Document:

<PAGE>   1
                                                                   Exhibit 10.20

MASTER LEASE AGREEMENT                                              [FLEET LOGO]

LESSEE INFORMATION

Full Legal Name ENERGY CONCEPTS INC                           Phone 732-764-9191
               ----------------------------------------------      -------------
DBA Name (If Any)                  Federal Tax I.D. No.           Fax
                  ----------------                     ----------    -----------
Billing Address 2 EXECUTIVE DRIVE STE 200 SOMERSET, NJ 08873-4002
                 ---------------------------------------------------------------
Send Invoice to Attention of FERNANDO RAMIREZ
                            ----------------------------------------------------
TERMS & CONDITIONS

        Please read your copy of this Master Lease Agreement ("Agreement")
carefully and feel free to ask us any questions you may have about it. Words
"you" and "your" refer to the "Lessee" and the words "we", "us" and "our" refer
to Fleet National Bank, the "Lessor" of the Equipment.

        1. LEASE. This Agreement establishes the general terms and conditions
under which we may from time to time lease Equipment (as hereinafter defined) to
you. The terms of this Agreement shall be deemed to form a part of each Schedule
(the form of which is attached hereto as Exhibit "A") executed by you and us
which references this Agreement. "Equipment" shall mean all items of Equipment
set out in any "Schedule" Each Schedule shall constitute a separate lease
agreement ("Lease") incorporating all of the terms and conditions of this
Agreement. In the event of a conflict between the provisions of any Lease and
the provisions of this Agreement, the provisions of the Lease shall prevail.

        2. TERM. This Agreement shall become effective when it is signed and
accepted by us and shall remain in effect until the last Lease term under any
Schedule has expired. Individual Leases go into effect and the term of a Lease
begins when it is signed and accepted by us ("Commencement Date"). The first
Lease Payments is due on the date we accept the Lease or any later date
designated by us. Subsequent Lease Payments will be due as invoiced by us for
successive months until the balance of the Lease Payments and any additional
Lease Payments or expenses chargeable to you under a Lease are paid in full.
Your obligation to pay the Lease Payments and other Lease obligations is
absolute and unconditional and is not subject to cancellation, reduction, setoff
or counterclaim. All payments will be made to us as set forth on the Lease or
any other place we indicate in writing. THIS AGREEMENT AND ALL LEASES ARE
NON-CANCELLABLE.

        The amount of each Lease Payment is based on the supplier's best
estimate of the Equipment cost including (if applicable), any installation,
other related costs and estimated sales or use tax. The Lease Payments will be
adjusted proportionately upward or downward if the actual total cost of the
Equipment or taxes is more or less than the estimate. In that event, you
authorize us to adjust the Lease Payments by up to fifteen percent (15%). In the
event our Lease rates increase after the date you sign a Lease and the Lease is
not accepted by us within thirty (30) days of the effective date of the Lease
rate increase, you authorize us to increase the Lease Payments to reflect the
Lease rate increase applicable to the Lease.

        3. DELIVERY AND ACCEPTANCE. You are responsible, at your own cost, to
arrange for the delivery and installation of the Equipment (unless such costs
are included in the cost of the Equipment to us). You agree to accept the
Equipment when it is delivered and to sign the Equipment Acceptance supplied by
us.

        4. USE, MAINTENANCE, REPAIR, SUPPLIES AND WARRANTIES. You have selected
the Equipment and the supplier from whom we agree to purchase the Equipment at
your request. We are not the manufacturer of the Equipment and we are leasing
the Equipment to you "AS-IS". You have selected the Equipment and we MAKE NO
WARRANTIES, EXPRESS OR IMPLIED, INCLUDING WARRANTIES OF MERCHANTABILITY OR
FITNESS FOR A PARTICULAR PURPOSE IN CONNECTION WITH ANY LEASE. We transfer to
you for the term of any Lease all warranties, if any, made by the manufacturer.

        YOU ALSO ACKNOWLEDGE THAT NO ONE IS AUTHORIZED TO WAIVE OR CHANGE ANY
TERM, PROVISION OR CONDITION OF THIS AGREEMENT OR ANY LEASE AND EXCEPT FOR THE
MANUFACTURER WARRANTIES, MAKE ANY REPRESENTATION OR WARRANTY ABOUT ANY LEASE OR
THE EQUIPMENT. WE SHALL NOT BE LIABLE FOR ANY DELAYS IN MAKING DELIVERIES OR
REPAIRS NOR IN ANY EVENT FOR SPECIAL, RESULTING OR CONSEQUENTIAL DAMAGES OR LOSS
OF PROFIT OCCASIONED BY ANY BREACH OF WARRANTY OR REPRESENTATION OR RESULTING
FROM THE USE OR PERFORMANCE OF THE EQUIPMENT. YOUR OBLIGATION TO PAY IN FULL ANY
AMOUNT DUE UNDER A LEASE WILL NOT BE AFFECTED BY ANY DISPUTE, CLAIM,
COUNTERCLAIM, DEFENSE OR OTHER RIGHT WHICH YOU MAY HAVE OR ASSERT AGAINST THE
SUPPLIER OR THE EQUIPMENT MANUFACTURER.

        5. TITLE, PERSONAL, PROPERTY, LOCATION AND INSPECTION. We own the
Equipment and you have the right to use the Equipment for the full Lease term
provided you comply with the terms and conditions of this Agreement and the
Lease. Although the Equipment may become attached to real estate, it remains
personal property and you agree not to permit a lien to be placed upon the
Equipment or to remove the Equipment without our prior written consent. If we
feel it is necessary, you agree to provide us with waivers of interest or lines,
from anyone claiming any interest in the real estate on which any item of
Equipment is located. We also have the right, at reasonable times, to inspect
the Equipment.

        6. MAINTENANCE. You are required, at your own cost and expense, to keep
the Equipment in good repair, condition and working order, except for ordinary
wear and tear, and you will supply all parts and servicing required. All
replacement parts used or installed and repairs made to the Equipment will
become our property. You may, with our prior written consent, make modifications
to the Equipment; provided such modifications do not reduce the value or
usefulness of the Equipment or result in the loss of any warranty or any
certification necessary for the maintenance of the Equipment and such
modifications must be easily removable without causing damage to the Equipment.
Before returning the Equipment, you agree to remove such modifications and
restore the Equipment to its original condition. If you fail to remove such
modifications, we are deemed the owner of such modifications. (THIS MASTER LEASE
AGREEMENT IS SUBJECT TO THE TERMS AND CONDITIONS ON FOLLOWING PAGE WHICH ARE A
PART HEREOF)

LESSEE SIGNATURE

You agree to all of the Terms and Conditions contained in both sides of this
Agreement, and in any attachments to same (all of which are included by
reference) and become part of this Agreement. You acknowledge to have read and
agreed to all the Terms and Conditions.

By signing the Credit Application related to this Agreement, you authorize us
and our affiliates and assignees to share your credit information.

Signature X /s/ FERNANDO RAMIREZ
            -------------------------------
(AGREEMENT MUST BE SIGNED BY AUTHORIZED CORPORATE OFFICER, PARTNER OR
PROPRIETOR)

Date 2-16-99
    ---------------------------------------
Print Name   Fernando Ramirez
          ---------------------------------
Title President

For ENERGY CONCEPTS INC
    ---------------------------------------
    Legal Name of Corporation or Partnership

THIS AGREEMENT AND EACH INDIVIDUAL LEASE SHALL NOT BE BINDING UPON LESSOR OR
BECOME EFFECTIVE UNTIL AND UNLESS LESSOR EXECUTES THE AGREEMENT AND/OR LEASE.
THE LEASES ARE NOT INTENDED FOR HOME OR PERSONAL USE OR FOR TRANSACTIONS WITH AN
EQUIPMENT COST LESS THAN $5,000.

LESSOR SIGNATURE

Lessor Signature X /s/ GAIL FERGUSON
                  --------------------------------
Date 3-30-99
     ---------------------------------------------
Print Name    Gail Ferguson
          ----------------------------------------
Title
      --------------------------------------------
For FLEET NATIONAL BANK
    ----------------------------------------------

<PAGE>   2

TERMS & CONDITIONS (continued)

        IN THE EVENT THE LEASE PAYMENTS INCLUDE THE COST OF MAINTENANCE AND/OR
SERVICE BEING PROVIDED BY THE SUPPLIER AND/OR THE MANUFACTURER, YOU ACKNOWLEDGE
THAT WE ARE NOT RESPONSIBLE FOR PROVIDING ANY REQUIRED MAINTENANCE AND/OR
SERVICE FOR THE EQUIPMENT. YOU WILL MAKE ALL CLAIMS FOR SERVICE AND/OR
MAINTENANCE SOLELY TO THE SUPPLIER AND/OR MANUFACTURER AND SUCH CLAIMS WILL NOT
AFFECT YOUR OBLIGATION TO MAKE ALL REQUIRED LEASE PAYMENTS.

        7. ASSIGNMENT. YOU AGREE NOT TO TRANSFER, SELL, SUBLEASE, ASSIGN, PLEDGE
OR ENCUMBER EITHER THE EQUIPMENT OR ANY RIGHTS UNDER ANY LEASE WITHOUT OUR PRIOR
WRITTEN CONSENT. You agree that we may sell, assign or transfer any Lease and if
we do, the new owner will have the same rights and benefits that we now have and
will not have to perform any of our obligations and that the rights of the new
owner will not be subject to any claims, defenses, or setoffs that you may have
against us. Any such assignment, sale or transfer of a Lease or the Equipment
will not relieve us of our obligations to you under the Lease.

        8. REDELIVERY AND RENEWAL. Upon at least one hundred twenty (120) days
written notice to US prior to the expiration of the initial term or any renewal
of this Lease, you shall advise us of your intention to return the equipment to
US at the end of the initial term or any renewal of the Lease. Provided YOU have
given such timely notice. YOU shall return the Equipment, freight and insurance
prepaid, to US in good repair, condition and working order, ordinary wear and
tear excepted, in a manner and to a location designated by US. If YOU do fail to
so notify us, or having notified US, YOU fail to return the equipment as
provided herein, this Lease shall renew for an additional terms of four (4)
months, and you agree to continue to make lease payments at the same monthly
lease payment as set forth in this Lease, subject to the right of either party
to terminate any renewal upon one hundred and twenty (120) days written notice,
in which case you will immediately deliver the equipment to us as stated in this
paragraph.

        9. LOSS OR DAMAGE. You are responsible for the risk of loss or
destruction of, or damage to the Equipment. No such loss or damage relieves you
from any obligation under a Lease. You agree to promptly notify us in writing of
any loss or destruction or damage to the Equipment and you will, at our option,
(a) repair the Equipment to good condition and working order, (b) replace the
Equipment with like Equipment in good repair, condition and working order,
acceptable to us and transfer clear title to such replacement Equipment to us,
such Equipment shall be subject to the Lease and be deemed the Equipment, or (c)
pay to us the present value of the total of all unpaid Lease Payments for the
full Lease term plus the estimated fair market value of the Equipment at the end
of the originally scheduled Lease term, all discounted at six percent (6%) per
year whereupon the Lease shall terminate. All proceeds of insurance received by
us as a result of such loss or damage will be applied, where applicable, toward
the replacement or repair of the Equipment or the payment of your obligations.

        10. INDEMNITY. We are not responsible for any losses or injuries caused
by the acquisition, installation, ownership, or use of the Equipment. You agree
to reimburse us for and to defend us against any claim for losses or injuries
caused by the Equipment. This indemnity will continue even after the termination
of a Lease.

        11. TAXES. You agree to pay all license and registration fees, sale and
use taxes, personal property taxes and all other taxes and charges, relating to
the ownership, leasing, rental, sale, purchase, possession or use of the
Equipment as part of the Lease Payment or as billed by us. You agree that if we
pay any taxes or charges on your behalf, you will reimburse us for all such
payments and will pay us interest and a late charge (as calculated in Section
14) on such payments with the next Lease Payment, plus reasonable costs incurred
in collecting and administering any taxes, assessments or fees and remitting
them to the appropriate authorities.

        12. INSURANCE. During the term of a Lease, you will keep the Equipment
insured against all risks of loss or damage in an amount not less than the
replacement cost of the Equipment, without deductible and without co-insurance.
You will also obtain and maintain for the term of a Lease, comprehensive public
liability insurance covering both personal injury and property damage of at
least $100,000 per person and $300,000 per occurrence for bodily injury and
$50,000 for property damage. We will be the sole named loss payee on the
property insurance and named as an additional insured on the public liability
insurance. You will pay all premiums for such insurance and must deliver proof
of insurance coverage satisfactory to us. If you do not provide such insurance,
you agree that we have the right, but not the obligation, to obtain such
insurance and charge you for all costs.

        13. DEFAULT. You are in default of a Lease if any of the following
occurs: a. You fail to pay any Lease Payment or other sum when due; b. You
breach any warranty or other obligation under this Agreement or any Lease, or
any other agreement with us; c. You, any partner or any guarantor dies, you
become insolvent or unable to pay your debts when due; you stop doing business
as a going concern; you merge, consolidate, transfer all or substantially all of
your assets; you make an assignment for the benefit of creditors or you undergo
a substantial deterioration in your financial condition; or d. You, any
guarantor or any partner, will voluntarily file or have filed against you or it
involuntarily, a petition for liquidation, reorganization, adjustment of debt or
similar relief under the Federal Bankruptcy Code or any other present or future
federal or state bankruptcy or insolvency law, or a trustee, receiver or
liquidator will be appointed for it or a substantial part of its assets.

        14. REMEDIES. We have the following remedies if a default should occur.
a. Upon written notice, declare the entire balance of the unpaid Lease Payments
for the full term of all Leases immediately due and payable, sue for and receive
all Lease Payments and any other payments then accrued or accelerated under all
Leases or any other agreement plus the estimated fair market value of the
Equipment at the end of the originally scheduled term of all Leases, and all
accelerated Lease Payments and the estimated fair market value of the Equipment
will be discounted to the date of the default at six percent (6%) per year, but
only to the extent permitted by law: b. Charge you interest on all monies due us
at the rate of eighteen percent (18%) per year from the date of default until
paid, but in no event more than the maximum rate permitted by law; c. Charge you
a return-check or non-sufficient funds charge ("NSF Charge") to reimburse us for
the time and expense incurred with respect to a check that is returned for any
reason including non-sufficient or uncollected funds, such NSF Charge is
stipulated and liquidated at $25.00; and d. Require that you return the
Equipment to us and in the event you fail to return the Equipment, enter upon
the premises peaceably with or without legal process where the Equipment is
located and repossess the Equipment. Such return or repossession of the
Equipment will not constitute a termination of the applicable Lease unless we
expressly notify you in writing. In the event the Equipment is returned or
repossessed by us and unless we have terminated the applicable Lease, we will
sell or re-rent the Equipment to any persons with any terms we determine, at one
or more public or private sales, with or without notice to you, and apply the
net proceeds deducting the costs and expenses of such sale or re-rent, to your
obligations with you remaining liable for any deficiency on the Leases and with
any excess being retained by us. The credit for any sums to be received by us
from any such rental shall be discounted to the date of the agreement at six
percent (6%) per year.

        You are also required to pay (i) all expenses incurred by us in
connection with the enforcement of any remedies, including all expenses of
repossessing, storing, shipping, repairing and selling the Equipment, and (ii)
reasonable attorneys' fees.

        Whenever any Lease Payment is not made when due, you agree to pay us,
within one month, a late charge of five percent (5%) for each delayed payment,
with a minimum of $10.00 as compensation for our internal operating expenses
arising as a result of each delayed payment, but only to the extent permitted by
law. This amount is payable in addition to all amounts payable by you as a
result of the exercise of any other remedies.

        You agree that any delay or failure to enforce our rights under this
Agreement or any Lease does not prevent us from enforcing any rights at a later
time.

        15. SECURITY DEPOSIT. We will retain any required security deposit to
insure your performance of your obligations. Any security deposit is
non-interest bearing. We may apply any security deposit to cure any default by
you, in which event you will promptly restore any amount so applied. If you are
not in default, any security deposit will be returned to you at the termination
of a Lease.

        16. LESSEE'S REPRESENTATIONS AND WARRANTIES. You warrant and represent
that the Equipment will be used for business purposes, and not for personal,
family or household purposes. You have conducted a review of yours and your
significant vendors' computer systems to identify those areas that could be
affected by the Year 2000 issue and have developed and implemented a plan to
resolve the issue and make your operations Year 2000 compliant prior to January
1, 2000 and you further represent and warrant that the Year 2000 issue and the
costs of resolving such issue will not materially adversely affect your
financial condition, business or operations prior to January 1, 2000. Year 2000
issue shall mean the failure of computer systems to in any way utilize data and
information due to the occurrence of the Year 2000 or the inclusion of dates on
or after January 1, 2000.

        17. UCC FILINGS AND FINANCIAL STATEMENTS. You authorize us to file a
financing statement with respect to the Equipment signed by us where permitted
by the Uniform Commercial Code and grant us the right to sign such financing
statement on your behalf. The filing of a financing statement is not to be
construed as evidence that any security interest was intended to be created, but
only to give public notice of our ownership of the Equipment. If a Lease is
deemed at any time to be one intended as security then you grant us a security
interest in the Equipment and the proceeds from the sale, rent or other
disposition of the Equipment. For each Lease, you agree to pay us a fee of
$49.50 plus 1/10th of one percent (1%) of the original Equipment cost in excess
of $50,000.00 to reimburse our expenses for preparing this financing statement
and other documentation costs. If the Equipment is located in more than one
location, you agree to pay us an additional fee of $10.00 for each additional
filing required for each additional location. If we feel it is necessary, you
agree to submit financial statements (audited if available) on a quarterly
basis.

        18. NOTICE. Written notices will be deemed to have been given when
delivered personally or deposited in the United States mail, postage prepaid,
addressed to the recipient at its address above or at any other address
subsequently provided in writing.

        19. UCC - ARTICLE 2A PROVISIONS. You agree that these Leases are Finance
Leases as that term is defined in Article 2A of the Uniform Commercial Code
("UCC"). You acknowledge that we have given you the name of the Supplier of the
Equipment for each Lease. We hereby notify you that you may have rights under
the contract with the Supplier and you may contact the Supplier for a
description of any rights or warranties that you may have under this supply
contract. You also waive any and all rights and remedies granted you under
Sections 2A-508 through 2A-522 of the UCC including, but not limited to: the
right to repudiate a Lease and reject the Equipment; the right to cancel a
Lease; the right to revoke acceptance of a Lease; the right to grant a security
interest in the Equipment in your possession and control for any reason; or the
right to recover damages for any breach of warranty.

        20. CHOICE OF LAW. This Agreement and all Leases were made in the
Commonwealth of Pennsylvania (by us having countersigned them in Berwyn,
Pennsylvania); and they are to be performed in the Commonwealth of Pennsylvania
by reason of the Lease Payments you are required to pay us in Pennsylvania. This
Agreement and all Leases shall in all respects be interpreted and all
transactions subject to this Agreement and all rights and liabilities of the
parties under this Agreement and all Leases shall be determined and governed as
to their validity, interpretation, enforcement and effect by the laws of the
Commonwealth of Pennsylvania except for local filing requirements. You consent
to and agree that personal jurisdiction over You and subject matter jurisdiction
over the Equipment shall be with the Courts of the Commonwealth of Pennsylvania
or the Federal District Court for the Eastern District of Pennsylvania solely at
our option with respect to any provision of this Agreement or any Lease. You
also agree to waive your right to a trial by jury.

        21. ENTIRE AGREEMENT; SEVERABILITY; WAIVERS: This Agreement and all
Leases contain the entire agreement and understanding. No agreements or
understandings are binding on the parties unless set forth in writing and signed
by the parties. Any provision of this Agreement or any Lease which for any
reason may be held unenforceable in any jurisdiction shall, as to such
jurisdiction, be ineffective without invalidating the remaining provisions of
this Agreement and the Leases.

<PAGE>   3

MASTER LEASE AGREEMENT SCHEDULE                                     [FLEET LOGO]

To and hereby made a part of the Master Lease Agreement dated as of __________
by and between Fleet National Bank ("Lessor") and ENERGY CONCEPTS INC ("Lessee
Capitalized terms used herein and not otherwise defined shall have the same
meanings as set forth in the Master Lease Agreement.

LESSEE INFORMATION

Full Legal Name ENERGY CONCEPTS INC
                ----------------------------------------------------------------
DBA Name
        ------------------------------------------------------------------------
Billing Address 2 EXECUTIVE DRIVE STE 200
               -----------------------------------------------------------------
City SOMERSET  State NJ  Zip 08873-4002  County SOMERSET
    -----------      ----    ------------       --------------------------------
Equipment Location (IF NOT AS ABOVE) 2 EXECUTIVE DRIVE STE 200
                                    --------------------------------------------
City SOMERSET  State NJ  Zip 088734002  County SOMERSET
    ---------       ---     ----------        ----------------------------------
                                               732-764-9191

EQUIPMENT INFORMATION

<TABLE>
<CAPTION>
        QTY                         MODEL                                       DESCRIPTION
-------------------    ------------------------------     ------------------------------------------------------
<S>                    <C>                                <C>
                                                          SEE SCHEDULE A
-------------------    ------------------------------     ------------------------------------------------------
                                                                   ATTACH EQUIPMENT SCHEDULE A IF NEEDED
</TABLE>

NUMBER & AMOUNT OF LEASE PAYMENTS

<TABLE>
<CAPTION>
NUMBER OF    AMOUNT OF LEASE    SALES   TOTAL AMOUNT OF    Security     FIRST PAYMENT AMOUNT     ENCLOSE PAYMENT FOR THIS AMOUNT
PAYMENTS         PAYMENT         TAX     LEASE PAYMENT                Advance Rental Amount      (MAKE CHECK PAYABLE TO LESSOR)
--------------------------------------------------------------------------------------------
<S>          <C>                <C>     <C>                <C>        <C>                        <C>
  24              529.84           0        529.84            0               529.84                       529.84
--------------------------------------------------------------------------------------------
  0                 0              0           0
--------------------------------------------------------------------------------------------
                                         Applicable Tax:      0                 0
--------------------------------------------------------------------------------------------
</TABLE>

Terms of Lease in Months 24          Lessee Tax No
                        -----                     ------------------
Payment Frequency: MONTHLY
                  ---------------

LEASE GUARANTY

To induce Lessor to enter this Lease, the undersigned unconditionally guarantees
the prompt payment of all the Lessee's obligations under the Lease We are not
required to proceed against the Lessee or the equipment or enforce other
remedies before proceeding against the undersigned. The undersigned waives
notice of acceptance and all other notices or demand of any kind to which the
undersigned may be entitled. The undersigned consents to any extensions or
modification granted to the Lessee and the release and/or compromise of any
obligations of the Lessee or any other guarantors without releasing the
undersigned from his or her obligations. This is a continuing guarantee and will
remain in effect in the event of the death of the undersigned, and will bind the
heirs, administrators, representatives, successors and assigns of undersigned
and may be enforced by or for the benefit of any assignee or successor of us.
This guaranty is governed by and construed in accordance with the laws of the
Commonwealth of Pennsylvania.

Signature X  /s/ FERNANDO RAMIREZ
           -------------------------------
Print Name FERNANDO RAMIREZ
          --------------------------------
Home Address 100 LEANAPE TRAIL
            ------------------------------
City WASHINGTON   State NJ   Zip 078820000
    -------------      ----     ----------
S.S.# 150580306           Phone 7327649191
     ---------------           -----------

Signature X
           -------------------------------
Print Name
          --------------------------------
Home Address
            ------------------------------
City              State      Zip
    -------------      ----     ----------
S.S.#                     Phone
     ---------------           -----------

EQUIPMENT ACCEPTANCE & PURCHASE AUTHORIZATION

YOU ACKNOWLEDGE THAT THE EQUIPMENT SHOWN ABOVE HAS BEEN RECEIVED, HAS BEEN PUT
IN USE IS IN GOOD WORKING ORDER AND IS SATISFACTORY AND ACCEPTABLE.

Signature X  /s/ FERNANDO RAMIREZ
           -------------------------------
Print Name Fernando Ramirez       Title Pres.  Date 2/16/99
          ---------------------        -------     --------
For ENERGY CONCEPTS INC
   ---------------------------------------
   Legal Name of Corporation or Partnership

LEASE SHALL NOT BE BINDING UPON LESSOR OR BECOME EFFECTIVE UNTIL AND UNLESS
LESSOR EXECUTES THE LEASE. THIS LEASE IS NOT INTENDED FOR HOME OR PERSONAL USE
OR FOR TRANSACTIONS WITH AN EQUIPMENT COST LESS THAN $5,000.

ACCEPTED BY LESSOR

Signature X  /s/ GAIL FERGUSON         Title           Date 3/30/99
           ---------------------------      ----------     --------
For Fleet National Bank
   -----------------------------------------

LESSEE SIGNATURE

By signing the Credit Application related to this Agreement, you authorize us
and our affiliates and assignees to share your Credit Information. You
acknowledge that the leased equipment 88 is [X] NEW [ ] USED.

Signature X  /s/ FERNANDO RAMIREZ
           ----------------------------------------
           (LEASE MUST BE SIGNED BY AUTHORIZED CORPORATE
           OFFICER PARTNER OR PROPRIETOR)

Print Name Fernando Ramirez       Title Pres.     Date 2/16/99
          ----------------------       -------        ------------
For ENERGY CONCEPTS INC
   --------------------------------------
   Legal Name of Corporation or Partnership

Lease shall not be binding or become effective until and unless Lessor executes
the Lease. You warrant and represent that the Equipment will be used for
business purposes and not for personal, family, or house-hold purposes. This
Lease is not intended for transactions with an equipment cost less than $5,000.

Instructions

1. Please sign the "Lessee Signature" block and if required have the
Guarantor(s) sign the "Lease Guaranty" block.

2. Please enclose the "First Payment Amount" check made payable to Fleet
National Bank.

3. Express or mail these documents to Fleet National Bank, 1055 Westlakes Drive,
Berwyn, PA 19312. Attn: Lease Documents

                       Any questions, call 1-800-745-7372.

<PAGE>   4

SCHEDULE A                                                          [FLEET LOGO]

SCHEDULE FORMING PART OF LEASE BETWEEN LESSOR,     Fleet National Bank

AND ENERGY CONCEPTS INC                                                   LESSEE
    ----------------------------------------------------------------------
DATE:                             LEASE NUMBER:
     ----------------------------              ---------------------------------

DESCRIPTION OF EQUIPMENT:

1 NEW DUAL SERV P2 400.256 (2) 9.1 SCSI 32X. NT 4.0WS; 4 NEW TIGER K62-300 3DX,
WORKSTATION, 32MB 3.2GB PC DOS; 1 NEW HP SURESTR DAT 241 INT TD; 5 NEW TIGER KDS
VS7-TD 17" 1280X1024.26; 1 NEW TIGER KDS VS195 TD 19".26; 1 NEW SYS 6X88 300
32MB, 3.2GB
--------------------------------------------------------------------------------

 .24X.56.6 WIN 98; 1 NEW SOLIS ST 14 F2-233, 14 1TFT .64MB 2.1GB.24XCD; 1 NEW
PORT REPLICATOR/DOCKING STATION FORR SOLIS ST; 1 NEW TARGUS LEATHER NOTEBOOK
CARRYING CASE; 1 NEW HP LASER JET 2100SE; 1 NEW HP JET DIRECT 500X; 1 NEW CNET
56 KBS V.90 TYPE II
--------------------------------------------------------------------------------

PCMCIA MODEM
--------------------------------------------------------------------------------

--------------------------------------------------------------------------------
      THIS SCHEDULE SHALL HEREAFTER FORM PART OF THE AFOREMENTIONED LEASE:

                                        LESSEE SIGNATURE

                                        Signature X  /s/ FERNANDO RAMIREZ
                                                   -----------------------------
                                                   (MUST BE SIGNED BY AUTHORIZED
                                                   CORPORATE OFFICER, PARTNER
                                                   OR PROPRIETOR)

                                        Print Name Fernando Ramirez
                                                  ------------------------------
                                        Title President            Date 2/16/99
                                             -----------------         ---------
                                        For ENERGY CONCEPTS INC
                                           -------------------------------------
                                           Legal Name of Corporation or
                                           Partnership

                                        ACCEPTED BY LESSOR

                                        Signature X /s/ GAIL FERGUSON
                                                   -----------------------------
                                        Title                      Date
                                             --------------------      ---------
                                        For Fleet National Bank
                                           -------------------------------------

Page 1 of 1 pages of this Schedule

<PAGE>   5

END OF LEASE OPTION - FAIR MARKET VALUE PURCHASE OPTION             [FLEET LOGO]

LEASE COMMENCEMENT DATE              LEASE NUMBER           CUSTOMER NUMBER
                       -------------             ----------                -----
LESSEE INFORMATION

Full Legal Name ENERGY CONCEPTS INC
               -----------------------------------------------------------------
DBA (If Any)
            --------------------------------------------------------------------
Billing Address 2 EXECUTIVE DRIVE STE 200 Phone 732-764-9191
               ---------------------------      --------------------------------
City SOMERSET   County SOMERSET                 State NJ        Zip 08873-4002
     --------          ------------------------       ---------     ------------

EQUIPMENT INFORMATION

Equipment Location (If not same as above) 2 EXECUTIVE DRIVE STE 200
                                         ---------------------------------------
City SOMERSET
    ----------------------------------------------------------------------------
County SOMERSET                          State NJ        Zip 088734002
      --------------------------------        ---------     --------------------

QUANTITY       MODEL NO.    EQUIPMENT DESCRIPTION (ATTACH SCHEDULE IF NECESSARY)
--------------------------------------------------------------------------------
                            SEE SCHEDULE A
--------------------------------------------------------------------------------

NUMBER & AMOUNT OF LEASE PAYMENTS

<TABLE>
<CAPTION>
      NUMBER OF              LEASE          SALES                TOTAL LEASE
   LEASE PAYMENTS          PAYMENTS +        TAX          =        PAYMENT
--------------------------------------------------------------------------------
<S>                        <C>              <C>                  <C>
           24                529.84          0                      529.84
--------------------------------------------------------------------------------
           0                    0            0                          0
--------------------------------------------------------------------------------
</TABLE>

Terms of Lease in Months 24
                         --

Payment Frequency: MONTHLY
                   -------

Provided the Lessee has complied with all of the terms, conditions, covenants
and provisions of the above Lease Agreement, Lessee may choose to exercise one
of the following options at the end of the lease term:

        1. Lessee upon written notice to Lessor may purchase all, but not less
than all of the equipment, leased under the above Lease Agreement, on an AS-IS,
WHERE-IS basis and without warranty by the Lessor for the fair market value of
the equipment (plus applicable taxes) at the end of the lease term.

        The above option will be canceled if all amounts due under this
provision plus any other amounts due under the terms and conditions of the above
Lease Agreement have not been paid to the Lessor within ten (10) days after the
expiration of the above Lease Agreement.

        2. Lessee may renew the Lease at the then fair market renewal rental
value.

        3. Lessee may return the equipment to the Lessor as provided in the
Lease Agreement.

        4. Lessee may continue to make Lease Payments to Lessor in the sum equal
to the last Lease Payment at the same intervals set out in the Lease as a
month-to-month lease term.

        5. Trade-up to new Equipment and a new Lease. This is contingent upon
Lessor's credit approval of Lessee and Lessor's receipt and acceptance of all
applicable lease documentation.

LESSEE SIGNATURE

Signature X  /s/ FERNANDO RAMIREZ
           -------------------------------------
           (Lease must be signed by authorized
           Corporate Officer, Partner, or Proprietor)

Print Name Fernando Ramirez
          --------------------------------------
Title President                   Date 2/16/99
     ---------------------------      ----------
For ENERGY CONCEPTS INC
   ---------------------------------------------
   Legal Name of Corporation or Partnership

LESSOR SIGNATURE

Signature X  /s/ [Signature Illegible]
           -------------------------------------
Title                             Date 3-30-99
     ---------------------------      ----------
For FLEET NATIONAL BANK
   ---------------------------------------------

<PAGE>   6

YEAR 2000 EQUIPMENT ADDENDUM

                               LESSEE INFORMATION
--------------------------------------------------------------------------------
Full Legal Name ENERGY CONCEPTS INC.           DBA Name (If Any)
               ------------------------------                   ----------------
Billing Address 2 EXECUTIVE DRIVE, SUITE 200              Phone (732) 764-9191
               ------------------------------------            -----------------
City SOMERSET     County                     State NJ             Zip 08873-4002
    --------------      --------------             ----------         ----------
--------------------------------------------------------------------------------

                              EQUIPMENT INFORMATION
--------------------------------------------------------------------------------
Equipment Location
(If not same as above) SAME AS ABOVE
                      ----------------------------------
City
    ----------------------------------------------------
County                    State          Zip
      -------------------      ---------    ------------

<TABLE>
<CAPTION>
QUANTITY    MODEL NO      EQUIPMENT DESCRIPTION (ATTACH SCHEDULE IF NECESSARY)
--------------------------------------------------------------------------------
<S>         <C>           <C>
                          SEE SCHEDULE A
--------------------------------------------------------------------------------

--------------------------------------------------------------------------------

--------------------------------------------------------------------------------
</TABLE>

<TABLE>
<CAPTION>
QUANTITY    MODEL NO      EQUIPMENT DESCRIPTION (ATTACH SCHEDULE IF NECESSARY)
--------------------------------------------------------------------------------
<S>         <C>           <C>
--------------------------------------------------------------------------------

--------------------------------------------------------------------------------

--------------------------------------------------------------------------------
</TABLE>

        WHEREAS, Lessor and the above described Lessee ("Lessee") have
determined that it is to their mutual benefit to make certain additions to the
above described Lease ("Lease").

        NOW THEREFORE, for good and valuable consideration, intending to be
legally bound and pursuant to the Terms and Conditions of the Lease, it is
hereby agreed as follows:

        1. Lessee has selected both the Equipment and the Vendor and/or
Manufacturer from whom Lessor covenants to purchase the Equipment at Lessee's
request. LESSEE ACKNOWLEDGES THAT LESSOR HAS NO EXPERTISE OR SPECIAL FAMILIARITY
ABOUT OR WITH RESPECT TO THE EQUIPMENT AND/OR THE EQUIPMENT'S YEAR 2000
COMPLIANCE OR YEAR 2000 CAPABILITIES. LESSEE AGREES THAT THE EQUIPMENT LEASED
HEREUNDER IS LEASED "AS-IS" AND IS OF A SIZE, DESIGN AND CAPACITY SELECTED BY
LESSEE AND THAT LESSEE IS SATISFIED THAT THE SAME IS SUITABLE FOR LESSEE'S
PURPOSES, AND THAT LESSOR HAS MADE NO REPRESENTATION OR WARRANTY WITH RESPECT TO
THE SUITABILITY OR DURABILITY OF SAID EQUIPMENT FOR THE PURPOSES AND USES OF
LESSEE, OR ANY OTHER REPRESENTATION OR WARRANTY, EXPRESS OR IMPLIED, WITH
RESPECT THERETO, INCLUDING YEAR 2000 COMPLIANCE OR CAPABILITIES OR THE IMPLIED
WARRANTIES OF MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE. LESSOR
FURTHER DISCLAIMS ANY LIABILITY FOR LOSS, DAMAGE OR INJURY TO LESSEE OR THIRD
PARTIES AS A RESULT OF YEAR 2000 NONCOMPLIANCE OR INCAPABILITY OR ANY DEFECTS,
LATENT OR OTHERWISE, IN THE EQUIPMENT WHETHER ARISING FROM THE APPLICATION OF
THE LAWS OF STRICT LIABILITY OR OTHERWISE. If the Equipment is not properly
installed, does not operate as represented or warranted by the Vendor and/or
Manufacturer, is not Year 2000 compliant and/or capable or is unsatisfactory for
any reason, Lessee shall make any claim on account thereof solely against the
Vendor and/or Manufacturer and shall, nevertheless, pay Lessor all Lease
Payments under the Lease and shall not set up against Lessee's obligations any
such claims as a defense, counterclaim, set-off or otherwise. So long as Lessee
is not in breach or default of this Agreement or any Lease hereunder, Lessor
hereby assigns to Lessee, solely for the purpose of making and prosecuting any
such claim, any rights which Lessor may have against the Vendor and/or
Manufacturer for breach of warranty or other representation respecting any item
of the Equipment. All proceeds of any warranty recovery by Lessee from the
Vendor and/or Manufacturer of any item of the Equipment shall first be used to
repair, upgrade, make Year 2000 compliant or capable or replace the affected
item.

        LESSEE ACKNOWLEDGES THAT NEITHER THE VENDOR NOR ANY SALES-PERSON,
EMPLOYEE, REPRESENTATIVE OR AGENT OF THE VENDOR AND/OR MANUFACTURER IS AN AGENT
OR REPRESENTATIVE OF LESSOR, AND THAT NONE OF THE ABOVE IS AUTHORIZED TO WAIVE
OR ALTER ANY TERM, PROVISION OR CONDITION OF THIS AGREEMENT OR ANY LEASE
HEREUNDER, OR MAKE ANY REPRESENTATION OR WARRANTY WITH RESPECT TO THIS
AGREEMENT, ANY LEASE HEREUNDER OR THE EQUIPMENT LEASED HEREUNDER. Lessee further
acknowledges and agrees that Lessee, in executing this Agreement and each Lease
hereunder, has relied solely upon the terms, provisions and conditions contained
herein and therein, and any other statements, warranties or representations, if
any, by the Vendor and/or Manufacturer, or any salesperson, employee,
representative or agent of the Vendor and/or Manufacturer, have not been relied
upon, and shall not in any way affect Lessee's obligation to make the Lease
Payments and otherwise perform as set forth in this Agreement and the Lease.

        REGARDLESS OF CAUSE, LESSEE WILL NOT ASSERT ANY CLAIM WHATSOEVER AGAINST
LESSOR FOR LOSS OF ANTICIPATORY PROFITS OR ANY OTHER INDIRECT, SPECIAL OR
CONSEQUENTIAL DAMAGES.

        NOTWITHSTANDING ANY PROVISION CONTAINED HEREIN TO THE CONTRARY, LESSEE
DOES NOT WAIVE ANY RIGHTS OR REMEDIES IT MAY HAVE AGAINST THE VENDOR AND/OR
MANUFACTURER OF THE EQUIPMENT.

        2. It is expressly agreed by the parties that this Addendum is
supplemental to the Lease which is by reference made a part hereof, and all the
Terms and Conditions and provisions thereof, unless specifically modified
herein, are to apply to this Addendum and are made a part of this Addendum as
though they were expressly rewritten, incorporated and included herein.

        3. In the event of any conflict, inconsistency or incongruity between
the provisions of this Addendum and any of the provisions of the Lease, the
provisions of this Addendum shall in all respects govern and control.

                                LESSEE SIGNATURE
--------------------------------------------------------------------------------

Signature X  /s/ FERNANDO RAMIREZ
           -----------------------------------
           (MUST BE SIGNED BY AUTHORIZED CORPORATE
           OFFICER, PARTNER OR PROPRIETOR)

Print Name Fernando Ramirez
          ------------------------------------
Title President                 Date 2/16/99
     ------------------------       ----------
For ENERGY CONCEPTS INC                Legal Name of Corporation or Partnership
   ------------------------------------
--------------------------------------------------------------------------------

                               ACCEPTED BY LESSOR
--------------------------------------------------------------------------------

Signature X  /s/ [Signature Illegible]
           -----------------------------------
Title                           Date 3-30-99
     ------------------------       ----------
For FLEET BUSINESS LEASING             Legal Name of Corporation or Partnership
   ------------------------------------
--------------------------------------------------------------------------------
                                                                          SUP137<PAGE>   1

                                                                   EXHIBIT 10.21

                                 LEASE AGREEMENT

     THIS LEASE, made as of this twenty first day of August, 2000, is between
ERN Properties, a Minnesota Limited Liability Company located at 174 West Lake
Street, Excelsior, MN 55331, hereinafter referred to as "Landlord" and EPS
SOLUTIONS, INCORPORATED, hereinafter referred to as "Tenant."

IN CONSIDERATION of the rents to be paid by Tenant and the conditions and
covenants to be performed by Landlord and Tenant as hereinafter set forth, it is
agreed as follows:

     PREMISES. Landlord hereby leases to the Tenant and the Tenant takes from
the Landlord, subject to the terms and conditions of this Lease and the attached
Exhibit A Rules and Regulations, incorporated herein by reference, approximately
Two Thousand eight hundred and eighty seven (2887) rentable square feet of
office space located on the second floor (Northeast and Southeast Quadrants)
including a one hundred and forty one (141) rentable square feet 25% share of
the conference area on the third floor and a three hundred and sixty three (363)
rentable square feet share of the center section on the second floor at 261
SCHOOL AVENUE, EXCELSIOR, MINNESOTA. This lease of office space includes the
non-exclusive right to use driveways, parking lots and common areas in the
Building used by other tenants leasing space in the Building. The Building,
together with the land, shall hereinafter be referred to as "Property."

     NATURE OF OCCUPANCY. The space is being leased as offices for general
business purposes. All uses of the office space shall comply with applicable
rules, regulations, laws and statutes of the City of Excelsior, County of
Hennepin and State of Minnesota.

     LEASE TERM. The term of the lease of the two quadrants on the second floor
and the share on the conference room on the third floor shall be for forty-eight
(48) months, commencing September 1, 2000 and ending on August 31, 2004
("Initial Lease Term"). The lease term for the share of the center section on
the second floor will be conditional on the month-by-month agreement of the
other tenant on the second floor or the Landlord.

     BASE RENT. The annual base net rent payable for months one (1) through
twelve (12) of the Lease Term shall be Fourteen Dollars and 0/100 ($14.00) per
rentable square foot, payable, in advance, in monthly increments equal to Three
Thousand Three Hundred and Sixty eight Dollars and 17/100 ($3368.17). The annual
base net rent payable for months one (13) through twelve (24) of the Lease Term
shall be Fifteen Dollars and 0/100 ($15.00) per rentable square foot, payable,
in advance, in monthly increments equal to Three Thousand Six Hundred and Eight
Dollars and 75/100 ($3608.75). The annual base net rent payable for months one
(25) through twelve (36) of the Lease Term shall be Sixteen Dollars and 0/100
($16.00) per rentable square foot, payable, in advance, in monthly increments
equal to Three Thousand Eight Hundred and Forty nine Dollars and 33/100
($3849.33). The annual base net rent payable for months one (37) through twelve

<PAGE>   2

(48) of the Lease Term shall be Seventeen Dollars and 0/100 ($17.00) per
rentable square foot, payable, in advance, in monthly increments equal to Four
Thousand and Eighty nine Dollars and 92/100 ($4089.92).

All rent payments pursuant to this Lease, beginning with September of 2000,
shall be for increments of one month and are payable in advance no LATER THAN
2:00 PM THE LAST BUSINESS DAY OF THE PRECEDING MONTH.

     ADDITIONAL RENT. As additional rent ("Additional Rent"), Tenant agrees to
pay a prorata share of an amount for the sum of taxes and assessments and other
costs (as defined below) associated with the Property during the Lease Term, as
follows:

     a)   TAXES AND ASSESSMENTS. Includes all real estate taxes, special
          assessments, personal property taxes and all other taxes or charges
          levied or assessed against the Property ("Taxes"), or the rental
          therefrom, except Landlord's income tax, if any. Tenant shall pay
          Taxes in an amount which is equal to the greater of the prorata actual
          Taxes assessed on the property for the Lease year or an annual amount
          of Three and 30/00 ($3.30) per rentable square foot.

     b)   OTHER COSTS. Includes the cost of operation, maintenance, repair,
          insurance and property management associated with the Property. Tenant
          shall pay such costs in an amount which is equal to the greater of the
          prorata actual costs or an annual amount of Three and 50/100 ($3.50)
          per rentable square foot. These actual costs include, but are not
          limited to:

          o    UTILITIES. All prorata charges for the public utility services
               rendered or furnished to the Property, including but not limited
               to heat, water, gas, electricity, sewer, and the like, except
               those separately metered. All utilities that are separately
               metered and exclusively serve the Tenant's leased space as set
               forth herein shall be paid by Tenant or any subtenant.

          o    INSURANCE. The insurance premiums for casualty, fire and extended
               coverage insurance in an amount of not less than the full
               replacement cost of the Building.

          o    MAINTENANCE AND REPAIRS. Costs for the maintenance and upkeep of
               the Property, including, but not limited to, painting, parking
               lot striping, repair of parking lots, landscaping, lawn cutting,
               snow removal, and any and all other expenses for the maintenance,
               upkeep and preservation of the Property.

          o    CAPITAL IMPROVEMENTS. Costs for any capital improvements shall be
               amortized over the useful life of said improvement as determined
               by the applicable provisions of the Internal Revenue Code. The
               amortized portion of the cost for any capital improvement for the

                                      -2-

<PAGE>   3

               period of time during the Lease term shall be paid in a prorata
               share by Tenant.

Landlord shall annually estimate the amount of the Additional Rent based on the
definitions above in a) and b). Tenant shall pay one-twelfth (1/12th) of the
estimated prorata annual costs of the Additional Rent with the base net rent
payment due. The annual Additional Rent for months one (1) to twelve (12) shall
be Six Dollars and 80/00 ($6.80) per rentable square foot, payable in advance,
in monthly increments of One Thousand Six Hundred and Thirty five Dollars and
97/100 ($1,635.97).

Landlord shall adjust the amount of the Additional Rent within ninety (90) days
of the end of each lease year and termination of this lease agreement to an
amount equal to the greater of the prorata actual Taxes assessed for the
property for the lease year or an annual amount of Three and 30/100 ($3.30) per
rentable square foot plus the greater of the prorata actual other costs for the
lease year or an annual amount of Three and 50/100 ($3.50) per rentable square
foot.

 If Tenant owes additional monies, Tenant shall pay said additional monies
within ten (10) days after written notice that additional monies are due. If
Tenant has overpaid the Additional Rent, Tenant shall receive a credit in the
amount of the overpayment on the next rental payment that is due. No interest
shall be paid by Landlord on any overpayment of the Additional Rent.

     TOTAL RENT, including Base Net Rent and Additional Rent, for the monthly
rent payment to Landlord, for months one to twelve, under the terms of this
Lease shall be estimated at Five Thousand Four Dollars and 14/00 ($5004.14).

     SECURITY DEPOSIT. Tenant agrees to pay a security deposit to Landlord in
the sum of Five Thousand Dollars and 0/100 ($5,000.00). The Deposit will serve
as security for the full, timely and faithful performance of Tenant's covenants
and obligations under this lease and shall be held by the Landlord without
obligation for interest. It is expressly understood and agreed, however, that
such Deposit is not an advance rental deposit or a measure of the Landlord's
damages in case of Tenant's default. Landlord shall return deposit to Tenant at
such time after the end of the Lease Term as Landlord determines Tenant's
obligations under this lease have been fulfilled and any Additional Rent
adjustment owing Landlord for the period ending upon the date of termination of
this agreement has been paid by Tenant. The security deposit shall be paid
within sixty days, minus any Tenant obligations that the Landlord determines. If
the tenant leases this space for six consecutive years then the security deposit
shall be paid within sixty days, minus any Tenant obligations that the Landlord
determines.

     COMPLIANCE WITH LAWS AND REGULATIONS AND MORTGAGES. Tenant will comply with
all statutes, ordinances, rules, orders, regulations and requirements of all
federal, state, city and local governments and their agencies, which have
jurisdiction over or

                                      -3-

<PAGE>   4

affect the Property. Tenant shall also comply with all terms and conditions of
any mortgages on the Property.

     INSURANCE. Tenant, at Tenant's cost and expense, shall obtain and keep in
force during the Lease Term a policy of comprehensive public liability insurance
with respect to the Tenant's use and occupancy of the Property. Landlord and any
mortgagee of the Property shall be provided with copies of any insurance
policies prior to occupancy of leased space and be named as additional insured.
The form, type and amounts of insurance coverage shall at all times comply with
the requirements of the holder of any mortgage on the Property. No policy shall
be cancelable or subject to reduction of coverage except after thirty (30) days
prior written notice to Landlord.

     WAIVER OF SUBROGATION. Landlord and Tenant each agree that all policies of
insurance for loss or damage by fire or other risks shall permit releases of
liability as herein provided and include a waiver of subrogation clause as to
Tenant and Landlord respectively. Each party hereto waives, releases and
discharges the other party from all claims or demands whatsoever which the
waiving party may have arising out of damage to or destruction of the waiving
party's property or loss of use thereof occasioned by fire of other casualty,
which such claim or demand may arise because of the negligence or fault of the
other party, its agents, employees, customers or business invitees, or otherwise
and the waiving party agrees to look to its insurance coverage only in the event
of such loss up to the amount of said insurance coverage.

Tenant shall be responsible for insuring all of its contents and improvements in
the leased space.

     IMPROVEMENTS AND ALTERATIONS. Landlord shall provide the third floor space
in an "as is" condition (as it exists as of today). Any alterations to the
leased space shall be made at the cost and expense of the Tenant. Work shall be
performed only by Landlord or by contractors and subcontractors that have been
approved by Landlord in writing.

Alterations proposed by Tenant shall be constructed in accordance with all
governmental laws, ordinances, rules and regulations and Tenant shall, prior to
construction, provide such assurances to Landlord, including, but not limited
to, surety company performance and payment bonds and personal guaranties of
individuals of substance, as Landlord shall require, to assure payment of the
costs thereof and to protect Landlord against any loss from any mechanics',
laborers', materialmen's or other liens. If Alterations are not being performed
by Landlord, Tenant shall permit Landlord, if Landlord so desires, to supervise
construction operations in connection with the work. In no event will such
supervision or right to supervise by Landlord, nor shall any approvals given by
Landlord under this lease, constitute any warranty by Landlord to Tenant of the
adequacy of the design, workmanship or quality of such work materials for
Tenant's intended use or impose any liability upon Landlord in connection with
the performance of such work.

                                      -4-

<PAGE>   5

Alterations made by Tenant shall be and remain the property of the Landlord,
except as otherwise agreed to in writing signed by both parties.

     PARKING. Landlord shall provide parking for building tenants in two private
lots adjacent to the building. Parking lots have the capability of holding
forty-seven (47) vehicles.

     SIGNAGE. Landlord shall provide signage, which includes Tenant's name, on
directories at the front and rear entrance of the building, plus on a door plate
at the entrance to the suite.

     REPAIRS AND MAINTENANCE. Tenant agrees to maintain the leased space in good
order, condition and repair during the Lease Term. Tenant shall repair or
replace at its own expense any fixture, improvement or part thereof in the
leased space necessary to so maintain it and to return the leased space at the
end of the term of this lease in the same condition as it was received (Landlord
owned Alterations, reasonable wear and tear, and casualty losses excepted).

     SERVICE. Landlord agrees to furnish Tenant with heat and air conditioning
in season at such time as Landlord normally furnishes these services to all
tenants of the building and at such temperatures and in such amounts that are in
accordance with any applicable statutes, rules or regulations and are considered
by Landlord to be standards. Services provided at other times, including outside
normal working hours (7:00 am to 6:00 pm, Monday through Friday), Saturdays,
Sundays and holidays are optional on the part of Landlord. Landlord hereby
reserves the right to charge Tenant for any such optional service requested by
Tenant on such basis as Landlord, in its sole discretion, determines. Landlord
shall also provide janitor service to leased premises on weekdays other than
holidays and such window washing as may, from time to time, in Landlord's sole
judgment, be reasonably required. Operatorless passenger elevators will be
provided for ingress and egress to the floor on which the leased premises are
located. Landlord may reasonably limit the elevator operation on Saturdays,
Sundays and holidays.

Landlord's failure to any extent to furnish or any stoppage or interruption of
services defined above, resulting from any cause, shall not render Landlord
liable in any respect for damages to any person, property or business, nor be
construed as an eviction of Tenant, an abatement of rent, nor relieve Tenant
from fulfillment of any covenant or agreement hereof. If any equipment or
machinery furnished by Landlord ceases to function properly, Landlord shall use
reasonable diligence to repair the same promptly. Tenant shall, however, have no
claim for rebate of rent or damages on account of any interruptions in service.

     ELECTRIC SERVICE. Tenant will not, without prior written consent of
Landlord, use any apparatus or device in the leased premises which will in any
way increase its usage beyond the amount of electricity which Landlord
determines to be reasonable for use of

                                      -5-

<PAGE>   6

the leased premises as general office space, nor connect with electric current
(except through existing electrical outlets in the leased premises) any
apparatus or device for the purpose of using electric current. If Tenant shall
require electric current in excess of that which is reasonably obtainable from
existing electric outlets and normal for the use of the leased premises as
general office space, then Tenant shall first procure the consent of Landlord
(which consent will not be unreasonably withheld). Tenant shall pay all costs of
installation of all facilities necessary to furnishing such excess capacity and
for increased electricity usage.

Interruptions of any service resulting in whole or in part from any cause or
causes beyond the reasonable control of Landlord shall not be deemed an eviction
or disturbance of the Tenant's use and possession of the leased premises or any
part thereof, or render Landlord liable for damages by abatement of rent or
otherwise or relieve Tenant from performance of Tenant's obligations under this
lease.

     SUBLEASING OR ASSIGNMENT. Landlord reserves the right to assign this Lease
at any time. Tenant may not sublease, sell, assign or transfer all or any part
of its interest in this Lease or its term, without the prior written consent of
the Landlord.

     QUIET ENJOYMENT. Landlord covenants that Tenant, upon payment of all rent
or other sums due Landlord and upon performance by Tenant of the terms,
conditions and covenants of this Lease, Tenant shall peaceably and quietly have,
hold and enjoy the Premises for the entire term of this Lease.

     HOLDING OVER. If Tenant remains in possession of the space or any part
thereof after the expiration of the Lease Term, with the express written consent
of the Landlord, such occupancy shall be a tenancy from month to month at a
rental in an amount equal to one and one-half times the last monthly base net
rental, plus all other charges payable hereunder and upon all the terms hereof
applicable to a month-to-month tenancy

     LATE FEES. Landlord will assess a $25.00 late fee on all rent fees paid in
arrears of the due date, which is no later than the last business day of the
preceding month. Tenant also agrees to pay interest at the rate of twelve
percent (12%) per annum to Landlord on all rent in default.

     DELINQUENT RENT. Notwithstanding any other remedy which Landlord may
pursue, if Tenant defaults, in whole or in part, in the payment of rent,
Landlord may obtain judgment for any unpaid rentals and other charges which have
become payable, or which may thereafter become payable. Tenant hereby agrees to
reimburse Landlord for all costs and expenses, including attorney's fees,
incurred by Landlord in collecting such rent. Tenant also agrees to pay interest
at the rate of twelve percent (12%) per annum to Landlord on all rent or other
payments in default and on all other outstanding costs and expenses incurred by
Landlord.

                                      -6-

<PAGE>   7

     DEFAULT. The following shall each be deemed to constitute a default by
Tenant and a breach of this Lease:

     a)   When the tenant becomes more than 15 days in arrears for the Base Net
          Rent, the Additional Rent, or any other monetary obligation required
          to be paid hereunder.

     b)   Failure to perform any other terms, covenants and conditions of this
          lease required to be performed by Tenant within fifteen (15) days
          after notice of non-performance and request for performance is given
          by Landlord.

     c)   The abandonment of the Property by Tenant, the adjudication of Tenant
          as a bankrupt, the making by Tenant of a general assignment for the
          benefit of creditors, the taking by Tenant of the benefit of an
          insolvency act or law, the appointment of a permanent receiver or
          trustee in bankruptcy for the property of Tenant, or the appointment
          of a temporary receiver which is not vacated or set aside within sixty
          (60) days from the date of such appointment.

     TERMINATION FOR DEFAULT. In the event of default by Tenant, Landlord shall
have the right to cancel and terminate this Lease and/or to institute
appropriate proceedings to recover possession of the Property, together with all
rents due under this Lease. These rights are in addition to and cumulative of
any other right or remedy Landlord may be given under this lease or by
applicable law. Failure or refusal of Landlord to terminate this lease in the
event of default shall not be deemed to be a waiver of its right to terminate
this lease at any time for that or any subsequent default by Tenant. Landlord
may recover possession of the Property without terminating this lease agreement.

     BREACH OF COVENANTS. Notwithstanding the existence of any other remedy
which Landlord may pursue, if Tenant defaults in its obligation to pay any tax,
reasonable charge or reasonable fee or to discharge any lien or other
obligation, arising out of this lease, Landlord shall have the right to pay the
tax, charge (including insurance premiums) or fee and to discharge any lien
imposed on the Property or to satisfy any obligation to procure insurance, make
repairs or the like. Tenant hereby agrees to reimburse Landlord for all
reasonable costs and expenses, including attorney's fees, incurred by it in
protection of its interest hereunder, and Tenant agrees to pay interest at the
rate of twelve percent (12%) per annum to Landlord on all costs and expenses
incurred, commencing with the date of notice to Tenant of Landlord's discharge
of any of its obligations.

     RIGHT OF INSPECTION. Landlord shall at all times have the right to enter
upon the leased office space to inspect its condition, and at its election, to
make reasonable and necessary repairs thereon for the protection and
preservation of the space, but nothing herein shall be construed to require
Landlord to make such repairs, and Landlord shall not be liable to Tenant, or
any other person or persons, for failure or delay in making said repairs, or for
damages or injury to person or property caused in or by the making of such
repairs. Landlord shall have the right during the last six (6) months of the
Lease Term to advertise the space for rent and to show the space to prospective
tenants.

                                      -7-

<PAGE>   8

     NOTICES. All written notices required shall be given by certified mail to
the parties at the addresses stated below:

         If to Landlord:            ERN Properties
                                    174 West lake Street
                                    Excelsior, MN  55331

         If to Tenant:              Steven Bubb
                                    EPS Solutions, Inc
                                    261 School Avenue, Suite 200
                                    Excelsior, MN  55331

     SUBORDINATION. Tenant agrees that this Lease shall be subordinate to any
mortgages that are currently on the Property or which may hereafter be placed
upon said Property and to any and all advances to be made thereunder and to the
interest thereon and all renewals, replacements, and extensions thereof.

     INDEMNIFICATION BY LANDLORD AND TENANT. Landlord and Tenant hereby agree to
indemnify each other and hold each other harmless against any and all claims,
demands, damages, costs and expenses, including attorney's fees incurred on
either party's behalf, arising out of either party's use or occupancy of the
space or by either party's default in any covenant to be performed pursuant to
the terms of this Lease. This indemnification shall survive the expiration or
termination of this agreement.

     CONFIDENTIALITY. Tenant hereby agrees that the terms and conditions of this
Lease are strictly confidential.

     BINDING EFFECT. Except to the extent otherwise provided herein, this Lease
and the terms, conditions and covenants contained herein shall be binding upon
and inure to the benefit of Landlord and Tenant, and their respective
successors, heirs and legal representatives and assigns.

     GOVERNING LAW. This Lease shall be construed under and governed by the laws
of the State of Minnesota.

     SEVERABILITY. In the event any provision of this lease shall be found
invalid or unenforceable, that provision shall be severed from this lease, and
the remaining portions hereof shall continue in full force and effect pursuant
to their terms.

                                      -8-

<PAGE>   9

     ENTIRE AGREEMENT. This lease contains the entire agreement between the
parties, and any amendment hereafter made shall be ineffective to alter, modify
or discharge any provision thereof unless the amendment is in writing and signed
by both parties. This lease replaces all previous leases between the parities.

     IN WITNESS WHEREOF, Landlord and Tenant have respectively signed this lease
as of the date first above written.

LANDLORD:                               TENANT:

ERN Properties, L.L.C.                  EPS Solutions, Inc.

By /s/ Nancy Bubb                       By /s/ Steven Bubb
  ----------------------------------      --------------------------------------
  Nancy Bubb                              Steven Bubb
  Chief Manager                           President
                                                                         (title)

Date: 8/21/00                           Date: 8/21/00

                                      -9-

<PAGE>   10

                                    EXHIBIT A

                              RULES AND REGULATIONS

     1.   The sidewalks, halls, passages, elevators and stairways shall not be
obstructed by Tenant or used for any purpose other than for access to and from
the leased space. The halls, passages, entrances, elevators, stairways,
balconies and roof are not for use of the general public, and Landlord shall in
all cases retain the right to control and prevent access thereby of all persons
whose presence in the judgment of Landlord shall be prejudicial to the safety,
character, reputation and interests of the Building and its tenants, provided
that nothing herein contained shall be construed to prevent such access to
persons with whom Tenant normally deals in the ordinary course of its business.

     2.   The sashes, sash doors, windows, glass lights, and any lights or
skylights that reflect or admit light into the halls or other places of the
Buildings shall not be covered or obstructed. The toilet rooms, water and wash
closets and other water apparatus shall not be used for any purpose other than
that for which they were constructed, and no foreign substance of any kind
whatsoever shall be thrown therein, and the expense of any breakage, stoppage or
damage, resulting from the violation of this rule shall be borne by the Tenant
who, or whose clerk, agents, servants, or visitors, shall have caused it.

     3.   If Landlord, by a notice in writing to Tenant, shall object to any
curtain, blind, shade or screen attached to, or hung in, or used in connection
with, any window or door of the leased premises, such use of the curtain, blind,
shade or screen shall be discontinued forthwith by Tenant. No awnings shall be
permitted on any part of the leased premises.

     4.   No safes or other objects heavier than the lift capacity of the
elevator of the Building shall be brought into or installed on the leased
premises. Tenant shall not place a load upon any floor of the leased premises
which exceeds the load per square foot, which such floor was designed to carry
and which is allowed by law.

     5.   Tenant shall not use, keep, or permit to be used or kept any foul or
noxious gas or substance in the leased premises, or permit or suffer the leased
premises to be occupied or used in a manner offensive or objectionable to
Landlord or other occupants of the Building by reason of noise, odors, and/or
vibrations, or interfere in any way with other tenants or those having business
therein, nor shall any animals or birds (except Seeing Eye Dogs) be brought into
or kept in or about the Building. Tenant shall not place or install any antennae
or aerials or similar devices outside of the leased premises.

     6.   Tenant shall not use or keep in the Building any inflammables,
including but not limited to kerosene, gasoline, naphtha and benzene (except
cleaning fluids in small quantities and when in approved containers), or
explosives or any other articles of

                                      -10-

<PAGE>   11

intrinsically dangerous nature, or use any method of heating other than that
supplied by Landlord.

     7.   If Tenant desires telephone or telegraph connections or alarm systems,
Landlord will direct electricians as to where and how the wires are to be
introduced. No boring or cutting for wires or otherwise shall be made without
specific written approval from Landlord.

     8.   Tenant, upon the termination of the tenancy, shall deliver to the
Landlord all the keys of offices, rooms and toilet rooms which shall have been
furnished Tenant or which Tenant shall have had made, and in the event of loss
of any keys will replace the keys at Tenant's expense.

     9.   Tenant shall not put down any floor covering in the leased premises
without the Landlord's prior approval of the manner and method of applying the
covering.

     10.  On Saturdays, Sundays and legal holidays, and on other days between
the hours of 6 pm and 7 am, access to the Building, or to the halls, corridors,
elevators or stairways in the Building, or to the leased premises by the general
public may be refused by Landlord. Landlord shall in no case be liable for
damages for the admission to or exclusion from the Building of any person whom
the Landlord has the right to exclude. In case of invasion, mob, riot, public
excitement, or other commotion, Landlord reserves the right to prevent access to
the Building during the continuance of the same by closing the doors or
otherwise, for the safety of the tenants or Landlord and protection of property
in the Building.

     11.  Tenant assumes full responsibility for protecting its space from
theft, robbery and pilferage which includes keeping doors locked and windows and
other means of entry to the leased premises closed.

     12.  Tenant shall not alter any lock or install a new or additional lock or
any bolt on any door of the leased premises without prior written consent of
Landlord. If Landlord shall give its consent, Tenant shall in each case furnish
Landlord with a key for any such lock.

     13.  In advertising or other publicity, without Landlord's prior written
consent, Tenant shall not use the name of the Building except as the address of
its business and shall not use pictures of the Building.

     14.  Tenant shall not make any room-to-room canvass to solicit business
from other tenants in the Building and shall not exhibit, sell or offer to sell,
use, rent or exchange in or from the leased premises unless ordinarily embraced
within the Tenant's use of the leased premises specified herein.

                                      -11-

<PAGE>   12

     15.  Tenant shall not waste electricity, water or air conditioning and
agrees to cooperate fully with Landlord to assure the most effective operation
of the Building's heating and air conditioning, and shall not allow the
adjustment (except by Landlord's authorized building personnel) of any controls
installed for Tenant's use. Room thermostats may be adjusted by Tenant during
regular business hours (Monday through Friday, 7 am to 6 pm). Tenant shall keep
corridor doors closed and shall not open any windows except that if the air
circulation shall not be in operation, windows, which are openable, may be
opened with Landlord's consent.

     16.  No smoking is allowed by Tenant in areas leased by Tenant, common
areas of the building or within ten (10) feet of front or rear entrances to the
building.

     17.  Any wallpaper or vinyl fabric materials, which Tenant may install on
painted walls, shall be applied with a strippable adhesive. The use of
non-strippable adhesives will cause damage to the walls when materials are
removed, and repairs made necessary thereby shall be made by Landlord at
Tenant's expense.

     18.  Tenant will refer all contractors, contractor's representatives and
installation technicians rendering any service to Tenant to Landlord for
Landlord's supervision, approval, and control before performance of any
contractual service. This provision shall apply to all work performed in the
Building including installations of telephones, telegraph equipment, electrical
devices and attachments and installations of any nature affecting floors, walls,
woodwork, trim, windows, ceilings, equipment or any other physical portion of
the Property.

     19.  Movement in or out of the Building of furniture, office equipment, or
other bulky materials, or movement through the Building entrances or lobby shall
be restricted to hours designated by Landlord. All such movements shall be under
supervision of Landlord and in the manner agreed between Tenant and Landlord by
prearrangement before performance. Such prearrangement initiated by Tenant will
include determination by Landlord and subject to his decision and control, of
the time, method, and routing of movement and limitations imposed by safety or
other concerns which may prohibit any article, equipment or any other item from
being brought into the Building. Tenant is to assume all risk as to damage to
articles moved and injury to persons or public engaged or not engaged in such
movement, including equipment, property, and personnel. Tenant hereby agrees to
indemnify and hold harmless Landlord from and against any such damage, injury,
or loss, including attorney's fees.

     20.  No portion of Tenant's area or any other part of the Building shall at
any time be used or occupied as sleeping or lodging quarters.

     21.  Landlord will not be responsible for lost or stolen personal property,
equipment, money, or jewelry from Tenant's area or any public rooms regardless
of whether such loss occurs when such area is locked against entry or not.

                                      -12-

<PAGE>   13

     22.  Employees of Landlord shall not receive or carry messages for or to
any Tenant or other person, nor contract with or render free or paid services to
any Tenant or Tenant's employees, or invitees; in the event any of Landlord's
employees perform any such services, such employee shall be deemed the agent of
Tenant regardless of whether or how payment is arranged for services and
Landlord is expressly relieved from any and all liability in connection with any
such services and any associated injury or damage to person or property.

     23.  Tenant and its employees, agents, and invitees shall observe and
comply with the driving and parking signs and markers on the property
surrounding the Building.

     24.  Tenant shall give prompt notice to Landlord of any accidents to or
defects in plumbing, electrical fixtures, or heating apparatus so that such
accidents or defects may be attended to promptly.

     25.  Landlord shall provide signage identifying Tenant to be displayed on
or adjacent to entrance door(s) to leased space. Tenant is not permitted to
display any other signage visible from the exterior of the space or through
windows into the space.

The directories of the Building shall be used exclusively for the display of the
name and location of the Tenants only and will be provided by Landlord. Any
additional names requested by Tenant to be displayed in the directories must be
approved by Landlord and, if approved, will be provided at the sole expense of
Tenant.

     26.  No vending machines or electrical or gas appliances shall be
installed, maintained or operated in any part of the Building without the
written consent of Landlord.

     27.  Landlord reserves the right to make such other and reasonable rules
and regulations as in its judgment may from time to time be needed for the
safety, care and cleanliness of the Building, and for the preservation of good
order therein.

                                      -13-

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