Document:

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                                                                   EXHIBIT 10.35

                          CONSTRUCTION AGENCY AGREEMENT

                            dated as of July 31, 1997

                                      among

                              SUNTRUST BANKS, INC.

                                       and

                                CHOICEPOINT INC.
                              as Construction Agent

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                                TABLE OF CONTENTS

                                                                            Page

                                    ARTICLE I
                                   DEFINITIONS

  1.1.         Defined Terms..................................................2

                                   ARTICLE II
                        APPOINTMENT OF CONSTRUCTION AGENT

  2.1.         Appointment....................................................2
  2.2.         Acceptance; Construction.......................................2
  2.3.         Commencement of Construction...................................2
  2.4.         Supplements to this Agreement..................................2
  2.5.         Term...........................................................3
  2.6.         Identification of Properties; Construction Documents...........3
  2.7.         Scope of Authority.............................................3
  2.8.         Covenants of the Construction Agent............................4

                                   ARTICLE III
                                  THE BUILDINGS

  3.1.         Construction...................................................5
  3.2.         Amendments; Modifications......................................5
  3.3.         Casualty, Condemnation and Construction Force Majeure
               Events.........................................................6

                                   ARTICLE IV
                                PAYMENT OF FUNDS

  4.1.         Funding of Property Acquisition Costs and Property
               Buildings Costs................................................6

                                    ARTICLE V
                      CONSTRUCTION AGENCY EVENTS OF DEFAULT

  5.1.         Construction Agency Events of Default..........................7
  5.2.         Damages........................................................8
  5.3.         Remedies; Remedies Cumulative..................................8

                                   ARTICLE VI
                           NO CONSTRUCTION AGENCY FEE

  6.1.         Lease as Fulfillment of Lessor's Obligations...................8

                                        i

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                                                                            Page

                                   ARTICLE VII
                  LESSOR'S RIGHTS; CONSTRUCTION AGENT'S RIGHTS

  7.1.         Exercise of the Lessor's Rights................................9
  7.2.         Lessor's Right to Cure Construction Agent's Defaults...........9

                                  ARTICLE VIII
                                  MISCELLANEOUS

  8.1.         Notices........................................................9
  8.2.         Successors and Assigns.........................................9
  8.3.         GOVERNING LAW.................................................10
  8.4.         Amendments and Waivers........................................10
  8.5.         Counterparts..................................................10
  8.6.         Severability..................................................10
  8.7.         Headings and Table of Contents................................10
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EXHIBITS

Exhibit A                Form of Supplement to Construction
                             Agency Agreement

Exhibit B                Form of Assignment of Construction
                             Contracts

                                       ii

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                          CONSTRUCTION AGENCY AGREEMENT

         CONSTRUCTION AGENCY AGREEMENT, dated as of July 31, 1997 (as amended,
supplemented or otherwise modified from time to time, this "Agreement"), between
SUNTRUST BANKS, INC., a Georgia corporation, (the "Lessor"), and CHOICEPOINT
INC., a Georgia corporation (in its capacity as construction agent, the
"Construction Agent").

                              PRELIMINARY STATEMENT

         A. ChoicePoint Inc., as lessee (the "Lessee"), and Lessor, as lessor,
are parties to that certain Lease (as amended, supplemented or otherwise
modified from time to time pursuant thereto, the "Lease"), pursuant to which the
Lessee has agreed to lease from Lessor, and Lessor have agreed to lease to
Lessee, Lessor's interests in certain Leased Properties.

         B. Lessor, the Lessee, and SunTrust Bank, Atlanta, as agent (in such
capacity, the "Agent") are parties to that certain Master Agreement, dated as of
even date herewith (as amended, supplemented or otherwise modified from time to
time pursuant thereto, the "Master Agreement").

         C. Subject to the terms and conditions hereof, (i) the Lessor desires
to appoint the Construction Agent as its sole and exclusive agent for the
identification and acquisition of the Land pursuant to the Master Agreement and
construction of the Buildings in accordance with the Plans and Specifications
and pursuant to the Master Agreement, and (ii) the Construction Agent desires,
for the benefit of the Lessor, to cause the Buildings to be constructed in
accordance with the Plans and Specifications and pursuant to the Master
Agreement and this Agreement, in each case in accordance with the terms herein
set forth.

         NOW, THEREFORE, in consideration of the foregoing, and for other good
and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties hereto covenant and agree as follows:

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                                    ARTICLE I

                                   DEFINITIONS

         1.1.  Defined Terms.  Capitalized terms used but not
otherwise defined in this Agreement shall have the meanings set forth in the
Master Agreement.

                                   ARTICLE II

                        APPOINTMENT OF CONSTRUCTION AGENT

         2.1.  Appointment. Pursuant to and subject to the terms and conditions
set forth herein and in the Master Agreement and the other Operative Documents,
the Lessor hereby irrevocably designates and appoints the Construction Agent as
its exclusive agent for the identification and acquisition from time to time of
Land to be acquired by the Lessor and construction of the Buildings in
accordance with the Plans and Specifications on such Land.

         2.2.  Acceptance; Construction. The Construction Agent hereby
unconditionally accepts the designation and appointment as Construction Agent.
The Construction Agent will cause the Buildings to be constructed on the Land in
substantial accordance with the Plans and Specifications and equipped in
substantial compliance in all material respects with all Requirements of Law and
insurance requirements.

         2.3.  Commencement of Construction. Subject to Construction Force
Majeure Events, the Construction Agent hereby agrees, unconditionally and for
the benefit of the Lessor, to commence construction of a Building on each parcel
of Land as soon as is practicable after the Closing Date in respect of such
Property. For purposes hereof, construction of a Building shall be deemed to
commence on the date (the "Construction Commencement Date") on which [excavation
for the foundation for such Building] commences, as certified by the
Construction Agent to the Lessor and the Agent in writing. Without limiting the
foregoing, no phase of such construction shall be undertaken until all permits
required for such phase have been issued therefor.

         2.4.  Supplements to this Agreement. On the Closing Date of each parcel
of Land, the Lessor and the Construction Agent shall each execute and deliver to
the Agent a supplement to this Agreement in the form of Exhibit A to this
Agreement, appropriately completed, pursuant to which the Lessor and the
Construction Agent shall, among other things, each acknowledge and agree that
the construction and development of such Land will be governed by the terms of
this Agreement. Following the

                                        2

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execution and delivery of a supplement to this Agreement as provided above, such
supplement and all supplements previously delivered under this Agreement shall
constitute a part of this Agreement.

         2.5.  Term.  This Agreement shall commence on the date hereof and shall
terminate with respect to any given Leased Property upon the first to occur of:

                  (a) payment by the Lessee of the Leased Property Balance and
         termination of the Lease with respect to such Leased Property in
         accordance with the Lease;

                  (b) the expiration or earlier termination of the ease; and

                  (c) termination of this Agreement pursuant to Article V
         hereof.

         2.6.  Identification of Properties; Construction Documents. The
Construction Agent may execute any of its duties and obligations under this
Agreement by or through agents, contractors, employees or attorneys-in-fact, and
the Construction Agent shall enter into such agreements with architects and
contractors as the Construction Agent deems necessary or desirable for the
construction of the Buildings pursuant hereto (the "Construction Documents");
provided, however, that no such delegation shall limit or reduce in any way the
Construction Agent's duties and obligations under this Agreement; provided,
further, that contemporaneously with the execution and delivery of a
Construction Document, the Construction Agent will execute and deliver to the
Lessor the Assignment of Construction Documents in the form of Exhibit B
attached hereto, pursuant to which the Construction Agent assigns to the Lessor,
among other things, all of the Construction Agent's rights under and interests
in such Construction Documents.

         2.7.  Scope of Authority. (a) Subject to the terms, conditions,
restrictions and limitations set forth in the Operative Documents, the Lessor
hereby expressly authorizes the Construction Agent, or any agent or contractor
of the Construction Agent, and the Construction Agent unconditionally agrees,
for the benefit of the Lessor, to take all action necessary or desirable for the
performance and satisfaction of all of the Construction Agent's obligations
hereunder with respect to the Leased Properties acquired by the Lessor,
including, without limitation:

               (i) the identification and assistance with the acquisition of
         Land in accordance with the terms and conditions of the Master
         Agreement;

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                  (ii)  all design and supervisory functions relating to
         the construction of the Buildings and performing all
         engineering work related to the construction of the
         Buildings;

                  (iii) negotiating and entering into all contracts or
         arrangements to procure the equipment and services necessary to
         construct the Buildings on such terms and conditions as are customary
         and reasonable in light of local standards and practices;

                  (iv)  obtaining all necessary permits, licenses, consents,
         approvals and other authorizations, including those required under
         Applicable Law (including Environmental Laws), from all Governmental
         Authorities in connection with the development and construction of the
         Buildings on the Land in accordance with the Plans and Specifications;

                  (v)   maintaining all books and records with respect to
         the construction, operation and management of the Leased
         Properties; and

                  (vi)  performing any other acts necessary in connection with
         the identification and acquisition of the Land and construction and
         development of the Buildings in accordance with the Plans and
         Specifications.

         (b)  Neither the Construction Agent nor any of its Affiliates or agents
shall enter into any contract which would, directly or indirectly, impose any
liability or obligation on the Lessor unless such contract expressly contains an
acknowledgment by the other party or parties thereto that the obligations of the
Lessor are non-recourse, and that the Lessor shall have no personal liability
with respect to such obligations. Subject to the foregoing, the Lessor shall
execute such documents and take such other actions as the Construction Agent
shall reasonably request, at the Construction Agent's expense, to permit the
Construction Agent to perform its duties hereunder.

         (c)  Subject to the terms and conditions of this Agreement and the
other Operative Documents, the Construction Agent shall have sole management and
control over the construction means, methods, sequences and procedures with
respect to the construction of the Buildings.

         2.8. Covenants of the Construction Agent.  The Construction Agent
hereby covenants and agrees that it will:

              (a) following the Construction Commencement Date for each
         parcel of Land, cause construction of a Building on such Land to be
         prosecuted diligently and without undue

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         interruption substantially in accordance with the Plans and
         Specifications for such Land and in compliance in all material respects
         with all Requirements of Law and insurance requirements;

                  (b) notify the Lessor and the Agent in writing not less than
         five (5) Business Days after the occurrence of each Construction Force
         Majeure Event;

                  (c) take all reasonable and practical steps to minimize the
         disruption of the construction process arising from Construction Force
         Majeure Events;

                  (d) take all reasonable and practical steps to cause the
         Completion Date for such Leased Property to occur on or prior to the
         Scheduled Construction Termination Date for such Leased Property, and
         cause all Liens (including, without limitation, Liens or claims for
         materials supplied or labor or services performed in connection with
         the construction of the Buildings), other than Permitted Liens and
         Lessor Liens, to be discharged;

                  (e) following the Completion Date for each Leased Property,
         cause all outstanding punch list items with respect to the Buildings on
         such Leased Property to be completed within sixty (60) days after said
         Completion Date; and

                  (f) at all times during construction of any Building, cause
         all title to all personalty financed by the Lessor on or within such
         Leased Property to be and remain vested in the Lessor and cause to be
         on file with the applicable filing office all necessary documents under
         Article 9 of the Uniform Commercial Code to perfect such title free of
         all Liens other than Permitted Liens, it being understood and
         acknowledged that such Lessor's rights, title and interest in and to
         said personalty have been assigned to the Agent pursuant to the
         Operative Documents.

                                   ARTICLE III

                                  THE BUILDINGS

         3.1.     Construction.   The Construction Agent shall cause the
Buildings to be constructed, equipped, maintained and used in compliance in all
material respects with all Requirements of Law and insurance requirements.

         3.2.     Amendments; Modifications.  The Construction Agent may,
subject to the conditions, restrictions and limitations set

                                        5

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forth herein and in the Operative Documents (but not otherwise), at any time
during the term hereof revise, amend or modify the Plans and Specifications
without the consent of the Lessor; provided, however, that the Lessor's prior
written consent will be required in the following instances: (x) such revision,
amendment or modification would result in the Completion Date of the Buildings
occurring after the Scheduled Construction Termination Date, or (y) such
revision, amendment or modification would result in the cost for such Leased
Property exceeding the then remaining Commitments, or (z) the aggregate effect
of such revision, amendment or modification, when taken together with any
previous or contemporaneous revision, amendment or modification to the Plans and
Specifications for such Leased Property, would be to reduce the Fair Market
Sales Value of such Leased Property in a material respect when completed.

         3.3.  Casualty, Condemnation and Construction Force Majeure Events. If
at any time prior to the Completion Date with respect to any Building there
occurs a Casualty or a Construction Force Majeure Event or the Lessor or the
Construction Agent receives notice of a Condemnation, then, except as otherwise
provided in the Lease, in each case the Construction Agent shall promptly and
diligently take all reasonable and practical steps to complete the construction
of the Building substantially in accordance with the Plans and Specifications
and with the terms hereof, and cause the Completion Date to occur on or prior to
the Scheduled Construction Termination Date.

                                   ARTICLE IV

                                PAYMENT OF FUNDS

         4.1.  Funding of Property Acquisition Costs and Property Buildings
Costs. (a) In connection with the acquisition of any Land and during the course
of the construction of the Buildings on any Land, the Construction Agent may
request that the Lessor advance funds for the payment of acquisition,
transaction and closing costs or property improvements costs, and the Lessor
will comply with such request to the extent provided for under, and subject to
the conditions, restrictions and limitations contained in, the Master Agreement
and the other Operative Documents.

         (b)   The proceeds of any funds made available to the Lessor to pay
acquisition, transaction and closing costs or improvements costs shall be made
available to the Construction Agent in accordance with the Funding Request
relating thereto and the terms of the Master Agreement. The Construction Agent
will use such proceeds only to pay the acquisition, transaction and closing
costs or improvements costs for Leased Properties set forth in the Funding
Request relating to such funds.

                                        6

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                                    ARTICLE V

                      CONSTRUCTION AGENCY EVENTS OF DEFAULT

         5.1.  Construction Agency Events of Default.  If any one or
more of the following events (each a "Construction Agency Event of Default")
shall occur and be continuing:

               (a) the Construction Agent fails to apply any funds paid by,
         or on behalf of, the Lessor to the Construction Agent for the
         acquisition of the Land and the construction of the Buildings to the
         payment of acquisition, transaction and closing costs or improvements
         costs for such Leased Property;

               (b) subject to Construction Force Majeure Events, the
         Construction Commencement Date with respect to any Leased Property
         shall fail to occur for any reason on or prior to the Scheduled
         Construction Termination Date;

               (c) the Completion Date with respect to any Leased Property
         shall fail to occur for any reason on or prior to the Funding
         Termination Date;

               (d) any Lease Event of Default shall have occurred and be
         continuing; or

               (e) the Construction Agent shall fail to observe or perform
         any term, covenant or condition of this Agreement (except those
         specified in clauses (a) through (d) above), and such failure shall
         remain uncured for a period of thirty (30) days after notice thereof to
         the Construction Agent; provided, however, no Construction Agency Event
         of Default shall be deemed to occur if such failure or breach cannot
         reasonably be cured within such period, so long as the Construction
         Agent shall have promptly commenced the cure thereof and continues to
         act with diligence to cure such failure or breach and such failure or
         breach is cured within 180 days after notice thereof to the
         Construction Agent;

then, in any such event, the Lessor may, in addition to the other rights and
remedies provided for in this Article, immediately terminate this Agreement as
to any Leased Property or Properties or all of the Leased Properties,
separately, successively or concurrently (all in Lessor's sole discretion) by
giving the Construction Agent written notice of such termination, and upon the
giving of such notice, this Agreement shall terminate as to such Leased Property
or Properties or all of the Leased Properties (as the case may be) and all
rights of the Construction Agent and all obligations of the Lessor under this
Agreement with respect to such Leased Property or Properties or

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all of the Leased Properties (as the case may be) shall cease. The Construction
Agent shall pay upon demand all reasonable costs, expenses, losses, expenditures
and damages (including, without limitation, attorneys' fees and disbursements)
actually incurred by or on behalf of the Lessor in connection with any
Construction Agency Event of Default and, in the case of a Non- Completion
Event, the Construction Agent shall make the Completion Costs Payment to the
Lessor.

         5.2.  Damages.  The termination of this Agreement pursuant to Section
5.1 shall in no event relieve the Construction Agent of its liability and
obligations hereunder, all of which shall survive any such termination.

         5.3.  Remedies; Remedies Cumulative. (a) If a Construction Agency Event
of Default shall have occurred and be continuing, the Lessor shall have all
rights and remedies available under the Operative Documents or available at law,
equity or otherwise. Notwithstanding the foregoing, if a Construction Agency
Event of Default hereunder relates only to a specific Leased Property or
specific Leased Properties but not all Leased Properties (but in any event
excluding any Lease Event of Default), the Construction Agent shall have the
right to cure such Construction Agency Event of Default by purchasing such
Leased Property or Properties for the Leased Property Balance(s) therefor from
the Lessor in accordance with the terms and subject to the conditions,
restrictions and limitations of Section 14.5 of the Lease.

         (b)   No failure to exercise and no delay in exercising, on the part of
the Lessor, any right, remedy, power or privilege under this Agreement or under
the other Operative Documents shall operate as a waiver thereof; nor shall any
single or partial exercise of any right, remedy, power or privilege under this
Agreement preclude any other or further exercise thereof or the exercise of any
other right, remedy, power or privilege. The rights, remedies, powers and
privileges provided in this Agreement are cumulative and not exclusive of any
rights, remedies, powers and privileges provided by law.

                                   ARTICLE VI

                           NO CONSTRUCTION AGENCY FEE

         6.1.  Lease as Fulfillment of Lessor's Obligations. All obligations,
duties and requirements imposed upon or allocated to the Construction Agent
shall be performed by the Construction Agent at the Construction's Agent's sole
cost and expense, and the Construction Agent will not be entitled to, and the
Lessor shall not have any obligation to pay, any agency fee or other fee

                                        8

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or compensation, and the Construction Agent shall not be entitled to, and the
Lessor shall not have any obligation to make or pay, any reimbursement therefor,
it being understood that this Agreement is being entered into as consideration
for and as an inducement to the Lessor entering into the Lease and the other
Operative Documents.

                                   ARTICLE VII

             LESSOR'S RIGHTS; CONSTRUCTION AGENT'S RIGHTS

         7.1. Exercise of the Lessor's Rights. The Construction Agent hereby
acknowledges and agrees that, subject to and in accordance with the terms of the
Construction Agency Agreement Assignment made by the Lessor in favor of the
Agent, the rights and powers of the Lessor under this Agreement have been
assigned to and may be exercised by the Agent.

         7.2. Lessor's Right to Cure Construction Agent's Defaults. The Lessor,
without waiving or releasing any obligation or Construction Agency Event of
Default, may (but shall be under no obligation to) remedy any Construction
Agency Event of Default for the account of and at the sole cost and expense of
the Construction Agent. All reasonable out of pocket costs and expenses so
incurred (including actual and reasonable fees and expenses of counsel),
together with interest thereon at the Overdue Rate from the date on which such
sums or expenses are paid by the Lessor, shall be paid by the Construction Agent
to the Lessor on demand.

                                  ARTICLE VIII

                                  MISCELLANEOUS

         8.1. Notices. All notices, consents, directions, approvals,
instructions, requests, demands and other communications required or permitted
by the terms hereof to be given to any Person shall be given in writing in the
manner provided in, shall be sent to the respective addresses set forth in, and
the effectiveness thereof shall be governed by the provisions of, Section 8.2 of
the Master Agreement.

         8.2. Successors and Assigns. This Agreement shall be binding upon and
inure to the benefit of the Lessor, the Construction Agent and their respective
legal representatives, successors and permitted assigns. The Construction Agent
shall not assign its rights or obligations hereunder without the prior written
consent of the Lessor and the Agent.

                                        9

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         8.3.  GOVERNING LAW.  THIS AGREEMENT AND THE RIGHTS AND OBLIGATIONS OF
THE PARTIES UNDER THIS AGREEMENT SHALL BE GOVERNED BY, AND CONSTRUED AND
INTERPRETED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF GEORGIA, WITHOUT REGARD
TO CONFLICTS OF LAWS PRINCIPLES.

         8.4.  Amendments and Waivers.  The Lessor and the Construction Agent
may from time to time, enter into written amendments, supplements or
modifications hereto.

         8.5.  Counterparts.  This Agreement may be executed on any
number of separate counterparts and all of said counterparts
taken together shall be deemed to constitute one and the same agreement.

         8.6.  Severability. Any provision of this Agreement which is prohibited
or unenforceable in any jurisdiction shall, as to such jurisdiction, be
ineffective to the extent of such prohibition or unenforceability without
invalidating the remaining provisions hereof, and any such prohibition or
unenforceability in any jurisdiction shall not invalidate or render
unenforceable such provision in any other jurisdiction.

         8.7.  Headings and Table of Contents.  The headings and table of
contents contained in this Agreement are for convenience of reference only and
shall not limit or otherwise affect the meaning hereof.

                                       10

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         IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be
duly executed and delivered by their proper and duly authorized officers as of
the day and year first above written.

                                         CHOICEPOINT INC.

                                         By /s/ Doug C. Curling
                                            -----------------------------------
                                            Name: Doug C. Curling
                                            Title: Executive Vice President-CFO

                                         SUNTRUST BANKS, INC.

                                         By R.C. Shufeldt
                                            -----------------------------------
                                           Name: R.C. Shufeldt
                                           Title: SVP

                                       S-1

<PAGE>

                                                                       EXHIBIT A

                   Supplement to Construction Agency Agreement

         SUPPLEMENT to Construction Agency Agreement, dated as of
______________, 199_, between SUNTRUST BANKS, INC., (the "Lessor"), and
CHOICEPOINT INC., a Georgia corporation (in its capacity as construction agent,
the "Construction Agent"). Capitalized terms used but not otherwise defined
herein shall have the meanings given them in the Construction Agency Agreement.

         The Lessor and the Construction Agent are parties to that certain
Construction Agency Agreement, dated as of July 31, 1997 (as amended,
supplemented or otherwise modified, the "Construction Agency Agreement"),
pursuant to which (i) the Lessor has appointed the Construction Agent as its
sole and exclusive agent in connection with the identification and acquisition
of Land and construction of the Buildings in accordance with the Plans and
Specifications, and (ii) the Construction Agent has agreed, for the benefit of
the Lessor, to cause the construction of the Buildings to be completed in
accordance with the Plans and Specifications.

         Subject to the terms and conditions of the Construction Agency
Agreement, the Lessor and the Construction Agent desire that the terms of the
Construction Agency Agreement apply to the Land described in Schedule 1 and wish
to execute this Supplement to provide therefor.

         NOW, THEREFORE, in consideration of the foregoing, and for other good
and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties hereto covenant and agree as follows:

         1. The Construction Agent agrees to act as Construction Agent and to
perform its obligations under the Construction Agency Agreement in connection
with the completion of construction of the Building on the Land described in
Schedule 1 in accordance with the Plans and Specifications for such Land. The
Construction Agent hereby represents and warrants to Lessor that the
Construction Agent has heretofore delivered to Lessor a true, correct and
complete copy of the Plans and Specifications for the Building on the Land
described in Schedule 1 or, if not available on the date hereof, will deliver
such Plans and Specifications as soon as available.

<PAGE>

         2. Each of the Lessor and the Construction Agent acknowledges, and
agrees, that the construction and development of the Land described in Schedule
1 shall be governed by the terms of the Construction Agency Agreement.

         3. The anticipated construction budget relating to the construction and
development of the Building on the Land described in Schedule 1 is $__________.
The acquisition cost of the Land described in Schedule 1 is $___________.

         4. This Supplement shall, upon its execution and delivery, constitute a
part of the Construction Agency Agreement.

         IN WITNESS WHEREOF, the parties hereto have caused this Supplement to
be duly executed and delivered by their proper and duly authorized officers as
of the day and year first above written.

                                                     CHOICEPOINT INC.

                                                     By
                                                       ------------------------
                                                       Name:
                                                       Title:

                                                     SUNTRUST BANKS, INC.

                                                     By
                                                       ------------------------
                                                       Name:
                                                       Title:

                                        2

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                                                        Schedule 1 to Supplement

                          Description of Land Interest

                                        3

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                                                                       EXHIBIT B

                      Assignment of Construction Documents

                       See Exhibit C to Master Agreement.

                                        4<PAGE>

                                                                   EXHIBIT 10.10

                                    SUBLEASE

                  THIS SUBLEASE is made as of January 6, 2004 between
TradeStation Securities, Inc. (f/k/a Online Trading, Inc.), a Florida
corporation ("Sublandlord") and JVB Financial, Inc., a Florida corporation
("Subtenant").

                                   BACKGROUND

                  A.       Sublandlord is the lessee of approximately 6,747
square feet within the office building ("Building") designated as Suite 200 in
the Fountain Square III office building f/k/a Highwoods Square III Building,
located at 2700 North Military Trail, Boca Raton, Florida 33431 ("Premises")
pursuant to a lease ("Prime Lease") dated August 13, 1998 and amended on March
31, 1999 and June 2nd 1999 between ACP Office I, LLC, successor in interest to
Highwoods/Florida Holdings, L.P., a Delaware limited partnership ("Prime
Landlord"), as landlord, and Sublandlord, as tenant. A copy of the Prime Lease
is attached to this Sublease as Exhibit A.

                  B.       Subtenant desires to sublease from Sublandlord the
Premises.

                  C.       Sublandlord is willing to sublease to Subtenant the
Premises pursuant to the terms provided herein.

         NOW, THEREFORE, in consideration of the foregoing and other good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, and intending to be legally bound, the parties agree as follows:

1)       DEFINED TERMS. All capitalized terms not defined herein shall have the
meanings assigned in the Prime Lease unless otherwise indicated herein.

2)       PREMISES. Sublandlord lets and demises to Subtenant, and Subtenant
takes and hires, subject and subordinate to the Prime Lease, the Premises (as
defined in the Prime Lease), together with the rights of the Sublandlord, to the
extent provided in the Prime Lease, to use all common areas of the Building.
Subtenant has no rights under the Lease with respect to the Expansion Premises,
which is leased by Sublandlord under the Prime Lease.

3)       TERM. The term of this Sublease ("Sublease Term") shall commence on the
date as of which: (a) this Sublease has been executed and delivered to all
parties; (b) the Prime Landlord's consent, pursuant to Section 10 below, has
been obtained; and (c) the initial installment of the Security Deposit in the
amount of $21,365.50 has been delivered to Sublandlord in cleared funds
("Commencement Date"), and shall end on February 28, 2007. Notwithstanding
anything in this Sublease to the contrary, the Sublease Term shall automatically
expire upon the expiration or termination of the term of the Prime Lease.
Sublandlord shall have no obligation whatsoever to exercise any rights
Sublandlord may have under the Prime Lease to extend the term thereof or any
other right provided in the Prime Lease.

<PAGE>

         If Sublandlord shall default beyond all applicable grace periods in the
payment of any Base Rent or Additional Rent which Sublandlord is required to pay
as tenant under the Prime Lease, Subtenant may cure such default by payment of
the required sums directly to Prime Landlord (although this provision shall not
be construed to impose an obligation on Prime Landlord to accept such tender).
Notwithstanding any of the foregoing to the contrary, Sublandlord shall provide
Subtenant, within three (3) business days of receipt by Sublandlord, any written
notice of default Sublandlord receives from the Prime Landlord, and shall use
reasonable efforts to keep Subtenant advised of the status of the alleged
default or dispute with the Prime Landlord. If Subtenant shall so cure any
obligation of Sublandlord under the Prime Lease, Sublandlord shall reimburse
Subtenant promptly following confirmation of such payment from Prime Landlord.

4)       RENT.

         a) Base Rent. Base Rent shall mean the following:
<TABLE>
<CAPTION>
PERIOD                                          BASE RENT (annual)               BASE RENT (monthly)
-------                                 ----------------------------------       -------------------
<S>                                     <C>                                      <C>
Year 1  May 1, 2004 -  December 31,     $54,448.29 (based on $8.07 per rsf)           $4,537.36
2004
Year 2 January 1, 2005 - December 31,   $56,607.33 (based on $8.39 per rsf)           $4,717.28
2005
Year 3 January 1, 2006 - December 31,   $58,901.31 (based on $8.73 per rsf)           $4,908.44
2006
Year 4 January 1, 2007 - February 28,   $61,262.76 (based on $9.08 per rsf)           $5,105.23
2007
</TABLE>

         b)       Payment of Base Rent and Operating Expenses. Subtenant shall
pay to Sublandlord beginning on May 1, 2004 ("Rent Commencement Date") and
throughout the remainder of the Sublease Term, without setoff or deduction
whatsoever, the Base Rent, applicable taxes, and Operational Expense Pass
throughs which are passed through to Sublandlord (see Lease Addendum No. 1 to
Prime Lease) with respect to the Premises ("Operating Expenses") as Additional
Rent. Base Rent shall be due and payable in advance, without demand, in monthly
installments in the amounts provided in Column 3 of the Table in Section 4(a)
above on the first calendar day of each calendar month during the Sublease Term,
beginning on the Rent Commencement Date. Subtenant shall pay with each
installment of Base Rent, the following: (i) any sales, use or other tax, now or
hereafter, imposed on Sublandlord relating to lease of the Premises to Subtenant
or the payment of rent (including Base Rent and Additional Rent) under this
Sublease; and (ii) Actual Operating Expenses incurred.

         c)       Rent Abatement. Rent is abated for the period beginning with
the Commencement Date and ending on the day prior to the Rent Commencement Date.

<PAGE>

         d)       Payment Location. Subtenant shall pay Base Rent, applicable
taxes, Operating Expenses and all amounts due hereunder, to Sublandlord at 8050
SW 10th Street, Plantation, Florida 33324 or such other location designated by
Sublandlord.

         e)       Other Charges and Assessments; Additional Rent. Any charges or
assessments made or demanded by Prime Landlord under the Prime Lease that are
payable by Sublandlord other than as part of Sublandlord's monthly Base Rent and
Operating Expense obligations (e.g., adjustments for prior year Operating
Expenses) shall be paid by Subtenant to Sublandlord within the later of (i) five
(5) calendar days after written demand therefor and (ii) ten (10) days prior to
the date Sublandlord is to pay such amount to the Prime Landlord. All such
charges and assessments together with Operating Expenses payable by Subtenant
hereunder are collectively called "Additional Rent" and shall be deemed "rent"
for the purposes of this Sublease and Chapter 83 of the Florida Statutes. Upon
the written request of Subtenant, Sublandlord will provide a copy of any support
for the additional charge which Sublandlord receives from Prime Landlord.

         f)       Late Payments. Subtenant agrees to timely pay all Base Rent,
Additional Rent, Security Deposit payments and all other amounts provided to be
paid by Subtenant under this Sublease at the times and in the manner herein
provided. For any rent or other payment due hereunder which is not paid within
five (5) calendar days of its due date (or, if later, the third business day
prior to the date Sublandlord would incur late payment fees or interest under
the Prime Lease), Subtenant agrees to pay to Sublandlord a late payment fee as
per Section 4 of the Prime Lease.

5)       USE. Subtenant shall use the Premises as a brokerage firm office and as
an accounting firm office, or other general office use as permitted by the Prime
Lease, and for no other purpose without the prior written consent of Sublandlord
and Prime Landlord. The following entities may occupy the Premises as licensees
of the Subtenant: (1) JVB Financial Group, L.L.C.; (2) JVB Financial Holdings,
L.L.C.; (3) JVB Financial Services, L.L.C.; and (4) Sherb and Company, LLP
(collectively, the "Occupants"). However, such occupancy shall not be construed
to allow Subtenant to sublet the Premises or permit the occupancy of any entity
or person other than the Occupants without obtaining consent of the Sublandlord
and Prime Landlord pursuant to the terms of the Prime Lease.

6)       SECURITY DEPOSIT.

         a)       Payment of Security Deposit. The security deposit for the
Premises shall be $42,731.00 ("Security Deposit"). As an accommodation to the
Subtenant, Sublandlord shall accept payment of the Security Deposit, as follows:

                  i)       Partial payment of $21,365.50 for the Security
Deposit shall be delivered to Sublandlord upon execution of this Sublease; and

                  ii)      Subtenant shall make monthly payments to Sublandlord
for the balance of the Security Deposit in the amount of $5,341.38 on the 1st
day of the month for each of the first

<PAGE>

four months after the execution of this Sublease, but in all events that entire
Security Deposit shall be paid to Sublandlord no later than April 30, 2004. This
payment shall be in addition to any and all other monies that may be due and
owing and non-payment for any reason constitutes a default of this Sublease.

         b)       Use of Security Deposit. Upon the occurrence of any default,
or upon the failure by Subtenant to timely pay any sum it is obligated to pay
hereunder, Sublandlord may, from time to time, without prejudice to any other
remedy, and without prior notice to Subtenant, execute upon any funds then held
by Sublandlord and apply such proceeds to the curing of such default or the
payment of such sums.

         c)       Replenishment of Security Deposit. Notwithstanding anything
herein to the contrary, in the event Sublandlord executes upon the Security
Deposit or any portion thereof, Subtenant shall replenish the Security Deposit
by delivery to Sublandlord of the total amount drawn to cure the default of the
Subtenant in immediately available funds within five (5) business days after
Sublandlord's demand therefor. Subtenant shall have no right to interest on such
Security Deposit and Sublandlord may commingle such amount with its other funds.

         d)       Prime Landlord Security Deposit. Subtenant shall have no
rights with respect to Sublandlord's security deposit with Prime Landlord. In
the event Prime Landlord applies any of Sublandlord's security deposit for
matters caused by Subtenant or arising during the Sublease Term, Subtenant shall
reimburse Sublandlord for such amounts within five (5) business days after
demand therefore, upon showing support for the demand.

         e)       Return of Security Deposit. To the extent that the Security
Deposit has not been applied to the curing of any default of Subtenant or to the
payment of any sum owed by Subtenant pursuant to this Sublease and provided no
event has occurred that with the passage of time or giving of notice would
constitute a default, release of the Security Deposit to the Subtenant shall be
as follows:

                  i)       On December 31, 2005, Sublandlord shall release
$10,682.75;

                  ii)      On December 31, 2006, Sublandlord shall release
$10,682.75; and

                  iii)     Thirty days after the later of the termination or
expiration of this Sublease or the return of Sublandlord's security deposit with
Prime Landlord, the remaining balance of the Security Deposit shall be returned
to Subtenant, provided that the Sublandlord shall not have been denied, by Prime
Landlord or Subtenant, access or an opportunity upon termination or expiration
of the Sublease Term to conduct a satisfactory inspection of the Premises.

7)       TERMS AND CONDITIONS OF SUBLEASE.

         a)       Prime Lease Terms and Conditions. Other than the obligations
for rent, Operating Expenses, Security Deposit and other matters which are
expressly addressed in this Sublease as between Sublandlord and Subtenant,
Subtenant assumes and shall perform all obligations

<PAGE>

and comply with all covenants and agreements of Sublandlord as "Tenant" under
the Prime Lease with respect to the Premises throughout the Sublease Term, and
shall tender such performance directly to Prime Landlord, so that the obligation
of Sublandlord as Tenant under the Prime Lease relating to the Premises during
the Sublease Term shall be fully satisfied and discharged by Subtenant.
Subtenant agrees that each and every covenant and agreement of the Prime Lease
is agreed to be a term, condition, covenant and agreement of this Sublease as
applicable to the Premises, and "Landlord" in the Prime Lease shall mean
Sublandlord in this Sublease and "Tenant" in the Prime Lease shall mean the
Subtenant in this Sublease, except where such construction would clearly be
inapplicable, in which event the original meaning shall apply. Subtenant shall
have the right to negotiate directly with Prime Landlord concerning leasing the
Premises after the expiration of the Sublease Term, however, Subtenant shall not
request from Prime Landlord, and shall not have any authority to approve or
effect, any change or modification to the Prime Lease except with the prior
written consent of Sublandlord.

         b)       Subtenant Rights. Subtenant shall have all the rights and
privileges of "Tenant" under the Prime Lease except as limited or modified by
this Sublease, and Subtenant may exercise the same without further consent or
approval of Sublandlord, except that Subtenant shall have no right to modify or
amend the Prime Lease, take any action inconsistent with the terms of this
Sublease or take any action or fail to take any action that would alone, or with
the passage of time, constitute a default under the Prime Lease or this
Sublease. Sublandlord shall have no obligation to provide any of the services,
or fulfill any of the obligations, of Prime Landlord under the Prime Lease and
if Prime Landlord fails to do so, Sublandlord's obligation with respect to such
failure to perform shall be limited to using reasonable efforts (which shall not
include the initiation or prosecution of litigation) to obtain performance by
Prime Landlord, provided that the expenses incurred by Sublandlord in connection
therewith shall be reimbursed by Subtenant upon demand; provided, however, that
if the Prime Landlord's failure to perform results in conditions that render the
Premises uninhabitable, create serious risks of health or personal injury, or
oppressive conditions (such as total failure of operation of the HVAC for an
extended time period), then, solely at Subtenant's cost and expense, and using
counsel reasonably acceptable to Sublandlord, Subtenant may, by and through and
in the name of Sublandlord, initiate litigation, the subject matter of which is
limited solely to Prime Landlord's failure to perform (as further described
above). Further, in this situation, Sublandlord must agree, exercising good
faith in making its decision, that Prime Landlord is in default. Sublandlord
shall have the right to review all pleadings, motions and other papers before
filed, and, if in Sublandlord's opinion, a conflict of interest between
Sublandlord and Subtenant arises, Sublandlord shall be entitled, at solely
Subtenant's cost and expense, to engage separate counsel to represent
Sublandlord's interest in the dispute. In no event shall Sublandlord have a duty
to perform any obligations of Prime Landlord that are, by their nature, the
obligation of an owner or manager of real property. For example, Sublandlord
shall not be required to provide the services or repairs that the Prime Landlord
is required to provide under the Prime Lease. Sublandlord shall have no
responsibility for or be liable to Subtenant for any default, failure or delay
on the part of Prime Landlord in the performance or observance by Prime Landlord
of any of its obligations under the Prime Lease.

<PAGE>

         c)       Indemnity and Insurance. Any of Subtenant's indemnity
obligations arising under the Prime Lease (through this Sublease) shall inure to
the benefit of both Sublandlord and Prime Landlord. In addition, Subtenant shall
obtain all insurance policies that are required to be obtained by the Tenant
under the Prime Lease and include Sublandlord as a named or additional insured.

8)       CONSTRUCTION AND CONDITION OF PROPERTY. Subtenant takes the Premises
and the personal property contained within the Premises in "as is" "where is"
condition. Subtenant shall submit to Sublandlord for approval all plans and
specifications for any construction, renovation or alteration to be performed by
Subtenant in the Premises prior to submission of such plans and specifications
to the Prime Landlord in accordance with the Prime Lease, and shall not submit
any such plans and specifications to the Prime Landlord unless and until
Sublandlord has approved the same in writing. Subtenant shall perform all
construction work in the Premises at its sole cost and expense, and in
conformance with the procedures set forth in the Prime Lease. Subtenant will
hold Sublandlord harmless for same and will indemnify Sublandlord should there
be any injury to person or property caused by any construction, renovation or
alteration. Upon the expiration of the lease or earlier termination, Subtenant
shall deliver the Premises "Broom Clean" and, except to the extent Prime
Landlord has, in writing, otherwise approved, in substantially the same
condition as it was on the Commencement Date. Sublandlord acknowledges that
Subtenant intends to submit certain alterations to Sublandlord and Prime
Landlord for approval, including: (a) installation of carpeting; (b) cleaning,
repairing or stripping the wallpaper; (c) demolition of the walls separating the
two northernmost offices; and (d) installation of a door at the entry hallway
leading to the trading floor. Notwithstanding this acknowledgement, Subtenant
may not commence such alterations until Subtenant receives the required
approval.

9)       SUBLANDLORD'S REMEDIES. Sublandlord's rights and remedies shall be
subject to the same notice and cure periods as are applicable under the Prime
Lease, except that, where necessary to prevent a default by Sublandlord under
the Prime Lease, Subtenant shall have no greater time period to cure a breach
under the Sublease than the last day available to cure a breach under the Prime
Lease. Notwithstanding the foregoing, in the event Sublandlord determines in its
sole discretion that Subtenant will not or cannot cure a default under the Prime
Lease caused by Subtenant, Sublandlord may, but is not obligated to, cure such
default, after which, Subtenant shall reimburse and make whole Sublandlord for
all costs and expenses (including reasonable attorney's' fees) incurred by
Sublandlord in connection therewith within five (5) business days after written
demand for reimbursement is made. In the event Subtenant shall be in default
hereunder (or under the Prime Lease by extension of this Sublease), Sublandlord
shall have all rights and remedies of the Prime Landlord under the Prime Lease
against Subtenant concerning remedies for default, in addition to all other
rights and remedies at law or in equity.

10)      PRIME LANDLORD'S CONSENT. This Sublease and the obligations of the
parties hereunder are expressly conditioned upon the Prime Landlord executing
this Sublease in the space provided on the signature page or in another form
reasonably acceptable to Sublandlord. Sublandlord and Subtenant hereby agree,
for the benefit of Prime Landlord, that this Sublease

<PAGE>

and Prime Landlord's consent hereto shall not (a) create privity of contract
between Prime Landlord and Subtenant; (b) be deemed to have amended the Prime
Lease in any regard (except as provided in this paragraph); and (c) be construed
as a waiver of Prime Landlord's right to consent to any assignment of the Prime
Lease by Sublandlord or any further subletting of the Premises, or as a waiver
of Prime Landlord's right to consent to any assignment by Subtenant of the
Sublease or any subletting of the Premises or any part thereof.

11)      SIGNAGE. Subtenant may utilize two separate spaces for signage
identification both at the entry to the Premises and in the lobby directory if
approved by the Prime Landlord pursuant to the terms of the Prime Lease.

12)      FURNITURE. Sublandlord transfers any ownership interest it may have in
the personal property contained within the Premises to the Subtenant on the
Commencement Date at no additional charge.

13)      MISCELLANEOUS.

         a)       Brokers. Subtenant and Sublandlord represent and warrant that
neither has dealt with any real estate broker regarding this transaction other
than Commercial Property Realty Advisors, which has represented Sublandlord in
this transaction, and Stoltz Brothers, which has represented the Subtenant in
this transaction. Sublandlord and Subtenant shall each pay the costs of its own
broker and shall hold harmless and indemnify the other for any commission
claimed by any broker not representing it.

         b)       Notices. Notices shall be sent as provided for in the Prime
Lease to the following address:

                  i)       If to Sublandlord:

                             TradeStation Securities, Inc.
                             8050 SW 10th Street

         Plantation, Florida 33324
         Attention: Marc J. Stone

                  ii)      If to Subtenant:

                             JVB Financial, Inc.
                             2700 North Military Trail, Suite 200
                             Boca Raton, Florida 33431
                             Attention: David Hughes

                  iii)     If to Prime Landlord, in accordance with the Prime
                           Lease.

         c)       Exhibits. All exhibits attached to this Sublease are
incorporated into and made a part of this Sublease.

<PAGE>

         d)       Time of the Essence. Time, wherever stated, is declared to be
of the essence of the Sublease.

         e)       Modifications. No modification or amendment of this Sublease
shall be enforceable unless it is in writing and signed by Sublandlord and
Subtenant and is approved by Prime Landlord.

         f)       Headings. Headings herein are for convenience only and have no
bearing on the construction of this Sublease or the intent of the parties.

         g)       Parking. Subtenant shall be entitled to use of three of
Sublandlord's covered parking spaces allocated to the Premises at no additional
charge.

         h)       Lease Addendum No. 2. The provisions of Lease Addendum No. 2
shall not be applicable to the Subtenant.

         i)       Conflict. In the event of a conflict between the terms of the
Prime Lease and those contained in this Sublease, this Sublease shall govern.

            [THE REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK]

<PAGE>

         IN WITNESS WHEREOF, this Sublease is executed as of the day and year
first written above.

Witnesses:                               SUBLANDLORD:

/s/ David Fleischman                     TradeStation Securities, Inc.
-------------------------------------
Print Name:       David Fleischman

/s/ Salomon Sredni                       By: /s/ Marc Stone
-------------------------------------        ----------------------------------
Print Name: Salomon Sredni               Print Name: Marc Stone
                                         Title: VP

Witnesses:                               SUBTENANT:

/s/ Daniel DiGennaro                     JVB Financial, Inc.
------------------------------------
Print Name:  Daniel DiGennaro

/s/ David Hughes                         By: /s/ James K. Ferry
------------------------------------         -----------------------------------
Print Name: David Hughes                 Print Name:
                                                    ----------------------------
                                         Title:
                                               ---------------------------------

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