Document:

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                         MASTER HIRE PURCHASE AGREEMENT

DATED:  16TH DECEMBER 1999

BETWEEN:-

(1) IGE MEDICAL SYSTEMS LIMITED, ("THE OWNER") of Coolidge House, 352 Buckingham
Avenue, Slough, Berkshire SL1 4ER.

(2) MOBILE P.E.T. LEASING LIMITED, ("THE HIRER") whose registered office is at
21 St. Thomas Street, Bristol, England

WHEREAS the Hirer wishes to hire from the Owner on hire purchase terms the
equipment ("Equipment", which expression includes each part thereof and all
replacements, additions and accessories thereto) described in each schedule
("Schedule") now or hereafter entered into pursuant hereto by the Hirer and the
Owner, and references to this Agreement shall include each Schedule.

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IT IS AGREED as follows:-

1.       ACQUISITION, DELIVERY AND ACCEPTANCE OF THE EQUIPMENT

1.01 This Agreement shall be effective as from the date on which it is executed
     by the parties hereto PROVIDED HOWEVER THAT the obligation of the Owner to
     hire any Equipment acquired by it to the Hirer hereunder shall be subject
     to receipt by the Owner prior to the Cut-Off Date (as specified in the
     Schedule relating to such Equipment) of the following each in form and
     substance satisfactory to the Owner; (i) a Schedule and a certificate of
     acceptance ("Certificate of Acceptance") relating to such Equipment; (ii) a
     certified copy of the resolution of the Hirer's Board of Directors
     authorizing this Agreement and all documents (including the Schedule)
     relating thereto; (iii) evidence of insurance pursuant to Clause 5.03; and
     (iv) such other documents as the Owner may require.

1.02 The Hirer shall be responsible for the delivery and installation (if
     applicable) of the Equipment at the site (if any) specified in the Schedule
     (the "Location") and shall indemnify the Owner on demand against any
     transportation, delivery and installation costs. Upon the date of execution
     of the Certificate of Acceptance ("Acceptance Date"), the Equipment
     referred to therein shall be deemed delivered to and unconditionally
     accepted by, the Hirer from the Owner and shall be conclusive evidence that
     the Hirer has examined such Equipment and found it to be complete, in good
     order and condition, of merchantable quality, fit for any purpose for which
     it may be intended or required and in every way satisfactory.

2.   HIRING AND PERIOD OF HIRE

2.01 This Agreement and each Schedule when taken together shall have effect as a
     separate contract ("Hire Agreement") between the Hirer and the Owner in
     relation to Equipment comprised in such Schedule.

2.02 As and from the Acceptance Date, the Owner agrees to hire and the Hirer
     agrees to take on hire the Equipment, upon the terms and conditions
     contained herein and in the Schedule relating to such Equipment, for the
     period specified in such Schedule ("Hire Period"). This Agreement shall not
     be extended or cancelled except pursuant to its express terms.

3.   RENTALS AND PAYMENTS

3.01 The Hirer shall throughout the Hire Period pay to the Owner, without
     demand, the rentals ("Rentals") in the amounts and at the times as set out
     in the Schedule. Rentals payable in advance shall not be returnable in the
     event of termination of the hiring of the Equipment for whatever reason.

3.02 All payments to be made by the Hirer to the Owner hereunder shall be made
     in immediately available funds on the due date (PROVIDED THAT if payment
     falls due on a day which is not a Working Day, payment shall be made on
     the preceding Working Day) and paid to the Owner as specified in the
     Schedule or as the Owner may from time to time direct.

3.03 All Rentals and other payments to be made under this Agreement are
     calculated without regard to VAT and the Hirer shall, in addition to such
     Rentals and other payments, pay to the Owner, on demand, such VAT as is
     required from time to time by law to be paid.

3.04 If any payment due from the Hirer to the Owner hereunder is not paid on the
     due date or if the Owner shall make any payment under the powers herein
     conferred on the Owner, the Hirer shall, without prejudice to the Owner's
     other rights and remedies, pay on demand interest thereon at the Overdue
     Rate (as well after as before judgement or decree) from and including such
     due date or the date of payment by the Owner, as the case may be, to the
     date of actual payment or reimbursement to the Owner. "Overdue Rate" means
     the rate of 5% per annum over Barclays Bank PLC Base Rate from time to time
     calculated on a daily basis and compounded quarterly.

3.05 All payments due under this Agreement from the Hirer shall be made without
     any deduction, set-off, counterclaim or withholding whatsoever. If under
     applicable law the Hirer is required to make any deduction or withholding,
     the Hirer shall increase the payments to the Owner so that the net amount
     received by the Owner after any deduction or withholding shall be equal to
     the full amount which the Owner would have been paid had payment not been
     made subject to any deduction or withholding.

4.   EXCLUSION OF OWNERS LIABILITY AND BENEFIT OF WARRANTIES

4.01 The Hirer has selected the Equipment relying solely on its own judgement
     and skill. No condition or warranty of any kind whatsoever (express or
     implied) has been or is given or made by the Owner, its servants or agents
     in relation to the Equipment. All conditions and warranties (express or
     implied and whether statutory, collateral hereto or otherwise) as to the
     age, description, state, condition, design, construction, use or
     merchantability of the Equipment or its fitness or suitability for any
     particular purpose are hereby expressly excluded. No person not in the
     actual employ of the Owner is or is to be deemed to be the agent, or
     entitled to act on behalf, of the Owner for any purpose.

4.02 The Owner shall not be liable to the Hirer (in contract or tort or
     otherwise) for any loss, liability, damage or expense of any kind arising
     directly or indirectly in connection with the Equipment, its condition or
     any defect therein or from any action or omission (negligent or otherwise)
     of the Owner, its servants or agents PROVIDED THAT nothing herein shall
     exclude any liability of the Owner for death or personal injury caused by
     the Owner's negligence to the extent that such exclusion is prohibited by
     statute. The Owner shall not be obliged to supply any replacement for the
     Equipment or any part thereof in the event of it being defective, unusable,
     lost, damaged or otherwise unfit or unavailable for any period and the
     Hirer shall not be entitled to any remission of Rentals or any other sum in
     respect of any such period.

4.03 The Owner shall not be liable (i) if the Hirer fails to comply with
     technical standards and regulations in force, and/or user or general
     maintenance manuals in relation to the Equipment; or (ii) for any failure
     to use or process dates, in particular if the Hirer fails to install
     upgrades or take other action which the Owner may recommend so that IGE
     Medical Systems Equipment properly functions using dates; or (iii) for any
     malfunction which results from any item(s) failing to use or process
     correctly dates or front design or manufacturing defects in any item(s); or
     (iv) if the Hirer uses the Equipment in improper environmental conditions
     or makes any modification to the Equipment so that it no longer conforms to
     regulatory standards. In all such cases, the Owner shall not be directly or
     indirectly liable for any damage to the Equipment itself or to property or
     for any bodily injury or environmental damage, (unless such damage or
     injury arises from the negligence or wilful misconduct of Owner, its
     employees, agents or sub-contractors) and the Hirer shall fully and
     promptly indemnify the Owner in respect thereof and in respect of other
     claims, demands, losses, damages and liabilities asserted by any person
     against the Owner relating to the design, manufacture, condition, use,
     possession, operation, delivery or removal of the Equipment (save for any
     claim against the Owner for death or personal injury resulting from the
     negligence of Owner). This obligation to indemnify shall survive the
     termination or expiration of this Agreement (however caused).

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4.04   The Owner warrants that the Equipment and Software, at the time of
       delivery are not subject to any valid patent or copyright infringement
       claim, the Owner will defend or settle any suit against Hirer to the
       extent it is based on an infringement claim which would be in breach
       of this warranty.

5.     INSURANCE

5.01   The Hirer shall, at its own expense, from the Acceptance Date until
       the Equipment is returned to the Owner, sold to the Hirer pursuant to
       Clause 13 or otherwise sold or disposed of, maintain insurance: (i) of
       the Equipment, in respect of loss or damage howsoever occurring in an
       amount at least equal to the higher of its full market replacement
       value from time to time (in each case on an agreed value basis),
       against all risks, noting the Owner's interest on the policy and naming
       the Owner as loss payee in respect of any Casualty (as hereinafter
       defined) and any other loss or damage in excess of L10,000 per
       occurrence; (ii) in favour of the Owner and each member of the group of
       companies of which the Owner is a member ("the Owner's Group"),
       against all third party liability risks arising out of or in
       connection with the Equipment, in an amount as the Owner shall approve
       and naming the Owner and each member of the Owner's Group as an
       additional insured; and (iii) against such other or further risks as
       may be required by status, regulation or order.

5.02   All insurance shall be in a form and with insurers approval by the
       Owner and shall; (i) provide that the Owner shall be given 30 days
       prior notice of any cancellation, amendment, non-renewal or
       non-payment of premium; (ii) provide that the Owner's and such members
       interests shall not be invalidated by any act or omission or breach of
       warranty of the Hirer or its servants or agents; and (iii) provide a
       waiver by insurers of any right of subrogation against the Owner and
       of any right of contribution from any other insurance carried by the
       Owner.

5.03   The Hirer shall on the Acceptance Date and upon each renewal (and at
       such other times as the Owner may request) produce to the Owner each
       policy of insurance together with written evidence of payment of
       premiums.

5.04   The Hirer shall not do or omit to do anything which is contrary to the
       terms of any such policy of insurance or which might entitle the
       insurers to cancel such policy or reduce or avoid any liability
       thereunder.

5.05   The Hirer shall notify the Owner in writing forthwith of any
       occurrence which shall or may give rise to a claim under any policy of
       insurance and shall not agree to any settlement of any such claim
       without the prior consent of the Owner. Any costs incurred by the
       Owner in connection with the adjustment or collection of insurance
       proceeds shall be borne by the Hirer.

6.     DESTRUCTION AND DAMAGE

6.01   If any unit of Equipment shall become lost, stolen, confiscated,
       requisitioned, destroyed or damaged beyond repair (such a "Casualty"),
       then the Hirer shall promptly and fully notify the Owner in writing
       thereof. On the next date for payment of Rental in respect of such
       Equipment following such Casualty ("Settlement Date"), the Hirer shall
       pay to the Owner the sum of (i) by way of additional rental, the
       Termination Value (ascertained in accordance with Clause 12.02) for
       such Equipment for the Settlement Date and (ii) all Rentals and other
       sums due or in arrears on the Settlement Date. Upon payment of all
       such amounts, the hiring of such Equipment shall be terminated. Any
       insurance proceeds received by the Owner in respect of such Equipment
       shall be applied in accordance with the last two sentences of Clause
       12.03 but with reference therein to Clauses 12.03 and 12.02 being
       construed as reference to Clause 5.05 and 6.01 respectively.

6.02   As and from the Acceptance Date, the Equipment shall be at the sole
       risk of the Hirer. The Hirer shall be liable promptly to reinstate or
       repair, at its own cost, any loss or damage to (not amounting to a
       Casualty) any of the Equipment from whatsoever cause. The Owner shall
       apply any insurance proceeds received in respect of such loss or
       damage in reimbursement to the Hirer of the cost of reinstatement or
       repairs on completion of the same PROVIDED THAT if any of the events
       referred to in Clause 12.01 shall have occurred such proceeds may be
       applied first towards payment of any sums then owning to the Hirer
       thereunder.

7.     SOFTWARE LICENCE

7.01   Software ("Software") furnished with the Equipment and as described
       in the Software Licence (Exhibit 1) remains the property of the Owner
       and is licensed to the Hirer for use under conditions described in
       the Software Licence (Exhibit 1). The Hirer undertakes that it shall, at
       all times, comply with the conditions of the said Software Licence.
       All documentation in respect of the Software, unless clearly
       identified to the contrary, shall remain the property of the Owner.

8.     USE AND MAINTENANCE

8.01   The Equipment and the Software shall be used by the Hirer solely in
       the conduct of its business, in compliance with all applicable laws
       and regulations, and in a skillful and proper manner in accordance with
       all operating instructions of the manufacturer and supplier thereof.

8.02   The Equipment shall at all times remain in the Hirer's physical
       possession and control and be kept (or, in the case of moveable
       equipment, ordinarily kept) at the Location (if any) specified in the
       Schedule (save for temporary removal for repairs and maintenance). In
       no event shall the Equipment be removed from the mainland of Great
       Britain. Upon request, the Hirer will promptly provide written
       confirmation of the current location of the Equipment.

8.03   The Hirer shall, at its own expense, maintain the equipment in good
       condition (fair wear and tear excepted) and in good and safe working
       order in accordance with all instructions and recommendations of the
       manufacturer and supplier. The Hirer shall also, at its own expense,
       make all alterations, additions or modifications required by applicable
       law or regulation, but shall not otherwise make alterations, additions
       or modifications. All replacement parts and additions shall become
       the property of the Owner and a part of the Equipment.

8.04   The Owner has the right to inspect the Equipment and related
       maintenance records throughout the term of this Agreement. All
       repairs, replacements, substitutions, parts and other accessories to
       the Equipment and/or Software will become the property of the Owner.

8.05   The Hirer shall keep in effect any permits, licenses or other
       authorisations which are from time to time necessary for the carrying
       out of its obligations under this Agreement.

8.06   The Hirer on executing the Schedule warrants to the Owner that it is
       making this Agreement in the course of its business.

8.07   The Hirer may request that the Equipment be upgraded. In such case the
       Parties may set a new Rental, and/or extend the term of the Agreement,
       as the case may be.

8.08   If during the term of this Agreement, applicable laws, rules or
       specifications are revised to set new standards that require the Owner
       to modify or replace the Equipment provided under this Agreement, the
       Owner may, upon notice to the Hirer, adjust the Rental to reflect
       those necessary modifications or replacements.

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9.     TITLE, OWNERSHIP AND PROTECTION OF THE OWNER'S INTEREST

9.01   Subject to Clause 13, the Equipment shall at all times remain the
       property of the Owner and the Hirer's sole rights in relation thereto
       shall (save to the extent the same are disturbed by any third party)
       be the use and possession thereof throughout the Hire Period subject to
       and in accordance with the terms of this Agreement.

9.02   The parties hereto agree that notwithstanding that the Equipment may
       at any time be or become affixed to any land or buildings, it shall
       remain the personal property of the Owner. The Hirer shall ensure that
       all persons having any interest at any time in any such land or
       buildings in which the Equipment may from time to time be located
       shall, prior to the installation of the Equipment, or if later upon
       acquisition of such interest, receive written notice of the Owner's
       ownership thereof and obtain such persons written waivers (in such
       forms as the Owner may reasonably require) of any rights which may
       have been acquired in the Equipment.

9.03   Unless title to the Equipment shall have passed to the Hirer pursuant
       to Clause 13, the Hirer shall, at its own expense, take all steps as
       may be necessary to safeguard the rights of the Owner in the Equipment
       and in particular shall; (i) if so requested by the Owner, affix and
       maintain nameplates on the Equipment indicating the Owner's ownership
       thereof and not remove or cover up the same or allow any nameplates or
       inaigmia dealing with the rights of any person to be placed on the
       Equipment; (ii) not sell, charge, assign, pledge, lend or otherwise
       dispute of the Equipment or any interest therein or in the insurance
       thereon or its rights under this Agreement not hold itself out as
       owner of the Equipment nor pledge the credit of the Owner for the
       repair of the Equipment or otherwise allow to arise any lien or
       encumbrance over the Equipment; (iii) keep the Equipment free of all
       claims by other persons (including by way of confiscation, seizure,
       execution, distress, diligence, impounding or forfeiture) and in the
       event of any such claim shall procure the immediate release therefrom
       of the same; and (iv) keep the Owner immediately informed of the
       happening of any event which might affect the rights of the Owner or
       involve the Owner in any proceedings, loss or liability.

10.    PAYMENT OF OUTGOINGS AND INDEMNITY

10.01  The Hirer agrees to pay and discharge forthwith, and indemnity fully
       the Owner and each member of the Owner's Group at all times against,
       (i) all taxes (other than corporation tax on the owner's profits),
       insurance premiums, rents, registration fees, license duties and other
       similar outgoing payable in connection with this Agreement or the
       Equipment or any premises in which the Equipment may from time to time
       be located and (ii) all claims, liabilities, losses, damages, costs
       and expenses (including legal fees) incurred or suffered directly or
       indirectly by the Owner or any member of the Owner's Group in
       connection with this Agreement or the Equipment or the design,
       manufacture, purchase, ownership, delivery, use, return, sale or
       other disposition of the Equipment.

11     RETURN OF EQUIPMENT AND END OF HIRE PERIOD

11.01  Without prejudice to Clause 11.03, following the expiration or
       termination of the hiring of any of the Equipment (and unless title to
       the Equipment shall have passed to the Hirer pursuant to Clause 13),
       the Hirer shall, upon request of the Owner promptly at the expense of
       the Hirer, (i) perform any testing and repairs required (at the
       Hirer's expense) to place such Equipment in good condition (fair wear
       & tear expected) and in good working order; (ii) if installation
       disassembly or crating is required, cause such Equipment to be
       disinstalled, disassembled and crated by an authorised representative
       of the manufacturer or such other service entity as is satisfactory to
       the Owner; (iii) return such Equipment to such location within the
       mainland of Great Britain as the Owner shall direct; (iv) store (but
       not use) and, in accordance with the terms of this Agreement, insure,
       maintain and keep safe such Equipment; and/or (v) dispose of such
       Equipment in such manner and to such persons as the Owner may require.

11.02  Without prejudice to Clause 11.03, if the Hirer shall fail to return
       any of the Equipment in accordance with a request pursuant to Clause
       11.01, all the Hirer's obligations, including to pay Rental, under
       this Agreement shall (notwithstanding any expiration or termination of
       the hiring of such Equipment) continue until such Equipment is so
       returned. Nothing in this Clause 11.02 shall be construed as giving the
       Hirer the right to retain such Equipment beyond the date of such
       expiration or termination.

11.03  Upon the expiration of termination of the hiring of any of the
       Equipment (and unless title to such Equipment shall have passed to
       the Hirer pursuant to Clause 13) the Hirer shall no longer be in
       possesion of such Equipment with the consent of the Owner and the
       Owner shall be entitled to retake possesion of such Equipment for
       which purpose the Owner and its agents may alter any premisce where
       such Equipment is believed to be located and the Hirer shall indemnify
       the Owner and such agents against any claim made in respect of any
       damage caused to such premises by any such entry or by the removal of
       such Equipment.

12     DEFAULT

12.01  If; (i) the Hirer fails to pay any Rental or other sums due to the
       Owner under this Agreement within 10 days of its due date; (ii) the
       Hirer fails to perform and observe any of its obligations under Clause
       5 (Insurance); (iii) the Hirer allows the Equipment to be used for any
       illegal purpose, or does or allows to be done any act or thing which
       might jeopordise or prejudice the value, or the Owner's ownership, of
       the Equipment or the Equipment shall for any reason become hazardous
       to health or safety; (iv) the Hirer breaches any of the other terms of
       this Agreement and fails to remedy such breach within 30 days after
       receipt of notice thereof; (v) any representation or warranty made by
       the Hirer in connection with this Agreement proves to have been
       incurred when made; (vi) the Hirer or any guarantor of the Hirer's
       obligations convenes any meeting of, or makes any arrangement or
       composition with its creditors; (vi) the Hirer or any such guarantor
       takes any steps, or has steps taken against it for its winding up or
       for the making of an administration order against it;  (viii) the
       Hirer or any such guarantor has a receiver, administration or similar
       officer appointed over any of its business or assets; (ix) the Hirer
       or any such guarantor is unable, or admits its inability, to pay its
       debts as they fall due; (x) the Hirer or any guarantor ceases to carry
       on all or any substantial part of its business, disposes of all or a
       substantial part of its assets, or attempts to do any of the same;
       (xi) any distress, diligence, execution, administration or other legal
       process is levied or enforced upon any of the assets of the Hirer or
       upon the Equipment; or (xii) the Hirer is in default under any other
       agreement with any member of the Owner's Group: THEN the Owner shall
       be entitled (without prejudice to any other right or remedy) by
       written notice to the Hirer to terminate the hiring of all or any of
       the Equipment under this Agreement. Any such notice shall be deemed to
       terminate the hiring of all of the Equipment (under all of the
       Schedules) unless otherwise expressly provided in such notice.

12.02  Forthwith on the termination of the hiring of any Equipment pursuant
       to Clause 12.01 the Hirer shall (without prejudice to any other right
       or remedy or to the Hirer's obligations to pay any other sums which
       may be or become due before, on or after such termination) pay to the
       Owner the sum of (i) all Rentals and other sums due or in areas on the
        the date of such termination; and (ii) as compensation for the
       Owner's financial loss, by way of additional rental, an amount
       ("Termination Value") equal to the aggregate of all Rentals which (but
       for such Termination) would have become due in respect of the
       Equipment on or after the date of such Termination and during the
       balance of the Hire Period less a discount for early receipt of such
       Rentals at the rate of 5% per annum.

12.03  Provided that the Owner shall be in undisputed possession of the
       Equipment following a termination pursuant to Clause 12.01, the Owner
       shall endeavour to sell, lease or otherwise dispose of such Equipment
       upon such terms as the  Owner shall in its absolute discretion
       determine. The Hirer shall pay upon demand to the Owner any costs
       incurred by the Owner in repossessing, holding, repairing, selling,
       leasing or otherwise disputing of such Equipment. The proceeds (if
       any) of such sale, lease or other disposition (net of VAT and any
       sales commissions) received by the Owner shall be

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       applied in the following order of priority; (i) to the extent not
       previously paid by the Hirer, to reimburse the Owner for the costs
       identified in the second sentence of this clause 12.03; then (ii) to the
       extent not previously paid by the Hirer, to pay to the Owner the amounts
       required under Clause 12.02; then (iii) by way of rebate of Rentals, to
       pay to the Hirer an amount equal to the aggregate of any Rentals, and any
       Termination Value under Clause 12.02, previously paid by the Hirer to the
       Owner for and on account of such Equipment, and then (iv) any surplus to
       be retained by the Owner. Not withstanding such application, the Hirer
       shall remain liable for any shortfall in the amounts referred under (i)
       and (ii) above.

12.04  Upon the occurrence of any of the events specified in Clause 12.01 above,
       the Owner may de-activate remotely any items of Equipment forthwith upon
       giving notice to the Hirer. The right of the Owner to de-activate
       remotely shall be in addition to the Owner's rights to terminate the
       hiring of the Equipment and to repossess the Equipment, all of which
       rights shall constitute separate rights and are hereby expressly
       reserved.

13.    PURCHASE OPTION

13.01  The Hirer shall have the option to purchase the Equipment on the terms
       and conditions of the purchase option set out in the Schedule.

14.    DEDUCTIBILITY AND INDEMNITY PAYMENTS

14.01  Notwithstanding any other provision hereof, the Owner shall be entitled
       to withhold from any payment due to the Hirer under this Agreement, such
       amount as the Owner determines to protect the Owner against such payment
       not being deductible by the Owner for the purpose of computing its
       liability to corporation tax for any financial year of the Owner.

14.02  If at any time any payment received or receivable by the Owner under this
       Agreement by way of indemnity is taxable to the Owner then the amount of
       such payment shall be increased to an amount ("the grossed-up payment")
       which will restore the after-tax position of the Owner to that which it
       would have been had the payment by way of indemnity not been so taxable.

15.    GENERAL

15.01  The Hirer shall pay on demand, on a full indemnity basis, all costs and
       expenses (including legal fees) of the Owner in connection with the
       negotiation, completion or enforcement of this Agreement or any other
       documents entered into in connection therewith or in connection with any
       waiver, variation, consent or approval relating to any of the same or in
       connection with the tracing or recovery of possession of the Equipment.

15.02  This Agreement shall not be varied except by agreement in writing between
       the parties hereto. No waiver or consent by the Owner shall be effective
       unless in writing signed by or on behalf of the Owner. No failure or
       delay on the part of the Owner in exercising any right of power hereunder
       shall operate as a waiver thereof, nor shall any single or partial
       exercise of any such right or power preclude any other or further
       exercise of any such right or power. The rights and remedies herein
       provided are cumulative with and not exclusive of any rights or remedies
       provided by law. The indemnities by the Hirer contained in this Agreement
       shall continue in full force and effect notwithstanding the termination
       of the Hiring of any Equipment through effluxion of time or otherwise or
       the disposal of the Equipment.

15.03  If any provision hereof is void or unenforceable in any jurisdiction,
       such voiding or unenforceability of (i) such provision in any other
       jurisdiction or (ii) any other provision hereof in such or any other
       jurisdiction.

15.04  All notices or other communications under this Agreement shall be in
       writing and sent first class post or hand delivered to the addressee at
       its address set forth in each Schedule (or to such other address as that
       party may notify in writing to the other) and shall be deemed to have
       been received by the addressee 2 Working Days after posting if sent by
       first class post or on delivery if hand delivered. The contents of any
       demand, notice or certificate issued by the Owner as to the amount of any
       payment due from the Hirer hereunder shall (save for manifest error) be
       conclusive and binding on the Hirer.

15.05  Time of payment of sums due from the Hirer and of performance of all
       other obligations by the Hirer under this Agreement shall be of the
       essence. Notwithstanding any other provisions hereof, the Owner shall be
       entitled to set-off or withhold from any sum or sums expressed in this
       Agreement to be payable to the Hirer by the Owner any amount due and
       payable to the Owner from the Hirer on any account whatsoever. In the
       case of a failure of the Hirer to comply with any provision of this
       Agreement, the Owner shall have the right (but not the obligation) to
       effect such compliance and the Hirer shall reimburse the Owner upon
       demand for expenses related thereto.

15.06  Clause headings are for case of reference only and references to Clauses
       are, unless otherwise stated, references to Clauses of this Agreement.
       References to a statute or statutory provision shall include reference to
       any statutory modification or re-enactment of the same and "Working Day"
       means any day other than a Saturday or a Sunday on which banks generally
       are open for business in London.

15.07  This Agreement shall be governed by, and construed in accordance with
       English law.

AS WITNESS whereof the parties hereto have hereunder set their hands the day and
year first above written.

SIGNED for and on behalf of the Owner:
IGE MEDICAL SERVICES LIMITED

BY:
      --------------------------------

TITLE:
      --------------------------------

SIGNED for and on behalf of the Hirer:
MOBILE P.E.T. LEASING LIMITED

BY:
      --------------------------------

TITLE:
      --------------------------------

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                         MASTER HIRE PURCHASE AGREEMENT,

                                      DATED

                               16TH DECEMBER 1999

Owner's Address:                                 Hirer's Name and Address:
IGE MEDICAL SERVICES LIMITED                     MOBILE P.E.T. LEASING LIMITED
Coolidge House                                   154 Harley Street
352 Buckingham Avenue                            London
Slough                                           WIN 1HH
Berkshire SL1 4ER

(Attention: Fiona Rogers )                       (Attention: Paul Crowe)

THE PARTIES HERETO agree that the Owner shall hire and the Hirer shall take on
hire the Equipment described herein on the terms hereinafter and in the above
Master Hire Purchase Agreement ("the Agreement") contained.

Terms defined in the Agreement shall bear the same meanings in this Schedule. In
the event of a conflict between the provisions of this Schedule and those of the
Agreement, the provisions of this Schedule shall prevail with respect to the
Equipment described herein.

1.       DEFINITIONS AND CERTAIN TERMS

         The Equipment: The equipment described in Annex A hereto.

         Location: 154 Harley Street, London, WIN 1HH

         Owner's Bank: Barclays Bank plc, Account Number: 30803502, Sort Code
         20-00-00, quoting reference 8700661-001

         Commencement Date: On acceptance of the equipment or 21st February 2000
         which ever is the earliest.

         Hire Period: 72 MONTHS
<TABLE>
         <S>                                                    <C>
         Cost of the Equipment (from Annex A)            :      L 1,113,873.00
         VAT at 17.50% (add)                             :      L   194,927.78
         Total Cost                                      :      L 1,308,800.78
         Initial Payment (deduct)                        :      L   236,945.78
         Balance of Total Cost (A)                       :      L 1,071,855.00
         Total Estimated Finance Charges (B)             :      L   398,775.00
         Total Estimated Amount payable (exclusive
         of VAT and Option Price)                        :      L 1,512,648.00
         Option Price (excluding VAT)                    :      L        10.00
</TABLE>

         Outstanding Balance of Total Cost: For any date the amount outstanding
         of the Balance of Total Cost after deducting therefrom all amounts
         referred to in Paragraph 3(b) below required to be paid prior to that
         date.

2.       INITIAL PAYMENT

         The Hirer shall on or before the date of this Schedule pay to the Owner
         the Initial Payment.

                                      -6-
<PAGE>

3.       RENTAL

         (a)      The Balance of Total Cost and Finance Charges shall be paid by
                  instalments ("Base Rental") in ADVANCE on a MONTHLY basis as
                  and from the Commencement Date and thereafter throughout the
                  Hire Period with the first such payment being due on
                  acceptance.

         (b)      Each Base Rental payment shall be L21,009.00

         (c)      The term "Rental" shall include Base Rental

4.       PURCHASE OPTION

         Provided that none of the events referred to in Clause 12.01 of the
         Agreement has occurred and is subsisting, the Hirer may on giving not
         less than 90 days' prior written notice (which notice shall be
         irrevocable) purchase, on the last day of the Hire Period, all (but not
         part) of the Equipment by paying the Owner on that day the sum of (i)
         the Option Price set forth above, and (ii) all rentals and other
         amounts due or in arrears in respect of the Equipment. On receipt of
         such sum, title to such Equipment shall pass to the Hirer without
         further transfer or document on an "as is, where is" basis without any
         condition, representation, warranty or recourse of any kind whatsoever,
         express or implied. If any further act or document is required to pass
         such title, all costs, charges and expenses in connection therewith
         shall be borne by the Hirer.

AS WITNESS whereof the parties hereto have hereunto set their hands this _______
day of _________ 1999.

SIGNED for and on behalf of the Owner:
IGE MEDICAL SERVICES LIMITED

By: ___________________________________

Title: ________________________________

SIGNED for and on behalf of the Hirer:
MOBILE P.E.T. LEASING LIMITED

By: ___________________________________

Title: ________________________________

                                      -7-
<PAGE>

                                     ANNEX A

                                       TO

                              SCHEDULE 8700661-001

                                       TO

                         MASTER HIRE PURCHASE AGREEMENT,

                            DATED 16TH DECEMBER 1999

<TABLE>
<CAPTION>
                            DESCRIPTION OF EQUIPMENT

Type and                            Number                    Serial/                   Acceptance
Model of                            of                        Identification            Date
Equipment                           Units                     Number

<S>                                 <C>                       <C>                       <C>
GE PET SCANNER                      ONE                       QUOTATION                 JANUARY 2000
                                                              NO. 027370A
</TABLE>

Total Cost                                                         L1,113,873.00
                                                                   -------------
                                                                   -------------

Initialled: The Owner ________________    Initialled: The Hirer ________________

                                      -8-
<PAGE>

                                     ANNEX B

                                       TO

                              SCHEDULE NO. 8700661-001

                                       TO

                         MASTER HIRE PURCHASE AGREEMENT,

                                      DATED

                               16TH DECEMBER 1999

                            CERTIFICATE OF ACCEPTANCE

We hereby confirm and certify to you that:

         (i) on __________________, 2000 we duly received and accepted the
         Equipment and we acknowledge that it corresponds with the Equipment
         described in the Schedule;

         (ii) we duly examined and tested the Equipment and we are satisfied
         that the Equipment complete, in good working order and condition, of
         merchantable quality, fit for its purpose and in every way satisfactory
         and is safe for use;

         (iii) accordingly, for the purpose of the Agreement, the Equipment has
         been delivered to and accepted by us from you.

SIGNED for and on behalf of the Hirer:
MOBILE P.E.T. LEASING LIMITED

BY:______________________________________

TITLE:____________________________________

                                      -9-
<PAGE>

EXHIBIT 1 TO THE HIRE PURCHASE AGREEMENT

This Licence is granted by IGE ("Licensor") to Hirer ("Licensee") pursuant to a
Master Hire Purchase Agreement dated 10th August 1999. Terms defined in the
Master Hire Purchase Agreement have the same meaning when used herein.
--------------------------------------------------------------------------------
This Licence is incorporated by reference in the Master Hire Purchase Agreement
(see Clause 7 thereof).

     a) Whereas Licensee is a provider of health care and/or medical imaging
     services which at the time of execution hereof, holds all such regulatory
     permits as are required by law to use the Equipment referred to below for
     the purpose of obtaining medical diagnostic images, and

     b) Where Licensor places at the disposal of Licensee, either at or prior to
     the time of execution of the Licence, [ ] (the Equipment), and

     c) Whereas either (i) the Equipment comes fitted with OPERATING SOFTWARE
     and BASIC MAINTENANCE SOFTWARE (together referred to as "LICENSED
     SOFTWARE") or (ii) the LICENSED SOFTWARE is delivered to Licensee
     subsequent to Acceptance of the Equipment, and

     d) Whereas Licensee desires to be granted a licence to use said software,
     subject to the following terms and conditions.

It is hereby agreed as follows;

1 - IDENTIFICATION OF LICENSED SOFTWARE

Each package of LICENSED SOFTWARE, which includes operating software and basic
maintenance software will be affixed with a white label and/or the following
markings:

Operating software      LOGICIEL D'UTILISATION
PROPERTY OF MANUFACTURER     PROPRIETE DU FABRICANT
BASIC MAINTENANCE SOFTWARE   LOGICIEL DE MAINTENANCE DE BASE
PROPERTY OF MANUFACTURER     PROPRIETE DU FABRICANT

2 - OWNERSHIP

Title to the LICENSED SOFTWARE (as well as to the ADVANCED PACKAGE described at
paragraph 7 below) is not transferred to Licensee, but will remain with
Licensor. The Licensor will at all times be entitled, as soon as Licensee ceases
to hold any of the permits referred to in the first recital hereof, or as soon
as Licensee has failed to abide by any of its commitments hereunder, to
repossess all or any of the LICENSED SOFTWARE (and/or of the ADVANCED PACKAGE
described at paragraph 7 below), and any corresponding archival copies.

3 - LICENCE

Licensor hereby grants Licensee personally a limited, non-assignable,
non-exclusive Licence to use the LICENSED SOFTWARE, (consisting of the Operating
Software and the Basic Maintenance Software) whereby Licensee will be granted
the following rights exclusive of any others:

-    3.1 The right to load and run the OPERATING SOFTWARE on the Equipment,
     subject to the latter remaining on the Equipment site designated in the
     Specific Terms of the Hire Purchase Agreement hereto ("the Site") and being
     used solely for the purpose of obtaining medical diagnostic images;

-    3.2 The right to produce an archival copy of the OPERATING SOFTWARE, such
     right to be exercised solely through Licensee's own employees;

-    3.3 The right to load and run the BASIC MAINTENANCE SOFTWARE on the
     Equipment, subject to the latter remaining on the Site and being used
     solely for the purpose of maintaining the medical diagnostic equipment at
     the Site, such right to be exercised solely through Licensee's own
     employees;

-    3.4 The right to produce an archival copy of the BASIC MAINTENANCE
     SOFTWARE, such right to be exercised solely through Licensee's own
     employees;

-    3.5 Licensee is NOT granted any licence with regard to any software other
     than the LICENSED SOFTWARE (that is, the OPERATING SOFTWARE and the BASIC
     MAINTENANCE SOFTWARE). Specifically, Licensee is not granted any licence or
     rights with regard to Advanced Service Software which Licensor might bring
     to the Site to assist Licensor in servicing the Equipment.

4 - LIMITED LICENE - PROHIBITED ACTIVITIES

Except pursuant to the provision of article 3 above, Licensee will not perform
any of the following operations and will see to it that no third party is in a
position to perform any of the same:

-    to duplicate, access, use in whole or in part, display, disassemble,
     decompile, assign to a third party, any or all of the information built
     into the OPERATING SOFTWARE or the BASIC MAINTENANCE SOFTWARE;

-    to use an unauthorized copy of LICENSED SOFTWARE or to scrutinise or
     display all or part of the code or of the information that make up the said
     SOFTWARE.

5 - CONFIDENTIALITY

Licensee acknowledges the confidentiality of the LICENSED SOFTWARE and will take
all such steps as will be necessary in order that access thereto be barred to
any person other that its own employees or those of Licensor.

6 - MODIFICATION

Licensee will make no change to the LICENSED SOFTWARE unless it has obtained
Licensor's written consent thereto.

7 - ADVANCED PACKAGE

(Licensor may store for its own use at Licensee's premises (hereafter the
"Location"), either at the time of delivery of a piece of Equipment or during
the life span thereof, a copy of the ADVANCED PACKAGE corresponding to that
piece of Equipment (Said ADVANCED PACKAGE consists of ADVANCED MAINTENANCE
SOFTWARE and ADVANCED MAINTENANCE MANUAL.)

Every package of ADVANCED MAINTENANCE SOFTWARE will be affixed with a yellow
label and/or the following marking:

Advanced maintenance software LOGICIEL DE MAINTENANCE AVANCEE
PROPERTY OF MANUFACTURER   PROPRIETE DU FABRICANT

The ADVANCED MAINTENANCE MANUAL will bear the corresponding label. No licence is
granted with regard to Advanced Package.)

8 - STORAGE OF MATERIALS NOT PURCHASED BY OR LICENSED TO LICENSEE

In connection with the installation and delivery of the Equipment, Licensor
personnel sometimes use (i) documentation and tools not hired by Licensee, (ii)
an Advanced Package not licensed to Licensee (described in paragraph 7) and
(iii) certain software, documentation and tools that may be provided to Licensor
by one or more of its vendors, which also have not been licensed to Licensee.
Some or all of such property might be in the Location from time to time, and
some or all of which might be delivered to the Location with the Equipment. For
convenience, Licensor personnel might store from time to time such property in
the Site for varying periods. Licensee hereby consents to the presence of a
locked Licensor cabinet or box for such storage; to the use of the Site for such
storage without charge; and to Licensor's removal of any or all of such property
at any time.

Licensee hereby agrees to use its best efforts to protect all of such property
from damage or loss and its best efforts to protect all of such property from
access or disclosure to or use by anyone other that Licensor personnel. The
presence of such property in the Location shall not give Licensee any right or
title to the same or any licence to use the same, but to the contrary, any
access, disclosure or use of any of such property to or by Licensee, its
employees or any person other than Licensor personnel is strictly prohibited,
and Licensee agrees that it will use its best efforts to prevent any access,
disclosure or use contrary to such prohibition.

9 - TERM

This Licence will come into force upon the Acceptance Date. It will remain in
force for as long as Licensee holds the permits referred to in the first recital
above, as it uses the Equipment on the Site, and as it fulfils its commitments
hereunder. It will end upon termination of the hiring of Equipment under the
Master Hire Purchase Agreement however arising.

                                      -10-
<PAGE>

Licensor may terminate this licence in the event of any breach by Licensee. Upon
termination or expiry hereof, Licensee will return to Licensor, upon the
latter's first demand, the LICENSED SOFTWARE and corresponding archival copies.
Up until then, Licensee will continue to be bound by its commitments hereunder
notwithstanding the expiry of the Licence.

10 - CONSEQUENCES OF LICENSEE'S FAILURE TO COMPLY

Should Licensee fail to fulfil any of its commitments hereunder, Licensor will
be released from all and any of its commitments to Licensee. The foregoing
provision will not prejudice any other claims which Licensor may have.

11 - COPYRIGHT

The Buyer acknowledges that the LICENSED SOFTWARE as well as the ADVANCED
PACKAGE are protected under the copyright legislation of the countries where
they have been developed, as well as under international copyright conventions.

                                      -11-<PAGE>

                                   [LOGO]

                                    La, 1922
                         -----------------------------
                              SHELTER COVE MARINA
                     -------------------------------------
             1240 Shelter Island Drive, San Diego, California 92106
                    Tel: 619-224-2471 *** Fax: 619-224-9117

                          OFFICE SPACE LEASE AGREEMENT
                          ----------------------------

     THIS COMMERCIAL SPACE LEASE AGREEMENT ("Lease") is entered into as of the
date set forth in Article 1 by and between Landlord and Tenant upon the
following terms and conditions at San Diego, San Diego County, California.

                                LEASE PROVISIONS

1.0 WITNESSETH:   Tenant hereby leases to Sublessee, and Sublessee hereby hires
from Tenant, on the terms and conditions set forth herein, the premises
described herein, as follows:

          1.1  EFFECTIVE DATE:          January 1, 1999

          1.2  MASTER LANDLORD:         San Diego Unified Port District (SDUPD)

          1.2  LANDLORD/MASTER
               TENANT/LESSEE:           Shelter Cove Marina, Ltd. (SCM)
                                        2240 Shelter Island Drive, Suite 102
                                        San Diego, CA 92106

          1.4  TENANT/SUBLESSE:         Fleming & Associates
                                        Mobile Pet Systems, Inc.
                                        2260 Shelter Island Drive #204/205
                                        San Diego, CA 92106

          1.5  MASTER LEASE:

                    That certain Lease Agreement dated AUGUST 25, 1992, by and
between LANDLORD, AS THE MASTER Tenant/Lessee, AND THE SAN DIEGO UNIFIED PORT
DISTRICT, as MASTER LANDLORD.  This has precedence over this Lease between
Landlord/Master Tenant/Lessee and Tenant/Sublessee.

          1.6  BUILDING CONTAINING THE PREMISES:

                    That certain two-story commercial office building, the
underlying realty located at 2240 Shelter Island Drive, San Diego, California
92106.

          1.7  LEASED PREMISES:

                    Suite 204/205 (Approximately 1,198 sq. ft.)

          1.8  SCHEDULED COMMENCEMENT DATE:

                    January 1, 1999 for Suite 204/205

2.0 TERM:

               The term of this Lease shall be for a period of (2) Two years,
          commencing on January 1, 1999, and ending at midnight on December 31,
          2000.

                                      Landlord: [ILLEGIBLE]  Tenant: [ILLEGIBLE]

<PAGE>

3.0 RENT OFFICE:

          Tenant shall pay to Landlord as rental for the full term hereof the
     sum of $57,504.00 dollars in lawful money of the United States, in monthly
     installments of $2,396.00 each, payable in advance on the first day of each
     calendar month of the term of this Lease (WITHOUT DEDUCTION, OFFSET, PRIOR
     NOTICE OR DEMAND), plus the amount of all excise taxes or other charges
     which may be levied by any government body on such rental or receipt
     thereof. The rent shall be paid at the address set out after the signature
     of Landlord in this Lease, or at such other place as Landlord shall direct.
     Rent for partial months shall be prorated.

          Receipt of the sum of $7,607.30 is hereby acknowledged by Landlord. Of
     said sum $2,396.00 shall be contributed to the First Month's Rent
     (prorated), $239.60 to Port fees, $179.70 to CAM fees, when the term of
     this Lease commences and the balance is a Security Deposit. If Tenant shall
     pay all rent and observe and perform all of the terms, covenants and
     conditions of this Lease during the term, and all extensions and renewals
     thereof, Landlord will repay the Security Deposit to Tenant, without
     interest within ten (10) day after Tenant vacates the Premises. If Tenant
     defaults in any of the terms, covenants or conditions of this Lease
     (INCLUDING, BUT NOT  LIMITED TO, NONPAYMENT OF RENT), Landlord may use or
     apply so much of the Security Deposit as is required to cure or make good
     such default, or to indemnify Landlord for loss or damage arising
     therefrom. Tenant agrees to restore Security Deposit to the full original
     amount immediately upon receipt of demand from Landlord therefor. The
     obligation to maintain the Security Deposit in the full original amount is
     a rental obligation under this Lease.

     3.1 OPTION PERIODS. Tenant shall have the right to extend the term, of this
     Lease for three (3) terms beyond the initial two (2) years, upon the terms
     and conditions set forth herein (singularly, "Extension Periods"). In the
     event Tenant elects to exercise the Extension Period, Tenant must give
     written notice to Landlord on or before October 01, 2000, October 01, 2001
     and October 01, 2002 respectively. In the event Tenant elects to exercise
     the Extension Period, Annual Rental for the Premises shall be renegotiated
     between Tenant and Landlord on a "fair market value" basis.

     3.2 ASSIGNMENTS/SUB-SUBLEASES. In the event an assignment of Sublease is
     executed by Tenant the prior written consent of the Landlord and the SDUPD
     is required in each instance.

     3.3 OFFICE DEPOSIT(S). First Right of Refusal may be obtained in order to
     hold the space desired and to have first rights to the space. The
     equivalent of two months rent or $4,792.00 will be deposited with the
     Landlord with a letter of intent signed by both prospective Tenant and
     acknowledged by Landlord

          "Security Deposit" Consists of two months rent or $4,792.00 and will
     be paid to Landlord on execution of this sublease. Two (2) months rent will
     be held as a total deposit for security for the duration of the tenancy.
     Deposit will be returned provided premises are returned to Landlord as they
     were received less normal depreciation. In the event Tenant has deposited
     fees for first Right of Refusal, these fees will apply as the Security
     Deposit. Landlord will deduct from deposit $239.60 (1,198 sq.ft. @ 0.20
     per sq.ft.) for cleaning of the carpet at end of lease.

3.4 MISCELLANEOUS CHARGES.

          (a) Security Key Deposit: ($25.00 per key)

          Tenant is entitled to one (1) key per owner or employee.  Broken keys
may be replaced for a $10.00 fee.  If Tenant loses a security key, Tenant may
obtain a replacement key upon render of an additional deposit of $25.00.

          (b) Utilities (Electrical Power) CAM (Common Area Maintenance)
charges for office only.

Tenant will be provided utility (electrical power) services from 8 AM to 6 PM
daily.  Service at other times, including use by janitorial service, will be
initiated by Tenant using a metered timer device in the suite.  Real estate
taxes (excepting taxes arising from Tenant's business) and insurance
(other than specified in paragraph 14) shall be paid by Landlord.  Utilities and
CAM charges will be paid by the Tenant through a pro-rata assessment based on
the SDG&E billing and CAM costs currently determined as 5.15 per square foot of
leased space.  Square footage assessment will be reviewed on an annual basis to
accurately reflect true costs.

4.0 POSSESSION:

          If Landlord is unable to deliver possession of the Premises to Tenant
     at the Commencement of the term for any reason whatsoever, this Lease shall
     not be void or voidable for a period of ninety (90) days thereafter, nor
     shall Landlord be liable to Tenant for any loss or damage resulting
     therefrom, but the rent shall abate until Landlord delivers possession of
     the Premises to Tenant. The term of this Lease shall be extended for a
     period equal to any such delay and Tenant agrees to pay the rent provided
     for herein and to perform all of the terms and conditions of this Lease
     during such extension.

          If Landlord is unable to deliver possession of the Premises to Tenant
     within ninety (90) days after the commencement date, this Lease may be
     terminated by either Landlord or Tenant by written notice to the other at
     any time thereafter prior to the date possession is delivered to Tenant.

5.0 CONSTRUCTION ON PREMISES:

     5.1 Landlord, at its own expense, will perform the work and supply the
     material specified in the schedule in Subparagraph 31.1. The goods and
     services to be provided by Landlord shall be provided promptly and
     diligently, in a first-class workmanlike manner.

     5.2 Tenant shall pay for goods and services, if any, specified in
     Subparagraph 31.2 to be provided by Tenant. Except with the prior written
     approval of Landlord, all work on the Premises shall be done by contractors
     or other persons selected or employed by Landlord. Landlord shall have the
     right to designate the time and period when any work required of Tenant is
     to be performed subject to not unduly delaying the completion of any such
     work by Tenant.

                                      Landlord: [ILLEGIBLE]  Tenant: [ILLEGIBLE]

<PAGE>

6.0 USE AND FEES:

          Tenant shall use the Premises for general office purposes and shall
     not use or permit the Premises to be used for any other purpose without the
     prior written consent of Landlord.

          Tenant shall not do or permit anything to be done in or about the
     Premises nor bring or keep anything therein which will in any way increase
     the existing rate of or affect any fire or other insurance upon the
     Building or any of its contents, or cause cancellation of any insurance
     policy covering said Building or any part thereof or any of its contents.
     Tenant shall not do or permit anything to be done in or about the Premises
     which will in any way obstruct or interfere with the rights of the other
     Tenants or occupants of the Building or injury or annoy them or use or
     allow the Premises to be used for any improper, immoral, unlawful or
     objectionable purpose, nor shall Tenant cause, maintain or permit any
     nuisance in, on or about the Premises. Tenant shall not commit or suffer
     to be committed any waste in or upon the Premises.

     6.1 SPECIFIC USE OF PREMISES.      Marine Recreational/Commercial office.

          Specifically  Business Consulting Firm
                        ------------------------

     The Premises shall be used solely for the use stated above and for no other
use or purpose.

     6.2 SDUPD APPROVALS. Tenant must complete San Diego Unified Port District
     (SDUPD) SUBLEASE SUMMARY/QUESTIONNAIRE Application Form No. 318 with leases
     five (5) years or less or Form No. 317 with leases in excess of five (5)
     years to be filed with Landlord and SDUPD. Tenant to pay SDUPD application
     fee (if applicable) to Shelter Cove Marina, Ltd., (SCM), who will pass on
     fee to SDUPD. On approval by the SDUPD, tenant may be required by SDUPD to
     pay the appropriate SDUPD fees through Landlord based on gross incomes from
     sources of income. SCM will in turn pay the fees to the SDUPD as required.
     SDUPD rates to Landlord/Tenant and Tenant/Subleasee are reviewed every five
     (5) years. Sublease is subject to approval of the SDUPD.

          6.2.1 INCREASE IN RENT CHARGED TO LANDLORD/SUBLESSOR. In the event the
          SDUPD increases/decreases the amount of percentage/flat rent that
          Landlord is required to pay for the Port identified "water dependent"
          business covered by the Sublease and/or as a result of this Sublease,
          the percentage/flat rent that Tenant pays Landlord/Tenant shall
          automatically increase/decrease at the same time. This rate will be
          equal or proportional to the rate imposed by the SDUPD.

     6.3  BUSINESS FEES.

          6.3.1 PORT IDENTIFIED "WATER DEPENDENT" BUSINESS/FEES: Marine
          recreational (water dependent) businesses are required by the Port and
          Shelter Cove Marina to pay a percentage of gross revenues or a flat
          fee for doing business on the tidelands.

<TABLE>
<CAPTION>

        BUSINESS                     PORT FEE/MONTH           SCM FEE/MONTH
        --------                     --------------           -------------
<S>                                  <C>                      <C>
(1)Slip Revenues including               SCM pays                   N/A
   LAB, lockers & dock boxes.

(2)Boat Rentals w/Bare boat of             10%                      3.5%
   24 hrs or less                                                         $100
                                                                         Minimum

(3)Boat Chartering of bare Boats            6%                      3.5%
   or boats w/crews in excess of
   24 hrs

(4)Ship Chandler Retail sales               5%                      N/A

(5)Sale of New & Used Boats           $.36/ft. of leased            N/A
                                       space per brokerage

(6)Office Space Rentals
   (To business not otherwise              10%                      N/A
   paying a Port Fee)

(7)Bicycle Rentals                         10%                      10%

(8)Coin Operated Vending on             25% if Leased           25% if Leased
   Service Machines and Telephones       5% if Owned             5% if Owned

(9)All Other Activities Under              10%                      10%
   Port Policy
</TABLE>

                                      Landlord: [ILLEGIBLE]  Tenant: [ILLEGIBLE]

<PAGE>

          6.3.2 TENANT BUSINESS FEES. For all businesses that are Port
          identified marine recreational "water dependent" and located at
          Shelter Cove Marina, a percentage of gross revenues or flat fee
          identified in paragraph 6.3.1 dictated by the SDUPD will be paid on a
          monthly basis to Shelter Cove Marina which will be "passed through" to
          the SDUPD.

          SDUPD Percentage/Flat Fee: 10% of gross office rent
                                     ------------------------

          In addition and according to the fee schedule, a percentage of gross
          revenues or a flat fee equal to the amount charged by the SDUPD will
          be paid to Shelter Cove Marina for all Port identified marine
          recreational "water dependent" businesses.

          SCM Percentage/Flat Fee: N/A
                                   ---

          THESE FEES ARE DUE WITHIN 5 DAYS OF THE END OF THE MONTH OF DOING
          BUSINESS.

          6.3.3 MISCELLANEOUS PROVISIONS. SAN DIEGO UNIFIED PORT DISTRICT FEES
          AS INDICATED IN 6.3 AND CAM CHARGES AS LISTED IN 3.4.

          6.3.4 ACCOUNTING RECORDS. The SDUPD shall have the right to audit the
          Tenant accounting records and that the records will be maintained in a
          manner satisfactory to the SDUPD. The Landlord shall have the right to
          have its President/General Partner or designated agent inspect and
          audit the Tenant accounting records of its operations at its main
          business office and that those records will be maintained in a manner
          satisfactory to generally accepted accounting principles.

          6.3.5 PARKING. All parking is in the adjacent public parking lot.
          Parking is limited to seventy two (72) hours per SDUPD regulations.
          All spaces on the marina building property are for SCM staff.

7.0 WASTE: NUISANCE. COMPLIANCE WITH LAWS:

          Tenant shall not commit or allow the commission of any waste upon the
     Premises, or any public or private nuisance, or any other act or thing that
     may disturb the quiet enjoyment of any other tenant in the Building. Tenant
     shall not use the Premises or allow their use, in whole or in part, for any
     purpose or use that is in violation of any of the laws, ordinances,
     regulations or rules of any public authority. A judgment of any court of
     competent jurisdiction, or the admission by Tenant in any action or
     proceeding against Tenant that Tenant has violated any such law,
     ordinance, regulation or rule shall be a conclusive determination of that
     fact as between Landlord and Tenant.

8.0 SERVICES AND UTILITIES:

          Provided the Tenant is not in default hereunder, Landlord agrees to
     furnish to the Premises during reasonable hours of generally recognized
     business days, to be determined by Landlord at his sole discretion, and
     subject to the rules and regulations of the Building of which the Premises
     are a part, electricity for normal lighting and fractional horsepower
     office machines and heat and air conditioning required in Landlord's
     judgment for the comfortable use and occupation of the Premises. Landlord
     shall also maintain and keep lighted the common stairs, common entries and
     toilet/shower rooms in the Building of which the Premises are a part.
     Landlord shall not be liable, under any circumstances, for a loss of or
     injury to property, however occurring, through or in connection with or
     incidental to failure to furnish any of the forgoing. Whenever heat
     generating machines or equipment are used in the Premises which affect the
     temperature otherwise maintained by the air conditioning system, Landlord
     reserves the right to install supplementary air conditioning units in the
     Premises and the costs thereof, including the cost of the installation, and
     the cost of the operation and maintenance thereof shall be paid by Tenant
     to Landlord upon demand by Landlord.

          Tenant will not, without written consent of Landlord, use any
     apparatus or device in the Premises, including, but without limitation
     thereto, electronic data processing machines, punch card machines, and
     machines using in excess of 130 volts, which will in any way increase the
     amount of electricity usually furnished or supplied for the use of the
     Premises as general office space; nor connect with electric current except
     through existing electrical outlets in the Premises, any apparatus or
     device, for the purpose of using electrical current. If Tenant shall
     require electric current in excess of that usually furnished or supplied
     for the use of the Premises as general office space, Tenant shall first
     procure the written consent of Landlord, which Landlord may refuse, to the
     use thereof and Landlord may cause an electrical current meter to be
     installed in the Premises, so as to measure the amount of electric current
     consumed for any such use. The cost of any such meters and of installation,
     maintenance and repair thereof shall be paid for by the Tenant and Tenant
     agrees to pay to Landlord promptly upon demand therefor by Landlord for all
     such electric current consumed as shown by said meters at the rates charged
     for such services by the local public utility furnishing the same, plus any
     additional expense insured in keeping account of the electric current so
     consumed. If a separate meter is not installed, such excess cost for such
     electric current will be established by an estimate made by a utility
     company or electrical engineer.

9. ABANDONMENT:

          Tenant will not vacate, abandon or surrender the premises during the
     term, and if Tenant does, or is dispossessed by process of law, or
     otherwise, any personal property belonging to Tenant left on the premises
     shall be deemed to be abandoned at the option of Landlord.

10. CONDITION OF PREMISES:

          Tenant's taking possession shall be conclusive evidence as against
     Tenant that the Premises were in good order and satisfactory
     condition when Tenant took possession. No promise to alter, remodel or
     improve the Premises or the Building and no representation respecting
     the condition of the Premises or the Building have been made by Landlord
     to Tenant, unless the same is set forth in Paragraph 31.1. Tenant waives
     all right to make repairs at the expense of Landlord, or to deduct the

                                      Landlord: [ILLEGIBLE]  Tenant: [ILLEGIBLE]

<PAGE>

     cost thereof from the rent, and Tenant waives all rights under Section 1941
     and 1942 of the Civil Code of the State of California. At the termination
     of this Lease, by lapse of time or otherwise, Tenant shall surrender the
     premises in as good a condition as when Tenant took possession, ordinary
     wear and loss by fire or other casualty or condemnation excepted, failing
     which lessor may restore the Premises to such condition and Tenant shall
     pay the cost thereof to Landlord upon demand.

11. ALTERATIONS AND REPAIRS:

          Except for any initial leasehold improvements provided for in
     Paragraph 31.1, Tenant shall not make or permit to be made any alterations,
     additions, improvements or changes in the premises without the prior
     written consent of Landlord. Subject to the services to be rendered by
     Landlord as set forth in Paragraph 31.1, Tenant shall, at Tenant's own
     expense, keep the Premises in good order, condition and repair during term,
     including the replacement of all broken glass with glass of the same size
     and quality under the supervision and with the approval of Landlord. If
     Tenant does not make repairs promptly and adequately, Landlord may, but
     need not make repairs, and Tenant shall pay promptly the reasonable cost
     thereof. At any time or times, Landlord, either voluntarily or pursuant to
     governmental requirement, may, at Landlord's own expense, make repairs,
     alterations or improvements in or to the Building or any part thereof,
     including the Premises, and during such operations, Landlord may close
     entrances, doors, corridors, elevators or other Facilities, all without any
     liability to Tenant by reason of interference, inconvenience or
     annoyance; provided that Tenant shall have reasonable access to the
     premises.

          11.1 TRADE FIXTURES. Any and all improvements made to the Premises
     during the term hereof shall belong to the Landlord upon the expiration of
     the term, except trade fixtures of the Tenant. The Tenant may, upon
     termination hereof, remove all of its trade fixtures, but shall repair or
     pay for all repairs necessary for damages to the Premises occasioned by an
     incident of the removal such that the premises shall be restored to the
     Landlord in the same condition as the were at the time herein let,
     regardless of the length of this Lease Term or its extension.

12. LIENS:

          Tenant agrees to keep the Premises and the property on which the
     premises are located free from any liens arising out of any work performed,
     materials furnished, or obligations incurred by Tenant. Tenant shall keep
     Landlord fully informed of any work of improvement on the Premises and
     shall permit Landlord to post and record notices of nonresponsibility (WHEN
     APPROPRIATE) within ten (10) days after the commencement of any work or
     improvement, so the Landlord's interest in the premises will not be subject
     to mechanic's liens.

13. INDEMNIFICATION:

          Tenant waves all claims against Landlord for damages to property, or
     to goods, wares and merchandise stored in, upon or about the Premises, and
     for injuries to the premises in, upon or about the Premises from any cause
     arising at any time, and Tenant agrees to indemnify and hold Landlord
     exempt and harmless for and on account of any damages or injury to any
     person or property arising from the use of the Premises by Tenant, from the
     failure of Tenant to keep the Premises in good condition as herein
     provided, and from Tenant's failure to keep the Premises free from liens in
     accordance with Paragraph 12. Landlord shall not be liable to Tenant for
     any damage because of any act or negligence of any co-sublessee or other
     occupant of the same building, or by any owner or occupant of adjoining or
     contiguous property, nor for overflow, breakage or leakage of water, steam,
     gas or electricity from pipes, wires or otherwise. Tenant will pay for all
     damages to the building and to the tenants and occupants thereof caused by
     Tenant's, his agents', patients', clients' or invitees' misuse or neglect
     of said premises, lea apparatus of appurtenances.

14. LIABILITY AND FIRE INSURANCE:

          14.1 Tenant agrees to carry and maintain in full force and effect
     throughout the term of this Lease, comprehensive public liability and
     property damage insurance covering the Premises. The policy of combined
     single Limit, Bodily Injury and Property Damage insuring both Landlord and
     Tenant against any liability arising out of the ownership, use, occupancy
     or maintenance of the Premises in an amount not less than $1,000,000 for
     one person $2,000,000 for one occurrence for bodily injury and $500,000 for
     property damage. Tenant may comply with its insurance obligations hereunder
     by endorsement to any blanket policy of insurance carried by Tenant.

          14.2 Tenant agrees to carry and maintain in full force and effect
     throughout the terms of this Lease, fire and extended coverage,
     vandalism, malicious mischief, special extended perils (all risks) upon
     the Premises, including all fixtures and equipment therein installed by
     Landlord, for full replacement value thereof, as the same may exist from
     time to time without deduction for depreciation, but exclusive of
     excavations, foundations and footings. Tenant may comply with its
     insurance obligation hereunder by endorsement to any blanket policy of
     insurance carried by Tenant. Said insurance shall name Landlord, and, if
     applicable, pursuant to sublease, at Landlord's request, the holder of
     any first mortgage or first Deed of Trust encumbering the Premises as
     additional insured, and, at Tenant's option, any leasehold mortgagee, as
     their interests may appear.

          If Landlord's insurance rates for the premises are increased at any
     time during the term as a result of the nature of Tenant's use or occupancy
     of the premises, Tenant agrees to reimburse Landlord for the full amount of
     such increase immediately upon receipt of demand from Landlord therefor.
     Such increase shall be prorated as of the expiration of the term, if
     applicable.

15. SUBROGATION:

          Landlord and Tenant hereby waive all rights of subrogation which their
     respective insurers might have under all policies of insurance now
     existing or hereafter purchased during the term by either Landlord or
     Tenant, insuring or covering the premises or any thereof, or Landlord's
     leasehold improvements, furniture, fixtures, personal property, business or
     operations in or about the premises. To effectuate the subrogation set
     forth in Section 15, Landlord and Tenant waive any

                               Landlord /s/ [ILLEGIBLE]  Tenant /s/ [ILLEGIBLE]

<PAGE>

     claims for lost or damage ??? other to the extent such loss or damage is
     covered by insurance maintained by the waiving party.

16. TAXES:

          Tenant will pay before delinquency any and all taxes, assessments,
     license fees and public charges levied, assessed or imposed or which become
     payable during the term hereof upon Tenant's fixtures, furniture and
     personal property installed in or located on the premises.

          Tenant shall be considered the owner during the term of any leasehold
     improvements installed at Tenant's expense, and any such leasehold
     improvements shall be assessed to Tenant for property tax purposes. Except
     as otherwise provided in Paragraph 11, Tenant shall not remove from the
     premises any leasehold improvements installed by Tenant without Landlord's
     prior written consent, and the ownership of any such leasehold improvements
     shall revert to Landlord upon the expiration of the term.

17. DESTRUCTION:

          In the event of a partial destruction of the Building during the term
     by fire or other cause, Landlord shall repair the same, provided that in
     the Landlord's reasonable estimation such repairs can be made within ninety
     (90) days (SUBJECT TO DELAYS BEYOND LANDLORD'S CONTROL AND DELAYS IN MAKING
     INSURANCE ADJUSTMENTS BY LANDLORD) and that full cost of such repairs is
     insured under Landlord's fire and extended coverage insurance; and in that
     event such partial destruction shall not annul or void this Lease except
     that the Tenant shall be entitled to a proportionate reduction of rent
     while such repairs are being made, such proportionate reduction to be based
     upon the extent to which the making of such repairs interferes with the
     business carried on by Tenant in the Premises.

          If such repairs cannot be made within the above ninety (90) days,
     either Landlord or Tenant may Terminate this Lease; or if the cost of such
     repairs is not insured as set forth above, Landlord may elect to terminate
     this Lease. In either event, such termination shall be effected by giving
     notice to the other party within thirty (30) days after the damage occurs.
     If the Lease is not so terminated, Landlord shall make such repairs within
     a reasonable time with this Lease continuing in full force and effect and
     the rent proportionately reduced while repairs are being made.

          In the event the Building is destroyed to the extent of not less than
     one-third of the then current replacement cost thereof (excluding
     foundation) Landlord may elect to terminate this Lease, regardless of
     whether the Premises are damaged, whether the partial destruction is caused
     by a casualty which is covered by insurance or whether the repairs can be
     made within ninety (90) days. A total destruction of the Building shall
     terminate this Lease. In respect to any partial destruction which Landlord
     is obligated to repair or may elect to repair under the terms of this
     paragraph and which can be made within ninety (90) days, the provisions of
     Section 1932, Subdivision 2, and of Section 1933, Subdivision 4, of the
     Civil Code of the State of California are waived by Tenant.

          Notwithstanding anything to the contrary contained in this Article,
     Landlord shall not have any obligation whatsoever to repair, reconstruct or
     restore the Premises when the damage resulting from any casualty covered
     under this Article occurs during the last twelve (12) months of the term of
     this Lease or any extension thereof.

          Landlord shall not be required to repair any injury or damage by fire
     or other cause, or to make any repairs or replacements of any panels,
     decoration, office fixtures, railings, floor covering, partitions, or any
     other property installed in the Premises by Tenant.

          Tenant shall not be entitled to any compensation or damages from
     Landlord for loss of the use of the whole or any part of the Premises,
     Tenant's personal property or any inconvenience or annoyance occasioned by
     such damage, repair, reconstruction or restoration.

18. EMINENT DOMAIN:

          If the whole or any substantial part of the building or appurtenant
     real property shall be taken or condemned by any competent authority for
     any public use or purpose, the term of this Lease shall end upon, and not
     before, the date when the possession of the part so taken shall be required
     for such use or purpose; provided, that at Landlord's option this Lease
     shall not terminate if Tenant's Premises are not taken and if Tenant's
     access to and use of its premises are not materially and detrimentally
     affected by the taking. Current rent shall be apportioned as of the
     dated of such termination, but the entire award shall be the property of
     Landlord without apportionment.

19. ASSIGNMENT AND SUBLETTING:

          Tenant shall not assign this Lease, or any interest herein, and shall
     not sublet the Premises or any part thereof, or any right or privilege
     appurtenant thereto, or suffer any other person (THE AGENTS AND EMPLOYEES
     OF TENANT EXCEPTED) to occupy or use the premises, or any portion thereof,
     without the prior written concern of Landlord, and a consent to one
     assignment, subletting, occupation or use by any other person. Any
     assignment or subletting without such consent shall be void and shall, at
     the option of the Landlord, terminate this Lease. Any transfer or
     assignment of this Lease by operation of law without the written consent of
     Landlord shall make this Lease voidable at the option of lessor.

          Every assignment or sublease shall recite that it is and shall be
     subject and subordinate to the provisions of this Lease, and the
     termination of this Lease shall continue a termination of every such
     assignment or sublease.

20. SUBORDINATION:

          The rights of Tenant under this Lease shall be and they are subject
     and subordinate at all times to the lien of any mortgage or mortgages, deed
     of trust or deeds of trust, now or hereafter in force against the property,
     and to all advances

                                      Landlord: [ILLEGIBLE]  Tenant: [ILLEGIBLE]

<PAGE>

     made or hereafter to be made ??? the security thereof, the Tenant shall
     execute ??? further instruments subordinating this Lease to the lien or
     liens of such mortgage or mortgages, deed of trust or deeds of trust as
     shall be requested by Landlord. Tenant hereby irrevocably appoints Landlord
     as attorney in fact for Tenant with full power and authority to execute and
     deliver in the name of Tenant and such instrument or instruments.

          If any mortgage or beneficiary elects to have this Lease superior to
     its mortgage or deed of trust and give notice of such fact to Tenant, then
     this Lease shall be deemed superior to the lien of any such mortgage or
     deed of trust, whether this Lease or a memorandum thereof is dated or
     recorded before of after said mortgage or deed of trust.

21. SIGNS

          Tenant shall not place any signs, lettering, marks, photographs or any
     other material whatsoever on the interior or exterior of the doors,
     windows, hallways or any other place in, on or about the Premises, the
     Building or its appurtenances without Landlord's prior written approval of
     the size, style, design, color, material manner of applying or fastening,
     and location thereof, and the person or firm who shall install or apply the
     some.

          The prior written consent of SDUPD and Landlord for changes to
     improvements and the design location of any signs is required in each
     instance.

          Tenant is responsible for paying for allowable signage. A directory
     sign located adjacent to Suite 100 and an individual Suite sign and
     adjacent of the entry of the suite will be constructed by Landlord
     designated sign maker conforming the SDUPD approved signage. Tenant may
     need to submit separate sign application for Port approval.

22. DEFAULT

          If Tenant fails to make any payment of any sum due under this Lease
     for ten (10) days after notice from Landlord, or fails to perform any
     other term, covenant or condition hereof for twenty (20) days after
     notice from Landlord, or if Tenant's interests herein, or any part thereof,
     is assigned or transferred, either voluntarily or by operation of law
     (EXCEPT AS EXPRESSLY PERMITTED BY OTHER PROVISIONS OF THIS LEASE),
     including, without limitation, the filing of a petition by or against
     Tenant, or any member of Tenant if Tenant is a partnership or joint
     venture under any insolvency or bankruptcy laws, or if Tenant makes a
     general or any assignment for the benefit or his creditors, then, in any
     such events, Landlord shall have the right, at its option, in addition to
     and not exclusive of any other remedy Landlord may have by operation of
     law, without any further demand or notice to re-enter the premises and
     eject all persons therefrom, using all necessary force to do so, and
     either:

          (1) Declare this Lease at an end in which event Tenant shall
     immediately pay to Landlord a sum of money equal to the amount, if any, by
     which the then cash value of the rent reserved hereunder, for the balance
     of the return of this Lease exceeds the then cash reasonable rental value
     of the premises for the balance of the term; or

          (2) Without terminating this Lease, relet the premises, or any part
     thereof, as the agent and for the account of Tenant upon such terms and
     conditions as Landlord may deem advisable in which event the rents received
     on such reletting shall be applied first to the expense of such reletting
     and collection, including necessary renovation and alterations of the
     premises, reasonable attorneys' fees, any real estate commissions paid, and
     thereafter toward payment of all sums due or to become due hereunder, and
     if a sufficient sum is not thus realized to pay such sums and other
     charges, Tenant shall pay Landlord any deficiency monthly, notwithstanding
     Landlord may have received rent in excess of the rent stipulated in this
     Lease in previous or subsequent months, and Landlord may bring an action
     therefor at such monthly deficiency shall arise.

          Any such re-entry shall be allowed by Tenant without let or hindrance,
     and Landlord shall not be liable in damages for any such re-entry, or
     guilty of trespass or forcible entry.

          No re-entry and taking of possession of the premises by Landlord shall
     be construed as an election on Landlord's part to terminate this Lease
     regardless of the extent of renovations and alteration by Landlord,
     unless a written notice of such intention is given to Tenant by Landlord.
     Notwithstanding any reletting without termination, Landlord may at any
     time thereafter terminate this Lease for such previous breach.

23. SURRENDER:

          The voluntary or other surrender of this Lease by Tenant or a mutual
     cancellation thereof, shall not work a merger, and shall, at the option of
     Landlord, terminate all or any existing sublease or sub tenancies, or may,
     at the option of Landlord, operate as an assignment to Landlord of any or
     all subleases of sub tenancies.

24. REMOVAL OF PROPERTY:

          Tenants hereby irrevocably appoints Landlord as agent and attorney in
     fact of Tenant, to enter upon the premises, in the event of default by
     Tenant in the payment of any rent herein reserved, or in the performance of
     any term, covenant or condition herein contained to be kept or performed by
     Tenant, and to remove any and all furniture and personal property
     whatsoever situated upon the premises, and to place such property in
     storage for the account of and at, the expense of Tenant.  In the event
     that Tenant shall not pay the cost of storing any such property after the
     property has been stored for a period of ninety (90) days or more, Landlord
     may sell any or all of such property, at public or private sale, in such
     manner and at such times and places as LandLord in its sole discretion may
     deem proper, without notice to Tenant or any demand upon Tenant for the
     payment of any part of such charges or the removal of any such property,
     and shall apply the proceeds of such sale first to the cost and expenses of
     such sale, including reasonable attorney's fees actually incurred; second,
     to the payment of the cost of or charges for storing any such property;
     third, to the payment of any other sums of money which may then or
     thereafter be due to Landlord from Tenant under any of the terms hereof;
     and fourth, the balance, if any, to Tenant.

                                       Landlord: [ILLEGIBLE] Tenant: [ILLEGIBLE]

<PAGE>

25.  CONVEYANCE OF PROPERTY:

          If Landlord sells or otherwise disposes of the Building, or the
     Building is sold on foreclosure. Tenant agrees if so requested, to enter
     into an attornment agreement, discharging Landlord from all obligations
     under this Lease and agreeing to accept the purchaser or other successor
     to Landlord's interest as Landlord under this Lease. The provisions of
     Section 1951 of California Civil Code shall govern the disposition of the
     security deposit and upon complying with that statute or any successor or
     replacement of it, Landlord shall be discharged from any further
     liability with respect to the security deposit.

26.  WAIVER:

          The waiver by Landlord or Tenant of any breach of any term, covenant
     or condition herein contained shall not be deemed to be a waiver of such
     term, covenant or condition of any subsequent breach of the same or any
     other term, covenant or condition herein contained. The subsequent
     acceptance of rent hereunder by Landlord shall not be deemed to be a waiver
     of any preceding breach by lessee of any term, covenant or condition of
     this Lease other than the failure of Tenant to pay the particular rent
     so accepted, regardless of Landlord's knowledge of such preceding
     breach at the time of acceptance of such rent.

27.  HOLDING OVER:

         Any holding over after the expiration of the said term, with or
     without the express consent of Landlord, shall be construed as a tenancy
     from month to month, and shall be on the terms and conditions herein
     specified, so far as applicable. Such holding over shall not constitute an
     extension of this Lease. During such holding over, Tenant shall provide
     Landlord with written notice at lease one month in advance of the date
     of termination of such monthly tenancy of his intention to terminate
     such tenancy.

28.  ATTORNEYS' FEES:

          If any action at law or in equity shall be brought to recover any
     rent under this Lease, or for or on account of any breach of or to
     enforce any of the terms, covenants, agreements or conditions of this
     Lease, or for the recovery of the possession of the premises, the
     prevailing party shall be entitled to recover from the other party as a
     part of the prevailing party's costs a reasonable attorneys fee, the
     amount of which shall be fixed by the court and shall be made a part of any
     judgment rendered.

29.  NOTICES:

          All notices to be given to Tenant may be given in writing personally
     or by depositing the same in the United States mail, postage prepaid, and
     addressed to Tenant on the premises, whether or not Tenant has departed
     from, abandoned or vacated the premises. Notice to Landlord may be
     given in writing personally or by depositing the same in the United
     States mail postage prepaid, and addressed to Landlord at the
     address to which the rent is paid.

30.  GENERAL PROVISIONS:

          30.1 This Lease contains all terms, covenants and conditions
     agreed to by Landlord and Tenant, and it may not be modified orally or in
     any manner other than by an agreement in writing signed by all the parties
     to this Lease or their respective successor in interest.

          Each term and each provision of this Lease performed by Tenant
     shall be construed to be both a covenant and a condition.

          The covenants and conditions hereof, subject to the provisions as
     to subleasing and assignment shall apply to and bind the heirs,
     successors, executors, administrators, Sublessee's and assigns of the
     parties.

          All persons who have signed this Lease shall be jointly and severally
     liable hereunder.

          When the context of the Lease requires, the masculine gender includes
     the feminine, a corporation or a partnership, and the singular number
     includes the plural.

          The captions of this Lease are for convenience only and are not a
     part of this Lease and do not in any way limit or amplify the terms and
     provisions of this Lease.

          This lease shall be governed by and construed in accordance with
     the laws of the State of California.

           Time is of the essence as to all of the provisions of this Lease.

           30.2   LATE CHARGES. Tenant hereby acknowledges that late payment by
     Tenant to Landlord of rent or other sums due hereunder will cause Landlord
     to incur costs not contemplated by this Lease, the exact amount of
     which will be extremely difficult to ascertain. Such cost include, but are
     not limited to, processing and accounting charges, and late charges which
     may be imposed upon Landlord by terms of any mortgage or trust deed
     covering the Premises. Accordingly, if any installment of rent or a sum
     due from Tenant shall not be received by Landlord or Landlord's designee
     with five (5) days after said amount is due, the Tenant shall pay to
     Landlord a late charge equal to ten percent (10%) of such overdue
     amount. The parties hereby agree that such late charges represent a fair
     and reasonable estimate of the cost that Landlord will incur by reason
     of the late payment by Tenant. Acceptance of such late charges by the
     Landlord shall in no event constitute a waiver of Tenant's default with
     respect to such overdue amount, nor prevent Landlord from exercising any
     of the other rights and remedies granted hereunder.

          30.3  RULES AND REGULATIONS. Tenant shall faithfully observe and
     comply with the rules and regulations that Landlord shall from time to
     time promulgate. Landlord reserves the right from time to time to make
     all reasonable

                                    Landlord: [ILLEGIBLE] Tenant: [ILLEGIBLE]
<PAGE>

      modifications to said rules. The additions and modifications to those
      rules shall be binding upon Tenant upon delivery of a copy of them to
      Tenant. Landlord shall not be responsible for the nonperformance of any
      said rules by any other Tenants or occupants.

31.   SCHEDULES

           31.1 Landlord, at its own expense, will perform the following work
           and supply the following materials (SEE ATTACHMENT IF APPLICABLE)

           31.2 Tenant, at its own expense, will perform the following and
           supply the following materials (SEE ATTACHMENT IF APPLICABLE)

           31.3 Tenant's Insurance (if greater than amounts set forth in
           Paragraph 14 (SEE ATTACHMENT IF APPLICABLE)

32.   OTHER TERMS AND CONDITIONS

           Cost of Living Index: For the purpose of this Lease, the term "Index"
      means the Consumer Price Index as published by the United States
      Department of Labor. "All Urban Consumers -- All Items" series for the San
      Diego Statistical Area (base 1982 = 100) or such successor index(es) as
      shall be designated by the United States Department of Labor and selected
      by Landlord. "Base Index" means an index for the penultimate month
      preceding the month as of which the rent is to be increased as hereinafter
      provided. Landlord has the option of adjusting the base rent on intervals
      of twelve (12) calendar months during the lease term to a current rate
      which is the product obtained by multiplying the Base Rent by the
      adjustment factor hereinafter set forth. The adjustment factor shall
      adjust the Base Rent by the inflation measured by the Index and is defined
      as the quotient obtained by dividing the Base Index into the Current
      Index. In no event shall the adjustment entitle Tenant to received the
      benefit of a reduction of the Current Index below the level of the Base
      Index. Should the Bureau discontinue the publication of the above Index,
      or publish same less frequently, or alter same in some manner, then
      Landlord shall adopt a substitute index or substitute procedure which
      reasonably reflects and monitors consumer prices.

           The rules and regulations contained in this Lease, as well as such
      reasonable rules and regulations, including parking regulations, as may be
      hereafter adopted by Landlord for the safety, care and cleanliness of the
      premises and the preservation of good order thereon, are hereby expressly
      made a part hereof, and Tenant agrees to obey all such rules and
      regulations.

        IN WITNESS WHEREOF, THE PARTIES HERETO HAVE EXECUTED THIS AGREEMENT.

   LANDLORD/LESSEE:                               TENANT/SUBLESSEE:

SHELTER COVE MARINA                          FLEMING & ASSOCIATES

                                             DAMON FLEMING OR JOHN FLEMING

BY: S. McAlal                                BY: J. Fleming
   ------------------------------               ------------------------------

TITLE: GENERAL MGR                           TITLE: CEO/MANAGER
      ---------------------------                  ---------------------------

DATE: 12/23/98                               DATE: 12/23/98
     ----------------------------                 ----------------------------

                      ======================================

                                PERSONAL GUARANTEE

           The undersigned, hereby guarantees the performance of the terms
      and conditions of this Lease on behalf of the Tenant, as additional
      consideration for the making and execution of this Lease, and by execution
      of this Personal Guarantee, acknowledges, understands and assumes full
      responsibility for all obligations of the Tenant, including, but not
      limited to those obligations calling for the payment of money.

Date: 12/23/98
     -----------

                                                     DAMON FLEMING
                                       -----------------------------------

                                       -----------------------------------
                                   Social Security #: ###-##-####
                                                     -------------

                                     Landlord: [ILLEGIBLE]  Tenant: [ILLEGIBLE]
                                               -----------          -----------

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