant agrees that Landlord, its agents and
employees, shall not be liable for any damage or liability of any kind or for
any injury to or death of persons or damage to property of Tenant or any other
person from any cause whatsoever by reason of the construction, use, occupancy
or enjoyment of the Premises by Tenant or any person therein or holding under
Tenant. Tenant agrees to indemnify, defend and save harmless Landlord, its
agents and employees from all claims, actions, demands, damages, costs and
expenses and liabilities whatsoever, including reasonable attorneys' fees, on
account of any such real or claimed damage or liability, and from all liens,
claims and demands occurring in or at the Premises, or arising out of the
construction, use, occupancy or enjoyment of the Premises and its facilities, or
any repairs or alterations which Tenant may make upon the Premises, or
occasioned in whole or in part by any act or omission of Tenant, its agents,
contractors, servants, employees or invitees. Tenant shall not, however, be
liable for damage or injury occasioned by the gross negligence or willful acts
of Landlord or its agents, contractors, servants or employees unless such damage
or injury arises from perils against which Tenant is required by this Lease to
insure.

     9. Insurance/Release/Waiver of Subrogation.

        9.1 Tenant agrees that from and after the date of delivery of the
Premises from Landlord to Tenant and continuing throughout the Term of this
Lease, Tenant shall carry and maintain, at its sole cost and expense, the
following types of insurance, in the amounts specified and in the form
hereinafter provided for:

        9.1.1 Commercial Liability. Commercial General Liability insurance
covering the Premises and tenant's use thereof against claims for personal
injury or death and property damage occurring upon, in or about the Premises.
Such insurance shall have limits of not less than $ 1,000,000.00 Combined Single
Limit for any one occurrence and shall contain a per location aggregate
endorsement. This insurance coverage shall also extend to any liability of the
Tenant arising out of the indemnities provided in Section 8 hereof. The
insurance coverage required under this Section 9.1.1 shall, in addition, extend
to any liability of Tenant arising out of the indemnities provided in Article 8
hereof.

        9.1.2 Trade Fixtures, Personal Property and Business Interruption. All
Risk/Special Property insurance covering Tenant's trade fixtures, personal
property and business interruption in or on the Premises. Such insurance shall
equal at least 90% of the replacement cost of the insured property. Tenant may
elect to obtain earthquake and/or flood coverage as the Landlord assumes no
responsibility for any loss to Tenant's property whatsoever.

     All policies of insurance provided for in this Section 9.1 shall be issued
in form reasonably acceptable to Landlord by insurance companies reasonably
acceptable to Landlord and qualified to do business in Ohio. Each policy
described in Section 9.1.1 above shall be issued in the name of Tenant, and
Landlord shall be named as an additional insured. A certificate of such coverage
shall be delivered to Landlord within fifteen (15) days after delivery

                                      -7-

<PAGE>

of possession of the Premises to Tenant and thereafter within fifteen (15) days
prior to the expiration of each policy; and shall be written as a primary policy
that does not contribute to and is not in excess of coverage that Landlord may
carry.

        9.2 Subject to reimbursement by Tenant as herein provided, Landlord
shall maintain in effect at all times during the Term of this Lease the
following types of insurance coverage, in the amounts specified and in the form
hereinafter provided for:

               9.2.1 Commercial Liability. Landlord shall at all times during
the Term of this Lease carry and maintain Commercial General Liability Insurance
covering the common areas of the Property against claims for bodily injury or
death and property damage occurring upon, in or on such areas, with a limit of
not less than $ 1,000,000 Combined Single Limit for any one occurrence with a
per location aggregate.

               9.2.2 Real and Personal Property of Landlord. Landlord shall at
all times during the Term of the Lease maintain in effect insurance covering the
Building (including exterior walls, leasehold improvements, downspouts, gutters
and roof, but excluding all fixtures and property required to be insured by
Tenant pursuant to Section 9.1) in an amount not less than 90% of the functional
value and providing protection on an All Risk/Special Perils basis. Landlord's
insurance cost referred to in this section shall be included in Operating
Expenses referred to in Section 2.3 and Tenant shall reimburse Landlord for a
portion of such insurance costs in accordance with the provisions of said
Section 2.3.

        9.3 All personal property belonging to Tenant or any occupant of the
Premises that is in or on any part of the Property shall be there at the risk of
Tenant or of such other person only, and Landlord, its agents and employees
shall not be liable for any damage thereto or for the theft or misappropriation
thereof. Neither Landlord nor its agents or employees shall be liable for any
damage or loss to fixtures, equipment, merchandise or other personal property of
Tenant located anywhere in or on the Premises. The foregoing waiver of liability
includes, without limitation, those losses caused by theft, fire, water,
explosion, sewer backup or any other insurable hazards, regardless of the origin
or cause thereof, and Tenant does hereby expressly release Landlord, its agents
and employees of and from any and all liability for such damages or loss. Tenant
does hereby expressly release Landlord, and its agents and employees, of and
from any and all liability for loss resulting from business interruption at the
Premises for perils covered by an All Risk/Special policy, and Tenant does
hereby expressly release Landlord, and its agents and employees, of and from any
and all liability for such damage or loss.

        9.4 Each party hereby waives its rights against the other with respect
to losses insured against or required to be insured against by such party under
this Article 9. The policies required to be carried under this Article 9 shall
provide for waivers of any right of subrogation that the insurer of such party
may require against the other party hereto with respect to any such losses.

     10. Holding Over. Unless otherwise agreed to in writing by Landlord and
Tenant, if Tenant retains possession of the Premises or any part thereof after
the expiration or earlier termination of this Lease, Tenant shall pay Landlord
Rent at 150% of the monthly rate in effect immediately prior to the termination
of the Term for the time Tenant thus remains in possession

                                      -8-

<PAGE>

and, in addition thereto, Tenant shall pay Landlord for all damages,
consequential as well as direct, sustained by reason of Tenant's retention of
possession. The provisions of this Article 10 do not exclude Landlord's rights
of re-entry or any other right hereunder. No such holding over shall be deemed
to constitute a renewal or extension of the Term hereof and Landlord will retain
all rights to re-enter the Premises from and after the expiration or earlier
termination of this Lease. Further, from and after the date that Landlord has
provided written notice to Tenant that Landlord desires possession of the
Premises, effective at any time on or after the expiration or termination of
this Lease (but not earlier than thirty (30) days following the provision of
such notice), to either (i) prepare the same for the possession thereof by a new
tenant or (ii) to provide possession of the same to a new tenant, Tenant will be
liable to Landlord for all consequential damages suffered by Landlord as a
result of Tenant's continuing occupancy of the Premises, including without
limitation damages arising from increased costs to prepare the Premises (or any
part thereof) more quickly for such new tenant, costs for concessions to such
new tenant arising from delayed occupancy, damages for which Landlord is liable
to such new tenant as a result of Landlord's inability to deliver the Premises
as and when required under any new agreement and any lost rental or other
consideration, any tenant improvements completed or Realtor fees owed, from a
lease that is terminated by a tenant due to the inability of Landlord to deliver
the Premises to such new tenant as provided in a written lease with such tenant
for occupancy of the Premises or any part thereof.

     11. Assignment and Subletting.

         11.1 Tenant shall not, without the express written consent of
Landlord, which consent may be withheld in Landlord's sole discretion:

              11.1.1 assign, convey, mortgage, pledge, encumber or otherwise
transfer (whether voluntarily or otherwise) this Lease or any interest under it;

              11.1.2 allow any transfer of this Lease by operation of law;

              11.1.3 sublet the Premises or any part thereof; or

              11.1.4 permit the use or occupancy of the Premises or any part
thereof by anyone other than Tenant.

         11.2 Landlord shall have the option, upon receipt of Tenant's written
request for Landlord's consent to any assignment or subletting, in addition to
denying such request, to cancel this Lease as to the portion of the Premises
proposed to be assigned or sublet. This option shall be exercised if at all,
within thirty (30) days following Landlord's receipt of Tenant's written
request, by delivery to Tenant of Landlord's intention to exercise the option.

         11.3 If this Lease be assigned or if the Premises or any part thereof
be sublet or occupied by anybody other than Tenant, Landlord may, after default
by Tenant, collect Rent from the assignee, subtenant or occupant, and apply the
net amount collected to the Rent herein reserved, but no such assignment,
subletting, occupancy or collection shall be deemed a waiver of any of Tenant's
covenants contained in this Lease or the acceptance of such assignee, subtenant
or occupant as Tenant, or a release of Tenant from further performance by Tenant
of covenants on the part of Tenant herein contained.

                                      -9-

<PAGE>

         11.4 In the event a sublease or assignment is made, with Landlord's
prior written consent, as herein provided, Tenant shall pay Landlord a charge of
THREE HUNDRED FIFTY AND NO/100 DOLLARS ($350.00) as reimbursement for necessary
legal and accounting services required by Landlord to accomplish such assignment
or subletting. Said amount shall be deemed to be additional Rent under the terms
of this Lease.

         11.5 In the event Tenant sublets all or a portion of the Premises or
assigns the Lease for an amount in excess of the Base Rent set forth in Section
2.1, of this Lease, then Tenant shall pay to Landlord, as additional Rent, fifty
percent (50%) of such excess received by Tenant.

         11.6 In addition, and notwithstanding anything to the contrary
contained in this Section 11, if assignment or subletting is allowed, no such
assignment of this Lease or subletting of the Premises shall be deemed to
release Tenant from any of its obligations under this Lease, nor shall any
assignment or subletting be construed as permitting any further assignment or
subletting except in accordance with this Section 11.

     12. Condition of Premises. Except as otherwise agreed to in writing,
Tenant's taking possession of the Premises shall be conclusive evidence as
against Tenant that the Premises were in good order and satisfactory condition
when Tenant took possession, except as to latent defects. Tenant accepts the
Premises in their present "AS IS/WHERE IS/WITH ALL DEFECTS" condition. No
promise of Landlord to alter, remodel, repair or improve the Premises or the
Building (except as set forth in Article 4, above) and no representation
respecting the condition of the Premises, Building, or areas in the vicinity of
the same have been made by Landlord or any representative of Landlord to Tenant
or any representative of Tenant, other than as may be contained herein or in a
separate agreement signed by Landlord and Tenant. At the termination of this
Lease, Tenant shall return the Premises broom-clean and in as good condition as
when Tenant took possession, ordinary wear and tear and loss by fire or other
casualty excepted, failing which Landlord may restore the Premises to such
condition and Tenant shall pay the cost thereof on demand.

     13. Use of Premises; Alterations; Signs; Governmental Regulations.

         13.1 Tenant may not use the Premises or permit the use of the Premises
for any purpose whatsoever at any time except for general office purposes.

         13.2 Tenant, its employees and agents shall perform and abide by the
Rules & Regulations, attached hereto as Exhibit C. Landlord may from time to
time throughout the Term make reasonable amendments and additions to the Rules &
Regulations and Tenant is required to abide by the same.

         13.3 Tenant shall not make any alterations, improvements or additions
to the Premises without Landlord's advance written consent in each and every
instance. In the event Tenant desires to make any alterations, improvements or
additions, Tenant shall first submit to Landlord plans and specifications
therefor and obtain Landlord's written approval thereof prior to commencing any
such work. Landlord's consent to such work or Landlord's approval of such plans
and specifications shall create no responsibility or liability on the part of
Landlord for their

                                      -10-

<PAGE>

completeness, design sufficiency, or compliance with all laws, rules and
regulations or governmental authorities of which may hereafter be in effect. All
alterations, improvements or additions whether temporary or permanent in
character, made by Landlord or Tenant in or upon the Premises shall become
Landlord's property and shall remain upon the Premises at the termination of
this Lease without compensation to Tenant (excepting only Tenant's movable
office furniture, trade fixtures, office and professional equipment). Any damage
caused by or resulting from the removal of Tenant's office furniture, trade
fixtures, and office and professional equipment may be repaired by Landlord at
Tenant's cost and expense. Any alterations that involve (i) structural
alterations or (ii) penetrations to the roof or other elements of the exterior
shell of the Building may be done only under the supervision of a representative
of Landlord. With respect to any alterations that are performed on the Premises
by Tenant, Tenant will (i) obtain all required building permits and other
permits, (ii) perform such alterations in conformity with all applicable
governmental laws, ordinances, codes, rules and regulations, including without
limitation building and fire regulations and the Americans with Disabilities
Act, and (iii) Tenant shall be responsible for promptly paying all contractors,
subcontractors, material men and laborers coming onto the Premises and shall
cause to be released within five (5) days of notice from Landlord any mechanics
lien placed on the Premises as a result of Tenant's work or alleged to be as a
result of Tenant's work.

          13.4 Without Landlord's written consent, Tenant shall have no right
under this Lease to put any improvements on the exterior of the Property,
including the roof or exterior walls.

          13.5 No signs, advertisements or notices of any kind shall be
inscribed, painted or affixed upon, or be projected from any part of the
Premises or building except of the directory board in the main lobby and on the
entrance to the Premises and then only in such manner as may be designated by
Landlord.

          13.6 Tenant shall comply at its cost and expense with all laws, orders
and regulations of federal, state, county and municipal authorities relating to
Tenant's specific use of the Premises, and with any direction or recommendation
of any public officer or officers relating to Tenant's specific use of the
Premises, pursuant to law, or any reasonable request of any insurance company
carrying insurance on the Premises, and shall bear all costs of any kind and
nature whatsoever occasioned by or necessary for compliance with the same.
Except as relates to the Tenant's specific use of the Premises as described in
the previous sentence, Landlord shall comply at its cost and expense with all
laws, orders and regulations of federal, state, county and municipal authorities
relating to the Building and the Property (including, but not limited to, those
laws, orders and regulations which are generally applicable to the Building and
Property including the Premises), and with any direction or recommendation of
any public officer or officers relating to the Building and the Property,
pursuant to law, or any reasonable request of any insurance company carrying
insurance on the Building or Property, and shall bear all costs of any kind and
nature whatsoever occasioned by or necessary for compliance with the same.

          13.7 Tenant may not undertake any act, or permit any act to be
undertaken in the Premises that violates any private easement, covenants,
conditions, or restrictions that applies to the Premises or the Building as of
the date of this Lease.

                                      -11-

<PAGE>

          13.8 Tenant shall be responsible for all compliance with the Americans
with Disabilities Act as it relates to the Premises and Tenant hereby agrees to
indemnify, defend, and hold harmless Landlord from and against any and all fees,
fines, damages, costs, expenses, and/or liabilities including but not limited to
attorneys' fees resulting directly or indirectly from breach of same.

      14. Repairs. Tenant shall give to Landlord prompt written notice of any
damage to, or defective condition in any part or appurtenance of the Building's
plumbing, electrical, heating, air conditioning or other systems serving,
located in, or passing through the Premises. Tenant shall, at Tenant's own
expense, keep the Premises in good order, condition and repair during the Term,
and Tenant, at Tenant's expense, shall comply with all laws and ordinances, and
all rules and regulations of all governmental authorities and of all insurance
bodies at any time in force, applicable to the Premises or to Tenant's use
thereof, except that Tenant shall not hereby be under any obligation to comply
with any law, ordinance, rule or regulation requiring any structural alteration
of or in connection with the Premises, unless such alteration is required by
reason of condition which has been created by, or at the instance of Tenant, or
is required by reason of a breach of any of Tenant's covenants and agreements
hereunder. Landlord shall not be required to repair any injury or damage by fire
or other cause, or to make any repairs or replacements of any panels,
decoration, office fixtures, railing, ceiling, floor covering, partitions, or
any other property installed in the Premises by Tenant.

      15. Untenantability. If the Premises are made untenantable in whole or in
part by fire or other casualty, the Rent, until repairs shall be made or the
Lease terminated as hereinafter provided, shall be apportioned on a per diem
basis according to the part of the Premises which is usable by Tenant, if, but
only if, such fire or other casualty be not caused by the fault or negligence of
Tenant, its contractors, agents, or employees. If such damage shall be so
extensive that the Premises cannot be restored by Landlord within a period of
six (6) months, either party shall have the right to cancel this Lease by notice
to the other given at any time within thirty (30) days after the date of such
damage; except that if such fire or casualty resulted from Tenant's fault or
negligence, Tenant shall have no right to cancel. In the event of giving
effective notice pursuant to this Article 15, this Lease and the Term and the
estate hereby granted shall expire on the fifteenth (15th) day after the giving
of such notice as fully and completely as if such date were the date
hereinbefore set for the expiration of the Term of this Lease. If this Lease is
not so terminated, Landlord will promptly repair the damage at Landlord's
expense to a condition substantially similar to that existing prior to such
damage.

      16. Eminent Domain.

          16.1 In the event that title to the whole or any part of the Premises
shall be lawfully condemned or taken in any manner for any public or
quasi-public use, this Lease and the Term and estate hereby granted shall
forthwith cease and terminate as of the date of vesting of title and Landlord
shall be entitled to receive the entire award, Tenant hereby assigning to
Landlord Tenant's interest therein, if any. However, nothing herein shall be
deemed to give Landlord any interest in or to require Tenant to assign to
Landlord any award made to Tenant for the taking of personal property or
fixtures belonging to Tenant or for the interruption of or damage to Tenant's
business or for Tenant's moving expenses.

                                      -12-

<PAGE>

          16.2 In the event that title to a part of the Building other than the
Premises shall be so condemned or taken and if in the opinion of Landlord, the
Building should be restored in such a way as to alter the Premises materially,
Landlord may terminate this Lease and the Term and estate hereby granted by
notifying Tenant of such termination within sixty (60) days following the date
of vesting of title, and this Lease and the Term and estate hereby granted shall
expire on the date specified in the notice of termination, not less than sixty
(60) days after the giving of such notice, as fully and completely as if such
date were the date hereinbefore set for the expiration of the Term of this
Lease, and the Rent hereunder shall be apportioned as of such date.

          16.3 For the purpose of this Section 16, a sale to a public or
quasi-public authority under threat of condemnation shall constitute a vesting
of title and shall be construed as a taking by such condemning authority.

      17. Default.

          17.1 Tenant's Defaults.

               17.1.1 The following occurrences will be deemed to be a breach by
Tenant of its obligations under this Lease:

                      17.1.1.1 If Tenant does not deliver any payment of Rent to
Landlord within ten (10) days after such payment is due, time being of the
essence of this provision. In the event of non-payment of Rent, no notice to
Tenant is required before such non-payment is considered a default.

                      17.1.1.2 If Tenant defaults in the prompt and full
performance of any other provision of this Lease (but for the payment of Rent as
provided above) and such default continues for thirty (30) days following
written notice from Landlord to Tenant;

                      17.1.1.3 If the leasehold interest of Tenant is levied
upon under execution or is attached by process of law; or

                      17.1.1.4 If Tenant shall (i) apply for or consent to the
appointment of a receiver, trustee or liquidator of Tenant or of all or a
substantial part of its assets, (ii) file a voluntary petition in bankruptcy or
admit in writing its inability to pay its debts as they come due, (iii) make a
general assignment for the benefit of creditors, (iv) file a petition or an
answer seeking reorganization or arrangement with creditors or to take advantage
of any insolvency law, or (v) file answer admitting the material allegations of
a petition filed against Tenant in any bankruptcy, reorganization or insolvency
proceeding, or if an order, judgment or decree shall be entered by any court of
competent jurisdiction adjudicating Tenant a bankrupt or insolvent or approving
a petition seeking reorganization of Tenant or appointing a receiver, trustee or
liquidator of Tenant.

               17.1.2 Upon the occurrence of any such event, Landlord may, at
its election take any one or more of the following actions, (i) accelerate all
amounts that may be due and payable by Tenant over the remaining life of the
Lease and declare such sum immediately to be due and payable in full, (ii)
terminate the Lease and Tenant's right to possession of the

                                      -13-

<PAGE>

Premises, (iii) without terminating the Lease, endeavor to re-let the Premises,
and/or (iv) take any other action reasonably calculated to resolve the
deficiency under the Lease, any such action being entirely for the account and
at the cost of Tenant. No action by Landlord under this Article 17 shall relieve
Tenant of any obligation, including payment of Rent under this Lease.

               17.1.3 Upon any termination of this Lease, Tenant shall surrender
possession and vacate the Premises immediately, and deliver possession thereof
to Landlord, and hereby grants to Landlord full and free license to enter into
and upon the Premises in such event with or without process of law and to
repossess Landlord of the Premises as of Landlord's former estate and to expel
or remove Tenant and any others who may be occupying or within the Premises and
to remove any and all property therefrom, using such force as may be necessary,
without being deemed in any manner guilty of trespass, eviction or forcible
entry and detainer, and without relinquishing Landlord's right to Rent or any
other right given to Landlord hereunder or by operation of law.

               17.1.4 If Landlord elects, without terminating the Lease, to
endeavor to re-let the Premises, Landlord may, at Landlord's option, enter into
the Premises, remove Tenant's signs and other evidence of tenancy, and take and
hold possession thereof as provided in Section 17.1.3, without such entry and
possession terminating the Lease or releasing Tenant, in whole or in part, from
Tenant's obligation to pay the Rent hereunder for the full Term as hereinafter
provided. Upon and after entry into possession without terminating of the Lease,
Landlord may re-let the Premises or any part thereof for the account of Tenant
to any person, firm or corporation other than Tenant for such Rent, for such
time and upon such terms, as Landlord shall determine, to be reasonable. In any
such case, Landlord may make repairs, alterations and additions in or to the
Premises, and redecorate the same to the extent deemed by the Landlord necessary
or desirable, and Tenant shall, upon demand, pay the cost thereof, together with
Landlord's expenses of the re-letting. If the consideration collected by
Landlord upon any such re-letting for Tenant's account is not sufficient to pay
monthly the full amount of the Rent reserved in this Lease, together with the
cost of repairs, alterations, additions, redecorating and Landlord's expenses,
Tenant shall pay to Landlord the amount of each monthly deficiency upon demand;
and if the consideration so collected from any such re-letting is more than
sufficient to pay the full amount of the Rent reserved herein, together with the
costs and expenses of Landlord, Landlord, at the end of the stated Term of this
Lease, shall account to Tenant.

               17.1.5 If Landlord elects to terminate this Lease in any of the
circumstances specified in Section 17.1, Landlord shall forthwith upon such
termination be entitled to recover as damages, and not as a penalty, an amount
equal to the then present value of the Rent applying a discount rate of eight
percent (8.0%) and additional Rent provided in this Lease for the residue of the
stated Term hereof plus the unamortized portion of the rental commission related
to the lease for which Landlord is liable or Landlord has already paid and the
unamortized portion of any costs of tenant improvement work done by Landlord
related to the Lease or Tenant's tenancy; PROVIDED, HOWEVER, that these two
items shall not be subject to any discount, but shall be due and promptly
payable at the time of termination.

               17.1.6 Any and all property which may be removed from the
Premises by Landlord pursuant to the authority of the Lease or of law, to which
Tenant is or may be entitled,

                                      -14-

<PAGE>

may be handled, removed or stored by Landlord at the risk, cost and expense of
Tenant and Landlord shall in no event be responsible for the value, preservation
or safekeeping thereof. Tenant shall pay to Landlord, upon demand, any and all
expenses incurred in such removal and all storage charges against such property
so long as the same shall be in Landlord's possession or under Landlord's
control. Any such property of Tenant not removed from the Premises or retaken
from storage by Tenant within thirty (30) days after the end of the Term or of
Tenant's right to possession of the Premises, however terminated, shall be
conclusively deemed to have been forever abandoned by Tenant and either may be
retained by Landlord as its property or may be disposed of in such manner as
Landlord may see fit.

               17.1.7 Tenant agrees that if it shall at any time fail to make
any payment or perform any other act on its part to be made or performed under
this Lease, Landlord may, but shall not be obligated to, and after reasonable
notice or demand and without waiving, or releasing Tenant from any obligation
under this Lease, make such payment or perform such other act to the extent
Landlord may deem desirable, and in connection therewith to pay expenses and
employ counsel. Tenant agrees to pay reasonable attorney's fee if legal action
is required to enforce performance by Tenant of any condition, obligation or
requirement hereunder. All sums so paid by Landlord and all expenses in
connection therewith, together with interest thereon at the rate of ten percent
(10%) per annum from the date of payment, shall be deemed additional Rent
hereunder and payable at the time of any installment of Rent thereafter becoming
due and Landlord shall have the same rights and remedies for the non-payment
thereof, or of any other additional Rent, as in the case of default of payment
of Rent.

               17.1.8 All rights and remedies of Landlord herein enumerated in
this Section 17.1 shall be cumulative, and none shall exclude any other right or
remedy allowed by law. In addition to the other remedies in this Lease provided,
Landlord shall be entitled to the restraint by injunction of the violation or
attempted violation of any of the covenants, agreements or conditions of this
Lease.

          17.2 Landlord's Defaults. Landlord shall be in default of this Lease
if Landlord fails to perform any duty or obligation imposed upon it by this
Lease and the default continues for a period of thirty (30) days after written
notice is given to Landlord by Tenant, or for an unreasonable period of time if
thirty (30) days is not sufficient time to repair, remedy or correct such
default. Landlord agrees that if it shall at any time fail to perform any of the
obligations of it as required in Section 3 of this Lease for a period of thirty
(30) days following written notice from Tenant of the failure to provide such
service (or in the event a cure of the specified default reasonably takes longer
than thirty (30) days to cure, then for such longer period as is reasonably
necessary to effectuate such cure), then Tenant may, but shall not be obligated
to, without waiving, or releasing Landlord from any obligation under this Lease,
make such payment or perform such other act to the extent Tenant reasonably may
deem desirable. All sums so paid by Tenant and all expenses in connection
therewith, together with interest thereon at the rate of ten percent (10%) per
annum from the date of payment shall be paid from Landlord to Tenant within
thirty (30) days from Tenant invoicing Landlord for the same. In the
alternative, at Landlord's option, Landlord may provide to Tenant a credit
against other sums owing under this Lease by a writing from Landlord to Tenant
providing the same. Notwithstanding anything contained in this Lease, Tenant
will not have the right to offset amounts Tenant claims are owing to it from the

                                      -15-

<PAGE>

amount of rent owed from Tenant to Landlord hereunder or in any other manner
arising from Landlord's alleged default under this Lease.

      18. Security Deposit. Upon the execution of this Lease, Tenant has
deposited with Landlord the full sum of SEVEN THOUSAND EIGHT HUNDRED EIGHTY AND
NO/100 DOLLARS ($7,880.00) ("Security Deposit") as security for the full and
faithful performance of every provision of this Lease to be performed by Tenant,
which Security Deposit was paid under the existing Lease and hereby acknowledged
by Landlord. If Tenant defaults in the performance of any provision of this
Lease, including but not limited to the provisions relating to the payment of
Rent, Landlord may use, apply or retain all or any part of this Security Deposit
for the payment of any Rent or any other sum in default or for the payment of
any other amount which Landlord may spend or become obligated to spend by reason
of Tenant's default or to compensate Landlord for any other loss, cost or damage
which Landlord may suffer by reason of Tenant's default. If any portion of the
Security Deposit is so used or applied, Tenant shall, within five (5) days after
written demand therefor, deposit cash with Landlord in an amount sufficient to
restore the Security Deposit to its original amount and Tenant's failure to do
so shall be a breach of this Lease. Landlord shall not, unless otherwise
required by law, be required to keep this Security Deposit separate from its
general funds, nor pay interest to Tenant. If Landlord is required to maintain
the Security Deposit in an interest bearing account, Landlord will retain the
maximum amount permitted under applicable law as a bookkeeping and
administrative charge. If Tenant shall fully and faithfully perform every
provision of this Lease to be performed by it, the Security Deposit or any
balance thereof shall be returned to Tenant (or, at Landlord's option, to the
last transferee of Tenant's interest hereunder) at the expiration of the Lease
Term and upon Tenant's vacation of the Premises. Landlord shall have the right
to transfer any Security Deposit held to any purchaser of the Building. Upon
such transfer, Tenant shall look solely to such purchaser for return of the
Security Deposit; and Landlord shall be released from any liability with respect
to the Security Deposit.

      19. Miscellaneous.

          19.1 Subordination of Lease. This Lease is and shall be subject and
subordinate to any and all mortgages or deeds of trust now existing upon or that
may be hereafter placed upon the Premises and the Property and to all advances
made or to be made thereon and all renewals, modifications, consolidations,
replacements or extensions thereof and the lien of any such mortgages or deeds
of trust shall be superior to all rights hereby or hereunder vested in Tenant,
to the full extent of all sums secured thereby; unless such mortgages or deeds
of trust expressly provide or elect that this Lease shall be superior to such
mortgages or deeds of trust. If any such mortgages or deeds of trust are
foreclosed, upon request of the mortgagee or holder, as the case may be, Tenant
will attorn to the purchaser at the foreclosure sale. This provision shall be
self-operative and no further instrument of subordination shall be necessary to
effectuate such subordination and the recording of any such mortgage or deed of
trust shall have preference and precedence and be superior and prior in lien to
this Lease, irrespective of the date of recording. In confirmation of such
subordination, Tenant shall at the request of Landlord or the holder of any such
mortgage or deed of trust execute and deliver to Landlord within ten (10) days
any instrument that Landlord or such holder may reasonably request.

                                      -16-

<PAGE>

          19.2 Lease Binding upon Assignees. This Lease and all covenants,
provisions and conditions herein contained shall inure to the benefit of and be
binding upon the heirs, executors, administrators, personal representatives,
successors and assigns, respectively of the parties hereto, provided, however,
that no sublease, assignment or transfer by, from, through or under Tenant in
violation of the provisions hereof shall vest in the sublessee, assignee or
transferee any right, title or interest whatsoever.

          19.3 Commencement of Possession. If Landlord shall be unable to give
possession of the Premises on the Commencement Date of the Term hereof because
the Premises shall not be ready for occupancy, Landlord shall not be subject to
any liability for the failure to give possession on said date. Under such
circumstances, unless the delay is the fault of Tenant, the Rent shall not
commence until the Premises are ready for occupancy by Tenant, and in such
event, the beginning and termination dates of the Term hereof shall be adjusted
accordingly, which adjustment will be evidenced by an agreement signed by
Landlord and Tenant setting forth the adjusted beginning and termination dates.
If at Tenant's request Landlord shall make the Premises available to Tenant
prior to the Commencement Date of the Term for the purpose of decorating,
furnishing and equipping the Premises, the use of the Premises for such work
shall not create a Landlord-Tenant relationship between the parties, nor
constitute occupancy of the Premises within the meaning of the next sentence,
but the provisions of Section 9 of this Lease shall apply. If, with the consent
of Landlord, Tenant shall enter into occupancy of the Premises to do business
therein prior to the Commencement Date of the Term, all provisions of this
Lease, including but not limited to the date for expiration of the Term hereof,
shall apply and the Rent shall accrue and be payable at the first rate specified
in Section 2.1 from the date of occupancy.

          19.4 Force Majeure. In the event Landlord shall be delayed or hindered
in or prevented from the performance of any obligation required under this Lease
by reason of strikes, lockouts, inability to procure labor or materials, failure
of power, fire or other casualty, acts of God, restrictive governmental laws or
regulations, riots, insurrection, terrorism, war or any other reason not within
the reasonable control of Landlord, then the performance of such obligation
shall be excused for a period of such delay, and the period for the performance
of any such act shall be extended for a period equivalent to the period of such
delay. Notwithstanding the foregoing, Tenant will not be excused in the timely
payment of Rent or any other charges under this Lease as a result of such force
majeure events.

          19.5 Notices and Consents. All notices, demands, requests, consents or
approvals which may or are required to be given by either party to the other
shall be in writing, and shall be given by personal delivery or by telegram or
by nationally recognized overnight delivery service or by United States
certified or registered mail, postage prepaid. Any such notice shall be deemed
given as of the date personally delivered to the other party, or as of the date
such telegram is delivered to the other party, or the day after such notice is
sent by nationally recognized overnight delivery service, or three (3) days
after such notice is sent United States certified or registered mail, as the
case may be.

                                      -17-

<PAGE>

      Notices to Tenant shall be addressed as follows:

          Education Lending Group, Inc.
          12760 High Bluff Drive, Suite 210
          San Diego, CA 92130
          Attention:    Douglas L. Feist
                        Executive Vice President and General Counsel

      Notices to Landlord shall be addressed as follows:

          Ingalls Building Co. Ltd.
          6 East Fourth Street, Suite 850
          Cincinnati, Ohio 45202

      Either party may change any of the foregoing addresses from time to
time by providing written notice of such change to the other party. All consents
and approvals provided for herein must be in writing and sent as provided above
to be valid. If the term "Tenant", as used in this Lease, refers to more than
one (1) person, notice given as aforesaid to any one (1) or more of such persons
shall be deemed to have been duly given to Tenant and such consent or approval
given by any one (1) or more of such persons shall be binding upon all.

          19.6 Entire Agreement; Enforceability; Amendments. This Lease and any
Exhibits attached hereto constitute the entire agreement between the parties
relating to the subject matter hereof, and there exists no other oral or written
understandings, agreements, representations or assurances with respect to the
matters set forth herein. Unless expressly stated herein, this Lease confers no
rights upon any person or business entity that is not a party hereto. If any
provision herein contained shall be held to be illegal or unenforceable, such
holding shall not affect the validity or enforceability of the other provisions
of this Lease. No agreement to amend or modify any provision of this Lease will
be deemed to be effective unless such agreement is in writing and signed by each
of the parties to this Lease.

          19.7 No Estate in Land. This contract and Lease shall create the
relationship of landlord and tenant between Landlord and Tenant; no estate shall
pass out of Landlord; and Tenant has only a usufruct which is not subject to
levy and sale.

          19.8 Invalidity of Particular Provisions. If any clause or provision
of this Lease is or becomes illegal, invalid, or unenforceable because of
present or future laws or any rule, decision, or regulation of any governmental
body or entity, the intention of the parties hereto is that the remainder of
this Lease shall not be affected thereby.

          19.9 Miscellaneous Taxes. Tenant shall pay prior to delinquency all
taxes assessed against or levied upon its occupancy of the Premises, or upon the
fixtures, furnishings, equipment and all other personal property of Tenant
located in the Premises, if nonpayment thereof shall give rise to a lien on the
real estate, and when possible Tenant shall cause said fixtures, furnishings,
equipment and other personal property to be assessed and billed separately from
the property of Landlord. In the event any or all of Tenant's fixtures,
furnishings, equipment and other personal property, or upon Tenant's occupancy
of the Premises, shall be assessed and taxed with the property of Landlord,
Tenant shall pay to Landlord its share of such

                                      -18-

<PAGE>

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 Tenant's
fixtures, furnishings, equipment or personal property.

          19.10 Substitute Premises. If the Premises contain an area of five
thousand (5,000) square feet or less, Landlord shall have the right at any time
during the Term hereof, upon giving Tenant not less than sixty (60) days prior
written notice, to provide and furnish Tenant with space elsewhere in the
Building of approximately the same size as the Premises and remove and place
Tenant in such space, with Landlord to pay all reasonable direct costs and
expenses incurred as a result of such removal of Tenant, but not any indirect or
special expenses resulting from such relocation, including but not limited to
Tenant's loss of business or loss of profits. Should Tenant refuse to permit
Landlord to move Tenant to such new space at the end of said sixty (60) day
period, Landlord shall have the right to cancel and terminate this Lease
effective ninety (90) days from the date of original notification by Landlord.
If Landlord moves Tenant to such new space, this Lease and each and all of its
terms, covenants and conditions shall remain in full force and effect and be
deemed applicable to such new space, and such new space shall thereafter be
deemed to be the Premises as though Landlord and Tenant had entered into an
express written amendment of this Lease with respect thereto.

          19.11 Brokerage. Tenant represents and warrants that it has dealt with
no broker, agent or other person in connection with this transaction and that no
broker, agent, or other person brought about by this transaction, other than
[None] and Tenant agrees to indemnify and hold Landlord harmless from and
against any claims by any other broker, agent or other person claiming a
commission or other form of compensation by virtue of having dealt with Tenant
with regard to this leasing transaction. The provisions of this Section 19.11
shall survive the termination of this Lease.

          19.12 Interest on Past-Due Obligations. Other remedies for default in
this Lease notwithstanding, any sum accruing to Landlord or Tenant under the
terms and provisions of this Lease which is not paid when due shall bear
interest at the rate of one-and-one-half percent (1 1/2%) per month, but in no
event more than the maximum amount allowed by law, from the date when any such
sum becomes due and payable under the terms and provisions of this Lease until
paid. In addition, and not by way of limitation to the preceding sentence, if
any Base Rent and/or additional Rent payment is not received by Landlord on or
before the fifth day of the month for which such payment is due, a service
charge of five percent (5%) of such past-due amount shall become due and payable
in addition to such amounts owed under this Lease.

          19.13 Alternate Electrical Provider. Because electricity to the
Premises is supplied to the Premises through common facilities with the
remainder of the Building, Tenant will not be able to utilize an alternative
electricity provider; however, Landlord may in its sole judgement, utilize an
alternative electricity provider if it so chooses.

          19.14 Special Stipulations.

                19.14.1 No receipt of money by Landlord from Tenant after the
termination of this Lease or after the service of any notice or after the
commencement of any suit, or after final judgment for possession of the Premises
shall reinstate, continue or extend the

                                      -19-

<PAGE>

Term of this Lease or affect any such notice, demand or suit or imply consent
for any action for which Landlord's consent is required.

                19.14.2 No waiver of any default of Tenant hereunder shall be
implied from any omission by Landlord to take any action on account of such
default if such default persists or be repeated, and no express waiver shall
affect any default other than the default specified in the express waiver and
that only for the time and to the extent therein stated.

                19.14.3 It is understood that Landlord may occupy portions of
the Building in the conduct of Landlord's business. In such event, all
references herein to other tenants of the Building shall be deemed to include
Landlord as an occupant.

                19.14.4 The term "City" as used in this Lease shall be
understood to mean the City and/or County in which the Property is located.

                19.14.5 All of the covenants of Tenant hereunder shall be deemed
and construed to be "conditions" as well as "covenants" as though the words
specifically expressing or importing covenants and conditions were used in each
separate instance.

                19.14.6 This Lease shall not be recorded by either party without
the consent of the other.

                19.14.7 Neither party has made any representations or promises,
except as contained herein or in some further writing signed by the party making
such representation or promise.

                19.14.8 In the absence of fraud, no person, firm or corporation,
or the heirs, legal representatives, successors and assigns, respectively,
thereof, executing this Lease as agent, trustee or in any other representative
capacity shall ever be deemed or held individually liable hereunder for any
reason or cause whatsoever.

                19.14.9 In the event of variation or discrepancy, Landlord's
original copy of the Lease shall control.

                19.14.10 Each provision hereof shall extend to and shall, as the
case may require, bind and inure to the benefit of Landlord and Tenant and their
respective heirs, legal representatives, successors and assigns. This Lease
shall be interpreted under and governed by the laws of the State of Ohio.

                19.14.11 If because of any act or omission of Tenant, its
employees, agents, contractors, or subcontractors, any mechanic's lien or other
lien, charge or order for the payment of money shall be filed against Landlord,
or against all or any portion of the Premises, or the Building of which the
Premises are a part, Tenant shall, at its own cost and expense, cause the same
to be discharged of record, within thirty (30) days after the filing thereof,
and Tenant shall indemnify and save harmless Landlord against and from all
costs, liabilities, suits, penalties, claims and demands, including reasonable
attorney's fees resulting therefrom.

                                      -20-

<PAGE>

                19.14.12

                      19.14.12.1 Tenant will not make or permit the generation,
treatment, storage, release or disposal of any Hazardous Substance or Hazardous
Waste (as hereinafter defined) on or under the Premises and/or the Building. The
term "Hazardous Substance" or "Hazardous Waste" includes, without limitation,
those substances included within the definitions of hazardous substances,
hazardous materials, toxic substances or solid waste in the Comprehensive
Environmental Response, Compensation and Liability Act of 1980 ("CERCLA") as
amended, 42 U.S.C. Section 9601 et seq., the Resource Conservation and Recovery
Act ("RCRA"), 42 U.S.C. Section 6901 et seq. and the Superfund Amendments and
Reauthorization Act of 1986 ("SARA") as codified at 42 U.S.C. Section 9671 et
seq., and the Hazardous Materials Transportation Act, 49 U.S.C. Sections 1801 et
seq., and in the regulations promulgated pursuant to said laws.

                      19.14.12.2 Tenant shall provide immediate notice to
Landlord in the event that, contrary to the covenant of Tenant contained in
subsection 19.14.12.1 (m) (i) above, any Hazardous Substance or Hazardous Waste
is generated, treated, stored, released or disposed of in Premises by Tenant,
it's agents, employees, invitees or guests, or, Tenant has knowledge of any such
event in any other part of the Premises or Building.

                      19.14.12.3 Tenant releases, indemnifies and holds Landlord
harmless from and against all actual or threatened claims, costs (including but
not limited to the cost of investigation, removal, remediation and other clean
up of Hazardous Substances and Hazardous Wastes, and reasonable fees of
attorneys and other professionals experts and consultants retained by Landlord),
demands, orders, losses, lawsuits, liabilities, damages (including without
limitation all consequential damages) and expenses whether brought collectively
or individually by a governmental authority or any third part arising from or
related to any of the following. This indemnity shall survive the termination of
this Lease and the vacation of the Premises by Tenant and the sale of the
Premises by Landlord.

                            (A) The past, present or future release, threatened
releases, storage, treatment, accumulation, generation, utilization, disposal,
transportation or other handling or migration of any Hazardous Substance or
Hazardous Waste on, in onto, or from the Premises.

                            (B) The violation or alleged violation of
environmental laws occurring on or related to the Premises.

                            (C) Any action taken by Landlord to eliminate,
prevent, or mitigate the potential adverse impact on the Premises or Landlord as
a result of or in anticipation of any actual, suspected or threatened violation
of environmental laws or release or threatened release of a Hazardous Substance
or Hazardous Waste on, in or from or otherwise affecting the Premises; such
action may include but need not be limited to, the disposition, distribution,
sale, disclaimer, or renunciation of any portion of the Premises.

                                      -21-

<PAGE>

                            (D) The costs of any required or necessary repair,
cleanup or detoxification of the Premises and the preparation and implementation
of any closure, remedial or other required plans.

                      19.14.13 Landlord and Tenant agree that no portion of the
Base Rent paid by Tenant after the expiration of any period during which such
rent was abated shall be allocated by Landlord or Tenant to such abatement
period, nor is such rent intended by the parties to be allocable to any
abatement period.

                      19.14.14 Landlord and Tenant waive trial by jury in the
event of any action, proceeding or counterclaim brought by either Landlord or
Tenant against the other in connection with this Lease. Tenant hereby designates
all courts of record, state and federal, sitting in Cincinnati, Ohio and having
jurisdiction over the subject matter, as forums where any action, suit or
proceeding in respect of or as arising from or out of this Lease, its making,
validity or performance, may be prosecuted against Tenant, its successors and
assigns, and by the foregoing designation Tenant consents to the jurisdiction
and venue of such courts.

                      19.14.15 It is understood and agreed that this Lease shall
not be binding until and unless all parties have signed it.

      20. Tenant's Representations.

          20.1 Corporate Authority. If Tenant signs this Lease as a corporation
or partnership, each of the persons executing this Lease on behalf of Tenant
warrants to Landlord that (i) Tenant is a duly authorized corporation or
partnership, (ii) Tenant has the full right and authority to enter this Lease
and (iii) each and every person signing on behalf of Tenant is authorized to do
so. Upon Landlord's request, Tenant will provide evidence, satisfactory to
Landlord, confirming these representations.

          20.2 Financial Information. The financial information provided by
Tenant and any guarantors of this Lease, including without information balance
sheets, net worth statements, tax returns, income and expense reports, and other
documentation, is true and accurate.

      21. Liability of Landlord. The term "Landlord" as used in this Lease, so
far as covenants or agreements on the part of Landlord are concerned, shall be
limited to mean and include only the owner or owners of Landlord's interest in
this Lease at the time in question, and in the event of any transfer or
transfers of such interest Landlord herein named (and in case of any subsequent
transfer, the then transferor) shall be automatically freed and relieved from
and after the date of such transfer of all personal liability as respects the
performance of any covenants or agreements on the part of Landlord contained in
this Lease thereafter to be performed. If Landlord shall fail to perform or
observe any term, covenant, condition or obligation required to be performed or
observed by it under this Lease, and if Tenant shall, as a consequence thereof,
recover a money judgment against Landlord, Tenant agrees that it shall look
solely to Landlord's right, title and interest in and to the Building for the
collection of such judgment, that being the sole asset to which Tenant may look
for payment of any such judgment; and Tenant agrees that no other assets of
Landlord, wherever situated, shall be subject to levy, execution or other
process for the satisfaction of Tenant's judgment. Tenant further agrees that

                                      -22-

<PAGE>

neither Landlord nor any of the managers, members, partners, agents,
representatives, or employees of Landlord shall be liable for any deficiency

      22. Consents. Wherever in this Lease the consent of a party is required,
such consent shall not be unreasonably withheld, conditioned or delayed.

      23. Exhibits. Exhibits A, B, C, D, and E are attached hereto and made a
part hereof by this reference.

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

                                               LANDLORD:

Signed and acknowledged in                     Ingalls Building Co. Ltd.
the presence of:                               an Ohio limited liability company

/s/ JoAnne Hensley                             By: /s/ C. Blake Smith
------------------------------------------         ------------------
Printed: JoAnne Hensley                        C. BLAKE SMITH
                                               Managing Partner

/s/ James Faddis
------------------------------------------
Printed: James Faddis

Signed and acknowledged in                     TENANT:
the presence of
                                               Education Leading Group, Inc.
                                               a Delaware corporation

/s/ Perry D. Moore                             By: /s/ Douglas L. Feist
------------------------------------------         --------------------
Printed: Perry D. Moore                        DOUGLAS L. FEIST
                                               Executive Vice President and
                                               Secretary

/s/ James Faddis
------------------------------------------
Printed: James Faddis

                                      -23-

<PAGE>

STATE OF OHIO                          )
                                       )      SS:
COUNTY OF HAMILTON                     )

     The foregoing instrument was acknowledged before me this 14 day of October,
2002 by C. Blake Smith, Member of Ingalls Building Co. Ltd, an Ohio limited
liability company, on behalf of the company.

                                   /s/ JoAnne M. Hensley
                                   ---------------------------------------------
                                   Notary Public

STATE OF OHIO                                  )
                                               )       SS:
COUNTY OF HAMILTON                             )

     The foregoing instrument was acknowledged before me on this 14th day of
October, 2002, by DOUGLAS L. FEIST, the Executive Vice President and Secretary
of Education Leading Group, Inc., on behalf of the corporation.

                                   /s/ Jill Banfield
                                   ---------------------------------------------
                                   Notary Public

                                      -24-

<PAGE>

                                   EXHIBIT B-2

                          Improvements To The Premises

Work to be done by the Owner

1    Construct a wall closing off one space in the north end of the floor with a
     door to meet building standards, for the computer room

2    Add (2) 30amp 115 volt single phase circuits for computer room

3    Add (1) HVAC water-cooled AC unit with wall thermostat control to provide
     the Tenant continuous climate control of the computer room.

4    Install Vinyl flooring in the computer room.

5    Install new electrical panel to supply future needs of the computer room

6    Install (1) HVAC water cooled heat pump unit with programmable thermostat
     control for 3 South end offices.

                                      -25-

<PAGE>

                                   EXHIBIT B-1

                             Tenant's Buy-Out Clause

     In the event that the Tenant excercises his option for early termination of
the Lease, the Tenant will meet the following conditions:

1    The Tenant will give the Landlord Ninety (90) days notice to terminate the
     lease prior to moving out of the premises. This notice must be delivered in
     writing. The Tenant must be current and in compliance with all terms and
     conditions of the lease.

2    The Tenant will allow the Landlord access to the premises for the purpose
     of leasing the space to another tenant as provided for in the Lease.

3    The Tenant will upon giving notice to terminate this Lease immediately pay
     the Landlord six (6) months rent of TWENTY-NINE THOUSAND FIVE HUNDRED
     SEVENTYFIVE AND NO/100 DOLLARS ($29,575.00). This sum is to cover the rent
     once the Tenant has vacated the premise until the Landlord can release the
     premise. In addition the Tenant will continue to pay rent monthly until
     Tenant vacates the premises. If the premises are released a refund for the
     balance will be refunded.

4    The Tenant will give up any claim to the security deposit Tenant has paid.
     Any damaged to the premises beyond the normal wear and tear of general
     office work will be charged to the Tenant in addition to the security
     deposit.

5    The Tenant will pay the unamortized remainder of the improvements cost to
     the Premises per section 4.0 of the Lease.

                                      -26-

<PAGE>

                                    EXHIBIT C

                               RULES & REGULATIONS

     Tenant agrees to comply with the following rules and regulations and with
such reasonable modifications thereof and additions thereto as Landlord may
hereafter from time to time make for the Building. Landlord shall not be
responsible for the nonobservance by any other tenant of any of said rules and
regulations:

     (a) Tenant shall not exhibit, sell or offer for sale on the Premises or in
the Building any article or thing except those articles and things essentially
connected with the stated use of the Premises by Tenant without the advance
consent of Landlord.

     (b) Canvassing, soliciting or peddling in the Building is prohibited and
Tenant shall cooperate to prevent the same.

     (c) Tenant will not make or permit to be made any use of the Premises or
any part thereof which would violate any of the covenants, agreements, terms,
provisions and conditions of this Lease or which directly or indirectly is
forbidden by public law, ordinance or governmental regulation or which may be
dangerous to life, limb or property, or which may invalidate or increase the
premium cost of any policy of insurance carried on the Building or covering its
operation, or which will suffer or permit the Premises or any part thereof to be
used in any manner or anything to be brought into or kept therein which, in the
judgment of Landlord, shall in any way impair or tend to impair the character,
reputation or appearance of the Property as a high quality office building, or
which will impair or interfere with any of the services performed by Landlord
for the Property.

     (d) Tenant shall not display, inscribe, print, paint, maintain or affix on
any place in or about the Building any sign, notice, legend, direction, figure
or advertisement, except on the doors of the Premises and on the Building
directory, and then only such name(s) and matter, and in such color, size, place
and materials, as shall first have been approved by Landlord. The listing of any
name other than that of Tenant, whether on the doors of the Premises, on the
Building directory, or otherwise, shall not operate to vest any right or
interest in this Lease or in the Premises or be deemed to be the written consent
of Landlord, it being expressly understood that any such listing is a privilege
extended by Landlord revocable at will by written notice to Tenant.

     (e) Tenant shall not advertise the business, profession or activities of
Tenant conducted in the Building in any manner which violates the letter or
spirit of any code of ethics adopted by any recognized association or
organization pertaining to such business address of Tenant, and shall never use
any picture or likeness of the Building in any circulars, notices,
advertisements or correspondence without Landlord's consent.

     (f) No additional locks or similar devices shall be attached to any door or
window without Landlord's prior written consent. No keys for any door other than
those provided by Landlord shall be made. If more than two keys for one location
are desired, Landlord will

                                      -27-

<PAGE>

provide the same upon payment by Tenant. All keys must be returned to Landlord
at the expiration or termination of this Lease.

     (g) All persons entering or leaving the Building after hours on Monday
through Friday, or at any time on Saturdays, Sundays, or holidays, may be
required to do so under such regulations as Landlord may impose. Landlord may
exclude or expel any peddler.

     (h) Tenant shall not overload any floor. All safes, furniture, boxes and
bulky articles, packages and freight shall be moved into or out of said Building
or from one part of the Building to another under supervision of Landlord and at
such times and according to such regulations as may be designated from time to
time by Landlord and at the entrance designated by Landlord. No packages or
freight shall be carried into the main entranceways of the Building unless
arrangements are first made with Landlord, who will prescribe the time and
manner for carrying in or removal of such articles. Tenant shall be responsible
for all injury to persons or property caused by installing, maintaining or
removing such articles.

     (i) Unless Landlord gives advance consent, Tenant shall not install or
operate any steam or internal combustion engine, boiler, machinery,
refrigerating or heating device or air-conditioning apparatus in or about the
Premises, or carry on any mechanical business therein, or use the Premises for
housing accommodations or lodging or sleeping purposes, or do any cooking
therein, or use any illumination other than electric light, or use or permit to
be brought into the Building any inflammable fluids such as gasoline, kerosene,
naphtha, and benzene, or any explosives, radioactive materials or other articles
deemed extra hazardous to life, limb or property. Tenant shall not use the
Premises for any illegal or immoral purpose. Tenant agrees specifically that no
food, soft drink, or vending machines will be installed in the Premises.

     (j) Tenant shall cooperate fully with Landlord to assure the effective
operation of the Building's air-conditioning system, including the closing of
Venetian blinds, and if windows are operable to keep them closed when the
air-conditioning system is in use.

     (k) Tenant shall not contract for any work or service which might involve
the employment of labor incompatible with the Building employees or employees of
contractors doing work or performing services by or on behalf of Landlord.

     (l) The sidewalks, halls, passages, exits, entrances, elevators and
stairways shall not be obstructed by Tenant or used for any purpose other than
for ingress to and egress from its Premises. The halls, passages, exits,
entrances, elevators, stairways and roof are not for the use of the general
public and Landlord shall in all cases retain the right to control and prevent
access thereto by all persons whose presence, in the judgment of Landlord, shall
be prejudicial to the safety, character, reputation and interests of the
Building and its tenants, provided that nothing herein contained shall be
constructed to prevent such access to persons with whom Tenant normally deals in
the ordinary course of Tenant's business unless such persons are engaged in
illegal activities. Neither Tenant nor any employees or invitees of Tenant shall
go upon the roof or mechanical areas of the Building.

     (m) No Tenant shall accumulate or store in the Premises any waste paper,
sweepings, rags, rubbish or other combustible matter and Tenant shall surrender
such matter to Landlord

                                      -28-

<PAGE>

without compensation to be handled and disposed by Landlord. Nothing shall be
thrown by Tenant, their employees or guests, out of the windows or doors or down
the passages or skylights or over balcony rails of the Building. Nor shall any
waste materials be placed in the hallways or Building public areas at any time.

     (n) Tenant shall not use, keep or permit to be used explosives, articles of
a dangerous nature, or keep any foul or noxious gas or substance in the
Premises, or permit or suffer the Premises to be occupied or used in a manner
offensive or objectionable to Landlord or other occupants of the Building by
reason of noise, odors and/or vibrations, or interfere in any way with other
tenants or those having business therein, nor shall any animals or birds be
brought in or kept in or about the Property.

     (o) Tenant shall see that the doors, and windows, if operable, of the
Premises are closed and securely locked before leaving the Building and must
observe strict care and caution that all water faucets or water apparatus are
entirely shut off before Tenant or Tenant's employees leave the Building, and
that all electricity shall likewise be carefully shut off so as to prevent waste
or damage.

     (p) If a Tenant desires telegraphic or telephonic connections, Landlord
will direct the electricians as to where the wires are to be introduced and
without such direction no boring or cutting for wires shall be permitted.

     (q) The water closets and other apparatus shall not be used for any
purposes other than those for which they were constructed, and no sweepings,
rubbish rags or other substances shall be thrown therein. Any damages resulting
to them from misuse shall be borne by Tenant who shall cause it.

     (r) Ice, mineral water, toilet and other supplies shall not be finished by
persons other than those approved by Landlord.

     (s) Landlord will furnish janitorial service and Tenant may not employ
their own janitors except with the written consent of Landlord. When employed by
Tenant, such janitors shall be subject to the regulations and control of
Landlord, but any such janitors shall not be considered as a servant or employee
of Landlord. Landlord shall not be liable for failure to furnish janitorial
service by reason of strikes or other causes.

     (t) In the event Tenant installs extra heat-producing equipment in the
Premises that exceeds the standard air conditioning system design, thereby
overloading the system, Landlord may install additional air conditioning
equipment at Tenant's expense.

     (u) Tenant shall be required to obtain written consent of Landlord and use
only authorized office moving companies when moving in or out of the Building.
Tenant shall coordinate the times and method of moving in or out of the Building
with Landlord.

     (v) Tenant shall be liable for injury or damage caused by the infraction of
any of the above rules and regulations; or for acts causing damage to the
Building of its appliances. Landlord may at once repair said damage or injury,
charging cost of same to Tenant, which amount shall be part of the rent due for
the ensuing month.

                                      -29-

<PAGE>

     (w) Tenant shall refrain from using or permitting the premises or any
portion thereof to be used as living quarters, sleeping quarters, or lodging.

In addition to all other liabilities for breach of any covenant of this Exhibit
C, Tenant shall pay to Landlord an amount equal to any increase in insurance
premiums payable by Landlord or any other tenant in the Building, caused by such
breach.

                                      -30-

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00052-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00052-of-00352.parquet"}]]