Document:

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                                                                    Exhibit 10.5

                                 LEASE AGREEMENT

       THIS LEASE AGREEMENT, made this 8th day of June, 2005 by and between
Optium, Inc., a Delaware Corporation, (hereinafter referred to as Tenant) and
Leo Palau, 804 Lakeview Drive, Maple Glen, PA 19002, (hereinafter referred to as
Landlord).

       WITNESSETH:

       The Landlord, for and in consideration of the prompt payment of the rent
as specified in this Agreement as well as the performance of all of the
covenants, promises and agreements contained in this Agreement upon the part of
the Tenant does hereby demise and Lease to the Tenant and Tenant does hereby
Lease from the Landlord the premises situate at 500 Horizon Drive, Chalfont,
Bucks County, PA, comprising of approximately 36,403+/- square feet.

I.     TERM

       A.     TERM

       The term of this Lease shall be four (4) years commencing on November 1,
2005 (the Commencement Date) and terminating on the day prior to the anniversary
of the Lease Commencement Date. In the event that Landlord is unable to give
possession of the demised premises, as herein provided, by reason of any cause
beyond the control of Landlord, the Landlord shall not be liable in damages to
the Tenant therefore and during the period that Landlord is unable to give
possession, all rights and remedies of both parties hereunder shall be
suspended.

       B.     TERMINATION

       This Lease shall expire at the end of the term as defined in paragraph
I.A., provided that in the event that the Tenant shall for any reason, fail to
vacate the Leased Premises at the expiration of the term of this Lease, the
Tenant shall be deemed to be a "hold-over" Tenant and liable for additional
rents provided in Paragraph II, Section E.

II.    RENT

       A.     BASE RENT

       The monthly rental payments shall be as follows:

<Table>
          <S>             <C>
          Year 1          $ 47,020.54   per month
          Year 2          $ 48,446.33   per month
          Year 3          $ 49,872.11   per month
          Year 4          $ 51,388.90   per month
</Table>

       Rental payments shall be payable at the offices of the Agent as set forth
below.

       B.     UTILITIES

       Tenant shall be responsible for payment of all utility services including
heat, water, sewer, electricity, air conditioning and gas (if applicable). If
requested by Landlord, Tenant shall produce paid receipts for said utilities
upon the demand of Landlord.

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PALAU/OPTIUM
JUNE 6, 2005
PAGE 2 OF 10

       C.     TAXES AND CONDOMINIUM ASSOCIATION FEE

       Landlord shall be responsible for and pay all real estate taxes and
Condominium Association fees, as shall be in effect as of the Commencement Date.
As additional rent under this lease, Tenant shall pay all increases in the
amount of real estate taxes levied by the taxing authorities over the taxes
levied at the Commencement Date, assuming the property has been assessed as
completed. The 2005 County and Township Real Estate Taxes are $13,353.00. The
2005 Real Estate School Taxes will be attached on Exhibit "A" when the Real
Estate Tax bill is received from the taxing authority. Landlord shall notify
Tenant of such increased amounts and the said additional rental shall be due and
payable in a single payment with the rental payment due in the month following
the notification of the increase in taxes. In addition, Tenant shall pay any and
all increases in condominium fees as assessed by the Condominium Association and
Landlord shall notify Tenant of such increases and such additional rent shall
likewise be due and payable, in full for the period included in such increase,
with the next installment of rent following such notification. The Condominium
Association fees for 500 Horizon Drive is $31,200.00 annually or $2,600.00 per
month.

       D.     RENTAL PAYMENTS

       All rental payments shall be due and payable on or before the first day
of each calendar month during the term of this Lease. In the event that Tenant
shall not pay any payment of rent within five (5) days after the due date, a
late charge of ten percent (10%) of the base rental payment and additional
rental payment due shall be charged and payable with the next rental payment.

       E.     RENT WHILE HOLDING OVER

       In the event that Tenant is classified as a hold-over Tenant pursuant to
paragraph I.B. above, then in addition to the rents provided for above, Tenant
shall pay an additional monthly rental of fifty percent (50%) of the total
aforementioned rents.

III.   RIGHTS AND OBLIGATIONS OF TENANT

       A.     USE OF PREMISES

       Tenant shall use the leased premises for office, engineering and light
manufacturing purposes and no other purpose. Tenant shall be responsible for the
acquisition of any and all permits for such use from any municipal or
governmental authority or agency at its own cost and expense.

       B.     FIXTURES AND EQUIPMENT

       All trade fixtures, equipment, appliances, decorations, etc., installed
by Tenant in the Leased Premises shall remain the sole property of the Tenant,
provided, however, that Tenant shall repair any damages caused by the removal of
such fixtures, equipment, appliances, decorations, etc., from the Leased
Premises at the termination of this Lease as provided herein.

       C.     WASTE AND NUISANCE

       Tenant shall not commit or suffer to be committed any waste or any
nuisance or other act or thing which may disturb the Landlord or any other
person to whom the Landlord has any duty.

       D.     GOVERNMENTAL REGULATIONS

       Tenant shall at Tenant's sole cost and expense, without notice or demand
from Landlord, comply with and faithfully observe all requirements of all
municipal, county, state, federal and other governmental authorities having
jurisdiction, now in force or which may hereafter be enforced, pertaining to the
use of the Leased Premises.

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JUNE 6, 2005
PAGE 3 OF 10

       E.     IMPROVEMENTS

       Tenant shall not make any alterations, additions or improvements to the
Leased Premises without the prior written consent of Landlord. Consent for
non-structural alterations, additions, or improvements shall not be unreasonably
withheld by Landlord. Tenant shall comply with all governmental rules and
regulations in connection with such work, and shall prevent any lien or
obligation from being created against or imposed upon the Leased Premises and
will discharge all liens and charges for services rendered or materials
furnished immediately after such liens occur or said charges become due and
payable. Such alterations, additions or improvements shall become part of the
real property and remain the property of Landlord on termination of the Lease.

       At all times when any change or alteration is in progress, there shall be
maintained, at Tenant's expense, Workmen's Compensation Insurance in accordance
with the law, covering all persons employed in connection with the change or
alteration, and general liability insurance of the mutual benefit of Tenant and
Landlord, expressly covering the additional hazards due to the change or
alteration.

       F.     SIGNS

       Tenant may not install any signs or posters on the exterior of the
building in which the Leased Premises are located or at any other location
adjacent to the said building or install, display or use any signs except as
shall be permitted by the Landlord. Tenant shall comply with all other rules and
regulations imposed by the Landlord or any municipal or other authority
exercising jurisdiction over such matters. Tenant and Landlord hereby agree that
Tenant will erect two (2) small directional signs within the vicinity of 500
Horizon Drive. Tenant shall submit signs and location plans for Landlord's
review and approval.

IV.    MAINTENANCE BY TENANT

       Landlord shall be responsible for and maintain in good operating
condition any and all heating, ventilation, and air-conditioning equipment
servicing the Premises. Landlord shall pay for a preventive maintenance contract
upon the air conditioning and heating unit servicing the demised premises.

       Tenant shall have the sole liability and responsibility for any
maintenance of the interior of the Leased Premises and the repair and
maintenance of any fixtures or equipment contained therein, excluding heating,
ventilation and air conditioning equipment.

       Tenant shall provide complete janitorial services to the premises at
least on a weekly basis and shall be responsible for the cost of such services.

       Landlord reserves the right to visit the premises at reasonable times and
with reasonable notice.

       Tenant shall not be responsible for any damage by fire elements or
unavoidable casualty or other catastrophe cause to premises which shall not be
due to the negligence of the Tenant, Tenant's employees, agents or servants.

V.     INSURANCE AND INDEMNITY

       A.     LIABILITY INSURANCE REQUIRED OF THE TENANT

       Tenant, at its own expense, shall provide and maintain in force during
the term of this Lease, liability and property damage insurance in the amount of
One Million Dollars ($1,000,000.00) on a combined single-limit basis, covering
Landlord as well as Tenant, with one or more responsible insurance companies
duly authorized to transact business in Pennsylvania, listing Landlord as an
additional insured and loss payee. Tenant shall furnish Landlord with
certificates of all insurance required by this section. If Tenant does not
maintain such insurance in full force and effect, Landlord may notify Tenant of
such failure and if Tenant does not deliver to Landlord within ten (10) days
after such notice, certification showing all such insurance to be in full force
and effect, Landlord may at its option,

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PALAU/OPTIUM
JUNE 6, 2005
PAGE 4 OF 10

take out the necessary insurance to comply with the provisions hereof and pay
the premiums on the items specified in such notice and Tenant covenants thereon
on demand to reimburse and pay Landlord any amounts paid or expended in the
amount of the insurance premiums required hereby and specified in the notice,
with interest thereon at the rate of eight (8%) percent per annum from the date
of such payment by Landlord until repaid by Tenant.

       B.     FIRE INSURANCE

       Landlord shall maintain and keep in force and effect or cause to be
maintained and kept in force and effect a policy of fire insurance covering the
exterior of the premises of which the Leased Premises is a part and Tenant shall
be responsible for fire insurance covering the Leased Premises and contents,
with Landlord listed as loss payee as its interest appear.

       C.     INDEMNIFICATION OF LANDLORD

       Except for claims arising out of acts caused by the negligence of the
Landlord or its representatives, Tenant will indemnify Landlord to the extent
that the loss is not covered by insurance and save Landlord harmless from and
against any and all claims, actions, damages, liability and expense in
conjunction with the loss of life, an occurrence in, upon or at the Leased
Premises or the occupancy or use by Tenant of the Leased Premises or any part
thereof, or occasioned wholly or in part by any act or omission of Tenant, his
agents, contractors, employees, or servants. In case Landlord shall have been
made a party to any litigation commenced by or against Tenant, then Tenant shall
protect and hold Landlord, harmless and shall pay all costs, expenses and
reasonable attorney's fees incurred or paid by Landlord in connection with such
litigation. This indemnification shall exclude claims made by Tenant against
Landlord. Tenant shall also pay all costs, expenses and reasonable attorney's
fees that may be incurred or paid by the Landlord in enforcing the covenants and
agreements of this Lease.

       D.     WAIVER OF SUBROGATION

       Landlord and Tenant hereby release each other from any and all liability
or responsibility to the other or any one claiming through or under them by way
of subrogation or otherwise for any loss, damage or injury to property or
persons, including death, covered by any insurance then in force, even if such
loss or damage shall have been caused by the fault or the negligence of the
other party, or anyone for whom such party may be responsible. All policies of
insurance referred to herein shall contain a clause(s) or endorsement(s)
acknowledging such waiver of subrogation and also to the effect that this mutual
release shall not adversely affect or impair said insurance or prejudice the
right of any insured to recover thereunder.

VI.    DESTRUCTION OF LEASED PREMISES

       A.     MINOR DAMAGE

       If the Leased Premises shall be damaged by fire, the elements or
unavoidable casualty, but are not rendered materially unusable in whole or in
part, Landlord shall at its own expense and costs, promptly cause such damage to
be repaired and the rent shall not be abated.

       B.     PARTIAL DESTRUCTION

       If by reason of such occurrence, the Leased Premises are rendered
materially unusable in part, the Landlord shall at its own expense, promptly
cause the damage to be repaired and the rent shall meanwhile be abated on a
prorata basis.

       C.     TOTAL DESTRUCTION

       If the Leased Premises shall be rendered wholly unusable by reason of
total destruction, this Lease shall terminate upon the option of either the
Landlord or the Tenant and if so terminated, both parties shall be released from
any further liability under it.

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JUNE 6, 2005
PAGE 5 OF 10

VII.   EMINENT DOMAIN

       A.     TOTAL CONDEMNATION OF LEASED PREMISES

       If the whole of the Leased Premises shall be acquired or condemned by
eminent domain for any public or quasi-public purpose, Tenant shall have the
right to terminate this Lease at any time after the date of title vesting in
such proceedings. All rental shall be prorated as of the date of such
termination.

       B.     LANDLORD'S DAMAGES

       In the event of any condemnation or taking as aforesaid, whether whole or
partial, the Tenant shall not be entitled to any part of the award paid for such
condemnation, and the Landlord is to receive the full amount of such award;
Tenant hereby expressly waiving any rights or claim to any part thereof.

       C.     TENANT'S DAMAGES

       Tenant shall have the right to claim and recover from any condemning
authority such compensation as may be separately awarded or recoverable by
Tenant in Tenant's own right on account of any and all damages to Tenant's
business by reason of the acquisition or condemnation, and for or on account of
any loss, losses or expenses to which Tenant may be put in removing Tenant's
merchandise, furniture, fixtures, equipment and leasehold improvements.

VIII.  LANDLORD'S WARRANTIES AND COVENANTS

       A.     AUTHORITY AND TITLE

       Landlord represents and warrants that Landlord is the owner of the Leased
Premises and has the right to make this lease.

       B.     QUIET ENJOYMENT

       Landlord covenants that upon the payment by the Tenant of the rents
herein provided and upon performance of all the covenants, terms and conditions
oh Tenant's part to be observed and performed, Tenant shall peaceably and
quietly hold and enjoy the Leased Premises or the tenancy created hereby without
hindrance or interruption by the Landlord or any other person or persons
lawfully or equitably claiming by, through or under the Landlord, subject
nevertheless to the terms and conditions of this Lease.

IX.    ASSIGNMENT AND SUBLEASE

       A.     ASSIGNMENT AND SUBLETTING BY TENANT

       Tenant shall not have the right, except with the prior written consent of
Landlord, to assign this Lease or any interest therein and provided that the
assignee selected by Tenant shall be subject to the approval of Landlord and
that the assignee shall assume in writing all of the Tenant's obligations under
this Lease and Tenant shall remain liable for each and every obligation
hereunder.

       The approval of Landlord shall be based upon the proposed assignee's
financial condition, proposed use and stability.

       Tenant shall not have the right except with the prior written consent of
Landlord, to sublet the premises provided that the Landlord shall have the right
to approve such subTenant and that the subTenant shall assume in writing all of
the Tenant's obligation under this Lease, and Tenant shall remain liable for
each and every obligation under this Lease. The approval of such subTenant shall
be based upon the same conditions as set forth in the previous paragraph.

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JUNE 6, 2005
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X.     CONFESSION OF JUDGMENT AND EJECTMENT

       A.     If the rent and/or any charges hereby reserved as rent, shall
remain unpaid on any day when the same shall be due, Tenant hereby empowers any
Prothonotary, Clerk of Court or attorney of record to appear for Tenant in any
and all actions which may be brought for rent and/or the charges, payments,
costs and expenses reserved as rent, or agreed to be paid by the Tenant and/or
to sign for Tenant an agreement for entering in any competent court for the
recovery of rent or other charges, payments, costs and expenses, and in said
suits or in said actions, to confess judgment against Tenant for all or any part
of the rent specified in this Lease, and then unpaid, including, at Landlord's
option, the rent for the entire unexpired balance of the term of this Lease,
and/or other charges, payments, costs and expenses reserved as rent or agreed to
be paid by the Tenant and for interest and costs together with an attorney's
commission not to exceed fifteen percent (15%).

       B.     When this Lease shall be determined by condition broken during the
original term of this Lease, it shall be lawful for any attorney for Tenant, to
file an agreement for entering in any competent court, of an amicable action in
judgment in ejectment against Tenant and all persons claiming under Tenant, for
the recovery by Landlord of possession of the herein Leased Premises, for which
this Lease or a copy thereof shall be its sufficient warrant, whereupon, if
Landlord so desires, a Writ of Execution or possession may issue forthwith,
without any prior writ or proceeding whatsoever, and provided that if for any
reason after such action shall have been commenced, the same shall be determined
and possession of the Premises hereby demised remain in or to be restored to
Tenant, Landlord shall have the right upon any subsequent default or defaults,
or upon the termination of this lease as herein before set forth, to bring one
or more actions as herein before set forth to recover possession of the said
premises.

       C.     In granting the above warrant of attorney to Confess judgment for
rent and/or ejectment, Tenant hereby knowingly, intentionally, and voluntarily
waives any and all rights (granted by constitution, statue, rule regulation or
otherwise) Tenant has or may have either upon the confession of judgment for
rent due or possession of the leased premises against Tenant after default or
condition broken or upon execution of process thereon against Tenant or property
of Tenant to: (i) prior notice; (ii) a prior judicial proceeding; and (iii)
review by an authorized public official; and Tenant expressly waives such rights
as an explicit and material part of the consideration hereof.

XI.    SUBORDINATION

       In the event that Landlord requests or that any lender of Landlord
requests, Tenant agrees to subordinate its interest under this lease to the
interest of such lender and Tenant further agrees to promptly execute any
estoppel or other certificate reasonably requested.

XII.   SECURITY INTERESTS

       Tenant hereby grants to Landlord a security interest in personal property
including all furniture, fixtures and equipment owned by Tenant and as such
shall be security for the rents reserved hereunder and/or subject to any
currently existing or hereafter placed security interests or financing
statements given by Tenant in acquisition of furniture, fixtures, equipment and
inventory. Tenant shall execute such Financing Statements or other documents as
may be required by Landlord to perfect its security interest hereunder.

XIII.  SECURITY DEPOSIT

       Tenant has deposited with Landlord the sum of Twelve thousand three
hundred thirty-four dollars and ninety-two cents ($12,334.92) to be held as
security for the full and faithful performance by Tenant of Tenant's obligations
under this Lease and for the payment of damages to the demised premises. The
security deposit shall be returned to Tenant at the expiration of the term of
this Lease less such sums as are required for the payment of damages to the
demised premises. It is understood and agreed that no part of the security
deposit is to be considered as the last rental due under the terms of this
Lease.

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JUNE 6, 2005
PAGE 7 OF 10

XIV.   MISCELLANEOUS

       A.     PARTIES

       All rights and liabilities herein given to, or imposed upon the
respective parties hereto, extend to and bind the respective heirs, executors,
administrators, successors and assigns of said parties.

       B.     SECURITY

       The Tenant shall be solely responsible for security for the Leased
Premises.

       C.     GOVERNING LAW

       This Agreement shall be deemed to have been made in Pennsylvania and all
the terms, conditions and covenants hereunder shall be governed by the laws of
the Commonwealth of Pennsylvania.

       D.     ENTIRE AGREEMENT

       This Lease and any exhibits attached hereto and form a part hereof, set
forth all of the covenants, promises, agreements, conditions for understandings,
either written or oral, between them other than as herein set forth. No
subsequent alteration, amendment, change or addition to this Lease shall be
binding on Landlord or Tenant unless reduced to writing and signed by them.

       E.     NOTICES

       All notices that may be necessary under this Agreement shall conclusively
be presumed to have been given when sent by certified mail addressed
respectively as follows:

TO LANDLORD:         LEO PALAU
                       804 Lakeview Drive
                       Maple Glen, PA 19002

TO TENANT:           OPTIUM, INC.
                       Attn: David Renner
                       500 Horizon Drive
                       Suite 505
                       Chalfont, PA 18914

TO AGENT:            PENN'S GRANT REALTY CORP.
                       2005 S. Easton Road, Suite 306
                       Doylestown, PA 18901

       F.     PARTIAL INVALIDITY

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

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JUNE 6, 2005
PAGE 8 OF 10

       G.     AGENCY

       It is hereby expressly agreed and understood that Penn's Grant Realty
Corporation is acting as "Agent" only and shall not in any event be held liable
to the Landlord or Tenant for the fulfillment or nonfulfillment of any of the
terms and conditions of this Lease, or for any action or proceedings that may be
taken by Landlord against Tenant, or by Tenant against Landlord. It is hereby
expressly agreed that Penn's Grant Realty Corp. shall receive a commission of
six (6%) percent of the monthly rental as collected by agent, including any
renewals, extensions or expansions.

       H.     FINANCIAL STATEMENTS

       Tenant will provide Landlord with Tenant's statement of financial
credibility.

       I.     TENANT IMPROVEMENTS

       Tenant intends and Landlord agrees to a significant building renovation
which is subject to Section III Paragraph E "Improvements." Additionally,
Landlord has reviewed and approved preliminary plans. Tenant will contract
directly with Jim Zaun, the architect, to design and prepare all final plans for
the entire building known as 500 Horizon Drive. All payments to the architect
will be paid by Tenant. Furthermore, Tenant will submit to Landlord for
Landlord's review all building plans and copies of all building permits and
final Certificate of Occupancy if issued and required by New Britain Township.
Tenant will be responsible for procuring including all the payments of all
necessary plans and permits required by the appropriate governmental
authorities. Tenant will contract directly with the construction firm of its
choosing including the payments of all work to be done, which shall include
managing the construction contract.

       Tenant will contract directly with the construction firm of its choosing
including the payments of all work to be done, which shall include managing the
construction contract. Landlord agrees to pay for the renovation of the
bathrooms in the Demised Premises as long as the existing plumbing lines are not
moved. Landlord reserves the right to review and approve the plans, the finishes
chosen, and cost to renovate the bathrooms prior to the commencement of
construction.

       Subsequent Tenant Improvements will be solely subject to Section III
Paragraph E "Improvements."

       Tenant will be responsible for payment of all utilities and interior
maintenance of Suite 503, consisting of approximately 6,648+/- square feet,
including when interior renovations are started by Tenant. The base rent for
Suite 503 shall commence on November 1, 2005 as per Section II, Paragraph A,
"Base Rent".

       J.     HEATING, VENTILATION and AIR CONDITIONING

       Tenant, at its sole cost and expense will do an evaluation of the
heating, ventilation and cooling unit servicing the individual office suite
known as Suite 503 to determine if the unit in place is adequate to service
Suite 503.

       K.     RIGHT OF EARLY LEASE TERMINATION

       Tenant may at its sole option, terminate the lease provided Tenant gives
six (6) months written notice to Landlord. The early termination fee in the
amount of three (3) months rent shall be paid prior to the termination of the
lease and would be due and payable in full prior to Tenant vacating the premises
and not later than ninety (90) days after the notice to terminate was given.

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JUNE 6, 2005
PAGE 9 OF 10

       L.     POSSESSION OF SUITE 503

       When the Lease Agreement has been fully executed by Tenant and landlord,
       Tenant can take possession of Suite 503, provided an insurance
       certificate is given to Landlord showing proof of insurance as required
       by the Lease Agreement, Section V, paragraph A, "Liability Insurance
       Required Of The Tenant". Furthermore, Tenant will be responsible for
       interior maintenance and utilities of Suite 503, per Section XIV,
       paragraph I, "Tenant Improvements".

       IN WITNESS WHEREOF, and intending to be legally bound, the Landlord and
Tenant have executed this Lease on the day and year first above written.

                                                   TENANT: OPTIUM, INC.

Attest: /s/ David C. Renner                By: /s/ Eitan Gertel
        ----------------------                 -----------------------------
        David C. Renner                        Eitan Gertel,
        Assistant Secretary                    CEO & President

                                                   LANDLORD: LEO PALAU

Witness: /s/ [ILLEGIBLE]                   By: /s/ Leo Palau
         ---------------------                 -----------------------------
                                               Leo Palau

Date: 6/8/05
      --------

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PALAU/OPTIUM
JUNE 6, 2005
PAGE 10 OF 10

                                   EXHIBIT "A"

                 Amount of Real Estate School Tax to be attached

                                  $____________<Page>

                                                                    Exhibit 10.6

                                 LEASE AGREEMENT

       THIS LEASE AGREEMENT, made this 5th day of April, 2001 by and between
Optium, Inc., a Delaware Corporation, (hereinafter referred to as Lessee) and
Leo Palau, 804 Lakeview Drive, Maple Glen, PA 19002, (hereinafter referred to as
Lessor).

       WITNESSETH:

       The Lessor, for and in consideration of the prompt payment of the rent as
specified in this Agreement as well as the performance of all of the covenants,
promises and agreements contained in this Agreement upon the part of the Lessee
doeshereby demise and Lease to the Lessee and Lessee does hereby Lease from the
Lessor the premises situate at 100 Highpoint Drive, Chalfont, Bucks County, PA,
Suite 103, comprising of approximately 8,707+/- square feet.

I.     TERM

       A.     TERM

       Except if the Lessee exercises the Option to Renew per paragraph XV, the
term of this Lease shall nine and one half (9 1/2) months commencing on April
15, 2001, (the Commencement Date) and terminating on January 31, 2002. In the
event that Lessor is unable to give possession of the demised premises, as
herein provided, by reason of any cause beyond the control of Lessor, the Lessor
shall not be liable in damages to the Lessee therefore and during the period
that Lessor is unable to give possession, all rights and remedies of both
parties hereunder shall be suspended.

       B.     TERMINATION

       This Lease shall expire at the end of the term as defined in paragraph
I.A., provided that in the event that the Lessee shall for any reason, fail to
vacate the Leased Premises at the expiration of the term of this Lease, the
Lessee shall be deemed to be a "hold-over" Lessee and liable for additional
rents provided in Paragraph II, Section E.

II.    RENT

       A.     BASE RENT

       The monthly rental payments shall be $12,334.92 per month.

       Rental payments shall be payable at the offices of the Agent as set forth
below. The first months rental payment shall be due payable upon the execution
of this Lease.

       B.     UTILITIES

       Lessee shall be responsible for payment of all utility services including
heat, water, sewer, electricity, air conditioning and gas (if applicable). If
requested by Lessor, Lessee shall produce paid receipts for said utilities upon
the demand of Lessor.

       C.     TAXES AND CONDOMINIUM ASSOCIATION FEE

       Lessor shall be responsible for and pay all real estate taxes and
Condominium Association fees, as shall be in effect as of the Commencement Date.

       D.     RENTAL PAYMENTS

       All rental payments shall be due and payable on or before the first day
of each calendar month during the term of this Lease. In the event that Lessee
shall not pay any payment of rent within five (5) days after the due date, a
late charge of ten percent (10%) of the base rental payment and additional
rental payment due shall be charged and payable with the next rental payment.

                                      - 1 -
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       E.     RENT WHILE HOLDING OVER

       In the event that Lessee is classified as a hold-over Lessee pursuant to
paragraph I.B. above, then in addition to the rents provided for above, Lessee
shall pay an additional monthly rental of fifty percent (50%) of the total
aforementioned rents.

III.   RIGHTS AND OBLIGATIONS OF LESSEE

       A.     USE OF PREMISES

       Lessee shall use the leased premises for office and light manufacturing
purposes and no other purpose. Lessee shall be responsible for the acquisition
of any and all permits for such use from any municipal or governmental authority
or agency at its own cost and expense.

       B.     FIXTURES AND EQUIPMENT

       All trade fixtures, equipment, appliances, decorations, etc., installed
by Lessee in the Leased Premises shall remain the sole property of the Lessee,
provided, however, that Lessee shall repair any damages caused by the removal of
such fixtures, equipment, appliances, decorations, etc., from the Leased
Premises at the termination of this Lease as provided herein. Furthermore,
Lessee shall have use of the modular furniture located in the Leased Premises
during the term of the Lease.

       C.     WASTE AND NUISANCE

       Lessee shall not commit or suffer to be committed any waste or any
nuisance or other act or thing which may disturb the Lessor or any other person
to whom the Lessor has any duty.

       D.     GOVERNMENTAL REGULATIONS

       Lessee shall at Lessee's sole cost and expense, without notice or demand
from Lessor, comply with and faithfully observe all requirements of all
municipal, county, state, federal and other governmental authorities having
jurisdiction, now in force or which may hereafter be enforced, pertaining to the
use of the Leased Premises.

       E.     IMPROVEMENTS

       Lessee shall not make any alterations, additions or improvements to the
Leased Premises without the prior written consent of Lessor. Consent for
non-structural alterations, additions, or improvements shall not be unreasonably
withheld by Lessor. Lessee shall comply with all governmental rules and
regulations in connection with such work, and shall prevent any lien or
obligation from being created against or imposed upon the Leased Premises and
will discharge all liens and charges for services rendered or materials
furnished immediately after such liens occur or said charges become due and
payable Such alterations, additions or improvements shall become part of the
real property and remain the property of Lessor on termination of the Lease.

       At all times when any change or alteration is in progress, there shall be
maintained, at Lessee's expense, Workmen's Compensation Insurance in accordance
with the law, covering all persons employed in connection with the change or
alteration, and general liability insurance of the mutual benefit of Lessee and
Lessor, expressly covering the additional hazardsdue to the change or
alteration.

       F.     SIGNS

       Lessee may not install any signs or posters on the exterior of the
building in which the Leased Premises are located or at any other location
adjacent to the said building or install, display or use any signs except as
shall be permitted by the Lessor. Lessee shall comply with all other rules and
regulations imposed by the Lessor or any municipal or other authority exercising
jurisdiction over such matters.

                                      - 2 -
<Page>

IV.    MAINTENANCE BY LESSEE

       Lessee shall provide complete janitorial services to the premises at
least on a weekly basis and shall be responsible for the cost of such services.

       Lessor reserves the right to visit the premises at reasonable times and
with reasonable notice.

       Lessee shall not be responsible for any damage by fire elements or
unavoidable casualty or other catastrophe cause to premises which shall not be
due to the negligence of the Lessee, Lessee's employees, agents or servants.

       Lessor shall have the leased premises and all building services including
sanitary services in good working order.

V.     INSURANCE AND INDEMNITY

       A.     LIABILITY INSURANCE REQUIRED OF THE LESSEE

       Lessee, at its own expense, shall provide and maintain in force during
the term of this Lease, liability and property damage insurance in the amount of
One Million Dollars ($1,000,000.00) on a combined single-limit basis, covering
Lessor as well as Lessee, with one or more responsible insurance companies duly
authorized to transact business in Pennsylvania, listing Lessor as an additional
insured and loss payee. Lessee shall furnish Lessor with certificates of all
insurance required by this section. If Lessee does not maintain such insurance
in full force and effect, Lessor may notify Lessee of such failure and if Lessee
does not deliver to Lessor within ten (10) days after such notice, certification
showing all such insurance to be in full force and effect, Lessor may at its
option, take out the necessary insurance to comply with the provisions hereof
and pay the premiums on the itemsspecified in such notice and Lessee covenants
thereon on demand to reimburse and pay Lessor any amounts paid or expended in
the amount of the insurance premiums required hereby and specified in the
notice, with interest thereon at the rate of eight (8%) percent per annum from
the date of such payment by Lessor until repaid by Lessee.

       B.     FIRE INSURANCE

       Lessor shall maintain and keep in force and effect or cause to be
maintained and kept in force and effect a policy of fire insurance covering the
exterior of the premises of which the Leased Premises is a part and Lessee shall
be responsible for fire insurance covering the Leased Premises and contents,
with Lessor listed as loss payee as its interest appear.

       C.     INDEMNIFICATION OF LESSOR

       Except for claims arising out of acts caused by the negligence of the
Lessor or its representatives, Lessee will indemnify Lessor to the extent that
the loss is not covered by insurance and save Lessor harmless from and against
any and all claims, actions, damages, liability and expense in conjunction with
the loss of life, an occurrence in, upon or at the Leased Premises or the
occupancy or use by Lessee of the Leased Premises or any part thereof, or
occasioned wholly or in part by any act or omission of Lessee, his agents,
contractors, employees, or servants. In case Lessor shall have been made a party
to any litigation commenced by or against Lessee, then Lessee shall protect and
hold Lessor harmless and shall pay all costs, expenses and reasonable attorney's
fees incurred or paid by Lessor in connection with such litigation. This
indemnification shall exclude claims made by Lessee against Lessor. Lessee shall
also pay all costs, expenses and reasonable attorney's fees that may be incurred
or paid by the Lessor in enforcing the covenants and agreements of this Lease.

       D.     WAIVER OF SUBROGATION

       Lessor and Lessee hereby release each other from any and all liability or
responsibility to the other or any one claiming through or under them by way of
subrogation or otherwise for any loss, damage or injury to property or persons,
including death, covered by any insurance then in force, even if such loss or
damage shall have been caused by the fault or the negligence of the other party,
or anyone for whom such party may be responsible. All policies of insurance
referred to herein shall contain a clause(s) or endorsement(s) acknowledging
such waiver of subrogation and also to the effect that this mutual release shall
not adversely affect or impair said insurance

                                      - 3 -
<Page>

or prejudice the right of any insured to recover thereunder.

VI.    DESTRUCTION OF LEASED PREMISES

       A.     MINOR DAMAGE

       If the Leased Premises shall be damaged by fire, the elements or
unavoidable casualty, but are not rendered materially unusable in whole or in
part, Lessor shall at its own expense and costs, promptly cause such damage to
be repaired and the rent shall not be abated.

       B.     PARTIAL DESTRUCTION

       If by reason of such occurrence, the Leased Premises are rendered
materially unusable in part, the Lessor shall at its own expense, promptly cause
the damage to be repaired and the rent shall meanwhile be abated on a prorata
basis.

       C.     TOTAL DESTRUCTION

       If the Leased Premises shall be rendered wholly unusable by reason of
total destruction, this Lease shall terminate upon he option of either the
Lessor or the Lessee and if so terminated, both parties shall be released from
any further liability under it.

VII.   EMINENT DOMAIN

       A.     TOTAL CONDEMNATION OF LEASED PREMISES

       If the whole of the Leased Premises shall be acquired or condemned by
eminent domain for any public or quasi-public purpose, Lessee shall have the
right to terminate this Lease at any time after the date of title vesting in
such proceedings. All rental shall be prorated as of the date of such
termination.

       B.     LESSOR'S DAMAGES

       In the event of any condemnation or taking as aforesaid, whether whole or
partial, the Lessee shall not be entitled to any part of the award paid for such
condemnation, and the Lessor is to receive the full amount of such award; Lessee
hereby expressly waiving any rights or claim to any part thereof.

       C.     LESSEE'S DAMAGES

       Lessee shall have the right to claim and recover from any condemning
authority such compensation as may be separately awarded or recoverable by
Lessee in Lessee's own right on account of any and all damages to Lessee's
business by reason of the acquisition or condemnation, and for or on account of
any loss, losses or expenses to which Lessee may be put in removing lessee's
merchandise, furniture, fixtures, equipment and leasehold improvements.

VIII.  LESSOR'S WARRANTIES AND COVENANTS

       A.     AUTHORITY AND TITLE

       Lessor represents and warrants that Lessor is the owner of the Leased
Premises and has the right to make this lease.

       B.     QUIET ENJOYMENT

       Lessor covenants that upon the payment by the Lessee of the rents herein
provided and upon performance of all the covenants, terms and conditions on
Lessee's part to be observed and performed, Lessee shall peaceably and quietly
hold and enjoy the Leased Premises or the tenancy created hereby without
hindrance or interruption by the Lessor or any other person or persons lawfully
or equitably claiming by, through or under the Lessor, subject nevertheless to
the terms and conditions of this Lease.

                                      - 4 -
<Page>

IX.    ASSIGNMENT AND SUBLEASE

       A.     ASSIGNMENT AND SUBLETTING BY LESSEE

       Lessee shall not have the right, except with the prior written consent of
Lessor, to assign this Lease or any interest therein and provided that the
assignee selected by Lessee shall be subject to the approval of Lessor and that
the assignee shall assume in writing all of the Lessee's obligations under this
Lease and Lessee shall remain liable for each and every obligation hereunder.

       The approval of Lessor shall be based upon the proposed assignee's
financial condition, proposed use and stability.

       Lessee shall not have the right except with the prior written consent of
Lessor, to sublet the premises provided that the Lessor shall have the right to
approve such sublessee and that the sublessee shall assume in writing all of the
Lessee's obligation under this Lease, and Lessee shall remain liable for each
and every obligation under this Lease. The approval of such sublessee shall be
based upon the same conditions as set forth in the previous paragraph.

X.     CONFESSION OF JUDGMENT AND EJECTMENT

       A.     If the rent and/or any charges hereby reserved as rent, shall
remain unpaid on any day when the same shall be due, Lessee hereby empowers any
Prothonotary, Clerk of Court or attorney of record to appear for Lessee in any
and all actions which may be brought for rent and/or the charges, payments,
costs and expenses reserved as rent, or agreed to be paid by the Lessee and/or
to sign for Lessee an agreement for entering in any competent court for the
recovery of rent or other charges, payments, costs and expenses, and in said
suits or in said actions, to confess judgment against Lessee for all or any part
of the rent specified in this Lease, and then unpaid, including, at Lessor's
option, the rent for the entire unexpired balance of the term of this Lease,
and/or other charges, payments, costs and expenses reserved as rent or agreed to
be paid by the Lessee and for interest and costs together with an attorney's
commission not to exceed fifteen percent (15%).

       B.     When this Lease shall be determined by condition broken during the
original term of this Lease, it shall be lawful for any attorney for Lessee, to
file an agreement for entering in any competent court, of an amicable action in
judgment in ejectment against Lessee and all persons claiming under Lessee, for
the recovery by Lessor of possession of the herein Leased Premises, for which
this Lease or a copy thereof shall be its sufficient warrant, whereupon, if
Lessor so desires, a Writ of Execution or possession may issue forthwith,
without any prior writ or proceeding whatsoever, and provided that if for any
reason after such action shall have been commenced, the same shall be determined
and possession of the Premises hereby demised remain in or to be restored to
Lessee, Lessor shall have the right upon any subsequent default or defaults, or
upon the termination of this lease as herein before set forth, to bring one or
more actions as herein before set forth to recover possession of the said
premises.

       C.     In granting the above warrant of attorney to Confess judgment for
rent and/or ejectment, Lessee hereby knowingly, intentionally, and voluntarily
waives any and all rights (granted by constitution, statue, rule regulation or
otherwise) Lessee has or may have either upon the confession of judgment for
rent due or possession of the leased premises against lessee after default or
condition broken or upon execution of process thereon against lessee or property
of Lessee to: (i) prior notice; (ii) a prior judicial proceeding; and (iii)
review by an authorized public official; and Lessee expressly waives such rights
as an explicit and material part of the consideration hereof.

XI.    SUBORDINATION

       In the event that Lessor requests or that any lender of Lessor requests,
Lessee agrees to subordinate its interest under this lease to the interest of
such lender and Lessee further agrees to promptly execute any estoppel or other
certificate reasonably requested.

XII.   SECURITY INTERESTS

       Lessee hereby grants to Lessor a security interest in personal property
including all furniture, fixtures and equipment owned by

                                      - 5 -
<Page>

Lessee and as such shall be security for the rents reserved hereunder and/or
subject to any currently existing or hereafter placed security interests or
financing statements given by Lessee in acquisition of furniture, fixtures,
equipment and inventory. Lessee shall execute such Financing Statements or other
documents as may be required by Lessor to perfect its security interest
hereunder.

XIII.  SECURITY DEPOSIT

       Upon execution of this Agreement, Lessee shall deposit with Lessor the
sum of Twelve thousand three hundred thirty four dollars and ninety-two cents
($12,334.92) to be held as security for the full and faithful performance by
Lessee of Lessee's obligations under this Lease and for the payment of damages
to the demised premises. The security deposit shall be returned to Lessee at the
expiration of the term of this Lease less such sums as are required for the
payment of damages to the demised premises. It is understood and agreed that no
part of the security deposit is to be considered as the last rental due under
the terms of this Lease.

XIV.   MISCELLANEOUS

       A.     PARTIES

       All rights and liabilities herein given to, or imposed upon the
respective parties hereto, extend to and bind the respective heirs, executors,
administrators, successors and assigns of said parties.

       B.     SECURITY

       The Lessee shall be solely responsible for security for the Leased
Premises.

       C.     GOVERNING LAW

       This Agreement shall be deemed to have been made in Pennsylvania and all
the terms, conditions and covenants hereunder shall be governed by the laws of
the Commonwealth of Pennsylvania.

       D.     ENTIRE AGREEMENT

       This Lease and any exhibits attached hereto and form a part hereof, set
forth all of the covenants, promises, agreements, conditions for understandings,
either written or oral, between them other than as herein set forth. No
subsequent alteration, amendment, change or addition to this Lease shall be
binding on Lessor or Lessee unless reduced to writing and signed by them.

       E.     NOTICES

       All notices that may be necessary under this Agreement shall conclusively
be presumed to have been given when sent by certified mail addressed
respectively as follows:

TO LESSOR:    LEO PALAU
                     804 Lakeview Drive
                     Maple Glen, PA 19002

TO LESSEE:    OPTIUM, INC.
                     Attn: Curt Stephens
                     3403 Technological Avenue
                     Suite 2
                     Orlando, FL 32817

TO AGENT:     PENN'S GRANT REALTY CORP.
                     329B South Main Street
                     Doylestown, PA 18901

                                       - 6 -
<Page>

       F.     PARTIAL INVALIDITY

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

       G.     AGENCY

       It is hereby expressly agreed and understood that Penn's Grant Realty
Corporation is acting as "Agent" only and shall not in any event be held liable
to the Lessor or Lessee for the fulfillment or nonfulfillment of any of the
terms and conditions of this Lease, or for any action or proceedings that may be
taken by Lessor against Lessee, or by Lessee against Lessor. It is hereby
expressly agreed that Penn's Grant Realty Corp. shall receive a commission of
six (6%) percent of the monthly rental as collected by agent, including any
renewals, extensions or expansions.

       H.     FINANCIAL STATEMENTS

       Lessee will provide Lessor with Lessee's statement of financial
credibility.

XV.    OPTION TO RENEW

       Provided that Lessee is not in default, Lessor hereby grants to Lessee
the option to renew this Lease upon the termination hererof with a month to
month term. The renewal shall be subject to all of the terms and conditions of
this Lease.

       If Lessee desires to exercise his option to renew he shall serve a
written notice upon Lessor, providing notice which must be received by Lessor
ninety (90) days prior to the expiration of the initial Lease term.

       The month to month term will continue until Lessee shall serve ninety
(90) days advance written notice upon Lessor to terminate the Lease.

       IN WITNESS WHEREOF, and intending to be legally bound, the Lessor and
Lessee have executed this Lease on the day and year first above written.

                                                   LESSEE: OPTIUM, INC.

Attest: /s/ Patrick LiKamWa                By: /s/ Eitan Gertel
        ----------------------                 -----------------------------
        Patrick LiKamWa                        Eitan Gertel,
        Secretary                              President

                                                   LESSOR: LEO PALAU

Witness: /s/ [ILLEGIBLE]                   By: /s/ Leo Palau
         ---------------------                 -----------------------------
                                               Leo Palau

Date: 4-5-01
      --------

                                       - 7 -
<Page>

                                  ADDENDUM "A"
                                     TO THE
                                 LEASE AGREEMENT
                               DATED April 5, 2001
                                     BETWEEN
                               LEO PALAU (LESSOR)
                                       AND
                              OPTIUM, INC. (LESSEE)

       ADDITIONAL SPACE

       Lessee will lease additional space known as Suite 505 and 504, consisting
of 17,755+/- square feet (Demised Premises), situated at 500 Horizon Drive,
Chalfont, PA.

       The term of the lease for Suite 505 and 504 will be from September 15,
2001 through July 14, 2002. The monthly rental payments will be $22,933.54. All
rental payments will be paid per the original Lease Agreement on the first of
each calendar month. When Lessee takes occupancy of Suites 505 and 504 September
15, 2001, Lessee will relinquish the suite known as Suite 103, situated at 100
Highpoint Drive, Chalfont, PA, with no further obligations for Suite 103.

       Lessor agrees to give Lessee access to the Demised Premises on September
1, 2001 so Lessee can prepare the space for occupancy.

       Lessor agrees to repaint the Demised Premises as needed and clean Suites
504 and 505 for move in condition.

       MODULAR FURNITURE

       Lessor hereby agrees to allow Lessee to move the modular furniture in
Suite 103, 100 Highpoint Drive, to the new leased premises at Lessee's sole cost
and expense. At the end of the lease term, if requested by Lessor, Lessee shall
return the modular furniture back to Suite 103, 100 Highpoint Drive at Lessee's
sole cost and expense.

       Lessor and Lessee agree that all other terms and conditions of Lease
Agreement dated April 5, 2001 shall remain in full force and effect.

              IN WITNESS WHEREOF, and intending to be legally bound, the Lessor
and Lessee have executed this Lease on the day and year first above written.

                                                   LESSEE: OPTIUM INC.

Attest: /s/ Patrick LiKamwa  by /s/ [ILLEGIBLE]   By: /s/ Eitan Gertel
        ----------------------------------------       ------------------------
        Patrick LiKamwa      VP Finance               Eitan Gertel,
        Secretary                                      President

                                                   LESSOR: LEO PALAU

Witness: /s/ [ILLEGIBLE]                           By: /s/ Leo Palau
         ---------------------                         ------------------------
                                                       Leo Palau

Date: 08-28-01
      --------

<Page>

                                  ADDENDUM "B"
                                     TO THE
                                 LEASE AGREEMENT
                               DATED April 5, 2001
                                     BETWEEN
                               LEO PALAU (LESSOR)
                                       AND
                              OPTIUM, INC. (LESSEE)

       RENEWAL TERM

              Lessee and Lessor hereby agree that the Lessor will extend the
existing Lease for Suite 505 & 504, consisting of 17,755+/- SF situated at 500
Horizon Drive, Chalfont, PA for two (2) additional years. The two (2) year
Renewal Term will commence on November 1, 2002 and terminate on October 31,
2004.

              The monthly rental payments during the first year of the Renewal
Term shall be eighteen thousand one hundred thirty-three dollars per month and
Twenty-two thousand nine hundred thirty-three dollars and fifty-four cents
($22,933.54) per month during the second year of the Renewal Term, due and
payable on the first calendar day of each month.

       OPTION TO RENEW

              Provided that Lessee is not in default, Lessor hereby grants to
Lessee the option to renew this Lease upon the termination hereof for two (2)
additional terms of one (1) year each. The renewal shall be subject to all of
the terms and condition of the Lease.

              If Lessee desires to exercise his option to renew, he shall serve
a written notice upon Lessor, providing notice which must be received by Lessor
6 months prior to the expiration of the Lease term. In the absence of such
notice to exercise th Option to Renew during the initial Renewal Term or during
the Option Renewal Terms, the Lease will terminate on the day pri to the
anniversary of the Renewal Lease Commencement Date or the Option to Renew
Commencement Dates.

              The consideration during the Option period shall be based on a
Three (3%) percent increase per year over the prior year's monthly rental
payment as follows:

<Table>
              <S>                    <C>
              Option Year 1          $ 23,621.55   per month
              Option Year 2          $ 24,330.19   per month
</Table>

              This Option to Renew paragraph replaces the Option to Renew
paragraph known as Paragraph XV of the original Leas dated April 5, 2001.

       CONFLICT

       In the event there is a conflict of this Addendum and/or the original
Lease Agreement, this Addendum shall control and prevail.

              IN WITNESS WHEREOF, and intending to be legally bound, the Lessor
and Lessee have executed this Lease on the day and year first above written.

                                           LESSEE: OPTIUM INC.

Attest: /s/ Paul Suchoski                  By: /s/ Eitan Gertel
        ----------------------                 -----------------------------
        Paul Suchoski                          Eitan Gertel
        Secretary/CEO                          President

                                           LESSOR: LEO PALAU

Witness: /s/ JM Carlson                    By: /s/ Leo Palau
         ---------------------                 -----------------------------
                                               Leo Palau

Date: 10/30/02
      --------

<Page>

                                  Penns Grant
                                  ADDENDUM "C"
                                     TO THE
                                 LEASE AGREEMENT
                               DATED April 5, 2001
                                     BETWEEN
                               LEO PALAU (LESSOR)
                                       AND
                              OPTIUM, INC. (LESSEE)

       1.     ADDITIONAL SPACE

       Lessee will lease additional space known as Suite 502 consisting of
12,000+/- square feet (Demised Premises) currently located contiguous to Suite
505 and 504, situated at 500 Horizon Drive, Chalfont, PA. The total square
footage now leased by Lessor totals 29,755+/- square feet

       The term of the lease for Suite 505, 504 and 502 will now be four (4)
years and one (1) month commencing on April 1, 2004 and terminating on April 30,
2008. It is hereby agreed that the rental payment for Suite 502 will hereby be
waived for the month of April, 2004.

       The monthly rental payments commencing on April 1, 2004, due and payable
on the first calendar day of each month, shall be as follows:

<Table>
       <S>                       <C>
       4/01/04-4/30/04           $ 22,933.54   per month
       5/01/05-4/30/06           $ 38,433.54   per month
       5/01/06-4/30/07           $ 39,586.55   per month
       5/01/07-4/30/08           $ 40,774.14   per month
</Table>

       2.     WORK TO BE COMPLETED BY LESSOR

       Lessor hereby agrees at it's own cost and expense to create a wall
opening in the rear of Suite 502 giving the Lessee internal access to Suite 504
& 505. This work will be completed during the month of April, 2004. The Lessor
also agrees to restore the wire fence and its security gates back to its
original condition in Suite 502.

       3.     OPTION TO RENEW

       Provided that Lessee is not in default, Lessor hereby grants to Lessee
the option to renew this Lease upon the termination hereof for one (1)
additional term of two (2) years. The renewal shall be subject to all of the
terms and conditions of the Lease.

       If Lessee desires to exercise his option to renew, he shall serve a
written notice upon Lessor, providing notice, which must be received by Lessor
six (6) months prior to the expiration of the Lease term as outlined in Section
1 of this Addendum. In the absence of such notice to exercise the Option to
Renew, the Lease will terminate on April 30, 2008.

       The consideration during the Option period shall be based on a Three (3%)
percent increase per year over the prior year's monthly rental payment as
follows:

<Table>
       <S>                      <C>
       5/01/08-4/30/09          $ 41,997.36  per month
       5/01/09-4/30/10          $ 43,257.32  per month
</Table>

       This Option to Renew paragraph replaces the Option to Renew paragraph
known as Paragraph XV of the original Lease dated April 5, 2001 and the Option
to Renew paragraph in Addendum "B" dated October 30, 2002.

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