Document:

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                                                                   EXHIBIT 10.14

                             LEASE AGREEMENT BETWEEN

                          SUMO HOLDINGS SACRAMENTO, LLC

                                       AND

                           FORD GRAPHICS GROUP, L.L.C.

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                             LEASE AGREEMENT BETWEEN
                          SUMO HOLDINGS SACRAMENT, LLC
                                       AND
                           FORD GRAPHICS GROUP, L.L.C.

                                    PREAMBLE

      THIS LEASE is entered into on December 1, 1997, by and between SUMO
HOLDINGS SACRAMENTO, LLC, a California limited liability company, having its
principal place of business located at 900 Palm Avenue, South Pasadena,
California 91030, (hereinafter referred to as "Landlord") and FORD GRAPHICS
GROUP, L.L.C., a California limited liability company, having its principal
place of business located at 900 Palm Avenue, South Pasadena, California, 91030
(hereinafter referred to as "Tenant").

      Landlord hereby Leases to Tenant on the terms and conditions set forth in
this Lease certain real property located in the City and County of Sacramento,
California, described in Exhibit "A", attached hereto and incorporated by
reference (hereinafter referred to as "Premises").

                                    ARTICLE 1
                                  TERM OF LEASE

            1.1   ORIGINAL TERM:

      The term of this Lease shall be for a period of fifteen (15) years
commencing at 12:01 A.M. on December 1, 1997 and ending at 11:59 P.M. on
November 30, 2012, unless extended or terminated sooner as provided in this
Lease.

            1.2   OPTION TO EXTEND TERM:

      Tenant shall have a one-time option to extend the term of this lease for
an additional period of five (5) years commencing on expiration of the original
term specified in Section 1.01 of this Lease provided:

                  (a)   Tenant has fully and faithfully performed all the terms,
         covenants, and conditions of this Lease for the original tern specified
         in Section 1.01 herein.

                  (b)   Written notice of Tenant's election to renew the term of
         this Lease is delivered by Tenant to Landlord at least six (6) months
         prior to the expiration of the Lease's original term.

                  (c)   The renewed term of this Lease shall be subject to the
         same terms and conditions as are contained in this Lease, except that
         the amount of rent payable under this Lease for the renewed term shall
         be adjusted based on the then fair market value of the Premises,
         determined in accordance with Section 2.01(b) of this Lease.

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            1.3   HOLDING OVER:

      If Tenant holds over and continues in possession of the Premises after
termination of the term of this Lease, including any extended term, Tenant's
continued occupancy of the Premises shall be deemed merely a tenancy from month
to month and be subject to the provisions of this Lease, excluding the right of
first refusal as defined in Section 1.04, and provided that the monthly amount
of rent due shall be determined in accordance with Section 2.01(b) of this
Lease.

            1.4   RIGHT OF FIRST REFUSAL TO PURCHASE LEASED PREMISES:

                  (a)   If Landlord, during the lease term or any extension of
         the term, elects to sell all or any portion of the Premises. Tenant
         shall have the right of first refusal to meet any bona fide offer of
         sale from a third party on the same terms and conditions of that offer,
         including but not limited to the price and date for close of escrow,
         provided Tenant is not then in default under this Lease. On receipt of
         an acceptable bona fide third party offer for purchase of the Premises,
         Landlord shall notify Tenant in writing of the offer and its terms and
         conditions. Tenant, within thirty (30) days after the date of
         Landlord's notice to Tenant, shall notify Landlord in writing whether
         or not Tenant agrees to purchase the Premises on the same terms and
         conditions as contained in the third party offer. A failure by Tenant
         to give Landlord any written notification within the prescribed time
         period shall be deemed notice to Landlord that Tenant does not elect to
         purchase the Premises. If Tenant elects not to purchase the Premises,
         Landlord shall be free to sell the premises or portion thereof to that
         third party in accordance with the terms and conditions of the third
         party offer; provided, however, that any material change in such terms
         and conditions shall be deemed a new offer triggering this right of
         first refusal.

                  (b)   The right of first refusal granted to Tenant shall
         exclude all of the following transfers: any transfer by Landlord to
         individuals holding an ownership interest in Landlord; any transfer
         resulting from the Landlord's death; any transfer by Landlord to
         Landlord's spouse or any of Landlord's children; and any transfer by
         Landlord to any other entity in which Landlord or its owners hold a
         fifty-one percent (51%) or greater ownership interest. The right of
         first refusal granted to Tenant also shall not apply in the event of
         foreclosure (or a deed in lieu of foreclosure) or to a sale of the
         Premises by a lender who has foreclosed.

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                  (c)   The right of first refusal granted to Tenant under this
         lease is personal, and Tenant shall have no right to assign or transfer
         the right of first refusal either separately from or together with a
         transfer of Tenant's leasehold interest.

                                   ARTICLE 2
                                 RENT AND TAXES

            2.1   FIXED RENT:

                  (a)   Tenant agrees to pay to Landlord during the first
         seventy-two (72) months of the original term of this Lease TWENTY
         THOUSAND NINE HUNDRED DOLLARS ($20,900) per month. For the remaining
         original term of the Lease, the amount of the monthly rent shall equal
         the property's fair market rental value as of December 1, 2003, as
         determined in good faith by Landlord. Should Tenant dispute Landlord's
         determination of the property's fair market rental value, the parties
         agree that the fair market rental value shall be determined by
         arbitration held in accordance with the rules of the American
         Arbitration Association in effect at that time. The written decision of
         the arbitrators shall be binding on Tenant and Landlord. The costs of
         such arbitration shall be borne equally by Tenant and Landlord. Such
         arbitration hearing shall be held in Los Angeles, California. Such rent
         shall be payable on the first day of each and every month occurring
         during the term of this Lease at the address set forth in this Lease
         for mailing notices to Landlord, or at any other place or places that
         Landlord may, from time to time, designate by written notice given to
         Tenant.

                  (b)   Should Tenant elect to extend the original term of this
         Lease, the annual rent to be paid by Tenant under this Lease during the
         extended term described in Section 1.02 shall equal one hundred percent
         (100%) of the property's fair market rental value three (3) months
         prior to the expiration of the Lease, or the adjusted monthly rental
         amount determined pursuant to Section 2.01(a) of this Lease, whichever
         is greater. Should Tenant dispute Landlord's determination of the
         property's fair market rental value, the parties agree that the fair
         market rental value shall be determined by arbitration held in
         accordance with the rules of the American Arbitration Association in
         effect at that time. The written decision of the arbitrators shall be
         binding on Tenant and Landlord. The costs of such arbitration shall be
         borne equally by Tenant and Landlord. Such arbitration hearing shall be
         held in Los Angeles. California..

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      The annual rent for the renewed term shall be payable in equal monthly
installments and otherwise paid in the same manner as rent is required under
Section 2.01 to be paid during the original term of this Lease. Landlord shall
give Tenant written notice at least six (6) months prior to expiration of the
original term of any expected rent increase determined under this section.

            2.2   LATE PAYMENT CHARGES:

      Tenant shall pay a late charge equal to five percent (5%) of the amount of
each installment of fixed rent or any other sum owing from Tenant to Landlord
under the terms hereof which is not received by Landlord within ten (10) days
after its due date. The late age shall increase to ten percent (10%) of the
amount owing, if such amount is overdue thirty (30) days or more. In addition to
late charges; interest shall accrue on the unpaid balance at ten percent (10%)
per annum compounded monthly from the time such amount becomes due until such
amounts are paid in full. No interest shall accrue if the rent and other amounts
owed are received by Landlord within ten (10) days of the time they first became
due.

            2.3   TAXES TO BE PAID BY TENANT:

                  (a)   In addition to the rent specified in Section 2.01 of
         this Lease, Tenant shall pay all real property taxes and general and
         special assessments levied or assessed against the Premises during the
         term of this Lease.

                  (b)   Tenant's obligation to pay all real property taxes and
         general and special assessment on the Premises shall also include the
         obligation to pay any increases in real property taxes and general and
         special assessments, whether the increase results from an increase in
         the property tax rate and/or in the valuation of the Premises.

                  (c)   If the Premises are assessed and taxed as part of a
         larger parcel of real property owned by Landlord (referred to in this
         Lease as the "Tax Parcel") , the amount payable under this section by
         Tenant shall be the portion of the tax bill for the Tax Parcel for
         bears the same ratio to the total tax bill for the Tax Parcel as the
         value of the Premises bears to the value of the entire Tax Parcel,
         determined from the worksheets of the county assessor for the county in
         which the Premises are located or by appraisal by an independent real
         estate appraiser selected by the parties.

                  (d)   The taxes and assessments levied against the Premises
         during the first and last years of the term of this Lease shall be
         prorated between Landlord and Tenant for purposes of this section as of
         12:01 A.M. on date of commencement and termination respectively of this
         Lease.

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                  (e)   If any tax. assessment or charge may be paid in one sum
         ear in installments, Tenant may elect either method of payment and its
         election shall be binding on Landlord. If Tenant makes the election to
         pay any tax, assessment, or charge in installments and any installment
         is payable after termination of this Lease, the unpaid installment
         shall be prorated as of the date of termination and the amount payable
         after the date of termination shall be paid by Landlord.

                  (f)   Tenant shall not be required to pay any estate, gift,
         inheritance, succession, transfer. franchise, income, or other taxes of
         a similar nature that may be payable by Landlord or Landlord's legal
         representative, successors, or assigns. Tenant also shall not be
         required to pay any tax that might become due on account of Landlord's
         ownership of property other than the Premise, notwithstanding that tax
         may become a lien on the Premises or be collectible from it.

                  (g)   Tenant shall have the right, at Tenant's sole cost and
         expense, to protest or contest in good faith any tax or assessment, or
         any increase in any tax or assessment, levied or assessed against the
         Premises, or to defer payment of the tax or assessment until final
         determination of the issue. On final determination, Tenant shall
         immediately pay the amount of the judgment rendered and all costs,
         charges, interest, and related penalties. The right grant to Tenant in
         this section is conditioned upon Tenant's deposit with Landlord the
         fall amount of that disputed tax or assessment plus the amount of any
         penalty that will be imposed on the Premises for failure to timely pay
         the tax or assessment, and one (1) year's interest at the rate charged
         by the government entity imposing the tax or assessment on the amount
         of the tax or assessment; provided, however, that such deposit shall be
         held in an interest bearing account and refunded with such interest in
         the event and to the extent the tax assessment is successfully
         contested. Landlord shall, upon the request of Tenant, cooperate with
         Tenant in any legal proceedings described under this subparagraph.

                                   ARTICLE 3
                      REPAIRS. MAINTENANCE, AND ALTERATIONS

            3.1   PRESENT CONDITION OF PREMISES:

      Tenant hereby acknowledges that it has inspected the Premises and all
improvements existing thereon, including any and all buildings on and
appurtenances to the Premises, and agrees to accept the Premises as is.

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            3.2   MAINTENANCE AND REPAIR BY TENANT:

      At all times during the term of this Lease, including any extensions
thereof, Tenant shall, at its own cost and expense and at no cost and expense to
Landlord, maintain the Premises and all portions of the Premises in good order
and repair, and make all repairs and replacements that may become necessary to
the Premises, any buildings or improvement on the Premises, or any sidewalks,
landscaping, driveways, or parking areas that are part of or appurtenant to the
Premises. Any and all repairs and replacements required by this section, both
ordinary and extraordinary and both structural. and nonstructural, shall be made
promptly by Tenant as required and shall be of quality and workmanship
comparable to that existing at the Premises on the date hereof and shall comply
with all applicable laws, regulations, and ordinances of any governmental
authority with jurisdiction.

            3.3   REPAIRS BY LANDLORD FOR TENANT'S ACCOUNT:

      If, at any time during the term of this Lease, including any extensions
thereof, Tenant fails to maintain the premises or make any repairs or
replacements as required by Section 3.02 of this Lease, Landlord may, at its
discretion, enter the Premises and perform such maintenance or make such repairs
or replacements for the account of Tenant as shall be necessary to fulfill
Tenant's covenants hereunder; provided, however, that Landlord shall first
notify Tenant of such repairs or replacements and Tenant shall have ten (10)
business days to make arrangements for such repairs or replacements to
Landlord's reasonable satisfaction. Any sums expended by Landlord in making such
repairs or replacements, together with interest thereon at an annual rate of
seven and one half percent (7.5%) from the date expended by Landlord until the
date repaid by Tenant, shall be due and payable by Tenant to Landlord with the
next due payment of rent under this Lease.

            3.4   ALTERATIONS AND IMPROVEMENTS:

      Tenant shall have the right to make alterations and improvements to the
Premises, subject to the following terms and conditions:

                  (a)   No alterations or improvements made by Tenant shall in
         any way impair the structural stability of any building or improvement
         on the Premises or diminish the value of the Premises.

                  (b)   All alterations or improvements requiring an
         expenditures greater than TEN THOUSAND DOLLARS ($10,000) shall be first
         approved in writing by Landlord.

                  (c)   Tenant shall keep all of the Premises and every part
         thereof, including buildings and other improvements at any time located
         thereon, free and clear of any and all mechanics', materialmen's, and
         other liens arising out of, or in connection with, any work or services
         performed, or materials or appliances furnished to Tenant as part of
         any alterations, improvements, or repairs that Tenant

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         may make, or cause to be made, on or, about the Premises, or any
         obligations of any kind incurred by Tenant. Tenant further agrees to
         promptly and fully discharge any and all claims on which such liens
         might be based, and to hold Landlord free and harmless from any and all
         such liens and claims of liens and suits or other proceedings
         pertaining thereto. Should Tenant desire to contest any lien that may
         attach to the Premises, Tenant shall first notify Landlord in writing
         of Tenant's intention so to do within five (5) business days of the
         lien having been filed. In such a case, Tenant shall not be considered
         in default hereunder until ten (10) business days air the final
         determination of the validity thereof, within which time Tenant shall
         satisfy and discharge the Rest to the extent held valid. The
         satisfaction and discharge of any such lien shall not, in any case, be
         delayed until execution is had on any judgment rendered on the lien,
         and that delay shall be a default of Tenant under this Lease. In the
         event of any such contest, Tenant shall protect and indemnify Landlord
         against all loss, cost, expense, and damage resulting from the contest.

                  (d)   All alterations and improvements made to the Premises
         shall become the property of Landlord and shall remain on and be
         surrendered with the Premises at the expiration or earlier termination
         of this Lease, including any extension thereof. Notwithstanding any
         other provision in this Lease, Tenant shall have the right to remove
         its trade fixtures from the Premises at the expiration or earlier
         termination of this Lease term provided Tenant is not then in default
         under this Lease and provided that Tenant shall repair any damage to
         the Premises caused by that removal.

                  (e)   All alterations and improvements shall comply with the
         applicable laws, ordinances, and regulations of any governmental
         authority with jurisdiction over the Premises.

            3.5   SURRENDER OF PREMISES:

      On expiration of the term of this Lease, including any extension thereof,
or on earlier termination of this Lease, Tenant shall surrender the Premises,
all building or improvements on the Premises, and all things appurtenant to the
Premises, to Landlord in substantially the same condition as exists on the date
of this Lease, reasonable wear and tear excepted.

            3.6   LANDLORD'S RIGHT OF INSPECTION:

      Landlord or its duly authorized agents may enter the Premises accompanied
by Tenant's designated employee at any and all reasonable times during the term
of this Lease upon twenty-four (24) hours notice, including any extended term,
to determine Tenant's compliance with the terms and

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conditions of this Lease or to perform any other acts authorized by this Lease
to be performed by Landlord or reasonably necessary to protect Landlord's rights
under this Lease.

                                   ARTICLE 4
                                USE OF PREMISES

            4.1   PERMITTED AND PROHIBITED USE OF PREMISES:

      Tenant may use the Premises for any lawful purpose without the written
consent of Landlord. In addition, Tenant may use or cause to be used, at its own
risk, any hazardous or toxic substances or materials, or store or dispose of any
such substances or materials on the Premises, provided that Tenant shall
maintain the Premises in a clean and sanitary manner and shall comply with all
laws, ordinances, rules, and regulations applicable to the Premises, enacted or
promulgated by any public or governmental authority or agency having
jurisdiction over the Premises.

            4.2   SIGNS AND ADVERTISING:

      Tenant may erect and maintain any signs on the Premises relating to its
business, provided that such signs:

                  (a)   are approved, in writing, by Landlord;

                  (b)   comply with all laws, ordinances, rules, and regulations
         applicable to the Premises, including those enacted or promulgated by
         any public or governmental authority or agency having jurisdiction over
         the Premises;

                  (c)   are removed at Tenant's sole cost and expense without
         damage to the Premises, or any improvement thereon, upon expiration or
         sooner termination of this Lease;

                  (d)   are erected by Tenant for its own advertising purposes

                                   ARTICLE 5
                  INSURANCE AND ALLOCATION OF THE RISK OF LOSS

            5.1   ALLOCATION OF THE RISK OF LOSS:

      Tenant shall, at all times during the term of this lease, including any
extensions, bear the sole risk of loss resulting from the damage or destruction
of any part of the Premises which are the subject matter of this Lease.

            5.2   FIRE INSURANCE:

                  (a)   Tenant shall, at its own cost and expense, and at all
         parties during the full term of this Lease,

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         including any extended term, keep all buildings, improvements,
         equipment, and other structures on the Premises insured for their "Full
         Replacement Cost" against loss or destruction by fire or such other
         perils; including vandalism and malicious mischief, as are commonly
         covered under a standard extended coverage endorsement in Log Angeles
         County, California. Any proceeds received under any policy described in
         this section shall be used to fund the repair or replacement of the
         damaged building or improvement pursuant to Section 6.01 of this Lease.
         Landlord shall be named as an additional insured on the policies and
         the policies shall contain cross-liability endorsements.

                  (b)   "Full Replacement Cost," as used in Section 5.02(a),
         means the actual cost or replacement for the building, equipment, and
         other improvements ore the Premises, as determined from time to time.
         If, at any time during the term of this Lease, Landlord believes that
         the Full Replacement Cost has increased, Landlord shall notify Tenant
         in writing. If Tenant agrees with the increased Full Replacement Cost
         set forth in Landlord's notice, Tenant shall, within thirty (30) days
         of receipt of the notice, increase the amount of insurance carried to
         the amount stated in the notice. If, however, the parties disagree as
         to the value of the property's Full Replacement Cost, the insurance
         carrier that is then carrying the largest amount of fire and extended
         coverage on the Premises shall make a determination as to the
         property's Full Replacement Cost. The insurer's determination shall be
         final and Tenant shall, if necessary, immediately increase the amount
         of insurance carried on the Premises to the amount determined by that
         carrier. Notwithstanding any provision to the contrary, increases in
         coverage pursuant to this section may not be made more often than once
         per calendar year, unless otherwise agreed by Landlord and Tenant in a
         separate writing. Notwithstanding the preceding sentence, if Tenant
         makes improvements or alterations to the Premises during any given year
         of the term of this Lease, Landlord may request an increase in coverage
         pursuant to the provisions of this section.

            5.3   LIABILITY AND PROPERTY INSURANCE:

                  (a)   Tenant shall, at its own cost and expense secure and
         maintain during the entire term of this Lease and any extended term of
         this Lease, public liability, property damage, and products liability
         insurance, insuring

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         both Tenant and its employees against all bodily injury, property
         damage, personal injury, or other loss or liability that might arise in
         connection with Tenant's occupation and use of the Premises under this
         Lease.

                  (b)   Landlord shall be named as an additional insured and the
         policy or policies shall contain cross-liability endorsements.

                  (c)   If the limits of liability and property damage insurance
         carried by Tenant are materially less than the amount or type of
         insurance typically carried by owners or tenants of properties located
         in the same county in which the Premises are Located, which are similar
         to and operated for similar business purposes as the Premises, Landlord
         may elect to require Tenant to increase the amount of specific
         coverage, change the type of policy carried, or both. If Landlord so
         elects, Tenant shall be notified in writing of the specific change in
         policy amount or type required and shall have 30 days after the date of
         Landlord's notice to effect the change in amount or type of policy. If,
         however, the parties' disagree as to the necessary amount of coverage,
         the insurance carrier that is then carrying the largest amount of
         liability and property insurance coverage on the Premises shall make
         determination as to the necessary amount of coverage. The insurer's
         determination shall be final and Tenant shall, if necessary,
         immediately increase the amount of insurance carried on the Premises to
         the amount determined by that carrier. Notwithstanding any provision to
         the contrary, increases in coverage pursuant to this section may not be
         made more often an once per calendar year, unless otherwise agreed by
         Landlord and Tenant in a separate writing. Notwithstanding the
         preceding sentence, if Tenant makes improvements or alterations to the
         Premises during any given year of the term of this Lease, Landlord may
         request an increase in coverage pursuant to the provisions of this
         section.

            5.4   BUSINESS INTERRUPTION INSURANCE:

      Tenant shall procure and maintain, at its own cost and expense, business
interruption insurance for and during the term of this Lease, and in an amount
sufficient to ensure that the rent provided for in Section 2.01 will be paid to
Landlord for a period of up to one (1) year in the event the Premises or
buildings thereon are destroyed or damaged so as to render operation of Tenant's
business impossible or impracticable.

            5.5   TENANT'S PERSONAL PROPERTY:

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      Tenant Shall at all tines during the term of this Lease and at Tenant's
sole expense, keep its personal property, including trade fixtures and equipment
and all inventory of Tenant that may be in the Premises from time to time,
insured against loss or damage by fire and by any peril included within fire and
extended coverage insurance for an amount that will insure the ability of Tenant
to fully replace the trade fixtures, equipment, and merchandise.

            5.6   WORKERS' COMPENSATION INSURANCE:

      Tenant shall maintain in effect throughout the term of this Lease, at
Tenant's sole expense, Workers' Compensation insurance in accordance with the
laws of California.

            5.7   CANCELLATION CLAUSE:

      Any policy of insurance required under this Article 5 shall be written by
insurance companies authorized to do business in California. Each policy of
insurance procured by Tenant pursuant to this Article 5 shall expressly provide
that it cannot be canceled for any reason or altered in any manner unless at
least thirty (30) days prior written notice has been given by the insurance
company issuing the policy to Landlord in the manner specified in this Lease for
service of notice on Landlord by Tenant.

            5.8   DEPOSIT OF INSURANCE POLICIES WITH LANDLORD:

      Promptly following the issuance, reissuance, or renewal of any insurance
policy required by this Lease, Tenant shall cause a duplicate copy of the policy
or a certificate evidencing the policy signed by the insurance company issuing
the policy or its agent to be given to Landlord.

            5.9   BLANKET INSURANCE POLICY:

      In order to satisfy its obligations under this Article 5, Tenant may at
any time during the term of this Lease, have in full force and effect a
"blanket" policy of insurance insuring the Premises as well as other property
owned or occupied by Tenant, provided the blanket policy does not in any way
diminish the amount or coverage of the insurance required under this Article,
and further provided that the blanket policy otherwise meets all requirements of
this Article.

            5.10  LANDLORD'S RIGHT TO PROCURE INSURANCE:

      If at any time Tenant fails to procure or maintain the insurance required
by this Article 5, Landlord may obtain that insurance and pay the premiums on it
for the benefit of Tenant. Any amounts paid by Landlord to procure or maintain
insurance pursuant to this section shall be immediately due and repayable to
Landlord by Tenant with the next then due installment of rent under this Lease;
failure to repay at that time any amount expended by Landlord shall be
considered the same as a failure to pay rent and a default by Tenant under this
Lease.

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                                   ARTICLE 6
                             DESTRUCTION OF PREMISES

            6.1   TENANT'S DUTY TO REPAIR OR RESTORE:

                  (a)   If any improvements, including buildings and other
         structures, located on the Premises are damaged or destroyed during the
         term of this Lease, or any renewal or extension thereof, regardless of
         the nature of such damage or destruction. Tenant shall repair that
         damage as soon as reasonably possible and restore the Premises and
         improvements to substantially the same condition as existed before the
         damage or destruction, to the extent that the proceeds of the insurance
         policies covering the occurrence are sufficient to cover the actual
         cost of repair and restoration.

                  (b)   If the damage or destruction is caused either by a peril
         against which fire and extended coverage insurance is required by this
         Lease to be carried or by a peril against which insurance is not
         required to be carried by this Lease, Tenant expressly waives any right
         under Civil Code Sections 1931-1933 to terminate this Lease for damage
         or destruction to the Premises.

            6.2   LIMITATION OF LEASE FOR CERTAIN LOSSES:

                  (a)   Notwithstanding any other provision of this Lease, if
         more than fifty percent {50%) of the Premises are damaged or destroyed,
         including any buildings or movements thereon, Tenant may elect not to
         rebuild and terminate this Lease by giving Landlord written notice of
         the termination. The notice must be given within sixty (60) days after
         occurrence of the damage or destruction.

                  (b)   Tenant or Landlord shall also have the right to
         terminate this Lease by giving written notice of termination to the
         other not later than sixty (60) days after occurrence of the damage or
         destruction under either of the following circumstances:

                           (1)   If the Premises are damaged or destroyed from
         any cause whatsoever, insured or uninsured, and the laws then in
         existence do not permit the repair or restoration of the Premises
         provided for in this Article; or

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                           (2)   If the Premises are destroyed from any cause
         whatsoever, Insured or uninsured, during the last six (6) months of the
         original term of this Lease (provided that Tenant has not elected
         before the date of damage or destruction to extend the term of this
         Lease in accordance with the provisions of Section 1.02) or during the
         last six (6) months of the extended term, if any, of this Lease.

                  (c)   Any termination shall become effective as of the date of
         the notice of termination, In the event of a termination under
         subsection 6.02(a) or 6.02(b), Tenant shall not be entitled to collect
         any insurance proceeds attributable to insurance policies covering the
         Premises or improvements, except those proceeds attributable to
         Tenant's personal property and trade fixtures, business interruption or
         liability for claims in which Tenant is a party defendant.

                  (d)   If this Lease is terminated pursuant to either
         subsection 6.02(a) or 6.02(b) above, rent, taxes. assessments, and
         other sums payable by Tenant under this Lease shall be abated as of the
         date of the casualty. If any taxes, assessments, or rent has been paid
         in advance by Tenant, Landlord shall refund it to Tenant for the
         unexpired period for which the payment has been made.

            6.3   TIME FOR CONSTRUCTION OF REPAIRS:

         Any and all repairs and restoration of improvements required by this
Article shall be commenced by Tenant within a reasonable time after occurrence
of the damage or destruction requiring the repairs or restoration; shall be
diligently pursued after being commenced; and shall be completed within a
reasonable time after the loss. If Landlord, in its discretion, determines that
it must make the necessary repairs and restoration, Landlord shall cause the
repairs and restoration to be completed not later than one (1) year after
occurrence of the event causing destruction subject to force majeure.

            6.4   PAYMENT OF INSURANCE PROCEEDS:

      For any damage to the Premises caused by a peril covered by insurance
required under this Lease to be carried and maintained by Tenant, the proceeds
shall be paid directly to the Tenant for the purpose of making the necessary
repairs to the Premises.

                                   ARTICLE 7
                                  CONDEMNATION

            7.1   CONDEMNATION DEFINED:

                                       13
<PAGE>

                  (a)   The term "Total Condemnation" as used in this Article
         shall mean the taking by eminent domain ("Condemnation") by a public or
         quasi-public agency or entity having the power of eminent domain
         ("Condemner") of:

                           (1)   More than fifty percent (50%) of the total
         ground area of the Premises; or

                           (2)   Less than fifty percent (50%) of the ground
         area of the Premises at a time when the remaining buildings or
         improvements on the Premises cannot reasonably be restored to a
         condition suitable for Tenant's occupancy for the uses permitted by
         this Lease within ninety (90) normal eight-hour working days under all
         laws and regulations then applicable; or

                           (3)   Less than fifty percent (50%) of the ground
         area of the Premises in such a manner that Tenant is materially
         prevented from carrying on its then current operations on the remaining
         portion of the Premises at no material additional costs than were
         incurred immediately prior to the taking.

                  (b)   The term "Partial Condemnation" as used in this Article
         shall mean any Condemnation of a portion of the Premises that is not a
         Total Condemnation under Section 7.01(a) of this Lease.

            7.2   EFFECT OF CONDEMNATION:

                  (a)   If a Total Condemnation of the Premises should occur
         during the term of this Lease, this Lease shall terminate without
         further notice as of 12:01 A.M. on the date actual physical possession
         of the Condemned property is taken by the Condemner. All rent payable
         under this Lease shall be prorated as of 12:01 A.M. on that date and a
         prompt refund or payment of rent for the unexpired period of this Lease
         shall be made by Landlord to Tenant. On the making of that rent
         adjustment, both Landlord and Tenant will be released and discharged
         from any and all further obligations under this Lease.

      In the event of a Partial Condemnation of the Premises, this Lease shall
terminate as to the portion of the Premises taken on the date actual physical
possession of that portion is taken by the Condemner but shall remain in full
force anal effect as to the remainder of the Premises; provided, however, that
promptly after the taking of actual physical possession by the Condemner of the
portion taken by Condemnation. Landlord shall restore, at Landlord's own cost
and expense, the improvements on the remainder of the Premises to a condition
making the Premises tenantable by

                                       14
<PAGE>

Tenant, to the satisfaction of Tenant in its reasonable discretion, for the then
current uses. Any rent payable under this Lease after the date actual physical
possession is taken by the Condemner of the portion of the Premises condemned
shall be reduced by the percentage the ground area of the portion taken by
eminent domain bears to the total ground area of the Premises on the date of
this Lease. In addition, the rent payable under this Lease shall be further
abated during the time and to the extent Tenant is prevented from occupying all
of the remainder of the Premises by the work of restoration required by this
section to be performed by Landlord.

            7.3   LANDLORD'S POWER TO SELL IN LIEU OF CONDEMNATION:

      Landlord may, without any obligation or liability to Tenant and without
affecting the validity or continuation of this Lease other than as expressly
provided in this Article, agree to sell or convey to the Condemner, without
first requiring that an action or proceeding for Condemnation be instituted or
tried, the portion of the Premises sought by the Condemner free from this Lease
and the rights of Tenant in the Premises other than as provided in this Article
7.

            7.4   CONDEMNATION AWARD

      All compensation and damages awarded or paid for the Condemnation of the
Premises or any portion thereof, or for any sale in lieu of Condemnation as
authorized by Section 7.03 of this Lease, shall, except as otherwise expressly
provided in this section, belong to and be the sole property of Landlord. Tenant
hereby assigns to Landlord any claim Tenant might have except for this provision
against Landlord, the Premises, or Condemner for diminution in value of the
leasehold estate created by this Lease or the value of the unexpired term of
this Lease; provided, however, that Tenant is entitled to seek to recover froth
the Condemner, but not from Landlord:

                  (a)   The cost of removing any trade fixtures, furniture, or
         equipment from the portion of the Premises taken by Condemnation;

                  (b)   The value of any improvements installed by Tenant on the
         portion of the Prices taken by Condemnation that Tenant has a right to
         remove under this Lease but that Tenant elects not to remove; and

                  (c)   The then amortized value of all improvements made by
         Tenant on the portion of the Prices taken by Condemnation that could
         not be removed by Tenant on expiration of this Lease either because of
         provisions of this Lease or because the improvements would have no
         economic value on removal from the Premises,

                                   ARTICLE 8
                                INDEMNIFICATION

            8.1   TENANT'S HOLD-HARMLESS CLAUSE:

                                       15
<PAGE>

      Except as otherwise provided in Section 8.02, Tenant shall indemnify and
holds Landlord and the property of Landlord, including the Premises, free and
harmless from any and all liability, claims, loss, damages, or expenses,
including attorney's fees and costs, arising by reason of the death or injury of
any person, including Tenant or any person who is an employee or agent of
Tenant, or by reason of damage to or destruction of any property, including
property owned by Tenant or any person who is an employee or agent of Tenant,
caused or allegedly caused by: (1) any cause whatsoever while that person or
property is in or on the Premises or in any way connected with the Premises or
with any improvements or personal property on the Premises; (2) some condition
of the Premises or some building or improvement on the Premises; (3) some act or
omission on the Premises of Tenant or any person in, on, or about the Premises
with the permission and consent of Tenant; or (4) any matter connected with
Tenant's occupation and use of the Premises.

            8.2      LANDLORD'S HOLD HARMLESS CLAUSE:

      Notwithstanding the provisions of Section 8.01 of this Lease, Tenant shall
be under no duty to indemnify and hold Landlord harmless from any liability,
claims, or damages arising because of Landlord's failure to make any repairs
required by this Lease to be made by Landlord or because of any negligence or
willful acts of misconduct by Landlord or by any person who is an agent or
employee of Landlord acting in the course and scope of its agency or employment.
Landlord agrees to indemnify, defend, protect, and hold Tenant free and harmless
from and against any liability, claims, or damages arising from or in connection
with Landlord's failure to make any repairs required by this Lease to be made by
Landlord or because of any negligence or willful acts of misconduct by Landlord
or by any person who is an agent or employee of Landlord acting in the course
and scope of its agency or employment.

                                   ARTICLE 9
                              DEFAULT AND REMEDIES

            9.1   REMEDIES ON TENANT'S DEFAULT:

      If Tenant breaches this Lease or breaches this Lease and abandons the
Premises before the natural expiration of the term of this Lease, Landlord, in
addition to any other remedy given by law or equity, may:

                  (a)   Continue this Lease in effect by not terminating
         Tenant's right to possession of the Premises, in which case Landlord
         shall be entitled to enforce all Landlord's rights and remedies under
         this Lease, including the right to recover the rent specified in this
         Lease as it becomes due under this Lease.

                  (b)   Terminate this Lease and recover from Tenant:

                           (1)   The worth, at the time of award, of the unpaid
         rent that had been earned at the time of termination of the Lease;

                                       16
<PAGE>

                           (2)   The worth, at the time of award, of the amount
         by which the unpaid rent that would have been earned after termination
         of the Lease until the time of award exceeds the amount of rental loss
         that Tenant proves could have been reasonably avoided;

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

                           (4)   Any other amount necessary to compensate
         Landlord for all damage approximately caused by Tenant's failure to
         perform the obligations under this Lease; or

                  (c)   Terminate the Lease and, in addition to any recoveries
         Tenant may seek under paragraph (b) of this Section 9.01, bring an
         action to reenter and regain possession of the Premises in the manner
         provided by the laws of unlawful detainer then in effect in California.

            9.2   TERMINATION BY LANDLORD:

      No act of Landlord, including but not limited to Landlord's entry an the
Premises or efforts to relet the Premises, or the giving by Landlord to Tenant
of a notice of default, shall be construed as an election to terminate this
Lease unless a written notice of the Landlord's election to terminate is given
to Tenant or unless termination of this Lease is decreed by a court of competent
jurisdiction.

            9.3   DEFAULT BY TENANT:

      All covenants and agreements contained in this Lease are declared to be
conditions to this Lease and to the term hereby leased to Tenant. The occurrence
of any of the following shall constitute a material default and breach of this
Lease by Tenant:

                  (a)   Tenant's failure to pay rent when due when the failure
         continues for ten (10) business days after written notice to pay that
         rent or surrender possession of the Premises is served on Tenant by
         Landlord; or

                  (b)   Any failure to perform any other covenant, condition, or
         agreement contained in this Lease when the failure is not cured within
         thirty (30) days after written notice of the specific failure is given
         by Landlord to Tenant; or

                  (c)   The bankruptcy or insolvency of Tenant, the making by
         Tenant of any general assignment for

                                       17
<PAGE>

         the benefit of creditors; the filing by or against Tenant of a petition
         to have Tenant adjudged a bankrupt or of a petition for reorganization
         or arrangement under the Bankruptcy Act (unless, in the case of a
         petition filed against Tenant, it is dismissed within sixty (60) days);
         the appointment of a trustee or receiver to take possession of
         substantially all of Tenant's assets located at the Premises or of
         Tenant's interest in this Lease, if possession is not restored to
         Tenant within thirty (30) days; or the attachment, execution, or other
         judicial seizure of substantially all of Tenant's assets located at the
         Promises or of Tenant's interest in this Lease, when that seizure is
         not discharged within thirty (30) days.

                  (d)   The abandonment or vacating of the Premises by Tenant
         (which, for purposes of this Lease, shall mean Tenant's failure to
         occupy and operate the Premises for business for a period of at least
         30 consecutive days).

            9.4   NUISANCE:

      Notwithstanding any provision to the contrary, including the permitted
uses of the Premises by the Tenant described in Section 4.01, Tenant shall not
commit or permit any act constituting a nuisance, whether such nuisance arises
from noise, odor, smoke. sewerage, chemical wastes or otherwise. Furthermore,
Tenant shall not obstruct or cause to be obstructed any public or private
roadway or sidewalk leading onto the Premises or any area adjacent thereto. The
commission of any act of nuisance, shall constitute a default by Tenant of the
terms of this Lease.

            9.5   CUMULATIVE REMEDIES:

      The remedies granted to Landlord in this Article 9 shall not be exclusive
but shall be cumulative and in addition to all other remedies now or hereafter
allowed by law or authorized in this Lease.

            9.6   WAIVER OF BREACH:

      The waiver by Landlord of any breach by Tenant of any of the provisions of
this Lease shall not constitute a continuing waiver or a waiver of any
subsequent default or breach by Tenant either of the same or a different
provision of this Lease.

                                       18
<PAGE>

                                   ARTICLE 10
                                  MISCELLANEOUS

            10.1  ASSIGNMENT AND SUBLETTING:

      Tenant shall not encumber, assign, or otherwise transfer this Lease, any
right or interest in this Lease, or any right or interest in the Premises or any
of the improvements that may now or hereafter be constructed or installed on the
Premises without first obtaining the written consent of Landlord, which consent
shall not be unreasonably withheld. Tenant shall not sublet the Premises or any
part thereof, nor allow any other person, other than Tenant's agents, servants,
and employees, to occupy the Premises or any part of the Premises without the
prior written consent of Landlord, which consent shall not be unreasonably
withheld. Any encumbrance, assignment, transfer, or subletting without the prior
written consent of Landlord, whether voluntary or involuntary, by operation of
law or otherwise, is void and shall, at the option of Landlord, terminate this
Lease.

            10.2  UTILITIES:

      Tenant shall pay all charges incurred for the furnishing of gas,
electricity, water, telephone service, garbage or refuse service, and other
public utilities to the Premises during the term of this Lease. Landlord hereby
represents and warrants that all necessary utilities are in place and not
subject to assessment.

            10.3  NOTICES:

      Except as otherwise expressly provided by law, any and all notices or
other communications required or permitted by this Lease or by law to be served
on or given to either party to this Lease by the other party shall be in writing
and shall be deemed duly served and given when personally delivered to the party
to whom it is directed or to any managing employee or officer of that party or,
in lieu of personal service, when deposited in the United States mail,
first-class postage prepaid, addressed to Tenant at 900 Palm Avenue, South
Pasadena, California. 91030 or to Landlord at 900 Palm Avenue, South Pasadena,
California, 91030. Either party, Landlord or Tenant, may change its address for
purposes of this section by giving written notice of that change to the other
party in the manner provided in this section.

            10.4  ATTORNEYS' FEES:

      If any litigation, including arbitration proceedings, is commenced between
the parties to this Lease concerning the Premises, this Lease, or the rights and
duties of either in relation to this Lease, the party prevailing in that
litigation shall be entitled, in addition to any other relief that may be
granted in the litigation, to a reasonable sum as and for its attorneys' fees in
the litigation, which shall be determined by the court in that litigation or in
a separate action brought for that purpose.

            10.5  BINDING OF HEIRS AND SUCCESSORS:

      This Lease shall be binding on and shall inure to the benefit of the
heirs, executors, administrators, successors, and assigns of each Landlord and
Tenant, but nothing contained in this section shall be construed as a consent by
Landlord to any assignment of this Lease or any interest in this Lease by
Tenant.

                                       19
<PAGE>

            10.6  TIME OF THE ESSENCE:

      Time is expressly declared to be of the essence in this Lease.

            10.7  COMPLETE AGREEMENT:

      This instrument constitutes the sole and only agreement between Landlord
and Tenant respecting the Premises, the leasing of the Premises to Tenant, and
the Lease terms contained in this Lease, and correctly sets forth the
obligations of Landlord and Tenant to each other as of its date. Any agreements
or representations respecting the Premises or their leasing by Landlord to
Tenant not expressly set forth in this instrument are null and void.

            10.8  SEVERABILITY:

      In the event that a court of competent jurisdiction finds any of the terms
of this Lease either partially or wholly invalid or unenforceable, for any
reason whatsoever, such holding shall have no effect on the remaining terms
contained herein not so held, and this Lease shall be construed, if possible, as
if such invalid or unenforceable terms had not been included herein.

            10.9  GOVERNING LAW/VENUE:

      The parties intend that in the event either party brings an action under
this Lease, such action shall be governed by the laws of the State of
California. Sole and proper venue for such action shall be the City and County
of Los Angeles, State of California.

            10.10 QUIET ENJOYMENT:

      Upon payment by Tenant of the rent and additional rent and the performance
of all the covenants, conditions and provisions on Tenant's part to be performed
under this Lease, Tenant shall have quiet enjoyment of the Premises for the
entire term of this Lease, subject to of the provisions of this Lease.

                                       20
<PAGE>

      IN WITNESS WHEREOF, the parties hereto have executed this Agreement on the
dates set forth below.

WITNESSES:

DATED:  December 1, 1997                SUMO HOLDINGS SACRAMENTO, LLC,
                                        A CALIFORNIA LIMITED LIABILITY COMPANY:

----------------------------------
First Witness
                                        By: /s/ S. CHANDRAMOHAN
                                            -------------------
                                            S. CHANDRAMOHAN
                                            Its:  Manager

----------------------------------                 "LANDLORD"
Second Witness
                                        FORD GRAPHICS GROUP, LLC,
                                        A CALIFORNIA LIMITED LIABILITY COMPANY:

----------------------------------
First Witness
                                        By: /s/ S. CHANDRAMOHAN
                                            -------------------
                                            S. CHANDRAMOHAN
                                            Its:  Manager

----------------------------------               "TENANT"
Second Witness

                                       21
<PAGE>

                                    EXHIBIT A
                         DESCRIPTION OF LEASED PROPERTY

      Real property located at 1322 V Street. Sacramento, California 90015 and
more precisely described as follows:

Parcel No. 1:

      The West one-half of Lot 3, in the Block bounded by "V" and "W" 13th and
14th Streets of the City of Sacramento, according to the official map or plan
thereof.

Parcel No. 2:

      The East one-half of Lot 3, in the Block bounded by "V" and "W" 13th and
14th Streets of the City of Sacramento, according to the official map or plan
thereof.

Parcel No. 3:

      The North one-half of Lot 4, in the Block bounded by "V" and "W" 13th and
14th Streets of the City of Sacramento, according to the official map or plan
thereof.

Parcel No. 4:

      The South one-quarter of Lot 4, in the Block bounded by "V" and "W" 13th
and 14th Streets of the City of Sacramento, according to the official map or
plan thereof.

Parcel No.. 5:

      The North one-half of the South one-half of Lot 4, in the Block bounded by
"V" and "W" 13th and 14th Streets of the City of Sacramento, according to the
official map or plan thereof.

                                       1<PAGE>

                                                                   EXHIBIT 10.15

                                 LEASE AGREEMENT

            THIS AGREEMENT OF LEASE, made this 7th day of December, 1995 by and
between Richard L. Dietrick and Garnetta J. Dietrick (hereinafter called
"Landlord") and Leet-Melbrook, Inc. (hereinafter called "Tenant") .

                              W I T N E S S E T H:

            1. DEMISED PREMISES. Landlord, for and in consideration of the
covenants and agreements herein set forth, and the rent hereafter specifically
reserved, does hereby lease to Tenant, the entire building located at 18810
Woodfield Road, Gaithersburg, Maryland (hereinafter called the "Building" or
"Demised Premises").

            2. TERM.

                  (a) Subject to and upon the terms and conditions, set forth
herein, this lease shall continue in force for a term of five (5) years
beginning on the 15th day of January, 1996 ("Commencement Date"), and ending on
the 14th day of January 2001 ("Termination Date").

                  (b) Provided the Tenant is not then in Default, Tenant shall
have the right, exercisable not less than six (6) months prior to the
Termination Date, to extend this Lease for an addition period of five (5) years,
upon the same terms and conditions as set forth herein for the initial term
(other than his option to extend).

            3. RENT AND OTHER CHARGES.

                  (a) Tenant covenants and agrees to pay to Landlord for the
Demised Premises, without previous notice or demand, and without deduction,
set-off or abatement, basic annual rent in the amount of One Hundred Forty-One
Thousand Two Hundred Dollars ($141,200) payable in equal monthly installments,
in advance, of Eleven Thousand Seven Hundred Sixty-Six Dollars and 67/100
($11,766.67) (hereinafter referred to as the "basic monthly rent"), on the first
day of each and every calendar month during the term hereof Rent for any partial
month shall be prorated at the rate of one-thirtieth (1/30th) of the basic
monthly rent per day. Notwithstanding the foregoing, the first two months rent
otherwise payable hereunder shall be abated and Tenant's first monthly payment
shall be due March 15, 1996.

                  (b) Commencing with the second lease year and for each
subsequent lease year during the original and any extended term, basic annual
rent shall be increased annually by an amount equal to two percent (2%) of the
basic annual rent payable during the preceding lease year.

                  (c) Tenant shall pay as additional rent and without notice,
abatement, deduction or set-off, all sums, costs and expenses which Tenant, in
any of the provisions of this Lease, or through a separate agreement relating to
the Demised Premises, assumes or agrees to pay, including but not limited to
tenant work, and in the event of any non-payment thereof, the Landlord shall
have (in addition to all other rights and remedies) all the rights and remedies
provided herein or by law in the case of non-payment of the basic monthly rent.

<PAGE>

                  (d) All payments due to Landlord, including the basic monthly
rent, additional rent, and all other reimbursements and charges due under the
terms of this Lease, shall be made at 14727 Crossway Road, Rockville, Maryland
20853, or such other address of which Tenant is given written notice by
Landlord. Rent checks are to be made payable to Richard and Garnetta Dietrick,
or such other person, firm or corporation as the Landlord may hereafter
designate in writing.

                  (e) Tenant covenants and agrees to pay, as additional rent,
interest at the rate of one and one-half percent (1 1/2%) per month if any
payments are not received within ten (10) days of their due date.
Notwithstanding the foregoing, Landlord shall waive application of the late
payment penalty with respect to the first late payment in any calendar year,
provided that payment is received by Landlord within two (2) days after notice
from Landlord to Tenant that the payment was not received by the due date.

            4. INSURANCE AND TAXES.

                  Landlord shall pay all real estate taxes and the cost of
insurance carried by Landlord with respect to the Building.

            5. TENDER OF POSSESSION. Landlord shall tender possession of the
Demised Premises to Tenant on the Commencement Date, "As Is." "As Is" shall mean
in good order and condition, broom clean and in compliance with existing
building codes. Tenant may inspect building prior to occupancy. Any damage or
faults noted upon inspection will be Landlord's responsibility to repair.
Landlord shall not be obligated to, and shall not, perform any alterations or
improvements to the Demised Premises. Landlord shall not be liable or
responsible for any claims, damages or liabilities by reason of any delay in
tender of possession, nor shall the obligations of the Tenant provided herein be
excused by reason of any such delay, except that Tenant shall not be obligated
to pay rent until Landlord has tendered possession of the Demised Premises. If
Landlord shall not have tendered possession of the Demised Premises, within
thirty (30) days from said commencement date, Tenant may, at Tenant's option,
and as Tenant's sole remedy, by notice in writing to the Landlord, cancel this
Lease with immediate return of security deposit. Upon occupancy of the Demised
Premises Tenant shall immediately execute an agreement specifying the
commencement and termination date of this Lease.

            6. DEPOSITS. Tenant, concurrently with the execution of this Lease,
has deposited with the Landlord a Security Deposit in the amount of Eleven
Thousand Seven Hundred Sixty-Six Thousand and 67/100 ($11,766.67), to be held by
Landlord, and shall be applied by Landlord toward the cost of repairing or
replacing any equipment damaged or removed by Tenant or its guests, agents or
employees from the Demised Premises by Tenant or its-guest, agents or employees
and toward repair of damage (other than ordinary wear and tear) to the Demised
Premises caused or permitted by Tenant or its guests, agents or employees or for
any other liabilities or indebtedness of Tenant to Landlord with notice to
Tenant. This deposit is not to be used or applied by Tenant as a substitute for
rent due any month but may be so applied by Landlord at any time at Landlord's
option. The use, application or retention of the Security Deposit, or any
portion thereof shall not prevent Landlord, from exercising any other right or
remedy provided by this Lease or by law and shall not operate as a limitation on
any recovery to which Landlord may otherwise be entitled. If any portion of the
Security Deposit is used,

                                        2

<PAGE>

applied or retained by Landlord in accordance with this Lease, Tenant agrees,
within ten (10) days after written demand therefor is made by Landlord, to
deposit cash with the Landlord in an amount sufficient to restore the Security
Deposit to its original amount. Landlord will promptly place the security
deposit in a checking account at a Federally insured financial institution and
the interest shall accrue to Tenant's benefit and be returned to Tenant within
thirty (30) days if and when it is entitled to the refund of the security
deposit.

            7. MAINTENANCE. Tenant agrees that it, at its sole expense, will
keep the Demised Premises, plumbing systems, electrical and HVAC system and
structural components of the Demised premises, in good order and condition and
will, at the expiration or other termination of this Lease, surrender and
deliver up the same broom clean and in like good order and condition as the same
now is or shall be at the commencement of the term hereof, ordinary wear and
tear and damage by the elements, fire and other unavoidable casualty not due to
the negligence of Tenant excepted.

                  Tenant shall also maintain the parking areas and shall arrange
for seasonal maintenance for the HVAC system. Tenant shall be responsible for
keeping grounds and walkways free of debris. Tenant shall be responsible for
snow and ice removal on walkways.

                  Landlord will, at its sole expense, keep in good repair the
roof and exterior walls.

                  During the first year of the initial term only and except for
routine maintenance which shall always be the responsibility of the Tenant,
Landlord will make all necessary repairs and replacement for the heating,
ventilating and air-conditioning systems and equipment installed by Landlord and
serving the Demised Premises unless damaged by act or neglect of Tenant.

                  Landlord will arrange and pay for maintenance of landscaping
and lawn areas. Landlord will arrange and pay for removal of snow and ice from
parking areas servicing the building, within-a reasonable time after
accumulation thereof.

            8. USE OF DEMISED PREMISES. Tenant shall use the Demised Premises in
accordance with, all applicable zoning and other governmental regulations. Tempt
will not obstruct, interfere or conflict with the fire laws) or regulations, or
with any insurance policy upon the Building or any part thereof, or with any
statutes, rules or regulations now existing or subsequently enacted or
established by the local, state or federal governments. Nor will the Tenant use
or permit the Demised Premises, or any part thereof, to be used for any
residential, disorderly, unlawful or hazardous purpose, nor for any purpose
other than hereinbefore specified, without the prior written consent of
Landlord.

            9. LEASEHOLD IMPROVEMENTS AND ALTERATIONS. Tenant agrees to install
a drop ceiling and make other improvements to the Demised Premises, as more
fully set forth in Exhibit A attached hereto and made a part hereof. The cost of
any leasehold improvements will be borne by Tenant.

                  Tenant agrees not to make any additions or alterations,
structural or otherwise, in or upon the Demised Premises, without first having
obtained the Landlord's written

                                        3

<PAGE>

consent, which consent shall not unreasonably be withheld, delayed or
conditioned. All additions, alterations, installations, changes, replacements or
improvements, other than Tenant's trade fixtures upon the Demised Premises shall
remain upon the Demised Premises, and be surrendered with the Demised Premises
at the expiration or other termination of this Lease without disturbance,
molestation or injury. Should the Landlord elect that certain alterations,
installations, changes, replacements, additions to or improvements upon the
Demised Premises be removed upon expiration or other termination of this Lease,
or any renewal period hereof, Tenant hereby agrees to cause the same to be
removed at Tenant' s sole cost and expense, and to repair any damage to the
Demised Premises arising from the installation of or the removal of same, and
should Tenant fail to remove the same, then and in such event the Landlord shall
cause same to be removed at Tenant's sole risk and expense.

                  All of such alterations, decorations, additions or
improvements permitted by Landlord must conform to all rules and regulations
established from time to time by the Underwriters' Association of the local area
and conform to all requirements of Federal, state and local governments. As a
condition precedent to Landlord's consent, Tenant agrees to obtain and deliver
to Landlord written and unconditional waivers of mechanic's and materialmen's
liens upon the land and Building of which Demised Premises are a part, for all
work, labor and services to be performed and materials to be furnished by them
in connection with such work. If, notwithstanding the foregoing, any mechanic's
or materialmen's lien is filed against the Demised Premises, the Building and/or
land, for work claimed to have been done for or materials claimed to have been
furnished to Tenant, such lien shall be discharged by Tenant within ten (10)
days thereafter, at Tenant's sole cost and expense, by the payment thereof or by
filing any bond required by law. If Tenant shall fail to discharge any such
mechanic's or materialmen's lien, Landlord may, at its option, discharge the
same and treat the "cost thereof as additional rent payable with the' monthly
installment of rent next becoming due; it being hereby expressly covenanted and
agreed that such discharge by Landlord shall not be deemed to waive or release
the default of Tenant. Tenant shall also deliver to Landlord prior to the
commencement of any tenant work a builder's risk and general liability policy
naming Landlord as an additional insured with policy limits satisfactory to
Landlord.

            10. SIGNS AND ADVERTISING. Signs, advertising or notice may be
inscribed, affixed or displayed on the outside of the building as approved in
writing in advance by Landlord, such approval not to be unreasonably withheld,
delayed or conditioned and then only in such place, number, size, color and
style as approved by Landlord, and if any such sign, advertisement or notice is
improperly exhibited, Landlord shall have the right to remove the same, and
Tenant shall be" liable for any and all expenses incurred by Landlord by said
removal. Any such permitted use shall be at the sole expense and cost of the
Tenant.

            11. REPAIR OF DAMAGE. All injury to the Demised Premises or the
Building caused by moving any property of Tenant into or out of the Building,
and all breakage done by Tenant or the agents, servants, employees and visitors
of Tenant, shall be repaired by Tenant, at the expense of Tenant. In the event
that Tenant shall fail to do so, then the Landlord shall have the right to make
such necessary repairs, alterations and replacements (structural, non-structural
or otherwise) , and any charge or cost so incurred by the Landlord shall be paid
by Tenant, with the right on the part of the Landlord to elect, in its
discretion, to regard the same as additional rent, in which event such cost or
charge shall become additional rent payable with the

                                        4

<PAGE>

installment of rent next becoming or thereafter falling due under the terms of
this Lease. This provision shall be construed as an additional remedy granted to
the Landlord, and not in limitation of any other rights and remedies which the
Landlord has or may have in said circumstances.

            12. INSURANCE.

                  (a) Landlord shall insure the Building against damage by fire,
including extended coverage, in any amount Landlord in its sole discretion shall
deem adequate, and shall maintain such insurance throughout the term of this
Lease. Tenant shall fully insure all of its property in the Demised Premises
against damage by fire, extended coverage, vandalism and malicious mischief and
water damage. In addition, Tenant shall also maintain with respect to the
Demised Premises, comprehensive public liability insurance for bodily injury and
property damage naming Landlord as an additional insured, in such amounts as are
adequate to protect Landlord against liability for injury to on death of any
person in connection with the use, operation or Condition of the Demised
Premises. Such insurance at all times shall be in an amount not less that Three
Million Dollars ($3,000,000) for injuries to persons in one accident and not
less than One Million Dollars ($1,000,000) for injury to any one person and not
less than One Million Dollars ($1,000,000) for property damage, which limits may
be increased from time to time to amounts not to exceed those customary for
similarly sized Tenants in the Gaithersburg area.

                  (b) Tenant shall deliver certificates of insurance indicating
the above-specified coverage to the Landlord upon the commencement of the term
of this Lease, and continuing evidence of such coverage annually. Such insurance
policy or policies shall be in a form reasonably satisfactory to the Landlord,
and shall be placed with a company qualified to do business in the jurisdiction
in which the Demised Premises are located, and shall provide that it (they)
cannot be canceled without at least ten (10) days prior written notice to the
Landlord.

                  (c) Neither Landlord nor Tenant shall be liable (by way of
subrogation or otherwise) to the other party (or to any insurance company
insuring the other party) for any loss or damage to any property of the other,
even though such loss or damage might have been occasioned by the negligence of
the Landlord or Tenant, or their respective agents, employees or invitees. This
release shall be in effect only so long as the applicable insurance policies
shall contain a clause or endorsement to the effect that the aforementioned
waiver shall not affect the right of the insured to recover under such policies;
each party shall use its best efforts (including payment of additional premium)
to have its insurance policies contain the standard wavier of subrogation
clause. In the event Landlord's or Tenant's insurance carrier declines to
include a standard waiver of subrogation clause, Landlord or Tenant as the case
may be, shall promptly notify the other party, in which event, the other party
shall not be required to have its insurance policies contain such wavier of
subrogation clause and this paragraph 12(c) shall be of no force and effect.

            13. SERVICES AND UTILITIES. Landlord shall make available
electricity and water servicing the building at Tenant's sole cost. Tenant shall
arrange for the cost of all such utilities to be billed directly to it, and
shall pay all such charges promptly when due. The electrical wiring and other
equipment in the Building are not represented by Landlord to be

                                        5

<PAGE>

adequate for any particular use and the Landlord does not provide any
uninterruptable power source, power filters or conditioners. Tenant agrees that
it will not make any use of the electrical equipment of the Building which
exceeds the capacity of such equipment. Tenant shall arrange for its own
cleaning service as necessary to keep the Demised Premises in a clean and
orderly condition, and shall separately contract with a trash disposal service
for removal of all trash from the Demised Premises, with storage thereof to be
maintained in a closed dumpster in accordance with applicable law.

            14. DEFAULT. If Tenant shall:

                  (a) Fail to pay any rent or other sum due hereunder at the
time the same shall become due and payable and after ten (10) days' written
notice from Landlord, provided that Landlord shall not be obligated to notify
Tenant of failure to receive the rent more than twice a year during the term of
this Lease, and extension thereof, any subsequent failure to constitute an
immediate event of default;

                  (b) Violate or fail or neglect to keep or perform any of the
covenant's conditions and agreements herein contained on the part of Tenant to
be kept and performed within twenty-one (21) days after written notice to
correct same (which period shall be extended if the same is impractical of cure
within such twenty-one (21) day period and Tenant has commenced and is
diligently pursuing cure) ;

                  (c) Permit the Demised Premises to become vacant or deserted;

            Then Tenant shall be in default hereunder and at the option of the
Landlord, Tenant's right of possession shall cease and terminate, and the
Landlord shall be entitled to possession of the Demised Premises, and Landlord
may proceed to recover possession under and by virtue of the provisions of the
laws of the state in which the Demised Premises are located, or by such other
proceedings, including re-entry and possession as may be applicable, any notice
to quit, or of intention to re-enter the same, being hereby expressly waived by
Tenant. In the event of such re-entry by process of law or otherwise, Tenant
agrees to remain answerable for any and all damage, including, but not limited
to, reasonable attorneys' fees, brokerage fees, and expenses of placing the
Demised Premises in first class rentable condition, deficiency or loss of rent
which the Landlord may sustain by such re-entry, whether or not the Landlord
re-lets the premises, and the Landlord shall have the full power, which is
hereby accepted by Tenant, to re-let the said premises for and on behalf of
Tenant, and upon such-reletting, the Landlord shall have the right each month to
sue for and recover any loss of rents or monthly deficits, with the right
reserved to the Landlord to bring any action(s) or proceeding(s) for the
recovery of any deficits remaining unpaid without being obligated to await the
end of the term of this Lease for a final determination of Tenant's account.
Tenant shall further be liable for and Landlord shall be entitled to prove and
collect the unamortized costs of tenant improvements paid for by Landlord. The
commencement or maintenance of any one or more actions shall not bar the
Landlord from bringing other or subsequent actions for further accruals pursuant
to provisions of this paragraph. Anything to the contrary herein
notwithstanding, Landlord may, at its option, await the expiration of the term
of this Lease before seeking to recover any such deficits, in which event, the
cause of action shall not be deemed to have accrued until the date of expiration
of said term.

                                        6

<PAGE>

            It is further stipulated and agreed that, in the event of the
termination of the term of this Lease by the happening of any such event, the
Landlord shall become entitled to recover as and for liquidated damages caused
by such breach of the provisions of this Lease, an amount equal to the then cash
value of the difference between the rent reserved hereunder for the unexpired
portion of the term, and the then cash rental value of the Demised Premises for
such unexpired portion of the term hereby, unless the statute which governs or
shall govern the proceeding in which such damages are to be proved limits or
shall limit the amount of such claim capable of being so proved, in which case
the Landlord shall be entitled to prove as and for !liquidated damages in an
amount equal to the maximum amount allowed by or under any such statute. The
provisions of this paragraph of this Lease shall be without prejudice to the
Landlord's right to prove and collect in full damages for rent accrued prior to
the termination of this lease, but not paid. In calculating such liquidated
damages, the then cash rental value of the Demised Premises shall be deemed
prima facia to be the rental realized upon any re-letting, if such re-letting
can be accomplished by the Landlord within a reasonable time after termination
of this Lease. The then cash value of the difference between said cash rental
value of the Demised Premises and the rent reserved hereunder for the unexpired
portion of the term hereby demised shall be deemed to be that principal sum, if
invested at five percent (5%) per annum simple interest, which will yield said
difference, counting said principal sum and interest, over the period of time in
question. Notwithstanding the foregoing, Landlord agrees to use its best efforts
to mitigate any damages it may incur as a result of Tenant's default, provided
that Landlord shall not be required to accept any replacement Tenant deemed by
Landlord to be a substantial credit risk or which Landlord, in its sole
discretion, deems undesirable for the Building.

            In the event of the employment of an attorney by the Landlord or
Tenant because of the violation by the other party of any term or provision of
the Lease, including non-payment of rent as due, the prevailing party shall be
entitled to collect from the other reasonable attorneys' fees and all other
costs incurred therein.

            15. BANKRUPTCY. If the Tenant shall (i) make an assignment for the
benefit of creditors, (ii) be unable to pay its debts as they become due in the
normal course, (iii) or acquiesce in a petition in any court (whether or not,
pursuant to any statute of the United States or of any state) in any bankruptcy,
reorganization, composition, extension, arrangement or insolvency proceedings,
or (iv) make an application in any such proceedings for, or acquiesce in, the
appointment of a trustee or receiver for it, over all or any portion of its
property, or (v) if any petition shall be filed against Tenant in any court
(whether or not pursuant to any statute of the United States or of any state) in
bankruptcy, reorganization, composition, extension, arrangement or insolvency
proceedings, and (i) Tenant shall thereafter be adjudicated a bankrupt or
insolvent, or (ii) such petition shall be approved by any such court, or (iii)
such proceedings shall not be dismissed, discontinued or vacated within sixty
(60) days after such petition is filed; then, in any of said events, this lease
shall immediately cease and terminate, at the option of the Landlord, with the
same force and effect as though the date of occurrence of said event was the day
fixed herein for expiration of the term of this Lease.

            16. NO WAIVER. If under the provisions of this Lease, a compromise
or settlement thereof shall be made, it shall not be considered a waiver of any
breach of any covenant, condition, or agreement herein contained, and no waiver
of any breach of any

                                        7

<PAGE>

covenant, condition or agreement herein contained shall operate as a waiver of
the covenant, condition or agreement itself, or of any subsequent breach, except
to the extent expressly set forth in the compromise, settlement or waiver. No
payment by Tenant or receipt by the Landlord of a lesser amount than the monthly
installments of rent herein stipulated shall be deemed to be other than on
account of earliest stipulated rent, nor shall any statement by Tenant on any
check, or any letter from Tenant accompanying any check or payment as rent, be
deemed an accord and satisfaction, unless Landlord expressly agrees thereto, and
the Landlord may accept any such check or payment without prejudice to the
Landlord's right to recover the balance of such rent, or to pursue any other
remedy in this Lease. No re-entry by the Landlord, and no acceptance by Landlord
of keys from Tenant, shall be considered an implied acceptance of a surrender of
this lease.

            17. LANDLORD'S CURE OF DEFAULT BY TENANT REIMBURSEMENT OF EXPENSES.
If the Tenant defaults in the making of any payment or in the doing of any act
herein required to be made or done by Tenant, then the Landlord may, but shall
not be required to, make such payment or do such act, and if the Landlord shall
incur any charge or expense on behalf of Tenant under the terms of this Lease,
the amount of the expense thereof, if made or done by the Landlord, shall be
paid by Tenant to Landlord, and shall constitute additional rent hereunder, due
and payable with the monthly installment of rent next due and payable after
Landlord sends a written invoice therefor; provided, however, that the making of
such payment or the doing of such act by the Landlord shall not operate to cure
such default by Tenant, or to estop Landlord from the pursuit of any remedy to
which Landlord would otherwise by entitled.

            18. INSPECTION AND SHOWING OF PREMISES. Tenant agrees that it will
allow the Landlord, its agents or employees, to enter the Demised Premises at
all reasonable times during normal business hours by appointment with an officer
of the Company, without charge therefore to Landlord, and without diminution of
the rent payable by Tenant, to examine, inspect or to protect the same, or to
prevent damage or injury to the same, or to make such alterations and repairs as
the Landlord may deem necessary, and to exhibit the same to prospective tenants
or prospective purchasers during the last six (6) months of the Lease term.

            19. LIABILITY FOR DAMAGE TO PERSONAL PROPERTY- AND PERSON:
INDEMNIFICATION. Landlord shall not be liable for any accident or damage caused
by electric lights or wires, or any accident or damage which may occur through
the operation of heating, electrical or plumbing apparatus, or any accident or
injury occurring in connection with said Building and its services, unless
caused by the gross negligence of Landlord. Landlord will not be liable for loss
of or damage to property of Tenant caused by rain, snow, water or steam that may
leak into or flow from any part of said Building through any defects in the roof
or plumbing or from any other source, not resulting from acts of gross
negligence on the part of Landlord. All goods, property or personal effects
stored or placed by Tenant in or about the Building shall be at the risk of the
Tenant, unless the loss is caused by gross negligence of Landlord.
Notwithstanding any other provisions of this Lease to the contrary, except to
the extent expressly prohibited by law, Tenant hereby waives any claim it might
have against landlord or any partner, officer, director, employee of agent of
Landlord for any consequential damages sustained by Tenant arising out of the
loss or damage to any person or property of Tenant.

                                       8

<PAGE>

            Each party hereto shall indemnify the other and shall save them
harmless from and against any and all claims, actions, damages, liability and
expense, including reasonable architects' and attorneys' fees, in connection
with loss of life, personal injury and/or damage to property occasioned wholly
or in part by any action or omission of such party, its agents, servants,
employees, assignees or invitees. In case either party shall, without fault on
their part, be made a party(ies) to any litigation commenced by or against the
other, then the other party shall protect and hold them harmless, and shall pay
all costs, expenses and reasonable attorneys' fees incurred or paid by such
party in connection with such litigation.

            20. CONDUCT OF BUSINESS. The Landlord assumes no liability or
responsibility whatever with respect to the conduct and operation of Tenant's
business to be conducted in the Demised Premises, nor with respect to the
conduct and operation of any other use of the Demised Premises which the
Landlord may by prior written consent permit.

            21. DESTRUCTION. In case of damage by fire or other casualty to the
Demised Premises, Tenant shall be required to pay rent covering only that part
of the Demised Premises that remains tenantable; based on the ratio that the
amount of square foot area remaining that can be occupied bears to the total
square foot area of all of the Demised Premises. If during the term of this
Lease the entire Demised Premises or any substantial part thereof shall be so
damaged by fire or other casualty as to be untenantable, then unless said damage
can be repaired within ninety (90) days thereafter as herein specified, either
party hereto, upon written notice to the other party, given at any time
following the expiration of such ninety (90)-day period may terminate this Lease
in which case the rent and additional rent shall be apportioned and paid to the
date of said fire or other casualty. The period of ninety (90) days shall be
extended for such time that Landlord is delayed in substantially completing such
repair or restoration by causes such as strikes, unavailability of materials or
any other cause which is beyond the reasonable control of Landlord. No
compensation or claim or diminution of rent will be allowed or paid, by
Landlord, by reason of inconvenience, annoyance or injury to business, arising
from the necessity may occur, as determined in the sole discretion of Landlord.
Landlord shall have no obligation to replace or repair Tenant's equipment
fixtures or personal property which is to be insured by Tenant. For purposes of
this paragraph, a substantial part shall mean ten percent (10%) or more of the
Demised Premises.

            22. CONDEMNATION. If any portion of the Demised Premises less than a
substantial part thereof shall be taken or condemned or sold for public or
quasi-public use or purpose by or to any competent authority, then this Lease
shall not terminate except as to the part taken and shall terminate as to the
part taken and shall terminate as to the part taken effective as of the date
when title vests in any such authority. Tenant agrees that if the Demised
Premises, or a substantial portion thereof, shall be taken or condemned or sold
for public or quasi-public use or purpose by or to any competent authority, this
Lease shall fully terminate as of the date when the title vests in such
authority. Tenant shall have no claim against the Landlord, and shall not have
any claim or right to any portion of the amount that may be awarded as damages
or paid as a result of any such condemnation; and all rights by Tenant to
damages therefor, if any, are hereby assigned by Tenant to the Landlord.
Provided, however, that Tenant shall have the right to make any separate claim
it may have for damages as a result of such condemnation to the extent that the
same will not reduce the award otherwise payable to Landlord. And upon such
condemnation or taking, the term of this Lease shall cease and terminate as to
the entire Demised

                                       9
<PAGE>

Premises or the applicable portion thereof from the date when title vests in
such governmental authority, and Tenant shall have no claim against the Landlord
for the value of any unexpired term of this Lease, leasehold improvements or
goodwill. For purposes of this paragraph, a substantial part shall mean ten
percent (10%) or more of the Demised Premises.

            23. ASSIGNMENT AND SUBLETTING.

                  (a) Tenant will not sublet the Demised Premises or any part
thereof, or transfer possession or occupancy thereof , to any person,
partnership, firm or corporation, or transfer or assign this Lease, without the
prior written consent of Landlord, with consent shall not unreasonably be
withheld or delayed, nor shall any subletting or assignment hereof be effected
by operation of law or otherwise than by the prior written consent of Landlord,
which consent shall not unreasonably be withheld or delayed. Any transfer of
interests comprising in excess of fifty percent (50%) of the voting interests in
Tenant shall constitute an assignment. Consent to one assignment, transfer or
subletting to another person, partnership, firm or corporation shall not be
deemed to be a consent to any subsequent assignment, transfer or subletting to
another person, partnership, firm or corporation. Any assignment or subletting
consented to by.-Landlord shall not relieve Tenant of any of its primary
responsibility for all obligations under this lease, and such consent by
Landlord shall not be effective unless and until (i) Tenant gives written notice
thereof to Landlord, and (ii) such transferee, assignee or sublessee shall
deliver to Landlord (a) a written agreement in form and substance satisfactory
to Landlord pursuant to which such transferee, assignee or sublessee assumes all
of the obligations and liabilities of tenant hereunder, and (b) a certified copy
of the assignment agreement or sublease. Any assignment, transfer or subletting
without Landlord's written consent shall be void, and shall, at the option of
Landlord, constitute a default under the terms of this Lease.

            24. HOLDING OVER. In the event that Tenant shall not immediately
surrender the Demised Premises on the date of expiration of the term hereof,
after receipt of written notice from landlord, Tenant shall, by virtue of the
provisions hereof, become a Tenant by the month at a monthly rent equal to the
greater of (i) the then fair market rental value of the Demised Premises or (ii)
one hundred fifty percent (150%) of the monthly rental in effect during the last
month of the term of this Lease, which said monthly tenancy shall commence with
the first day next after the expiration of the terms of this Lease, provided,
however, that Landlord shall not be entitled to increase the rent payable by
Tenant pursuant to this paragraph until thirty (30) days after notice to Tenant
that it intends to do so. The Tenant as a monthly tenant shall be subject to all
of the conditions and covenants of this Lease as though the same had originally
been a monthly tenancy. Tenant shall give to Landlord at least thirty (30) days'
written notice of any intention to quit the Demised Premises, and Tenant shall
be entitled to thirty (30) days' written notice to quit the Demised Premises,
except in the event of nonpayment of rent in advance or of the breach of any
other covenant by the Tenant. Notwithstanding the foregoing, in the event that
Tenant shall hold over after the expiration of the term hereby created, and if
Landlord shall desire to regain possession of the Demised Premises promptly at
the expiration of the term of this Lease, then at any time prior to Landlord's
acceptance of rent from Tenant as a monthly tenant hereunder, Landlord at its
option, may forthwith re-enter and take possession of the Demised Premises
without process, or by any legal process in force in the jurisdiction in which
the Demised Premises are located.

                                       10

<PAGE>

            25. SUBORDINATION. This Lease is subject and subordinate to any
mortgage and/or deed of trust (which terms shall include both construction and
permanent financing) which may now or hereafter encumber or otherwise affect the
Demised Premises, and to all renewals, extensions, modifications,
consolidations, replacements, recasting and/or refinancings thereof. This clause
shall be self-operative, and no further instrument of subordination shall be
required by any mortgagee or trustee to effect the subordination of this Lease.
Nonetheless, in confirmation of such subordination, Tenant shall, at Landlord's
request, within five (5) days after delivery to Tenant, execute any reasonably
requisite or appropriate certificate or document. Tenant agrees that in the
event that any proceedings are brought for the foreclosure of any such mortgage,
Tenant shall attorn to the purchaser at such foreclosure sale, if requested to
do so by such purchaser, and to recognize such purchaser as the Landlord under
this Lease, and Tenant waives the provisions of any statute or rule of law, now
or hereafter in effect, which may give or purport to give Tenant any right to
terminate or otherwise adversely affect this Lease and the obligations of Tenant
hereunder. In the event that Tenant fails to deliver such document to Landlord
within the time periods required above, Tenant hereby appoints Landlord its
Attorney-in-fact for the limited purpose of executing and delivering such
documents.

            26. ESTOPPEL CERTIFICATES. Tenant agrees, at any time and from time
to time, upon not less than five (5) days prior written notice by Landlord, to
execute, acknowledge and deliver to Landlord, a statement in writing (i)
certifying that this Lease is unmodified and in full force and effect, or, if
there have been modifications, that this Lease is in full force and effect as
modified, and stating any such modifications; (ii) certifying that Tenant has
accepted possession of the Demised Premises, and that any improvements required
by the terms of this Lease to be made by the Landlord have been completed to the
satisfaction of the Tenant, or if such improvements have not been made,
specifying those that have not; (iii) stating that no rent under this Lease has
been paid more than thirty (30) days in advance of its due date; (iv) stating
the address to which notices to Tenant should be sent; (v) certifying that
Tenant, as of the date of any such certification, has no charge, lien or claim,
of set-off under this Lease, or otherwise, against rents or other charges due or
to become due hereunder; and (vi) stating whether or not, to the best of
Tenant's knowledge, Landlord is in default in the performance of any' covenant,
agreement or condition contained in this Lease, and, if so, specifying each such
default of which Tenant may have knowledge. Any such statement delivered
pursuant hereto may be relied upon by any owner of the Building, any prospective
purchaser of the Building, any mortgagee or prospective mortgagee of the
Building or of Landlord's interest, or any prospective assignee c >f any such
mortgagee. In the event that Tenant fails to deliver such document to Landlord
within the time periods required above, Tenant hereby appoints Landlord its
Attorney-in-fact for the limited purpose of executing and delivering such
documents.

            27. NOTICES. All notices required or desired to be given hereunder
by either party to the other shall be hand delivered, or given by certified or
registered mail, first-class postage prepaid, return receipt requested. Notice
to the respective parties shall be addressed as follows:

                                       11

<PAGE>

            If to the Landlord:

                Richard Dietrick
                14727 Crossway Road
                Rockville, MD 20853

            with a copy to:

                Lawrence S. Stern, Esq.
                4550 Montgomery Avenue, #775N
                Bethesda, MD 20814

            If to the Tenant:

                Prior to the Commencement Date

                Leet-Melbrook, Inc.
                9319 Gaither Road
                Gaithersburg, Maryland 20977

                After the Commencement Date

                Leet-Melbrook, Inc.
                18810 Woodfield Rd.
                Gaithersburg, Maryland 20879

            Either party may, by like written notice, designate a new address to
which such notices shall be directed. Notice shall be deemed received three (3)
days after given as provided herein, or when actually received, whichever is
earlier.

            28. NO PARTNERSHIP. Nothing contained in this Lease shall be deemed
or construed to create a partnership or joint venture of or between Landlord and
Tenant, or create any other' relationship between the parties hereto other than
that of Landlord and Tenant.

            29. NO REPRESENTATIONS BY LANDLORD. Neither Landlord nor any agent
or employee of Landlord has made any representations or promises, with respect
to the Demised Premises or the Building except as herein expressly set forth,
and no rights, privileges, easements or licenses are acquired by Tenant except
as herein set forth. The Tenant by taking possession of the Demised Premises,
shall accept the same "as is." Such taking of possession shall be conclusive
evidence that the Demised Premises and the Building are in good and satisfactory
condition at the time of such taking of possession.

            30. BROKERAGE. Landlord and, Tenant each represent that they had no
dealings with any real estate broker, finder or other person, with respect to
this Lease in any manner, except McShea. Landlord and Tenant agree to indemnify
and hold each other harmless against and from any claims for any brokerage
commission or other fees and all costs, expenses and liabilities in connection
therewith, including, without limitation, attorneys' fees and expenses, arising
out of any dealings by Tenant with any other broker. Landlord shall pay any

                                       12

<PAGE>

commissions or fees that are payable to McShea with respect to this Lease, in
accordance with the provisions of a separate commission contract.

            31. WAIVER OF TRIAL BY JURY. Except as prohibited by applicable law,
the parties hereto shall, and they hereby do, waive trial by jury in any action,
proceeding or counterclaim brought by either of the parties hereto against the
other on any matters whatsoever arising out of or in any way connected with this
Lease, the relationship of Landlord and Tenant, Tenant's use and occupancy of
the Demised Premises and/or any claim of injury or damage. In the event the
Landlord commences any proceedings for non-payment of rent, minimum rent or
additional rent, Tenant will not interpose any counterclaim of whatever nature
or description in any such proceedings. This shall not, however, be construed as
a waiver of Tenant's right to assert such claims in any separate action brought
by Tenant.

            32. QUIET ENJOYMENT. Upon payment by Tenant of all items of rent,
additional rent, and any and all other sums to be paid by Tenant to Landlord
hereunder, and the observance and performance of all of the covenants, terms and
conditions to be observed and performed by Tenant, Tenant shall have the
peaceful and quiet use of the Demised Premises, and all rights, servitude and
privileges belonging, or in any way pertaining thereto or granted hereby, for
the term of this Lease, without hindrance or interruption by Landlord, or any
other person or persons lawfully claiming by, through or under Landlord, subject
nevertheless to the terms and conditions of this Lease, and to any mortgage,
deed of trust, ground lease or agreement to which this Lease, and/or Landlord's
interest in the Demised Premises and the Building of which they are a part, is
subordinate. Landlord warrants that it has full right and authority to enter
into this Lease for the full term hereof.

            33. BINDING EFFECT OF LEASE. It is agreed that all rights, remedies
and liabilities herein given to or imposed upon either of the parties hereto,
shall extend to their respective heirs, executors, administrators, and except as
otherwise expressly provided in this Lease, their successors and assigns.
Landlord may freely and fully assign its interest hereunder. The term "Landlord"
shall mean only the owner at the time in question of the Building or of a lease
of the building, so that in the event of any transfer or transfers of title to
the Building or of Landlord's interest in a lease of the Building, the
transferor shall be and hereby is relieved and freed of all obligations of
Landlord under this Lease accruing after such transfer, and it shall be deemed,
without further agreement, that such transferee has assumed and agreed to
perform and observe all obligations of Landlord herein during the period it is
the holder of Landlord's interest under this Lease.

            Neither party shall be required to perform any of its obligations
under this Lease, nor be liable for loss damage for failure to do so, where such
failure arises from or through acts of God, strikes, lockouts, labor
difficulties, explosions, sabotage, accidents, riots, civil commotions, acts of
war, results of any warfare or warlike conditions in this or any foreign
country, fire and casualty, legal requirements, energy shortage, or causes
beyond the reasonable control of such party, unless such loss or damage results
from willful misconduct or negligence by such party or its employees. This
paragraph shall under no circumstances apply with respect to any obligation to
make payments of rent or other amounts due hereunder.

                                       13

<PAGE>

            34. APPLICABLE LAW AND CONSTRUCTION. The laws of the jurisdiction in
which the Demised Premises are located shall govern the validity, performance
and enforcement of this Lease. If any provision of this Lease shall at any time
be deemed to be invalid or illegal by any court of competent jurisdiction, this
Lease shall not be invalidated thereby; and in such event, this lease shall be
read and construed as if such invalid or illegal provision only had not been
contained herein, thereby preserving all or the other terms, conditions and
provisions of this Lease.

            35. GENDER. Feminine or neuter pronouns shall be substituted for the
masculine form, and the plural substituted for the singular number, in any place
or places herein which the context may require such substitution or
substitutions. The Landlord herein for convenience has been referred to in
neuter form.

            36. PARKING. Tenant shall have exclusive use of the parking areas
pertinent to the Demised Premises which currently consist of approximately 60
parking spaces.

            37. ENTIRE AGREEMENT. This Lease, together with accompanying
Exhibits, contains the entire and only agreement between the parties and no oral
statements or representations or prior written matter not contained or referred
to in this instrument shall have any force or effect. This Lease shall not be
modified in any way except by a writing subscribed by both parties hereto. The
failure of the Landlord to insist upon strict performance by the Tenant of any
of the covenants or conditions of this Lease in any one or more instances shall
not be construed as a waiver or relinquishment for the future of any such
covenants or conditions, but the same shall be and remain in full force and
effect. No waiver of any provision of this Lease shall be deemed to have been
made, unless it be in writing and signed by the party to be charged therewith.

            38. Right of First Refusal.

                  Continuing while the Lease remains in effect, in the event
that Landlord receives a bona fide offer for the purchase of the Building, which
offer Landlord would like to accept, Landlord shall notify Tenant, in writing,
and furnish to Tenant a copy of such bona fide offer. Tenant shall then have a
period of ten (10) days within which to elect to purchase the Building at the
same price and terms that are contained in the bona fide offer. Such election
must be made in writing within such ten (10) day period. In the event that
Tenant exercises its option to purchase the Building within the required time
period, then Landlord shall sell, and Tenant shall purchase, the Building
pursuant to the terms of the bona fide offer. If Tenant has not so exercised its
option to purchase the Building within the required time period, then Landlord
shall be free to consummate the sale of the Building to the party making the
bona fide offer pursuant to the price and terms of the bona fide offer.

                                       14

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            IN WITNESS WHEREOF, the undersigned have executed this Lease
effective the date first above written.

WITNESS:                                  LANDLORD: /s/ RICHARD L. DIETRICK

                                        BY: /s/ GARNETTA J. DIETRICK
__________________________________          ------------------------------
                                            LEET-MELBROOK, INC.
ATTEST:

/s/ EILEEN M. HALEY                     BY: /s/ JAMES E. PENROD
----------------------------------          ------------------------------
SECRETARY                                   PRESIDENT

                                       15

<PAGE>

                                    EXHIBIT A

                          TENANT'S INITIAL ALTERATIONS

                                       16

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