Document:

Limited Partnership Agreement
                  The Winmax ALPHA Fund Limited Partnership

      This Agreement of Limited Partnership (the "Agreement") made and entered
into this ______ day of ______________, 19 ____ , by and between Winmax
Trading Group, Inc. (the "General Partner") and other parties who shall
execute this agreement, whether in counterpart, by separate instrument or
otherwise, as Limited Partners (individually, a "Limited Partner" or
collectively, the "Limited Partners").

                                 WITNESSETH

     WHEREAS, the parties hereto desire to form a limited partnership for the
purpose of speculative trading in commodity futures, options on futures and
related financial instruments.

    NOW, THEREFORE, the parties hereto agree as follows:

1.  Formation and Name.

The parties hereto do hereby agree to form a limited partnership under the
Delaware Revised Uniform Limited Partnership Act, as amended and in effect on
the date hereof (the "Act"), and the rights and liabilities of the Partners
shall be as provided in the Act except as otherwise herein provided. The name
of the limited partnership shall be "The Winmax ALPHA Fund Limited
Partnership". The General Partner shall execute and file with the Office of
the Secretary of State of Delaware a Certificate of Limited Partnership in
accordance with the provisions of the Act and shall execute, file, record and
publish as appropriate such amendments, assumed name certificates and other
documents as necessary or advisable by the General Partner. Each Limited
Partner agrees to furnish the General Partner with a limited power of attorney
which may be filed with the Certificate of Limited Partnership and any
amendments thereto and such additional  information as is required to complete
such documents and shall execute and cooperate in the filing, recording or
publishing of such documents at the request of the General Partner.

2.  Principal Office.

The principal office of the Partnership shall be 429 Seabreeze Blvd., Suite
227, Ft.Lauderdale, FL 33316 , or such other place as the General Partner may
designate from time to time.

3.  Business.

The Partnership's business and purpose is to trade, buy, sell or otherwise
acquire, hold or dispose of commodity futures contracts and options on futures
contracts and any rights pertaining thereto which are traded on US exchanges.

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<PAGE>

4.  Term, Dissolution and Fiscal Year.

(a) Term.  The term of the Partnership shall commence on the day on which the
Certificate of Limited Partnership is filed with the Office of the Secretary
of State of Delaware and shall end upon the first to occur of the following:
(i) December 31, 2020; (ii) any of the "events of withdrawal" specified in
Section 17-402 of the Act with respect to the General Partner; (iii) the Net
Assets of the partnership at the end of any day drop below 50% of the Net
Assets of the Partnership at the commencement  of Partnerships operations or,
after the Partnership's first full calendar month, to below 50% of Partnership
Net Assets at the end of any previous calendar month, in either case after
adjusting for additions, distributions, redemptions and incentive allocation;
(iv) any event which shall make it unlawful for the existence of the
Partnership to be continued; or (v) the General Partner elects to terminate
the Partnership at any time for any reason in its sole and absolute
discretion.

(b) Dissolution.  Upon the first to occur of the events in section (a) above,
the Partnership shall be dissolved in accordance with the Act. The General
Partner and each Limited Partner shall share in the assets of the Partnership
after the payment of creditors, pro rata in accordance with their respective
Capital Accounts, less any amount owing by such Partner to the Partnership.

(c) Fiscal Year.  The fiscal year of the Partnership shall begin on January 1
of each year and end on the following December 31.

5.  Management of the Partnership.

(a) Management.  The General Partner, to the exclusion of all other partners,
shall conduct and manage the business of the Partnership including, without
limitation, the investment of the funds of the Partnership. No Limited Partner
shall be entitled to any salary, draw or other compensation from the
Partnership on account of any investment in the Partnership. The General
Partner shall have sole discretion in determining what distributions of
profits and income, if any, shall be made to the Partners, shall execute
various documents on behalf of the Partnership and the Partners and supervise
the liquidation of the Partnership if an event causing  dissolution of the
Partnership occurs.

(b) Trading.  The General Partner may in furtherance of the business of the
Partnership cause the Partnership to buy, sell, hold, or otherwise acquire or
dispose of commodity interests traded on US exchanges. The General Partner is
authorized to engage one or more selling agents, brokers, banks and dealers
for the Partnership from time to time in its sole discretion.

(c) Fiduciary responsibility.  The General Partner shall devote such time to
the Partnership's affairs as shall be required to effectively manage the
business and affairs of the Partnership. The General Partner shall have a
fiduciary responsibility to the Partnership with respect to the safe keeping
and use of all funds and assets of the Partnership, and he shall not employ or
permit others to employ such funds and assets in any manner except for the
benefit of the Partnership.

(d) Employment. The General Partner has sole discretion regarding the
appointment or employment of all persons or entities providing services to the
Partnership including, but

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<PAGE>

not limited to, trading advisors, brokers and accountants and may employ any
such persons or entities on behalf of the Partnership without notice to the
Partners.

(e) Other business.  The General Partner may engage in other business
activities and shall not be required to refrain from any other activity or
disgorge any profits from such activity, whether as general partner of
additional partnerships for investment in commodity interest or otherwise.

(f) Books and records.  The Partnership shall keep and retain books and
records relating to the business of the Partnership as the General Partner
deems necessary or advisable, or as required by the Commodity Exchange Act, as
amended, and the rules and regulations of the CFTC, at the principal office of
the Partnership, or such other offices as the General Partner deems advisable.
Such books and records shall be retained by the Partnership for not less than
six years. The Limited Partners shall be given reasonable access to the books
and records of the Partnership.

(g) Commingling.  The Partnership shall make no loans. Assets of the
Partnership will not be commingled with assets of any other entity. Deposits
of assets with a futures broker as margin shall not be considered commingling.

(h) Incentive allocation.  The General Partner is entitled to receive a
monthly incentive allocation equal to 25% of each Limited Partner's Net New
Profit, if any, at the end of each calendar month. Net New Profit is the
amount by which the amount of profit credited to the Limited Partner's Capital
Accounts at the end of a calendar month (before deduction of any incentive
allocation payable in respect of such calendar month) exceeds (i) in the case
of the Partnership's initial calendar month, zero, or (II) in all other cases,
the highest amount of profit credited to such Capital Accounts as of the end
of any prior calendar month, after adjusting for intervening additions,
distributions and redemptions. Profit is the aggregate amount of net profit
(realized and unrealized) allocated to the Limited Partner's Capital Accounts
in accordance with the Limited Partnership Agreement on a cumulative basis,
before any charge for incentive allocations. The incentive allocation shall be
paid at the end of each calendar month. In the event of a redemption of a
Limited Partner's interest  as of a date other than the end of a calendar
month, the incentive allocation payable will be determined as of the effective
date of such redemption or termination as if it were the end of a calendar
month. If any incentive allocation is paid by a Limited Partner to the General
Partner in respect of Net New Profits in such Limited Partner's Capital
Account and a loss is subsequently charged to such Capital Account, the
General Partner shall be entitled to retain the incentive allocations
previously paid in respect to such Capital Account. No subsequent incentive
allocation will be payable in respect to such Capital Account until the loss
charged to such Capital Account has been made up. Losses will be carried
forward from year to year for purposes of computing incentive allocations.

(i) Exculpation.  The General Partner, and its respective officers, directors,
stockholders, employees, agents and affiliates and each person who controls
any of the same shall not be liable, responsible or accountable for damages or
otherwise to the Partnership or any of the Partners, their successors or
permitted assigns, except by reason of acts or omissions due to bad faith,
willful misconduct, gross negligence or breach of fiduciary duty. In no event
shall the General Partner be liable to the Partnership or to any of the
Partners or their successors for special, incidental, punitive or
consequential damages.

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<PAGE>

Each Limited Partner acknowledges that any claim, action or proceeding in
connection with this Agreement or the Partnership shall be brought solely
against the General Partner and the assets of the General Partner, and not
against any officer, director, shareholder, employee, agent or affiliate of
the General Partner or any person who controls any of the same.

6.  Report to Limited Partners.

The Partnerships' books shall be audited annually by independent public
accountants. The Partnership will cause each Limited Partner to receive (i)
reports at least quarterly of the Partnership's activities; (ii) within 90
days after the close of each fiscal year, certified audited financial
statements of the Partnership for the fiscal year the ended; and (iii) within
90 days after the close of each fiscal year, such Partnership tax information
as is necessary for each Partner to complete its federal income tax return.

7.  Capital Contributions and Limited Partnership Interests.

(a) Initial capital contributions.  Interests in the Partnership shall be
evidenced by Units of Partnership Interest ("Units" or "Unit"). The General
Partner on behalf of the Partnership will issue Units to persons desiring to
become Limited Partners, provided that such persons are determined by the
General Partner to be qualified and provided their subscriptions and
Subscription Agreements are accepted by the General Partner. Immediately prior
to commencement of trading the General Partner will contribute to the capital
of the Partnership the lesser of (i) 1% of the aggregate contributions made by
all Partners to the Partnership or (ii) $200,000 and the General Partner shall
maintain its capital contribution to the Partnership at an amount equal to the
lesser of (i) 1% of the aggregate contributions made from time to time by all
Partners to the Partnership or (ii) $200,000. The General Partner may withdraw
any portion of its interest in the Partnership which is in excess of its
required general partnership interest  established in the preceding sentence.
The General Partner also may purchase limited partnership interests in the
Partnership. The General Partner shall, with respect to any Interests owned by
it, enjoy all the rights and privileges and be subject to all of the
obligations and duties of a Limited Partner.

(b) Additional contributions.  Limited Partners may make additional
contributions to the capital of the Partnership only to the extent (if at all)
that the General Partner shall permit. The aggregate of all contributions
shall be available to the Partnership to conduct its business. The General
Partner in its sole discretion may accept or reject any subscription for any
reason. All subscriptions are irrevocable by subscribers.

8.  Allocation of Profit and Losses.

(a) Capital Accounts.  A Capital Account shall be established for each
Partner. The initial balance of each Partner's Capital Account shall be the
amount of its initial capital contribution to the Partnership. Each Partner's
Capital Account shall be increased and/or decreased by the close of business
on the last day of each month by the amount of any additional contributions,
the allocation of profit and/or losses, incentive allocations as required by
the Partnership Agreement (See Paragraph 5 (h)) and any special contingencies
allocations. As of the close of business on the last day of each month

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<PAGE>

determination shall be made regarding the Net Asset Value of the Partnership
(See Paragraph 9) and 1% of any increase or decrease in Net Asset Value shall
be allocated to the Capital Account of the General Partner. Then 99% of any
increase or decrease in Net Asset Value shall be allocated to the Capital
Account of each Partner in the ratio that the balance of each account bears to
the balance of all accounts for that month.

(b) Monthly allocation of Profit and Loss.  Taxable income and loss generally
will be allocated in such manner as to reflect as nearly as possible the
amounts credited or charged to each Partner's Capital Account. As of the end
of each month, the amounts determined in accordance with subparagraph (a)
above will be credited or charged, as applicable, proportionately to the
Partner's Capital Accounts based on the amount of each Partner's Capital
Account at the beginning of such month.

(c) Allocation of Profit and Loss for Federal Income Tax Purposes.  As of the
end of each fiscal year, the Partnership's realized items of income, gain,
loss, deduction or credit shall be allocated among the Partners in the
proportion of their respective Capital Accounts bearing to the total account
of all Partners. Any Partner who redeems Units during any fiscal year will be
allocated his or her proportionate share of income, gain, loss, deduction or
credit realized by the Partnership during the period that such Units were
owned by such Partner.

(d) Expenses.  The Partnership shall bear all futures brokerage commissions
and shall be obligated to pay all liabilities incurred by it including without
limitation, all expenses incurred in connection with its trading activities,
incentive allocations, ongoing professional fees, office and administrative
expenses, all extraordinary operating expenses and any taxes payable by the
Partnership on its net income or profits.

(e) Return of a Partner's Capital Contribution.  A Partner shall have the
right to withdraw capital through redemption of Units and shall be entitled to
distributions in accordance with the terms of this Agreement. In no event
shall a Partner be entitled to demand or receive property other than cash.

9.  Net Asset Value.

The Net Asset Value of the Partnership shall be the difference between the
value of the assets of the Partnership and the amount of liabilities of the
Partnership. Unless otherwise specified below, all assets and liabilities are
to be determined on the basis of generally accepted accounting principles,
consistently applied. For purposes of determining Net Asset Value such shall
include any unrealized profit or loss on open futures or options positions;
any US Government Securities valued at cost plus accrued monthly interest;
brokerage commissions and fees, if any, on open positions; incentive fees, if
incurred, during a given month and to be paid at the end of such month. Net
Asset Value per Unit is calculated by dividing the Net Asset Value of the
Partnership by the number of Partnership Units outstanding for that month.

10.  Redemption of Units.

Upon the receipt of a request for redemption from a Limited Partner, the
General Partner will cause the Partnership to redeem for cash all (or any
portion in an amount not less than $5,000) of such Limited Partner's Interest
Units at their Net Asset Value. Such

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<PAGE>

redemption shall occur as of the last day of the month (the "Redemption Day")
after the General Partner has received a request for redemption at least 10
business days in advance of such redemption date. In such request, the Limited
Partner must represent and warrant that it is the true, lawful, and beneficial
owner of the subject Interest with full power and authority to request such
redemption. The signature of such request must be notarized. The General
Partner, in its sole discretion, may waive any notice period or the
requirement of a notarized signature, provided that in the sole opinion of the
General Partner the Partnership will not be prejudiced by such action. The
General Partner, in its sole discretion, upon 10 days' notice to any Limited
Partner, may cause the Partnership to redeem for cash as of the last day of
any calendar month all or any portion of such Limited Partner's Interest for
any reason. With respect to all redemptions payment will be made within 30
days after the Redemption Date, except that under special circumstance
including but not limited to the inability on the part of the Partnership to
liquidate positions or default or delay in payments due the Partnership from
brokers, banks or other persons, the Partnership may delay payment to Partners
whose Interest are being redeemed. The right to obtain redemption is
contingent upon the Partnership having property sufficient to discharge its
liabilities on the Redemption Date. The Capital Account of the redeeming
Limited Partner shall be reduced accordingly as of the Redemption Date. The
General Partner, at its sole discretion, may allow redemption at time other
than the redemption dates.

11.  Assignability.

A Limited Partner may not directly or indirectly assign, transfer or encumber
any or all of its Interest without the prior written consent of the General
Partner. An assignee who does not become a substituted partner shall be
entitled to receive the share of the profits or the return of capital to which
his assignor would otherwise be entitled, but shall not be entitled to vote,
to an accounting of Partnership's transactions, to receive tax information, or
to inspect the books and records of the Partnership.

12.  Additional Partners.

The General Partner may admit additional Limited Partners to the Partnership
as of the first day of any month after the Partnership has been formed and
commenced trading. Each additional person so admitted to the Partnership, if
any, shall be subject to and bound by all the provisions of this Agreement, as
it may be amended from time to time, as if originally a party hereto and shall
execute such documents as shall be necessary or appropriate to evidence its
admission to the Partnership and its obligations as a Limited Partner. Such
admittance will be in the sole discretion of the General Partner upon payment
of a capital contribution for each Unit of Partnership Interest to be acquired
at the Net Asset Value per Unit as of the last business day of each month.

13.  Special Power of Attorney.

Each Limited Partner, by the execution of this Agreement, does irrevocably
appoint the General Partner, with power of substitution, as its true and
lawful attorney-in-fact to execute, acknowledge, swear to, deliver, file,
record and publish, as appropriate: amendments to this Agreement hereto; a
certificate of limited partnership and

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<PAGE>

amendments hereto; certificates of assumed name for the Partnership; and any
other instrument to conduct the Partnership's business and affairs. The power
of attorney shall be deemed irrevocable and deemed to be a power coupled with
an interest and shall survive the death, legal incapacity, insolvency or
dissolution of a Limited Partner.

14.  Withdrawal or Death of a Partner.

The Partnership shall terminate and be dissolved upon the withdrawal,
insolvency or dissolution of the General Partner. The General Partner shall
not withdraw from the Partnership without giving the Limited Partners 30 days'
prior written notice. The death, legal disability, withdrawal, insolvency or
dissolution of a Limited Partner shall not terminate or dissolve the
Partnership and such Partner, his estate, custodian or personal representative
shall have no right to withdraw or value such Partner's Interest in the
Partnership except as provided in Subparagraph 10 above.

15.  Amendments.

If, at any time during the term of the Partnership, the General Partner shall
deem it necessary or desirable to amend this Agreement, such amendment shall
be effective if embodied in an instrument signed by the General Partner and by
Limited Partners owning more than fifty percent (50%) of the Units then owned
by all Partners. However, the General Partner may, at its sole discretion
make such amendment to this Agreement as may be necessary to enable the
Partnership to be classified for federal income tax purposes as a Partnership
and not as an association taxable as a corporation or to permit the
qualification or registration of the Units for sale in any state or
jurisdiction. Any such supplemental or amendatory agreement shall be adhered
to and have the same effect from and after its effective date as if the same
had originally been embodied in and formed a part of this Agreement, however,
that no such supplemental or amendatory agreement shall, without the consent
of all Partners, change or alter this Section 15, extend the terms of the
Partnership, reduce the capital account of any Partner or modify the
percentage or profits, losses or distributions to which any Partner is
entitled.

16.  Governing Law.

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

17.  Arbitration.

Any disputes, claims, actions or proceedings arising directly or indirectly
from or in connection with this Agreement shall be decided by arbitration
before the National Futures Association in accordance with its rules. If the
National Futures Association declines to hear any such dispute, the dispute
shall be decided by arbitration before the American Arbitration Association in
accordance with its rules. The place of arbitration shall be Ft.Lauderdale,
Florida. The Partners agree to submit to the jurisdiction of any state or
federal court located in Florida and to waive any right to transfer or to
change the venue of any such litigation

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<PAGE>

18.  Indemnification.

(a) By the Partnership.  The Partnership shall indemnify, defend and hold
harmless the General Partner, and its employees and affiliates from and
against any loss, liability, damage, cost or expense (including legal fees and
expenses) and any amounts paid in settlement thereof (provided that the
Partnership shall have approved such settlement) resulting from or relating to
its actions or capacity as General Partner, or otherwise concerning the
business or activities undertaken on behalf of the Partnership, provided that
the act or omission which was the subject of the demand, claim or action did
not constitute gross negligence, willful misconduct, breach of fiduciary
obligations to the Partnership or violations of federal or state securities
law or any other intentional or criminal wrongdoing.

(b) By the partners.  In the event the Partnership is made a party of or to
any claim, dispute or litigation or otherwise incurs any loss or expense as a
result of or in connection with any Partner's obligations or liabilities
unrelated to the Partnership's business, such Partner shall indemnify and
reimburse the Partnership for all loss and expenses incurred, including
reasonable attorneys' fees.

19. Miscellaneous.

(a) Priority among partners.  No Partner shall be entitled to any priority or
preference over any other Partner with regard to the affairs of the
Partnership.

(b) Notices.  All notices under this Agreement, other than reports by the
General Partner to the Partners, shall be in writing and shall be effective
upon personal delivery, or if sent by registered or certified mail, postage
prepaid, addressed to the last known address of the party to whom such notice
is given, upon deposit of such notice in the United States mails. Reports by
the General Partner to the Partners shall be in writing and shall be sent
first class mail to the last known address of each Partner.

(c) Binding effect.  This Agreement shall inure to and be binding upon all of
the parties, their successors, assigns as permitted herein, custodians,
estates, heirs and personal representatives. For purposes of determining the
rights of any Partner hereunder, the Partnership and the General Partner may
rely upon the Partnership's records as to who are Partners and all Partners
agree that their rights shall be determined and that they shall be bound
thereby, including all rights which they may have under Sections 15 and 17
hereof.

(d) Captions.  Captions in this Agreement no way define, limit, extend, or
describe the scope of this Agreement nor the effect of any of its provisions.
(e) Counterparts.  This Agreement may be executed in several counterparts.

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

GENERAL PARTNER:                          LIMITED PARTNER:
Winmax Trading Group, Inc.

___________________________               _____________________________
/s/ Ralph D. Pistor, president           /s/  Limited Partner

                                 Page 8 of 8SEABREEZE EXECUTIVE SUITES
                           429 Seabreeze Boulevard
                   Fort Lauderdale, FL 33316 (305) 779-7146

                                 OFFICE LEASE

     THIS AGREEMENT, entered into as of this 10th day of October, 1998 between
EMIL PAWUK, of Cleveland, Ohio, hereinafter called the Lessor, and Winmax
Trading Group, Inc a Florida Corporation, hereinafter called the Lessee or
Tenant:

     WITNESSETH, That the said Lessor does this day lease unto said Lessee,
and said Lessee does hereby hire and take as Tenant under said Lessor, space
designated as offices #220, #225 and #227, on the attached drawing (Exhibit
A), at 429 Seabreeze Boulevard, Fort Lauderdale, Florida 33316, to be used and
occupied by the Lessee as one person occupancy office space and for no other
purpose or uses whatsoever, for the base term of 12 months subject and
conditioned on the provisions of clauses ten and twenty-seven of this Lease,
beginning the 1st day of November, 1998, and ending the 31st day of October,
1999, at and for the agreed total rental of Nineteen Thousand and Five Hundred
Dollars ($19,500.00) (plus tax), payable $1,625.00/per month (plus tax),
beginning November 1, 1998; all payments to be made to the Lessor on the first
day of each and every month in advance without demand at the office of
Castonguay Associates, Inc., 429 Seabreeze Boulevard, Fort Lauderdale, Florida
33316 or at such other place and to such other person as the Lessor may from
time to time designate in writing. Notwithstanding the foregoing, rent of
$450.00 (plus tax) for office #225 is waived for the month of November, 1998.

     Lessee may extend the term of this Lease for one additional year, at an
agreed total rental of Twenty Thousand and Eight Hundred Twenty Dollars
($20,820) (plus tax), payable (as above) $1,735.00/per month (plus tax), by
giving written notice to Lessor at least thirty (30) days prior to expiration
of the base term. If extended, all other terms and conditions of this Lease
will apply to the extended term. Notwithstanding the foregoing, Lessee may not
extend the terms of this Lease if Lessee has not fully complied with all the
terms and conditions contained herein during the base term.

     Lessor acknowledges the receipt of Last Month's Rent, and Security
Deposit, of $3,347.50 given by Lessee as security for the faithful performance
by Lessee of all terms of this lease, including, without limitation, the
payment of rent. The Security Deposit portion shall be returned to Lessee at
the expiration date of this Lease or any extension thereof, provided Lessee
complies with the terms and covenants of this Lease. Lessor is under no
obligation to pay interest thereon.

     The following express stipulations and conditions are made a part of this
Lease and are hereby assented to by Lessee:

     FIRST:    The Lessee shall not assign this Lease, nor sub-let the
premises or any part thereof nor use the same, or any part thereof, nor permit
the same, or any part thereof, to be used for any other purpose than as above
stipulated, nor make any alterations therein or additions thereto, without the
written consent of the Lessor, and all additions, fixtures or improvements
which may be made by Lessee, except moveable office furniture, shall become
the property of the Lessor and remain upon the premises as a part thereof, and
be surrendered with the premises at the termination of this Lease.

     SECOND:     All personal property placed or moved into the premises above
described shall be at the risk of the Lessee or owner thereof, and Lessor
shall not be liable for any damage to said personal property, or to the
Lessee, arising from the bursting or leaking of water pipes, or from any act
of negligence of any co-tenant or occupants of the building or of any other
person whomsoever or for any other reason whatsoever.

     THIRD: That the tenant shall promptly execute and comply with all
statutes, ordinances, rules, orders, regulations, and requirements of the
Federal, State and City Government and of any and all of their Departments and
Bureaus applicable to said premises for the correction, prevention, and
abatement of nuisances or other grievances, in, upon, or connected with said
premises during said term; and shall also promptly comply with and execute all
rules, orders, and regulations of the applicable fire prevention codes for the
prevention of fires, at Lessee's own cost and expense.

     FOURTH:    In the event premises shall be destroyed or so damaged or
injured by fire or other casualty during the life of this agreement, whereby
the same shall be rendered untenantable, then the Lessor shall have the right
to render said premises tenantable by repairs within ninety days therefrom. If
said premises are not rendered tenantable within said time, it shall be
optional with either party hereto to cancel this Lease, and in the event of
such cancellation the rent shall be payable only to the date of premises being
rendered untenantable. Upon notice of cancellation, the Lease shall be null
and void and of no further force and effect. The cancellation herein mentioned
shall be evidenced in writing.

     FIFTH:    The prompt payment of the rent for said premises upon the dates
named, and the faithful  compliance with and performance of the covenants of
this Lease, and of such other and further rules or regulations
 as may be hereafter made by the Lessor, are the conditions upon which the
Lease is made and accepted and any failure on the part of the Lessee to comply
with the terms of said Lease, or any of said rules and regulations now in
existence, or which may be hereafter prescribed by the Lessor, shall at the
option of the Lessor, work a forfeiture of this contract, and all the rights
of the Lessee hereunder.

     SIXTH:   If the Lessee shall abandon or vacate said premises before the
end of the term of this Lease, or shall suffer the rent to be in arrears, the
Lessor may, at his option, forthwith cancel this Lease or he may enter said
premises as agent of the Lessee, without being liable in any way therefor, and
relet the premises with or without any furniture that may be therein, as the
agent of the Lessee, at such price and upon such terms and for such duration
of time as the Lessor may determine, and receive the rent therefor, applying
the same to the payment of the rent due by these presents, and if the full
rent herein provided shall not be realized by Lessor over and above the
expenses of Lessor in such re-letting, the said Lessee shall pay any
deficiency.
                                 Page 1 of 4
                                               FC     /s/       RP   /s/
                                                   ---------        -------
<PAGE>

     SEVENTH:      Lessee agrees to pay the cost of collection and all
attorney's fees incurred by Lessor in enforcing the terms of this Lease.

     EIGHTH:       The Lessee agrees that he will pay all charges for rent,
and should said charges for rent at any time remain due and unpaid for the
space of five days after the same shall have become due, the Lessor may at its
option consider the said Lessee tenant at sufferance and the entire rent for
the term hereof shall at once be due and payable and may forthwith be
collected by distress or otherwise. Lessor further reserves the right to
request payment of rent by cash or cashier's check upon written notice to
Lessee. In the event of such late payment as provided for herein, a late
charge shall be imposed of five (5%) per cent of the late payment.

     NINTH:     The said Lessee hereby pledges and assigns to the Lessor all
the furniture, fixtures, goods and chattels of said Lessee, which shall or may
be brought or put on said premises as security for the payment of the rent
herein reserved, and the Lessee agrees that the said lien may be enforced by
distress foreclosure or otherwise at the election of the said Lessor, and does
hereby agree to pay Attorney's fees together with all costs and charges
incurred or paid by the Lessor. Lessee agrees to execute appropriate Uniform
Commercial Code documentation to perfect Lessor's security interest granted
herein upon request by Lessor.

     TENTH:  It is hereby agreed and understood between Lessor and Lessee that
in the event Lessor decides to remodel, alter or demolish all or any part of
the premises leased hereunder, or in the event of the sale or long term lease
of all or any part of the building or part thereof requiring this space, the
Lessee hereby agrees to vacate same upon receipt of sixty (60) days' written
notice and the return of any advance rental paid on account of this Lease.

     ELEVENTH:      The Lessor, or any of his agents, shall have the right to
enter said premises during all reasonable hours, to examine the same, for the
purpose of making such repairs, additions or alterations as may be deemed
necessary for the safety, comfort, or preservation thereof, or of said
building, or to exhibit said premises, to supply agreed services and to put or
keep upon the doors or windows thereof a notice "FOR RENT" at any time within
thirty (30) days before the expiration of this Lease. The right of entry shall
likewise exist for the purpose of removing placards, signs, fixtures,
alterations, or additions which do not conform to this agreement or to the
rules and regulations of the building.

     TWELFTH:      Lessee hereby accepts the premises in the condition they
are in at the beginning of this Lease and agrees to maintain said premises in
the same condition, order and repair as they are at the commencement of said
term, excepting only reasonable wear and tear arising from the use thereof
under this agreement, and to make good to said Lessor, immediately upon
demand, any damage to water apparatus, or electric lights or any fixture,
appliance or appurtenances of said premises, or of the building, caused by any
act or neglect of Lessee, or of any person or persons in the employ of, under
the control of, or invitees of, the Lessee.

     THIRTEENTH:      It is expressly agreed and understood by and between the
parties to this agreement, that the Lessor shall not be liable for any damage
or injury by water, which may be sustained by the said tenant or other person
or for any other damage or injury resulting from the carelessness, negligence,
or improper conduct on the part of any other tenant or agents, or employees,
or by reason of breakage, leakage, or obstruction of the water, sewer or soil
pipes, or other leakage in or about the said building.

     FOURTEENTH:      If the Lessee shall become insolvent or if bankruptcy
proceedings shall be begun by or against the Lessee before the end of said
term, the Lessor is hereby irrevocably authorized, at its option, to forthwith
cancel this Lease, as and for a default. Lessor may elect to accept rent from
a receiver, trustee, or other judicial officer during the term of their
occupancy in their fiduciary capacity without affecting Lessor's rights as
contained in this contract, but no receiver, trustee or other judicial officer
shall ever have any right, title or interest in and to the above described
property by virtue of this document.

     FIFTEENTH:      Lessee agrees to indemnify and may be asked to provide
Lessor with a Certificate of Insurance indemnifying Lessor from all claims and
liability for losses of or damage to property, or injuries to persons
occurring in or about the demised premises.

     SIXTEENTH:      If the property or any part thereof wherein the demised
premises are located shall be taken by eminent domain or condemnation, this
Lease, at the option of the Lessor, shall be terminated and the Lessee shall
have no claim or interest in or to any award of damages for such taking.

     SEVENTEENTH:      This contract shall bind the Lessor and its assigns or
successors, and the heirs, assigns, personal representatives, or successor as
the case may be, of the Lessee.

     EIGHTEENTH:      It is understood and agreed between the parties hereto
that time is of the essence of this contract and this applies to all terms and
conditions contained herein.

     NINETEENTH:      It is understood and agreed between the parties hereto
that written notice mailed or delivered to the premises leased hereunder shall
constitute sufficient notice to the Lessee and written notice mailed or
delivered to the office of the Lessor's agent shall constitute sufficient
notice to the Lessor.

     TWENTIETH:      The rights of the Lessor under the foregoing shall be
cumulative, and failure on the part of the Lessor to exercise promptly any
rights given hereunder shall not operate to forfeit any of said rights.

     TWENTY-FIRST:     It is further understood and agreed between the parties
hereto that any charges against the Lessee by the Lessor for services or for
work done on the premises by order of the Lessee or otherwise accruing under
this contract shall be considered as rent due and shall be included in any
lien for rent due and unpaid.

     TWENTY-SECOND:     Lessor will install one sign at Lessee's office #225
in addition to tenants present signs, at Lessee's cost.

                                                   FC    /s/      RP /s/
                                                      --------       ------
                                 Page 2 of 4
<PAGE>

     TWENTY-THIRD:     Lessee is allowed three parking spaces and will park in
the parking lot owned by Lessor South of 429 Seabreeze Boulevard. (Parking
spaces located in front of 429 Seabreeze Boulevard are reserved for guests and
visitors of office tenants during normal business hours.) Lessor reserves the
right to charge a parking fee for additional cars.

     TWENTY-FOURTH:    Lessor has installed an AT&T Merlin Legend Phone System
for use and convenience of Lessee and will provide Lessee with a phone
instrument for use on said system. Lessee is responsible for arranging his own
local and long distance phone service through said system, and for all charges
therefor, including, but not limited to, installation fees, service deposits
and local and long distance charges. Lessee may not install any other phone
system in the premises, but may purchase, from AT&T only, interface equipment
for Lessee's equipment. Lessee will purchase multi-function modules.

      TWENTY-FIFTH:    Lessor will provide utilities, except as stated herein,
including electricity, water and sewer, at its sole expense. Lessor will
provide heat and/or air conditioning during normal business hours. Further
services provided by Lessor shall be specifically agreed to in writing between
the parties at the current charges therefor imposed by Lessor.

     TWENTY-SIXTH:    No terms and/or covenants of this instrument may be
changed except in writing.

     TWENTY-SEVENTH:     Lessor reserves the right to relocate Lessee within
the Seabreeze Executive Suites upon thirty (30) days written notice subject to
acceptable modification of rent. Moving expenses for personal property of the
Lessee, including, but not limited to, file cabinets, furniture or other
standard office equipment of the Lessee shall be borne by Lessor, but Lessor
shall have no responsibility or obligation to Lessee for stationery printing
expense or other expenses arising from the physical relocation of Lessee's
office within the executive suites area. If Lessor and Lessee are not able to
agree on an acceptable relocation office or rent, either Lessor or Lessee, at
its option, may cancel this lease.

     TWENTY-EIGHTH:     Lessee must act, and require all other persons in the
premises to act, in a manner that does not unreasonably disturb any co-lessees
or constitute a breach of the peace.

     TWENTY-NINTH:     Lessee shall not keep any dangerous or flammable items
on the premises that might increase the danger of fire or damage.

     THIRTIEST:     Lessor shall not be liable for any loss by reason of
damage, theft, or otherwise to the contents, belongings or personal effects of
Lessee or Lessee's agents, invitees, guests, visitors, employees or family
located in or about the premises, or damage or personal injury to Lessee or
Lessee's agents, invitees, guests, visitors, employees or family.

     THIRTY-FIRST:    This Lease and rights of Lessee hereunder is subordinate
to the lien of any mortgage encumbering the fee title to the premises from
time to time. Lessee agrees to provide estoppel information to such mortgagees
or their agents upon request by Lessor.

     THIRTY-SECOND:    Lessee shall not have the right or authority to
encumber the premises or to permit any person to claim or assert any lien for
the improvement or repair of the premises made by Lessee. Lessee shall notify
all parties performing work on the premises at Lessee's request that the Lease
does not allow any liens to attach to Lessor's interest.

     THIRTY-THIRD:     The venue of any litigation shall be the court of
competent jurisdiction in Broward County, Florida, applying Florida law.
THIRTY-FOURTH: If the Lessor shall be an individual, joint venture, tenancy in
common, joint tenancy, tenancy by the entireties, estate, general partnership,
limited partnership, unincorporated association, or any other unincorporated
aggregation of individuals and/or entities, or a corporation, Lessee shall
look only to such Lessor's interest in the building for the satisfaction of
any of Lessee's rights or remedies or for the collection of a judgement or
other judicial process requiring the payment of money by Lessor in the event
of any default by Lessor hereunder, and no other property or assets of Lessor
shall be subject to the levy, execution or other enforcement procedure for the
satisfaction of Lessee's rights or remedies under or with respect to this
Lease, the relationship of Lessor and Lessee hereunder, or Lessee's use or
occupancy of the premises.

     THIRTY-FIFTH:    This Lease shall not be recorded.
THIRTY-SIXTH: Lessor shall not be liable to Lessee for discontinuance of any
services hereunder provided to Lessee, for any business interruptions or
injury, annoyance or inconvenience arising from same, which discontinuance of
service is outside the control of Lessor.

     THIRTY-SEVENTH:    Lessee waives right to trial by jury in any court
proceeding or counterclaim arising under this Lease Agreement or the
relationship of the parties hereto.

     THIRTY-EIGHTH:    Business machines and mechanical equipment belonging to
Lessee which cause noise or vibration that may be transmitted to the structure
of the building or to the premises or which cause other interference to such a
degree as to be objectionable to Lessor, shall, at Lessee's expense, promptly
be placed and maintained by Lessee in settings of cork, rubber or spring-type
vibration eliminators or subjected to other measures sufficient to reduce such
noise, vibration or other interference to levels acceptable to Lessor.

      THIRTY-NINTH:     Lessee may not install any cooking equipment in
premises, including, but not limited to, coffee pots, hot plates and/or
microwaves.

     FORTY:     Lessee will provide, and use, carpet saver pad under wheeled
chairs.

     FORTY-FIRST:    Lessor has declared the subject property to be smoke-
free. Lessee agrees not to smoke in the leased premises and common areas nor
to allow it's employees, invitees or guests to smoke.

                                 Page 3 of 4
                                                     FC   /s/       RP /s/
                                                        -------       -----
     IN WITNESS WHEREOF, the parties hereto have hereunto executed this
instrument for the purpose herein expressed, the day and year above written.

Signed, sealed and delivered in the presence of

WITNESS:                                  Lessor:    Emil Pawuk

/s/ signature illegible                  By: /s/
----------------------------                ----------------------------(seal)
As To Lessor                                  Fred J. Castonguay, II,  Agent

                                          Lessee: Winmax Trading Group, Inc.

/s/ Winmax Trading Group, Inc.
------------------------------           By: /s/ Ralph Pistor
As to Lessee                                ----------------------------(seal)
                                               Ralph Pistor, President

                                 Page 4 of 4

A Florida Corporation

<PAGE>

                                  Exhibit A

                      <Dagram of Premises appears here>

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