Document:

Exhibit 10.13

                   AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION

                                STANDARD SUBLEASE
                                  MULTI-TENANT

1. Basic Provisions ("Basic Provisions").

     1.1 Parties: This Sublease ("Sublease"), dated for reference purposes only
March 15, 2004 is made by and between Milspering, Inc. DBA American Medical
Wholesale "Sublessor") and AMERICAN CONSOLIDATED MANAGEMENT GROUP, INC.
("Sublessee"), (collectively the "Parties", or individually a "Party").

     1.2(a) Premises: That certain portion of the Project (as defined below),
known as Building A, Pomerado Corporate Center, an approximately 42,191 square
foot building of which Sublessee shall lease approximately 5,882 square feet of
dedicated space and 1,390 square feet of common space, combined referred to as
"Suite A-1" . Common space will be shared by Sublessor and Sublessee. consisting
of approximately 6 000 square feet ("Premises"). The Premises are located at
13250 Gregg Street, Suite A-1, Poway, CA 92064, in the City of Poway. County of
San Diego, State of California, with zip code 92064. In addition to Lessee's
rights to use and occupy the Premises as hereinafter specified, Lessee shall
have nonexclusive rights to the Common Areas (as defined below) as hereinafter
specified, but shall not have any rights to the roof, the exterior walls, or the
utility raceways of the building containing the Premises ("Building") or to any
other buildings in the Project. The Premises, the Building, the Common Areas,
the land upon which they are located, along with all other buildings and
improvements thereon, are herein collectively referred to as the "Project."

    1.2(b) Parking: 8 unreserved and zero reserved vehicle parking spaces.

    1.3 Term: !-years and 0 months commencing April 12, 2004
("Commencement Date") and ending April 30, 2005 ("Expiration Date"). Sublessor
may continue the Sublease on a month to month basis at the same rate. Either
party may terminate this month to month basis with a sixty (60) day written
notice. Sublessee shall have right of first refusal to negotiate a new lease for
this space after the Lease Term expires, if the Sublessor decides to lease it
again at that time. No rate or terms is guaranteed should a new lease be
pursued.

     1.4 Early Possession: March 19, 2004 ("Early Possession Date").

     1.5 Base Rent:$ 6,182.38 (approximately 5,882 square feet of dedicated
space (@ 94 cents per square foot and approximately 1,390 of common space r8 47
cents per square foot. See attached floorplans from paragraph 1.11 of this
sublease.) per month ("Base Rent)", payable on the 1st day of each month
commencing May 1, 2004. f7 If this box is checked, there are provisions in this
Lease for the Base Rent to be adjusted.

     1.6 Lessee's Share of Operating Expenses: zero percent (01%) ("Lessee's
Share"). 1.7 Base Rent and Other Monies Paid Upon Execution: (a) Base Rent: $
3915.51 for the period April 12 through April 30, 2004 (b) Security Deposit: $
6,182.38 ("Security Deposit"). (c) Other: $ 6,182.38 for Additional Security
Deposit ("Security Deposit"). If rent has been paid on-time for 6 months
starting May 1, 2004, Additional Security Deposit shall be returned to Sublessee
upon written request. (d) Total Due Upon Execution of this Lease: $ 16 280.27.

     1.8 Agreed Use: Production/mixing of food supplements and related products.
Sublessee shall independently verify that this use is in conformance to
regulations promulgated by governmental authorities, including, but not limited
to, City of Poway Zoning Ordinances, prior to the execution of this sublease.

     1.9 Real Estate Brokers:

     (a)Representation: The following real estate brokers (the "Brokers") and
brokerage relationships exist in this transaction (check applicable boxes): I I
N/A represents Sublessor exclusively ("Lessor's Broker"); I I N/A represents
Sublessee exclusively ("Lessee's Broker"); or I I N/A represents both Sublessor
and Sublessee ("Dual Agency")

     . (b)Payment to Brokers: Upon execution and delivery of this Sublease by
both Parties, Sublessor shall pay to the Brokers the brokerage fee agreed to in
a separate written agreement (or if there is no such agreement, the sum of zero
or 0% of the total Base Rent for the brokerage services rendered by the
Brokers).

     1.10 Guarantor. The obligations of the Sublessee under this Sublease shall
be guaranteed by N/A ("Guarantor').

     1.11 Attachments. Attached hereto are the following, all of which
constitute a part of this Sublease:

1.1 an Addendum consisting of Paragraphs through x an approximate floorplan
 depicting the Premises and/or Project; I I a current set of the Rules and
 Regulations; [ ] a Work Letter;
 [x] a copy of the Master Lease;
 [x] other (specify):

[ ] Sublessor at Sublessor expense agrees to obtain the
 necessary approvals from the owner/Lessor in order to formalize this Sub-Lease
 Agreement

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(C)2001 - American Industrial Real Estate Association          FORM SBMT-0-4/01E

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2. Premises.

     2.1 Letting. Sublessor hereby subleases to Sublessee, and Sublessee hereby
subleases from Sublessor, the Premises, for the term, at the rental, and upon
all of the terms, covenants and conditions set forth in this Sublease. Unless
otherwise provided herein, any statement of size set forth in this Sublease, or
that may have been used in calculating Rent, is an approximation which the
Parties agree is reasonable and any payments based thereon are not subject to
revision whether or not the actual size is more or less. Note: Sublessee is
advised to verify the actual size prior to executing this Sublease.

     2.2 Condition. Sublessor shall deliver the Premises to Sublessee broom
clean and free of debris on the Commencement Date or the Early Possession Date,
whichever first occurs ('Start Date). Sublessee shall demise the space at
Sublessee's expense . Sublessor shall deliver the office portion of the Premises
in good condition and the warehouse portion of the Premises in "broom clean"
condition. Sublessee shall accept the Premises in the "as is" condition.
Sublessee must secure Sublessor's written approval for any tenant improvements
or chances. Once the lease term expires Sublessee shall be responsible to return
the Premises to the original delivered condition upon request from Sublessor
(demising wall shall be exempted if a 12 foot by 12 foot opening is cleared.)

     2.3 Compliance. Sublessee warrants that any improvements, alterations or
utility installations made or installed by or on behalf of Sublessee to or on
the Premises comply with all applicable covenants or restrictions of record and
applicable building codes, regulations and ordinances ("Applicable
Requirements") in effect on the date that they were made or installed. Sublessor
makes no warranty as to the use to which Sublessee will put the Premises or to
modifications which may be required by the Americans with Disabilities Act or
any similar laws as a result of Sublessee's use. NOTE: Sublessee is responsible
for determining whether or not the zoning and other Applicable Requirements are
appropriate for Sublessee's intended use, and acknowledges that past uses of the
Premises may no longer be allowed. If the Premises do not comply with said
warranty, Sublessee shall, except as otherwise provided, promptly after receipt
of written notice from Sublessor setting forth with specificity the nature and
extent of such noncompliance, rectify the same.

     2.4 Acknowledgements. Sublessee acknowledges that: (a) it has been advised
by Sublessor to satisfy itself with respect to the condition of the Premises
(including but not limited to the electrical, HVAC and fire sprinkler systems,
security, environmental aspects, and compliance with Applicable Requirements and
the Americans with Disabilities Act), and their suitability for Sublessee's
intended use, (b) Sublessee has made such investigation as it deems necessary
with reference to such matters and assumes all responsibility therefor as the
same relate to its occupancy of the Premises, and (c) neither Sublessor,
Sublessor's agents, nor Brokers have made any oral or written representations or
warranties with respect to said matters other than as set forth in this Sublease

     2.5 Americans with Disabilities Act. In the event that as a result of
Sublessee's use, or intended use, of the Premises the Americans with
Disabilities Act or any similar law requires modifications or the construction
or installation of improvements in or to the Premises, Building, Project and/or
Common Areas, the Parties agree that such modifications, construction or
improvements shall be made at: Sublessee's expense.

     2.6 Vehicle Parking. Sublessee shall be entitled to use the number of
Unreserved Parking Spaces and Reserved Parking Spaces specified in Paragraph
1.2(b) on those portions of the Common Areas designated from time to time for
parking. Sublessee shall not use more parking spaces than said number. Said
parking spaces shall be used for parking by vehicles no larger than fullsize
passenger automobiles or pickup trucks, herein called "Permitted Size Vehicles."
Sublessor may regulate the loading and unloading of vehicles by adopting Rules
and Regulations as provided in Paragraph 2.9. No vehicles other than Permitted
Size Vehicles may be parked in the Common Area without the prior written
permission of Sublessor.

     (a) Sublessee shall not permit or allow any vehicles that belong to or are
controlled by Sublessee or Sublessee's employees, suppliers, shippers,
customers, contractors or invitees to be loaded, unloaded, or parked in areas
other than those designated by Sublessor for such activities.

     (b) Sublessee shall not service or store any vehicles in the Common Areas.

     (c) If Sublessee permits or allows any of the prohibited activities
described in this Paragraph 2.6, then Sublessor shall have the right, without
notice, in addition to such other rights and remedies that it may have, to
remove or tow away the vehicle involved and charge the cost to Sublessee, which
cost shall be immediately payable upon demand by Sublessor.

     2.7 Common Areas - Definition. The term "Common Areas" is defined as all
areas and facilities outside the Premises and within the exterior boundary line
of the Project and interior utility raceways and installations within the
Premises that are provided and designated by the Sublessor from time to time for
the general nonexclusive use of Sublessor, Sublessee and other tenants of the
Project and their respective employees, suppliers, shippers, customers,
contractors and invitees, including parking areas, loading and unloading areas,
trash areas, roadways, walkways, driveways and landscaped areas.

     2.8 Common Areas - Sublessee's Rights. Sublessor grants to Sublessee, for
the benefit of Sublessee and its employees, suppliers, shippers, contractors,
customers and invitees, during the term of this Sublease, the nonexclusive right
to use, in common with others entitled to such use, the Common Areas as they
exist from time to time, subject to any rights, powers, and privileges reserved
by Sublessor under the terms hereof or under the terms of any rules and
regulations or restrictions governing the use of the Project. Under no
circumstances shall the right herein granted to use the Common Areas be deemed
to include the right to store any property, temporarily or permanently, in the
Common Areas. Any such storage shall be permitted only by the prior written
consent of Sublessor or Sublessor's designated agent, which consent may be
revoked at any time. In the event that any unauthorized storage shall occur then
Sublessor shall have the right, without notice, in addition to such other rights
and remedies that it may have, to remove the property and charge the cost to
Sublessee, which cost shall be immediately payable upon demand by Sublessor.

     2.9 Common Areas - Rules and Regulations. Sublessor or such other person(s)
as Sublessor may appoint shall have the exclusive control and management of the
Common Areas and shall have the right, from time to time, to establish, modify,
amend and enforce reasonable rules and regulations ("Rules and Regulations") for
the management, safety, care, and cleanliness of the grounds, the parking and
unloading of vehicles and the preservation of good order, as well as for the
convenience of other occupants or tenants of the Building and the Project and
their invitees. Sublessee agrees to abide by and conform to all such Rules and
Regulations, and to cause its employees, suppliers, shippers, customers,
contractors and invitees to so abide and conform. Sublessor shall not be
responsible to Sublessee for the noncompliance with said Rules and Regulations
by other tenants of the Project.

     2.10 Common Areas - Changes. Sublessor shall have the right, in Sublessor's
sole discretion, from time to time:

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

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

     (c) To add additional buildings and improvements to the Common Areas;

     (d) To use the Common Areas while engaged in making additional
improvements, repairs or alterations to the Project, or any portion thereof, and

     (e) To do and perform such other acts and make such other changes in, to or
with respect to the Common Areas and Project as Sublessor may, in the exercise
of sound business judgment, deem to be appropriate.

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3. Possession.

     3.1 Early Possession. If Sublessee totally or partially occupies the
Premises prior to the Commencement Date, the obligation to pay Base Rent shall
be abated for the period of such early possession. All other terms of this
Sublease (including but not limited to the obligations to pay Sublessee's Share
of Common Area Operating Expenses, Real Property Taxes and insurance premiums
and to maintain the Premises) shall, however, be in effect during such period.
Any such early possession shall not affect the Expiration Date.

     3.2 Delay in Commencement. Sublessor agrees to use its best commercially
reasonable efforts to deliver possession of the Premises by the Commencement
Date. If, despite said efforts, Sublessor is unable to deliver possession as
agreed, the rights and obligations of Sublessor and Sublessee shall be as set
forth in Paragraph 3.3 of the Master Lease (as modified by Paragraph 7.3 of this
Sublease).

     3.4 Sublessee Compliance. Sublessor shall not be required to tender
possession of the Premises to Sublessee until Sublessee complies with its
obligation to provide evidence of insurance. Pending delivery of such evidence,
Sublessee shall be required to perform all of its obligations under this
Sublease from and after the Start Date, including the payment of Rent,
notwithstanding Sublessor's election to withhold possession pending receipt of
such evidence of insurance. Further, if Sublessee is required to perform any
other conditions prior to or concurrent with the Start Date, the Start Date
shall occur but Sublessor may elect to withhold possession until such conditions
are satisfied.

4. Rent and Other Charges.

     4.1 Rent Defined. All monetary obligations of Sublessee to Sublessor under
the terms of this Sublease (except for the Security Deposit) are deemed to be
rent ("Rent"). Rent shall be payable in lawful money of the United States to
Sublessor at the address stated herein or to such other persons or at such other
places as Sublessor may designate in writing.

     4.2 Common Area Operating Expenses. Sublessee shall pay to during the term
hereof, in addition to the Base Rent, Sublessee's Share of all Common Area
Operating Expenses, as hereinafter defined, during each calendar year of the
term of this Sublease, in accordance with the following provisions: (a) "Common
Area Operating Expenses" are defined, for purposes of this Sublease, as all
costs incurred by Sublessor relating to the operation of the Project, including,
but not limited to, the following: (i) The operation, repair and maintenance, in
neat, clean, good order and condition, but not the replacement (see subparagraph
(e)), of the following: (aa) The Common Areas and Common Area improvements,
including parking areas, loading and unloading areas, trash areas, roadways,
parkways, walkways, driveways, landscaped areas, bumpers, irrigation systems,
Common Area lighting facilities, fences and gates, elevators, roofs, and root
drainage systems. (bb) Exterior signs and any tenant directories. (cc) Any fire
sprinkler systems. (ii) The cost of water, gas, electricity and telephone to
service the Common Areas and any utilities not separately metered. (iii) Trash
disposal, pest control services, property management, security services, and the
costs of any environmental inspections. (iv) Reserves set aside for maintenance
and repair of Common Areas. (v) Real Property Taxes. (vi) Insurance premiums.
(vii) Any deductible portion of an insured loss concerning the Building or the
Common Areas. (b) The inclusion of the improvements, facilities and services set
forth in Subparagraph 4.2(a) shall not be deemed to impose an obligation upon
Sublessor to either have said improvements or facilities or to provide those
services unless Sublessor already provides the services, or Sublessor has agreed
elsewhere in this Sublease to provide the same or some of them.

     (c) Sublessee's Share of Common Area Operating Expenses shall be payable by
Sublessee within 10 days after a reasonably detailed statement of actual
expenses is presented to Sublessee. At Sublessor's option, however, an amount
may be estimated by Sublessor from time to time of Sublessee's Share of annual
Common Area Operating Expenses and the same shall be payable monthly or
quarterly, as Sublessor shall designate, during each 12 month period of the
Sublease term, on the same day as the Base Rent is due hereunder. Sublessor
shall deliver to Sublessee within 60 days after the expiration of each calendar
year a reasonably detailed statement showing Sublessee's Share of the actual
Common Area Operating Expenses incurred during the preceding year. If
Sublessee's payments under this Paragraph 4.2(c) during the preceding year
exceed Sublessee's Share as indicated on such statement, Sublessor shall credit
the amount of such overpayment against Sublessee's Share of Common Area
Operating Expenses next becoming due. If Sublessee's payments under this
Paragraph 4.2(c) during the preceding year were less than Sublessee's Share as
indicated on such statement, Sublessee shall pay to Sublessor the amount of the
deficiency within 10 days after delivery by Sublessor to Sublessee of the
statement.

     4.3 Utilities. Sublessee shall pay for all water, gas, heat, light, power,
telephone, trash disposal and other utilities and services supplied to the
Premises, together with any taxes thereon. HVAC, electrical, water, gas and all
other utilities shall be prorated and billed to Sublessee monthly. Sublessee
agrees to adjust the prorate allocation if there is a substantial increase over
the Sublessor's current base utilities usage. Expenses for maintenance of the
HVAC equipment will be prorated. Lessee's obligation for HVAC maintenance or
replacement will be limited to $500.00 per lease year.

5. Security Deposit. The rights and obligations of Sublessor and Sublessee as to
said Security Deposit shall be as set forth in Paragraph 5 of the Master Lease.

6. Agreed Use. The Premises shall be used and occupied only for
Production/mixing of food supplements and related products and for no other
purpose. Sublessee shall take steps to ensure that no odors emanate from
Sublessee's dedicated space, and that refuse is quickly disposed of or contained
so that no odors emanate from refuse.

7. Late Charges. The rights and obligations of Sublessor and Sublessee as to
Late Charges shall be as set forth in Paragraph 13.4 of the Master Lease.

8. Insurance. The rights and obligations of Sublessor and Sublessee as to
Insurance shall be as set forth in Section 8 of the Master Lease.

9. Default; Breach; Remedies. The rights and obligations of Sublessor and
Sublessee as to Default; Breach; Remedies shall be as set forth in Section 13 of
the Master Lease.

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(C)2001 - American Industrial Real Estate Association          FORM SBMT-0-4/01E

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10. Representations and Indemnities of Broker Relationships. The Parties each
represent and warrant to the other that it has had no dealings with any person,
firm, broker or finder (other than the Brokers, if any) in connection with this
Sublease, and that no one other than said named Brokers is entitled to any
commission or finders fee in connection herewith. Sublessee arid Sublessor do
each hereby agree to indemnify, protect, defend and hold the other harmless from
and against liability for compensation or charges which may be claimed by any
such unnamed broker, finder or other similar party by reason of any dealings or
actions of the indemnifying Party, including any costs, expenses, attorneys'
fees reasonably incurred with respect thereto.

11. Attorney's fees. If any Party or Broker brings an action or proceeding
involving the Premises whether founded in tort, contract or equity, or to
declare rights hereunder, the Prevailing Party (as hereafter defined) in any
such proceeding, action, or appeal thereon, shall be entitled to reasonable
attorneys' fees. Such fees may be awarded in the same suit or recovered in a
separate suit, whether or not such action or proceeding is pursued to decision
or judgment. The term, "Prevailing Party" shall include, without limitation, a
Party or Broker who substantially obtains or defeats the relief sought, as the
case may be, whether by compromise, settlement, judgment, or the abandonment by
the other Party or Broker of its claim or defense. The attorneys' fees award
shall not be computed in accordance with any court fee schedule, but shall be
such as to fully reimburse all attorneys' fees reasonably incurred. In addition,
Sublessor shall be entitled to attorneys' fees, costs and expenses incurred in
the preparation and service of notices of Default and consultations in
connection therewith, whether or not a legal action is subsequently commenced in
connection with such Default or resulting Breach ($200 is a reasonable minimum
per occurrence for such services and consultation)_

12. No Prior or Other Agreements; Broker Disclaimer. This Sublease contains all
agreements between the Parties with respect to any matter mentioned herein, and
no other prior or contemporaneous agreement or understanding shall be effective.
Sublessor and Sublessee each represents and warrants to the Brokers that it has
made, and is relying solely upon, its own investigation as to the nature,
quality, character and financial responsibility of the other Party to this
Sublease and as to the use, nature, quality and character of the Premises.
Brokers have no responsibility with respect thereto or with respect to any
default or breach hereof by either Party. The liability (including court costs
and attorneys' fees), of any Broker with respect to negotiation, execution,
delivery or performance by either Sublessor or Sublessee under this Sublease or
any amendment or modification hereto shall be limited to an amount up to the fee
received by such Broker pursuant to this Sublease; provided, however, that the
foregoing limitation on each Broker's liability shall not be applicable to any
gross negligence or willful misconduct of such Broker.

ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN
INDUSTRIAL REAL ESTATE ASSOCIATION OR BY ANY REAL ESTATE BROKER AS TO THE LEGAL
SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS SUBLEASE OR THE
TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO:

1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS SUBLEASE.

2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE
PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE
PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PROPERTY, THE STRUCTURAL
INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, AND THE SUITABILITY
OF THE PREMISES FOR SUBLESSEE'S INTENDED USE.

WARNING: IF THE SUBJECT PROPERTY IS LOCATED IN A STATE OTHER THAN CALIFORNIA,
CERTAIN PROVISIONS OF THE SUBLEASE MAY NEED TO BE REVISED TO COMPLY WITH THE
LAWS OF THE STATE IN WHICH THE PROPERTY IS LOCATED.

 Executed at:______________________________         Executed at:________________
 on:________________________________________         on:

 By SUBLESSOR:_____________________________         By SUBLESSEE:

 By:_____         By:______
 Name Printed:    _________Name Printed:
 Title:__         Title:___
 By:_____         By:______
 Name Printed:    _________Name Printed:
 Title:__         Title:
 Address:___________________________________        Address:____________________

Telephone/Facsimile:________________________        Telephone/Facsimile:________
Federal ID No. Federal ID No.

 BROKER:____________________________________        BROKER:_____________________

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(C)2001 - American Industrial Real Estate Association          FORM SBMT-0-4/01E

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Attn:________________________________               Attn:
Title:________________________________              Title:
Address:______________________________              Address:
Telephone/Facsimile:__________________              Telephone/Facsimile:________
Federal ID No.                                      Federal ID No.

Consent to the above Sublease is hereby given.

Executed at:___________________________             Executed At:________________
ore___________________________________              on,_________________________

By MASTER LESSOR:_____________________              By GUARANTOR(S):

                                                    By:

                                                    Name Printed:
By:___________________________________              Address:
Title:_________________________________
                                                    By:
 By:__________________________________              Name Printed:_______________
Name Printed:__________________________             Address:

Telephone/Facsimile:___________________
 Federal ID No.________________________

NOTE: These forms are often modified to meet changing requirements of law and
needs of the industry. Always write or call to make sure you are utilizing the
most current form: AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION, 700 So. Flower
St., Suite 600, Los Angeles, CA 90017. (213) 687-8777.

___Initials                      Page 5 of 5                         ___Initials

(C)2001 - American Industrial Real Estate Association          FORM SBMT-0-4/01EExhibit 10.14

                          CONSENT TO SUBLEASE AGREEMENT

         THIS CONSENT TO SUBLEASE AGREEMENT ("Agreement") is made effective as
of March 19, 2004 ("Effective Date") by and among Pomerado Leasing No. 3 a
California Limited Partnership ("MASTER LESSOR"), Milspering, Inc. DBA American
Medical Wholesale ("SUBLESSOR"), N/A ("GUARANTOR"), and AMERICAN CONSOLIDATED
MANAGEMENT GROUP, INC. ("SUBTENANT") and is made with reference to the following
facts, which are a material part of this Agreement:

         A. MASTER LESSOR and SUBLESSOR are parties to that certain Standard
Industrial/Commercial Single-Tenant Lease-Net dated March 14, 2003, including
the Addendum to Lease ("Addendum") dated March 14, 2003 ("Master Lease")
pursuant to which MASTER LESSOR has leased to SUBLESSOR the property located at
13250 Gregg Street #A, Poway, CA 92064 ("Premises"). Any words or phrases
defined in the Master Lease shall have the same meaning and effect when used in
this Agreement, unless otherwise expressly provided in this Agreement.

         B. Pursuant to the terms of the Master Lease, SUBLESSOR and GUARANTOR
have requested MASTER LESSOR's consent to that certain Sublease dated March 15,
2004 between SUBLESSOR and SUBTENANT, a copy of which is annexed to this
Agreement as EXHIBIT "1" ("Sublease"), which provides for SUBLESSOR's subletting
the Premises to SUBTENANT.

         C. MASTER LESSOR is willing to consent to the Sublease in strict
accordance with the terms and conditions set forth in this Agreement, provided
that MASTER LESSOR by entering into this Agreement with SUBLESSOR, GUARANTOR and
SUBTENANT is not becoming a party to the Sublease.

         IT IS THEREFORE AGREED, in consideration for the covenants,
representations and agreements of the parties set forth in this Agreement and
for other good and valuable consideration, the receipt and sufficiency of which
is acknowledged by all parties, as follows:

         1. MASTER LESSOR's Consent. MASTER LESSOR hereby consents to the
Sublease; provided however and notwithstanding anything contained in the
Sublease to the contrary, such consent is granted by MASTER LESSOR only upon the
terms and conditions set forth in this Agreement. The Sublease is subject and
subordinate to the Master Lease. MASTER LESSOR shall not be bound by any of the
terms, covenants, conditions, provisions or agreements of the Sublease,
including, without limitation, any provisions that may be inconsistent with the
terms of this Agreement or the Master Lease, including, without limitation, any
provisions providing for (a) a term of the Sublease extending beyond the Term of
the Master Lease, (b) any right to renew or extend the term of the Sublease for
a period extending beyond the Term of the Master Lease, or (c) the transfer of
any rights or benefits under the Master Lease that expressly provide that they
are personal to SUBLESSOR or not transferable. The Sublease shall terminate upon
any termination of the Master Lease, subject to the right of MASTER LESSOR, in
its sole discretion, to require SUBTENANT to attorn to MASTER LESSOR to the
extent provided in the Master Lease. MASTER LESSOR shall not have any duty or
obligation to inspect or review the terms and conditions of the Sublease and/or
advise or notify SUBTENANT of any such terms or conditions that are inconsistent
with the provisions of the Master Lease. MASTER LESSOR, by giving its consent,
shall not be deemed to have made any representation or warranty whatsoever for
the benefit of the SUBTENANT with respect to the condition of the Premises, its
suitability for SUBTENANT's proposed use and/or with respect to any other
matters concerning or relating to the Master Lease or the Premises.

<PAGE>

         2. Non-Release of SUBLESSOR. Neither the Sublease nor this Agreement
shall release or discharge SUBLESSOR from any liability, whether past, present
or future, under or with respect to the Master Lease nor alter the primary
liability of the SUBLESSOR to pay the Rent and perform and comply with all of
the obligations of SUBLESSOR to be performed under the Master Lease. Neither
MASTER LESSOR's acceptance of rent or any other sum due under the Master Lease
directly from SUBTENANT nor the acceptance of performance by SUBTENANT of any
other term, covenant, or condition of the Master Lease shall be deemed to be a
waiver of any of the provisions of the Master Lease, a consent to any further
subletting or assignment of the Premises or a waiver of any Default of SUBLESSOR
under the Master Lease.

                  2.1 Waiver of Statutory Rights. To the extent that SUBLESSOR
may contend that it is a surety or guarantor of the obligations of SUBTENANT in
contravention of the provisions of this section providing for SUBLESSOR's
continuing primary liability, SUBLESSOR freely, voluntarily and unconditionally
waives and releases any and all defenses of a surety or guarantor, including,
without limitation, rights, defenses or benefits which might otherwise be
available to any surety or guarantor under Sections 2787 through 2855,
inclusive, 2899 and 3433 of the California Civil Code and any other or successor
sections of the Civil Code and other California Codes providing protections for
a surety or a guarantor.

                  2.2 Waiver of Subrogation/Election of Remedies. Until all the
covenants and conditions in the Master Lease on SUBLESSOR's part to be performed
and observed, are fully performed and observed, SUBLESSOR (a) shall have no
right of subrogation against SUBTENANT by reason of any payments or acts of
performance by SUBLESSOR under the Master Lease that would otherwise be the
responsibility of SUBTENANT to perform in accordance with the Sublease, and (b)
subordinates any liability or indebtedness of SUBTENANT now or hereafter held by
SUBLESSOR to the obligations of SUBLESSOR to MASTER LESSOR under the Master
Lease. SUBLESSOR waives all rights and defenses arising out of an election of
remedies by MASTER LESSOR, even though that election of remedies has destroyed
or diminished SUBLESSOR's rights of subrogation and reimbursement against
SUBTENANT.

         3. Non-Release of GUARANTOR. Neither the Sublease nor this Agreement
shall release or discharge GUARANTOR from any liability, whether past, present
or future, under or with respect to that certain Guaranty of Lease dated N/A
("Guaranty") whereby GUARANTOR has guaranteed the full and faithful performance
of the Master Lease nor alter the primary liability of the GUARANTOR under the
Guaranty. The Guaranty shall remain in full force and effect in accordance with
its terms. Neither MASTER LESSOR's acceptance of rent or any other sum due under
the Master Lease directly from SUBTENANT nor the acceptance of performance by
SUBTENANT of any other term, covenant, or condition of the Master Lease shall be
deemed to be a waiver of any of the provisions of the Guaranty, a consent to any
further subletting or assignment of the Premises or a waiver of any Default of
SUBLESSOR under the Master Lease.

         4. SUBTENANT's Financial Condition. SUBLESSOR and GUARANTOR represent
and acknowledge that SUBLESSOR and GUARANTOR are relying upon their own
knowledge of and are fully informed with respect to SUBTENANT's financial
condition. SUBLESSOR and GUARANTOR assume full responsibility for keeping fully
informed of the financial condition of the SUBTENANT and all other circumstances
affecting the SUBTENANT's ability to perform its obligations under the Sublease,
and irrevocably agrees that MASTER LESSOR will have no duty at any time to
investigate or disclose whatsoever to SUBLESSOR or GUARANTOR any information
that MASTER LESSOR receives about the SUBTENANT's financial condition or any
circumstances bearing on the SUBTENANT's ability to perform all or any portion
of the Sublease obligations, regardless of whether MASTER LESSOR has reason to
believe that any such facts materially increase the risk beyond that which
SUBLESSOR or GUARANTOR intend to assume or has reason to believe that such facts
are unknown to SUBLESSOR or GUARANTOR or have had a reasonable opportunity to
communicate such facts to SUBLESSOR or GURANTOR.

                                       2
<PAGE>

         5. Not Party to Sublease. Nothing in this Agreement nor MASTER LESSOR's
giving its consent to the Sublease as provided in this Agreement shall be
construed or applied to make MASTER LESSOR a party to the Sublease and, except
as otherwise expressly provided in the Master Lease and/or this Agreement, no
contractual relationship shall exist between MASTER LESSOR and SUBTENANT
notwithstanding that MASTER LESSOR may have the right under the Master Lease to
elect to enforce the terms of the Sublease against SUBTENANT, including
requiring payment of the rent due under the Sublease directly to MASTER LESSOR
as provided in Paragraph 12.3 of the Master Lease.

         6. Hazardous Materials Representation and Indemnity. As a material
inducement to MASTER LESSOR to give its consent to the Sublease, SUBTENANT has
executed and delivered to MASTER LESSOR a Hazardous Materials Questionnaire in
the form as set forth in EXHIBIT "2" annexed to this Agreement. SUBTENANT and
SUBLESSOR represent, warrant and agree that (a) SUBTENANT shall not use or
otherwise engage in any activity upon the Premises that would constitute a
Reportable Use as defined in Paragraph 6.2(a) of the Master Lease or otherwise
significantly increase the risk of and/or potential severity of contamination of
Hazardous Substances, without LESSOR's prior written consent, in its sole
discretion, including, without limitation, engaging in any business primarily
involving the transport, storage, processing, packaging or manufacture of
Hazardous Substances, (b) SUBTENANT's responses to the Hazardous Materials
Questionnaire are true and correct and do not omit to state any fact which would
make such responses materially misleading or inaccurate, and (c) each agrees to
indemnify, defend and hold harmless MASTER LESSOR from any loss, damage, cost or
expense (including reasonable attorneys' fees and legal expenses) suffered or
incurred on account of the breach of or inaccuracy of the preceding
representations, warranties and agreements.

         7. Reimbursement of Expenses. SUBLESSOR and SUBTENANT each acknowledge
that MASTER LESSOR is entitled, pursuant to Paragraph 36 of the Master Lease, to
reimbursement for costs and expenses incurred by it in connection with the
request for consent to the Sublease, including, without limitation,
reimbursement for attorneys' fees and legal expenses incurred in the negotiation
and preparation of this Agreement. The consent of MASTER LESSOR granted in this
Agreement is being given subject to the condition that SUBLESSOR and SUBTENANT
reimburse MASTER LESSOR for such expenses within ten (10) days from delivery of
an invoice evidencing such expenses and the failure of SUBTENANT or SUBLESSOR to
make payment within such ten (10) day period shall cause MASTER LESSOR's consent
to be rescinded in which event this Agreement shall be deemed cancelled and of
no further force or effect.

         8. Acknowledgment. MASTER LESSOR acknowledges and agrees that MASTER
LESSOR does not have actual knowledge of the occurrence of any material Default
or Breach under the Master Lease by SUBLESSOR as of the Effective Date.
SUBLESSOR acknowledges, represents and agrees that SUBLESSOR does not know of
any Default or Breach under the Master Lease by MASTER LESSOR.

         9. Consideration for Sublease. SUBLESSOR and SUBTENANT represent and
warrant that there are no additional payments of rent or any other consideration
of any type payable by SUBTENANT to SUBLESSOR with regard to the Premises other
than as disclosed in the Sublease. SUBLESSOR represents and warrants that the
Sublease is a true and correct copy of the actual agreement between SUBLESSOR
and SUBTENANT.

         10. Brokerage Commission. SUBLESSOR and SUBTENANT covenant and agree
that under no circumstances shall MASTER LESSOR be liable for any brokerage
commission or other charge or expense in connection with the Sublease and
SUBLESSOR and SUBTENANT agree to protect, defend, indemnify and hold MASTER
LESSOR harmless from the same and from any cost or expense (including but not
limited to attorneys' fees) incurred by MASTER LESSOR in resisting any claim for
such brokerage commission.

                                       3
<PAGE>

         11. Controlling Law. The terms and provisions of this Agreement shall
be construed in accordance with and governed by the laws of the State of
California.

         12. Binding Effect. Subject to any limitations provided in the Master
Lease or this Agreement, this Agreement shall be binding upon and inure to the
benefit of the parties hereto, their heirs, successors and assigns. As used
herein, the singular number includes the plural and the masculine gender
includes the feminine and neuter.

         13. Captions. The paragraph captions utilized herein are in no way
intended to interpret or limit the terms and conditions hereof, rather, they are
intended for purposes of convenience only.

         14. Attorneys' Fees and Legal Expenses. In the event of any action or
proceeding to enforce or interpret this Agreement or otherwise arising out of
the transaction which is the subject of this Agreement, the prevailing party
shall be entitled to recover, in addition to all other remedies and relief,
reasonable attorneys' fees and legal expenses and costs, including expert
witness fees, whether or not such action or proceeding is prosecuted to
judgment, including attorneys' fees and legal expenses and costs incurred in
connection with any post-judgment motions or proceedings for the enforcement of
any judgment, appellate proceedings, and/or bankruptcy litigation.

         15. Integration; Modification; Waiver. This Agreement, together with
any other agreements, exhibits, or documents expressly referred to in this
Agreement, constitutes the complete and final expression of the agreement of the
parties relating to the subject of this Agreement and supersedes all previous
contracts, agreements, representations, and understandings, either oral or
written. This Agreement cannot be modified or amended, or any of the terms
hereof waived, except by an instrument in writing (referring specifically to
this Agreement) executed by the party against whom enforcement of the
modification or waiver is sought.

         16. Agreement in Counterparts. This Agreement, or any amendment
thereto, may be executed in multiple counterparts, each of which shall be deemed
an original Agreement, and all of which shall constitute one (1) Agreement, by
each of the parties hereto on the dates respectively indicated below
notwithstanding that all of the Parties are not signatories to the original or
the same counterpart, to be effective as of the date provided in this Agreement.

         17. Facsimile Transmissions. A facsimile transmission of the executed
signature page from this Agreement, or any other documents to be delivered in
accordance with this Agreement, shall constitute due and proper execution of
such document, and each party making such facsimile delivery agrees to also
deliver a copy of such document bearing the original signature of such party no
later than three (3) days following the date of the facsimile transmission.

         18. Validity. Should any portion of this Agreement be declared invalid
and unenforceable, then such portion shall be deemed to be severable from this
Agreement and shall not affect the remainder of this Agreement.

         19. Authority of Signatory. Each of the individuals executing this
Agreement where designated below on behalf of any corporation, partnership,
limited liability company, or trust, represents and warrants, by so executing
this Agreement, that he or she has the legal authority and capacity to execute
this Agreement so that it becomes a contract binding upon such corporation,
partnership, limited liability company, or trust and agrees to indemnify, hold
harmless, and defend the parties from any loss, damage, cost, or expense
(including reasonable attorneys' fees) suffered or incurred as a result of the
breach or inaccuracy of such representation and warranty.

                                       4
<PAGE>

         20. Indemnification. Whenever in this Agreement, a party is obligated
to indemnify, defend and hold harmless another party, such obligation to provide
indemnification specifically includes, but is not limited to, the obligation to
pay reasonable attorneys' fees and other legal expenses on a continuing basis
and upon submission of invoices from legal counsel reasonably retained by the
party entitled to indemnification as and when such attorneys' fees and legal
expenses are incurred, and any dispute concerning the reasonableness of such
attorneys' fees and legal expenses shall be deferred and resolved upon the
conclusion of the applicable action or proceeding.

         IN WITNESS WHEREOF, the parties have executed this Agreement to be
binding as of the Effective Date first set forth above.

                                      "MASTER LESSOR"

                                      _________________________________________

                                      By:______________________________________
                                                       Signature

                                      _________________________________________
                                                    Print Name/Title

                                      By:______________________________________
                                                        Signature

                                      _________________________________________
                                                    Print Name/Title

                       [Signatures continued on next page]

                                       5
<PAGE>

"SUBLESSOR"

By:____________________________________
               [Signature]

  _______________________________________
           [Print Name/Title]

By:____________________________________
               [Signature]

  _______________________________________
           [Print Name/Title]

"GUARANTOR"

By:____________________________________
               [Signature]

  _______________________________________
           [Print Name/Title]

By:____________________________________
               [Signature]

                                       6
<PAGE>

  _______________________________________
       [Print Name/Title] "SUBTENANT"

By:____________________________________
               [Signature]

  _______________________________________
           [Print Name/Title]

By:____________________________________
               [Signature]

  _______________________________________
           [Print Name/Title]

                                       7

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