Document:

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                                                                   EXHIBIT 10.15

                                 LEASE AGREEMENT

1.                               BASIC PROVISIONS

1.1      Date:                July 25, 2003

1.2      Landlord:            Orsett/Piedmont Limited Partnership

1.3      Landlord's Address:

         For Payments:        Orsett Properties, Ltd.
                              P.O. Box 81220
                              Wellesley, Massachusetts 02481

         For Notices:         Orsett Properties, Ltd.
                              4647 North 32nd Street, Suite 150
                              Phoenix, Arizona 85018
                              Attn: Legal

         With a Copy to:      Orsett Properties, Ltd.
                              372 Washington Street
                              Wellesley, Massachusetts 02481
                              Attn: Greg Nelson

1.4      Tenant:              Asset Acceptance LLC, a Delaware limited
                              liability company

1.5      Tenant's Address:    9801 South 51st Street
                                Phoenix, Arizona 85018

                                With a copy to:

                              Mark Redman
                                Asset Acceptance LLC
                              6985 Miller Road
                                Warren, Michigan 48092

                                With an additional copy to:

                                Salvatore A. Munaco
                                Signature Associates - ONCOR International
                                One Town Square, Suite 1200
                                Southfield, Michigan 48076

1.6      Property:            The parcel of real estate located in
                              Maricopa County, Arizona, described on
                              Exhibit "A" attached hereto and incorporated
                              herein by this reference, together with the
                              office buildings now or hereafter situated
                              thereon, the landscaping, parking facilities
                              and all other improvements, rights and
                              appurtenances thereto.

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1.7      Building:           That building known as the Piedmont
                             Corporate Center, located at 9801 South 51st
                             Street in Phoenix, Arizona, and situated on
                             the Property. The Building has a stipulated
                             total rentable space of approximately 71,550
                             square feet.

1.8      Leased Premises:    Stipulated to be 71,550 rentable square feet
                             as outlined on the Floor Plan attached
                             hereto as Exhibit "B".

1.9      Permitted Use:      General office use and such other uses as
                             may be allowed by the zoning for the
                             Property and no other

1.10     Lease Term:         78 full calendar months following the
                             Commencement Date

1.11     Renewal Option:     2 term of 5 years, to be exercised no less
                             than 180 days prior to the end of the Lease
                             Term or Option Period, as applicable.

1.12     Commencement Date:  October 1, 2003

1.13     Basic Rent:         $0.9324 per square foot per month for months
                             1-78 ($66,713.22), plus NNN charges and
                             rental tax

1.14     Security Deposit:   Waived

1.15     Amount Due at Lease Execution: $0

1.16     Building Hours:     24 hours per day, 7 days per week, 365 days
                             per year

1.17     Tenant's Pro Rata Share:   100%

1.18     Deleted

1.19     Tenant Improvement Allowance:       $1,379,943. Of that sum, $664,443
                                             shall be paid by Landlord to Tenant
                                             on October 1, 2003, with the
                                             balance of the allowance to be paid
                                             as described in the Work Letter
                                             attached as Exhibit "D".

1.20     Parking Spaces:    Tenant to have sole and exclusive use of all
                            parking spaces (496) (both covered and
                            uncovered) on the Property

1.21     Parking Charges:   None

1.22     Guarantor(s):      None

1.23     Tenant's Broker:   Signature Associates - ONCOR International
                            and CORE Realty Partners-ONCOR International

1.24     Exhibits           Exhibit "A"   Legal Description
                            Exhibit "B"   Floor Plan

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                                    Exhibit "C"  Deleted
                                    Exhibit "D"  Work Letter
                                    Exhibit "E"  Renewal Option
                                    Exhibit "F"  Rules and Regulations

2.                         LEASED PREMISES

         Landlord hereby leases to Tenant, and Tenant hereby leases and accepts
the Leased Premises from Landlord upon the terms and conditions set forth in
this Lease (including the Basic Provisions of Section 1 which are incorporated
herein by this reference). Except as may be otherwise provided herein, Tenant
shall have the exclusive right to use the Building Common Areas (as defined
below). For the purposes of this Lease, the term "Building Common Areas" means
common walkways and footpaths, electrical and telephone closets, landscaped
areas, parking areas and such other areas of the Property which are not part of
the Leased Premises. Landlord and Tenant agree that the rentable area of the
Leased Premises for all purposes under this Lease shall be the Rentable Area
specified in Section 1.8 above.

3.                         LEASE TERM; COMMENCEMENT DATE

3.1               Lease Term. The Lease Term shall begin on the Commencement
Date and shall be for the period set forth in Section 1.10 above, unless sooner
terminated in accordance with the further provisions of this Lease. Prior to
occupying the Premises, Tenant shall execute and deliver to Landlord a letter
acknowledging the Commencement Date.

3.2               Commencement Date. The "Commencement Date" shall mean the date
referenced in Section 1.12 above. Landlord shall deliver the Premises to Tenant
within 5 days after execution of this Lease.

4.                         SECURITY DEPOSIT

         Deleted.

5.                         RENT

5.1               Payment of Basic Rent. Tenant shall pay to Landlord the Basic
Rent set forth in Article 1.13 above. The Basic Rent shall be paid in equal
monthly installments, on or before the first day of each and every calendar
month during the Lease Term, in advance, without notice or demand and without
abatement, deduction or set-off. Basic Rent for the first full calendar month in
which Basic Rent is payable shall be paid upon Tenant's execution of this Lease
(along with the Security Deposit) and Basic Rental for any partial month at the
beginning of the Lease Term shall be paid on the Commencement Date. Basic Rental
and Additional Rent for any partial month at the beginning or the end of the
Lease Term shall be prorated based on a 30-day month. All payments under this
Lease shall be paid in lawful money of the United States of America to Landlord
or its agent at the following address: Orsett Properties, PO Box 81220,
Wellesley, MA, 02481, or to such other person or at such other place as Landlord
may from time to time designate in writing.

5.2               Rent Tax. In addition to the Basic Rent and Additional Rent,
Tenant shall pay to Landlord, together with the monthly installments of Basic
Rent and payments of Additional Rent, an amount equal to any taxes, impositions,
fees, including, without limitation, any sales, rental, occupancy, excise, use
or transaction privilege taxes assessed or levied upon Landlord with respect to
the amounts

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paid by Tenant to Landlord hereunder, as well as all taxes assessed or imposed
upon Landlord's gross receipts or gross income from leasing the Leased Premises
to Tenant, including, without limitation, any tax now or subsequently imposed by
the city in which the Property is located, the County of Maricopa, the State of
Arizona, any other governmental or municipal body, and any taxes assessed or
imposed in lieu of or in substitution of any of the foregoing taxes. Such taxes
shall not, however, include any franchise, gift, estate, inheritance, or income
tax assessed against Landlord.

5.3               Additional Rent. In addition to Basic Rent, all other amounts
to be paid by Tenant to Landlord pursuant to this Lease (including amounts to be
paid by Tenant pursuant to Article 6 below) shall be deemed to be Additional
Rent, whether or not designated as such, and shall be due and payable on a
monthly basis at the same time the Basic Rent is due. Landlord shall have the
same remedies for the failure to pay Additional Rent as for the nonpayment of
Basic Rent.

6.                         NET COSTS

6.1               Generally. In addition to the Basic Rent set forth in Article
1 above, Tenant agrees to pay to Landlord at the times and in the manner
hereinafter provided Tenant's Pro Rata Share of the net costs (hereinafter
defined) paid or incurred by Landlord or its designated agent during the term
hereof. For the purpose of this Article 6, the term "net costs" means all costs
and expenses of any kind accrued, paid or incurred by Landlord or on Landlord's
behalf in connection with the ownership, use, management, repair, service,
insurance, operation and maintenance of the Building and the Property, including
without limitation: landscaping; line painting; lighting; sanitary control;
removal of trash and other refuse; and reasonable reserves for replacements and
repairs and the cost of personnel to implement such services. Also included in
the net costs are Landlord's costs incurred from capital expenditures which
benefit, maintain, or improve the Building and Building Common Areas, capital
expenditures reasonably calculated to reduce the operating cost of same, and
capital expenditures required to comply with governmental laws, rules,
regulations, codes or ordinances. The cost of capital expenditures shall be
amortized over the number of years of the useful life of the expenditure. Any
item expensed by Landlord on its federal tax return shall be conclusively deemed
an operating expense for purposes of determining whether an item is a capital
expenditure or an operating expense. Tenant shall also pay Tenant's Pro Rata
Share of Owner's reasonable management fees incurred for the operation of the
Building and Building Common Areas, such fees in no event to exceed 3% of gross
receipts.

         Notwithstanding anything to the contrary contained herein, in no event
shall Tenant's Pro Rata Share of controllable net costs (which shall mean all
net costs except Taxes, costs of utilities, insurance, and costs to comply with
laws) increase by more than 5% over Tenant's Pro Rata Share of controllable net
costs for the prior calendar year of the Lease Term. Any increases in Tenant's
Pro Rata Share of controllable net costs that shall be in excess of such 5% cap
(the "carryover amount") may be included by Landlord in increases in Tenant's
Pro Rata Share of controllable net costs payable by Tenant in any subsequent
year until such carryover amount is recouped), provided that the Tenant's Pro
Rata Share of controllable net costs for such subsequent year shall not,
inclusive of the carryover amount, exceed 5% over the previous year's amount.

         Landlord will annually provide to Tenant a breakdown of the
controllable net costs. In the event that Tenant shall reasonably object to one
or more of said net costs (i.e., landscaping, parking lot sweeping, etc.) Tenant
shall provide written notice thereof to Landlord within 10 days after receipt of
the breakdown of such objection. If following discussion of the matter with
Landlord Tenant still objects to the item or items, Landlord will solicit at
least 2 additional bids for such service or item, and if one of the bids is less
than the current amount, then Landlord will use the low bid.

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         Notwithstanding anything to the contrary contained in this Section, the
following costs shall specifically not be deemed to be net costs as defined
herein:

         1.       Repairs or other work occasioned by fire, windstorm or other
                  casualty of an insurable nature or by the exercise of the
                  right of eminent domain;

         2.       Leasing commission, attorneys' fees, costs and disbursement
                  and other expenses incurred in connection with negotiations or
                  disputes with tenants/Tenant, other occupants, or prospective
                  tenants of other occupants, or purchasers or mortgagees of the
                  Building;

         3.       Expenses incurred in renovating or otherwise improving or
                  decorating, painting, or redecorating space for tenants/Tenant
                  or other occupants or vacant space;

         4.       Landlord's costs of electricity and other services sold to
                  tenants/Tenant and for which Landlord is entitled to be
                  reimbursed by tenants/Tenant as an additional charge or
                  rentable over and above the basic rent payable under the Lease
                  with such tenants/Tenant;

         5.       Except as otherwise provided herein, costs incurred by
                  Landlord for alterations which are considered capital
                  improvements and replacements under generally accepted
                  accounting principles; provided, however, that Landlord may
                  include capital expenditures to the extent that the same is
                  amortized over the useful life of the improvement;

         6.       Except as otherwise provided herein, depreciation and
                  amortization;

         7.       Except as otherwise provided herein, costs of a capital
                  nature, including, but not limited to, capital improvements,
                  capital repairs, capital equipment, and capital tools all in
                  conformance with generally accepted accounting principles;
                  provided, however, that Landlord may include any such capital
                  costs in operating expenses to the extent that the same is
                  amortized over the useful life of the improvement;

         8.       Expenses in connection with services or other benefits of a
                  type which are not provided Tenant but which are provided to
                  another tenant or occupant;

         9.       Costs incurred due to violation by Landlord or any tenant or
                  other occupant of the terms and conditions of any lease;

         10.      Overhead and profit increments paid to subsidiaries or
                  affiliates of Landlord for services on or to the real
                  property, to the extent only that the costs of services exceed
                  competitive costs of such services were they not so rendered
                  by a subsidiary or affiliate;

         11.      Interest on debt or amortization payments on any mortgage or
                  mortgages, and rental under any ground or underlying leases or
                  lease;

         12.      Landlord's general partnership overhead;

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         13.      Any compensation paid to clerks, attendants, or other persons
                  in commercial concessions operated by Landlord;

         14.      All items and services for which Tenant or tenants reimburse
                  Landlord or pay third persons;

         15.      Advertising and promotional expenditures;

         16.      Any costs, fines or penalties incurred due to violations by
                  Landlord of any governmental rule or authority;

         17.      Costs incurred in connection with the sale, refinancing,
                  mortgaging or selling or change of ownership of the Building,
                  including brokerage commissions, attorneys' and accountants'
                  fees, closing costs and interest charges, as well as increases
                  in real estate taxes arising directly from the sale of the
                  project;

         18.      Costs, fines, interest, penalties, legal fees or costs of
                  litigation incurred due to the late payments of taxes,
                  utilities, bill and other costs incurred by Landlord's failure
                  to make such payments when due;

         19.      Costs or expenses for owning, leasing and/or maintaining
                  sculpture, painting, or other works or art (but excluding
                  lobby plants, which are leased) installed in and on the
                  Building or the Land;

         20.      Any other expenses which, under generally accepted accounting
                  principles, consistently applied, would not be rendered as, or
                  otherwise considered to be, a normal maintenance or operating
                  expense of the Building, except as otherwise set forth in this
                  Lease;

         21.      State, local or federal personal or corporate income taxes
                  measured by the income of Landlord from all sources or from
                  sources other than rent alone, estate and inheritance taxes,
                  franchise, succession and transfer taxes and interest on taxes
                  and penalties resulting from failure to pay real estate taxes.
                  Further, the amount of tax expenses paid by Tenant and
                  attributable to tenant improvements, or tax expenses in
                  connection with other alterations, additions, substitutions
                  and improvements done by or for the tenants in the Building
                  which is separately assessed to and paid by such other tenants
                  or directly received by Landlord from such other tenants,
                  shall be excluded from operating expenses;

         22.      Expenses and costs relating in any way whatsoever to the
                  identification, testing, monitoring, control, encapsulation,
                  removal, replacement, repair and abatement of any hazardous
                  materials within the Building, Leased Premises and the Land;

         23.      Costs with respect to Landlord's central office, if any, or
                  its operations conducted, or employees engaged, therein,
                  except costs that directly relate to or are otherwise
                  allocable to the Land, the Building, or any portion thereof;

         24.      Initial construction of the Building;

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         25.      Initial supplies for the Building, or otherwise incidental to
                  preparing the Building for initial operation;

         26.      The costs of correcting defects in the construction of the
                  building or in the building equipment, except that conditions
                  (not occasioned by construction defects) resulting from
                  ordinary wear and tear will not be deemed defects for the
                  purpose of this category;

         27.      The cost incurred by Lessor or any other lessee of complying
                  with building codes, any other governmental rule or
                  requirement; however, the cost of complying with any building
                  code or any other governmental rule or requirements enacted
                  after this Lease is signed shall be borne by Lessee only in
                  proportion to Lessee's premises' share of the total Building
                  and Lessee's remaining lease term as a percentage of the
                  useful life of the compliance measure; in no instance will
                  Lessee pay any fines or penalties incurred by Lessor for
                  failure to comply with such codes, rules or regulations.

6.2               Taxes. Tenant covenants and agrees to pay Tenant's Pro Rata
Share of "Taxes" which may be levied or assessed for each calendar year during
the entire term of this Lease, against the Building, Property, and any
improvements thereon, or relating to the operation or use thereof. For purposes
hereof, "Taxes" means all forms of real estate taxes, impositions, charges, fees
and assessments (including, without limitation, all assessments for public
improvement or benefit), duties, excises, levies, licenses, permit fees and
other charges of governmental authorities (including, without limitation,
transaction privilege, sales, gross receipts, rental occupancy or other like
taxes), whether general or special, ordinary or extraordinary, foreseen or
unforeseen, of every kind and nature whatsoever, which, at any time prior to or
during the Lease Term, may have been or may be assessed, levied, imposed upon or
arise or become due or payable out of or in respect of the Building or Property
or any part thereof, any legal or equitable interest of Landlord or Tenant
therein, Landlord's rentals or other income therefrom, Landlord's leasing of the
Building or any part thereof, any use, occupancy or operation of the Leased
Premises or any part thereof, provided, however, that such term shall not
include any income or any estate, inheritance, succession, capital stock, or
capital gains tax, levied upon Landlord. Notwithstanding the foregoing, if at
any time after the date hereof; the methods of taxation shall be changed so that
in lieu of, as a substitute for, or in addition to, the whole or any part of any
Taxes now levied, assessed or imposed, there shall be levied, assessed or
imposed (a) a tax, assessment, levy, imposition or charge on the rents received
from real property, or (b) a license fee measured by the rent payable by Tenant
to Landlord, or (c) any other substitute tax, assessment, levy, imposition or
charge, then all such license fees, taxes, assessments, levies, impositions and
charges shall constitute Tax for the purposes hereof. All costs, expenses,
attorneys' fees and consulting fees (including, without limitation, the costs of
tax consultants) incurred by Landlord in connection with attempting to reduce
the assessed valuation of land, buildings and improvements on the Property
and/or in protesting or contesting the amount or validity of any Taxes also
shall also constitute Taxes for the purposes hereof. The certificate of
non-payment or bill for any Tax issued by the appropriate governmental authority
shall be prima facie evidence that such Tax is due and unpaid.

         Landlord and Tenant understand and agree that they have a mutual
interest in keeping the Taxes as low as possible, and that Landlord will
annually consult with an independent third-party expert regarding whether or not
to protest the valuation of the Taxes. Following consultation with such expert,
Landlord shall notify Tenant of Landlord's determination. If Tenant disagrees
with the determination of Landlord, Tenant shall provide written notice thereof
to Landlord and thereafter Landlord and Tenant shall discuss Landlord's
decision, along with such expert if necessary. Notwithstanding the foregoing,

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Landlord and Tenant agree that the decision whether or not to protest Taxes must
ultimately lie with the Landlord.

         Should the state in which the Building and Property is located or any
political subdivision thereof or any governmental authority having jurisdiction
over the Building and Property impose a tax or assessment (other than an income
or franchise tax) either upon or against the rent payable by tenants in the
Building to Landlord or upon or against the business of renting land or
buildings, either by way of substitution for the taxes and assessments levied or
assessed against such land and buildings, or in addition thereto, such tax or
assessment shall be deemed to constitute a tax or assessment against such land
and such buildings for the purpose of this section.

         Tenant shall pay directly to the levying governmental authority prior
to delinquency, all personal property taxes levied upon all of Tenant's trade
fixtures, equipment and other personal property located in, on or about the
Leased Premises (collectively, "Tenant's Equipment") and all other taxes which
may be imposed, levied or assessed upon this Lease or upon any rental or other
payments of any kind or nature whatsoever made hereunder or in connection
herewith or with the conduct of Tenant's business operations or any rentals
received by Tenant from permitted subtenants, licensees, concessionaires or
other permitted users or occupants of all or any portion of the Premises. If any
or all of Tenant's Equipment shall be assessed and taxed with Landlord's real or
personal property, Tenant shall, within 5 days after written demand from
Landlord, pay the amount of such taxes which are attributable to Tenant's
Equipment as reasonably determined by Landlord.

6.3               Payment of Tenant's Pro Rata Share. Tenant's Pro Rata Share of
all Taxes and net costs shall be paid to Landlord, as additional rent, in
monthly installments on or before the first day of each calendar month, in
advance, in an amount estimated by Landlord. Within sixty (60) days after the
close of each calendar year of the Lease Term, Landlord shall furnish Tenant
with a written statement of the actual amount of Tenant's Pro Rata Share for
such year. If the total amount paid by Tenant under this section for any
calendar year during the term of this Lease shall be less than the actual amount
due from Tenant for such year as shown on such statement, Tenant shall pay to
Landlord the difference between the amount paid by Tenant and the actual amount
due, such deficiency to be paid within 10 days alter demand therefor by
Landlord; and if the total amount paid by Tenant hereunder for any calendar year
shall exceed such actual amount due from Tenant for such calendar year, such
excess shall promptly be refunded by Landlord to Tenant. All amounts due
hereunder shall be payable to Landlord at the place where the Basic Rent is
payable. For the calendar years in which this Lease commences and terminates,
the provisions of this section shall apply, and Tenant's liability for Tenant's
Pro Rata Share for such years shall be subject to a pro rata adjustment based on
the number of days of said calendar years.

6.4               Tenant's Audit Rights. Upon at least seven (7) days' written
notice to Landlord, Tenant shall have the right, at its sole cost, for a period
of one hundred eighty (180) days after Tenant's receipt of a Statement, to
review and/or audit Landlord's records of Operating Expenses and Taxes for the
calendar year to which such Statement pertains, such review or audit to be
performed during normal business hours at Landlord's business office. If such
audit discloses an error in this Statement, the difference shall promptly be
paid by, or credited to, Tenant, as appropriate. If Tenant does not exercise its
right of review and/or audit within such one hundred eighty (180) day period,
this right of review and/or audit shall expire and the Statement to which such
one hundred eighty (180) day period pertains shall be final and binding upon
Tenant.

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7.                         CONDITION, REPAIRS AND ALTERATIONS

7.1               Condition of Leased Premises. Landlord shall provide the
Leased Premises to Tenant, and Tenant accepts the Leased Premises in the "AS IS"
condition, and Landlord makes no representations, covenants or warranties
whatsoever concerning the condition of the Leased Premises and has no obligation
to construct, remodel, improve, repair, decorate or paint the Leased Premises or
any improvement on or part of the Leased Premises, except as set forth in the
"Work Letter" marked as Exhibit "D" below and except for the replacement of
defective thermostats and maintenance as generally described in the report by
Tri-City Mechanical dated June 16, 2003. Landlord shall not be required to use
Tri-City Mechanical for the completion of such work. Tenant represents and
warrants that it has inspected the Leased Premises prior to execution of the
Lease, and that it is relying on its own inspection in executing this Lease and
not any statement, representation or warranty of Landlord, its agents, employees
or contractors. Tenant's taking possession of the Leased Premises shall be
deemed conclusive evidence that as of the date of taking possession the Leased
Premises are in good order and satisfactory condition. Tenant acknowledges and
agrees that it has received and reviewed a copy of the plans for the Building.
Landlord acknowledges and agrees that the Building and the existing improvements
were constructed in compliance with the Americans with Disabilities Act.

7.2               Alterations and Improvements. Other than the initial
improvements to the Leased Premises, which shall be governed by the Work Letter
attached hereto, Tenant shall not make any material improvements (defined as
having a construction cost in excess of $10,000) or other alterations to the
interior of the Leased Premises, or undertake any construction whatsoever
involving structural components or roof penetrations, without prior to
commencing any such work obtaining the written consent of Landlord to the
proposed work, which shall not be unreasonably withheld, including the approval
by Landlord of the plans, specifications, the proposed architect and/or
contractor(s) for such alterations and/or improvements, and the materials used
in connection with such alterations. Landlord may, as a condition to consenting
to such work, require that Tenant provide security adequate in Landlord's
judgment so that the improvements or other alterations to the interior of the
Leased Premises will be completed in a good and workmanlike manner. Landlord may
also require that any work done to the Leased Premises (such as any roof
penetrations or other structural changes) be done by Landlord's own employees or
contractors, but at Tenant's expense. Other than improvements by Tenant made
pursuant to the Work Letter attached hereto, any additional improvements and
alterations to the interior of the Leased Premises shall be subject to the
supervision of Landlord or its designee, and Tenant shall pay to Landlord, upon
completion of such work, a supervision fee in an amount equal to 5% of the cost
of such work. All such improvements or alterations must conform to and be in
substantial accordance in quality and appearance with those improvements and
alterations that are standard for the Building, and upon completion shall be the
property of Landlord. Tenant may remove its trade fixtures, property (including
office supplies) and moveable office furniture and equipment not attached to the
Building provided: (i) such removal is made prior to the expiration or
termination of this Lease; (ii) Tenant is not then in default in the performance
of its obligations under this Lease; and (iii) Tenant promptly repairs all
damage caused by such removal. Tenant shall give Landlord written notice of such
removal at least three (3) business days prior to commencement thereof. In the
event Landlord consents to the use by Tenant of its own architect and/or
contractor for the installation of any such alterations or improvements, prior
to the commencement of such work, Tenant shall provide Landlord with evidence
that Tenant's contractor has procured worker's compensation, liability and
property damage insurance (naming Landlord as an additional insured) in a form
and in an amount reasonably acceptable to Landlord, and evidence that Tenant's
architect and/or contractor has procured the necessary permits, certificates and
approvals from the appropriate governmental authorities. Tenant acknowledges and
agrees that any review by Landlord of Tenant's plans and specifications and/or
right of approval exercised by Landlord with respect to Tenant's architect
and/or contractor is for Landlord's benefit only and Landlord shall not, by
virtue of such review or right of approval, be deemed to make any
representation, warranty or acknowledgment to

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Tenant or to any other person or entity as to the adequacy of Tenant's plans and
specifications or as to the ability, capability or reputation of Tenant's
architect and/or contractor.

7.3               Tenant's Obligations. Tenant shall, at Tenant's sole cost and
expense, maintain the Leased Premises in a clean, neat and sanitary condition
and shall keep the Leased Premises and every part thereof (including without
limitation, interior walls, floor coverings, ceilings (including tiles and grid)
all improvements to the Leased Premises (including the Tenant Improvement Work
(as defined in the Work Letter)) outlets and fixtures in good condition and
repair except where the same is required to be done by Landlord pursuant to
Article 7.4. Tenant hereby waives all rights to make repairs at the expense of
Landlord as provided by any law, statute or ordinance now or hereafter in
effect. Upon the expiration or earlier termination of the Lease Term, Tenant
shall surrender the Leased Premises, including Tenant's alterations and/or
improvements, to Landlord, janitorial clean and in the same condition as when
received, ordinary wear and tear and damage from casualty excepted. Except as
set forth in Article 7.4 below, Landlord has no obligation to construct,
remodel, improve, repair, decorate or paint the Leased Premises or any
improvement thereon or part thereof. Tenant shall pay for any repairs to the
Leased Premises, the Building and the Property made necessary by any action or
inaction of Tenant, its employees, contractors, agents or invitees.

7.4               Landlord's Obligations. Landlord shall make all necessary
repairs and replacement if necessary to the structural portion of the roof,
foundation, floors and exterior walls of the Building. Landlord shall not be
liable or responsible for breakdowns or interruptions in service when reasonable
efforts are made to restore such service, except to the extent specifically
provided in Section 8.2.

7.5               Removal of Alterations. Upon the expiration or earlier
termination of this Lease, Tenant shall remove from the Leased Premises all
movable trade fixtures and Tenant's personal property, and shall promptly repair
any damage to the Leased Premises, the Building and/or the Property caused by
such removal. All such removal and repair shall be at Tenant's sole cost and
expense. All repairs required of Tenant pursuant to the provisions of this
Article 7.5 shall be performed in a manner reasonably satisfactory to Landlord,
and shall include, but not be limited to, repairing plumbing, electrical wiring
and holes in walls, restoring damaged floor and/or ceiling tiles, repairing any
other cosmetic damage, and cleaning the Leased Premises.

7.6               No Abatement. Except as specifically provided herein, Landlord
shall have no liability to Tenant, nor shall Tenant's covenants and obligations
under this Lease, including without limitation, Tenant's obligation to pay Basic
Rent and Additional Rent, be reduced or abated in any manner whatsoever by
reason of any inconvenience, annoyance, interruption or injury to business
arising from Landlord's making any repairs or changes which Landlord is required
or permitted to make pursuant to the terms of this Lease or by any other
tenant's Lease or are required by law to be made in and to any portion of the
Leased Premises, the Building or the Property. Landlord shall, nevertheless, use
reasonable efforts to minimize any interference with Tenant's business in the
Leased Premises.

<PAGE>

8.                         SERVICES

8.1               Utilities. Tenant shall be solely responsible for and shall
promptly pay all charges for heat, water, gas, telephone, electricity or any
other utility used or consumed in the Leased Premises commencing upon delivery
of the Leased Premises to Tenant. Should Landlord elect to supply the water,
gas, heat, electricity or any other utility used or consumed in the Leased
Premises, Tenant agrees to purchase any such utilities from Landlord and pay for
same as Additional Rent. Tenant agrees to cooperate fully at all times with
Landlord to abide by all rules, regulations and requirements for the use and
conservation of the above utilities. Any failure to pay any amounts owed by
Tenant under this Article shall constitute a breach of the obligation to pay
rent under this Lease and shall entitle Landlord to the rights granted in this
Lease for such breach.

8.2               Interruptions in Service. Landlord does not warrant that any
of the foregoing utilities or any other services which Landlord may elect to
supply will be free from interruption. Tenant acknowledges that any one or more
of such utilities or services may be suspended by reason of accident, repairs,
inspections, alterations or improvements necessary to be made, or by strikes or
lockouts, or by reason of operation of law, or by causes beyond the reasonable
control of Landlord. Except as specifically set forth below, Landlord shall not
be liable for and Tenant shall not be entitled to any abatement or reduction of
Basic Rent or Additional Rent by reason of any disruption of any utilities or
any services that may be provided by Landlord from time to time. Notwithstanding
the foregoing, if any interruption of utilities causes all or a portion of the
Premises to be untenantable for a period of three (3) business days or more and
is caused by Landlord or Landlord's employees, authorized agents or
representatives, Rent shall be abated proportionately (based on both time and
portion of Leased Premises left untenantable) from the date of interruption
until the service is restored.

8.3               Telephone Service. Tenant shall be solely responsible for
obtaining and installing and shall promptly pay all charges for telephone
service used by Tenant. Tenant specifically agrees that Landlord will not be
providing any telephone or telecommunications services or equipment to the
Leased Premises, and that the date upon which any such telephone or
telecommunication services shall be available or installed in the Leased
Premises shall not effect the Commencement Date of this Lease. The Commencement
Date shall not be modified regardless of whether Tenant is able to obtain such
telecommunications service on or before the Commencement Date.

9.                         LIABILITY AND PROPERTY INSURANCE

9.1               Liability Insurance. Tenant shall, during the Lease Term, keep
in full force and effect, a policy or policies of commercial general liability
insurance for personal injury (including wrongful death) and damage to property
covering (a) any occurrence in the Leased Premises, (b) any act or omission by
Tenant, by any subtenant of Tenant, or by any of their respective invitees,
agents, contractors, servants or employees anywhere in the Leased Premises or
the Property, (c) the business operated by Tenant and by any subtenant of Tenant
in the Leased Premises, and (d) the contractual liability of Tenant to Landlord
pursuant to the indemnification provisions of Article 16 below, which coverage
shall not be less than $3,000,000.00 per occurrence and $3,000,000.00 combined
single limit. If Landlord shall so request, Tenant shall increase the amount of
such liability insurance to the amount then customary for premises and uses
similar to the Leased Premises and Tenant's use thereof. The liability policy or
policies shall contain an endorsement naming Landlord, its partners, members or
shareholders (as applicable), Landlord's lender and management agent and any
persons, firms or corporations designated by Landlord as additional insureds,
and shall provide that the insurance carrier shall have the duty to defend
and/or settle any legal proceeding filed against Landlord seeking damages based
upon bodily injury or property damage liability even if any of the allegations
of such legal proceedings are groundless, false or fraudulent.

<PAGE>

9.2               Property Insurance. Tenant shall, during the Lease Term, keep
in full force and effect, a policy or policies of insurance with "Special Form
Coverage," including coverage for vandalism or malicious mischief, insuring the
Tenant Improvement Work and Tenant's alterations and/or improvements made
pursuant to Article 7 above and Tenant's stock in trade, furniture, personal
property, fixtures, equipment and other items in the Leased Premises, with
coverage in an amount equal to the full replacement cost thereof.

9.3               Worker's Compensation Insurance. Tenant shall, during the
Lease Term, keep in full force and effect, a policy or policies of worker's
compensation insurance with an insurance carrier and in amounts approved by the
Industrial Commission of the State of Arizona.

9.4               Business Interruption Insurance. Tenant shall, during the
Lease Term, keep in full force and effect, a policy or policies of business
interruption insurance in an amount equal to 12 monthly installments of Basic
Rent and Additional Rent payable to Landlord, together with taxes thereon,
insuring Tenant against losses sustained by Tenant as a result of any cessation
or interruption of Tenant's business in the Leased Premises for any reason.

9.5               Insurance Requirements. Each insurance policy and certificate
thereof obtained by Tenant pursuant to this Lease shall contain a clause that
the insurer will provide Landlord with at least 30 days prior written notice of
any material change, non-renewal or cancellation of the policy. Each such
insurance policy shall be with an insurance company authorized to do business in
the State of Arizona and rated not less than A-VIII in the then most current
edition of "Best's Key Rating Guide". Certificates of Insurance relative to all
insurance policies evidencing the coverage under each such policy, as well as
the required additional insured endorsement(s), shall be delivered to Landlord
no less than 15 days prior to the Commencement Date. Each such policy shall
provide that any loss payable thereunder shall be payable notwithstanding (a)
any act, omission or neglect by Tenant or by any subtenant of Tenant, or (b) any
occupation or use of the Leased Premises or any portion thereof by Tenant or by
any subtenant of Tenant for purposes more hazardous than permitted by the terms
of such policy or policies, or (c) any foreclosure or other action or proceeding
taken by any mortgagee or trustee pursuant to any provision of any mortgage or
deed of trust covering the Leased Premises, the Building or the Property, or (d)
any change in title or ownership of the Property. All insurance policies
required pursuant to this Article 9 shall be written as primary policies, not
contributing with or in excess of any coverage which Landlord may carry. Tenant
shall procure and maintain all policies entirely at its own expense and shall,
at least 20 days prior to the expiration of such policies, furnish Landlord with
certified copies of replacement policies or renewal certificates for existing
policies. Tenant shall not do or permit to be done anything which shall
invalidate the insurance policies maintained by Landlord or the insurance
policies required pursuant to this Article 9 or the coverage thereunder. If
Tenant or any subtenant of Tenant does or permits to be done anything which
shall increase the cost of any insurance policies maintained by Landlord, then
Tenant shall reimburse Landlord for any additional premiums attributable to any
act or omission or operation of Tenant or any subtenant of Tenant causing such
increase in the cost of insurance. Any such amount shall be payable as
Additional Rent within 5 days after receipt by Tenant of a bill from Landlord.
All policies of insurance shall name both Landlord and Tenant (and/or such other
party or parties as Landlord may require) as insureds and shall be endorsed to
indicate that the coverage provided shall not be invalid due to any act or
omission on the part of Landlord. In addition, the policy of property insurance
described in Article 9.2 shall name Landlord (and Landlord's lender, if Landlord
shall so require) as a co-loss payee.

9.6               Co-Insurance. If on account of the failure of Tenant to comply
with the provisions of this Article 9, Landlord is deemed a co-insurer by its
insurance carrier, then any loss or damage which

<PAGE>

Landlord shall sustain by reason thereof shall be borne by Tenant, and shall be
paid by Tenant within 5 days after receipt of a bill therefor.

9.7               Adequacy of Insurance. Landlord makes no representation or
warranty to Tenant that the amount of insurance to be carried by Tenant under
the terms of this Lease is adequate to fully protect Tenant's interests. If
Tenant believes that the amount of any such insurance is insufficient, Tenant is
encouraged to obtain, at its sole cost and expense, such additional insurance as
Tenant may deem desirable or adequate. Tenant acknowledges that Landlord shall
not, by the fact of approving, disapproving, waiving, accepting, or obtaining
any insurance, incur any liability for or with respect to the amount of
insurance carried, the form or legal sufficiency of such insurance, the solvency
of any insurance companies or the payment or defense of any lawsuit in
connection with such insurance coverage, and Tenant hereby expressly assumes
full responsibility therefor and all liability, if any, with respect thereto.

9.8               Landlord Insurance. Landlord shall maintain fire and extended
coverage insurance and any other such insurance as Landlord shall deem
appropriate for the Building and Property, including without limitation
environmental, loss of rent insurance, plate glass insurance and insurance on
additions and improvements required to be made by Tenant and which have become
or are to become the property of Landlord upon vacation of the Leased Premises
by Tenant, in amounts reasonably determined by Landlord, but in any event no
less than the full replacement cost thereof. Such insurance shall be maintained
with insurance company(s) authorized to do business in Arizona and the proceeds
of such insurance shall be payable solely to Landlord. If the annual premiums
paid by Landlord shall exceed the standard rates for comparable buildings as a
result of Tenant's use of the Leased Premises or the value of the contents
thereof, Tenant shall promptly pay within thirty (30) days written notice
thereof from Landlord the excess amount of such premiums. Landlord shall
maintain a policy or policies of comprehensive general liability insurance with
insurance company(s) authorized to do business in Arizona in amounts that
Landlord shall reasonably determine, such insurance to afford minimum protection
of not less than $3,000,000.00 in respect of personal injury or death in respect
to any one occurrence, and of not less than $3,000,000.00 for property damage in
any one occurrence.

10.                        RECONSTRUCTION

10.1              Obligation to Repair. In the event of any damage to the Leased
Premises, Tenant shall promptly notify Landlord in writing thereof. If the
Leased Premises or any part of the Building are damaged by fire or other
casualty, the damage to the Building and/or the Leased Premises shall be
repaired by and at the expense of Landlord, excluding any alterations or
improvements made by Tenant (including, without limitation, the Tenant
Improvement Work), unless this Lease is terminated in accordance with the
provisions of Article 10.2 below. Until such repairs by Landlord are completed,
Basic Rent and Additional Rent shall be abated in proportion to the part of the
Leased Premises which is unusable by Tenant in the conduct of its business.
Notwithstanding anything to the contrary contained herein, if such damage is due
in whole or in part to the fault or neglect of Tenant, or any subtenant of
Tenant, or any of their respective agents, employees, servants, contractors or
invitees, there shall be no abatement of Basic Rent or Additional Rent and
Tenant shall be required to repair all such damage at its sole cost and expense.
There shall be no abatement of Basic Rent or Additional Rent on account of
damage to the Building or the Property unless there is also damage to the Leased
Premises.

10.2              Cancellation Option. If the damage is not fully covered by
Landlord's insurance, or if Landlord determines in good faith that the cost of
repairing the damage is more than one-third of the then-replacement cost of the
Building, or if Landlord has determined in good faith that the required

<PAGE>

repairs to the Building cannot be made within 120 days of the date of the damage
without the payment of overtime and other premiums, or in the event a Superior
Mortgagee requires that all or any portion of the insurance proceeds be applied
in reduction of the mortgage debt, or if such damage occurs during the final
year of the Lease Term, then Landlord may, by written notice to Tenant within 60
days after the occurrence of such damage, terminate this Lease as of the date
set forth in Landlord's notice to Tenant. If Landlord does not elect to
terminate this Lease, Landlord shall, at its sole cost and expense, repair the
Building and the Leased Premises, and while such repair work is being performed,
the Basic Rent and Additional Rent shall be abated as provided above. Nothing in
this Article shall be construed as a limitation of Tenant's liability for any
such damage, should such liability otherwise exist.

         In the event that damage or destruction of the Leased Premises (which
for purposes of this paragraph only shall mean the Leased Premises and any areas
of the Building necessary for Tenant's use and enjoyment of the Leased Premises)
shall (a) not be repaired by Landlord within 9 months after the date that
Landlord shall receive all of the insurance proceeds in connection with such
damage or destruction or (b) occur during the last 6 months of the initial term
hereof or the last 6 months of any extension term, Tenant shall have the right
to terminate this Lease by giving Landlord written notice thereof, which notice
must be served no later than 30 days after the date that such right to terminate
shall arise.

10.3              Reconstruction. Landlord's obligation to reconstruct the
Leased Premises shall be only to the comparable condition of the Leased Premises
immediately prior to the Commencement Date. Landlord's obligation to repair and
reconstruct the Leased Premises shall be limited to the amount of net proceeds
of insurance received by Landlord, subject to reduction by a Superior Mortgagee.
Tenant, at Tenant's sole cost and expense, shall be responsible for the repair
and restoration of all items of the Tenant Improvement Work or Tenant's
improvements and/or alterations installed pursuant to Article 7 and the
replacement of Tenant's stock in trade, trade fixtures, furniture, finishings
and equipment. Tenant shall commence the installation of fixtures, equipment and
merchandise promptly upon delivery to Tenant of possession of the Leased
Premises and shall diligently prosecute such installation to completion.

10.4              Waiver. Tenant hereby waives any statutory and common law
rights of termination which may arise by reason of any partial or total
destruction of the Leased Premises which Landlord is obligated to restore or may
restore under any of the provisions of this Lease, including the provisions of
ARS Section 33-343.

11.                        WAIVER OF SUBROGATION

         Anything in this Lease to the contrary notwithstanding, Landlord and
Tenant each hereby waive any and all rights of recovery, claim, action or cause
of action, against the other, its agents, officers, or employees, for any loss
or damage that may occur to the Leased Premises, or any improvements thereto, or
the Building or any improvements thereto, or any personal property of such party
therein, by reason of fire, the elements, or any other cause which is insured
against under the terms of standard fire and extended coverage insurance
policies required to be maintained according to this Lease, regardless of cause
or origin, including negligence of the other party hereto, its agents, officers
or employees, and covenants that no insurer shall hold any right of subrogation
against such other party.

<PAGE>

12.                        LANDLORD'S RIGHT TO PERFORM TENANT OBLIGATIONS

         All covenants and agreements to be performed by Tenant under any of the
terms of this Lease shall be performed by Tenant at Tenant's sole cost and
expense and without any abatement of Basic Rent or Additional Rent. If Tenant
shall fail to pay any sum of money, other than Basic Rent, required to be paid
by it hereunder, or shall fail to perform any other act on its part to be
performed hereunder, and such failure shall continue for seven (7) days after
notice thereof by Landlord, Landlord may (but shall not be obligated to do so)
without waiving or releasing Tenant from any of Tenant's obligations, make any
such payment or perform any such other act on behalf of Tenant. All sums so paid
by Landlord and all necessary incidental costs, together with interest thereon
at the greater of (a) 16% per annum or (b) the rate of interest per annum
publicly announced, quoted or published, from time to time, by Bank of America,
at its Phoenix, Arizona office as its "reference rate" plus 4 percentage points,
from the date of such payment by Landlord until reimbursement in full by Tenant
(the "Interest Rate"), shall be payable to Landlord as Additional Rent with the
next monthly installment of Basic Rent; provided, however, in no event shall the
Interest Rate exceed the maximum rate (if any) permitted by applicable law.

13.                        DEFAULT AND REMEDIES

13.1              Event of Default. The occurrence of any one or more of the
following events will constitute an "Event of Default" on the part of Tenant:

(a)               Failure to pay all or any installment of Basic Rent when due;
provided however, that Tenant's failure to pay Basic Rent when due shall not be
deemed an Event of Default if Tenant cures such failure by the payment of such
Basic Rent within five (5) days of written notice from Landlord, and such
failure and subsequent cure does not occur more than twice in any twelve (12)
month period.

(b)               Failure to pay any Additional Rent or other payments required
to be paid by Tenant under this Lease as the same becomes due, and such failure
shall continue for seven (7) days after delivery of written notice to Tenant of
such failure;

(c)               Failure to perform any of the other covenants or conditions
which Tenant is required to observe and perform (except failure in the payment
of Basic Rent, Additional Rent or any other monetary obligation contained in
this Lease) and such failure shall continue for 30 days (or such shorter period
of time as may be specified by Landlord in the event of an emergency) after
written notice thereof by Landlord to Tenant, provided that if such default is
other than the payment of money and cannot be cured within such 30 day period,
then an Event of Default shall not have occurred if Tenant, within such 30 day
period, commences curing of such failure and diligently in good faith prosecutes
the same to completion and furnishes evidence thereof to Landlord within 30 days
thereafter;

(d)               If any warranty, representation or statement made by Tenant to
Landlord in connection with this Lease is or was materially false or misleading
when made or furnished;

(e)               If Tenant makes a bulk sale of its goods located on the Leased
Premises;

(f)               The levy of a writ of attachment or execution or other
judicial seizure of substantially all of Tenant's assets or its interest in this
Lease, such attachment, execution or other seizure remaining undismissed or
discharged for a period of 30 days after the levy thereof;

(g)               The filing of any petition by or against Tenant or any
Guarantor to declare Tenant or any Guarantor a bankrupt or to delay, reduce or
modify Tenant's or any Guarantor's debts or obligations, which petition is not
discharged within forty 45 days after the date of filing;

<PAGE>

(h)               The filing with a court of any petition or other court action
taken to reorganize or modify Tenant's or any Guarantor's capital structure,
which petition is not discharged within 45 days after the date of filing;

(i)               If Tenant or any Guarantor shall be declared insolvent
according to law;

(j)               A general assignment by Tenant or any Guarantor for the
benefit of creditors;

(k)               The appointment of a receiver or trustee for Tenant or any
Guarantor or all or any of their respective property, which appointment is not
discharged within 45 days after the date of filing;

(l)               The filing by Tenant or any Guarantor of a voluntary petition
pursuant to the Bankruptcy Code or any successor thereto or the filing of an
involuntary petition against Tenant or any Guarantor pursuant to the Bankruptcy
Code or any successor legislation, which petition is not discharged within 45
days after the date of filing; or

(m)               The occurrence of an Event of Default under the other
provisions of this Lease.

13.2              Remedies. Upon the occurrence of an Event of Default under
this Lease by Tenant, Landlord may, without prejudice to any other rights and
remedies available to a Landlord at law, in equity or by statute, exercise one
or more of the following remedies, all of which shall be construed and held to
be cumulative and non-exclusive: (a) terminate this Lease and re-enter and take
possession of the Leased Premises, in which event Landlord is authorized to make
such repairs, redecorating, refurbishment or improvements to the Leased Premises
as may be necessary in the reasonable opinion of Landlord acting in good faith
for the purposes of reletting the Leased Premises and the costs and expenses
incurred in respect of such repairs, redecorating and refurbishment and the
expenses of such reletting (including brokerage commissions) shall be paid by
Tenant to Landlord within 5 days after receipt of Landlord's statement; or (b)
without terminating this Lease, re-enter and take possession of the Leased
Premises; or (c) without such re-entry, recover possession of the Leased
Premises in the manner prescribed by any statute relating to summary process,
and any demand for Basic Rent, re-entry for condition broken, and any and all
notices to quit, or other formalities of any nature to which Tenant may be
entitled, are hereby specifically waived to the extent permitted by law; or (d)
without terminating this Lease, Landlord may relet the Leased Premises as
Landlord may see fit without thereby avoiding or terminating this Lease, and for
the purposes of such reflecting, Landlord is authorized to make such repairs,
redecorating, refurbishments or improvements to the Leased Premises as may be
necessary in the reasonable opinion of Landlord acting in good faith for the
purpose of such reletting, and if a sufficient sum is not realized from such
reletting (after payment of all costs and expenses of such repairs, redecorating
and refurbishments and expenses of such reflecting (including brokerage
commissions) and the collection of rent accruing therefrom) each month to equal
the Basic Rent and Additional Rent payable hereunder, then Tenant shall pay such
deficiency each month within 5 days after receipt of Landlord's statement; or
(e) Landlord may declare immediately due and payable all the remaining
installments of Basic Rent and Additional Rent and all amounts previously
provided to Tenant in the form of "free rent", and such amount, less the fair
rental value of the Leased Premises for the remainder of the Lease Term, shall
be paid by Tenant within 5 days after receipt of Landlord's statement. Landlord
shall not by re-entry or any other act, be deemed to have terminated this Lease,
or the liability of Tenant for the total Basic Rent and Additional Rent reserved
hereunder or for any installment thereof then due or thereafter accruing, or for
damages, unless Landlord notifies Tenant in writing that Landlord has so elected
to terminate this Lease. After the occurrence of an Event of Default, the
acceptance of Basic Rent or Additional Rent, or the failure to re-enter by
Landlord, shall not be deemed to be a waiver of

<PAGE>

Landlord's right to thereafter terminate this Lease and exercise any other
rights and remedies available to it, and Landlord may re-enter and take
possession of the Leased Premises as if no Basic Rent or Additional Rent had
been accepted after the occurrence of an Event of Default. Upon an Event of
Default, Tenant shall also pay to Landlord all costs and expenses incurred by
Landlord, including court costs and attorneys' fees, in retaking or otherwise
obtaining possession of the Leased Premises, removing and storing all equipment,
fixtures and personal property on the Leased Premises and otherwise enforcing
any of Landlord's rights and remedies arising as a result of an Event of
Default. Notwithstanding anything to the contrary contained herein, Landlord
shall make commercially reasonable efforts to relet the Leased Premises in the
event Landlord shall recover possession of the Leased Premises pursuant to an
Event of Default by Tenant.

13.3              Additional Remedies. All of the remedies given to Landlord in
this Lease in the event Tenant commits an Event of Default are in addition to
all other rights or remedies available to a landlord at law, in equity or by
statute, including, without limitation, the right to seize and sell all goods,
equipment and personal property of Tenant located in the Leased Premises and
apply the proceeds thereof to all due and unpaid Basic Rent, Additional Rent and
other amounts owing under the Lease. All rights, options and remedies available
to Landlord shall be construed and held to be cumulative, and no one of them
shall be exclusive of the other. Upon the occurrence of an Event of Default, all
rights, privileges and contingencies which may be exercised by Tenant under the
Lease, including, without limitation, options to renew, extend and expand, as
well as relocation rights, contraction rights and any other rights which may be
exercised by Tenant during the Lease Term, shall be void and of no further force
and effect.

13.4              Interest on Past Due Amounts. In addition to the late charge
described in Article 14 below, if any installment of Basic Rent or Additional
Rent is not paid promptly when due, it shall bear interest at the Interest Rate
from the date due; provided, however, this provision shall not relieve Tenant
from any default in the making of any payment at the time and in the manner
required by this Lease.

13.5              Default by Landlord. Landlord shall be in default in the
performance of any obligations required to be performed by Landlord under the
Lease if Landlord has failed to perform such obligation within 30 days after the
receipt of notice from Tenant specifying in detail Landlord's failure to
perform; provided, however, that if the nature of Landlord's obligation is such
that more than 30 calendar days are required for its performance, Landlord shall
not be deemed in default if it shall commence such performance within 30 days
and thereafter diligently pursues the same to completion.

14.                        LATE PAYMENTS

         Tenant hereby acknowledges that the late payment by Tenant to Landlord
of any monthly installment of Basic Rent, any Additional Rent or any other sums
due hereunder will cause Landlord to incur costs not contemplated by this Lease,
the exact amount of which will be extremely difficult and impracticable to
ascertain. Such costs include but are not limited to processing, administrative
and accounting costs. Accordingly, if any monthly installment of Basic Rent, any
Additional Rent or any other sum due from Tenant shall not be received by
Landlord, on or before the fifth (5th) day of the month which it is due, Tenant
shall pay to Landlord a late charge equal to 10% of such overdue amount or
$250.00, whichever is greater. Tenant acknowledges that such late charge
represents a fair and reasonable estimate of the costs Landlord will incur by
reason of late payments by Tenant. Neither assessment nor acceptance of a late
charge by Landlord shall constitute a waiver of Tenant's default by Landlord
with respect to such overdue amount, nor prevent Landlord from exercising any of
the other rights and remedies available to Landlord hereunder.

<PAGE>

15.                        ABANDONMENT AND SURRENDER

15.1              Abandonment. No act or thing done by Landlord or by any agent
or employee of Landlord during the Lease Term shall be deemed an acceptance of a
surrender of the Leased Premises unless such acceptance is expressed in writing
and duly executed by Landlord. Unless Landlord so agrees in writing, the
delivery of the key to the Leased Premises to any employee or agent of Landlord
shall not operate as a termination of this Lease or as a surrender of the Leased
Premises.

15.2              Surrender. Tenant shall, upon the expiration or earlier
termination of this Lease, peaceably surrender the Leased Premises, including
the Tenant Improvement Work and Tenant's improvements and/or alterations
installed pursuant to Article 7, in a janitorial clean condition and otherwise
in as good condition as when Tenant took possession, except for (i) reasonable
wear and tear subsequent to the last repair, replacement, restoration,
alteration or renewal; (ii) loss by fire or other casualty, and (iii) loss by
condemnation. Landlord may, however, elect to remove all or any part of such
personal property from the Leased Premises, and the costs incurred by Landlord
in connection with such removal, including storage costs and the cost of
repairing any damage to the Leased Premises, the Building and/or the Property
caused by such removal shall be paid by Tenant within 5 days after receipt of
Landlord's statement. Upon the expiration or earlier termination of this Lease,
Tenant shall surrender to Landlord all keys to the Leased Premises and shall
inform Landlord of the combination of any vaults, locks and safes left on the
Leased Premises. The obligations of Tenant under this Article shall survive the
expiration or earlier termination of this Lease. Tenant shall indemnify Landlord
against any loss or liability resulting from delay by Tenant in so surrendering
the Premises, including, without limitation, any claims made by any succeeding
Tenant founded on such delay. Tenant shall give written notice to Landlord at
least 30 days prior to vacating the Leased Premises for the express purpose of
arranging a meeting with Landlord for a joint inspection of the Leased Premises.
In the event of Tenant's failure to give such notice or to participate in such
joint inspection, Landlord's inspection at or after Tenant's vacation of the
Leased Premises shall be conclusively deemed correct for purposes of determining
Tenant's liability for repairs and restoration hereunder.

16.                        INDEMNIFICATION AND EXCULPATION

16.1              Tenant Indemnity. Tenant shall indemnify, protect, defend and
hold Landlord harmless for, from and against, and shall be responsible for, all
claims, damages, losses, costs, liens, encumbrances, liabilities and expenses,
including, without limitation, reasonable attorneys', accountants' and
investigators' fees and court costs (collectively, the "Claims"), however
caused, arising out of or related to any actions, events or occurrences in the
Building, and shall further indemnify, protect, defend and hold Landlord
harmless for, from and against, and shall be responsible for, all Claims arising
in whole or in part from any breach or default in the performance of any
obligation on Tenant's part to be performed under the terms of this Lease. In
case any action or proceeding is brought against Landlord to which this
indemnification shall be applicable, Tenant shall pay all Claims resulting
therefrom and shall defend such action or proceeding, if Landlord shall so
request, at Tenant's sole cost and expense, by counsel reasonably satisfactory
to Landlord. The obligations of Tenant under this Article shall survive the
expiration or earlier termination of this Lease.

16.2              Landlord Indemnity. Landlord shall indemnify, protect, defend
and hold Tenant harmless for, from and against, and shall be responsible for,
all claims, damages, losses, costs, liens, encumbrances, liabilities and
expenses, including, without limitation, reasonable attorneys', accountants' and
investigators' fees and court costs (collectively, the "Claims"), however
caused, arising out of or

<PAGE>

related to any actions, events or occurrences outside of the Building, and shall
further indemnify, protect, defend and hold Tenant harmless for, from and
against, and shall be responsible for, all Claims arising in whole or in part
from any breach or default in the performance of any obligation on Landlord's
part to be performed under the terms of this Lease. In case any action or
proceeding is brought against Tenant to which this indemnification shall be
applicable, Landlord shall pay all Claims resulting therefrom and shall defend
such action or proceeding, if Tenant shall so request, at Landlord's sole cost
and expense, by counsel reasonably satisfactory to Tenant. The obligations of
Landlord under this Article shall survive the expiration or earlier termination
of this Lease.

16.3              Waivers. To the fullest extent permitted by applicable law
Tenant waives all claims against Landlord for any damage or injury of any kind
to persons or property during the term of this Lease from any cause whatsoever,
including, but not limited to: (a) the use, occupancy and enjoyment of the
Leased Premises by Tenant; (b) the acts or failure to act of any party or
parties entering the Land, Building or Leases Premises; (c) the acts, or failure
to act of any other tenant or such other tenant's officer, agents, invitees or
other parties contracting with them; (d) the condition or design of the
Building; (e) the Building becoming out of repair; (f) the failure of or defect
in any mechanical equipment in the Building; or (g) the leaking of gas, oil,
steam, or water. All property of every kind which may be on the Leased Premises
during the term of the Lease shall be at the sole risk of Tenant, and Landlord
shall not be liable for any loss or damage thereto.

16.4              Limitations and Liability. Notwithstanding anything to the
contrary in this Lease, Landlord and Tenant agree that: Neither Landlord nor its
officers, employees, contractors, property manager, consultants, or agents will
be liable and Tenant hereby waives and releases all claims, causes of action, or
other rights of recovery it may ever have against Landlord or its officers,
employees, contractors, property manager, consultants and agents for (i) theft
or other crimes or similar misconduct on the Property by persons other than
Landlord and its officers, employees, contractors, property manager, consultants
and employees; (ii) any consequential, exemplary, punitive, or other special
damages of any kind or nature. Tenant also agrees to look solely to Landlord's
interest in the property for the recovery of any damages or other sums of money
that Landlord may ever owe Tenant under or in connection with this Lease or the
Property, and Landlord and its members will never be personally liable for
payment of any such damages or other sums of money, or any judgment therefor.

<PAGE>

17.                        ENTRY BY LANDLORD

         Landlord reserves and shall at all reasonable times and after
reasonable notice (except in an emergency, where no notice shall be required)
have the right to enter the Leased Premises to inspect the same, to supply
janitorial service and other services to be provided by Landlord to Tenant
hereunder, to submit the Leased Premises to prospective purchasers or tenants,
to post notices of non-responsibility, and to alter, improve or repair the
Leased Premises and any portion of the Building of which the Leased Premises are
a part, without abatement of Basic Rent or Additional Rent, and may for that
purpose erect scaffolding and other necessary structures where reasonably
required by the character of the work to be performed, always providing that
access into the Leased Premises shall not be blocked thereby, and further
providing that the business of Tenant shall not be interfered with unreasonably.
Tenant hereby waives any claim for damages for any injury or inconvenience to or
interference with Tenant's business, any loss of occupancy or quiet enjoyment of
the Leased Premises or any loss occasioned thereby except caused by Landlord's
gross negligence or intentional misconduct. Entry by Landlord shall not under
any circumstances be construed or deemed to be a forcible or unlawful entry
into, or a detainer of; the Leased Premises or an eviction of Tenant from all or
any portion of the Leased Premises. Nothing in this Article shall be construed
as obligating Landlord to perform any repairs, alterations or maintenance except
as otherwise expressly required elsewhere in this Lease.

18.                        ASSIGNMENT AND SUBLETTING

18.1              Consent of Landlord Required. Tenant shall not transfer or
assign this Lease or any right or interest hereunder, or sublet the Leased
Premises or any part thereof, without first obtaining Landlord's prior written
consent, which consent shall not be unreasonably withheld. No transfer or
assignment (whether voluntary or involuntary, by operation of law or otherwise)
or subletting shall be valid or effective without such prior written consent.
Should Tenant attempt to make or allow to be made any such transfer, assignment
or subletting (collectively, a "Transfer"), except as aforesaid, or should any
of Tenant's rights under this Lease be sold or otherwise transferred by or under
court order or legal process or otherwise, then, and in any of the foregoing
events Landlord may, at its option, treat such act as an Event of Default by
Tenant. Should Landlord consent to a Transfer, such consent shall not constitute
a waiver of any of the restrictions or prohibitions of this Article, and such
restrictions or prohibitions shall apply to each successive Transfer hereunder,
if any.

18.2              Permitted Transfers. Notwithstanding anything to the contrary
contained in Section 18.1, without Landlord's consent and without triggering any
termination right or recapture right or any obligation to pay Landlord any other
fee or charge, Tenant shall have the right to assign the Lease or to sublet all
or a portion of the Leased Premises to any entity controlled by, or under common
control with Tenant, or in connection with a merger, consolidation or sale of
all or substantially all of Tenant's assets, as long as the use is for general
office purposes. Transfers made pursuant to this Section 18.2 and as permitted
by Section 18.3(c)(x), (y) and (z) are hereinafter called "Permitted Transfers",
and Tenant shall promptly give Landlord written notice of same.

18.3              Deemed Transfers. For the purposes of this Section 18, a
Transfer shall be deemed to include (without limitation) the following: (a) if
Tenant is a partnership, a withdrawal or change (voluntary, involuntary, by
operation of law or otherwise) of any of the partners thereof a purported
assignment, transfer, mortgage or encumbrance (voluntary, involuntary, by
operation of law or otherwise) by any partner thereof of such partner's interest
in Tenant, or the dissolution of the partnership; (b) if Tenant consists of more
than one person, a purported assignment, transfer, mortgage or encumbrance
(voluntary, involuntary, by operation of law or otherwise) from one person to
the other or others; (c) if Tenant is a corporation or a limited liability
company, the occurrence of any of the following events: (i) the acquisition of
ownership by a person, firm or corporation, or a group acting in concert, of
more than fifty percent (50%) of the outstanding voting securities of the Tenant
in a single

<PAGE>

transaction or a series of related transactions within a one-year period; (ii) a
sale of all or substantially all of the assets of the Tenant to any person, firm
or corporation; or (iii) a merger, share exchange, reorganization or other
business combination; provided, however, that none of the following will be
deemed a transfer: (x) any event described in clauses (i) or (iii) involving any
of the equity owners of the Tenant as of the date set forth in Article 1 above
(or any entity Affiliated (as defined below) with any such equity owners of the
Tenant); (y) any sale of securities by and for the account of the Tenant or any
of its Affiliates pursuant to an underwritten public offering registered under
the Securities Act of 1933, regardless of the magnitude in the change in equity
ownership resulting therefrom; or (z) a merger, share exchange, reorganization
or other business combination in the event that the equity owners of the Tenant
(or its Affiliates) immediately prior to any such business combination hold at
least a majority of the voting securities of the surviving entity resulting from
such business combination or in the event that the surviving entity resulting
from any such business combination has a financial condition at least equal to
that of the Tenant immediately prior to any such business combination; (d) if
Tenant is an unincorporated association, a purported assignment, transfer,
mortgage or encumbrance (voluntary, involuntary, by operation of law or
otherwise) of any interest in such unincorporated association; or (e) the sale,
at any time, of 20% or more in the then value of the assets of Tenant not in the
ordinary course of business. As used in this Section 18, (x) an "Affiliate" of,
or a person "Affiliated" with, a specified person, is a person that directly, or
indirectly, through one or more intermediaries, controls, or is controlled by or
is under common control with, the person specified, and (y) the term "control"
(including the terms "controlling," "controlled by," and "under common control
with") means the possession, directly or indirectly, of the power to direct or
cause the direction of the management or policies of a person, whether through
the ownership of voting securities, by contract or otherwise.

18.4              Delivery of Information. Except for Permitted Transfers, if
Tenant wishes at any time to Transfer the Lease Premises or any portion thereof,
it shall first notify Landlord of its desire to do so and shall submit in
writing to Landlord: (a) the name of the proposed subtenant or assignee; (b) the
nature of the proposed subtenant's or assignee's business to be carried on in
the Leased Premises; (c) the terms and the provisions of the proposed sublease
or assignment; and (d) such financial information as Landlord may reasonably
request concerning the proposed subtenant or assignee.

18.5              Recapture. If Tenant proposes to Transfer its interest in all
or any part of the Leased Premises, Landlord may, at its option, upon written
notice to Tenant within 30 days after Landlord's receipt of the information
specified in Article 18.4 above, elect to recapture all or any portion of the
Leased Premises, and within 60 days after notice of such election has been given
to Tenant, this Lease shall terminate as to the portion of the Leased Premises
recaptured. If all or a portion of the Leased Premises is recaptured by Landlord
pursuant to this Article 18.5, Tenant shall promptly execute and deliver to
Landlord a termination agreement setting forth the termination date with respect
to the Leased Premises or the recaptured portion thereof, and prorating the
Basic Rent, Additional Rent and other charges payable hereunder to such date. If
Landlord does not elect to recapture as set forth above, Tenant may thereafter
enter into a valid assignment or sublease with respect to the Leased Premises,
provided that Landlord consents thereto pursuant to this Article 18.5, and
provided further, that (a) such assignment or sublease is executed within 90
days after Landlord has given its consent, (b) Tenant pays all amounts then owed
to Landlord under this Lease, (c) there is not in existence an Event of Default
as of the effective date of the Transfer, (d) there have been no material
changes with respect to the financial condition of the proposed subtenant or
assignee or the business such party intends to conduct in the Leased Premises,
and (e) a fully executed original of such assignment or sublease providing for
an express assumption by the assignee or subtenant of all of the terms,
covenants and conditions of this Lease is promptly delivered to Landlord. In the
event that Landlord does not elect to recapture as provided herein, Tenant shall
remit to Landlord 50% of Tenant's profit derived from such Transfer. For
purposes of the foregoing, profit shall be deemed to include, without
limitation, the amount of all rent

<PAGE>

payable by such assignee, transferee or sublessee in excess of the Basic Rent
and Additional Rent payable by Tenant under this Lease less Tenant's reasonable
marketing costs and commissions paid in connection with such transfer, if any.
If a part of the consideration for such Transfer shall be payable other than in
cash, the payment to Landlord shall be in cash for its share of any non-cash
consideration based upon the fair market value thereof.

18.6              No Release from Liability. Landlord may collect Basic Rent and
Additional Rent from the assignee, subtenant, occupant or other transferee, and
apply the amount so collected, first to the monthly installments of Basic Rent,
then to any Additional Rent and other sums due and payable to Landlord, and the
balance, if any, to Landlord, but no such subletting, occupancy, transfer or
collection shall be deemed a waiver of Landlord's rights under this Article, or
the acceptance of the proposed assignee, subtenant, occupant or transferee.
Notwithstanding any Transfer (with or without the consent of Landlord), Tenant
shall remain primarily liable under this Lease and shall not be released from
performance of any of the terms, covenants and conditions of this Lease.

18.7              Landlord's Expenses. If Landlord consents to the Transfer by
Tenant of all or any portion of Tenant's interest under this Lease, Tenant shall
reimburse Landlord for Landlord's reasonable administrative expenses and for
legal, accounting and other out of pocket expenses incurred by Landlord in
connection with such Transfer by Tenant.

18.8              Assumption Agreement. If Landlord consents to a Transfer by
Tenant of all or any portion of Tenant's interest under this Lease, Tenant shall
execute and deliver to Landlord, and cause the transferee to execute and deliver
to Landlord, an instrument in the form and substance reasonably acceptable to
Landlord in which (a) the transferee adopts this Lease and assumes and agrees to
perform, jointly and severally with Tenant, all of the obligations of Tenant
hereunder, (b) Tenant acknowledges that it remains primarily liable for the
payment of Basic Rent, Additional Rent and other obligations under this Lease,
(c) Tenant subordinates to Landlord's statutory lien, contract lien and security
interest, any liens, security interests or other rights which Tenant may claim
with respect to any property of transferee and (d) the transferee agrees to use
and occupy the Leased Premises solely for the purpose specified in Article 1 and
otherwise in strict accordance with this Lease.

<PAGE>

19.                        USE OF LEASED PREMISES

19.1              Use. The Leased Premises are leased to Tenant solely for the
Permitted Use set forth in Article 1 above and for no other purpose whatsoever.
Tenant shall not use or occupy or permit the Leased Premises to be used or
occupied, nor shall Tenant do or permit anything to be done in or about the
Leased Premises nor bring or keep anything therein which will in any way
increase the existing rate of or affect any casualty or other insurance on the
Building or the Property, or any of their respective contents, or make void or
voidable or cause a cancellation of any insurance policy covering the Building
or the Property, or any part thereof or any of their respective contents. Tenant
shall not do or permit anything to be done in or about the Leased Premises, the
Building and/or the Property which will in any way obstruct or interfere with
the rights of other tenants or occupants of the Building or the Property and
Tenant will not in any way pass out flyers or any promotional material to any
individual or automobile that may be on the Property at any time. Tenant shall
not use or allow the Leased 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 Leased Premises, the Building and/or the
Property. In addition, Tenant shall not commit or suffer to be committed any
waste in or upon the Leased Premises, the Building and/or the Property. Tenant
shall not use the Leased Premises, the Building and/or the Property, or permit
anything to be done in or about the Leased Premises, the Building and/or the
Property which will in any way conflict with any matters of record, or any law,
statute, ordinance or governmental rule or regulation now in force or which may
hereafter be enacted or promulgated, and shall, at its sole cost and expense,
promptly comply with all matters of record and all laws, statutes, ordinances
and governmental rules, regulations and requirements now in force or which may
hereafter be in force and with the requirements of any Board of Fire
Underwriters or other similar body now or hereafter constituted, foreseen or
unforeseen, ordinary as well as extraordinary, relating to or affecting the
condition, use or occupancy of the Property, excluding structural changes not
relating to or affected by Tenant's improvements or acts. The judgment of any
court of competent jurisdiction or the admission by Tenant in any action against
Tenant, whether Landlord be a party thereto or not, that Tenant has violated any
matters of record, or any law, statute, ordinance or governmental rule,
regulation or requirement, shall be conclusive of that fact between Landlord and
Tenant. In addition, Tenant shall not place a load upon any floor of the Leased
Premises which exceeds the load per square foot which the floor was designed to
carry, nor shall Tenant install business machines or other mechanical equipment
in the Leased Premises which cause noise or vibration that may be transmitted to
the structure of the Building.

19.2              Rubbish Removal. Tenant shall keep the Leased Premises clean,
both inside and outside. Tenant shall not burn any materials or rubbish of any
description upon the Leased Premises. Tenant shall keep all accumulated rubbish
in covered containers. In the event Tenant fails to keep the Leased Premises in
the proper condition, Landlord may cause the same to be done for Tenant and
Tenant shall pay the expenses incurred by Landlord on demand, together with
interest at the Interest Rate, as Additional Rent. Tenant shall, at its sole
cost and expense, comply with all present and future laws, orders and
regulations of all state, county, federal, municipal governments, departments,
commissions and boards regarding the collection, sorting, separation, and
recycling of waste products, garbage, refuse and trash. Landlord reserves the
right to refuse to collect or accept from Tenant any waste products, garbage,
refuse or trash that is not separated and sorted as required by law, and to
require Tenant to arrange for such collection at Tenant's sole cost and expense
using a contractor reasonably satisfactory to Landlord. Tenant shall pay all
costs, expenses, fees, penalties or damages that may be imposed on Landlord or
Tenant by reason of Tenant's failure to comply with the provisions of this
Article.

<PAGE>

20.                        SUBORDINATION AND ATTORNMENT

20.1              Subordination. This Lease and all rights of Tenant hereunder
shall be, at the option of Landlord, subordinate to (a) all matters of record,
(b) all ground leases, overriding leases and underlying leases (collectively
referred to as the "Leases") of the Building or the Property now or hereafter
existing, (c) all mortgages and deeds of trust (collectively referred to as the
"mortgages") which may now or hereafter encumber or affect the Building or the
Property, and (d) all renewals, modifications, amendments, replacements and
extensions of leases and mortgages and to spreaders and consolidations of the
mortgages, whether or not leases or mortgages shall also cover other lands,
buildings or leases. The provisions of this Article shall be self-operative and
no further instruments of subordination shall be required. In confirmation of
such subordination, Tenant shall promptly execute, acknowledge and deliver any
instrument that Landlord, the lessor under any lease or the holder of any
mortgage or any of their respective assigns or successors in interest may
reasonably request to evidence such subordination. Any lease to which this Lease
is subject and subordinate is called a "Superior Lease" and the lessor under a
Superior Lease or its assigns or successors in interest is called a "Superior
Lessor". Any mortgage to which this Lease is subject and subordinate is called a
"Superior Mortgage" and the holder of a Superior Mortgage is called a "Superior
Mortgagee". If Landlord, a Superior Lessor or a Superior Mortgagee requires that
such instruments be executed by Tenant, Tenant's failure to do so within seven
(7) business days after request therefor shall be deemed an Event of Default
under this Lease. Tenant waives any right to terminate this Lease because of any
foreclosure proceedings.

         Notwithstanding the foregoing, Landlord shall use reasonable efforts to
obtain a non-disturbance agreement from Landlord's current Superior Mortgagee
within 30 days after execution of the Lease stating that Tenant's right of
possession will not be disturbed by such Superior Mortgagee (or by any
subsequent transferee of the Landlord's interest) in connection with any
enforcement of such party's rights so long as Tenant performs its obligations
set forth in the Lease, and that Tenant shall attorn to such Superior Mortgagee
or purchaser whether the latter takes title by foreclosure, trustee's sale, deed
transfer, or otherwise.

20.2              Attornment. If any Superior Lessor or Superior Mortgagee (or
any purchaser at a foreclosure sale) succeeds to the rights of Landlord under
this Lease, whether through possession or foreclosure action, or the delivery of
a new lease or deed (a "Successor Landlord"), Tenant shall attorn to and
recognize such Successor Landlord as Tenant's landlord under this Lease and
shall promptly execute and deliver any instrument that such Successor Landlord
may reasonably request to evidence such attornment; provided, however, that
Tenant shall receive from Successor Landlord a commercially reasonable agreement
stating that Tenant shall have quiet possession of the Leased Premises and that
the Successor Landlord shall perform all of Landlord's obligations and shall
honor this Lease as long as Tenant is not in default hereunder.

<PAGE>

21.                        ESTOPPEL CERTIFICATE

         Tenant shall within ten (10) days after written request by Landlord,
execute, acknowledge and deliver to Landlord a statement in writing certifying:
(a) that this Lease is unmodified and in full force and effect, (or, if
modified, stating the nature of such modification and certifying that this
Lease, as so modified, is in full force and effect); (b) the dates to which
Basic Rent, Additional Rent and other charges are paid in advance, if any; (c)
that there are not, to Tenant's knowledge, any uncured defaults on the part of
Landlord hereunder or specifying such defaults if any are claimed; (d) that
Tenant has paid Landlord the Security Deposit (if any); (e) the Commencement
Date and the scheduled expiration date of the Lease Term; (f) the rights (if
any) of Tenant to extend or renew this Lease or to expand the Leased Premises;
(g) the amount of Basic Rent, Additional Rent and other charges currently
payable under this Lease; and (h) any other matters as reasonably requested by
Landlord. Any such statement may be relied upon by any prospective or existing
purchaser, ground lessee or mortgagee of all or any portion of the Property, as
well as by any other assignee of Landlord's interest in this Lease. Tenant's
failure to deliver such statement within such time shall be conclusive upon
Tenant (i) that this Lease is in full force and effect, without modification
except as may be represented by Landlord; (ii) that there are no uncured
defaults in Landlord's performance hereunder; (iii) that Tenant has paid to
Landlord the Security Deposit; (iv) that not more than one month's installment
of Basic Rent or Additional Rent has been paid in advance; (v) that the
Commencement Date and the scheduled expiration date of the Lease Term are as
stated therein; (vi) that Tenant has no rights to extend or renew this Lease or
to expand the Leased Premises; (vii) that the Basic Rent, Additional Rent and
other charges are as set forth therein and (viii) that the other information and
facts set forth therein are true and correct. Landlord may also elect to treat
Tenant's failure to provide the Estoppel Certificate within 20 days as an Event
of Default.

22.                        SIGNS

         Landlord shall control the exterior appearance of the Building and the
exterior appearance of the Leased Premises at all times. Tenant shall not
install, or permit to be installed, any drapes, shutters, signs, lettering,
advertising, or any items that will in any way alter the exterior appearance of
the Building or the exterior appearance of the Leased Premises as viewed from
the Building Common Areas or the exterior of the Building without Landlord's
prior written consent, which consent may be withheld in Landlord's sole and
absolute discretion. Landlord may relocate, alter or remove, at Landlord's cost,
any exterior signage previously approved by Landlord. In no event may Tenant
utilize trucks, automobiles or other vehicles on the Property for signage
purposes. Landlord shall install, at Tenant's sole cost and expense, letters or
numerals using graphics standard for the Building to identify the Leased
Premises at or near the entryway to the Leased Premises. In addition, Landlord
shall install, at Landlord's sole cost and expense, Tenant's name and suite
number on the Building directory; provided, however, any additions, deletions or
other modifications to the Building directory shall be at Tenant's sole cost and
expense. All signs shall comply with the Landlord's sign criteria.

         Subject to Landlord's approval of Tenant's signage package and provided
that Tenant's signs are constructed and situated in accordance with applicable
City of Phoenix regulations, Tenant may place maximum amount of signage on the
Building as may be permitted by applicable municipal authority.

<PAGE>

23.                        PARKING

23.1              Parking Areas. Tenant shall have sole and exclusive use of the
parking areas located on the Project for the term of the Lease, and any
extensions thereof, together with necessary access thereto. No storage of
vehicles or parking for more than twenty-four (24) hours is allowed without
Landlord's prior written consent, which consent may be withheld in its sole and
absolute discretion. Tenant acknowledges and agrees that Landlord shall not be
liable for damage, loss or theft of property or injury to persons in, upon or
about the Parking Areas from any cause whatsoever, excluding Landlord's gross
negligence or intentional misconduct. Landlord shall have the right to
establish, and from time to time change, alter and amend, and to enforce against
all users of the Parking Areas, such reasonable requirements and restrictions as
Landlord deems necessary and advisable for the proper operation and maintenance
of the Parking Areas. Landlord may in its reasonable discretion reconfigure,
improve, or otherwise modify the Parking Area; provided, however, that any such
changes shall not decrease the number of parking spaces (including covered
spaces) designated for use by Tenant pursuant to Article 1 above without
Tenant's written consent thereto. In the event that Tenant shall violate any of
the terms of this Article, or any of the Rules and Regulations related to the
Parking Areas, Landlord may: (a) attach violation notices to such vehicle or
vehicles, (b) cause such vehicle(s) to be towed at Tenant's expense, or (c)
charge Tenant, as Additional Rent hereunder, $50.00 per violating vehicle.
Tenant hereby waives any liability of Landlord to Tenant resulting from the
exercise of (a) or (b) in the immediately preceding sentence and agrees to
indemnify and hold harmless Landlord from any claims by any of Tenant's
Employees in connection with the exercise of either (a) or (b) in the
immediately preceding sentence.

24.                        LIENS

         Tenant shall keep the Leased Premises free and clear of all mechanic's
and materialmen's liens. If, because of any act or omission (or alleged act or
omission) of Tenant, any mechanics, materialmen's or other lien, charge or order
for the payment of money shall be filed or recorded against the Leased Premises,
the Property or the Building, or against any other property of Landlord (whether
or not such lien, charge or order is valid or enforceable as such), Tenant
shall, at its own expense, cause the same to be canceled or discharged of record
within 15 days after Tenant shall have received written notice of the filing
thereof, or Tenant may, within such 15 day period, furnish to Landlord, a bond
pursuant to A.R.S. ss. 33-1004 (or any successor statute) satisfactory to
Landlord and all Superior Lessors and Superior Mortgagees against the lien,
charge or order, in which case Tenant shall have the right to contest, in good
faith, the validity or amount thereof. Landlord may require Tenant to post
notices of non-responsibility or similar notices on the Leased Premises and
portions of the Building to provide notice that Tenant is solely responsible for
the payment of fees, costs and expenses incurred in connection with work on the
Leased Premises.

25.                        HOLDING OVER

         It is agreed that the date of termination of this Lease and the right
of Landlord to recover immediate possession of the Leased Premises thereupon is
an important and material matter affecting the parties hereto and the rights of
third parties, all of which have been specifically considered by Landlord and
Tenant. In the event of any continued occupancy or holding over of the Leased
Premises without the express written consent of Landlord beyond the expiration
or earlier termination of this Lease or of Tenants right to occupy the Leased
Premises, whether in whole or in part, or by leaving property on the Leased
Premises or otherwise, this Lease shall be deemed a monthly tenancy and Tenant
shall pay 150% of the Basic Rent then in effect, in advance at the beginning of
the hold-over month(s), plus any Additional Rent or other charges or payments
contemplated in this Lease, and any other costs, expenses, damages, liabilities
and attorneys' fees incurred by Landlord on account of Tenant's holding over.

<PAGE>

26.                        ATTORNEYS' FEES

         In the event any action or proceeding brought by either party hereto
against the other based upon or arising out of the terms and conditions hereof,
the prevailing party shall be entitled to recover all costs and expenses,
including reasonable attorney's fees, from the other. In addition, Tenant agrees
to pay all costs and reasonable attorney's fees which may be incurred or paid by
Landlord in enforcing this Lease, with or without litigation, to the full extent
allowable by law, and all such amounts shall be deemed additional rent payable
upon demand.

27.                        RESERVED RIGHTS OF LANDLORD

         Landlord reserves the following rights, exercisable without liability
to Tenant for damage or injury to property, persons or business and without
effecting an eviction, constructive or actual, or disturbance of Tenant's use or
possession or giving rise to any claim:

(a)               To change the name or street address of the Building or the
Property if required to do so by the applicable governmental or judicial
authority;

(b)               To exercise approval rights over all signs on the exterior of
the Building and the Property;

(c)               To have pass keys to the Leased Premises and all doors
therein, excluding Tenant's vaults and safes;

(d)               To require Tenant to remove any unusual or extraordinary
alterations to the Leased Premises (such as safes) at the expiration or earlier
termination of the Lease Term, provided that Landlord has given notice thereof
at the time that installation or alteration was approved by Landlord;

(e)               On reasonable prior notice to Tenant, to exhibit the Leased
Premises to any prospective purchaser, mortgagee, or assignee of any mortgage on
the Building or the Property and to others having interest therein at any time
during the Lease Term, and to prospective Tenants during the last 6 months of
the Lease Term;

(f)               To take any and all measures, including entering the Leased
Premises for the purposes of making inspections, repairs, alterations, additions
and improvements to the Leased Premises or to the Building (including, for the
purposes of checking, calibrating, adjusting and balancing controls and other
parts of the Building systems) as may be necessary or desirable for the
operation, improvement, safety, protection or preservation of the Leased
Premises or the Building, or in order to comply with all laws, orders and
requirements of governmental or other authorities, or as may otherwise be
permitted or required by this Lease; provided, however, that Landlord shall
endeavor (except in an emergency) to minimize interference with Tenant's
business in the Leased Premises;

(g)               To temporarily close any or all portions of the Parking Areas
to such extent as may, in the opinion of Landlord's counsel, be legally
sufficient to prevent a dedication thereof or the accrual or any rights to any
person or to the public therein and to close temporarily, if necessary, any part
of the Parking Areas in order to discourage unauthorized parking therein.

<PAGE>

         Landlord further reserves the exclusive right to the roof of the
Building. No easement for light, air, or view is included in the leasing of the
Leased Premises to Tenant. Accordingly, any diminution or shutting off of light,
air or view by any structure which may be erected on the Property or other
properties in the vicinity of the Building shall in no way affect this Lease or
impose any liability upon Landlord.

28.                        EMINENT DOMAIN

28.1              Taking. If the whole of the Building is lawfully and
permanently taken by condemnation or any other manner for any public or
quasi-public purpose, or by deed in lieu thereof, this Lease shall terminate as
of the date of vesting of title in such condemning authority and the Basic Rent
and Additional Rent shall be pro rated to such date. If any part of the Building
or Property is so taken, or if the whole of the Building is taken, but not
permanently, then this Lease shall be unaffected thereby, except that (a)
Landlord may terminate this Lease by notice to Tenant within 90 days after the
date of vesting of title in the condemning authority, and (b) if 20% or more of
the Leased Premises shall be permanently taken and the remaining portion of the
Leased Premises shall not be reasonably sufficient for Tenant to continue
operation of its business, Tenant may terminate this Lease by notice to Landlord
within 90 days after the date of vesting of title in such condemning authority.
This Lease shall terminate on the 30th day after receipt by Landlord of such
notice, by which date Tenant shall vacate and surrender the Leased Premises to
Landlord. The Basic Rent and Additional Rent shall be pro rated to the earlier
of the termination of this Lease or such date as Tenant is required to vacate
the Leased Premises by reason of the taking. If this Lease is not terminated as
a result of a partial taking of the Leased Premises, the Basic Rent and
Additional Rent shall be equitably adjusted according to the rentable area of
the Leased Premises and Building remaining.

28.2              Award. In the event of a taking of all or any part of the
Building or the Property, all of the proceeds or the award, judgment, settlement
or damages payable by the condemning authority shall be and remain the sole and
exclusive property of Landlord, and Tenant hereby assigns all of its right,
title and interest in and to any such award, judgment, settlement or damages to
Landlord. Tenant shall, however, have the right, to the extent that the same
shall not reduce or prejudice amounts available to Landlord, to claim from the
condemning authority, but not from Landlord, such compensation as may be
recoverable by Tenant in its own right for relocation benefits, moving expenses,
and damage to Tenant's personal property and trade fixtures.

29.                        NOTICES

         Any notice or communication given under the terms of this Lease shall
be in writing and shall be delivered in person, sent by express or overnight
courier or delivery service or deposited with the United States Postal Service,
certified or registered mail, return receipt requested, postage pre-paid,
addressed as set forth in the Basic Provisions, or at such other address as a
party may from time to time designate by notice hereunder. Notice shall be
effective upon delivery. The inability to deliver a notice because of a changed
address of which no notice was given or a rejection or other refusal to accept
any notice shall be deemed to be the receipt of the notice as of the date of
such inability to deliver or rejection or refusal to accept. Any notice to be
given by Landlord may be given by the legal counsel and/or the authorized agent
of Landlord.

<PAGE>

30.                        RULES AND REGULATIONS

         Tenant shall abide by all rules and regulations (the "Rules and
Regulations") of the Building and the Property imposed by Landlord and currently
existing as set forth on Exhibit "F" attached hereto or as may hereafter from
time to time be issued by Landlord. Such Rules and Regulations are imposed to
enhance the cleanliness, appearance, maintenance, order and use of the Leased
Premises, the Building and the Property, and the proper enjoyment of the
Building and the Property by all tenants and their clients, customers and
employees. The Rules and Regulations may be changed from time to time upon 10
days notice to Tenant. Breach of the Rules and Regulations by Tenant shall
constitute an Event of Default if such breach is not fully cured within 10 days
after written notice to Tenant by Landlord. Landlord shall not be responsible to
Tenant for nonperformance by any other tenant, occupant or invitee of the
Building or the Property of any Rules or Regulations.

31.                        ACCORD AND SATISFACTION

         No payment by Tenant or receipt by Landlord of a lesser amount than the
monthly installment of Basic Rent and Additional Rent (jointly called "Rent" in
this Article 31), shall be deemed to be other than on account of the earliest
stipulated Rent due and not yet paid, nor shall any endorsement or statement on
any check or any letter accompanying any check or payment as Rent be deemed an
accord and satisfaction. Landlord may accept such check or payment without
prejudice to Landlord's right to recover the balance of such Rent or to pursue
any other remedy in this Lease. No receipt of money by Landlord from Tenant
after the termination of this Lease, after the service of any notice relating to
the termination of this Lease, after the commencement of any suit, or after
final judgment for possession of the Leased Premises, shall reinstate, continue
or extend the Lease Term or affect any such notice, demand, suit or judgment.

32.                        BANKRUPTCY OF TENANT

32.1              Chapter 7. If a petition is filed by, or an order for relief
is entered against Tenant under Chapter 7 of the Bankruptcy Code and the trustee
of Tenant elects to assume this Lease for the purpose of assigning it, the
election or assignment, or both, may be made only if all of the terms and
conditions of Articles 32.2 and 32.4 below are satisfied. If the trustee fails
to elect to assume this Lease for the purpose of assigning it within 60 days
after appointment, this Lease will be deemed to have been rejected. To be
effective, an election to assume this Lease must be in writing and addressed to
Landlord and, in Landlord's business judgment, all of the conditions hereinafter
stated, which Landlord and Tenant acknowledge to be commercially reasonable,
must have been satisfied. Landlord shall then immediately be entitled to
possession of the Premises without further obligation to Tenant or the trustee,
and this Lease will be terminated. Landlord's right to be compensated for
damages in the bankruptcy proceeding, however, shall survive.

32.2              Chapters 11 and 13. If Tenant files a petition for
reorganization under Chapters 11 or 13 of the Bankruptcy Code or a proceeding
that is filed by or against Tenant under any other chapter of the Bankruptcy
Code is converted to a Chapter 11 or 13 proceeding and Tenant's trustee or
Tenant as a debtor-in-possession fails to assume this Lease within 60 days from
the date of the filing of the petition or the conversion, the trustee or the
debtor-in-possession will be deemed to have rejected this Lease. To be
effective, an election to assume this Lease must be in writing and addressed to
Landlord and, in Landlord's business judgment, all of the following conditions,
which Landlord and Tenant acknowledge to be commercially reasonable, must have
been satisfied:

(a)               The trustee or the debtor-in-possession has cured or has
provided to Landlord adequate assurance, as defined in this Article 32.2, that:

<PAGE>

(1)                        The trustee will cure all monetary defaults under
                           this Lease within 10 days from the date of the
                           assumption; and

(2)                        The trustee will cure all non-monetary defaults under
                           this Lease within 30 days from the date of the
                           assumption.

(b)               The trustee or the debtor-in-possession has compensated
Landlord, or has provided to Landlord adequate assurance, as defined in this
Article 32.2, that within 10 days from the date of the assumption Landlord will
be compensated for any pecuniary loss it incurred arising from the default of
Tenant, the trustee, or the debtor-in-possession as recited in Landlord's
written statement of pecuniary loss sent to the trustee or the
debtor-in-possession. For purposes of this Lease, pecuniary loss shall include
all attorneys' fees and court costs incurred by Landlord in connection with any
bankruptcy proceeding filed by or against Tenant.

(c)               The trustee or the debtor-in-possession has provided Landlord
with adequate assurance of the future performance of each of Tenant's
obligations under the Lease; provided, however, that:

(1)                        The trustee or debtor-in-possession will also deposit
                           with Landlord as security for the timely payment of
                           Basic Rent and Additional Rent, an amount equal to 3
                           months' Basic Rent and Additional Rent accruing under
                           this Lease.

(2)                        If not otherwise required by the terms of this Lease,
                           the trustee or the debtor-in-possession will also pay
                           in advance, on each day that the Basic Rent is
                           payable, 1/12th of Tenant's estimated annual
                           obligations under the Lease for the Additional Rent.

(3)                        From and after the date of the assumption of this
                           Lease, the trustee or the debtor-in-possession will
                           pay the Basic Rent and Additional Rent as provided
                           herein.

(4)                        The obligations imposed upon the trustee or the
                           debtor-in-possession will continue for Tenant after
                           the completion of bankruptcy proceedings.

(d)               Landlord has determined that the assumption of the Lease will
not:

(1)                        Breach any provisions in any other lease, mortgage,
                           financing agreement, or other agreement by which
                           Landlord is bound relating to the Property; or

(2)                        Disrupt, in Landlord's judgement, the tenant mix of
                           the Building or any other attempt by Landlord to
                           provide a specific variety of Tenants in the Building
                           that, in Landlord's judgment, would be most
                           beneficial to all of the tenants of the Building; and
                           would enhance the image, reputation, and
                           profitability of the Building.

(e)               For purposes of this Article 32.2 "adequate assurance" means
that: (i) Landlord will determine that the trustee or the debtor-in-possession
has, and will continue to have, sufficient unencumbered assets after the payment
of all secured obligations and administrative expenses to assure Landlord that
the trustee or the debtor-in-possession will have sufficient fluids to perform
Tenant's obligations under this Lease and to keep the Leased Premises properly
staffed with sufficient employees

<PAGE>

to conduct a fully operational, actively promoted business on the Leased
Premises; and (ii) an order will have been entered segregating sufficient cash
payable to Landlord and/or a valid and perfected first lien and security
interest will have been granted in property of Tenant, trustee, or
debtor-in-possession that is acceptable for value and kind to Landlord, to
secure to Landlord the obligation of the trustee or debtor-in-possession to cure
the monetary or non-monetary defaults under this Lease within the time periods
set forth above.

32.3              Landlord's Right to Terminate. In the event that this Lease is
assumed by a trustee appointed for Tenant or by Tenant as debtor-in-possession
under the provisions of Article 32.2 above and, thereafter, Tenant is either
adjudicated a bankrupt or files a subsequent petition for arrangement under
Chapter 11 of the Bankruptcy Code, then Landlord may terminate, at its option,
this Lease and all Tenant's rights under it, by giving written notice of
Landlord's election to terminate.

32.4              Assignment by Trustee. If the trustee or the
debtor-in-possession has assumed the Lease, under the terms of Article 32.1 or
32.2 above, and elects to assign Tenant's interest under this Lease or the
estate created by that interest to any other person, that interest or estate may
be assigned only if Landlord acknowledges in writing that the intended assignee
has provided adequate assurance, as defined in this Article 32.4, of future
performance of all of the terms, covenants, and conditions of this Lease to be
performed by Tenant.

32.5              Adequate Assurance. For the purposes of this Article 32
"adequate assurance of future performance" means that Landlord has ascertained
that each of the following conditions has been satisfied:

         1.       The assignee has submitted a current financial statement,
                  audited by a certified public accountant, that shows a net
                  worth and working capital in amounts determined by Landlord to
                  be sufficient to assure the future performance by the assignee
                  of Tenant's obligations under this Lease;

         2.       If requested by Landlord, the assignee will obtain guarantees,
                  in form and substance satisfactory to Landlord from one or
                  more persons who satisfy Landlord's standards of
                  creditworthiness;

         3.       Landlord has obtained all consents or waivers from any third
                  party required under any lease, mortgage, financing
                  arrangement or other agreement by which Landlord is bound, to
                  enable Landlord to permit the assignment;

         4.       When, pursuant to the Bankruptcy Code, the trustee or the
                  debtor-in-possession is obligated to pay reasonable use and
                  occupancy charges for the use of all or part of the Leased
                  Premises, the charges will not be less than the Basic Rent and
                  Additional Rent.

32.6              Consent of Landlord. Neither Tenant's interest in the Lease
nor any estate of Tenant created will pass to any trustee, receiver, assignee
for the benefit of creditors, or any other person or entity, or otherwise by
operation of law under the laws of any state having jurisdiction of the person
or property of Tenant unless Landlord consents in writing to the transfer.
Landlord's acceptance of Basic Rent or Additional Rent or any other payments
from any trustee, receiver, assignee, person, or other entity will not be deemed
to have waived, or waive, the need to obtain Landlord's consent or Landlord's
right to terminate this Lease for any transfer of Tenant's interest under this
Lease without that consent.

<PAGE>

33.                        HAZARDOUS MATERIALS

33.1              Hazardous Materials Laws. "Hazardous Materials Laws" means any
and all federal, state or local laws, ordinances, rules, decrees, orders,
regulations or court decisions (including the so-called "common-law") relating
to hazardous substances, hazardous materials, hazardous waste, toxic substances,
environmental conditions on, under or about the Premises, or soil and ground
water conditions, including, but not limited to, the Comprehensive Environmental
Response, Compensation and Liability Act of 1980 as amended, 42 U.S.C. Section
9601, et seq., the Resource Conversation and Recovery Act ("RCRA"), 42 U.S.C.
Section 6901, et seq., the Hazardous Materials Transportation Act, 49 U.S.C.
Section 1801, et seq., any amendments to the foregoing, and any similar federal,
state or local laws, ordinances, rules, decrees, orders or regulations.

33.2              Hazardous Materials. "Hazardous Materials" means any chemical,
compound, material, substance or other matter that: (i) is a flammable
explosive, asbestos, radioactive material, nuclear medicine material, drug,
vaccine, bacteria, virus, hazardous waste, toxic substance, petroleum product,
or related injurious or potentially injurious material, whether injurious or
potentially injurious by itself or in combination with other materials; (ii) is
controlled, designated in or governed by any Hazardous Materials Law; (iii)
gives rise to any reporting, notice or publication requirements under any
Hazardous Materials Law; or (iv) gives rise to any liability, responsibility or
duty on the part of Tenant or Landlord with respect to any third person under
any Hazardous Materials Law.

33.3              Use. Tenant shall not allow any Hazardous Material to be used,
generated, released, stored or disposed of on, under or about, or transported
from, the Leased Premises, the Building or the Property, unless: (i) such use is
specifically disclosed to and approved by Landlord in writing prior to such use;
and (ii) such use is conducted in compliance with the provisions of this Article
33. Landlord may approve such use subject to reasonable conditions to protect
the Leased Premises, the Building or the Property, and Landlord's interests.
Landlord may withhold approval if Landlord determines that such proposed use
involves a material risk of a release or discharge of Hazardous Materials or a
violation of any Hazardous Materials Laws or that Tenant has not provided
reasonable assurances of its ability to remedy such a violation and fulfill its
obligations under this Article 33.

33.4              Compliance With Laws. Tenant shall strictly comply with, and
shall maintain the Leased Premises in compliance with, all Hazardous Materials
Laws. Tenant shall obtain and maintain in full force and effect all permits,
licenses and other governmental approvals required for Tenant's operations on
the Leased Premises under any Hazardous Materials Laws and shall comply with all
terms and conditions thereof. At Landlord's request, Tenant shall deliver copies
of, or allow Landlord to inspect, all such permits, licenses and approvals.
Tenant shall perform any monitoring, investigation, clean-up, removal and other
remedial work (collectively, "Remedial Work") required as a result of any
release or discharge of Hazardous Materials affecting the Leased Premises, the
Building or the Property, or any violation of Hazardous Materials Laws by Tenant
or any assignee or sublessee of Tenant or their respective agents, contractors,
employees, licensees, or invitees. Landlord shall have the right to intervene in
any governmental action or proceeding involving any Remedial Work, and to
approve performance of the work, in order to protect Landlord's interests.

33.5              Compliance With Insurance Requirements. Tenant shall comply
with the requirements of Landlord's and Tenant's respective insurers regarding
Hazardous Materials and with such insurers' recommendations based upon prudent
industry practices regarding management of Hazardous Materials.

<PAGE>

33.6              Reporting. Tenant shall notify Landlord, in writing, as soon
as reasonably possible, but in no event later than 2 days after any of the
following: (a) a release or discharge of any Hazardous Material, whether or not
the release or discharge is in quantities that would otherwise be reportable to
a public agency; (b) Tenant's receipt of any order of a governmental agency
requiring any Remedial Work pursuant to any Hazardous Materials Laws; (c)
Tenant's receipt of any warning, notice of inspection, notice of violation or
alleged violation, or Tenant's receipt of notice or knowledge of any proceeding,
investigation of enforcement action, pursuant to any Hazardous Materials Laws;
or (d) Tenant's receipt of notice or knowledge of any claims made or threatened
by any third party against Tenant or the Leased Premises, the Building or the
Property, relating to any loss or injury resulting from Hazardous Materials.
Tenant shall deliver to Landlord copies of all test results, reports and
business or management plans required to be filed with any governmental agency
pursuant to any Hazardous Materials Laws.

33.7              Termination; Expiration. Upon the termination or expiration of
this Lease, Tenant shall remove any equipment, improvements or storage
facilities utilized in connection with any Hazardous Materials and shall, clean
up, detoxify, repair and otherwise restore the Leased Premises to a condition
free of Hazardous Materials.

33.8              Indemnity. Tenant shall protect, indemnify, defend and hold
Landlord harmless from and against, and shall be responsible for, any and all
claims, costs, expenses, suits, judgments, actions, investigations, proceedings
and liabilities arising out of or in connection with any breach of any
provisions of this Article 33 or directly or indirectly arising out of the use,
generation, storage, release, disposal or transportation of Hazardous Materials
by Tenant or any sublessee or assignee of Tenant, or their respective agents,
contractors, employees, licensees, or invitees, on, under or about the Leased
Premises, the Building or the Property during the Lease Term or Tenant's
occupancy of the Leased Premises, including, but not limited to, all foreseeable
and unforeseeable consequential damages and the cost of any Remedial Work.
Neither the consent by Landlord to the use, generation, storage, release,
disposal or transportation of Hazardous Materials nor the strict compliance with
all Hazardous Material Laws shall excuse Tenant from Tenant's indemnification
obligations pursuant to this Article 33. The foregoing indemnity shall be in
addition to and not a limitation of the indemnification provisions of Article 16
of this Lease. Tenant's obligations pursuant to this Article 33 shall survive
the termination or expiration of this Lease.

33.9              Transfer. If Landlord's consent is required for an assignment
of this Lease or a subletting of the Leased Premises, Landlord shall have the
right to refuse such consent if the possibility of a release of Hazardous
Materials is materially increased as a result of the assignment or sublease or
if Landlord does not receive reasonable assurances that the new tenant has the
experience and the financial ability to remedy a violation of the Hazardous
Materials Laws and fulfill its obligations under this Article 33.

33.10             Entry, Inspection, Cure. Landlord and its agents, employees
and contractors, shall have the right, but not the obligation, to enter the
Leased Premises at all reasonable times and upon reasonable notice to inspect
the Leased Premises and Tenant's compliance with the terms and conditions of
this Article 33, or to conduct investigations and tests. No prior notice to
Tenant shall be required in the event of an emergency, or if Landlord has
reasonable cause to believe that violations of this Article 33 have occurred, or
if Tenant consents at the time of entry. In all other cases, Landlord shall give
at least 24 hours prior notice to Tenant. Landlord shall have the right, but not
the obligation, to remedy any violation by Tenant of the provisions of this
Article 33 or to perform any Remedial Work which is necessary or appropriate as
a result of any governmental order, investigation or proceeding. Tenant shall
pay, upon demand, as Additional Rent, all costs incurred by Landlord in
remedying such violations or

<PAGE>

performing all Remedial Work, plus interest thereon at the Interest Rate from
the date of demand until the date received by Landlord.

33.11             Event of Default. The release or discharge of any Hazardous
Material or the violation of any Hazardous Materials Law shall constitute an
Event of Default by Tenant under this Lease. In addition to and not in lieu of
the remedies available under this Lease as a result of such Event of Default,
Landlord shall have the right, without terminating this Lease, to require Tenant
to suspend its operations and activities on the Leased Premises until Landlord
is satisfied that appropriate Remedial Work has been or is being adequately
performed and Landlord's election of this remedy shall not constitute a waiver
of Landlord's right thereafter to pursue the other remedies set forth in this
Lease.

33.12             Landlord Representation. To the actual knowledge of Landlord
based solely upon Landlord's review of that certain Phase I environmental site
assessment prepared by Certified Environmental Services, dated March 4, 1996 as
Project No. 96060S01R04E08BDD, a copy of which has been delivered to Tenant, no
Hazardous Materials exist or are located on the Property in violation of any
applicable Hazardous Materials Law. Landlord agrees to indemnify and hold Tenant
harmless from any loss, expense, fine, penalty or damage resulting from a breach
by Landlord of the foregoing representation.

34.                             DECLARATION OF EASEMENTS
                           AND OF COVENANTS AND RESTRICTIONS

         Tenant and all persons in possession or holding under Tenant shall
conform to and shall not violate the terms of any matters of record. This Lease
is and shall remain subordinate to any Declaration of Easements and of Covenants
and Restrictions or similar document now in force or hereinafter recorded
against the Property (collectively, the "CC&Rs"). As provided in any CC&R's, no
use or operation will be made, conducted or permitted by Tenant on or with
respect to all or any part of the Property which is obnoxious to or out of
harmony with the development or operation of similar properties, including,
without limitation, the following: (a) any public or private nuisance; (b) any
noise or sound that is objectionable due to intermittency, beat, frequency,
shrillness or loudness; (c) any obnoxious odor; (d) any noxious, toxic, caustic
or corrosive fuel or gas; (e) any dust or other dirt in excessive quantities;
(f) any unusual fire, explosion or other damaging or dangerous hazard; (g) the
conduct of any sexually oriented business, or a so-called "head" shop or
businesses featuring, as a principal portion of a business, the sale or
presentation of so-called "adult" products, sexually explicit products, or drug
paraphernalia; (h) any activity outside the ordinary course of business which
physically and substantially interferes with the business of any other tenant or
any other individual or entity using any portion of the Property; (i) the
violation of any law, ordinance, or rule or regulation of any governmental
authority having jurisdiction over the Property; or (j) for any other
unreasonable use of the Property not compatible with the operation of a
first-class commercial office development, including, without limitation,
advertising media which can be heard or experienced in an annoying manner from
the exterior of the Building, the Premises or the Property, or other improvement
from which it emanates, such a searchlights, loud speakers, phonographs, radios
or television.

<PAGE>

35.                        NOTICE TO LANDLORD'S MORTGAGEE

         In the event that Tenant at any time or from time to time receives a
written notice from Landlord specifying the name and address of the beneficiary
(Landlord's Mortgagee") under any deed of trust, mortgage or other security
agreement covering the Property, the Building and/or Landlord's interest in this
Lease, Tenant agrees that, in the event of a default hereunder by Landlord which
would give Tenant the right to terminate this Lease or declare a total or
partial eviction (constructive or otherwise), Tenant shall not seek to terminate
this Lease or so declare an eviction by Landlord until (i) Tenant shall have
given written notice of such default (which notice shall specify the exact
nature of such default and how the same may be cured) to Landlord and Landlord's
Mortgagee by certified mail, postage prepaid, return receipt requested, and (ii)
thirty (30) days shall have elapsed following the giving of such notice. If,
during such thirty (30) day period, Landlord or Landlord's Mortgagee shall cure
or substantially undertake to cure such default, Tenant shall waive its right to
either terminate this Lease or declare an eviction with respect to the default
by Landlord specified in such notice.

36.                        MISCELLANEOUS

36.1              Quiet Enjoyment. If, and so long as, Tenant pays the Rent
reserved hereunder and keeps and performs each and every term, covenant and
condition herein contained on the part and on behalf of Tenant to be kept and
performed, Tenant shall quietly enjoy the Leased Premises without hindrance or
molestation by Landlord or any person or entity claiming by or through Landlord,
subject to the terms, covenants and conditions of this Lease.

36.2              Entire Agreement; Amendments. This Lease and any Exhibits and
Riders attached hereto and forming a part hereof, set forth all of the
covenants, promises, agreements, conditions and understandings between Landlord
and Tenant concerning the Leased Premises and there are no covenants, promises,
agreements, representations, warranties, conditions or understandings either
oral or written between them other than as contained in this Lease. Except as
otherwise provided in this Lease, no subsequent alteration, amendment, change or
addition to this Lease shall be binding unless it is in writing and signed by
both Landlord and Tenant.

36.3              Time of the Essence. Time is of the essence of each and every
term, covenant and condition of this Lease.

36.4              Binding Effect. The covenants and conditions of this Lease
shall, subject to the restrictions on assignment and subletting, apply to and
bind the heirs, executors, administrators, personal representatives, successors
and assigns of the parties hereto.

36.5              Recordation. Neither this Lease nor any memorandum hereof
shall be recorded by Tenant. At the sole option of Landlord, Tenant and Landlord
shall execute, and Landlord may record, a short form memorandum of this Lease in
form and substance satisfactory to Landlord.

36.6              Governing Law. This Lease and all the terms and conditions
thereof shall be governed by and construed in accordance with the laws of the
State of Arizona. The venue for any dispute arising under this Lease shall be a
court of competent jurisdiction in Maricopa County, Arizona.

36.7              Defined Terms and Paragraph Headings. The words "Landlord" and
"Tenant" as used in this Lease shall include the plural as well as the singular.
Words used in masculine gender include the feminine and neuter. If there is more
than one Tenant, the obligations in this Lease imposed upon Tenant shall be
joint and several. The paragraph headings and titles to the paragraphs of this
Lease are not a part of this Lease and shall have no effect upon the
construction or interpretation of any part hereof. The

<PAGE>

word "including" shall be deemed to mean "including, without limitation" or by
way of example and not by limitation.

36.8              Representations and Warranties of Tenant. Tenant represents
and warrants to Landlord as follows:

(a)                        Tenant has been duly organized, is validly existing,
and is in good standing under the laws of its state of organization and is
qualified to transact business in Arizona. All necessary action on the part of
Tenant has been taken to authorize the execution, delivery and performance of
this Lease and of the other documents, instruments and agreements, if any,
provided for herein. The persons who have executed this Lease on behalf of
Tenant are duly authorized to do so;

(b)                        This Lease constitutes the legal, valid and binding
obligation of Tenant, enforceable against Tenant in accordance with its terms,
subject, however, to bankruptcy, insolvency, reorganization, arrangement,
moratorium or other similar laws relating to or affecting the rights of
creditors generally, general principles of equity, whether enforceability is
considered in a proceeding in equity or at law, and to the qualification that
certain waivers, procedures, remedies and other provisions of this Lease may be
unenforceable under or limited by applicable law, however, none of the foregoing
shall prevent the practical realization to Landlord of the benefits intended by
this Lease;

(c)                        To the best of its knowledge, there are no suits,
actions, proceedings or investigations pending, or to the best of its knowledge,
threatened against or involving Tenant before any court, arbitrator or
administrative or governmental body which might reasonably result in any
material adverse change in the contemplated business, condition or operations of
Tenant;

(d)                        To the best of its knowledge, Tenant is not, and the
execution, delivery and performance of this Lease and the documents, instruments
and agreements, if any, provided for herein will not result in any breach of or
default under any other document, instrument or agreement to which Tenant is a
party or by which Tenant is subject or bound;

(e)                        To the best of its knowledge, Tenant has obtained all
required licenses and permits, both governmental and private, to use and operate
the Leased Premises in the manner intended by this Lease; and

(f)                        All financial statements, tax returns and other
financial information delivered by Tenant to Landlord prior to the execution of
this Lease is true, correct and complete in all material respects and all
financial statements, tax returns or other financial information to be delivered
by Tenant to Landlord subsequent to the execution of this Lease shall be true,
correct and complete in all material respects.

36.9              No Waiver. The failure of either party to insist in any one or
more instances upon the strict performance of any one or more of the obligations
of this Lease, or to exercise any election herein contained, shall not be
construed as a waiver or relinquishment for the future of the performance of
such one or more obligations of this Lease or the right to exercise such
election, but the same shall continue and remain in full force and effect with
respect to any subsequent breach, act or omission.

36.10             Severability. If any clause or provision of this Lease is or
becomes illegal or unenforceable because of any present or future law or
regulation of any governmental body or entity

<PAGE>

effective during the Lease Term, the intention of the parties is that the
remaining provisions of this Lease shall not be affected thereby.

36.11             Exhibits. If any provision contained in an Exhibit, Rider or
Addenda to this Lease is inconsistent with any other provision of this Lease,
the provision contained in this Lease shall supersede the provisions contained
in such Exhibit, Rider or Addenda, unless otherwise provided.

36.12             Fair Meaning. The language of this Lease shall be construed to
its normal and usual meaning and not strictly for or against either Landlord or
Tenant. Landlord and Tenant acknowledge and agree that each party has reviewed
and revised this Lease and that any rule of construction to the effect that
ambiguities are to be resolved against the drafting party shall not apply to the
interpretation of this Lease, or any Exhibits, Riders or amendments hereto.

36.13             No Merger. The voluntary or other surrender of this Lease by
Tenant or a mutual cancellation of this Lease shall not work as a merger and
shall, at Landlord's option, either terminate any or all existing subleases or
subtenancies, or operate as an assignment to Landlord of any or all of such
subleases or subtenancies.

36.14             Force Majeure. Any prevention, delay or stoppage due to
strikes, lockouts, labor disputes, acts of God, inability to obtain labor or
materials for reasonable substitutes therefor, governmental restrictions,
regulations or controls (including inability to obtain building or occupancy
permits), judicial orders, enemy or hostile government actions, civil commotion,
fire or other casualty and other causes beyond the reasonable control of
Landlord shall excuse the Landlord's performance hereunder for the period of any
such prevention, delay, or stoppage.

36.15             Government Energy or Utility Controls. In the event of the
imposition of federal, state or local governmental controls, rules, regulations
or restrictions on the use or consumption of energy or other utilities during
the Lease Term, both Landlord and Tenant shall be bound thereby. In the event of
a difference in interpretation of any governmental control, rule, regulation or
restriction between Landlord and Tenant, the interpretation of Landlord shall
prevail, and Landlord shall have the right to enforce compliance, including the
right of entry into the Leased Premises to effect compliance.

36.16             Shoring. If any excavation or construction is made adjacent
to, upon or within the Building, or any part thereof, Tenant shall afford to any
and all persons causing or authorized to cause such excavation or construction
license to enter onto the Leased Premises for the purpose of doing such work as
such persons shall deem necessary to preserve the Building or any portion
thereof from injury or damage and to support the same by proper foundations,
braces and supports without any claim for damages, indemnity or abatement of
Basic Rent or Additional Rent or for a constructive or actual eviction of
Tenant.

36.17             Transfer of Landlord's Interest. The term "Landlord" as used
in this Lease, insofar as the covenants or agreements on the part of the
Landlord are concerned, shall be limited to mean and include only the owner or
owners of Landlord's interest in this Lease at the time in question. Upon any
transfer or transfers of such interest, the Landlord herein named (and in the
case of any subsequent transfer, the then-transferor) shall thereafter be
relieved of all liability for the performance of any covenants or agreements on
the part of the Landlord contained in this Lease.

36.18             Brokerage Fees. Tenant warrants and represents that it has not
dealt with any realtor, broker or agent in connection with this Lease except the
Broker identified in Article 1 above. Tenant shall

<PAGE>

indemnify, defend and hold Landlord harmless for, from and against, and shall be
responsible for, any cost, expense or liability (including the cost of suit and
reasonable attorneys' fees) for any compensation, commission or charges claimed
by any other realtor, broker or agent in connection with this Lease or by reason
of any act of Tenant. Landlord and Tenant recognize that Tenant has been
represented by Signature Associates-ONCOR International and CORE Realty
Partners-ONCOR International in this transaction. If and only if this Lease is
executed by Landlord and Tenant, a real estate commission shall be paid pursuant
to the terms of a separate agreement between Landlord and Signature Associates
and CORE Realty Partners dated June 23, 2003.

36.19             Continuing Obligations. All obligations of Lessee hereunder
not fully performed as of the expiration or earlier termination of this Lease
shall survive the expiration or earlier termination of this Lease, including,
without limitation, all payment obligations with respect to Basic Rent,
Additional Rent and all obligations concerning the condition of the Premises.

36.20             Financial Statements. If required by a third party in
connection with the sale or financing of the Building or Property, or if Tenant
shall be in default hereunder, Tenant shall, within 30 days after receipt of
such request by Landlord, deliver to Landlord its most current financial
statements including a balance sheet, a statement of income and expenses, and a
statement of cash flows, all in reasonable detail and prepared according to
generally accepted accounting principles, consistently applied. Year-end
statements shall be reviewed by an independent certified public accountant and
interim statements shall be certified by Tenant, if Tenant is an individual, by
the chief financial officer of Tenant, if Tenant is a corporation, by the
manager or a member of Tenant if Tenant is a limited liability company or by a
general partner of Tenant, if Tenant is a partnership. Tenant shall supply
Landlord with audited financial statements if Tenant prepares audited financial
statements in the ordinary course of its business.

         IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of
the date and year first above written.

                                   LANDLORD

                                       Orsett/Piedmont Limited Partnership

                                   By: Orsett/Piedmont Properties, Ltd., general
                                       partner

                                       TENANT

                                       Asset Acceptance, LLC, a Delaware limited
                                    liability company

<PAGE>

                                   EXHIBIT "A"

                                LEGAL DESCRIPTION

<PAGE>
                                   EXHIBIT "B"

                                   FLOOR PLAN

<PAGE>

                                   EXHIBIT "C"

                                     DELETED

                                       42
<PAGE>

                                   EXHIBIT "D"

                                   WORK LETTER

                                   WORK LETTER

         This Exhibit is attached to and made a part of the Lease dated
________________, 2003, by and between Orsett/Piedmont Limited Partnership
("Landlord") and Asset Acceptance LLC ("Tenant") for space in the Building
commonly known as Piedmont Corporate Center.

1.       Tenant shall submit for Landlord's review and approval complete
architectural, electrical, plumbing, and mechanical plans and specifications for
the construction of alterations, additions, and improvements to the Leased
Premises (the "Improvements") and Tenant's sign specifications and criteria.
Landlord will advise Tenant of any reasonably required revisions in writing.
Within 5 days thereafter, Tenant must deliver to Landlord revised plans and
specifications incorporating the revisions required by Landlord. The plans and
specifications as revised in accordance with Landlord's requirements will
constitute the "Plans" for purposes of this Work Letter. If Tenant thereafter
requests any changes in the Plans, Tenant must submit revised drawings and
specifications for Landlord's approval. If Landlord approves the changes, the
changes may then be incorporated in the Tenant Improvement Work (as hereafter
defined) following Landlord's receipt of a change order executed by Tenant, and
all references in this Work Letter to the Plans will thereafter be deemed to
refer to the Plans as so revised.

2.       Tenant will construct Improvements as described in the Plans. Before
Tenant begins construction of the Improvements, Tenant must furnish all of the
following to Landlord:

         (a)      Evidence that all building and other permits for the
Improvements have been issued.

         (b)      A list of all contractors and subcontractors to be employed by
Tenant in connection with construction of the Improvements, each of whom must be
approved in writing in advance by Landlord.

         (c)      A copy of each contract or subcontract relating to the
construction of the Improvements.

         (d)      Evidence of insurance satisfactory to Landlord in all respects
(including without limitation, coverages, amount insured, and rating of the
insurance company), which must name Landlord and its property manager and/or
lender as additional insureds.

3.       During the course of constructing the Improvements, Tenant must comply,
and must cause its contractors and subcontractors to comply, with the Building
Rules and Regulations and with all directions and instructions of Landlord and
its property manager with respect to construction of the Improvements, means of
access to the Leased Premises and the Property, parking, storage and disposal of
materials, and other matters. From and after the date of the Lease, Tenant's
occupancy in the Leased Premises shall be subject to all terms and provisions of
the Lease other than the payment of Basic Rent, which commences on the
Commencement Date. Tenant assumes all risks of completing the Improvements,
including all risks that Tenant's intended occupancy of the Leased Premises may
be delayed owing to delays in completing the Improvements.

4.       Prior to occupying the Leased Premises, Tenant must do all of the
following:

                                       43
<PAGE>

         (a)      Deliver to Landlord a certificate of substantial completion
executed by Tenant's architect and approved by Tenant and Landlord, identifying
any defective or nonconforming work, including any punchlist items.

         (b)      Repair any damage to the Property resulting from construction
of the Improvements.

         (c)      Deliver to Landlord as-built drawings for the Improvements.

         (d)      Deliver to Landlord a copy of all building and construction
permits issued in connection with the construction of the Improvements.

         (e)      Deliver to Landlord an original certificate of occupancy for
the Leased Premises.

         (f)      Deliver to Landlord a list of all contractors, subcontractors,
and suppliers of materials for the Improvements certified by Tenant as correct
and complete, together with a release of liens in a form satisfactory to
Landlord from Tenant and from each party named on the list.

         (g)      Deliver to Landlord bills, invoices, or other reasonable
evidence of the amount of the Construction Costs paid by Tenant. The
"Construction Costs" will equal the actual amount of (i) fees and expenses of
the Architect in connection with preparation of the Plans and construction of
the Improvements, (ii) costs of labor and materials incorporated or used in the
Improvements (the "hard costs"), (iii) fees and other charges payable to
contractors for construction of the Improvements, and (iv) fees to governmental
authorities for permits, inspections, and certificates of occupancy required in
connection with the Improvements.

5.       Within 30 days after delivery of the certificate of substantial
completion of the Improvements, Tenant must repair or replace any defective
portions of the Improvements and any portions of the Improvements that fail to
conform to the Plans, including punchlist items, as identified in the
certificate of substantial completion. Notwithstanding anything to the contrary
in the Lease or any inspection or approval by or on behalf of Landlord, Landlord
will have no obligation to repair or replace any portion of the Improvements,
and Landlord makes no warranties, express or implied, with respect to the
Improvements.

6.       Provided that all repairs and replacements required by Section 6 of
this Work Letter have been completed and no Event of Default has occurred,
Landlord will pay to Tenant the sum of $715,500 (the "Allowance") to be used to
offset the costs to Tenant of the Improvements. If and only if Tenant shall use
90% or more of the Allowance for hard costs, but less than 100%, Tenant may use
the balance of the amount for moving, furniture or any other costs at Tenant's
discretion. Periodically, but in no event more than at 30-day intervals, Tenant
shall deliver to Landlord invoices from Tenant's contractor related to work
completed to Landlord along with lien waivers with respect thereto. Subject to
the limitations defined herein, within 10 days after receipt thereof, Landlord
shall remit to Tenant's contractor the payments requested thereby (such
payments, however, will in no event exceed the Allowance).

         Subject to the foregoing, within 15 days after completion of all the
items listed in Section 5 of this Work Letter, and provided that all repairs and
replacements required by Section 6 of this Work Letter have been completed and
no Event of Default has occurred, Landlord shall remit to Tenant and/or Tenant's
contractor the balance of the tenant improvement allowance.

7.       Tenant will indemnify, defend, and hold Landlord and its officers,
employees, agents, directors, shareholders, and partners harmless against (a)
any and all Construction Costs, (b) any other cost or

                                       44
<PAGE>

expense relating to preparation of the Plans or construction of the Improvements
to the extent not deducted in computing the Tenant Improvement Allowance, and
(c) any loss, liability, damage, cost, or expense (including reasonable
attorneys' fees and costs of litigation), or any claim therefor, resulting from
injury to persons or loss or damage to property arising from or in connection
with the construction of the Improvements.

                                       45
<PAGE>

                                   EXHIBIT "E"

                                 RENEWAL OPTION

A.       If Tenant has not committed an Event of Default under the Lease either
at the time of exercise or at the time of effect, Tenant shall have the right to
extend the term of the Lease for the period(s) described in Article 1.11 (an
"Option Period") commencing at the expiration of the initial term or at the
expiration of any Option Period (if applicable). Except as may be provided
herein, the Lease of the Leased Premises during any Option Period shall be upon
the same terms and conditions as set forth in the Lease, other than Basic Rent,
which shall be as defined below. If Tenant does not exercise its option by
giving written notice to Landlord of Tenant's exercise thereof (the "Option
Notice") within the time period described in Article 1.11, then all rights of
under this Schedule shall automatically terminate. Time is of the essence
herein.

B.       The Basic Rent payable by Tenant for the first year of any Option
Period shall be the greater of (a) the Basic Rent payable by Tenant in the last
month of the initial term or Option Period then in effect (as applicable), or
(b) the current "Market Rate" for the Leased Premises, defined as the
then-current fair market rental value (expressed as a per rentable square foot
annual rental rate) for comparable properties in the Phoenix metropolitan area
at the expiration of the initial term or any Option Period, as applicable. The
"Market Rate" shall be determined as follows:

         1.       Promptly following receipt by Landlord an Option Notice,
Landlord and Tenant shall attempt to reach agreement on the Basic Rent for the
applicable Option Period. If Landlord and Tenant are able to agree on the Basic
Rent for such Option Period, Landlord and Tenant shall execute an amendment to
this Lease stating the agreed upon Basic Rent.

         2.       If the parties are unable to agree on the Basic Rent for an
Option Period within 30 days following the Option Notice, then each party, at
its cost and by giving notice to the other party, shall have 10 days within
which to appoint an MAI full-time commercial appraiser with at least 5 years
experience to appraise and determine the Market Rate for the Leased Premises
during the applicable Option Period. Within 60 days following the Option Notice,
each appraiser shall appraise and determine the Market Rate for such Option
Period. The appraisers shall arrange for (a) the simultaneous exchange of each
appraiser's determination of the Market Rate for the other appraiser's
determination of the market Rate and (b) the communication of both
determinations of Market Rate to Landlord and Tenant. If the difference between
the two determinations of Market Rate is less than or equal to 10% of the higher
of the two determinations of Market Rate, then the Market Rate shall be the
average of the two determinations of Market Rate and the appraisers shall notify
Landlord and Tenant of the Market Rate so determined. If the difference between
the two determinations of Market Rate is more than 10% of the higher of the two
determinations of Market Rate, then the Market Rate shall be determined as set
forth in Paragraph 3. If a party does not appoint an appraiser within such 10
day period or the appraiser appointed by a party does not appraise and determine
the Market Rate within such 60 day period, the determination of the Market Rate
by the single appraiser appointed by the other party shall be the Market Rate
for the applicable Option Period. Each of the parties shall bear the cost of its
own appraiser.

         3.       In the event that the Market Rate shall be determined by this
Paragraph 3, then, within 70 days following the Option Notice, the two
appraisers appointed by the parties shall meet to select a third appraiser. Each
appraiser shall nominate no more than three such appraisers (with qualifications
as described in Paragraph 2 and with the added qualification that each such
nominee shall

                                       46
<PAGE>

be a person who has not previously acted in any capacity for either party). The
two appraisers shall either agree on the third appraiser from among the nominees
or, if they are unable to agree, select the third appraiser by lot from among
the nominees and notify Landlord and Tenant of the third appraiser so selected.
Within 85 days following the Option Notice, the third appraiser shall review the
work product of the two appraisers appointed by the parties and determine which
of the two determinations of Market Rate made by such appraisers is, in the
judgment of the third appraiser, the more accurate determination of Market Rate
and shall notify Landlord and Tenant of such determination. The third appraiser
may select only one of the two determinations of Market Rate made by the two
appraisers appointed by the parties and may not select another rate. Each of the
parties shall bear one-half of the cost of the third appraiser.

C.       In the event that Tenant shall validly transfer this Lease in
accordance with the provisions of Section 18, the Renewal Option described
herein shall specifically be transferred therewith.

<PAGE>

         EXHIBIT "F"

         RULES AND REGULATIONS

         1.       Unless otherwise specifically defined herein, all capitalized
terms in these Rules and Regulations shall have the meaning set forth in the
Lease to which these Rules and Regulations are attached.

         2.       The sidewalks, driveways, entrances, passages, courts,
elevators, vestibules, stairways, corridors or halls of the Building and the
Property shall not be obstructed or encumbered or used for any purpose other
than ingress and egress to and from the premises demised to any tenant or
occupant. The halls, passages, exits, entrances, elevators, stairways, and roof
are not for the use of the general public, and the Landlord shall in all cases
retain the right to control and prevent access thereto by all persons whose
presence in the judgment of Landlord shall be prejudicial to the safety,
character, reputation and interests of the Building and its tenants.

         3.       No awnings or other projection shall be attached to the
outside walls or windows of the Building. No curtains, blinds, shades, or
screens shall be attached to or hung in, or used in connection with, any window
or door of the premises demised to any tenant or occupant, without the prior
written consent of Landlord. All electrical fixtures hung in any premises
demised to any tenant or occupant must be of a type, quality, design, color,
size and general appearance approved by Landlord.

         4.       No tenant shall place objects against glass partitions, doors
or windows which would be in sight from the Building corridors or from the
exterior of the Building and such tenant will promptly remove any such objects
when requested to do so by Landlord.

         5.       The windows and doors that reflect or admit light and air into
the halls, passageways or other public places in the Building shall not be
covered or obstructed, nor shall any bottles, parcels, or other articles be
placed on any window sills.

         6.       No show cases or other articles shall be put in front of or
affixed to any part of the exterior of the Building or the other buildings in
the Property, nor placed in the halls, corridors, walkways, landscaped areas,
vestibules or other public parts of the Building or the Property.

         7.       The restrooms, water and wash closets and other plumbing
fixtures shall not be used for any purposes other than those for which they were
constructed, and no sweepings, rubbish, rags or other substances shall be thrown
therein. No tenant shall bring or keep, or permit to be brought or kept, any
flammable, combustible, explosive or hazardous fluid, material, chemical or
substance in or about the premises demised to such tenant or the Property.

         8.       No tenant or occupant shall mark, paint, drill into, or in any
way deface any part of the Property, the Building or the premises demised to
such tenant or occupant. No boring, cutting or strings of wires shall be
permitted, except with the prior consent of Landlord, and as Landlord may
direct. No tenant or occupant shall install any resilient tile or similar floor
covering in the premises demised to such tenant or occupant except in a manner
approved by Landlord.

         9.       Any carpeting cemented down by a tenant shall be installed
with a releasable adhesive. In the event of a violation of the foregoing by a
tenant, Landlord may charge the expense incurred in such removal to such tenant.

<PAGE>

         10.      No bicycles, vehicles or animals of any kind (except service
dogs) shall be brought into or kept in or about the premises demised to any
tenant. No cooking shall be done or permitted in the Building by any tenant
without the written approval of Landlord, except for microwaves and coffee
makers. No tenant shall cause or permit any unusual or objectionable odors to
emanate from the premises demised to such tenant.

         11.      No space in the Building or the Property shall be used for
manufacturing, for the storage of merchandise, or for the sale of merchandise,
goods or property of any kind at auction.

         12.      No tenant and no employee, visitor, agent, or licensee of any
Tenant shall make, or permit to be made, any unseemly or disturbing noises or
vibrations or disturb or interfere with other tenants or occupants of the
Building or neighboring buildings or premises whether by the use of any musical
instrument, radio, television set, broadcasting equipment or other audio device,
noise, whistling, singing, yelling or screaming, or in any other way. Nothing
shall be thrown out of any doors. No tenant and no employee, visitor, agent, or
licensee of any Tenant shall conduct itself in any manner that is inconsistent
with the character of the Building as a first quality building or that will
impair the comfort, convenience or safety of other tenants in the Building.

         13.      No additional locks or bolts of any kind shall be placed upon
any of the doors, nor shall any changes be made in locks or the mechanism
thereof without notice to Landlord and without furnishing a key to same to
Landlord. Each tenant must, upon the termination of its tenancy, return to
Landlord all keys of stores, offices and toilet rooms, either furnished to, or
otherwise procured by, such tenant.

         14.      All removal from the Building, or the carrying in or out of
the Building or from the premises demised to any tenant, of any safes, freight,
furniture or bulky matter of any description must take place at such time and in
such manner as Landlord or its agents may determine from time to time. Landlord
reserves the right to inspect all freight to be brought into the Building and to
exclude from the Building all freight which violates any of the Rules and
Regulations or the provisions of such tenant's lease.

         15.      No tenant or occupant shall engage or pay any employees in the
Building or the Property, except those actually working for such tenant or
occupant in the Building or the Property, nor advertise for day laborers giving
an address at the Building or the Property.

         16.      Each tenant shall, at its expense, provide artificial light in
the premises demised to such tenant for Landlord's agents, contractors and
employees while making repairs or alterations in said premises.

         17.      No premises shall be used, or permitted to be used for lodging
or sleeping, or for any immoral or illegal purposes or in any matter that, in
Landlord's reasonable business judgment, threatens the safety of the Building or
the tenants of the Building and their employees and invitees. In addition, each
tenant shall maintain its furniture, fixtures and equipment within its premises
in a manner that presents a pleasant appearance both in daylight and nighttime
from the surrounding streets and roadways.

<PAGE>

         18.      Canvassing, soliciting and peddling in the Building or the
Property are prohibited and each tenant and occupant shall cooperate in seeking
their prevention.

         19.      There shall not be used in the Building, either by any tenant
or occupant or by their agents or contractors, in the delivery or receipt of
merchandise, freight or other matter, any hand trucks or other means of
conveyance except those equipped with rubber tires, rubber side guards and such
other safeguards as Landlord may reasonably require.

         20.      If the premises demised to any tenant become infested with
vermin, such tenant, at its sole cost and expense, shall cause its premises to
be exterminated, from time to time, to the satisfaction of Landlord, and shall
employ such exterminators therefor as shall be approved in writing by Landlord.

         21.      No premises shall be used, or permitted to be used, at any
time, as a store for the sale or display of goods, wares or merchandise of any
kind, or as a restaurant, shop, booth, bootblack or other stand, or for the
conduct of any business or occupation which predominantly involves direct
patronage of the general public in the premises demised to such tenant, or for
manufacturing or for other similar purposes.

         22.      No tenant shall clean any window of the Building from the
outside.

         23.      No tenant shall move, or permit to be moved, into or out of
the Building or the premises demised to such tenant, any heavy or bulky matter,
without the specific approval of Landlord. If any such matter requires special
handling, only a qualified person shall be employed to perform such special
handling. No tenant shall place or permit to be placed, on any part of the floor
or floors of the premises demised to such tenant, a load exceeding the floor
load per square foot which such floor was designed to carry or which is allowed
by law. Landlord reserves the right to prescribe the weight and position of
safes and other heavy objects, which must be placed so as to distribute the
weight.

         24.      Landlord shall not be responsible for lost or stolen personal
property, equipment, money, or jewelry from the premises of tenants or public
rooms whether or not such loss occurs when the Building or the premises are
locked against entry.

         25.      Landlord may permit entrance to the premises of tenants by use
of pass keys controlled by Landlord employees, contractors, or service personnel
directly supervised by Landlord and employees of the United States Postal
Service.

         26.      Each tenant and all of tenant's representatives, shall observe
and comply with the directional and parking signs on the property surrounding
the Building, and Landlord shall not be responsible for any damage to any
vehicle towed because of non-compliance with parking regulations.

         27.      Except as may be specifically provided in the tenant's lease,
Tenant shall not install any radio, telephone, television, microwave or
satellite antenna, or other device on the roof or exterior walls of the Building
without written approval of Landlord.

         28.      Each tenant shall store all trash and garbage within its
premises. No material shall be placed in the trash boxes or receptacles in the
Building or the Property unless such material may be disposed of in the ordinary
and customary manner of removing and disposing of trash and garbage and will not
result in a violation of any law or ordinance governing such disposal. All
garbage and refuse

<PAGE>

disposal shall be made only through entryways and elevators provided for such
purposes and at such times as Landlord shall designate.

         29.      Each tenant shall give prompt notice to Landlord of any
accidents to or defects in plumbing, electrical or heating apparatus so that
same may be attended to properly.

         30.      No tenant shall bring onto the Property or into the Building
any pollutants, contaminants, inflammable, gasolines, kerosene or hazardous
substances (as now or later defined under State or Federal law).

         31.      All tenants and tenants' servants, employees, agents,
visitors, invitees and licensees shall observe faithfully and comply strictly
with the foregoing Rules and Regulations and such other and further appropriate
Rules and Regulations as Landlord or Landlord's agent from time to time adopt.
Each tenant shall at all times keep the premises leased to such tenant, its
employees, agents and invitees under its control so as to prevent the
performance of any act that would damage the Building or its reputation or the
premises leased to such tenant or could injure, annoy, or threaten the security
of the other tenants in the Building or their respective employees, agents or
invitees or the public.

         32.      Each person using the Parking Area or other areas designated
by Landlord where parking will be permitted shall comply with all Rules and
Regulations adopted by Landlord with respect to the Parking Areas or other
areas, including any employee or visitor parking restrictions. The Rules and
Regulations applicable to the Parking Areas and the outside parking areas are as
follows:

                  (a)      The maximum speed limit within the Parking Area shall
                  be 5 miles per hour.

                  (b)      All directional signs and arrows must be strictly
                  observed.

                  (c)      All vehicles must be parked entirely within painted
                  stall lines.

                  (d)      No intermediate or full-sized car may be parked in
                  any parking space reserved for a compact car; no bicycle,
                  motorcycle or other 2 or 3 wheeled vehicle, and no truck, van
                  or other oversized vehicle, may be parked in any area not
                  specifically designated for use thereby.

                  (e)      No vehicle may be parked (i) in an area not striped
                  for parking, (ii) in a space which has been reserved for
                  visitors or for another person or firm, (iii) in an aisle or
                  on a ramp, (iv) where a "no parking" sign is posted or which
                  has otherwise designated as a no parking area, (v) in a cross
                  hatched area, (vi) in an area bearing a "handicapped parking
                  only" or similar designation unless the vehicle bears an
                  appropriate handicapped designation, (vii) in an area bearing
                  a "loading zone" or similar designation unless the vehicle is
                  then engaged in a loading or unloading function and (viii) in
                  an area with a posted height limitation if the vehicle exceeds
                  the limitation.

                  (f)      Each operator shall be required to park and lock his
                  or her own vehicle, shall use the parking facilities at his or
                  her own risk and shall bear full

<PAGE>

                  responsibility for all damage to or loss of his or her
                  vehicle, and for all injury to persons and damage to property
                  caused by his or her operation of the vehicle.

                  (g)      Landlord reserves the right to tow away, at the
                  expense of the owner, any vehicle which is inappropriately
                  parked or parked in violation of these Rules and Regulations.

         33.      Landlord reserves the right at any time and from time to time
to rescind, alter or waive, in whole or in part, any of the Building Rules and
Regulations when it is deemed necessary, desirable or proper, in Landlord's
judgment for its best interest or of the best interests of the tenants of the
Property.

         34.      Landlord has designated the Building a "non-smoking" building.
Accordingly, smoking of tobacco or any other weed plant is prohibited in the
Building, Building Common Areas, including the Building Lobby, the Building
entrances and exits, including the portions of the Property adjacent thereto,
public corridors, lavatories, elevators and other public areas.

         35.      Bicycles, motorcycles and other 2 or 3 wheeled vehicles may
only be stored or parked in areas designated, from time to time, by Landlord.
<PAGE>
                           ASSIGNMENT, ASSUMPTION AND
                         CONSENT TO ASSIGNMENT OF LEASE

     THIS AGREEMENT is made as of this 7/25 day of July, 2003 by and between
ORSETT/BEVERLY L.L.C., an Arizona limited liability company ("Landlord"); ASSET
ACCEPTANCE LLC, a Michigan limited liability company ("Assignor"); and ORSETT
PROPERTIES, LTD., an Arizona corporation ("Assignee").

                                    RECITALS

     1.   Landlord and Assignor, as successor-in-interest to OSI, Inc., are the
parties to that certain lease dated May 19, 1998 (as amended, the "Lease") for
approximately 8,350 rentable square feet of office space ("Premises") located in
the building commonly known as the Beverly Center, which is located in Phoenix,
Arizona, as more fully described in the Lease.

     2.   Assignor now desires to assign all of its right, title and interest in
and to the Lease to Assignee, and Landlord agrees to release Assignor from its
obligations under the Lease as provided herein.

     3.   Section 10 of the Lease requires Landlord's written approval of any
proposed assignment of the Lease and Landlord has agreed to grant such approval
subject to the terms of this Agreement.

                                   AGREEMENT

     NOW, THEREFORE, for and in consideration of the facts mentioned above, the
mutual promises set forth below and other good and valuable consideration, the
sufficiency and receipt of which is hereby acknowledged, the parties hereto do
agree as follows:

     1.   Assignment.  Subject to the terms hereof, Assignor does hereby assign
to Assignee all of its right, title and interest in and to the Lease as of
October 1, 2003 (the "Effective Date"). As of the Effective Date, Assignee
accepts, assumes and agrees to make all payments and to be bound by and perform
all covenants, conditions, obligations, and duties of Assignor under the Lease
first arising after the Effective Date.

     2.   Consent and Release.  Landlord consents to the assignment of
Assignor's interests in and to the Lease to Assignee, but does not waive any
rights Landlord may have against Assignor that accrued prior to the date hereof.
Assignee shall be responsible to Landlord for any and all payment obligations
under the Lease, as well as the faithful performance of all of the terms and
conditions in the Lease arising after the Effective Date. Provided that there
shall not be any default hereunder or under the Lease, or under that certain
lease entered into by Assignor and Orsett/Piedmont Limited Partnership of even
date herewith (the "Other Lease"), Landlord will release Assignor from its
obligations under the Lease as of the Effective Date. Assignor understands and
agrees that such release will not relate to any rights or actions or obligations
<PAGE>
(including, without limitation, indemnity obligations) of Assignor that may
exist or accrue prior to the Effective Date.

     3.  Assurances. Assignor represents and warrants to Assignee and Landlord
that (a) the Lease is in full force and effect and has not previously been
amended or modified except as reflected in Exhibit A, and (b) there exists no
event or circumstance that with or without notice, or the passage of time, or
both, could constitute a default or breach of the Lease by Landlord or by
Assignor. Landlord covenants and represents that it is the holder of the
interests of Landlord under the Lease, and has full right and authority to
enter into this Agreement.

     4.  Conditions Precedent. The effectiveness of tis Assignment is subject
to Assignor's compliance with following: (a) Assignor must surrender possession
of the Premises to Assignee on the Effective Date (the "Delivery Date"), and
Assignor will have no right to enter or occupy the Premises thereafter; (b)
from the date of this Agreement until the Effective Date, Assignor must pay all
Rent or other sums due Landlord as and when provided in the Lease and must
otherwise comply with its obligations under the Lease; and (c) Assignee shall
have executed and delivered the Other Lease to Orsett/Piedmont Limited
Partnership, shall have accepted the Premises as defined therein, and shall not
have been in default thereunder as of the Effective Date.

     5.  Tenant Reconciliations. Notwithstanding the Effective Date of this
Agreement or anything to the contrary set forth herein, if, as the result of
Landlord's reconciliation of Additional Rent for the calendar year ended
December 31, 2003, Assignor: (a) owes additional sums to Landlord for its share
of Additional Rent for such calendar year, Assignor shall be solely responsible
for the payment of the additional sums to Landlord, or (b) has paid Landlord
more than its share of Additional Rent for such calendar year, Assignor shall
be solely entitled to the refund for such overpayment.

     6.  Notices. As of the date of this Agreement, all written notices
required to be given by Landlord to the Tenant under the Lease shall be sent to
Assignee at the following address:

         372 Washington Street
         Wellesley, MA 02481
         Attention: Lease Admin.

     7.  No Amendment. Except as expressly provided herein, no provision of
this Agreement alters or modifies any of the terms and conditions of the Lease.

     8.  Severability. If any provision of this Agreement or its application to
any entity, person or circumstance shall be invalid or unenforceable to any
extent, the remainder of this Agreement and the application of such provisions
to other entities, persons or circumstances shall not be affected and shall be
enforced to the greatest extent permitted by law.

     9.  Entire Agreement. This document contains the entire agreement between
the

                                       2
<PAGE>
                                   EXHIBIT A

                            FIRST AMENDMENT TO LEASE

LANDLORD:      Orsett/Beverly L.L.C., an Arizona limited liability company

TENANT:        Outsourcing Solutions, Inc., a Delaware corporation

DATE:          September 2, 1998

                                    Recitals

     A.   Landlord and Tenant previously entered into that certain Lease
Agreement dated May 19, 1998 (the "Lease"); and

     B.   Landlord and Tenant now wish to amend the terms of said Lease.

     NOW, THEREFORE, in consideration of the mutual covenants contained herein
and in the Lease, the parties hereby agree as follows, all capitalized terms
having the same meaning as in the Lease unless specifically defined herein.

                                   Agreement

     1.   Parking.  Section 6.1 of the Lease is hereby amended to read in full
as follows:

          "During the term of this Lease, Tenant shall have the use of 10
     covered and reserved parking spaces (the exact location of which shall be
     determined by Landlord) at no cost to Tenant. Tenant shall also have the
     use of 50 uncovered parking spaces located in the surface parking area of
     the Parking Facilities on a non-exclusive basis at no cost to Tenant.
     Tenant shall not park in any areas that are reserved for other tenants or
     in areas marked for visitor parking."

     2.   Interpretation.  In the event of any conflict between the terms and
provisions of this First Amendment and the Lease, the terms and provisions of
this First Amendment shall govern and control.

     3.   Ratification.  Except as expressly modified hereby, the Lease is
hereby ratified and confirmed in its entirety.

<PAGE>
     IN WITNESS WHEREOF, Landlord and Tenant have executed this First Amendment
as of the date first appearing above.

                                   ORSETT/BEVERLY L.L.C., an Arizona limited
                                   liability company

                                   By: -s- ?
                                       -------------------------------------
                                   Its: Member
                                        ------------------------------------
                                                                  "Landlord"

                                   OUTSOURCING SOLUTIONS, INC., a Delaware
                                   corporation

                                   By: -s- Peter D. Waldstein
                                       -------------------------------------
                                   Its: Senior Vice President
                                        ------------------------------------
                                                                    "Tenant"

                                       2
<PAGE>
parties regarding the matter addressed by this Agreement. No variations,
modifications or changes relating to this Agreement shall be binding upon any
party unless set forth in a document duly executed by or on behalf of such
party.

     10.  Due Authorization.  Each party represents that the person executing
this Agreement for such party is acting on behalf of such party and is duly
authorized to execute this Agreement for such party.

     11.  Governing Law.  The law of the State of Arizona shall govern the
validity, interpretation, construction and performance of this Agreement.

     12.  Successors and Assigns.  The provisions of this Agreement shall bind
and inure to the benefit of the representatives, successors and assigns of the
parties hereto.

     13.  Counterparts.  This Agreement may be executed in several
counterparts, each of which shall be deemed an original, but all of which
shall constitute one and the same Agreement.

                         [Signatures on following page]

                                       3
<PAGE>
     IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be
duly executed as of the day and year first above written.

LANDLORD:           ORSETT/BEVERLY LLC, an Arizona limited liability company

                    By:       CRF Manager, Inc.
                    Its:      Manager
                              By:       GREG NEWSON
                                 ---------------------
                              Name:     GREG NEWSON
                                   -------------------
                              Title:    Secretary
                                    ------------------

ASSIGNOR:           ASSET ACCEPTANCE LLC, a Delaware limited liability company

                    By:       NF Bradley
                       -----------------------
                    Name:     N.F. Bradley
                         ---------------------
                    Title:    Pres/CEO
                          --------------------

ASSIGNEE:           ORSETT PROPERTIES, LTD., an Arizona corporation

                    By:       GREG NEWSON
                       -----------------------
                    Name:     GREG NEWSON
                         ---------------------
                    Title:    CEO
                          --------------------

                                       4
<PAGE>
                                  EXHIBIT "A"

PARCEL NO. 1:

Lot 3, of WESTMOUNT TECH CENTER, according to the plat of record in the office
of the County Recorder of Maricopa County Arizona, recorded in Book 283 of Maps,
Page 7;

EXCEPT BEGINNING at the Southwest corder of said Lot 3;

thence North 00 degrees 53 minutes 32 seconds West, along the West line of said
Lot 3, a distance of 425.31 feet, to the beginning of a tangent curve, concave
Southeasterly, said curve having a radius of 291.28 feet;

thence Northeasterly along the arc of said curve and said West line, through a
central angle of 34 degrees 38 minutes 36 seconds, a distance of 176.12 feet,
to the beginning of a compound curve, concave Southeasterly, said curve
having a radius of 40.00 feet;

thence Northeasterly along the arc of said curve and said West line, through a
central angle of 43 degrees 06 minutes 49 seconds, a distance of 30.10 feet, to
the beginning of a reverse curve, concave Northwesterly, said curve having a
radius of 60.0 feet;

thence Northeasterly along the arc of said curve and said West line, through a
central angle of 43 degrees 06 minutes 49 seconds, a distance of 45.15 feet,
to the Northernmost corner line of said Lot 3;

thence South 56 degrees 14 minutes 56 seconds East, along said North line, a
distance of 40.00 feet;

thence North 89 degrees 26 minutes 14 seconds East, along said North line, a
distance of 275.46 feet; to a line parallel to and 421.07 feet Easterly of the
tangent portion of the West line of said Lot 3;

thence South 00 degrees 53 minutes 32 seconds East, a distance of 607.45 feet,
to the South line of said Lot 3;

thence South 89 degrees 06 minutes 28 seconds West, along the South line of
said Lot 3, a distance of 421.07 feet to the POINT OF BEGINNING.

PARCEL NO. 2:

An Easement for ingress and egress as created in instrument recorded June 10,
1986 in 86-290529, of Official Records and First Amendment recorded July 15,
1991 in 91-325216, of Official Records.<PAGE>

                                                                   EXHIBIT 10.16

                                 BUSINESS LEASE

         1.       BASIC TERMS. This SECTION 1 contains the Basic Terms of this
Lease between Landlord and Tenant, named below. Other Sections of the Lease
referred to in this SECTION 1 explain and define the Basic Terms and are to be
read in conjunction with the Basic Terms.

                  1.1.     Date of Lease: August 25, 2003

                  1.2.     Landlord: FIRST INDUSTRIAL DEVELOPMENT SERVICES,
                           INC., A MARYLAND CORPORATION

                  1.3.     Tenant: ASSET ACCEPTANCE, LLC, A DELAWARE LIMITED
                           LIABILITY COMPANY (2800 S. FALKENBURG ROAD,
                           RIVERVIEW, FL 33569)

                  1.4.     Premises: Approximately 52,280 rentable square feet
                           included in the BUILDING (as hereinafter defined), TO
                           BE CONSTRUCTED ON THE PROPERTY.

                  1.5.     Property: See EXHIBIT A-1, A-2 AND A-3.

                  1.6.     Lease Term: FIVE (5) years and FOUR (4) months
                           ("TERM"), commencing FEBRUARY 1, 2004 ("COMMENCEMENT
                           DATE") and ending MAY 31, 2009, subject to SECTION
                           2.3 below, ("EXPIRATION DATE").

                  1.7.     Permitted Uses: (See SECTION 4.1) GENERAL OFFICE

                  1.8.     Tenant's Guarantor: (if none, so state): NONE

                  1.9.     Brokers: (See SECTION 23; if none, so state)

                                    (A) Tenant's Broker: CARTER & ASSOCIATES,
                           L.L.C. / VAUGHAN & ASSOCIATES LLC

                                    (B) Landlord's Broker: CUSHMAN & WAKEFIELD

                  1.10.    Security/Damage Deposit: (See SECTION 1.1) NONE

                  1.11.    Vehicle Parking Ratio Allocated Tenant: (See Section
                           4) NINE (9) spaces:1,000 square feet leased

                  1.12.    Initial year, monthly base rent (SEE SECTION 2.2):
                           $42,216.10

                  1.13.    Initial Estimated Additional Rent Payable by Tenant:
                           (SEE SECTION 3) $9,541.10 per month

                  1.14.    Tenant's Proportionate Share: 100%

         2.       LEASE OF PREMISES; RENT.

                  2.1.     LEASE OF PREMISES FOR LEASE TERM. Landlord hereby
                           leases the Premises to Tenant, and Tenant hereby
                           rents the Premises from Landlord, for the Term and
                           subject to the conditions of this Lease.

                  2.2.     TYPES OF RENTAL PAYMENTS. Tenant shall pay net base
                           rent to Landlord in monthly installments, in advance,
                           on the first day of each and every calendar month
                           during the Term of this Lease (the "BASE RENT") in
                           the amounts and for the periods set forth below:

                             Tenant Initial__________ Landlord Initial__________

                                       1
<PAGE>

<TABLE>
<CAPTION>
   LEASE PERIOD                        MONTHLY BASE RENT
   ------------                        -----------------
<S>                                    <C>
02-01-04 - 05-31-04                       $      -0-
06-01-04 - 05-31-05                       $42,216.10
06-01-05 - 05-31-06                       $43,271.50
06-01-06 - 05-31-07                       $44,353.29
06-01-07 - 05-31-08                       $45,462.12
06-01-08 - 05-31-09                       $46,598.68
</TABLE>

Tenant shall also pay Tenant's Proportionate Share (as set forth in SECTION
1.14) of Operating Expenses (as hereinafter defined), Tenant's Proportionate
Share of any and all Reserve Expenses (as hereinafter defined) and any other
amounts owed by Tenant hereunder [collectively, "ADDITIONAL RENT"]. In the event
any monthly installment of Base Rent or Additional Rent, or both, is not paid
within 10 days of the date when due, a late charge in an amount equal to 5% of
the then delinquent installment of Base Rent and/or Additional Rent [the "LATE
CHARGE"; the Late Charge, Default Interest (as defined in SECTION 22.3 below),
Base Rent and Additional Rent shall collectively be referred to as "RENT"] to
FIRST INDUSTRIAL DEVELOPMENT SERVICES, INC., 75 REMITTANCE DRIVE, SUITE 1066,
CHICAGO ILLINOIS 60675-1066 (or such other entity designated as Landlord's
management agent, if any, and if Landlord so appoints such a management agent,
the "AGENT"), or pursuant to such other directions as Landlord shall designate
in this Lease or otherwise in writing; PROVIDED HOWEVER, THAT ON THE FIRST TWO
INSTANCES OF ANY SUCH DELINQUENCY IN ANY CALENDAR YEAR, NO SUCH LATE CHARGE
SHALL APPLY IF PAYMENT IN FULL OF SUCH DELINQUENT INSTALLMENT IS RECEIVED BY
LANDLORD NOT LATER THAN THE FIFTH (5TH) DAY FOLLOWING DELIVERY BY LANDLORD TO
TENANT OF WRITTEN NOTICE OF SUCH DELINQUENCY (IT BEING ACKNOWLEDGED BY TENANT
THAT ANY SUCH ADDITIONAL FIVE (5) DAY NOTICE AND CURE PERIOD SHALL BE APPLICABLE
ONLY ON THE FIRST SUCH INSTANCE OF ANY SUCH DELINQUENT INSTALLMENT DURING ANY
GIVEN CALENDAR YEAR AND THAT LANDLORD SHALL OTHERWISE HAVE NO OBLIGATION TO
NOTIFY TENANT OF ANY SUCH DELINQUENCY).

                  2.3.     COVENANTS CONCERNING RENTAL PAYMENTS. Tenant shall
pay all Rent promptly when due, without notice or demand, and without any
abatement, deduction or setoff, except as may otherwise be expressly and
specifically provided in this Lease. No payment by Tenant, or receipt or
acceptance by Agent or Landlord, of a lesser amount than the correct Rent shall
be deemed to be other than a payment on account, nor shall any endorsement or
statement on any check or letter accompanying any payment be deemed an accord or
satisfaction, and Agent or Landlord may accept such payment without prejudice to
its right to recover the balance due or to pursue any other remedy available to
Landlord. If the Commencement Date occurs on a day other than the first day of a
calendar month, the Rent due for the first calendar month of the Term shall be
prorated on a per diem basis and paid to Landlord on the Commencement Date, and
the Term will be extended to terminate on the last day of the calendar month in
which the Expiration Date stated in SECTION 1.6 occurs.

         3.       OPERATING EXPENSES.

                  3.1.     DEFINITIONAL TERMS RELATING TO ADDITIONAL RENT. For
purposes of this Section and other relevant provisions of the Lease:

                           3.1.1.   OPERATING EXPENSES. The term "Operating
Expenses" shall mean all costs and expenses paid or incurred with respect to the
ownership, repair, replacement, restoration, maintenance and operation of the
Property, including, without limitation, the following: (i) services provided
directly by employees of Landlord or Agent in connection with the operation,
maintenance or rendition of other services to or for the Property; (ii) to the
extent not separately metered, billed, or furnished, all charges for utilities
and services furnished to either or both of the Property and the Premises
(including, without limitation, the Common Areas [as hereinafter defined]),
together with any taxes on such utilities; (iii) all premiums for casualty,
workers' compensation, liability, boiler, flood and all other types of insurance
provided by Landlord and relating to the Property, all third party
administrative costs incurred in connection with the procurement and
implementation of such insurance policies, and

                             Tenant Initial__________ Landlord Initial__________

                                       2
<PAGE>

all deductibles paid by Landlord pursuant to insurance policies required to be
maintained by Landlord under this Lease; (iv) the cost of all supplies, tools,
materials and equipment utilized in the ownership and operation of the Property,
and sales and other taxes thereon; (v) amounts charged (including, without
limitation, those costs and expenses set forth in Section 13.2(i) below) by any
or all of contractors, materialmen and suppliers for services, materials and
supplies furnished to Landlord in connection with any or all of the operation,
repair and maintenance of any part of the Property (together with a reasonable
overhead and administrative fee to Landlord), including, without limitation, the
structural elements of the Property and the Common Areas; (vi) reasonable
management fees to Landlord or Agent or other persons or management entities
actually involved in the management and operation of the Property (CAPPED AT 4%
OF RENT AND OPERATING EXPENSES); (vii) any capital improvements made by, or on
behalf of, Landlord to the Property that are either or both (a) designed to
reduce Operating Expenses and (b) required to keep the Property in compliance
with all governmental laws, rules and regulations applicable thereto, from time
to time, the cost of which capital improvements shall be reasonably amortized by
Landlord over the useful life of the improvement, in accordance with generally
accepted accounting principles; (viii) all professional fees incurred in
connection with the operation, management and maintenance of the Property; (ix)
Taxes, as hereinafter defined in Section 3.1.2; and (x) costs of maintaining
doors and windows in a watertight condition. In no event shall costs associated
with or resulting from the negligence or tortious conduct of Landlord, its
employees, agents, invitees, or assignees, including costs of defending such
actions, be included in the Operating Expenses. Notwithstanding the foregoing,
"Operating Expenses" shall exclude or have deducted from them, as the case may
be and shall be appropriate:

         (i)      commissions payable to any real-estate broker for the leasing
of space;

         (ii)     costs to cure LATENT defects in the workmanship or materials
of the IMPROVEMENTS TO BE CONSTRUCTED by the Landlord;

         (iii)    costs for any work performed by Landlord for and at the
expense of any other tenant;

         (iv)     interest or penalties for overdue payment of taxes to the
extent Landlord has received sufficient funds from tenants to pay such taxes;

         (v)      costs to Landlord for repairs made as a result of a casualty
or condemnation to the extent that the Landlord receives casualty and
condemnation proceeds from a third party;

         (vi)     attorney's fees, costs and other expenses incurred by Landlord
in connection with the enforcement of the obligations of any other tenant or
negotiation of disputes with existing or prospective tenants;

         (vii)    costs of tenant improvements performed by Landlord for other
tenants;

         (viii)   costs incurred by Landlord due to the violation by Landlord of
any of the terms and conditions of the Lease;

         (ix)     interest or other costs associated with Landlord's financing
of the property or any portion thereof;

         (x)      MANAGEMENT SALARIES, PROPERTY MANAGER'S SALARIES AND
ADMINISTRATION COSTS.

                           3.1.2.   TAXES. The term "TAXES," as referred to in
SECTION 3.1.1(IX) above shall mean (i) all governmental taxes, assessments, fees
and charges of every kind or nature (other than Landlord's income

                             Tenant Initial__________ Landlord Initial__________

                                       3
<PAGE>

taxes), whether general, special, ordinary or extraordinary, due at any time or
from time to time, during the Term and any extensions thereof, in connection
with the ownership, leasing, or operation of the Property, or of the personal
property and equipment located therein or used in connection therewith; and (ii)
any reasonable expenses incurred by Landlord in contesting such taxes or
assessments and/or the assessed value of the Property. For purposes hereof,
Taxes for any year shall be Taxes that are due for payment or paid in that year
rather than Taxes that are assessed, become a lien, or accrue during such year.

                           3.1.3.   OPERATING YEAR. The term "OPERATING YEAR"
shall mean the calendar year commencing January 1st of each year (including the
calendar year within which the Commencement Date occurs) during the Term.

                  3.2.     PAYMENT OF OPERATING EXPENSES. Tenant shall pay, as
Additional Rent and in accordance with the requirements of SECTION 3.3, Tenant's
Proportionate Share of the Operating Expenses as set forth in SECTION 3.3.
Additional Rent commences to accrue upon the Commencement Date. The Tenant's
Proportionate Share of Operating Expenses payable hereunder for the Operating
Years in which the Term begins and ends shall be prorated to correspond to that
portion of said Operating Years occurring within the Term. Tenant's
Proportionate Share of Operating Expenses and any other sums due and payable
under this Lease shall be adjusted upon receipt of the actual bills therefor,
and the obligations of this SECTION 3 shall survive the termination or
expiration of the Lease.

                  3.3.     PAYMENT OF ADDITIONAL RENT. Landlord shall have the
right to reasonably estimate the Operating Expenses for each Operating Year.
Upon Landlord's or Agent's WRITTEN notice to Tenant of such estimated amount,
Tenant shall pay, on the first day of each month during that Operating Year, an
amount (the "ESTIMATED ADDITIONAL RENT") equal to the estimate of the Tenant's
Proportionate Share of Operating Expenses divided by 12 (or the fractional
portion of the Operating Year remaining at the time Landlord delivers its
WRITTEN notice of the estimated amounts due from Tenant for that Operating
Year). FOLLOWING THE END OF EACH OPERATING YEAR, LANDLORD SHALL DELIVER TO
TENANT A STATEMENT OF ACTUAL OPERATING EXPENSES FOR SUCH OPERATING YEAR (EACH,
AN "OPERATING EXPENSES STATEMENT"). If the aggregate amount of Estimated
Additional Rent actually paid by Tenant during any Operating Year is less than
Tenant's actual ultimate liability for Operating Expenses for that particular
Operating Year AS SHOWN ON THE APPLICABLE OPERATING EXPENSES STATEMENT, Tenant
shall pay the deficiency within 30 days of Landlord's written demand therefor.
If the aggregate amount of Estimated Additional Rent actually paid by Tenant
during a given Operating Year exceeds Tenant's actual liability for such
Operating Year, AS SHOWN ON THE APPLICABLE OPERATING EXPENSES STATEMENT, the
excess shall be credited against the Estimated Additional Rent next due from
Tenant during the immediately subsequent Operating Year, except that in the
event that such excess is paid by Tenant during the final Lease Year, then upon
the expiration of the Term, Landlord or Agent shall pay Tenant the
then-applicable excess promptly after determination thereof BUT NO LATER THAN 90
DAYS AFTER LEASE TERMINATION. During normal business hours and with proper
notice, Tenant or Tenant's representative shall have the right to inspect the
books and records of Landlord to verify the accuracy of Operating Expenses.

                  TENANT SHALL HAVE THE RIGHT, AT ITS SOLE COST, FOR A PERIOD OF
NINETY (90) DAYS AFTER TENANT'S RECEIPT OF AN OPERATING EXPENSES STATEMENT, TO
REVIEW AND/OR AUDIT LANDLORD'S RECORDS OF OPERATING EXPENSES AND TAXES FOR THE
CALENDAR YEAR TO WHICH SUCH OPERATING EXPENSES STATEMENT PERTAINS. IF SUCH AUDIT
DISCLOSES AN ERROR IN THE OPERATING EXPENSES STATEMENT, THE DIFFERENCE SHALL
PROMPTLY BE PAID BY, OR CREDITED TO, TENANT, AS APPROPRIATE. IF TENANT DOES NOT
EXERCISE ITS RIGHT OF REVIEW AND/OR AUDIT WITHIN SUCH NINETY (90) DAY PERIOD,
THIS RIGHT OF REVIEW AND/OR AUDIT SHALL EXPIRE AND THE OPERATING EXPENSES
STATEMENT TO WHICH SUCH NINETY (90) DAY PERIOD PERTAINS SHALL BE FINAL AND
BINDING UPON TENANT.

         4.       USE OF PREMISES AND COMMON AREAS; SECURITY/DAMAGE DEPOSIT.

                  4.1.     USE OF PREMISES AND PROPERTY. The Premises shall be
used by the Tenant for the purpose(s) set forth in SECTION 1.7 above and for no
other purpose whatsoever. Tenant shall not, at any time, use or occupy, or
suffer or permit anyone to use or occupy, the Premises, or do or permit anything
to be done in the Premises or the Property, in any manner that may (a) violate
any Certificate of Occupancy for the Premises or the Property; (b) cause, or be
liable to cause, injury to, or in any way impair the value or proper utilization
of, all or any portion of the Property (including, but not limited to, the
structural elements of the Property) or any equipment,

                             Tenant Initial__________ Landlord Initial__________

                                       4
<PAGE>

facilities or systems therein; (c) constitute a violation of the laws and
requirements of any public authority or the requirements of insurance bodies or
the rules and regulations of the Property AS SET FORTH ON EXHIBIT B ATTACHED
HERETO AND MADE A PART HEREOF, including any covenant, condition or restriction
affecting the Property; (d) exceed the load bearing capacity of the floor of the
Premises; (e) impair or tend to impair the character, reputation or appearance
of the Property; or (f) unreasonably annoy, inconvenience or disrupt the
operations or tenancies of other tenants or users of the Property. On or prior
to the date hereof, Tenant has completed and delivered for the benefit of
Landlord a "Tenant Operations Inquiry Form" in the form attached hereto as
EXHIBIT C describing the nature of Tenant's proposed business operations at the
Premises, which form is intended to, and shall be, relied upon by Landlord.

                  4.2.     USE OF COMMON AREAS. As used herein, "COMMON AREAS"
shall mean all areas within the Property that are available for the common use
of tenants of the Property and that are not leased or held for the exclusive use
of Tenant or other tenants or licensees, including, but not limited to, parking
areas, driveways, sidewalks, loading areas, access roads, corridors, landscaping
and planted areas. Tenant shall have the nonexclusive right to use the Common
Areas for the purposes intended, subject to such reasonable rules and
regulations as Landlord may uniformly establish from time to time. Tenant shall
not interfere with the rights of any or all of Landlord, other tenants or
licensees, or any other person entitled to use the Common Areas. Without
limitation of the foregoing, Tenant shall not park or store any vehicles or
trailers on, or conduct truck loading and unloading activities in, the Common
Areas in a manner that unreasonably disturbs, disrupts or prevents the use of
the Common Areas by Landlord, other tenants or licensees or other persons
entitled to use the Common Areas. Landlord, from time to time, may change any or
all of the size, location, nature and use of any of the Common Areas although
such changes may result in inconvenience to Tenant, so long as such changes do
not materially and adversely affect Tenant's use of the Premises. In addition to
the foregoing, Landlord may, at any time, close or suspend access to any Common
Areas to perform any acts in the Common Areas as, in Landlord's reasonable
judgment, are desirable to improve or maintain either or both of the Premises
and the Property, or are required in order to satisfy Landlord's obligations
under either or both of SECTIONS 13.2 and 18; provided, however, that Landlord
shall use reasonable efforts to limit any disruption of Tenant's use and
operation of the Premises in connection therewith.

                  4.3.     SIGNAGE. Tenant shall not affix any sign of any size
or character to any portion of the Property, without prior written approval of
Landlord, which approval shall not be unreasonably withheld or delayed. Tenant
shall remove all signs of Tenant upon the expiration or earlier termination of
this Lease and immediately repair any damage to either or both of the Property
and the Premises caused by, or resulting from, such removal.

                  4.4.     PARKING. Tenant and Tenant's employees, agents and
invitees (hereinafter referred to as "Tenant's Affiliates") shall be entitled to
utilize only the amount of parking spaces as is consistent with the size of the
Premises and the overall ratio of parking spaces to leasable space provided in
the Property, as given in Section 1.11. Neither Tenant nor Tenant's Affiliates
shall with their vehicles block parking areas or hinder normal traffic flow
within the Property. Violation of this paragraph by Tenant or Tenant's
Affiliates shall be a default under this Lease. The Landlord reserves the right
to control the method, manner and time of, however, Landlord shall not be
responsible for policing, such parking. ALL PARKING SHALL BE AT NO CHARGE FOR
THE TERM OF THE LEASE OTHER THAN THOSE COSTS UNDER SECTION 3. OF THIS LEASE.

         5.       CONDITION AND DELIVERY OF PREMISES.

                  5.1.     CONSTRUCTION OF IMPROVEMENTS. LANDLORD AND TENANT
ACKNOWLEDGE AND AGREE THAT LANDLORD SHALL DESIGN AND CONSTRUCT, IN ACCORDANCE
WITH THAT CERTAIN SCOPE OF WORK (THE "SCOPE OF WORK") ATTACHED HERETO AS EXHIBIT
D, CERTAIN IMPROVEMENTS (THE "IMPROVEMENTS") CONSISTING OF THE BUILDING AND
THOSE OTHER ITEMS ANCILLARY THERETO THAT ARE OUTLINED IN THE SCOPE OF WORK.

                  5.2.     CONDITION OF PREMISES. Tenant agrees that Tenant is
familiar with the condition of the Property, and Tenant hereby accepts the
foregoing on an "AS-IS," "WHERE-IS" basis, SUBJECT TO LENDER'S OBLIGATION TO
CONSTRUCT THE IMPROVEMENTS. Tenant acknowledges that neither Landlord nor Agent,
nor any representative of Landlord, has made any representation as to the
condition of the foregoing or the suitability of the foregoing for Tenant's
intended use. Tenant represents and warrants that Tenant has made its own
inspection of the foregoing. Neither Landlord nor Agent shall be obligated to
make any repairs, replacements or improvements (whether structural or otherwise)
of any kind or nature to the foregoing in connection with, or in consideration
of,

                             Tenant Initial__________ Landlord Initial__________

                                       5
<PAGE>

this Lease, except (a) as set forth in SECTIONS 13.2 and 18 and (b) with respect
to THE CONSTRUCTION OF THE IMPROVEMENTS expressly and specifically described in
EXHIBIT D attached hereto. Landlord agrees to make reasonable efforts to
enforce, or cause Agent to enforce, upon Tenant's request, all manufacturer's or
contractor's warranties, if any, issued in connection with any OF THE
IMPROVEMENTS.

                  5.3.     DELAY IN COMMENCEMENT.

                           5.2.1.   EXTENSION OF THE COMMENCEMENT DATE. Landlord
shall not be liable to Tenant if Landlord does not deliver possession of the
Premises to Tenant on the Commencement Date. The obligations of Tenant under the
Lease shall not be affected thereby, except that the Commencement Date shall be
delayed until Landlord delivers possession of the Premises to Tenant, and the
Lease Term shall be extended by a period equal to the number of days of delay in
delivery of possession of the Premises to Tenant, plus the number of days
necessary to end the Lease Term on the last day of a month. In the event
Landlord is required by local governmental authority to obtain building permits
to perform the Work Items, the date of delivery of the Premises by Landlord
shall be deemed the day following the date upon which the Landlord receives from
such authority: a) the Certificate of Occupancy (temporary or permanent) for the
Premises, or b) all final inspections pertaining to the Work Items, or (c) other
consent as deemed adequate by Landlord. Tenant shall not occupy the Premises in
any manner until one of such consents is obtained. NOTWITHSTANDING THE ABOVE, IF
THE PREMISES CANNOT BE DELIVERED TO THE TENANT WITHIN 280 DAYS AFTER LEASE
EXECUTION, THE TENANT SHALL HAVE THE OPTION TO TERMINATE THIS LEASE (UNLESS DUE
TO DELAYS CAUSED BY TENANT OR FORCE MAJEURE) BY GIVING WRITTEN NOTICE TO THE
LANDLORD.

                           5.2.2    LIQUIDATED DAMAGES FOR DELAY. Landlord
acknowledges that the timely completion of the Improvements is essential to
Tenant's ability to relocate its operations from its current facility to the
Premises without additional costs under its current lease. In the event Landlord
fails to deliver possession of the Premises to Tenant on or before (i) THE DATE
THAT IS ONE HUNDRED THIRTY (130) DAYS AFTER THE DATE HEREOF, or, (ii) if
LANDLORD HAS REQUESTED AN extension OF SUCH DATE by WRITTEN NOTICE to Tenant NOT
LATER THAN THIRTY (30) DAYS PRIOR TO THE DATE LISTED IN CLAUSE (i) ABOVE, THE
DATE THAT IS ONE HUNDRED SIXTY (160), DAYS AFTER THE DATE HEREOF (whichever is
applicable, is hereinafter called the "TARGET DATE"), then Landlord shall be
obligated to pay to Tenant (as "DELAY DAMAGES") the amount of $1,228.62 for each
day after the Target Date (as such date may be extended by written agreement by
Landlord and Tenant or on account of any Excused Delays, as defined below) that
the Landlord has failed to deliver possession of the Premises to Tenant, as
fixed and liquidated damages for such failure and as Tenant's sole and exclusive
remedy therefor (it being acknowledged that it would be extremely difficult and
impracticable under the presently known and anticipated facts and circumstances
to ascertain and fix the actual damages that Tenant would incur as a result of
such delays, and therefore, the parties hereto agree that the aforesaid amount
represents the agreed upon settlement of such damages). Notwithstanding anything
to the contrary contained herein, the aggregate amount of Delay Damages that
Landlord shall be obligated to pay to Tenant shall in no event exceed
$73,717.20. "EXCUSED DELAY" means any actual delay in delivery of the Premises
to Tenant caused by: (i) changes to the scope of the work requested by Tenant;
(ii) any negligent act or willful misconduct or willful failure to act by Tenant
or any of the Tenant Parties; (iii) Tenant's failure to furnish information or
to respond to any request by Landlord for any approval of information within
five (5) days of such request; (iv) Tenant's failure to approve the final
drawings of the Improvements within ten (10) business days of the date hereof;
(v) any breach by Tenant of its obligations under this Lease; (vi) any request
by Tenant that Landlord delay the completion of any of the Improvements; or
(vii) Force Majeure (as hereinafter defined).

         6.       SUBORDINATION; NOTICES TO SUPERIOR LESSORS AND MORTGAGEES;
ATTORNMENT.

                  6.1.     SUBORDINATION. Provided that Tenant is provided with
a reasonable and customary subordination, nondisturbance and attornment
agreement duly executed by the holder of any mortgage or deed of trust or the
landlord pursuant to any ground lease, this Lease shall be subject and
subordinate at all times to (a) all ground leases or underlying leases that may
now exist or hereafter be executed affecting either or both of the Premises and
the Property and (b) any mortgage or deed of trust that may now exist or
hereafter be placed upon, and encumber, any or all of (x) the Property; (y) any
ground leases or underlying leases for the benefit of the Property; and (z) all
or any portion of Landlord's interest or estate in any of said items.
Notwithstanding the foregoing, Landlord shall have the right to subordinate or
cause to be subordinated any such ground leases or underlying leases that
benefit the Property or any such mortgage or deed of trust liens to this Lease,
SO LONG AS SUCH LIEN HOLDERS

                             Tenant Initial__________ Landlord Initial__________

                                       6
<PAGE>

AGREE IN A SIGNED WRITING NOT TO DISRUPT TENANT'S LAWFUL ENJOYMENT, USE AND
POSSESSION OF THE PREMISES IN ACCORDANCE WITH THE LEASE. Tenant shall execute
and deliver, upon demand by Landlord and in the form reasonably requested by
Landlord, any additional documents evidencing the priority of subordination of
this Lease with respect to any such ground leases or underlying leases for the
benefit of the Property or any such mortgage or deed of trust.

                  6.2.     ESTOPPEL CERTIFICATES. Tenant agrees, from time to
time and within seven (7) BUSINESS days after request by Landlord, to deliver to
Landlord, or Landlord's designee, an estoppel certificate stating such matters
pertaining to this Lease as may be reasonably requested by Landlord. Failure by
Tenant to timely execute and deliver such certificate shall constitute an
acceptance of the Premises and acknowledgment by Tenant that the statements
included therein are true and correct without exception. Landlord and Tenant
intend that any statement delivered pursuant to this section may be relied upon
by any prospective purchaser or mortgagee of the Property or of any interest
therein or any other Landlord designee. SUCH MORTGAGEE SHALL PROVIDE TENANT WITH
A SUBORDINATION, NON-DISTURBANCE, AND ATTORNMENT AGREEMENT PROVIDING INTER ALIA
(i) THAT THIS LEASE IS SUBORDINATE TO THE LIEN OF THE MORTGAGE (IF SO ELECTED BY
MORTGAGEE), (ii) THAT TENANT'S RIGHT OF POSSESSION WILL NOT BE DISTURBED BY THE
MORTGAGEE (OR BY ANY SUBSEQUENT TRANSFEREE OF THE LANDLORD'S INTEREST) IN
CONNECTION WITH ANY MORTGAGE FORECLOSURE PROCEEDINGS SO LONG AS TENANT PERFORMS
ITS OBLIGATIONS SET FORTH IN THE LEASE, AND (iii) THAT TENANT SHALL ATTORN TO
THE FORECLOSING MORTGAGEE OR PURCHASER AT A FORECLOSURE SALE.

                  6.3.     TRANSFER FOR LANDLORD. In the event of a sale or
conveyance by Landlord of the Property, WITH WRITTEN NOTICE TO TENANT OF SUCH
SALE OR CONVEYANCE, the same shall operate to release Landlord from any future
liability for any of the covenants or conditions, express or implied, herein
contained in favor of Tenant, and in such event Tenant agrees to look solely to
Landlord's successor in interest with respect thereto and agrees to attorn to
such successor.

         7.       QUIET ENJOYMENT. Subject to the provisions of this Lease, so
long as Tenant pays all of the Rent and performs all of its other obligations
hereunder, Tenant shall not be disturbed in its possession of the Premises by
Landlord, Agent or any other person lawfully claiming through or under Landlord;
provided, however, in addition to Landlord's rights under SECTION 16 and
elsewhere in this Lease, Landlord and Landlord's agents, employees, contractors
and representatives shall be provided reasonable access to the Premises such
that Landlord and Landlord's agents, employees, contractors and representatives
may perform the General Maintenance Services (as hereinafter defined) without
undue interruption, delay or hindrance. This covenant shall be construed as a
covenant running with the Property and is not a personal covenant of Landlord.
Tenant shall not unreasonably interrupt, delay, prevent or hinder the
performance of the General Maintenance Services by or on behalf of Landlord.
Notwithstanding the foregoing, however, Tenant acknowledges and agrees that
Landlord shall have the unfettered and unilateral right to use portions of the
Common Areas (inclusive of the roof of the Building) for such purposes and uses
as Landlord may desire; provided, however, that in all events and under all
circumstances, Landlord's use of any portion of the Common Areas shall not
interfere, in any material respect, with any or all of (a) Tenant's rights to
occupy and use the Common Areas (in the manner and for the purposes contemplated
hereunder); (b) Tenant's right to utilize the vehicular parking areas located on
the Common Areas; and (c) Tenant's right of access, ingress and egress to and
from the Common Areas. Landlord shall also have the right to install, maintain,
use, repair and replace pipes, ducts, conduits and wires leading through the
Premises, in locations which will not materially interfere with Tenant's use
thereof, and serving other areas of the Building or the Property.

         8.       ASSIGNMENT, SUBLETTING AND MORTGAGING.

                  8.1.     PROHIBITION. Tenant acknowledges that this Lease and
the Rent due under this Lease have been agreed to by Landlord in reliance upon
Tenant's reputation and creditworthiness and upon the continued operation of the
Premises by Tenant for the particular use described in SECTION 4.1 above;
therefore, Tenant shall not, whether voluntarily, or by operation of law, or
otherwise: (a) assign or otherwise transfer this Lease; (b) sublet the Premises
or any part thereof, or allow the same to be used or occupied by anyone other
than Tenant; or (c) mortgage, pledge, encumber, or otherwise hypothecate this
Lease or the Premises, or any part thereof, in any manner whatsoever, without in
each instance obtaining the prior written consent of Landlord, which consent may
be given or withheld in Landlord's sole, but reasonable, discretion. Any
purported assignment, mortgage, transfer, pledge or sublease made without the
prior written consent of Landlord shall be absolutely null and void. No
assignment of this Lease shall be effective and valid unless and until the
assignee executes and delivers to Landlord any and all

                             Tenant Initial__________ Landlord Initial__________

                                       7
<PAGE>

documentation reasonably required by Landlord in order to evidence assignee's
assumption of all obligations of Tenant hereunder. Any consent by Landlord to a
particular assignment, sublease or mortgage shall not constitute consent or
approval of any subsequent assignment, sublease or mortgage, and Landlord's
written approval shall be required in all such instances. LANDLORD'S CONSENT TO
OR REFUSAL OF ASSIGNMENT OR SUBLETTING SHALL BE BASED ON ASSIGNEE OR SUBLESSEE
HAVING, IN LANDLORD'S SOLE BUT REASONABLE DISCRETION, SATISFACTORY CREDIT AND ON
ASSIGNEE OR SUBLESSEE HAVING, IN LANDLORD'S SOLE BUT REASONABLE DISCRETION, A
USE THAT IS COMPATIBLE WITH THE PROPERTY AND WITH OTHER TENANTS WITHIN THE
PROPERTY. No consent by Landlord to any assignment or sublease shall be deemed
to release Tenant from its obligations hereunder and Tenant shall remain fully
liable for performance of all obligations under this Lease. NOTWITHSTANDING THE
FOREGOING, TENANT MAY ASSIGN THIS LEASE, IN WHOLE OR IN PART, TO ANY CORPORATION
OR OTHER BUSINESS ENTITY INTO OR WITH WHICH TENANT MAY BE MERGED OR CONSOLIDATED
OR TO ANY CORPORATION OR BUSINESS ENTITY WHICH SHALL BE AN AFFILIATE,
SUBSIDIARY, PARENT OR SUCCESSOR OF TENANT, OR TO A CORPORATION OR BUSINESS
ENTITY UNTO OR WITH WHICH TENANT MAY BE MERGED OR CONSOLIDATED, OR TO A
PARTNERSHIP, PROVIDED: i) TENANT'S USE DOES NOT CHANGE; II) TENANT'S FINANCIAL
CONDITION IS NOT DIMINISHED; AND iii) THE ASSIGNEE OR SUBLESSEE ASSUMES ALL OF
TENANT'S OBLIGATIONS HEREUNDER.

                  8.2.     RIGHTS OF LANDLORD. If this Lease is assigned, or if
the Premises (or any part thereof) are sublet or used or occupied by anyone
other than Tenant, whether or not in violation of this Lease, Landlord or Agent
may (without prejudice to, or waiver of its rights), collect Rent from the
assignee, subtenant or occupant. Landlord or Agent may apply the net amount
collected to the Rent herein reserved, but no such assignment, subletting,
occupancy or collection shall be deemed a waiver of any of the provisions of
this SECTION 8. With respect to the allocable portion of the Premises sublet, in
the event that the total rent LESS MATERIAL COSTS INCURRED BY TENANT IN
SUBLEASING SPACE, and any other considerations received under any sublease by
Tenant is greater than the total Rent required to be paid, from time to time,
under this Lease, Tenant shall pay to Landlord FIFTY PERCENT (50%) of such
excess as received from any subtenant and such amount shall be deemed a
component of the Additional Rent.

                  8.3.     PERMITTED TRANSFERS. The provisions of SECTION 8.1(a)
shall apply to a transfer of a majority (i.e. greater than 50% interest) of the
voting stock of Tenant or to any other change in voting control of Tenant (if
Tenant is a corporation), or to a transfer of a majority of the general
partnership or VOTING membership interests in Tenant (if Tenant is a partnership
or a limited liability company), or to any comparable transaction involving any
other form of business entity, whether effectuated in one or more transactions,
as if such transfer were an assignment of this Lease; but NOTWITHSTANDING
ANYTHING TO THE CONTRARY IN THE FOREGOING provisions, THE PROVISIONS OF SECTION
8.1(a) shall not apply to such a transfer, provided, in any of such events, THE
TENANT, the successor to Tenant (or any party remaining liable for the
obligations of Tenant hereunder): (i) has a net worth at least equal to the net
worth of Tenant as of the date of LEASE EXECUTION or (ii) is capable of
satisfying Tenant's obligations hereunder, in Landlord's reasonable judgment.
Any such permitted transferee shall execute and deliver to Landlord any and all
documentation reasonably required by Landlord in order to evidence assignee's
assumption of all obligations of Tenant hereunder. Notwithstanding anything to
the contrary contained in this SECTION 8.3, in no event may Tenant assign,
mortgage, transfer, pledge or sublease this Lease to any entity whatsoever if,
at the time of such assignment, mortgage, transfer, pledge or sublease, Tenant
is in default under this Lease. NOTWITHSTANDING THE FOREGOING, HOWEVER, THE
PROVISIONS OF SECTION 8.1(a), SHALL NOT APPLY IN THE EVENT THAT THERE IS A
CHANGE IN VOTING CONTROL OF TENANT AS A RESULT OF AN INITIAL PUBLIC OFFERING OF
STOCK BY THE TENANT.

         9.       COMPLIANCE WITH LAWS.

                  9.1.     COMPLIANCE WITH LAWS. Tenant shall, at its sole
expense (regardless of the cost thereof), comply with all local, state and
federal laws, rules, regulations and requirements now or hereafter in force and
all judicial and administrative decisions in connection with the enforcement
thereof (collectively, "LAWS"), pertaining to either or both of the Premises and
Tenant's use and occupancy thereof. If any license or permit is required for the
conduct of Tenant's business in the Premises, Tenant, at its expense, shall
procure such license prior to the Commencement Date, and shall maintain such
license or permit in good standing throughout the Term. Tenant shall give prompt
notice to Landlord of any written notice it receives of the alleged violation of
any Law or requirement of any governmental or administrative authority with
respect to either or both of the Premises and the use or occupation thereof. The
judgment of any court of competent jurisdiction, or the admission of Tenant in
any action or proceeding against Tenant, whether Landlord is a party thereto or
not, that any such Law pertaining to the Premises has been violated, shall be
conclusive of that fact as between Landlord and Tenant. LANDLORD SHALL COMPLY
WITH ALL

                             Tenant Initial__________ Landlord Initial__________

                                       8
<PAGE>

LAWS AS THEY RELATE TO LANDLORD'S OWNERSHIP AND OPERATION OF THE PROPERTY AS
REQUIRED BY ANY GOVERNMENTAL AUTHORITY.

                  9.2.     HAZARDOUS MATERIALS. If, at any time or from time to
time during the Term (or any extension thereof), any Hazardous Material (defined
below) is generated, transported, stored, used, treated or disposed of at, to,
from, on or in either or both of the Premises and the Property by, or as a
result of any act or omission of, any or all of Tenant and any or all of
Tenant's Parties (defined below): (i) Tenant shall, at its own cost, at all
times comply (and cause all others to comply) with all laws (federal, state or
local) relating to Hazardous Materials, including, but not limited to, all
Environmental Laws (defined below), and Tenant shall further, at its own cost,
obtain and maintain in full force and effect at all times all permits and other
approvals required in connection therewith; (ii) Tenant shall promptly provide
Landlord or Agent with complete copies of all communications, permits or
agreements with, from or issued by any governmental authority or agency
(federal, state or local) or any private entity relating in any way to the
presence, release, threat of release, or placement of Hazardous Materials on or
in the Premises or any portion of the Property, or the generation,
transportation, storage, use, treatment, or disposal at, on, in or from the
Premises, of any Hazardous Materials; (iii) Landlord, Agent and their respective
agents and employees shall have the right to either or both (x) enter the
Premises and (y) conduct appropriate tests for the purposes of ascertaining
Tenant's compliance with all applicable laws (including Environmental Laws),
rules or permits relating in any way to the generation, transport, storage, use,
treatment, disposal or presence of Hazardous Materials on, at, in or from all or
any portion of either or both of the Premises and the Property; and (iv) upon
written request by Landlord or Agent, Tenant shall provide Landlord with the
results of reasonably appropriate tests of air, water or soil to demonstrate
that Tenant complies with all applicable laws, rules or permits relating in any
way to the generation, transport, storage, use, treatment, disposal or presence
of Hazardous Materials on, at, in or from all or any portion of either or both
of the Premises and the Property. This SECTION 9.2 does not authorize the
generation, transportation, storage, use, treatment or disposal of any Hazardous
Materials at, to, from, on or in the Premises in contravention of this SECTION
9. Tenant covenants to investigate, clean up and otherwise remediate, at
Tenant's sole expense, any release of Hazardous Materials caused, contributed
to, or created by any or all of (A) Tenant and (B) any or all of Tenant's
officers, directors, members, managers, partners, invitees, agents, employees,
contractors or representatives ("TENANT PARTIES") during the Term. Such
investigation and remediation shall be performed only after Tenant has obtained
Landlord's prior written consent; provided, however, that Tenant shall be
entitled to respond immediately to an emergency without first obtaining such
consent. All remediation shall be performed in strict compliance with
Environmental Laws and to the reasonable satisfaction of Landlord. Tenant shall
be liable for any and all conditions covered hereby, and for all costs relating
thereto, that are caused or created by any or all of Tenant and any or all of
Tenant's Parties. Tenant shall not enter into any settlement agreement, consent
decree or other compromise with respect to any claims relating to any Hazardous
Materials in any way connected to the Premises without first obtaining
Landlord's written consent (which consent may be given or withheld in Landlord's
sole, but reasonable, discretion) and affording Landlord the reasonable
opportunity to participate in any such proceedings. As used herein, the term (x)
"ENVIRONMENTAL LAWS" shall mean any and all laws pertaining to Hazardous
Materials or that otherwise deal with, or relate to, air or water quality, air
emissions, soil or ground conditions or other environmental matters of any kind;
and (y) "HAZARDOUS MATERIALS" shall mean any waste, material or substance
(whether in the form of liquids, solids or gases, and whether or not airborne)
that is or may be deemed to be or include a pesticide, petroleum, asbestos,
polychlorinated biphenyl, radioactive material, urea formaldehyde or any other
pollutant or contaminant that is or may be deemed to be hazardous, toxic,
ignitable, reactive, corrosive, dangerous, harmful or injurious, or that
presents a risk to public health or to the environment, and that is or becomes
regulated by any Environmental Law. The undertakings, covenants and obligations
imposed on Tenant under this SECTION 9.2 shall survive the termination or
expiration of this Lease.

                  9.3.     LANDLORD'S REPRESENTATION. LANDLORD REPRESENTS, TO
LANDLORD'S ACTUAL KNOWLEDGE, THAT AS OF THE COMMENCEMENT DATE, THE PROPERTY AND
PREMISES ARE FREE FROM HAZARDOUS MATERIALS. "LANDLORD'S ACTUAL KNOWLEDGE" SHALL
REFER ONLY TO THE ACTUAL (AS OPPOSED TO DEEMED, IMPUTED OR CONSTRUCTIVE)
KNOWLEDGE OF ROBERT KRUEGER, LANDLORD'S DEVELOPMENT OFFICER AND RON SMITH,
LANDLORD'S REGIONAL DIRECTOR, WITHOUT INQUIRY AND, NOTWITHSTANDING ANY FACT OR
CIRCUMSTANCE TO THE CONTRARY, SHALL NOT BE CONSTRUED TO REFER TO THE KNOWLEDGE
OF ANY OTHER PERSON OR ENTITY. LANDLORD HEREBY INDEMNIFIES AND HOLDS TENANT
HARMLESS FROM AND AGAINST ANY LOSSES (AS HEREINAFTER DEFINED) ACTUALLY SUFFERED
OR INCURRED BY TENANT AS A RESULT OF (i) ANY HAZARDOUS MATERIALS USED, EXPOSED,
EMITTED, RELEASED, DISCHARGED, GENERATED, MANUFACTURED, SOLD, TRANSPORTED,
HANDLED, STORED, TREATED, REUSED, PRESENTED, DISPOSED OF OR RECYCLED IN, AT,
NEAR OR UNDER ALL OR ANY PORTION OF THE PREMISES OR THE PROPERTY PRIOR TO THE
COMMENCEMENT DATE BY ANY

                             Tenant Initial__________ Landlord Initial__________

                                       9
<PAGE>

PARTY OTHER THAN TENANT OR ANY TENANT'S PARTIES; AND (ii) ANY VIOLATION OF
ENVIRONMENTAL LAWS, OR ANY PERMIT, APPLICATION OR CONSENT REQUIRED IN CONNECTION
WITH ENVIRONMENTAL LAWS, BY THE PREMISES OR THE PROPERTY EXISTING PRIOR TO THE
COMMENCEMENT DATE, EXCEPT TO THE EXTENT CAUSED BY TENANT OR ANY TENANT'S
PARTIES. THE FOREGOING INDEMNITY SHALL SURVIVE A TERMINATION OF THIS LEASE.

         10.      INSURANCE.

                  10.1.    INSURANCE TO BE MAINTAINED BY LANDLORD. Landlord
shall maintain (a) "all-risk" property insurance policy covering the Property
(at its ACTUAL replacement cost), but excluding Tenant's Property (defined
below), and (b) commercial general public liability insurance covering Landlord
for claims arising out of liability for bodily injury, death, personal injury,
advertising injury and property damage occurring in and about the Property and
otherwise resulting from any acts and operations of Landlord, its agents and
employees, and (c) rent loss insurance, all of the above with limits that are
required by any lender(s) of Landlord, or as are otherwise reasonably determined
by Landlord. INSURANCE TO BE MAINTAINED BY TENANT. Tenant shall purchase, at its
own expense, and keep in force at all times during this Lease the policies of
insurance set forth below in SECTIONS 10.1.1 and 10.1.2 (collectively, "TENANT'S
POLICIES"). All Tenant's Policies shall (a) be issued by an insurance company
with a Best rating of A-X or better and otherwise reasonably acceptable to
Landlord and shall be licensed to do business in the state in which the Property
is located; (b) provide that said insurance shall not be canceled or materially
modified SO AS TO AFFECT THE COVERAGES REQUIRED HEREIN, unless 30 days' prior
written notice shall have been given to Landlord; and (c) otherwise be in such
form, and include such coverages, as Landlord may reasonably require. All
Tenant's Policies (or, at Landlord's option, Certificates of Insurance, in a
form reasonably acceptable to Landlord, evidencing said Tenant's Policies),
shall be delivered to Landlord by Tenant prior to commencement of the Lease and
renewals thereof shall be delivered at least 30 days prior to the expiration of
each Tenant's Policy. Tenant shall give prompt notice to Landlord and Agent of
any bodily injury, death, personal injury, advertising injury or property damage
occurring in and about the Property.

                           10.1.1.  GENERAL LIABILITY AND AUTO INSURANCE. Tenant
shall purchase and maintain, throughout the Term, a Tenant's Policy(ies) of (i)
commercial general or excess liability insurance, including personal injury and
property damage, in the amount of not less than $2,000,000.00 per occurrence,
and $5,000,000.00 annual general aggregate, per location; (ii) comprehensive
automobile liability insurance covering Tenant against any losses arising out of
liability for personal injuries or deaths of persons and property damage
occurring in or about the Premises in the amount of not less than $1,000,000,
combined single limit. The Tenant's Policies required by this SECTION 10.2.1
shall (a) name Landlord, Agent, and any party holding an interest to which this
Lease may be subordinated as additional insureds; (b) provide coverage on an
occurrence basis; (c) provide coverage for the indemnity obligations of Tenant
under this Lease; (d) contain a severability of insured parties provision and/or
a cross liability endorsement (OR INCLUSION OF SUCH PROVISION WITHIN THE BODY OF
THE POLICY); (e) be primary, not contributing with, and not in excess of,
coverage that Landlord may carry; and (f) provide coverage with no exclusion for
a pollution incident arising from a hostile fire.

                           10.1.2.  PROPERTY AND WORKERS' COMPENSATION
INSURANCE. Tenant shall purchase and maintain, throughout the Term, a Tenant's
Policy or Policies of (i) "all-risk" property insurance covering Tenant's
Property (at its full replacement cost), and damage to other property resulting
from any acts or operations of Tenant, and (ii) workers' compensation insurance
per the applicable state statutes covering all employees of Tenant.

                  10.2.    WAIVER OF SUBROGATION. To the extent permitted by
law, and without affecting the coverage provided by insurance required to be
maintained hereunder, Landlord and Tenant each waive any right to recover
against the other for (a) damages to property, (b) damages to all or any portion
of either or both of the Premises and the Property, (c) claims arising by reason
of the foregoing, to the extent such damages and claims are insured against, or
required to be insured against, by Landlord or Tenant under this Lease, or (d)
claims paid by Tenant's workers' compensation carrier. This provision is
intended to waive, fully and for the benefit of each party, any rights and/or
claims which might give rise to a right of subrogation by any insurance carrier.
The coverage obtained by each party pursuant to this Lease shall include,
without limitation, a waiver of subrogation by the carrier which conforms to the
provisions of this section.

                             Tenant Initial__________ Landlord Initial__________

                                       10
<PAGE>

         11.      ALTERATIONS.

                  11.1.    PROCEDURAL REQUIREMENTS. Tenant may, from time to
time, at its expense, make alterations or improvements in and to the Premises
(hereinafter collectively referred to as "ALTERATIONS"), provided that Tenant
first obtains the written consent of Landlord in each instance WHERE ALTERATIONS
EXCEED $5,000.00 OR IF ALTERATIONS ARE ATTACHED TO EXTERIOR WALL, OR AFFECT THE
ROOF OR ANY STRUCTURAL COMPONENT OF THE BUILDING. Landlord's consent to
Alterations shall not be unreasonably withheld, provided that: (a) the
Alterations are non-structural and the structural integrity of the Property
shall not be affected; (b) the Alterations are to the interior of the Premises;
(c) the proper functioning of the mechanical, electrical, heating, ventilating,
air-conditioning ("HVAC"), sanitary and other service systems of the Property
shall not be affected and the usage of such systems by Tenant shall not be
increased; (d) the Alterations have no adverse effect on other leased premises
in the Property; (e) Tenant shall have appropriate insurance coverage,
reasonably satisfactory to Landlord, regarding the performance and installation
of the Alterations; (f) the Alterations shall conform with all other
requirements of this Lease; and (g) Tenant shall agree that such Alterations
shall, at the option of the Landlord (SUCH DECISION TO BE MADE BY LANDLORD AT
TIME OF CONSENT OF ALTERATION), become the property of the Landlord upon the
Expiration Date and shall be surrendered with the Premises as a part thereof, or
shall be removed at Tenant's expense; and (h)Tenant shall have provided Landlord
with reasonably detailed plans for such Alterations in advance of requesting
Landlord's consent. Additionally, before proceeding with any Alterations, Tenant
shall (i) at Tenant's expense, obtain all necessary governmental permits and
certificates for the commencement and prosecution of Alterations; (ii) submit to
Agent, for Landlord's written approval, working drawings, plans and
specifications and all permits for the work to be done and Tenant shall not
proceed with such Alterations until it has received said approval; and (iii)
cause those contractors, materialmen and suppliers engaged to perform the
Alterations to deliver to Landlord certificates of insurance (in a form
reasonably acceptable to Landlord) evidencing policies of commercial general
liability insurance (providing the same coverages as required in SECTION 10.1.1
above) and workers' compensation insurance. Such insurance policies shall
satisfy the obligations imposed under SECTION 10.1.1(A) through (D) AND (F).
After obtaining Landlord's approval to the Alterations, Tenant shall give
Landlord at least five days' prior written notice of the commencement of any
Alterations at the Premises, and Landlord may elect to record and post notices
of non-responsibility at the Premises.

                  11.2.    PERFORMANCE OF ALTERATIONS. Tenant shall cause the
Alterations to be performed in compliance with all applicable permits, laws and
requirements of public authorities, and with Landlord's reasonable rules and
regulations or any other restrictions that Landlord or Agent may impose on the
Alterations. Tenant shall cause the Alterations to be diligently performed in a
good and workmanlike manner, using new materials and equipment at least equal in
quality and class to the standards for the Property established by Landlord or
Agent. Alterations shall be performed by properly licensed contractors first
approved by Landlord, and Tenant's agents, contractors, workmen, mechanics,
suppliers and invitees shall work in harmony, and not interfere with, Landlord
and its agents and contractors (if any) or with any other tenants or occupants
of the Property. Tenant shall obtain all necessary permits and certificates for
final governmental approval of the Alterations and shall provide Landlord with
"as built" plans, copies of all construction contracts, governmental permits and
certificates and proof of payment for all labor and materials, including,
without limitation, copies of paid invoices and final lien waivers.

                  11.3.    LIEN PROHIBITION. Tenant shall pay when due all
claims for labor and material furnished to the Premises in connection with the
Alterations. Tenant shall not permit any mechanics or materialmen's liens to
attach to the Premises or the Property. Tenant, at its expense, shall procure
the satisfaction or discharge of record of all such liens and encumbrances
within 30 days after NOTIFICATION OF the filing thereof; or, within such thirty
(30) day period, Tenant shall provide Landlord, at Tenant's sole expense, with
endorsements (satisfactory, both in form and substance, to Landlord and the
holder of any mortgage or deed of trust) to the existing title insurance
policies of Landlord and the holder of any mortgage or deed of trust, insuring
against the existence of, and any attempted enforcement of, such lien or
encumbrance. In the event Tenant has not so performed, Landlord may, at its
option, pay and discharge such liens and Tenant shall be responsible to
reimburse Landlord, on demand and as Additional Rent under this Lease, for all
costs and expenses incurred in connection therewith, together with interest
thereon at the rate set forth in SECTION 22.3, which expenses shall include
reasonable fees of attorneys of Landlord's choosing, and any costs in posting
bond to effect discharge or release of the lien as an encumbrance against the
Premises or the Property. Tenant agrees to and shall indemnify and save Landlord
free and harmless against liability, loss, damage, costs or expenses, including
attorney's fees and costs of discovery and suit, on account of claims of liens
of laborers

                             Tenant Initial__________ Landlord Initial__________

                                       11
<PAGE>

or materialmen or others for Alterations performed for, or materials or supplies
furnished to, Tenant or persons claiming under Tenant.

                  The language of this provision shall be binding upon the
Landlord, its successors and assigns, and the heirs, assignees, administrators,
legal representatives, executors or successors of the Tenant.

                  THE INTEREST OF THE LANDLORD IN THE PREMISES AND THE PROPERTY
SHALL NOT, UNDER ANY CIRCUMSTANCES, BE SUBJECT TO LIENS FOR ALTERATIONS MADE BY
THE TENANT OR ANY OTHER ACT OF TENANT.

         A notice concerning this provision of this Lease has been executed by
Landlord and has been recorded with the clerk of the Court of the County named
in Section 1.3. This Notice reads as follows:

                                 S P E C I M E N

                         NOTICE REGARDING MECHANIC LIENS

Notice is hereby given of certain provisions contained in the Leases between
FIRST INDUSTRIAL DEVELOPMENT SERVICES, INC., as Landlord, and the Tenants of the
Premises on property hereinafter described. This notice is given pursuant to
713.10, Florida Statutes, 1997. FIRST INDUSTRIAL DEVELOPMENT SERVICES, INC., as
Landlord, and on behalf of its successors and assigns, hereby gives notice as
follows:

1.       The name of the Landlord is FIRST INDUSTRIAL DEVELOPMENT SERVICES, INC.

2.       The legal description of the parcel of land to which this notice
         applies is described in EXHIBIT A attached hereto and by this reference
         made a part hereof.

3.       MECHANIC'S LIEN. Tenant agrees that Tenant will pay or cause to be paid
         all costs for Alterations and other acts done by Tenant or caused to be
         done by Tenant on the Premises of a character which could, but for the
         prohibitions hereinafter contained, result in liens on Landlord's
         interest therein, and Tenant will keep the Premises free and clear of
         all mechanic's liens and other liens on account of Alterations done for
         Tenant or persons claiming under Tenant. Tenant agrees to and shall
         indemnify and save Landlord free and harmless against liability, loss,
         damage, costs or expenses, including attorney's fees and costs of
         discovery and suit, on account of claims of liens of laborers or
         materialmen or others for Alterations performed for, or materials or
         supplies furnished to, Tenant or persons claiming under Tenant.

         THE INTEREST OF THE LANDLORD IN THE PREMISES AND THE PROPERTY SHALL
         NOT, UNDER ANY CIRCUMSTANCES, BE SUBJECT TO LIENS FOR ALTERATIONS MADE
         BY THE TENANT OR ANY OTHER ACT OF TENANT.

4.       All leases entered into for space in the Premises on the parcel of land
         described in EXHIBIT A attached hereto contain the language identified
         in paragraph 3 above.

                          LANDLORD: FIRST INDUSTRIAL DEVELOPMENT SERVICES, INC.,

                          BY:___________________________________________________

                                 END OF SPECIMEN

                             Tenant Initial__________ Landlord Initial__________

                                       12
<PAGE>

Tenant agrees that the Public Notice contained above, which has been recorded in
the public records of the county where the leased Premises are located, may be
effectively discharged, released, and removed from said public records by
Landlord alone executing and recording in the public records a notice that the
leased Premises are discharged and released from the terms of this Section, as
well as all other provisions of this Lease.

         12.      LANDLORD'S AND TENANTS PROPERTY.

                  12.1.    LANDLORD'S PROPERTY. Subject to SECTION 12.2, all
fixtures, machinery, equipment, improvements and appurtenances attached to, or
built into, the Premises at the commencement of, or during the Term, whether or
not placed there by or at the expense of Tenant, shall become and remain a part
of the Premises; shall be deemed the property of Landlord (the "LANDLORD'S
PROPERTY"), without compensation or credit to Tenant; and shall not be removed
by Tenant at the Expiration Date unless Landlord requests their removal.
"NOTWITHSTANDING THE FOREGOING, (i) THE UPS SYSTEM AND BACKUP GENERATOR SHALL
NOT BE DEEMED LANDLORD'S PROPERTY AND SHALL BE REGARDED AS A COMPONENT OF
TENANT'S PROPERTY (AS HEREINAFTER PROVIDED) AND (ii) TENANT SHALL BE RESPONSIBLE
FOR REPAIRING (TO LANDLORD'S REASONABLE SATISFACTION) ANY DAMAGES TO PREMISES OR
THE PROPERTY RESULTING FROM ANY INSTALLATION AND/OR REMOVAL OF THE UPS SYSTEM
AND BACKUP GENERATOR." Further, any personal property in the Premises on the
Commencement Date, movable or otherwise, unless installed and paid for by
Tenant, shall be and shall remain the property of Landlord and shall not be
removed by Tenant. In no event shall Tenant remove any of the following
materials or equipment without Landlord's prior written consent (which consent
may be given or withheld in Landlord's sole discretion): any power wiring or
power panels, lighting or lighting fixtures, wall or window coverings, carpets
or other floor coverings, heaters, air conditioners or any other HVAC equipment,
fencing or security gates, or other similar building operating equipment and
decorations.

                  12.2.    TENANT'S PROPERTY. All movable non-structural
partitions, business and trade fixtures, machinery and equipment, communications
equipment and office equipment, that are installed in the Premises by, or for
the account of, Tenant without expense to Landlord and that can be removed
without structural damage to the Property, and all furniture, furnishings and
other articles of movable personal property owned by Tenant and located in the
Premises (collectively, the "TENANT'S PROPERTY") shall be and shall remain the
property of Tenant and may be removed by Tenant at any time during the Term,
provided Tenant repairs or pays the cost of repairing any damage to the Premises
or to the Property resulting from the installation and/or removal thereof. At or
before the Expiration Date, or the date of any earlier termination, Tenant, at
its expense, shall remove from the Premises all of Tenant's Property and any
Alterations (except such items thereof as constitute Landlord's Property; or as
Landlord shall have expressly permitted, in writing, to remain, which property
shall become the property of Landlord), and Tenant shall repair (to Landlord's
reasonable satisfaction) any damage to the Premises or the Property resulting
from any installation and/or removal of Tenant's Property. Any other items of
Tenant's Property that shall remain in the Premises after the Expiration Date,
or following an earlier termination date, may, at the option of Landlord, be
deemed to have been abandoned, and in such case, such items may be retained by
Landlord as its property or be disposed of by Landlord, in Landlord's sole and
absolute discretion and without accountability, at Tenant's expense.
Notwithstanding the foregoing, if Tenant is in default under the terms of this
Lease, Tenant may remove Tenant's Property from the Premises only upon the
express written direction of Landlord.

         13.      REPAIRS AND MAINTENANCE.

                  13.1.    TENANT REPAIRS AND MAINTENANCE. Tenant shall, at its
expense, throughout the Term, (i) maintain and preserve in THE SAME CONDITION AS
PROVIDED AT OCCUPANCY (subject to normal and customary wear and tear), the
Premises and the fixtures and appurtenances therein (including, but not limited
to, the Premises' plumbing and HVAC systems, all doors, overhead or otherwise,
glass and levelers located in the Premises or otherwise available in the
Property for Tenant's sole use; and excluding, however, those components of the
Premises for which Landlord is expressly responsible under SECTION 13.2); and
maintain, in full force and effect, a preventative maintenance and service
contract with a reputable service provider for maintenance of the HVAC systems
of the Premises (a copy of which service agreement shall be provided to Landlord
within ten (10) days after the Commencement Date). Tenant shall also be
responsible for all cost and expenses incurred to perform any and all repairs
and replacements (whether structural or non-structural; interior or exterior;
and ordinary or extraordinary), in and to the Premises and the Property and the
facilities and systems thereof, if and to the extent that the need for such
repairs or replacements arises directly or indirectly from any or all of: (a)
the performance or existence of any Alterations, (b) the installation, use or
operation of Tenant's Property in the Premises, (c) the moving of Tenant's

                             Tenant Initial__________ Landlord Initial__________

                                       13
<PAGE>

Property in or out of the Property, and (d) any act, omission, misuse, or
neglect of Tenant, any of its subtenants, or others entering into the Premises
by act or omission of Tenant or any subtenant. Without limiting the generality
of the foregoing, Tenant, at its expense, shall promptly replace or repair all
scratched, damaged, or broken doors and glass and floor coverings in and about
the Premises, and replace and properly dispose of all light bulbs in the
Premises and repair and maintain all plumbing and electrical fixtures therein.
Any repairs or replacements required to be made by Tenant to any or all of the
structural components of the Property and the mechanical, electrical, sanitary,
HVAC, or other systems of the Property or Premises shall be performed by
appropriately licensed contractors approved by Landlord, which approval shall
not be unreasonably withheld. All such repairs or replacements shall be subject
to the supervision and control of Landlord, and all repairs and replacements
shall be made with materials of equal or better quality than the items being
repaired or replaced.

                  13.2.    LANDLORD REPAIRS. Notwithstanding anything contrary
herein, Landlord shall repair, replace and restore the foundation, exterior and
interior load-bearing walls, roof structure and roof covering and tuckpointing
of the Property; provided, however, that (i) all costs and expenses so incurred
by Landlord to repair, replace and restore the above items shall constitute
Operating Expenses; provided, however, that with respect to any costs incurred
in the replacement context, those costs shall not constitute an Operating
Expense except to the extent that such costs so qualify under SECTION
3.1.1(viii); and (ii) notwithstanding (i) above, in the event that any such
repair, replacement or restoration is necessitated by any or all of the matters
set forth in SECTIONS 13.1(a) through (d) above (collectively, "TENANT
NECESSITATED REPAIRS"), then Tenant shall be required to reimburse Landlord for
all costs and expenses that Landlord incurs in order to perform such Tenant
Necessitated Repairs, and such reimbursement shall be paid, in full, within 10
days after Landlord's delivery of demand therefor. Landlord agrees to commence
the repairs, replacements or restoration described in this SECTION 13.2 within a
reasonable period of time after receiving from Tenant written notice of the need
for such repairs.

         14.      UTILITIES. Tenant shall purchase all utility services from the
utility or municipality providing such service; shall provide for scavenger,
cleaning and extermination services; and shall pay for such services when
payments are due. Tenant shall be solely responsible for the repair and
maintenance of any meters necessary in connection with such services. Tenant's
use of electrical energy in the Premises shall not, at any time, exceed the
capacity of either or both of (i) any of the electrical conductors and equipment
in or otherwise servicing the Premises; and (ii) the HVAC systems of either or
both of the Premises and the Property. Tenant shall be responsible for the cost
of collection and removal of trash from the Premises whether, at Landlord's
option, Tenant purchases such services directly or Landlord arranges for same.
Landlord may, if Landlord so elects, install re-registering meters at the
Premises and collect from Tenant, as Additional Rent, any and all charges for
utilities so metered, at a cost no greater to Tenant than would be incurred
should the local utility company or governmental unit have furnished such
utilities directly to the Premises.

         15.      INVOLUNTARY CESSATION OF SERVICES. Landlord reserves the
right, without any liability to Tenant and without affecting Tenant's covenants
and obligations hereunder, to stop service of any or all of the HVAC, electric,
sanitary, elevator (if any), and other systems serving the Premises, or to stop
any other services required by Landlord under this Lease, whenever and for so
long as may be necessary by reason of (i) accidents, emergencies, strikes, or
the making of repairs or changes which Landlord or Agent, in good faith, deems
necessary or (ii) any other cause beyond Landlord's reasonable control. Further,
it is also understood and agreed that Landlord or Agent shall have no liability
or responsibility for a cessation of services to the Premises or to the Property
that occurs as a result of causes beyond Landlord's or Agent's reasonable
control. No such interruption of service shall be deemed an eviction or
disturbance of Tenant's use and possession of the Premises or any part thereof,
or render Landlord or Agent liable to Tenant for damages, or relieve Tenant from
performance of Tenant's obligations under this Lease, including, but not limited
to, the obligation to pay Rent. NOTWITHSTANDING THE ABOVE, IN THE EVENT THAT THE
SERVICES ABOVE ARE INTERRUPTED FOR MORE THAN FIVE DAYS DUE TO LANDLORD'S
NEGLIGENCE OR WILLFUL MISCONDUCT, WITH SUCH INTERRUPTION CAUSING THE PREMISES TO
BE UNTENABLE, TENANT SHALL BE ENTITLED TO AN ABATEMENT OF RENT FOR EACH DAY
THEREAFTER THAT IT IS WITHOUT SERVICE.

         16.      LANDLORD'S RIGHTS. Landlord, Agent and their respective
agents, employees and representatives shall have the right to enter and/or pass
through the Premises at any time or times upon reasonable prior notice (except
in the event of emergency): (a) to examine and inspect the Premises and to show
them to actual and prospective lenders, prospective purchasers or mortgagees of
the Property or providers of capital to Landlord and its affiliates; and (b) to
make such repairs, alterations, additions and improvements in or to all or any
portion of

                             Tenant Initial__________ Landlord Initial__________

                                       14
<PAGE>

either or both of the Premises and the Property, or the Property's facilities
and equipment as Landlord is required or desires to make. Landlord and Agent
shall be allowed to take all materials into and upon the Premises that may be
required in connection with any repairs, alterations, additions or improvements,
without any liability to Tenant and without any reduction or modification of
Tenant's covenants and obligations hereunder; provided, however, that Landlord
shall use reasonable efforts to limit interference with Tenant's business
operations and Tenant's occupancy and use of the Premises. During the period of
six months prior to the Expiration Date (or at any time, if Tenant has vacated
or abandoned the Premises or is otherwise in default under this Lease), Landlord
and its agents may exhibit the Premises to prospective tenants. If Tenant shall
not be personally present to permit an entry into Premises when for any reason
an entry therein shall be permissible, Landlord may enter the same by a master
key or by the use of force without rendering Landlord liable therefore and
without in any manner affecting Tenant's obligations under this Lease.
Additionally, Landlord and Agent shall have the following rights with respect to
the Premises, exercisable without notice to Tenant without liability to Tenant
(EXCEPT TO THE EXTENT OF ANY NEGLIGENCE ON THE PART OF LANDLORD OR ITS AGENTS OR
EMPLOYEES), and without being deemed an eviction or disturbance of Tenant's use
or possession of the Premises or giving rise to any claim for setoff or
abatement of Rent: (i) to designate and approve, prior to installation, all
types of signs; (ii) to have pass keys, access cards, or both, to the Premises;
(iii) to decorate, remodel, repair, alter or otherwise prepare the Premises for
reoccupancy at any time after Tenant vacates or abandons the Premises; PROVIDING
TENANT IS IN DEFAULT HEREUNDER, and (iv) to install "For Lease" signs in or upon
the Premises beginning one hundred eighty (180) days prior to the end of the
Term. Landlord shall have no obligation to provide any security service or
alarms to the Property or the Premises; any such security service or alarms
deemed necessary by the Tenant shall be purchased directly by Tenant.

         17.      NON-LIABILITY AND INDEMNIFICATION.

                  17.1.    NON-LIABILITY. Except as provided in SECTION 17.2.2,
none of Landlord, Agent, any other managing agent, or their respective
affiliates, owners, partners, directors, officers, agents and employees shall be
liable to Tenant for any loss, injury, or damage, to Tenant or to any other
person, or to its or their property, irrespective of the cause of such injury,
damage or loss. Further, except as provided in SECTION 17.2.2, none of Landlord,
Agent, any other managing agent, or their respective affiliates, owners,
partners, directors, officers, agents and employees shall be liable to Tenant
(a) for any damage caused by other tenants or persons in, upon or about the
Property, or caused by operations in construction of any public or quasi-public
work; (b) injury or damage to person or property caused by fire, or theft, or
resulting from the operation of heating or air conditioning or lighting
apparatus, or from falling plaster, or from steam, gas, electricity, water,
rain, snow, ice, or dampness, that may leak or flow from any part of the
Property, or from the pipes, appliances or plumbing work of the same.

                  17.2.    INDEMNIFICATION.

                           17.2.1.  TENANT INDEMNIFICATION. Tenant hereby
indemnifies, defends, and holds Landlord, Agent and their respective affiliates,
owners, partners, directors, officers, agents and employees (collectively,
"LANDLORD INDEMNIFIED PARTIES") harmless from and against any and all Losses
(defined below) arising from or in connection with any or all of: (a) the
conduct or management of either or both the Property and the Premises or any
business therein, or any work or Alterations done, or any condition created by
any or all of Tenant and Tenant's Parties in or about the Premises during the
Term or during the period of time, if any, prior to the Commencement Date that
Tenant is given access to the Premises; (b) any act, omission or negligence of
any or all of Tenant and Tenant's Parties; (c) any accident, injury or damage
whatsoever (unless caused by Landlord's negligence) occurring in, at or upon
either or both of the Property and the Premises and caused by any or all of
Tenant and Tenant's Parties; (d) any breach by Tenant of any of its warranties
and representations under this Lease; (e) any actions necessary to protect
Landlord's interest under this Lease in a bankruptcy proceeding or other
proceeding under the Bankruptcy Code; (f) any violation or alleged violation by
any or all of Tenant and Tenant's Parties of any Law including, without
limitation, any Environmental Law; (g) any breach of the provisions of SECTION 9
by any or all of Tenant and Tenant's Parties; (h) claims for work or labor
performed or materials supplies furnished to or at the request of any or all of
Tenant and Tenant's Parties; (i) claims arising from any breach or default on
the part of Tenant in the performance of any covenant contained in this Lease;
(j) any Hazardous Materials used, exposed, emitted, released, discharged,
generated, manufactured, sold, transported, handled, stored, treated, reused,
presented, disposed of or recycled in, at, near or under all or any portion of
the Premises as a result of the acts or omissions of any or all of Tenant and
Tenant's Parties; and (k) the violation of any Environmental Law or any permit,
application or consent required in connection with any Environmental Law by any
or all of Tenant

                             Tenant Initial__________ Landlord Initial__________

                                       15
<PAGE>

and Tenant's Parties with respect to the Premises during the Term, excluding,
however, any violation of any Environmental Law resulting directly from the acts
or omissions of Landlord and Landlord's employees, agents and contractors
(collectively, "TENANT'S INDEMNIFIED MATTERS"). In case any action or proceeding
is brought against any or all of Landlord and the Landlord Indemnified Parties
by reason of any of Tenant's Indemnified Matters, Tenant, upon notice from any
or all of Landlord, Agent or any Superior Party (defined below), shall resist
and defend such action or proceeding by counsel reasonably satisfactory to, or
selected by, Landlord. The term "LOSSES" shall mean all claims, demands,
expenses, actions, judgments, damages (actual, but not consequential),
penalties, fines, liabilities, losses of every kind and nature (including,
without limitation, property damage, diminution in value of Landlord's interest
in the Premises or the Property, damages for the loss or restriction on use of
any space or amenity within the Premises or the Property, damages arising from
any adverse impact on marketing space in the Property, sums paid in settlement
of claims and any costs and expenses associated with injury, illness or death to
or of any person), suits, administrative proceedings, costs and fees, including,
without limitation, attorneys' and consultants' reasonable fees and expenses,
and the costs of cleanup, remediation, removal and restoration, that are in any
way related to any matter covered by the foregoing indemnity. The provisions of
this SECTION 17.2.1 shall survive the expiration or termination of this Lease.

                           17.2.2.  LANDLORD INDEMNIFICATION. Landlord hereby
indemnifies, defends and holds Tenant harmless from and against any and all
Losses actually suffered or incurred by Tenant as the sole and direct result of
any negligent, willful or intentional acts or omissions of any or all of
Landlord, Agent and any OF THEIR AGENTS OR EMPLOYEES; ANY BREACH BY LANDLORD OF
ITS REPRESENTATIONS AND WARRANTIES PURSUANT TO THIS LEASE; AND ANY ACCIDENT,
INJURY OR DAMAGE (UNLESS CAUSED BY TENANT'S OR ANY TENANT'S PARTIES' NEGLIGENCE)
OCCURRING IN, AT OR UPON EITHER OR BOTH OF THE PROPERTY AND PREMISES AND CAUSED
BY LANDLORD, AGENT OR ANY OF THEIR AGENTS OR EMPLOYEES parties' within the
direct and sole control of either or both of Landlord and Agent. In the event
that any action or proceeding is brought against Tenant, and the foregoing
indemnity is applicable to such action or proceeding, then Landlord, upon notice
from Tenant, shall resist and defend such action or proceeding by counsel
reasonably satisfactory to Tenant. Notwithstanding anything to the contrary set
forth in this Lease, however, in all events and under all circumstances, the
liability of Landlord to Tenant shall be limited to the interest of Landlord in
the Property, and Tenant agrees to look solely to Landlord's interest in the
Property for the recovery of any judgment or award against Landlord, it being
intended that Landlord shall not be personally liable for any judgment or
deficiency. The provisions of this SECTION 17.2.2 shall survive the expiration
or termination of this Lease.

                  17.3.    FORCE MAJEURE. NEITHER PARTY HERETO shall have ANY
liability whatsoever to THE OTHER, with respect to any act, event or
circumstance arising out of (a) SUCH PARTY'S failure to fulfill, or delay in
fulfilling any of its obligations under this Lease by reason of labor dispute,
governmental preemption of property in connection with a public emergency or
shortages of fuel, supplies, or labor, ACTS OF TERRORISM, or any other cause,
whether similar or dissimilar, beyond SUCH PARTY'S reasonable control; or (b)
any failure or defect in the supply, quantity or character of utilities
furnished to the Premises, or by reason of any requirement, act or omission of
any public utility or others serving the Property, beyond SUCH PARTY'S
reasonable control. THE REASONS LISTED IN CLAUSES (a) AND (b) ABOVE,
COLLECTIVELY, "FORCE MAJEURE"; PROVIDED, HOWEVER, THAT THE TERMS OF THIS
SENTENCE SHALL IN NO EVENT APPLY TO TENANT'S OBLIGATION TO PAY RENT OR ANY OTHER
SUMS DUE HEREUNDER, WHICH AMOUNTS TENANT SHALL REMAIN OBLIGATED TO PAY WHEN DUE
NOTWITHSTANDING THE EXISTENCE OF ANY FORCE MAJEURE EVENT.

         18.      DAMAGE OR DESTRUCTION.

                  18.1.    NOTIFICATION AND REPAIR. Tenant shall give prompt
notice to Landlord and Agent of (a) any fire or other casualty to the Premises
or the Property, and (b) any damage to, or defect in, any part or appurtenance
of the Property's sanitary, electrical, HVAC, elevator or other systems located
in or passing through the Premises or any part thereof. Tenant shall be liable
for any claim, loss, damage, cost or expense resulting from Tenant's failure to
give Landlord the foregoing notice in a timely manner. Subject to the provisions
of SECTION 18.3 below, if either or both of the Property and the Premises is
damaged by fire or other insured CASUALTY, Landlord shall repair (or cause Agent
to repair) the damage (REPAIRS TO BE OF AN EQUAL OR BETTER QUALITY AS COMPARED
TO THE CONDITION OF THE PREMISES AND PROPERTY PRIOR TO THE CASUALTY EVENT) and
restore and rebuild the Property and/or the Premises (except for Tenant's
Property) with reasonable dispatch after (x) notice to it of the damage or
destruction and (y) the adjustment of the insurance proceeds attributable to
such damage. Subject to the provisions of SECTION 18.3 below, Tenant shall not
be entitled to terminate this Lease and no damages, compensation or claim

                             Tenant Initial__________ Landlord Initial__________

                                       16
<PAGE>

shall be payable by Landlord for purported inconvenience, loss of business or
annoyance arising from any repair or restoration of any portion of the Premises
or of the Property pursuant to this Section. Landlord (or Agent, as the case may
be) shall use its diligent, good faith efforts to make such repair or
restoration promptly and in such manner as not to unreasonably interfere with
Tenant's use and occupancy of the Premises, but Landlord or Agent shall not be
required to do such repair or restoration work except during normal business
hours of business days.

                  18.2.    RENTAL ABATEMENT. Provided that any damage to either
or both of the Property and the Premises is not caused by, or is not the result
of WILLFUL MISCONDUCT, acts or omissions by, any or all of Tenant and Tenant's
Parties, if (a) the Property is damaged by fire or other casualty thereby
causing the Premises to be inaccessible or (b) the Premises are partially
damaged by fire or other casualty, the Rent shall be proportionally abated to
the extent of any actual loss of use of the Premises by Tenant.

                  18.3.    TOTAL DESTRUCTION. If the Property or the Premises
shall be totally destroyed by fire or other casualty, or if the Property shall
be so damaged by fire or other casualty that (in the reasonable opinion of a
reputable contractor or architect designated by Landlord): (i) its repair or
restoration requires more than 180 days or (ii) such repair or restoration
requires the expenditure of more than 50% of the full insurable value of the
Property immediately prior to the casualty or (iii) the damage (x) is less than
the amount stated in (ii) above, but more than 10% of the full insurable value
of the Property; and (y) occurs during the last two years of Lease Term,
Landlord and Tenant shall each have the option to terminate this Lease (by so
advising the other, in writing) within 10 days after said contractor or
architect delivers written notice of its opinion to Landlord and Tenant, but in
all events prior to the commencement of any restoration of the Premises or the
Property by Landlord. In such event, the termination shall be effective as of
the date upon which either Landlord or Tenant, as the case may be, receives
timely written notice from the other terminating this Lease pursuant to the
preceding sentence. If neither Landlord nor Tenant timely delivers a termination
notice, this Lease shall remain in full force and effect. Notwithstanding the
foregoing, if (A) any holder of a mortgage or deed of trust encumbering the
Property or landlord pursuant to a ground lease encumbering the Property
(collectively, "SUPERIOR PARTIES") or other party entitled to the insurance
proceeds fails to make such proceeds available to Landlord in an amount
sufficient for restoration of the Premises or the Property, or (B) the issuer of
any casualty insurance policies on the Property fails to make available to
Landlord sufficient proceeds for restoration of the Premises or the Property,
then Landlord may, at Landlord's sole option, terminate this Lease by giving
Tenant written notice to such effect within 30 days after Landlord receives
notice from the Superior Party or insurance company, as the case may be, that
such proceeds shall not be made available, in which event the termination of
this Lease shall be effective as of the date Tenant receives written notice from
Landlord of Landlord's election to terminate this Lease. Landlord shall have no
liability to Tenant, and Tenant shall not be entitled to terminate this Lease by
virtue of any delays in completion of repairs and restoration. For purposes of
this SECTION 18.3 only, "FULL INSURABLE VALUE" shall mean replacement cost, less
the cost of footings, foundations and other structures below grade.

                  18.4.    INSURANCE PROCEEDS. Landlord shall not be obligated
to expend in repairs and restoration an amount in excess of the proceeds of
insurance recovered with respect to any casualty. Tenant acknowledges that
Landlord shall be entitled to the full proceeds of any insurance coverage,
whether carried by Landlord or Tenant, for damage to either or both of the
Premises and the Property (excluding any proceeds for damage to Tenant's
Property). In the event that either or both of the Premises and the Property are
not repaired or reconstructed, all proceeds of insurance (excluding any proceeds
covering Tenant's Property), whether carried by Landlord or Tenant, shall be
payable to Landlord. Landlord's duty to repair the Premises and the Property
(excluding Tenant's Property) is limited to repairing the Premises to the
condition existing immediately prior to such fire or other casualty.

         19.      EMINENT DOMAIN. If the whole, or any substantial (as
reasonably determined by Landlord) portion, of the Property is taken or
condemned for any public use under any Law or by right of eminent domain, or by
private purchase in lieu thereof, and such taking would prevent or materially
interfere with the Permitted Use of the Premises, this Lease shall terminate
effective when the physical taking of said Premises occurs. If less than a
substantial portion of the Property is so taken or condemned, or if the taking
or condemnation is FOR A PERIOD LESS THAN ONE HUNDRED AND EIGHTY (180) DAYS,
(regardless of the portion of the Property affected), this Lease shall not
terminate, but the Rent payable hereunder shall be proportionally abated to the
extent of any actual loss of use of the Premises by Tenant. Landlord shall be
entitled to any and all payment, income, rent or award, or any interest therein
whatsoever, which may be paid or made in connection with such a taking or
conveyance, and Tenant shall have no claim against Landlord for the value of any
unexpired portion of this Lease. Notwithstanding the foregoing, any

                             Tenant Initial__________ Landlord Initial__________

                                       17
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compensation specifically and independently awarded to Tenant for loss of
business or goodwill, or for its personal property, shall be the property of
Tenant.

         20.      SURRENDER AND HOLDOVER. On the last day of the Term, or upon
any earlier termination of this Lease, or upon any re-entry by Landlord upon the
Premises, (a) Tenant shall quit and surrender the Premises to Landlord
"broom-clean" and in good order, condition and repair (as defined by EXHIBIT E,
attached hereto and incorporated herein by reference), except for ordinary wear
and tear and such damage or destruction as Landlord is required to repair or
restore under this Lease, (b) Tenant shall remove all of Tenant's Property
therefrom, except as otherwise expressly provided in this Lease, and (c) Tenant
shall surrender to Landlord any and all keys, access cards, computer codes or
any other items used to access the Premises. Landlord shall be permitted to
inspect the Premises in order to verify compliance with this SECTION 20 at any
time prior to (x) the Expiration Date, (y) the effective date of any earlier
termination of this Lease, or (z) the surrender date otherwise agreed to in
writing by Landlord and Tenant. The obligations imposed under the first sentence
of this SECTION 20 shall survive the termination or expiration of this Lease. If
any repairs are required to be performed in, to or at the Premises (pursuant to
the first sentence of this SECTION 20 or any other applicable provision of this
Lease). Tenant shall cause such repairs to be performed, to Landlord's
reasonable satisfaction PRIOR TO THE EXPIRATION OR TERMINATION OF THE TERM. If
Tenant fails to timely comply with the preceding sentence, then Landlord shall
have the right to cause the repairs to be performed, at Tenant's expense, and
all such expenses so incurred by Landlord shall bear interest (at the rate
specified in the second sentence of SECTION 22.3) from the date the expense is
incurred until the date paid, in full, by Tenant (inclusive of interest). If
Tenant remains in possession after the Expiration Date hereof or after any
earlier termination date of this Lease or of Tenant's right to possession: (i)
Tenant shall be deemed a tenant-at-will; (ii) Tenant shall pay 150% of the
aggregate of the Base Rent and Additional Rent last prevailing hereunder, and
also shall pay all actual damages sustained by Landlord, directly by reason of
Tenant's remaining in possession after the expiration or termination of this
Lease; (iii) there shall be no renewal or extension of this Lease by operation
of law; and (iv) the tenancy-at-will may be terminated by either party hereto
upon fifteen (15) days' prior written notice given by the terminating party to
the non-terminating party. The provisions of this SECTION 20 shall not
constitute a waiver by Landlord of any re-entry rights of Landlord provided
hereunder or by law.

         21.      EVENTS OF DEFAULT.

                  21.1.    It shall be a default by Tenant under this Lease if
Tenant makes an assignment for the benefit of creditors, or files a voluntary
petition under any state or federal bankruptcy or insolvency law, or an
involuntary petition alleging an act of bankruptcy or insolvency is filed
against Tenant under any state or federal bankruptcy or insolvency law that is
not dismissed within 90 days, or whenever a petition is filed by or against (to
the extent not dismissed within 90 days) Tenant under the reorganization
provisions of the United States Bankruptcy Code or under the provisions of any
state or federal law of like import, or whenever a petition shall be filed by
Tenant under the arrangement provisions of the United States Bankruptcy Code or
similar state or federal law, or whenever a receiver of Tenant, or of, or for,
the property of Tenant shall be appointed, or Tenant admits it is insolvent or
is not able to pay its debts as they mature.

                  21.2.    Default Provisions. Each of the following shall
constitute a default by Tenant under this Lease: (a) Tenant fails to pay Rent or
any other payment AS AND when due hereunder; (b) TENANT'S ABANDONMENT OF THE
LEASED PREMISES PROVIDED, HOWEVER, TENANT SHALL NOT BE DEEMED TO HAVE ABANDONED
THE LEASED PREMISES IF TENANT VACATES THE LEASED PREMISES BUT CONTINUES TO
OPERATE THE AIR-CONDITIONING SYSTEMS AT REASONABLE TEMPERATURE SETTINGS AND
OTHERWISE CONTINUES TO MAINTAIN THE LEASED PREMISES, AND CONTINUES TO PAY RENT
AND ADDITIONAL RENT, AS REQUIRED HEREIN; or (c) Tenant fails, whether by action
or inaction, to timely comply with, or satisfy, any or all of the obligations
imposed on Tenant under this Lease (other than the obligation to pay Rent) for a
period of 30 days after Landlord's delivery to Tenant of written notice of such
default under this Section 21.2(b); provided, however, that if the default
cannot, by its nature, be cured within such 30 day period, but Tenant commences
and diligently pursues a cure of such default promptly within the initial 30 day
cure period, then Landlord shall not exercise its remedies under Section 22
unless such default remains uncured for more than 60 days after Landlord's
notice.

                  21.3.    LANDLORDS DEFAULT. LANDLORD SHALL BE IN DEFAULT UNDER
THE TERMS OF THIS LEASE IF (i) IT FAILS, WHETHER BY ACTION OR INACTION, TO
TIMELY COMPLY WITH, OR SATISFY, ANY OF THE OBLIGATIONS IMPOSED ON LANDLORD UNDER
THIS LEASE OR (ii) IN THE EVENT OF ANY BREACH BY LANDLORD OF ITS REPRESENTATIONS
AND

                             Tenant Initial__________ Landlord Initial__________

                                       18
<PAGE>

WARRANTIES, AND, IN EITHER CASE SUCH BREACH OR FAILURE OF PERFORMANCE REMAINS
UNCURED FOR A PERIOD OF THIRTY (30) DAYS AFTER LANDLORD'S RECEIPT OF WRITTEN
NOTICE OF SUCH DEFAULT OR SUCH LONGER PERIOD AS MAY BE REASONABLY REQUIRED TO
CURE SUCH DEFAULT.

         22.      RIGHTS AND REMEDIES.

                  22.1.    LANDLORD'S CURE RIGHTS UPON DEFAULT OF TENANT. If
Tenant defaults in the performance of any of its obligations under this Lease,
and fails to cure such default on a timely basis (pursuant to SECTION 21.2),
Landlord, without thereby waiving such default, may (but shall not be obligated
to) perform the same for the account, and at the expense of, Tenant.

                  22.2.    LANDLORD'S REMEDIES. In the event of any default by
Tenant under this Lease, Landlord, at its option, and after any applicable
notice and cure period (as required pursuant to SECTION 21.2), but without
additional notice or demand from Landlord, if any, as provided in SECTION 21.2
has expired, may, in addition to all other rights and remedies provided in this
Lease, or otherwise at law or in equity: (a) terminate this Lease and Tenant's
right of possession of the Premises; or (b) terminate Tenant's right of
possession of the Premises without terminating this Lease; provided, however,
that Landlord may, whether Landlord elects to proceed under Subsections (a) or
(b) above, relet the Premises, or any part thereof for the account of Tenant,
for such rent and term and upon such terms and conditions as are acceptable to
Landlord. In addition, for purposes of any reletting, Landlord is authorized to
decorate, repair, alter and improve the Premises to the extent deemed necessary
by Landlord, in its sole discretion. In the event of the termination of this
Lease by Landlord pursuant to (a) above, Landlord shall be entitled to recover
from Tenant (i) all damages and other sums that Landlord is entitled to recover
under any provision of this Lease or at law or in equity, including, but not
limited to, all fixed dollar amounts of Base Rent and Additional Rent accrued
and unpaid for the period up to and including such termination date; (ii) all
other additional sums payable by Tenant, or for which Tenant is liable, or in
respect of which Tenant has agreed to indemnify Landlord, under any of the
provisions of this Lease, that may be then owing and unpaid; (iii) all costs and
expenses (including, without limitation, court costs and attorneys' reasonable
fees) incurred by Landlord in the enforcement of its rights and remedies under
this Lease; and (iv) any damages provable by Landlord as a matter of law
including, without limitation, an amount equal to the positive difference, if
any, between (x) the discounted present value (at 6% per annum) of the Base Rent
provided to be paid for the remainder of the Term (measured from the effective
termination date of this Lease) and (y) the fair market rental value of the
Leased Premises (determined at the date of termination of this Lease) after
deduction (from such fair market rental value) of the projected costs and
expenses of reletting the Premises (including the anticipated costs of repairs,
alterations, improvements, additions, legal fees and brokerage commissions) as
reasonably estimated by Landlord. If Landlord elects to pursue its rights and
remedies under Subsection (b) above, and the Premises are relet and a sufficient
sum is not realized therefrom, then to satisfy the payment, when due, of Base
Rent and Additional Rent reserved under the Lease for any monthly period (after
payment of all Landlord's reasonable expenses of reletting), Tenant shall, in
Landlord's sole judgment, either (i) pay any such deficiency monthly or (ii) pay
such deficiency on an accelerated basis, which accelerated deficiency shall be
discounted at a rate of 6% per annum. If Landlord elects to pursue its rights
and remedies under Subsection (b) above, and Landlord fails to relet the
Premises, then Tenant shall pay to Landlord the sum of (x) the projected costs
of Landlord's expenses of reletting (including the anticipated costs of repairs,
alterations, improvements, additions, legal fees and brokerage commissions) as
reasonably estimated by Landlord and (y) the accelerated amount of Base Rent and
Additional Rent due under the Lease for the balance of the Term, discounted to
present value at a rate of 6% per annum. Tenant agrees that Landlord may file
suit to recover any sums due to Landlord hereunder from time to time and that
such suit or recovery of any amount due Landlord hereunder shall not be any
defense to any subsequent action brought for any amount not theretofore reduced
to judgment in favor of Landlord. If Landlord elects to pursue its rights and
remedies under Subsection (b), then Landlord shall at any time have the further
right and remedy to rescind such election and pursue its rights and remedies
under Subsection (a). In the event Landlord elects, pursuant to clause (b) of
this SECTION 22.2, to terminate Tenant's right of possession only, without
terminating this Lease, Landlord may, at Landlord's option, enter into the
Premises, remove Tenant's Property, Tenant's signs and other evidences of
tenancy, and take and hold possession thereof, as provided in SECTION 20 hereof;
and restore the Premises to the condition required hereunder, provided, however,
that such entry and possession shall not terminate this Lease or release Tenant,
in whole or in part, from Tenant's obligation to pay the Base Rent and
Additional Rent reserved hereunder for the full Term, or from any other
obligation of Tenant under this Lease. Any and all property that may be removed
from the Premises by Landlord pursuant to the authority of the Lease or of law,
to which Tenant is or may be entitled, may be handled,

                             Tenant Initial__________ Landlord Initial__________

                                       19
<PAGE>

removed or stored by Landlord at the sole risk, cost and expense of Tenant, and
in no event or circumstance shall Landlord be responsible for the value,
preservation or safekeeping thereof. Tenant shall pay to Landlord, upon demand,
any and all expenses incurred in such removal and all storage charges against
such property so long as the same shall be in Landlord's possession or under
Landlord's control. Any such property of Tenant not retaken from storage by
Tenant within 30 days after the end of the Term, however terminated, shall be
conclusively presumed to have been conveyed by Tenant to Landlord under this
Lease as in a bill of sale, without further payment or credit by Landlord to
Tenant.

                  22.3.    ADDITIONAL RIGHTS OF LANDLORD. Any and all costs,
expenses and disbursements, of any kind or nature, incurred by Landlord or Agent
in connection with the enforcement of any and all of the terms and provisions of
this Lease, including attorneys' reasonable fees (through all appellate
proceedings), shall be due and payable (as Additional Rent) upon Landlord's
submission of an invoice therefor. All sums advanced by Landlord or Agent on
account of Tenant under this Section, or pursuant to any other provision of this
Lease, and all Base Rent and Additional Rent, if delinquent or not paid by
Tenant and received by Landlord when due hereunder, shall bear interest at the
rate of 5% per annum above the "prime" or "reference" or "base" rate (on a per
annum basis) of interest publicly announced as such, from time to time, by the
Bank One, or its successor ("DEFAULT RATE"), from the due date thereof until
paid, and such interest shall be and constitute Additional Rent and be due and
payable upon Landlord's or Agent's submission of an invoice therefor. The
various rights, remedies and elections of Landlord reserved, expressed or
contained herein are cumulative and no one of them shall be deemed to be
exclusive of the others or of such other rights, remedies, options or elections
as are now or may hereafter be conferred upon Landlord by law. In addition to
any provisions which may be additionally provided for by law, Tenant hereby
grants to Landlord a security interest, pledged for the payment of any and all
sums due under this Lease, into any and all personal property, goods,
furnishings or equipment which may be owned by Tenant and housed within the
Premises subject to this Lease and shall provide such UCC statements as Landlord
may require. In the event of default, Tenant hereby consents that Landlord may
immediately take possession of the Premises including personal property therein
contained and may dispose or otherwise liquidate the same for the payment of
Base Rent or Additional Rent with any surplus to inure to the benefit of the
Tenant. Tenant further consents to the entry of ex parte injunctive relief to
prohibit the removal of any personalty from the leased Premises at any time
wherein Tenant may be in default. Tenant further waives the provisions of the
posting of any bond by Landlord as provided for by Chapter 83 of the Florida
Statutes or otherwise by law. The effective date of both the statutory
Landlord's Lien and this aforementioned security interest shall be the inception
of Tenant's tenancy of the Premises, it being expressly agreed that any renewal,
extension or modification of this Lease shall not result in a novation nor in a
new lease, such that this effective date shall remain unchanged throughout
Tenant's tenancy. "NOTWITHSTANDING THE FOREGOING, LANDLORD AGREES THAT
LANDLORD'S LIEN IS AND SHALL BE SUBORDINATE TO THE SECURITY INTEREST OR LIEN OF
ANY CURRENT AND FUTURE LENDER WITH RESPECT TO TENANT'S EQUIPMENT, PERSONAL
PROPERTY AND RECEIVABLES". SUCH SUBORDINATION SHALL BE AUTOMATIC WITHOUT THE
NECESSITY OF AN ADDITIONAL WRITING, BUT LANDLORD WILL EXECUTE WITHIN SEVEN (7)
BUSINESS DAYS ANY DOCUMENT REASONABLY REQUIRED BY TENANT'S LENDER OR LESSOR WITH
RESPECT TO SUCH SUBORDINATION WITHOUT DELAY.

                  22.4.    EVENT OF BANKRUPTCY. In addition to, and in no way
limiting the other remedies set forth herein, Landlord and Tenant agree that if
Tenant ever becomes the subject of a voluntary or involuntary bankruptcy,
reorganization, composition, or other similar type proceeding under the federal
bankruptcy laws, as now enacted or hereinafter amended, then: (a) "adequate
assurance of future performance" by Tenant and/or any assignee of Tenant
pursuant to Bankruptcy Code Section 365 will include (but not be limited to)
payment of an additional/new security deposit in the amount of three times the
then current Base Rent payable hereunder; (b) any person or entity to which this
Lease is assigned, pursuant to the provisions of the Bankruptcy Code, shall be
deemed, without further act or deed, to have assumed all of the obligations of
Tenant arising under this Lease on and after the effective date of such
assignment, and any such assignee shall, upon demand by Landlord, execute and
deliver to Landlord an instrument confirming such assumption of liability; (c)
notwithstanding anything in this Lease to the contrary, all amounts payable by
Tenant to or on behalf of Landlord under this Lease, whether or not expressly
denominated as "Rent", shall constitute "rent" for the purposes of Section
502(b)(6) of the Bankruptcy Code; and (d) if this Lease is assigned to any
person or entity pursuant to the provisions of the Bankruptcy Code, any and all
monies or other considerations payable or otherwise to be delivered to Landlord
or Agent (including Base Rent, Additional Rent and other amounts hereunder),
shall be and remain the exclusive property of Landlord and shall not constitute
property of Tenant or of the bankruptcy estate of Tenant. Any and all monies or
other considerations constituting Landlord's

                             Tenant Initial__________ Landlord Initial__________

                                       20
<PAGE>

property under the preceding sentence not paid or delivered to Landlord or Agent
shall be held in trust by Tenant or Tenant's bankruptcy estate for the benefit
of Landlord and shall be promptly paid to or turned over to Landlord.

         23.      BROKER. Tenant covenants, warrants and represents that the
broker set forth in SECTION 1.9(A) was the only broker to represent Tenant in
the negotiation of this Lease ("TENANT'S BROKER"). Landlord covenants, warrants
and represents that the broker set forth in SECTION 1.9(B) was the only broker
to represent Landlord in the negotiation of this Lease ("LANDLORD'S BROKER").
Landlord shall be solely responsible for paying the commission of Landlord's AND
TENANT'S Broker, PURSUANT TO SEPARATE AGREEMENTS. Each party agrees to and
hereby does defend, indemnify and hold the other harmless against and from any
brokerage commissions or finder's fees or claims therefor by a party claiming to
have dealt with the indemnifying party and all costs, expenses and liabilities
in connection therewith, including, without limitation, reasonable attorneys'
fees and expenses, for any breach of the foregoing. The foregoing
indemnification shall survive the termination or expiration of this Lease.

         24.      MISCELLANEOUS.

                  24.1.    MERGER. All prior understandings and agreements
between the parties are merged in this Lease, which alone fully and completely
expresses the agreement of the parties. No agreement shall be effective to
modify this Lease, in whole or in part, unless such agreement is in writing, and
is signed by the party against whom enforcement of said change or modification
is sought.

                  24.2.    NOTICES. Any notice required to be given by either
party pursuant to this Lease, shall be in writing and shall be deemed to have
been properly given, rendered or made only if personally delivered, or if sent
by Federal Express or other comparable commercial overnight delivery service,
addressed to the other party at the addresses set forth below (or to such other
address as Landlord or Tenant may designate to each other from time to time by
written notice), and shall be deemed to have been given, rendered or made on the
day so delivered or on the first business day after having been deposited with
the courier service:

         If to Landlord:         First Industrial Development Services, Inc.
                                 311 South Wacker Drive, Suite 4000
                                 Chicago, Illinois 60606
                                 Attn: Exec. Vice President of Operations

         With a copy to:         First Industrial Development Services, Inc.
                                 6302 Benjamin Road, Suite 400
                                 Tampa, Florida 33634
                                 Attn: Robert Krueger, Sr. Regional Development
                                 Officer

         With a copy to:         Barack Ferrazzano Kirschbaum Perlman &
                                 Nagelberg LLC
                                 333 West Wacker Drive
                                 Suite 2700
                                 Chicago, Illinois 60606
                                 Attn: Suzanne Bessette-Smith

         If to Tenant:           ASSET ACCEPTANCE, LLC
                                 6985 MILLER ROAD
                                 WARREN, MICHIGAN 48092
                                 ATTN: Mr. MARK REDMAN, CFO

         WITH A COPY TO:         ASSET ACCEPTANCE, LLC
                                 6985 MILLER ROAD
                                 WARREN, MICHIGAN 48092
                                 ATTN: N.F. BRADLEY, CEO/PRESIDENT

                             Tenant Initial__________ Landlord Initial__________

                                       21
<PAGE>

                  24.3.    NON-WAIVER. The failure of either party to insist, in
any one or more instances, upon the strict performance of any one or more of the
obligations of this Lease, or to exercise any election herein contained, shall
not be construed as a waiver or relinquishment for the future of the performance
of such one or more obligations of this Lease or of the right to exercise such
election, but the Lease shall continue and remain in full force and effect with
respect to any subsequent breach, act or omission. The receipt and acceptance by
Landlord or Agent of Base Rent or Additional Rent with knowledge of breach by
Tenant of any obligation of this Lease shall not be deemed a waiver of such
breach.

                  24.4.    LEGAL COSTS. Any party in breach or default under
this Lease (the "DEFAULTING PARTY") shall reimburse the other party (the
"NONDEFAULTING PARTY") upon demand for any legal fees and court (or other
administrative proceeding) costs or expenses that the Nondefaulting Party incurs
in connection with the breach or default, regardless whether suit is commenced
or judgment entered. Such costs shall include legal fees and costs incurred for
the negotiation of a settlement, enforcement of rights or otherwise.
Furthermore, in the event of litigation, the court in such action shall award to
the party in whose favor a judgment is entered a reasonable sum as attorneys'
fees and costs, which sum shall be paid by the losing party. Tenant shall pay
Landlord's attorneys' reasonable fees incurred in connection with Tenant's
request for Landlord's consent under provisions of this Lease governing
assignment and subletting, or in connection with any other act which Tenant
proposes to do and which requires Landlord's consent.

                  24.5.    PARTIES BOUND. Except as otherwise expressly provided
for in this Lease, this Lease shall be binding upon, and inure to the benefit
of, the successors and assignees of the parties hereto. Tenant hereby releases
Landlord named herein from any obligations of Landlord for any period subsequent
to the conveyance and transfer of Landlord's ownership interest in the Property.
In the event of such conveyance and transfer, Landlord's obligations shall
thereafter be binding upon each transferee (whether Successor Landlord or
otherwise). No obligation of Landlord shall arise under this Lease until the
instrument is signed by, and delivered to, both Landlord and Tenant.

                  24.6.    RECORDATION OF LEASE. Tenant shall not record or file
this Lease (or any memorandum hereof) in the public records of any county or
state.

                  24.7.    SURVIVAL OF OBLIGATIONS. Upon the expiration or other
termination of this Lease, neither party shall have any further obligation nor
liability to the other except as otherwise expressly provided in this Lease and
except for such obligations as, by their nature or under the circumstances, can
only be, or by the provisions of this Lease, may be performed after such
expiration or other termination.

                  24.8.    GOVERNING LAW; CONSTRUCTION. In the event that it is
necessary to bring suit to enforce the terms of the Lease, the parties hereto
agree that any court of competent jurisdiction situated in the County named in
SECTION 1.5 shall have venue of such action. This agreement shall be deemed to
have been made in the County named in SECTION 1.5 and shall be interpreted, and
the rights and liabilities of the parties here determined, in accordance with
the laws of the State of Florida. If any provision of this Lease shall be
invalid or unenforceable, the remainder of this Lease shall not be affected but
shall be enforced to the extent permitted by law. The captions, headings and
titles in this Lease are solely for convenience of reference and shall not
affect its interpretation. This Lease shall be construed without regard to any
presumption or other rule requiring construction against the party causing this
Lease to be drafted. Each covenant, agreement, obligation, or other provision of
this Lease to be performed by Tenant, shall be construed as a separate and
independent covenant of Tenant, not dependent on any other provision of this
Lease. All terms and words used in this Lease, regardless of the number or
gender in which they are used, shall be deemed to include any other number and
any other gender as the context may require. This Lease may be executed in
counterpart and, when all counterpart documents are executed, the counterparts
shall constitute a single binding instrument.

                  24.9.    TIME. Time is of the essence for this Lease. If the
time for performance hereunder falls on a Saturday, Sunday or a day that is
recognized as a holiday in the state in which the Property is located, then such
time shall be deemed extended to the next day that is not a Saturday, Sunday or
holiday in said state.

                  24.10.   AUTHORITY OF TENANT. If Tenant is a corporation,
partnership, limited liability company, association or any other entity, it
shall deliver to Landlord, concurrently with the delivery to Landlord of an
executed Lease, certified resolutions of Tenant's directors or other governing
person or body (i) authorizing

                             Tenant Initial__________ Landlord Initial__________

                                       22
<PAGE>

execution and delivery of this Lease and the performance by Tenant of its
obligations hereunder and (ii) certifying the authority of the party executing
the Lease as having been duly authorized to do so.

                  24.11.   WAIVER OF TRIAL BY JURY. THE LANDLORD AND THE TENANT,
TO THE FULLEST EXTENT THAT THEY MAY LAWFULLY DO SO, HEREBY WAIVE TRIAL BY JURY
IN ANY ACTION OR PROCEEDING BROUGHT BY ANY PARTY TO THIS LEASE WITH RESPECT TO
THIS LEASE, THE PREMISES, OR ANY OTHER MATTER RELATED TO THIS LEASE OR THE
PREMISES.

                  24.12.   FINANCIAL INFORMATION. From time to time during the
Term, Tenant shall deliver to Landlord information and documentation describing
and concerning Tenant's financial condition, and in form and substance
reasonably acceptable to Landlord, within ten (10) days following Landlord's
written request therefor NOT MORE THAN ONCE EACH CALENDAR YEAR, UNLESS TENANT IS
IN MONETARY DEFAULT. FINANCIAL INFORMATION SHALL BE KEPT CONFIDENTIAL AND SHARED
ONLY WITH LANDLORD'S LAWYERS, ACCOUNTANTS AND ACTUAL AND PROSPECTIVE LENDERS.

                  24.13.   CONFIDENTIAL INFORMATION. Tenant agrees to maintain
in strict confidence the economic terms of this Lease and any or all other
materials, data and information delivered to or received by any or all of Tenant
and Tenants' Parties either prior to or during the Term in connection with the
negotiation and execution hereof. The provisions of this SECTION 24.13 shall
survive the termination of this Lease.

                  24.14.   SUBMISSION OF LEASE. Submission of this Lease to
Tenant for signature does not constitute a reservation of space or an option to
lease. This Lease is not effective until execution by and delivery to both
Landlord and Tenant.

                  24.15.   JOINT AND SEVERAL LIABILITY. All parties signing this
Lease as Tenant shall be jointly and severally liable for all obligations of
Tenant hereunder.

                  24.16.   INTENT OF PARTIES. It is the intention and purpose of
the respective parties hereto that this Lease shall be a "Net Lease" to the
Landlord (UNLESS OTHERWISE SPECIFIED WITHIN THE LEASE), and all REASONABLE cost
or expense of whatever character or kind, general and special, ordinary and
extraordinary, foreseen and unforeseen and of every kind and nature whatsoever
that may be necessary in or about the operation of the Premises are to be viewed
in light of such intention and purpose so as to construe this Lease as a "Net
Lease".

                  24.17.   RADON DISCLOSURE: In accordance with Florida Statute
404.056 effective January 1, 1989, the following information is provided:

                           Radon Gas: Radon is a naturally occurring radioactive
gas that when it has accumulated in a building in sufficient quantities, may
present health risks to persons who are exposed to it over time. Levels of radon
that exceed federal and state guidelines have been found in buildings in
Florida. Additional information regarding radon and radon testing may be
obtained from your county public health unit.

                  24.18.   RIDERS. All Riders and Exhibits attached hereto and
executed (or initialed) both by Landlord and Tenant shall be deemed to be a part
hereof and hereby incorporated herein.

         25.      OPTION TO EXTEND. TENANT SHALL HAVE AN OPTION TO EXTEND THE
TERM PURSUANT TO THE TERMS AND CONDITIONS SET FORTH ON EXHIBIT F ATTACHED HERETO
AND MADE A PART HEREOF.

         26.      EXPANSION RIDER. LANDLORD AND TENANT ACKNOWLEDGE AND AGREE
THAT, WITHIN THIRTY (30) DAYS AFTER THE DATE OF THIS LEASE, LANDLORD AND TENANT
SHALL USE GOOD FAITH, REASONABLE EFFORTS TO NEGOTIATE AND ENTER INTO AN
AMENDMENT TO THIS LEASE ON SUBSTANTIALLY THE SAME TERMS AND CONDITIONS AS ARE
SET FORTH ON THAT CERTAIN TERM SHEET FOR EXPANSION OPTION ATTACHED HERETO AS
EXHIBIT G AND INCORPORATED HEREIN BY REFERENCE.

                           [Signature Page to Follow]

                             Tenant Initial__________ Landlord Initial__________

                                       23
<PAGE>

         IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Lease
as of the day and year first above written.

                                          LANDLORD:

Signed in the presence of:                FIRST INDUSTRIAL DEVELOPMENT SERVICES,
                                          INC., a Maryland corporation

______________________________________
Witness:

______________________________________    By:   _______________________________
Witness                                         ROBERT J. KRUEGER
                                          Its:  Sr. Regional Development Officer

                                          TENANT:

                                          ASSET ACCEPTANCE, LLC, a Delaware
                                          limited liability company

______________________________________    By:   _______________________________
Witness                                         Signature

                                                _______________________________
______________________________________          Print Name
Witness

                                          Its:  _______________________________
                                                Title

                                                _______________________________
                                                Date

                             Tenant Initial__________ Landlord Initial__________

                                       S-1
<PAGE>

                                LEASE EXHIBIT A-1

                                    PROPERTY

PREMISES:         Approximately 52,280 square feet, consisting of approximately
                  52,280 square feet of office space (as illustrated on the
                  Floor Plan on Page 2 hereof), in the building with the address
                  of 2800 S. FALKENBURG ROAD, RIVERVIEW, FLORIDA 33569 (the
                  "Building").

PROPERTY:         The business park commonly known as FIRSTPARK @ BRANDON,
                  having the LEGAL description given on Page 3 hereof.

ZONING:           County of Hillsborough

                  Zoning Classification PD-MU

                             Tenant Initial__________ Landlord Initial__________

                                      A-1-1
<PAGE>

                                LEASE EXHIBIT A-2

                                   FLOOR PLAN

                                  SEE ATTACHED

                             Tenant Initial__________ Landlord Initial__________

                                      A-2-1
<PAGE>

                                LEASE EXHIBIT A-3

                                LEGAL DESCRIPTION

                               FirstPark @ Brandon

                                Buildings I & II

A parcel of land lying in Sections 31 and 32, Township 29 South, Range 20 East,
Hillsborough County, Florida, and being more particularly described as follows:

Commencing at the Northeast corner of Section 31, thence along the Northerly
line of Section 31, N89 degrees 28'15"W for 704.92 feet; thence departing said
Northerly line, S00 degrees 31'48"W for 40.00 feet to a point on the southerly
right-of-way line of Causeway Boulevard and the Point of Beginning; thence along
said Southerly right-of-way line, S00 degrees 32'53"W for 28.36 feet; thence
S84 degrees 20'21"E for 888.18 feet to a point on Westerly right-of-way line of
Interstate 75, said point being on a non-tangent curve, concave Northwesterly,
having a radius of 3607.89 feet, a central angle of 00 degrees 21'43", an arc
distance of 22.79 feet and a chord bearing and distance of S22 degrees 38'36"
West, 22.79 feet to a point of intersection with a non-tangent curve, said curve
concave Northwesterly, having a radius of 11173.16 feet and a central angle of
02 degrees 28'38", an arc length of 483.09 feet and a chord bearing and distance
of S24 degrees 47'44"W for 483.05 feet to its intersection with a non-tangent
line; thence S26 degrees 01'43"W for 68.29 feet; thence S89 degrees 41'34"W for
861.26 feet to the Easterly right-of-way line of Falkenburg Road; thence along
the Easterly right-of-way line of Falkenburg Road N00 degrees 02'04"E for 579.17
feet; thence N45 degrees 17'05"E for 35.20 feet to a point on the Southerly
right-of-way line of Causeway Boulevard; thence along said Southerly
right-of-way line S89 degrees 28'15"E for 216.04 feet to the Point of Beginning.

Containing 13.06+/- Acres of land.

                             Tenant Initial__________ Landlord Initial__________

                                      A-3-1
<PAGE>

                                 LEASE EXHIBIT B

                            RULES & REGULATIONS RIDER

1.       No part of the Premises or Common Areas shall be used for any purpose
         other than as permitted by the zoning regulations of the County in
         which the Premises is located for the type of zoning given in Exhibit A
         or as stipulated in the Lease.

2.       No materials or products shall be manufactured or stored that
         constitute a nuisance or cause the emission of noxious odors or gases
         or smoke. No burning of materials, outside or inside the Premises, will
         be permitted.

3.       No fence, wall, loading facility, outside storage facility, or
         permanent improvements will be erected or constructed without the prior
         written approval of the Landlord.

4.       Tenants will keep their Premises safe, clean, neat and provide for the
         removal of trash from their Premises. No pets will be allowed on the
         Premises.

5.       NO MATERIALS, SUPPLIES OR PRODUCTS SHALL BE STORED OUTSIDE WITHOUT THE
         PRIOR WRITTEN APPROVAL OF THE LANDLORD.

6.       Tenants shall not cause or make an excessive noise, odor, harmful
         sewage or vibration that could be deemed objectionable to other
         tenants.

7.       No signs are to be erected other than the standard format. Signs are
         not to be erected other than on the space provided for the Premises.

8.       Each tenant is to maintain a pest control program appropriate to their
         Use.

9.       A fifteen (15) mile-per-hour speed limit is to be observed within the
         Property.

10.      No employee parking will be permitted on the streets or in the Property
         other than in the areas designated by the Landlord.

11.      All enterprises are to be conducted in a business-like manner.

                             Tenant Initial__________ Landlord Initial__________

                                      B-1

<PAGE>

                                 LEASE EXHIBIT C

                            TENANT OPERATIONS INQUIRY

Tenant Name:

Tenant SIC Code/Description: ASSET ACCEPTANCE, LLC

Property Address: 2800 SOUTH FALKENBURG ROAD, RIVERVIEW, FLORIDA 33569

Property Number/Region: #_________ TAMPA

<TABLE>
<S>      <C>                                                                           <C>       <C>
1.       Name of Company (if different from above) ________________________________________________________

2.       Address                                                                                   (local):
         __________________________________________________________________________________________________

         Phone (local)_____________________________________________________________________________________

3.       Address (corporate):______________________________________________________________________________

         Phone (corporate)_________________________________________________________________________________

4.       What is your business (brief description): _______________________________________________________
         __________________________________________________________________________________________________

         __________________________________________________________________________________________________

5.       What operations will you maintain at the proposed facility? ______________________________________
         __________________________________________________________________________________________________

         __________________________________________________________________________________________________

6.       Has your business received any Notices of Violation of environmental laws from municipal or state
         agencies regarding operations at your  current facility? If so, explain: _________________________

         __________________________________________________________________________________________________

         __________________________________________________________________________________________________

7.       Describe any assembly, manufacturing, machining, painting, printing or mechanical repair
         activities that will be part of your business operations at the proposed facility:________________

         __________________________________________________________________________________________________

         __________________________________________________________________________________________________

         __________________________________________________________________________________________________

8.       Will your employees operate electrical equipment that contains PCB's?         YES       NO

9.       Will your business operate one or more Underground Storage Tanks (UST's) at the proposed facility?
                                                                                       YES       NO
</TABLE>

                             Tenant Initial__________ Landlord Initial__________

                                      C-1

<PAGE>

<TABLE>
<S>      <C>                                                                           <C>       <C>
10.      Will your business operate one or more Aboveground Storage Tanks (AST's) at the proposed facility?
                                                                                       YES       NO

11.      TENANT CHEMICAL INVENTORY AT PROPOSED FACILITY - (make additional
copies, if required). You may exclude small quantities of toner and other office
supplies)
</TABLE>

<TABLE>
<CAPTION>
                               What will be the          What will be the
        Chemicals           average quantity on the    maximum quantity on     What will be the annual   How will the chemical be
(by name where available)     proposed premises?      the proposed premises?        quantity used?                stored?
---------------------------------------------------------------------------------------------------------------------------------
<S>                         <C>                       <C>                      <C>                       <C>

   ________________            ________________          ________________          ________________          ________________

   ________________            ________________          ________________          ________________          ________________

   ________________            ________________          ________________          ________________          ________________

   ________________            ________________          ________________          ________________          ________________

   ________________            ________________          ________________          ________________          ________________

   ________________            ________________          ________________          ________________          ________________
</TABLE>

                             Tenant Initial__________ Landlord Initial__________

                                      C-2

<PAGE>

<TABLE>
<S>                         <C>                       <C>                       <C>                       <C>
________________            ________________          ________________          ________________          ________________

________________            ________________          ________________          ________________          ________________

________________            ________________          ________________          ________________          ________________

________________            ________________          ________________          ________________          ________________
</TABLE>

Storage Methods (use all that apply): A) 55 gallon drum; B) 20 gallon drum;
C)2-5 gallon pallet/container; D) bulk dry packages; E) cartoned small
containers (less than 2 gallons or 10 pounds) on pallets; F) on floor; G) on
racks; H)Underground Storage Tank (UST); I) Above Ground Storage Tank (AST); J)
other(please describe).

PLEASE NOTE: OUTSIDE STORAGE OF ANY NATURE IS NOT PERMITTED.

12.      Describe any pollution control equipment that will be used at the
         proposed facility (example: paint spray booth, fume hood, waste water
         treatment). ___________________________________________________________

         _______________________________________________________________________

         _______________________________________________________________________

<TABLE>
<S>      <C>                      <C>                   <C>
13.      Will your operations     How will the          How will the wastes
         generate any chemical    chemical wastes       be disposed?
         wastes that require      be stored on-site?    (example: recycled,
         special disposal?                              landfilled, incinerated)
         (example: waste oil,
         waste solvent)
         _____________________    __________________    ________________________

         _____________________    __________________    ________________________

         _____________________    __________________    ________________________

         _____________________    __________________    ________________________
</TABLE>

                             Tenant Initial__________ Landlord Initial__________

                                      C-3

<PAGE>

<TABLE>
<S>      <C>                                                                            <C>         <C>
14.      Does your business have an EPA Hazardous Waste Generator ID Number?            YES         NO

15.      What spill prevention and containment measures will be in place for the chemicals and wastes stored
         at the proposed facility? (describe briefly) __________________________________________________________

         _______________________________________________________________________________________________________

         _______________________________________________________________________________________________________

16.      Does your business have an Emergency Response or Contingency Plan in place in the event of a chemical
         incident (please provide a copy)                                               YES         NO

16.      Does your business have any type of Hazardous Materials training program for your employees? (describe
         briefly): ____________________________________________________________________________________________

         _______________________________________________________________________________________________________

         _______________________________________________________________________________________________________

18.      Do you have copies of all Material Safety Data Sheets (MSDS) at your facility for the chemicals listed
         in question #7? (Please provide copies):                                       YES         NO

19.      Does your business carry environmental insurance coverage in the event of a chemical incident?
                                                                                        YES        NO

20.      Will you be required to make filings and notices or obtain permits as required by Federal and/or State
         regulations for the operations at the proposed facility? Specifically:

                  a. SARA Title III Section 312 (Tier II) reports                       YES         NO
         (> 10,000 lbs. of hazardous materials STORED at any one time)
                  b. SARA Title III Section 313 (Tier III) Form R reports               YES         NO
         (> 10,000 lbs. of hazardous materials USED per year)
                  c. NPDES or SPDES Stormwater Discharge permit                         YES         NO
                           (answer "No" if "No-Exposure Certification" filed)

21.      This form was prepared by the undersigned as a complete and correct description of Tenant's proposed
         operations at the location noted, and  the Landlord may rely on this information.
</TABLE>

___________________________________               ______________________________
Signature                                         Print Name

___________________________________
Date

                             Tenant Initial__________ Landlord Initial__________

                                      C-4

<PAGE>

                                LEASE EXHIBIT D
                                ASSET ACCEPTANCE
                              TENANT IMPROVEMENTS
                               FIRSTPARK @ BRANDON

                                AUGUST 22, 2003

                                 SCOPE OF WORK

These outline specifications have been created to define the tenant build out
work to be included in a turnkey arrangement between First Industrial and Asset
Acceptance. All items addressed shall be part of the tenant build out cost.

This outline specification prepared by First Industrial Development Services
(Contractor) defines the scope of work for the design and construction of
52,280 square feet of office space at FirstPark @ Brandon on Falkenburg Road
and is based on a CAD floor plan, file NewTampa2.dwg, prepared by Richard
Dawson and sent via email on May 2, 2003.

All material and equipment incorporated into this project shall be new. The
Contractor shall guarantee all work to be free from defects of workmanship and
material for one (1) year after completion.

GENERAL CONDITIONS:

General

Contractor will give to the proper authorities all notices required by law
relative to the work of the project; obtain and pay for all building permits
and licenses apply for other permits. Environmental use permits and permits
required in conjunction with data processing or office activities will be the
responsibility of Asset Acceptance. Additionally, any permits required for the
computer installation, security system or furniture system installation
including wiring would also be the responsibility of Asset Acceptance.

Codes

Contractor will be responsible for complying with local, state and federal
building codes including the Standard Building Code and the American
Disabilities Act.

Insurance

Contractor will maintain all required insurance as mandated by the State of
Florida.

Clean Up

Excessive accumulation of waste materials and rubbish will be avoided by
periodic removal from building and construction site. When the building project
is substantially completed, Contractor will remove all debris, tools,
scaffolding, and surplus materials, leaving the project in "wiped clean"
condition. Contractor will clean all exterior windows, vacuum all carpeting;
clean and apply two coats of wax to all vinyl composition tile flooring; clean
all bathroom mirrors, fixtures and toilet partitions. All other cleaning if
desired will be the responsibility of the Client.

Asset Acceptance LLC         Tenant Initial ______  Landlord Initial _______

                                      D-1

<PAGE>
Design and Engineering

Contractor in conjunction with Rick Z. Smith and Associates Architects, Inc.
will facilitate preparation of a complete set of working drawings to include
architectural, plumbing, HVAC, electrical, fire protection and structural
review where required. Prior to commencing design of the tenant improvements
the tenant will supply First Industrial design development drawings which
depict the general space-planning layout. An allowance to complete the required
build out has been included as part of this proposal. In addition to a layout
drawing, the tenant shall supply specifications for all furniture and equipment
which will be included in the build out or provided by others under and
arrangement with the Client. Changes to the space plan after commencement of
the design may necessitate additional fees.

Work not included with the Design and Engineering services will include data or
security. All fixture furnishing and equipment space planning to be provided by
the Client.

INTERIOR FINISHES

Quality of Materials

All finish materials installed in the tenant development build out shall meet
the following quality standards. The tenant at additional cost can make
upgrades to these standards. Actual selections to be approved by Tenant prior
to purchase and installation.

1.   Paint - All walls unless otherwise noted shall be painted with Sherwin
     Williams Latex Pro-Mar 200 or better. One coat of primer and one coat of
     semi-gloss finish shall be applied to the wall surfaces. Doors and jambs
     shall receive two coats of Minwax Golden Oak stain.

2.   Carpet - Shaw Products - Division of Philadelphia Carpet, glue down,
     textured loop pile carpet. Style shall be Lynchburg 2602 Color Blue
     Diamond. Rooms where tenant requires borders or carpet upgrades can be
     supplied at an additional cost.

3.   VCT - Storage, Restrooms and beak room shall receive Azrock Standard
     Series Colors vinyl composition tile. Tile shall be 12" x 12" x 1/8",
     conforming to ASTM F 1066, composition 1, class 2. Rooms where the tenant
     requires a pattern of multi colors can be supplied at an additional cost.
     Color shall be similar to Armstrong Excelon Vinyl 12 X 12 Pattern 51807.

4.   Vinyl Wall Base - All tenant areas shall receiver wall base equal to
     Mercer 4" vinyl base.

5.   Millwork - Toilet partitions bathroom vanities, counter tops and cabinetry
     shall be constructed with plastic laminate by Wilsonart, and colors as
     selected from manufacturer's standard solid color.

6.   Wood doors - Interior tenant doors shall be 3'-0" x 6'-8", pre-hung, solid
     core birch veneer with stain grade casings and jambs.

7.   Interior windows - Provide up to 34 each 5' x 4' fixed windows at offices.

8.   Finish Hardware - All tenant door hardware will be as manufactured by
     Ultra to meet ADA requirements, with function appropriate for intended
     use. Locksets will be lever style hardware with heavy-duty cylinder type
     with a polished brass finish. Landlord to furnish Tenant with a key plan
     upon receipt of Tenant's key and lock requirements.

Asset Acceptance LLC                Tenant Initial_____ Landlord Initial_____

                                      D-2

<PAGE>
TENANT AREA FINISHES

All tenant walls shall be constructed 3 6/8", 26 Ga. metal studs spaced at 24"
o.o.  with 1/2" gypsum wall board and be 9'-0" high. Interior partition layout
shall be as indicated in the above referenced floor plan. Tenant areas shall
receive vinyl base and Celotex BET 197(R) (2' X 4') or equal acoustical
ceilings with R-19 fiberglass batt insulation unless otherwise noted. The floor
and wall finishes shall be as outlined below:

Offices

- Floors -- Floor finish shall be carpet.
- Partition Height -- wall shall terminate above ceiling.
- Wall Finish -- Sherwin Williams Latex Pro-Mar 200
- Ceiling -- Celotex BET 197(R) 2' X 4' tile with white grid and R-19 fiberglass
  batt insulation
- Doors & Frame -- Building Standard pre-hung wood door
- Window (5' wide x 4' high) in bronze aluminum frame
- Electrical -- Three (3) duplex receptacles and one (1) Data conduit

Open Office Area

- Floors -- Floor finish shall be carpet.
- Partition Height -- none
- Wall Finish -- Sherwin Williams Latex Pro-Mar 200
- Ceiling -- Celotex BET 197(R) 2' X 4' tile with white grid and R-19 fiberglass
  batt insulation
- Doors & Frame -- none
- Electrical -- one junction box above ceiling with three circuits per work
  group to match existing Tampa facility.
- One data pole and power pole per new furniture grouping

Restrooms

- Floors -- Azrock Standard Series Vinyl Composition Tile
- Partition Height -- wall shall extend to above ceiling, partitions to be
  insulated
- Wall Finish -- Sherwin Williams Latex Pro-Mar 200
- Ceiling -- Celotex BET 197(R) 2' X 4' tile with white grid and R-19 fiberglass
  batt insulation
- Doors & Frame -- Building Standard wood door and frame
- Millwork -- 48 lnft of restroom vanities; 32 toilet and urinal stall
  partitions
- One GFI outlet at each vanity

Break Room

- Floors -- Azrock Standard Series Vinyl Composition Tile
- Partition Height -- wall shall extend to above ceiling, partitions to be
  insulated
- Wall Finish -- Sherwin Williams Latex Pro-Mar 200
- Ceiling -- Celotex BET 197(R) 2' X 4' tile with white grid and R-19 fiberglass
  batt insulation
- Doors & Frame -- Building Standard wood door and frame
- Millwork -- 20 lnft of base and upper cabinets at kitchenette area
- Ten GFI electrical outlets at counter (six will be dedicated for microwaves)
- Five dedicated circuits with ten single receptacles for vending machines
- Commercial grade garbage disposal will be furnished at break room sink

Asset Acceptance LLC                     Tenant Initial____ Landlord Initial____

                                      D-3
<PAGE>
ROUGH CARPENTRY

Walls supporting millwork or miscellaneous specialties shall receive wood
blocking.

GLASS AND WINDOW TREATMENTS

Tint all exterior windows
Provide mini blinds at all exterior and interior offices to match existing Tampa
facility, install windows at 23 each -- 10' x 12' storefront sections at
overhead door opening

SPECIALTIES

Folding Partition

A sound insulated folding wall with vinyl finish shall be provided at Training
Room. An allowance of $17,600 has been included for this installation and the
required structural supports and structural modifications to the building to
accommodate the partition loads.

Motorized Projection Screen

Provide two motorized recessed projection screen, 8' wide x 8' high. An
allowance of $3,000 per unit has been included for this work and the required
structural supports.

Building Exterior Signage

One exterior, building park standard, sign is included. Interior signage, other
than that required by code is not included.

FURNISHINGS

Office Furniture

The purchase, installation and electrical connection of the modular furniture,
desks, office furniture, filing systems and office equipment are specifically
excluded from this scope.

Blinds and window tint at exterior windows conforming to the park standard are
included. No blinds are included at interior windows.

FIRE PROTECTION SYSTEM

Fire Sprinkler System

The layout of the sprinkler heads shall be revised to conform to tenant room
layout. Building system is designed to accommodate Group II ordinary hazard in
accordance with NFPA 13.

PLUMBING SYSTEM

Women's -- ADA compliant restroom with one (1) handicapped water closets; seven
(7) standard water closets; one (1) handicapped lavatory and four (4) sinks in
vanity. Two such restrooms shall be provided.

Men's -- ADA compliant restroom with one- (1) handicapped water closet; three
(3) standard water closets; four (4) urinals; one (1) handicapped lavatory and
four (4) sinks in vanity.

All water closets shall be commercial grade pressure assisted flush tank models.

Asset Acceptance LLC                  Tenant Initial ____  Landlord Initial ____

                                      D-4
<PAGE>
All restrooms include mirrors, grab bars at handicapped water closet fixtures,
paper towel and toilet paper dispensers.

Installations of two (2) break room sinks.

Provide one under counter water heater at each restroom area.

Drinking fountains included outside of each bathroom area.

HEATING, VENTILATING AND AIR CONDITIONING SYSTEM

The tenant build out will include split HVAC system at a rate of 300 square feet
+/- per ton. Air handlers will be hung at 11'-6" above finish floor and
condensers will be mounted on the roof. Ductwork will be R-6 duct board & flex
duct. Registers to be R-6 perforated supply diffusers, return grills to be high
velocity Model CC5 registers or equal.

HVAC systems shall have one-year parts and labor warranty and a five-year
warranty on the compressors.

Complete installation of up to 175 tons of split HVAC systems for the office
area.

Complete installation of a 5 ton split HVAC system at the computer room. Final
system design shall be capable of handling load for a 500 SF computer room.

Ceiling mounted exhaust fans at restrooms will be provided.

ELECTRICAL SYSTEM

Power Distribution

Power distribution from building main is included in the tenant improvement
scope. A 2000 AMP, 208 V, 3 Phase service will be provided and distributed to
ten 200 amp subpanels located along the south wall of the building.

Includes relocation of Asset Acceptance existing UPS system to the new
building. UPS unit will be disconnected from present location and replace with
a new 120/208V, 200 amp, 42-circuit panel. All existing circuits will be re-fed
to new permanent panel.

Includes electrical connections to back up generator and transfer switch.
Generator and transfer switch to be purchased and installed by Landlord and all
costs to be reimbursed to Landlord by Tenant.

Telephone Conduit

Conduit is provided from building utility service area to the rear warehouse
wall of each bay. Service beyond this point is by others.

LIGHTING SYSTEM

Building Lighting

Office areas with ceilings will receive 2x4 three T8 lamp, electronic ballast
fixtures with acrylic lens. 615 fixtures have been included. Exit and emergency
lighting will be provided as required by code.

Asset Acceptance LLC                 Tenant Initial ____ Landlord Initial ____

                                      D-5
<PAGE>
Devices

Data Drops @ New Partitions:       60    each
Switches:                          60    each
3-way switches:                    10    each
Duplex Receptacles:                130   each
Dedicated Receptacles:             22    each
GFI Outlets:                       8     each
3 circuit junction boxes           50    each
Data or power poles                68    each

Clarifications / Exceptions

The shell building for the above referenced tenant improvements will be a Butler
pre-engineered steel building with Butler's MR24 standing seam metal roof.
Butler Manufacturing provides a 30 year material warranty with the roof sheet
materials used in the MR24 system. Exterior walls to be of concrete tiltwall
construction.

A covered smoking area will be provided at the east end of the building. Area
will be comprised of a 12' x 20' aluminum open wall structure.

Items not included

The following are specifically excluded from the contractor's proposal:

-  Setting, wiring, plumbing or connections of tenant equipment or furnishings,
   including Client's equipment, such as computers, CRT's, computer
   peripherals, process equipment, telephone equipment
-  Alarm systems or fire alarm systems
-  Raised computer room floor
-  Furniture and office furnishings including de-mountable landscape office
   partitioning, power poles, kitchen equipment, appliances, vending machines,
   racking and shelving, audiovisual equipment
-  Relocation and connection of existing telephone/data poles and power poles by
   others
-  Power connections to equipment and power wiring of cubical furniture
-  Trash containers or compactors
-  Accent lighting
-  Vinyl wall covering
-  Tenant specified emergency generator and transfer switch to be purchased and
   installed by Landlord and such costs to be reimbursed to Landlord by Tenant
-  FirstPark @ Brandon is a Verizon SmartPark. Tenant shall be responsible for
   coordinating with Verizon for services.
-  Tenant to establish service with Utility Companies. Landlord to reimburse
   Tenant for such utilities up to the lease commencement date.

Asset Acceptance LLC                    Tenant Initial____ Landlord Initial____

                                      D-6
<PAGE>

                                 LEASE EXHIBIT E

                  BROOM CLEAN CONDITION AND REPAIR REQUIREMENTS

1.       Park rules do not permit decals, stickers or other material to be
         affixed to the storefront glass. Should any have been displayed, they
         should be removed, without damage to, or residue remaining upon, the
         reflective film.

2.       All exterior and interior locks and all door hardware should be in good
         repair and operating condition. If tenant has rekeyed so that current
         locks are not compatible with our master keying system, we will need to
         rekey the exterior locks to our master system, at tenant's expense.
         Also, keys are needed for each interior lock, including doors, a/c
         thermostat boxes, towel holders, etc.

3.       Interior glass, mullions, sills and mini-blinds should be cleaned.
         Damaged blinds should be repaired, or replaced, if required.

4.       Alarm system hardware, including control panels, keypads and sensors,
         should be deactivated and removed, and any wall or other damage from
         mounting should be repaired.

5.       HVAC system must be in good working order. Filters must be changed, and
         all thermostats must be in working order. Tenant must supply Landlord
         with maintenance records.

6.       All plumbing should be operational and free from leaks. Fixtures should
         not be dented, cracked or chipped. Water heater must work.

7.       All ceiling lights should be fully operational, including all lamps.
         Lighting configuration should be as shown by space plan included with
         Lease.

8.       All ceiling tile and grid should be complete, intact and undamaged and
         free of excessive dust from lack of changing filters. (No ceiling tiles
         may be missing or damaged.)

9.       Wall surfaces should be free of mounting brackets, or holes therefrom.
         Water or impact damage to walls should be repaired. Patchwork should be
         neat, to blend in with existing wall finish. Holes in doors or trim
         should be similarly repaired.

10.      Vinyl or other wood base or molding should be complete, intact and free
         from damage.

11.      Carpets should be thoroughly vacuumed. If heavily soiled, carpet will
         require shampooing or other soil-extraction treatment. If stains can be
         "spot removed", this may be acceptable.

12.      Vinyl or other floor tile should be cleaned.

13.      Restrooms should be thoroughly cleaned, as in the normal housekeeping
         routine for the suite. This includes fixtures, mirrors, vanity and
         cabinet tops and interiors.

14.      All mechanical equipment should be in good operating order. This
         includes, but is not limited to, sump pumps, hoists and lifts, dock
         levelers, motorized dampers and exhaust fans.

15.      Warehouse, shop, plant and other concrete floors should be cleaned of
         any sediment adhering to the surface, and then swept clean.

16.      Holes in warehouse walls should be patched.

                             Tenant Initial__________ Landlord Initial__________

                                      E-1

<PAGE>

17.      Overhead doors must be free of any cracked lumber, broken or dented
         panels. Overhead door springs, rollers, tracks, motorized door
         operator, and all other items pertaining to the overhead door must also
         be in good working condition. Interior surfaces should be reasonably
         clean and free from dirt or other sediment.

18.      Any shelving, partitions or other structures within the warehouse must
         be in good condition, meeting all building and safety codes, or else be
         repaired or removed, at the option of FIRST INDUSTRIAL.

19.      Cobwebs should be removed from all office and warehouse areas.

20.      All EXIT and emergency lighting should be fully operational.

21.      All fire extinguishers should be fully charged, and mounted as per
         code.

22.      All debris must be removed and properly disposed of by tenant.

23.      Any damage to the exterior of the suite, including the building
         structure, light fixtures, dock bumpers, stairs, truck wells,
         guardrails, bollards, or air conditioning equipment, caused by the
         tenant, its agents or employees, will be repaired by FIRST INDUSTRIAL
         at tenant's expense.

24.      No fixtures of any type may be removed from the suite without written
         permission from FIRST INDUSTRIAL. This includes all fixtures, whether
         provided by the landlord or tenant. A fixture is anything that is
         attached to the building or premises.

25.      Any and all tenant-provided improvements must meet building code
         requirements as well as FIRST INDUSTRIAL standards for construction, be
         brought to meet same, or be demolished and removed and the premises
         restored, at FIRST INDUSTRIAL'S option.

                             Tenant Initial__________ Landlord Initial__________

                                      E-2

<PAGE>

                                 LEASE EXHIBIT F

                                OPTION TO EXTEND

1.       TENANT SHALL HAVE THE OPTION TO EXTEND THE LEASE TERM FOR TWO (2)
         ADDITIONAL PERIODS OF FIVE (5) YEARS (THE "RENEWAL TERM") WITH RESPECT
         TO THE PREMISES, WHICH MUST INCLUDE ANY SPACE ADDED AS PART OF THE
         PREMISES, UPON THE SAME TERMS AND CONDITIONS AS PROVIDED IN THE LEASE
         (UNLESS HEREAFTER CHANGED OR MODIFIED BY A MUTUAL AGREEMENT IN
         WRITING), EXCEPT THAT, FOR THE EXTENDED TERM:

                  a.       UPON EXERCISE OF THE SECOND OPTION TO EXTEND THE
                           LEASE TERM, THE LEASE, AS EXTENDED, SHALL NOT CONTAIN
                           ANY ADDITIONAL OPTION TO EXTEND AS PROVIDED IN THIS
                           RIDER;

                  b.       THE ANNUAL BASE RENT SHALL BE THE ANNUAL BASE RENT
                           PAYABLE WITH RESPECT TO THE TWELVE (12) MONTH PERIOD
                           IMMEDIATELY PRECEDING THE EXPIRATION OF THE PRIOR
                           TERM OF THE LEASE, ADJUSTED TO MARKET RENT OVER THE
                           PREVIOUS YEARS.

2.       THE EXERCISE OF THE OPTIONS SET FORTH IN THIS RIDER SHALL ONLY BE
         EFFECTIVE UPON, AND IN STRICT COMPLIANCE WITH, THE FOLLOWING TERMS AND
         CONDITIONS:

                  a.       WRITTEN NOTICE OF SUCH ELECTION (THE "EXTENSION
                           NOTICE") SHALL BE GIVEN BY TENANT TO LANDLORD NO
                           LATER THAN FIVE (5) MONTHS PRIOR TO THE EXPIRATION
                           DATE OF THE INITIAL TERM OF THE LEASE AND SUBSEQUENT
                           RENEWAL PERIODS. TIME SHALL BE OF THE ESSENCE IN
                           CONNECTION WITH THE EXERCISE OF ANY ELECTION BY
                           TENANT UNDER THIS RIDER.

                  b.       AT THE TIME OF TENANT GIVING LANDLORD WRITTEN NOTICE
                           OF ITS ELECTION TO EXTEND THE LEASE TERM AND UPON THE
                           EXPIRATION OF THE INITIAL TERM, OR ANY EXTENDED TERM
                           AS APPLICABLE, THE LEASE SHALL BE IN FULL FORCE AND
                           EFFECT AND TENANT SHALL NOT BE IN DEFAULT UNDER ANY
                           OF THE TERMS, COVENANTS, AND CONDITIONS OF THE LEASE
                           BEYOND ANY APPLICABLE GRACE PERIOD.

3.       TENANT SHALL HAVE THE RIGHT TO ASSIGN THE OPTION SET FORTH IN THIS
         RIDER TO A PUBLICLY TRADED AFFILIATE OF TENANT.

                             Tenant Initial__________ Landlord Initial__________

                                      F-1

<PAGE>

                                 LEASE EXHIBIT G

                         TERM SHEET FOR EXPANSION OPTION

A.       BUILDING:

         -        Tenant shall have an option (the "OPTION") to cause Landlord
                  to construct (or cause to be constructed) an approximately
                  33,380 square foot building with nine per thousand parking
                  (the "EXPANSION BUILDING"), with a design substantially
                  similar to Landlord's standard spec building design. The
                  Expansion Building shall be constructed on land owned by
                  Landlord and located in the vicinity of the Building (the
                  "EXPANSION BUILDING AREA").

B.       TERM OF OPTION:

         -        The term of the Option shall commence on the Commencement Date
                  and expire on the date that is eighteen (18) months thereafter
                  ("OPTION TERM").

C.       EXPANSION LEASE TERMS:

         -        If Tenant timely exercises the Option, Landlord and Tenant
                  shall each act reasonably and in good faith to negotiate the
                  terms of a lease agreement, in a form substantially similar to
                  the Lease, for Tenant's lease of the Expansion Building (the
                  "EXPANSION LEASE").

         -        The term of the Expansion Lease shall be no less than five (5)
                  years.

         -        The Expansion Lease shall be a triple net lease.

         -        Tenant's initial annual base rent for its lease of the
                  Expansion Building shall be the product of (y) total project
                  costs (inclusive of both "hard" and "soft" costs) incurred by
                  Landlord to design and construct the Expansion Building and
                  (z) the greater of (i) 11% or (ii) the sum of (A) the rate of
                  the 10-year U.S. Treasury Bill (as of the date of the
                  execution of the Expansion Lease) and (B) 650 basis points.

         -        The annual base rent shall be increased by 2.5% per year, on a
                  compounded basis.

D.       ACCELERATION OF OPTION:

         (1)      Third Party Request-For-Proposal:

         -        If, at any time during the Option Term, Landlord receives, and
                  is willing to entertain, a request-for-proposal (a "RFP") from
                  a third party to construct a building in the Expansion
                  Building Area (on a so-called "build-to-suit" basis), Landlord
                  shall first offer to Tenant the opportunity to exercise the
                  Option by advising Tenant, in writing (the "RFP NOTICE"), of
                  Landlord's receipt of the RFP.

         -        Upon Landlord's delivery of the RFP Notice, Tenant shall have
                  five (5) business days ("TENANT'S RESPONSE PERIOD") in which
                  to advise Landlord, in writing (the "RFP NOTICE RESPONSE"),
                  whether or not Tenant desires to exercise its Option.

         -        If Tenant fails to timely deliver a RFP Notice Response, then
                  Tenant shall have automatically and unconditionally waived its
                  right to exercise the Option whereupon Landlord may proceed to
                  respond to the RFP and to develop the Expansion Building Area
                  in the manner Landlord deems appropriate; provided, however,
                  if Landlord fails to commence development of the Expansion
                  Building Area with the third party that is set forth in the
                  RFP Notice, the Option shall be reinstated subject to the
                  terms described herein.

                             Tenant Initial__________ Landlord Initial__________

                                      G-1

<PAGE>

         -        If Tenant timely delivers the RFP Notice Response and elects
                  to exercise the Option, then Landlord and Tenant shall
                  proceed, as contemplated in B. and C. above, and Landlord
                  shall proceed to construct the Expansion Building.

         (2)      Landlord Acceleration:

         -        If, at any time during the Option Term, Landlord desires to
                  construct (or cause to be constructed) a building, on a
                  speculative basis, (a "SPEC BUILDING") in the Expansion
                  Building Area (which Speculative Building shall be of whatever
                  design and configuration Landlord deems appropriate), Landlord
                  shall first offer to Tenant the opportunity to exercise the
                  Option by advising Tenant, in writing (the "LANDLORD
                  ACCELERATION NOTICE"), of Landlord's intent to construct (or
                  cause to be constructed) a Spec Building in the Expansion
                  Building Area .

         -        Upon Landlord's delivery of the Landlord Acceleration Notice,
                  Tenant shall have three (3) business days (the "RESPONSE
                  PERIOD") in which to advise Landlord, in writing (a "TENANT
                  RESPONSE"), whether or not Tenant desires to exercise its
                  Option.

         -        If Tenant fails to timely deliver a Tenant Response, then
                  Tenant shall have automatically and unconditionally waived its
                  right to exercise the Option and Landlord may proceed to
                  develop the Expansion Building Area in whatever manner
                  Landlord deems appropriate; provided, however, if Landlord
                  fails to commence development of a Spec Building, the Option
                  shall be reinstated subject to the terms described herein.

         -        If Tenant timely delivers a Tenant Response and elects to
                  exercise the Option, then Landlord and Tenant shall proceed as
                  contemplated in B. and C. above, and Landlord shall construct
                  the Expansion Building.

E.       RIGHT OF FIRST REFUSAL TO LEASE SPACE:

         -        If Landlord elects to construct a Spec Building, then until
                  the expiration of the Option Term, Tenant shall have a right
                  of first refusal (a "ROFR") to lease space in the Spec
                  Building.

         -        If Landlord is prepared to enter into a letter of intent with
                  a third party tenant ("LOI"), Landlord shall first offer to
                  Tenant the opportunity to exercise the ROFR (on all of the
                  same terms and conditions as are set forth in the LOI) by
                  advising Tenant, in writing ("ROFR NOTICE"), of the terms of
                  the LOI and Landlord's intent to enter into same.

         -        Tenant shall have three (3) business days (the "ROFR PERIOD"),
                  after Tenant's receipt of the ROFR Notice, in which to advise
                  Landlord, in writing (a "TENANT ROFR RESPONSE"), whether or
                  not Tenant desires to exercise its ROFR (on all of the same
                  terms and conditions as are set forth in the LOI).

         -        If Tenant fails to timely deliver a Tenant ROFR Response, then
                  Tenant shall have automatically and unconditionally waived its
                  right to exercise the ROFR and Landlord may proceed to lease
                  the space in the Spec Building to the third party tenant;
                  provided, however, if Landlord fails to enter into a formal
                  lease agreement with the third party tenant, the ROFR shall be
                  reinstated subject to the terms described herein.

         -        If Tenant timely delivers a Tenant ROFR Response and elects to
                  exercise the ROFR, then Landlord and Tenant shall promptly
                  negotiate the terms of a lease agreement on terms reasonably
                  acceptable to Landlord and Tenant, but incorporating all of
                  the terms set forth in the LOI.

F.       ASSIGNMENT. Tenant shall have the right to assign the Option and ROFR
         to a publicly traded affiliate of Tenant.

                             Tenant Initial__________ Landlord Initial__________

                                      G-2

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