Document:

<PAGE>
                                                                   Exhibit 10.34

                       ASSIGNMENT AND ASSUMPTION OF LEASE

      This Assignment and Assumption of Lease ("Agreement") is entered into
effective as of August 1, 1999 (the "Effective Date") by and between EAGLE RIVER
INVESTMENTS, L.L.C., a Washington state limited liability company ("Assignor")
and NEXTEL WIP Lease Corp. a Delaware corporation ("Assignee").

                                    RECITALS

      A. PAKHOED DISTRIBUTION CORPORATION, a Washington corporation, formerly
known as UNIVAR CORPORATION ("Pakhoed"), on March 22, 1990, entered into an
Office Lease Agreement ("the Prime Lease"), with Carillon Properties, a
Washington general partnership (the "Prime Landlord") for premises (the "Prime
Premises") in the Carillon Point Development located at 4000 Carillon Point,
Kirkland, Washington (the "Building") all as further described in the Prime
Lease.

      B. On September 22, 1994, AT&T WIRELESS SERVICES OF WASHINGTON, INC., a
Washington corporation ("Sublessor") entered into a Sublease Agreement
("Sublease Agreement #1") with Pakhoed to lease 13,987 rentable square feet of
the Prime Premises, which is a portion of the fifth floor of the Building, all
as further described in Sublease Agreement #1 (the "Premises").

      C. On August 12, 1998, Assignor entered into a Sublease Agreement with
Sublessor to lease the Premises as further described in Sublease Agreement #2
(the "Lease").

      D. Assignor has agreed to assign and transfer to Assignee, and Assignee
has agreed to accept, Assignor's leasehold interest in the Premises.

      NOW THEREFORE, for good and valuable consideration, the receipt of which
is acknowledged, the parties agree as follows:

                                    AGREEMENT

1. Assignment. Assignor hereby grants, transfers, conveys and assigns to
Assignee all of Assignor's rights, title and interest in and to the Lease,
together with the leasehold estate under the Lease. This assignment shall be
effective as of the Effective Date.

2. Assumption. Assignee hereby accepts the foregoing assignment of Assignor's
right, title and interest in the Lease, and hereby agrees to be bound by, and to
perform all the terms, covenants, and conditions of the Lease to be done, kept,
performed by the Tenant, including the payment of all amounts accruing and to
become due under the Lease from and after the Effective Date. Assignee does not
assume, and Assignor shall remain liable for and shall complete performance of,
any obligations which accrue or become due under the Lease prior to the
Effective Date.

                                       1
<PAGE>

3. Indemnity. Assignee shall indemnify, defend and hold harmless Assignor
against any claims, liabilities or costs arising from Assignee's failure to
perform under the terms of the Lease which shall accrue on or after the
Effective Date. Assignor shall indemnify, defend and hold harmless Assignee
against any claims, liabilities or costs arising from Assignor's failure to
perform under the terms of the Lease or with respect to any matter concerning
the Lease prior to the Effective Date.

4. Transfer of Interest. Assignee shall acquire all of Assignor's interest in
the Premises, including without limitation, leasehold improvements and trade
fixtures, if any.

5. Representations and Warranties. Assignor hereby states, declares, represents
and warrants to Assignee as to the following matters, with such representations
and warranties being true and correct as of the date this Agreement is signed by
Assignor and as of the Effective Date:

      A. The copy of the Prime Lease, attached hereto as Exhibit A, is a true
and correct copy and constitutes the entire agreement between Prime Landlord and
Pakhoed with respect to the Prime Premises described therein. The Prime Lease is
in full force and effect.

      B. A copy of Sublease Agreement #1, attached hereto as Exhibit B, is a
true and correct copy and constitutes the entire agreement between Sublessor and
Pakhoed with respect to the Premises described therein. Sublease Agreement #1 is
in full force and effect.

      C. A copy of the Lease, attached hereto as Exhibit C, is a true and
correct copy and constitutes the entire agreement between Assignor and Sublessor
with respect to the Premises described therein. The Lease is in full force and
effect and has not been amended, supplemented or otherwise changed.

      D. No default or event that with the passage of time would constitute a
default on the part of the Assignor exists under the Lease in the performance of
the terms, covenants and conditions of the Lease required to be performed on the
part of the tenant.

      E. To the best of Assignor's knowledge, no default or event that with the
passage of time would constitute a default on the part of the Prime Landlord
exists under the Lease in the performance of the terms, covenants, and
conditions of the Lease required to be performed on the part of the Prime
Landlord.

6. Miscellaneous.

      A. The parties each agree that they will execute such further documents or
instruments as may be reasonably requested by the other party to document the
purpose and intent of this Agreement.

                                       2
<PAGE>

      B. This Agreement contains all of the covenants, agreements, terms,
provisions, conditions, warranties and understandings comprising the final and
entire agreement between the Assignor and Assignee. No waiver or modification of
any of the terms set forth herein shall be deemed to have been made or be
finding on the parties unless expressed in writing and signed by all parties.

      C. Prime Landlord's consent to the Agreement and the assignment and
assumption of the Lease is attached hereto and incorporated herein by reference.

IN WITNESS WHEREOF, the parties have executed this Agreement as of 8/1, 1999.

Assignor:                                  Assignee:

EAGLE RIVER INVESTMENTS, L.L.C.,           NEXTEL WIP LEASE CORP.
a Washington limited liability company     a Delaware corporation

By: /s/ C James Judson                     By: /s/ Donald J. Manning
   -----------------------------------        ----------------------------------
Name: C James Judson                       Name: Donald J. Manning
Its: Manager                               Its: V. P. & General Counsel

State of Washington
County of King

      I certify that I know or have satisfactory evidence C. James Judson is the
person who appeared before me, and said person acknowledged that he signed this
instrument, on oath stated that he was authorized to execute the instrument and
acknowledged it as the Manager of EAGLE RIVER INVESTMENTS, L.L.C., to be the
free and voluntary act of such party and purposes mentioned in the instrument.

Dated: 5/7/99                                 /s/ Teresa L. Biargo
                                              ----------------------------------
                                              Notary Public

                                              Teresa L. Biargo
                                              ----------------------------------
                                              [Printed Name]
                                              My appointment expires: 06/15/2000

                                       3
<PAGE>

State of Washington
County of King

      I certify that I know or have satisfactory evidence that Donald J. Manning
is the person who appeared before me, and said person acknowledged that he
signed this instrument, on oath stated that he was authorized to execute the
instrument and acknowledged it as the V.P. & General Counsel of NEXTEL WIP Lease
Corp., to be the free and voluntary act of such party for the uses and purposes
mentioned in the instrument.

Dated May 5, 1999                             /s/ Gayle C. Toney
                                              ----------------------------------
                                              Notary Public

                                              Gayle C. Toney
                                              ----------------------------------
                                              [Printed Name]
                                              My commission expires: 3/29/2003

                                                         -------------------
                                                           GAYLE C. TONEY
                                                            NOTARY PUBLIC
                                                         STATE OF WASHINGTON
                                                         COMMISSION EXPIRES
                                                           MARCH 29, 2003
                                                         -------------------

                                       4
<PAGE>

                            CONSENT BY PRIME LANDLORD

            The Landlord under the Prime Lease hereby consents to the attached
Assignment and Assumption of Lease with the understanding that Pakhoed's
obligations under the Prime Lease are not modified or changed as it relates to
the Prime Landlord. By its consent, Prime Landlord agrees that the utilities,
services, maintenance and repair it is required to provide under the Prime Lease
to or for the space which is being assigned, will be provided by Prime Landlord
to Nextel WIP Lease Corp.

            AGREED AND ACCEPTED this 29 day of July, 1999.

PRIME LANDLORD:
CARILLON PROPERTIES

By:  /s/ Barbara Leland
     ------------------------------
     [Signature of Officer]

     Barbara Leland
     ------------------------------
     [Printed Name of Officer]

Its: Vice President
     ------------------------------
     [Title] Skinner Development
     Agent for Carillon Properties

                                       5
<PAGE>

                   CONSENT BY PAKHOED DISTRIBUTION CORPORATION

      Pakhoed Distribution Corporation, the tenant under the Prime Lease and the
Sublessor under Sublease Agreement #1, hereby consents to the attached
Assignment and Assumption of Lease with the understanding that any obligation
under Sublease Agreement #1 are not modified or changed as it relates to Pakhoed
nor to AT&T's obligations under Sublease Agreement #1.

      AGREED AND ACCEPTED this 22 day of July, 1999

PAKHOED DISTRIBUTION CORPORATION

By:  /s/ William A. Butler
     ------------------------------
     [Signature of Officer]

     William A. Butler
     ------------------------------
     [Printed Name of Officer]

Its: Sr. & Vice President
     ------------------------------
     [Title]

                                       6
<PAGE>

              CONSENT BY AT&T WIRELESS SERVICES OF WASHINGTON, INC.

      AT&T Wireless Services of Washington, Inc., the Sublesee under Sublease
Agreement #2, hereby consents to the attached Assignment and Assumption of Lease
with the understanding that any obligation under Sublease Agreement #2 are not
modified or changed as it relates to AT&T's obligations under Sublease Agreement
#2.

      AGREED AND ACCEPTED this ____ day of ___________, 1999.

AT&T WIRELESS SERVICES OF WASHINGTON, INC.

By:  /s/ Bob Mahlik
     ------------------------------
     [Signature of Officer]

     BOB MAHLIK
     ------------------------------
     [Printed Name of Officer]

Its:    VP, SM & Real Estate
     ------------------------------
     [Title]

                                       7<PAGE>

                                                                   Exhibit 10.35

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

                                 LEASE AGREEMENT

                               McCarran Center, LC

                                       and

                             Nextel WIP Lease Corp.

                                  May 11, 1999

                                    SS-NNN-42

================================================================================
<PAGE>

                                TABLE OF CONTENTS

1. BASIC LEASE TERMS                                                           1

   1.1     Premises Address                                                    1

   1.2     Rental Area                                                         1

   1.3     Building Designation                                                1

   1.4     Project                                                             1

   1.5     Site Plan                                                           1

   1.6     Premises Floor Plan                                                 1

   1.7     Initial Term:                                                       1

   1.8     Commencement Date                                                   2

   1.9     Parking Allocation                                                  2

   1.10    Option to Renew                                                     2

   1.11    Base Rent                                                           2

   1.12    Rent Adjustments                                                    3

   1.13    Improvements                                                        3

   1.14    Rules and Regulations                                               3

   1.15    Operating Expenses                                                  3

   1.16    Security Deposit                                                    3

   1.17    Permitted Use                                                       3

   1.18    Addresses for Payments, Notices and Deliveries:                     4

   1.19    Brokers:                                                            4

2. PREMISES                                                                    4

   2.1     Leased Premises:                                                    4

   2.2     Delivery and Acceptance of Premises:                                4

   2.3     Building Name and Address:                                          5

                                    * * i * *
<PAGE>

3. TERM                                                                        5

  3.1     General:                                                             5

  3.2     Delay in Possession:                                                 5

  3.3     Early Occupancy:                                                     6

  3.4     Option Term(s):                                                      6

  3.5     First Right of Refusal                                               6

  3.6     Early Termination                                                    7

4. RENT AND OPERATING EXPENSES                                                 7

  4.1     Base Rent:                                                           7

  4.2     Operating Expenses                                                   7

  4.3     Cost of Living Increases:                                           11

  4.4     Security Deposit:                                                   11

  4.5     Option Rent:                                                        11

5. USE                                                                        11

  5.1     Use:                                                                11

  5.2     Hazardous Materials:                                                12

  5.3     Signs and Roof Rights:                                              12

6. COMMON FACILITIES AND VEHICLE PARKING                                      13

  6.1     Operation and Maintenance of Common Facilities:                     13

  6.2     Use of Common Facilities:                                           13

  6.3     Parking:                                                            14

  6.4     Changes and Additions by Landlord:                                  14

7. MAINTENANCE, REPAIRS AND ALTERATIONS                                       14

  7.1     Landlord's Obligations:                                             14

  7.2     Tenant's Obligations:                                               15

  7.3     Alterations and Additions:                                          16

                                   * * ii * *
<PAGE>

   7.4     Utility Additions:                                                 17

   7.5     Entry and Inspection:                                              17

   7.6     Tenant's Non-Standard Building Improvements:                       17

   7.7     Landlord's Improvements:                                           18

8. TAXES AND ASSESSMENTS ON TENANT'S PROPERTY                                 18

   8.1     Taxes on Tenant's Property:                                        18

9. UTILITIES                                                                  18

   9.1     Multi-Tenant Building                                              18

   9.2     Liability of Landlord                                              18

10. ASSIGNMENT AND SUBLETTING                                                 19

  10.1     Rights of Parties:                                                 19

  10.2     Effect of Transfer:                                                20

11. INSURANCE AND INDEMNITY                                                   20

  11.1     Tenant's Insurance:                                                20

  11.2     Landlord's Insurance:                                              21

  11.3     Waiver of Subrogation:                                             21

  11.4     Policies:                                                          21

  11.5     Tenant's Indemnity:                                                21

  11.6     Landlord's Indemnity:                                              22

12. DAMAGE OR DESTRUCTION                                                     22

  12.1     Restoration:                                                       22

13. EMINENT DOMAIN                                                            23

  13.1     Total or Partial Taking:                                           23

  13.2     Temporary Taking:                                                  23

  13.3     Taking of Parking Area:                                            23

                                   * * iii * *
<PAGE>

14. SUBORDINATION; ESTOPPEL CERTIFICATE                                       24

  14.1      Subordination:                                                    24

  14.2      Estoppel Certificate:                                             24

15. DEFAULTS AND REMEDIES                                                     24

  15.1      Tenant's Default                                                  24

  15.2      Landlord's Remedies:                                              25

  15.3      Expenses and Legal Fees:                                          28

16. END OF TERM                                                               28

  16.1      Holding Over:                                                     28

  16.2      Merger on Termination:                                            28

  16.3      Surrender of Premises: Removal of Property:                       29

  16.4      Termination; Advance Payments:                                    29

17. PAYMENTS AND NOTICES                                                      29

18. LIMITATION OF LIABILITY                                                   29

19. TRANSFER OF LANDLORD'S INTEREST                                           29

20. MISCELLANEOUS                                                             30

  20.1      Gender and Number                                                 30

  20.2      Headings:                                                         30

  20.3      Joint and Several Liability:                                      30

  20.4      Successors:                                                       30

  20.5      Time of Essence:                                                  30

  20.6      Severability:                                                     30

  20.7      Entire Agreement                                                  30

  20.8      Waiver of Trial by Jury.                                          30

  20.9      Partial Invalidity                                                31

                                   * * iv * *
<PAGE>

20.10   Recording                                                             31

20.11   Waiver                                                                31

20.12   Late Charges                                                          31

20.13   Inability to Perform                                                  31

20.14   Choice of Law                                                         31

20.15   Independently Provided Services                                       31

20.16   Prior Agreements                                                      32

EXHIBIT A PROJECT & PREMISES

EXHIBIT A-1  PROJECT SITE PLAN (McCarran II)

EXHIBIT A-2  BUILDING SITE PLAN

EXHIBIT B-1  FLOOR PLAN

EXHIBIT B-2  USE OF TENANT IMPROVEMENT ALLOWANCE

EXHIBIT B-3  STANDARD TENANT IMPROVEMENT SPECIFICATIONS

EXHIBIT C    TENANT'S WORK LETTER

EXHIBIT D    RULES AND REGULATIONS

EXHIBIT E    OPERATING EXPENSES

EXHIBIT F    PARKING

EXHIBIT I    RENEWAL OPTIONS

EXHIBIT J    BROKERAGE COMMISSION

EXHIBIT K    COMMENCEMENT DATE

EXHIBIT L    MASTER SIGN PLAN

EXHIBIT M    SUBORDINATION AND NON-DISTURBANCE AGREEMENT

EXHIBIT N    TENANT ESTOPPEL CERTIFICATE

                                    * * v * *
<PAGE>

                                 LEASE AGREEMENT

      THIS LEASE AGREEMENT ("Lease"), dated May 11, 1999 is made by and between
McCarran Center, LC, a Nevada Limited Company, (herein called "Landlord") and
Nextel WIP Lease Corp., a Delaware Corporation (herein called "Tenant").

                              1. Basic Lease Terms

      Each reference in this Lease to the "Basic Lease Terms" shall mean and
refer to the following collective terms, the application of which shall be
governed by the provisions in the remaining articles of this Lease.

1.1 Premises Address

            XXXX Bermuda Road          (address to be provided by amendment)
            Las Vegas, NV 89119

1.2 Rental Area

            Building 42: 23,306 sq. ft., Phase I of 15,000 and Phase II of 8,306
            (remainder).
            Building 42A: 20,000 sq. ft.

1.3 Building Designation

            Building 42
            Building 42 Rentable Sq. Ft.: 23,306 sq. ft.
            Building 42 Area Acreage: 2.02 acres (see Exhibit A-2).

            Building 42A
            Building 42A Rentable Sq. Ft.: A minimum of 20,000 sq. ft.
            Building 42A Area Acreage: X.XX acres (see amendment to Exhibit
            A-2).

1.4 Project

            McCarran Center II - Exhibit A-1: 16.5 acres

1.5 Site Plan

             EXHIBIT A-2

1.6 Premises Floor Plan

             Building 42: EXHIBIT B-1
             Building 42A: To be provided by amendment.

1.7 Initial Term:

            Building 42: Eighty Four months.
            Building 42A: Sixty Months

                                       1
<PAGE>

1.8 Commencement Date

            Building 42: October 1,1999, based upon receipt of an approved space
            plan by May 17, 1999, (or for purposes of paying rent, upon
            completion of construction).

            Building 42A: October 1, 2001, (unless mutually agreed by the
            parties due to Tenant's request for an earlier occupancy).

1.9 Parking Allocation

            Building 42: 117 standard parking spaces (5 spaces per 1,000 sq.
            ft.) from Oct. 1, 1999 to Oct. 1, 2000. Thereafter, 164 standard
            parking spaces shall be provided (7 spaces per 1,000 sq. ft.).

            Building 42A: 100 standard parking spaces (5 spaces per 1,000 sq.
            ft.), unless Tenant shall request an increase of up to 40 additional
            spaces on or before October 1, 2000.

1.10 Option to Renew

            EXHIBIT "I": Two term(s) of Sixty months each which shall apply to
            both Building 42 and 42A.

1.11 Base Rent

            Building 42: $24,937.42 per month after full occupancy of 23,306 sq.
      ft. in building 42 during the term of the Lease unless otherwise modified
      herein. Where reference is made in this Lease to rent as provided in
      Section 1.11, or where such reference is made to the term "Original
      Monthly Rent", such rent shall be deemed to be the Base Rent.

                  Phase I Occupancy: From the Commencement Date through October
                  1, 2000, Tenant shall occupy Phase I (15,000 sq. ft.) and the
                  Base Rent shall be as follows:

                      Base Rent:         $16,050 per month ($1.07 per sq. ft.
                                         x 15,000 sq. ft.)
                      Over Std. Parking: $559.34 per month (parking at
                                         5/1,000 on 23,306 sq. ft. @ $.024
                                         per sq. ft. per month).
                      Total Base Rent:   $16,609.34 per month to Sept. 30, 2000.
                                         ---------------------------------------

                  Phase II Occupancy: At such time as Tenant shall occupy Phase
                  II (8,306 sq. ft.) for business operations, but not later than
                  October 1, 2000, Tenant shall pay a Base Rent as follows:

                      Phase I Rent:      $16,050 per month + adjustment per
                                         Section 4.3.
                      Phase II Rent:     $8,887.42 per month ($1.07 per sq. ft.
                                         x 8,306 sq. ft.) + adjustment per
                                         Section 4.3 as applied to the Phase I
                                         Rent.
                      Over Std. Parking: $1,504.00 per month (Additional 47
                                         spaces for 7/1,000 parking at $32 per
                                         month per space).
                      Total Base Rent:   $26,441.42 per month from Oct. 1, 2000.
                                         ---------------------------------------

                      Should Tenant choose not to utilize Landlord's Tenant
                      Improvement Allowance of $207,650 for Phase II (see
                      Exhibit B-2), the Phase II Rent shall be $5,731.14 per
                      month ($0.69 per sq. ft.) and the Total Base Rent from
                      Oct. 1, 2000, shall be $23,844.14 per month.

            Building 42A: The base rent for the 20,000 sq. ft. expansion into
      Building 42A shall be determined by multiplying the Base Rent (for
      Building 42) by the percentage increase in the cost of construction of the
      premises in Building 42A over and above the cost of constructing the
      premises in Building 42 (hereafter the "42A Multiplier). The 42A
      Multiplier shall be determined by comparing all costs associated with the
      land, infrastructure, entitlements, permitting, design and construction of
      the premises in Buildings 42 and 42A on a prorata, sq. ft. basis. Landlord
      shall provide Tenant with a comparable cost summary and a determination of
      the 42A Multiplier and the associated building 42A base Rent, in writing,
      after January 15, 2001 but before March 31, 2001. Based on building

                                       2
<PAGE>

      42A being a single story, 20,000 sq. ft. structure with 5/1,000 parking,
      should the 42A Multiplier be greater than 1.15 (a 15% increase over the
      adjusted Base Rent for building 42 as of October 1, 2001), Tenant may
      elect to cancel its lease obligation for Building 42A by providing written
      notice thereof within Fifteen (15) days of receipt of the cost summary.
      Such cancellation by Tenant shall release Landlord and Tenant of further
      obligations with regard to Building 42A, except Tenant agrees to reimburse
      Landlord for the costs of preparing the architectural drawings,
      engineering and comparable cost summary, which the parties agree shall not
      exceed $20,000. Landlord and Tenant agree to use best efforts to expedite
      the design and plans associated with Building 42A and to "value engineer"
      the overall costs while maintaining a first class quality building in
      keeping with similar buildings within the Project. Building 42A shall be a
      single story, 20,000 sq. ft. building unless additional space is requested
      by Tenant. Should Tenant request in excess of 20,000 sq. ft. in building
      42A (a two story building), the parties shall use best efforts to value
      engineer the building and costs taking into account the increased costs
      associated with a two story structure, additional land and parking and
      Tenant shall not have the ability to cancel the lease commitment. The Base
      Rent for the two story structure will be determined by the Multiplier
      method previously set forth herein and applied on a prorata basis to the
      space to be occupied by Tenant.

1.12 Rent Adjustments

            See Section 4 below. CPI adjustments shall be capped at a one and
      one half percent (1.5%) minimum and six and one half percent (6.5%)
      maximum for any twelve (12) month period.

1.13 Improvements

            EXHIBIT B-2

1.14 Rules and Regulations

            EXHIBIT "D"

1.15 Operating Expenses

            See EXHIBIT "E"
            Group I Percentage: 12.24%
            Group II Percentage: 100%
                  Controllable Operating Expenses capped at a seven (7) percent
                  increase per year (see Section 4.2.1).

1.16 Security Deposit

            Waived

1.17 Permitted Use

            Commercial Offices and as permitted under the applicable MD (light
            industrial) zoning, including, but not limited to the operation of a
            "call center", phone programming and the use of a loading dock with
            interior warehouse storage.

                                       3
<PAGE>

1.18 Addresses for Payments, Notices and Deliveries:

            Landlord:
                   McCARRAN CENTER, LC
                   a Nevada Limited Liability Company
                   2300 W. Sahara, Suite 530
                   Las Vegas, NV 89102

            Tenant:
                   Nextel Partners, Incorporated
                   4500 Carillon Point
                   Kirkland, WA 98033
                   Attn. Legal Department

1.19 Brokers:

            EXHIBIT "J". Scott Riddles, Staubach Company

                                   2. Premises

2.1 Leased Premises

            Landlord leases to Tenant and Tenant rents from Landlord the
      Premises (herein the "Premises") within buildings 42 and 42A, subject to
      their corresponding Commencement Dates, Site Plans and Base Rents, and
      containing the rental area set forth in Section 1.2 of the Basic Lease
      Terms. Unless this Lease specifically refers to and differentiates between
      the leased space within building 42 and building 42A, the term "Premises"
      shall commonly refer to the use of the leased space within both such
      buildings. The Premises is located within the buildings commonly referred
      to as building 42 and building 42A (which two buildings, together with the
      underlying real property, shall be referred to commonly as the
      "Building"), and is a portion of the project including other buildings
      described in Section 1.4 of the Basic Lease Terms (herein "Project"). The
      Premises and the Project are indicated on Exhibits "A-2" and "A-1",
      respectively. The rentable area of the Premises is determined under BOMA
      standards for "flex" buildings by measuring: to the "drip line" of the
      Building's exterior walls, which includes the area contained within
      exterior entry alcoves.

2.2 Delivery and Acceptance of Premises:

            Landlord shall deliver the Premises to Tenant, on the Commencement
      Dates set forth in Section 1.8, and Landlord further warrants to Tenant
      that the Common Facilities referred to in Article 6, (i.e. plumbing,
      heating, air conditioning, ventilating, electrical, lighting facilities
      and equipment within the Building, fixtures, walls, foundations, ceilings,
      roofs, floors, windows, access doors, loading doors, plate glass and
      skylights) shall be in good operating condition on the Commencement Date.
      In the event that it is determined that this warranty has been violated,
      then it shall be the obligation of the Landlord, after receipt of written
      notice from Tenant setting forth with specificity the nature of the
      violation, to promptly, at Landlord's sole cost, rectify such violation.
      Tenant's failure to give such written notice to Landlord within six (6)
      months after the corresponding Commencement Date shall cause the
      conclusive presumption that Landlord has complied with all of Landlord's
      obligations regarding the delivery of the Premises as set forth in this
      Section 2.2, unless said defect cannot be ascertained within six (6)
      months of that Commencement Date, in which case Tenant shall notify
      Landlord of such defect within thirty (30) days of detection of the defect
      or notice of a violation of the aforementioned warranties.

            Except as otherwise provided in this Lease, Tenant hereby accepts
      the Premises in their existing condition (punch list items excepted) as of
      the corresponding Commencement Date or the date that Tenant takes
      possession of the Premises, whichever is earlier, subject to all
      applicable zoning,

                                       4
<PAGE>

      municipal, county and state laws, ordinances and regulations governing and
      regulating the use of the Premises and any covenants or restrictions of
      record, and accepts this Lease subject thereto as to all matters disclosed
      thereby and by any exhibits attached hereto. Tenant acknowledges that
      neither Landlord nor Landlord's agent has made any representation or
      warranty as to the present or future suitability of the Premises for the
      conduct of Tenant's business.

2.3 Building Name and Address:

            Tenant shall not utilize any name selected by Landlord from time to
      time for the Building and/or the Project as any part of Tenant's corporate
      or trade name. Landlord shall have the right to change the name, number or
      designation of the Building and/or the Project without notice or
      liability. Landlord agrees not to utilize the name or trademark of Tenant,
      its subsidiaries or affiliates without Tenant's written approval, which
      Tenant may withhold without cause or reason.

                                     3. Term

3.1 General:

            The term shall be for the corresponding periods shown in Section 1.7
      ("Initial Term"). Subject to the provisions of Section 3.3, the term shall
      commence on the corresponding commencement date (herein "Commencement
      Date") on the earliest of:

            a.    the Commencement Date as set forth in Section 1.8 of the Basic
                  Lease Terms for the Building in question, subject to Tenant's
                  rights set forth in Section 3.2 below, or

            b.    the date Tenant commences use of the corresponding Premises
                  for business operations.

            Within twenty (20) days after possession of the Premises is tendered
      to Tenant, the parties shall execute the Exhibit "K" Certificate form
      provided by Landlord, which shall state the Commencement Date and the
      expiration date ("Expiration Date") of the Lease. Tenant's failure to
      execute that form shall not affect the validity of Landlord's
      determination of those dates. It is the intent of the parties that the
      expiration date for the leased space with buildings 42 and 42A shall be
      coterminous.

            The Premises shall be deemed ready for occupancy upon the tendered
      date, but only if and when Landlord, to the extent applicable:

            a.    has provided reasonable access to the Premises for Tenant so
                  that it may be used without unnecessary interference,

            b.    has substantially completed all the work required to be done
                  by Landlord in this Lease as defined in Exhibit "C", and

            c.    has obtained the necessary certificates for Tenant's legal
                  occupancy of the Premises in question.

3.2 Delay in Possession:

            Notwithstanding the provision of Section 3.1, if Landlord, for any
      reason whatsoever, cannot deliver possession of the Premises in either
      Building 42 or 42A to Tenant on/or before the corresponding Commencement
      Date, this Lease shall not be void or voidable nor shall Landlord be
      liable to Tenant for any resulting loss or damage. However, Tenant shall
      not be liable for any rent and the Commencement Date (for purposes of the
      payment of rent) shall not occur until Landlord delivers possession of the
      Premises and the Premises are in fact ready for occupancy in accordance
      with Section 3.1; and Tenant shall receive after it is able to take
      possession of the Premises, in addition to any free rent period, one (day)
      of free rent for each day past the Commencement Date that Landlord delays
      (subject to Section 20.13) in so delivering the Premises of the Building
      in question. However, if Landlord's failure to so

                                       5
<PAGE>

      deliver possession on the applicable Commencement Date is attributable to,
      (i) Tenant's delays in reasonably fulfilling Tenant's obligations and
      approvals related to the design or construction of the Premises, or (ii)
      Tenant's gross negligence or willful misconduct, then Landlord shall be
      entitled to full performance by Tenant (including the payment of rent)
      from the corresponding Commencement Date. If Landlord does not deliver
      possession of the Building 42 to Tenant within thirty (30) days after the
      corresponding Commencement Date, Tenant may elect to cancel this Lease by
      giving written notice to Landlord within ten (10) days after the thirty
      (30) day period ends or Tenant may independently take such reasonable
      action as necessary to complete the Premises and charge the cost of such
      action against the first due rents. If Landlord does not deliver
      possession of the Building 42A to Tenant within thirty (30) days after the
      corresponding Commencement Date, Tenant may elect to cancel this Lease as
      to Building 42A only by giving written notice to Landlord within ten (10)
      days after the thirty (30) day period ends or Tenant may independently
      take such reasonable action as necessary to complete the Premises and
      charge the cost of such action against the first due rents. If Tenant
      gives such notice of cancellation, the Lease or the Lease as to Building
      42A shall be canceled and neither Landlord nor Tenant shall have any
      further obligations to the other with respect to the Lease or Building
      42A, as applicable.

3.3 Early Occupancy:

            If Tenant occupies the Premises prior to the Commencement Date for
      business operations, then Tenant's occupancy of the Premises shall be
      subject to all of the provisions of this Lease. Early occupancy of the
      Premises shall not advance the expiration date of this Lease.

3.4 Option Term(s):

            Tenant is hereby granted the right and option to extend this Lease
      for the additional term or terms as provided in Exhibit I (hereinafter
      "Option Term(s)"), attached hereto and incorporated herein, commencing at
      the expiration of the Initial Term. Such option is granted upon the
      following terms and conditions:

            1. Terms and Conditions

                        Except as set forth in Section 3.4.4 below, the Option
                  Term(s) shall be on the same terms, covenants, conditions,
                  provisions and agreements as in this Lease and any amendments
                  thereto.

            2. Uncured Defaults

                        No uncured default exists at the time of the exercise of
                  the Option Term.

            3. Written Notice

                        Tenant gives to Landlord and Landlord receives from
                  Tenant written notice of the exercise of each option to extend
                  this Lease no later than six (6) months prior to the
                  expiration of the term immediately preceding the Option
                  Term(s) to be exercised. If said notification is not given and
                  received, the option to be exercised shall automatically
                  expire. Failure to exercise an option shall result in
                  automatic expiration of all successive options.

            4. Payable Rent

                        The rent payable during the Option Term(s) shall be
                  payable and computed as provided in Exhibit "I" attached
                  hereto.

3.5 First Right of Refusal

                        Should building 42A be larger than 20,000 sq. ft.,
            Tenant may elect to lease additional space in the building 42A under
            the following continuing First Right of Refusal ("First Right").
            Landlord will provide Tenant with a proposed lease offer ("Offer")
            setting forth at a minimum the location, square feet, term,
            improvement allowance and rent for the proposed lease, that Landlord
            is willing to accept from a viable tenant. Tenant shall commit to
            exercise this First Right for such space within ten (10) business
            days of receiving the Offer. Should Tenant exercise it's First
            Right, the expansion space set forth in the Offer shall be leased to
            Tenant under the same terms and at the same rent as are then
            applicable to Tenant's Premises. If the First Right is exercised
            during the Tenant's Initial Term and the space is unimproved,
            Landlord shall provide a tenant improvement allowance for the
            expansion space equal to the amount per sq. ft. originally provided

                                       6
<PAGE>

            for in the Premises (see Exhibit B-2 for Building 42), with an
            adjustment for the shortened amortization based on the remaining
            lease term. If Tenant exercises its First Right during a renewal
            term or if the space is improved, Landlord shall provide a tenant
            improvement allowance equal to $12.00 per sq. ft. for a five (5)
            year amortization period, with an adjustment for a remaining lease
            term of less than five (5) years. The First Right shall be subject
            to the rights of existing tenants to renew or sublease their
            premises. The addition of rental space to the Premises shall be
            memorialized by an amendment which shall also amend Tenant's prorata
            share of the operating expenses for the building and Project as set
            forth in Exhibit E and subject the additional space to all other
            conditions as set forth under this Lease. Landlord may not lease
            space in building 42A under terms more favorable than those
            presented to Tenant in the Offer without first giving Tenant the
            option to rent the space under the more favorable terms.

3.6 Early Termination

                  During the Initial Term, Tenant shall have the right to cancel
                  the Lease after October 1, 2004, by providing written notice
                  to Landlord at least 180 days prior to the effective early
                  termination date and by paying Landlord the present value of
                  the unamortized costs of the Tenant Improvement Allowance and
                  brokerage commission which shall be amortized over a seven (7)
                  year period from the corresponding commencement date of the
                  leased premises, at a 10% rate of interest.

                         4. Rent and Operating Expenses

4.1 Base Rent

            From and after the corresponding Commencement Date, Tenant shall pay
      without deduction or offset, unless such offset of deduction is
      specifically provided for in this Lease, a Base Rent for the Premises in
      the total amount shown (including subsequent adjustments, if any) in
      Section 1.11 of the Basic Lease Terms. The rent shall be due and payable
      in equal monthly installments on the first day of each month. If the
      Commencement Date occurs on a day other than the first day of the month,
      the first installment of Base Rent shall include rent for both the
      fractional month, if any, starting with the Commencement Date and the
      following calendar month. No demand, notice or invoice shall be required.

4.2 Operating Expenses

4.2.1 Payment of Operating Expenses

            Tenant shall pay to Landlord during the term hereof, in addition to
      the Base Rent, Tenant's prorata share of all Operating Expenses (as
      hereinafter defined) during each year of the term of this Lease.
      Notwithstanding the above, the total cost of Operating Expenses, excluding
      therefrom Non-Controllable Operating Expenses, shall not increase by more
      than seven percent (7%) per annum. Non-Controllable Operating Expenses
      shall mean: (i) real estate taxes as defined in Section 4.2.7, (ii)
      insurance (Section 11), (iii) Special Improvements (Section 4.2.6), (iv)
      utility services, including electricity, sewer gas and water, (v) trash
      removal and those services which are the responsibility of the Tenant
      (directly metered utilities, janitorial and communications facilities).
      Tenant may elect to assume responsibility for any of the Operating
      Expenses provided by Landlord, in which case Landlord's cost for such
      service shall be deducted from Tenant's prorata share.

4.2.2 Tenant's Prorata Share Defined

            The services provided by Landlord for the maintenance, operation and
      repair of the Building, Building Area and Project are set forth in Section
      4.2.3 and Exhibit "E". It is understood and agreed that the measurements
      (rentable square feet, usable square feet and acreage) set forth in this
      Lease and Exhibits are calculations provided by the Landlord's engineers
      and architects (see Section 2.1) which Landlord and Tenant agree are
      reasonable and shall only be subject to revision by common agreement of
      the Landlord and Tenant.

                                       7
<PAGE>

4.2.3 Operating Expenses

            Unless the Landlord and Tenant have mutually agreed to an
      alternative operating expense allocation, which alternative shall be set
      forth in Exhibit E, Operating Expenses shall mean all costs of any kind
      paid or incurred by Landlord in operating, cleaning, equipping,
      protecting, lighting, repairing, replacing, heating, air-conditioning, and
      maintaining the Building as a first class office project, and a proration
      of Operating Expenses for all common areas within the Project as provided
      in Exhibit E or as otherwise reasonably determined by Landlord, including
      by way of illustration but not limitation, all of the following: (i) the
      cost of providing, managing, maintaining and repairing all structural and
      mechanical portions and components of the Building including, without
      limitation, heating and air conditioning systems, plumbing and all other
      utilities and the cost of supplies, equipment, maintenance and service
      contracts in connection therewith; (ii) a pro rata portion of the cost of:
      repairs and general maintenance of all landscaping, parking areas,
      structures and signs, and trash removal; (iii) the cost of fire, extended
      coverage, boiler, sprinkler, apparatus, public liability, property damage,
      and other insurance; (iv) wages, salaries and other labor costs including
      taxes, insurance, retirement, medical and other employee benefits for
      individuals employed by Landlord or the property manager to solely provide
      the direct repair, maintenance and upkeep services to the Building and
      Project on either a part or full time basis and only in proportion to the
      actual services so rendered; (v) a management fee consistent with the
      industry standard for office park management by a national or regional
      office management company providing such services in Clark County
      (currently 2.5 % of gross rents) whether such management services are
      provided by Landlord or a third party, but limited to any actual fee so
      incurred; (vi) the cost of supplying, replacing and cleaning employee
      uniforms; (vii) a pro rata portion of the actual cost of the Project
      manager's offices or maintenance space in the Project provided said
      offices and space are devoted solely to the management, operation,
      maintenance or repair of the Project and the costs of the office are
      shared by all areas within the Project being serviced thereby; (viii) the
      cost of business licenses and similar taxes; (ix) any costs or fees
      imposed, assessed or levied pursuant to any applicable laws; (x) a prorata
      portion of any charges which are payable by Landlord pursuant to a service
      agreement with the County of Clark for services which are provided
      directly to the Project; (xi) the reasonable costs of contesting the
      validity or applicability of any governmental enactment which would
      increase Operating Expenses, which costs shall not exceed the monetary
      relief to be obtained from such enactment over a two year period; (xii)
      personal property taxes and the cost of depreciation or the rental expense
      of personal property used in the maintenance, operation and repair of the
      Building and Project. For purposes of computing rent adjustments pursuant
      to this Article, Operating Expenses for the entire Project shall be
      allocated and charged to Tenant in accordance with generally accepted
      accounting principals (GAAP) and expressed as an amount per square foot of
      Rentable Area.

4.2.4 Exclusion from Operating Expenses

            The following items shall not be included in Operating Expenses: (i)
      any expenses which under generally accepted accounting principles would
      not be considered a maintenance, repair and/or operating expense for a
      multi-tenant commercial office facility, (ii) costs associated with the
      operation of the business of the entity which constitutes the "Landlord",
      as distinguished from the costs of the Building operations, maintenance
      and repair; including, but not limited to, the legal and accounting costs
      associated with the selling, syndicating, financing, mortgaging, or
      hypothecating of any of Landlord's interest in the Building or Project,
      the costs of disputes between Landlord and its employees, tenants or
      contractors, expenses incurred by Landlord to prepare, renovate, repaint,
      redecorate or perform any other work within any space leased to an
      existing or prospective tenant of the Building, (iii) expenses for any
      item or service which Tenant pays directly to a third party or separately
      reimburses Landlord and expenses incurred by Landlord to the extent the
      same are reimbursable or reimbursed from any other tenants or third
      parties, (iv) expenses in connection with services provided solely to the
      premises of other tenants or prospective tenants which are of no benefit
      to Tenant, (v) depreciation and/or amortization of

                                       8
<PAGE>

      the Building, (vi) the cost of repairs or other work incurred by reason of
      fire, windstorm or other casualty, except for deductibles paid under
      insurance contracts, (vii) Landlord's gross receipts taxes, personal and
      corporate taxes, inheritance and estate taxes, franchise, gift or transfer
      taxes, (viii) the cost of alterations or capital improvements which under
      generally accepted accounting principles are properly classified as
      capital expenditures, (ix) expenses for the replacement of any item
      covered under warranty, (x) the cost of repair necessitated by Landlord's
      negligence or willful misconduct, or to correct any latent defects or
      original design defects in the Building construction, materials or
      equipment, (xi) salaries of employees above the grade of Manager or
      Superintendent for the Building or Project and/or salaries of employees
      whose time or cost billed as an Operating Expense was not exclusively
      devoted to the Building or Project, (xii) fees paid to Landlord or its
      affiliates to the extent that such fees exceed the customary amount
      charged for the service provided in Clark County, Nevada, (xiii) HVAC
      modifications or replacements necessary to comply with federal, state and
      local laws which were in existence at the time of the Lease Commencement,
      including the Environmental Protection Agency requirements and ASHRE
      standards for the maintenance of fresh air and HCVFC/CFC within the
      Premises.

            The inclusion of the improvements, facilities and services set forth
      in Section 4.2, or in Exhibit "E", shall not be deemed to impose an
      obligation upon Landlord to either have said improvements or facilities or
      to provide those services unless; (i) the Project already has the same, or
      (ii) Landlord already provides the services, or (iii) Landlord has agreed
      elsewhere in this Lease to provide the same or some of them.

4.2.5 Annual Statement of Operating Expenses

            By March 1 of each calendar year, or as soon thereafter as
      practicable, but no later than April 1, Landlord shall furnish to Tenant a
      statement showing the actual Operating Expenses for the previous calendar
      year, and any charge or credit to Tenant necessary to adjust the
      Additional Rent previously paid by Tenant to reflect the actual Operating
      Expenses. If such statement reveals an underpayment, Tenant shall promptly
      pay, within thirty (30) days of written notice, to Landlord an amount
      equal to such underpayment (whether or not this Lease has expired or been
      terminated), and if such statement shows an overpayment, Landlord shall
      credit the next monthly rental payment of Tenant, or, if the Term has
      expired, refund the overpayment to Tenant within thirty (30) days of this
      determination.

            In the event of any good faith dispute as to the amount or nature of
      any Operating Expense, Tenant or its agents shall have the right, not more
      frequently than once per calendar year, after notice to Landlord and at
      reasonable times, to inspect and photocopy Landlord's Operating Expense
      records at Landlord's office. Should Tenant dispute such Operating
      Expenses, Tenant shall be entitled, not later than one year following the
      operating year in question, to retain an independent certified public
      accountant or other competent real estate professional applying GAAP, to
      audit Landlord's Operating Expense records for the calendar year in
      question, which audit shall be completed within sixty (60) days of
      commencement. Tenant shall be entitled to escrow any payments for
      increases in operating expenses while completing its audit, which escrow
      shall not exceed sixty (60) days. Should the audit determine that Tenant
      was overcharged, then, within fifteen (15) days of Landlord's inspection
      of the audit, Landlord shall credit Tenant the amount of such over-charge
      toward the payments of Base Rent and Additional Rent next coming due under
      the Lease. Should the audit determine that Tenant has been undercharged,
      Tenant shall reimburse Landlord for such amount as Additional Rent next
      coming due under the Lease. Tenant agrees to pay the cost of the audit,
      unless the audit determines that Landlord's calculation of Operating
      Expenses was in error by more than five percent (5%), in which case
      Landlord shall pay for the audit.

4.2.6 Cost Saving or Mandated Special Improvements

                        (a) For any Lease Year during the Term which is included
                  in the useful life of a "Special Improvement," Tenant shall
                  pay as Additional Rent an amount equal to the

                                       9
<PAGE>

                  product of (i) the "Special Improvement Amortization" per
                  square foot of Rentable Area in the Building, multiplied by
                  (ii) the number of square feet of Rentable Area in the
                  Premises.

                        (b) "Special Improvements" shall be allowable to pass
                  through expenditure only in as much as they pertain to any
                  equipment, device or other improvement acquired or installed
                  subsequent to the commencement of the construction of Building
                  42 or 42A, as the case may be, which benefits all tenants in
                  Building 42 or 42A and is necessary: (i) to achieve economies
                  in the operation, maintenance and repair of the Buildings (42
                  and 42A), but only to the extent the improvements in this
                  subsection (i) are approved by Tenant; (ii) to comply with any
                  statute, ordinance, code, or government mandated guidelines
                  which shall be enacted after the execution of this lease
                  document, or (iii) to comply with any other future
                  governmental requirement with respect to the Building or any
                  such relevant portion of the Building's common areas (42 and
                  42A), including without limitation, fire, health, safety or
                  construction requirements, as it pertains to the common areas
                  of the Buildings (42 and 42A).

                        (c) "Special Improvement Amortization" shall mean the
                  amount determined by multiplying the actual cost, including
                  financing costs, of each Special Improvement acquired by
                  Landlord by the constant annual percentage required to fully
                  amortize such cost over the useful life of the Special
                  Improvement (as reasonably determined by Landlord at the time
                  of acquisition). The Special Improvement Amortization shall be
                  allocated and charged to Tenant in accordance with generally
                  accepted accounting and management practices and as an amount
                  per square foot of Rentable Area.

4.2.7 Real Property Taxes

            "Real Property Taxes" shall mean all taxes, assessments (special or
      otherwise) and charges levied upon or with respect to the Building and its
      underlying property. Real Property Taxes shall include, without
      limitation, any tax, fee or excise on the act of entering into this Lease,
      on the occupancy of Tenant, the rent hereunder or in connection with the
      business of owning and/or renting space in the Project which are now or
      hereafter levied or assessed against Landlord by the United States of
      America, the State of Nevada or any political subdivision, public
      corporation, district or other political or public entity, and shall also
      include any other tax, assessment, fee or excise, however described
      (whether general or special, ordinary or extraordinary, foreseen or
      unforeseen), which may be levied or assessed in lieu of, as a substitute
      for, or as an addition to, any other Real Property Taxes. Landlord may pay
      any such special assessments in installments when allowed by law, in which
      case Real Property Taxes shall include any interest charged thereon,
      however, Landlord and Tenant shall mutually agree as to the reasonable
      method or paying such installments. Real Property Taxes shall also include
      reasonable legal fees, costs and disbursements incurred in connection with
      proceedings to contest, determine or reduce Real Property Taxes, as
      mutually agreed to by Landlord and Tenant. Real Property Taxes shall not
      include those taxes set forth in Section 4.2.4 (vii), income, franchise,
      transfer, inheritance or capital stock taxes, unless such taxes are levied
      or assessed solely against the Building and underlying property in lieu
      of, or as a substitute for the Real Property Tax.

4.2.8 Final Determination

            When the final determination is made of Tenant's share of Operating
      Expenses for any prior calendar year in which the Lease terminates, Tenant
      shall, within thirty (30) days of receipt of written notice pay the entire
      increase due over the estimated expenses paid. Conversely, any overpayment
      made in the event expenses decrease shall be, within thirty (30) days,
      rebated by Landlord to Tenant.

                                       10
<PAGE>

4.3 Cost of Living Increases:

            After the Commencement Date and upon the expiration of each twelve
      (12) calendar month period thereafter during the Initial Term hereof, but
      subject to the limitations set forth in Section 1.12, rent shall be
      adjusted by multiplying the Base Rent by a fraction, which fraction shall
      have as its numerator the Consumer Price Index For All Urban Consumers
      using the U.S. City Average (Base Period 1982-84=100), as published by the
      U.S. Department of Labor, Bureau of Labor Statistics, for the calendar
      month which is four (4) months prior to the expiration of the applicable
      twelve (12) month period, and which such fraction shall have as its
      denominator said Consumer Price Index, as published for the calendar month
      which is four (4) months prior to the commencement of the Term. If the
      present base of said Index should hereafter be changed, then the new base
      shall be converted to the base now used. In the event that the Bureau
      should cease to publish said Index figure, then any similar Index
      published by any other branch or department of the U.S. Government shall
      be used. In the event said Bureau shall publish more than one such index,
      the index showing the greater proportionate increase shall be used, and if
      none is so published, then another Index generally recognized as
      authoritative shall be substituted by agreement of the parties hereto, or
      if no such agreement is reached within a reasonable time, either party may
      make application to any court of competent jurisdiction to designate such
      other index. In any event, the base used by any new index shall be
      reconciled to the 1982-84=100 Base Index. In no event shall the rent to be
      paid by Tenant pursuant hereto be less than the Base Rent or the Base Rent
      as adjusted with respect to the next preceding twelve (12) month period,
      whichever is the greater. In the event the numerator of said fraction is
      not available at the time of adjustment of the rent as provided herein,
      Tenant shall continue to pay the rent established for the next prior
      twelve (12) month period; provided, however, Tenant shall promptly pay to
      Landlord any deficiency at such time as said rent is adjusted.

4.4 Security Deposit:

            Waived.

4.5 Option Rent

            As set forth in Exhibit "I" attached hereto and incorporated herein.

                                     5. Use

5.1 Use:

            Tenant shall use the Premises for the purposes stated in Section
      1.17. Tenant shall not do or permit or suffer anything to be done in or
      about the Premises which will obstruct or interfere with the rights of
      other tenants or occupants of the Building or Project and Tenant shall
      take all necessary action to prevent odors, emissions, fumes, liquids or
      other substances or excessive noise from escaping or extending beyond the
      Premises. Tenant shall not use or allow the Premises to be used for any
      improper, unlawful or extra hazardous purpose or other activity which will
      increase the insurance rates on the Building. Tenant shall refrain from
      using or permitting the use of the Premises or any portion thereof as
      living quarters, sleeping quarters or for lodging purposes. Tenant shall,
      at its sole cost and expense, promptly comply with all federal, state,
      county, borough or municipal laws, ordinances, rules, regulations,
      directives, orders and/or requirements now in force or which may hereafter
      be in force with respect to the Premises (other than those that apply to
      structural elements of the Building), Tenant's use and occupancy of the
      Premises and Tenant's business conducted thereon and with the requirements
      of any board of fire underwriters or other similar bodies now or hereafter
      constituted relating to or affecting the condition, use or occupancy of
      the Premises. Tenant shall be solely responsible for and pay, and shall
      indemnify and hold Landlord harmless from and against, all costs, expenses
      (including attorneys' fees), fines, damages, penalties and surcharges
      incurred or arising by reason of Tenant's failure to promptly and
      completely perform Tenant's obligations under this Section.

                                       11
<PAGE>

5.2 Hazardous Materials:

            Landlord shall not cause or permit any Hazardous Materials (as
      defined below) to be brought upon, kept or used in or about the Building,
      Project or Tenant's Premises, by Landlord, its agents, employees, or
      contractors unless such Hazardous Materials are (i) necessary to
      Landlord's business or for the maintenance, repair or cleaning of the
      Project and Buildings situated therein, and (ii) will be used, kept and
      stored in a manner that complies with all Hazardous Material Laws (as
      defined below). Should Landlord fail to fulfill its obligations as stated
      herein with regard to Hazardous Materials brought on the Project
      previously to or during the term of this Lease, Landlord shall indemnify
      Tenant as set forth in this Section 5.2 except that the references to
      Landlord and Tenant shall be reversed accordingly.

            Except for ordinary cleaning and office supply materials, gas for
      emergency generators, handset and other batteries used in Tenant's
      business, Tenant shall not cause, permit or allow any Hazardous Materials
      (as defined below) to be brought upon, kept or used in or about the
      Premises, Building and/or Project, by Tenant, its agents, employees,
      contractors or invitees, without the prior written consent of Landlord
      (which consent Landlord shall not unreasonably withhold as long as Tenant
      demonstrates to Landlord reasonable satisfaction that such Hazardous
      Materials are necessary to Tenant's business, and will be used, kept and
      stored in a manner that complies with all Hazardous Materials Laws (as
      defined below) regulating any such Hazardous Materials so brought upon,
      used or kept in or about the Premises.)

      Indemnification: If (i) Tenant breaches any obligation stated in the
      preceding sentence, or (ii) the presence of Hazardous Materials in the
      Premises caused or permitted by Tenant results in contamination of the
      Premises, the Building, any other Building in the Project, any structure,
      system or improvement in the Project, any soil or water in, on, under or
      about the Project (collectively, the "Property"), or (iii) contamination
      of the Property by Hazardous Materials otherwise occurs for which Tenant
      is legally liable to Landlord for damage resulting therefrom, then Tenant
      shall indemnify, defend and hold Landlord and landlord's partners,
      affiliates, employees, contractors, representatives, lenders, successors
      and assigns (collectively, the "Indemnified Parties") harmless from any
      and all claims, judgments, damages, penalties, fines, costs, liabilities,
      losses, actions or causes of action (including, without limitation,
      diminution in value of the Premises, the Building, or any other building
      in the Project, any structure, system or improvement in the Project,
      damages for the loss of restriction on use of rentable or usable space or
      of any amenity, damages arising from any adverse impact on marketing any
      of the foregoing, and sums paid in settlement of claims, attomeys' fees
      and costs incurred, consultant fees and expert fees) made, brought or
      sought against or suffered or incurred by the Indemnified Parties, or any
      of them, which arise during or after the Term of this Lease as a result of
      such contamination. This indemnification includes, without limitation,
      costs incurred in connection with any investigation of site conditions or
      any cleanup, remedial, removal or restoration work required by any
      federal, state or local governmental agency or political subdivision or
      required to return the property to the condition existing prior to the
      introduction of any such Hazardous Materials for which Tenant is
      responsible. Tenant's obligations hereunder shall survive the expiration
      or earlier termination of the Term of this Lease.

            Tenant and Landlord shall at all times and in all respects comply
      with all federal, state and local laws, ordinances and regulations
      ("Hazardous Materials Laws") relating to industrial hygiene, environmental
      protection or the use, analysis, generation, manufacture, storage,
      disposal or transportation of any oil or petrochemical products, PCB,
      flammable materials, explosives, asbestos, urea formaldehyde, radioactive
      materials or waste, or other hazardous, toxic, contaminated or polluting
      materials, substances or wastes, including, without limitation, any
      substances defined as or included in the definition of "Hazardous
      Materials", "toxic substances" or "chemicals known to the State to cause
      cancer or reproductive toxicity" under any such Hazardous Materials Laws
      (collectively, "Hazardous Materials").

5.3 Signs and Roof Rights:

            Tenant shall be permitted to place up to three (3) parapet signs on
      the Building (42 and 42A as one building) consistent with Landlord's
      master sign policy. Tenant shall be solely responsible for the cost and
      installation of all signs on the Building and shall remove such signs
      within thirty (30) days of the

                                       12
<PAGE>

      termination/expiration of the Lease and repair any damage to the Building
      occasioned thereby. Tenant shall not place any other signs, awnings, or
      advertising matter on the Premises or Building without Landlord's prior
      written consent and in conformance with Exhibit L. In the event Tenant
      shall install any sign which does not meet Landlord's sign criteria and
      the Master Sign Plan, Landlord shall notify Tenant of the non-conformance
      and Tenant shall have thirty (30) days in which to cure or diligently
      pursue the correction of the non-conformance, after which Landlord shall
      have the right, without liability to Tenant to enter upon the Premises,
      remove the subject sign and repair all damage caused by the removal of the
      sign. All costs and expenses incurred by Landlord shall be immediately
      paid by Tenant as additional rent. Landlord reserves the right to remove
      Tenant's sign during any reasonable period when Landlord repairs,
      restores, constructs or renovates the Premises or the Building of which
      the Premises is a part. Landlord agrees to expedite such repair or
      renovation and replace Tenant's sign immediately thereafter. Tenant shall
      not conduct, nor permit to be conducted, either voluntarily or
      involuntarily, any auctions or sheriff's sales from the Premises.

            Tenant shall have the right (at no additional rent) to place
      communications devises, antennas, cabling, dishes and related equipment
      (Roof Equipment) on the roof of the Building under the following
      conditions: (i) the Roof Equipment shall be reasonably shielded or
      camouflaged from the view of the surrounding Buildings and shall be
      permitted in conformance with all applicable local, state and federal
      requirements, (ii) Tenant shall be solely responsible for the cost all
      installations and shall indemnify Landlord against breaches of the roof
      membrane warranties or damage occasioned thereby, and (iii) Tenant shall,
      upon the expiration of this Leases, remove all Roof Equipment and repair
      the roof membrane and structure to original conditions, normal wear and
      tear excepted.

                    6. Common Facilities and Vehicle Parking

6.1 Operation and Maintenance of Common Facilities:

            During the Term, Landlord shall operate and maintain in a first
      class condition all Common Facilities within the Project. The term "Common
      Facilities" shall mean all areas outside of the exterior walls, glass or
      partitions of the Building and other buildings in the Project and all
      other appurtenant areas and improvements provided by Landlord for the
      common use of Landlord and tenants and their respective employees and
      invitees, including, without limitation, parking areas and structures,
      driveways, or private streets, sidewalks, landscaped and planted areas not
      located within the premises of any tenant.

6.2 Use of Common Facilities:

                        The occupancy by Tenant of the Premises shall include
                  the use of the Common Facilities in common with Landlord and
                  with others for whose convenience and use the Common
                  Facilities may be provided by Landlord, subject, however, to
                  compliance with all rules and regulations as are prescribed
                  from time to time by Landlord. Landlord shall at all times
                  during the Term have exclusive control of the Common
                  Facilities, and may temporarily and reasonably restrain any
                  use or occupancy, except as authorized by Landlord's rules and
                  regulations. Such restraint of the Common Facilities shall not
                  impair Tenant's parking rights or occupancy rights as set
                  forth in the Lease. Except in the event of Landlord's
                  negligence or willful misconduct, nothing in this Lease shall
                  be deemed to impose liability upon Landlord for any damage to
                  or loss of the property, or for any injury to, Tenant, its
                  invitees or employees. Landlord may, temporarily close any
                  portion of the Common Facilities for repairs or alterations,
                  to prevent a public dedication or the accrual of prescriptive
                  rights. Under no circumstances shall the right herein granted
                  to use the Common Facilities be deemed to include the right to
                  store any property, temporarily or permanently, on the Common
                  Facilities. Any such storage shall be permitted only by the
                  prior written consent of Landlord or Landlord's designated
                  agent, which consent may be revoked at any time. In the event
                  that any unauthorized storage shall occur, then Landlord shall
                  have the right, without notice, in addition to such other
                  rights and remedies that it may have, to remove the property
                  and charge the cost to Tenant, which cost shall be immediately
                  payable upon demand by Landlord.

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<PAGE>

6.3 Parking:

            Subject to Landlord's right to adopt reasonable, nondiscriminatory
      modifications and additions to the regulations by written notice to
      Tenant, Tenant shall have the parking rights set forth in Exhibit "F".

6.3.1 Parking Maintenance

                        Landlord shall cause to be maintained, an automobile
                  parking area ("Parking Area") within the Project for the
                  benefit and use of the visitors and patrons and employees of
                  Tenant, and other tenants and occupants of the Project. The
                  Parking Area shall include the automobile parking stalls,
                  driveways, entrances, exits, sidewalks and attendant
                  pedestrian passageways and other areas designated for parking.
                  Landlord shall have the right and privilege of determining the
                  nature and extent of the Parking Area, and of making such
                  changes to the Parking Area from time to time which in its
                  opinion are desirable and for the best interests of all
                  persons using the Parking Area, provided however that the
                  parking allocation set forth in Exhibit F shall not be reduced
                  or adversely impacted except by improvements, temporary
                  repairs and maintenance. Nothing contained in this Lease shall
                  be deemed to create liability upon Landlord for any damage to
                  motor vehicles of visitors or employees, unless ultimately
                  determined to be caused by the negligence or willful
                  misconduct of Landlord, its agents, servants and employees.
                  Unless otherwise instructed by Landlord, every user of the
                  Parking Area shall park and lock his or her own motor vehicle.
                  Landlord shall also have the right to establish, amend and
                  enforce against all users of the Parking Area reasonable rules
                  and regulations as Landlord may deem necessary and advisable
                  for the proper and efficient operation and maintenance of the
                  Parking Area subject to the rights of Tenant as specified
                  herein.

6.4 Changes and Additions by Landlord:

            Landlord reserves the right to make alterations or additions to the
      Building(s) or the Project, or to the attendant fixtures, equipment and
      Common Facilities. Landlord may at any time relocate or remove any of the
      various buildings (other than Building 42 or 42A after construction is
      completed) and may add buildings and areas to the Project from time to
      time. Except for those portions of the Premises physically affected by a
      change or alteration, no change shall entitle Tenant to any abatement of
      rent or other claim against Landlord, provided that the change does not
      deprive Tenant of reasonable access to or use of the Premises. Due to the
      expansion phasing of the Premises in multiple Buildings, Landlord shall
      have the right to reasonably adjust Tenants Parking Area, without
      diminishing the number of parking spaces or reasonable adjacency to the
      Buildings, to accommodate the construction and "bulk-up" of Tenant's
      operations.

                     7. Maintenance, Repairs and Alterations

7.1 Landlord's Obligations:

            1. Building Maintenance and Repair

            Except for damage caused by any negligent or willful misconduct of
      Tenant, Tenant's employees, suppliers, shippers, customers or invitees,
      (in which event Tenant shall repair the damage), Landlord at Landlord's
      expense, shall keep in good condition and repair the foundations, exterior
      walls, structural condition of interior bearing walls, roof structure of
      the Building, utility installations of the Common Facilities and all parts
      thereof, as well as providing the services for which there is an Operating
      Expense pursuant to Section 4.2. Landlord shall not be obligated to paint
      the Building's interior walls. Landlord shall not be required to maintain,
      repair or replace windows, Tenant's signs, the doors or plate glass of the
      Building unless damage thereto was caused by Landlord or its agents or the
      damage/repair covered under the insurance policy maintained by Landlord on
      the Premises. Landlord shall use best efforts to begin repairs under this
      Section 7.1 as soon as reasonably possible, but later than ten (10) days
      after receipt of written notice from Tenant of the need for such repairs.
      If Landlord has not

                                       14
<PAGE>

      performed or undertaken to perform maintenance or repair services required
      under this Lease within ten (10) days of receipt of written notice from
      Tenant, Tenant may take such reasonable action as is necessary to make
      repairs or perform such services and deduct the cost of such performance
      from any sums due Landlord hereunder. In case of emergencies, the
      aforesaid ten (10) day period shall be reduced to such period as is
      reasonable under the circumstances and Tenant shall only be required to
      provide oral notice to Landlord. Landlord shall not be liable for damages
      or loss of any kind or nature by reason of Landlord's failure to furnish
      any such services when such failure is caused by strikes, lockout or any
      other labor disturbances or disputes of any character beyond the
      reasonable control of Landlord.

            2. ADA and Health Laws

            Landlord represents and warrants that upon the Commencement Date,
      the Premises shall be in compliance with the requirements of the Americans
      with Disabilities Act of 1990 ("ADA"), and other Federal, State or local
      laws relating to environmental, health and safety matters ("Health Laws").
      Landlord further represents and warrants that future construction, repairs
      or alterations to the Building, Plaza or Project shall be in compliance
      with the requirements of the ADA and Health Laws, as then recognized and
      applied. If alterations to the Premises, Building, Plaza or Project are
      required due to Landlord's failure to comply with the ADA or Health Laws,
      as they were applied at the time of construction or alteration, then
      Landlord shall be fully responsible for compliance at Landlord's sole cost
      and expense, which shall not be passed through to Tenant. However, should
      Federal, State or Local Authorities enact changes to the ADA or Health
      Laws such that alterations to the Building, Plaza or Project are required
      to accommodate Tenant, its employees and/or visitors, those necessary and
      required alterations shall be made by Landlord and amortized as an
      Operating Expense under generally acceptable accounting principals. My
      modifications to the Premises which are required under the ADA or Health
      Laws due to Tenant's floor plan or specific use thereof shall be made by
      Tenant, at Tenants sole cost and expense, in a good and workmanlike
      manner.

7.2 Tenant's Obligations:

7.2.1 Premises Repair and Maintenance

                        At Tenant's expense, Tenant shall keep in good order,
                  condition and repair the Premises and every part thereof,
                  including, without limiting the generality of the foregoing,
                  all plumbing, heating, ventilating and air conditioning
                  systems, electrical and lighting facilities and equipment
                  within the Premises, fixtures, interior walls (excluding
                  structural and bearing walls) and interior surfaces of
                  exterior walls, ceilings, windows (including glass and
                  casings), doors (including casings), plate glass and skylights
                  located within the Premises. Landlord reserves the right to
                  procure and maintain a full service ventilating and air
                  conditioning system maintenance contract for the entire
                  Project, including the Premises, and if Landlord so elects,
                  the cost thereof shall be an Operating Expense. Should
                  Landlord assign any of Tenant's obligations hereunder to an
                  independent contractor, Tenant's shall be relieved of any
                  further responsibility pertaining to such obligation and the
                  contractor shall assume the responsibility of performance.

7.2.2 Remedy for Failure to Perform

                        If Tenant fails to perform Tenant's obligations under
                  this Section 7.2, Landlord may enter upon the Premises after
                  ten (10) days' prior written notice to Tenant (except in the
                  case of emergency, in which event, no notice shall be
                  required), perform such obligations on Tenant's behalf and put
                  the Premises in good order, condition and repair, and the cost
                  thereof shall be due and payable as additional rent to
                  Landlord together with Tenant's next Base Rent installment.

                                       15
<PAGE>

7.3 Alterations and Additions:

7.3.1 Consent

                        Tenant shall not, without Landlord's prior written
                  consent, which shall not be unreasonably withheld, make any
                  alterations, improvements, additions or Utility Installations,
                  on or about the Premises, or the Project, except for
                  nonstructural alterations to the interior of Premises, the
                  annual cost of which shall not exceed One Hundred Thousand
                  Dollars ($100,000). In any event, Tenant shall make no change
                  or alteration to the exterior of the Premises, the exterior of
                  the Building, or the Project without Landlord's prior written
                  consent. As used in this Lease, the term "Utility
                  Installations" shall mean window coverings, air lines, power
                  panels, electrical distribution systems, lighting fixtures,
                  space heaters, air conditioning, plumbing and fencing, but
                  shall specifically exclude Tenant's communications facilities
                  and roof top equipment used in the operation of Tenant's
                  business. Landlord may require that Tenant remove any and all
                  of said alterations, improvements, additions or Utility
                  Installations at the expiration of the term, and restore the
                  Premises and the Project to their prior condition provided
                  that Landlord shall have so notified Tenant at the time it
                  grants consent therefore. Tenant, Tenant's contractor and
                  materialmen agree to abide by the reasonable terms and
                  conditions for construction within the Building or on the
                  Project set forth by Landlord. Should Tenant make any
                  alterations, improvements, additions or Utility Installations
                  without the prior approval of Landlord, Landlord may, at any
                  time during the term of this Lease, require that Tenant remove
                  any or all of same. In the event that either Landlord or
                  Tenant, during the Term, shall be required by the order or
                  decree of any court, or any other governmental authority, or
                  by law, code or ordinance, (including but not limited to the
                  Americans With Disabilities Act as amended) to repair, alter,
                  remove, reconstruct, or improve any part of the interior area
                  of the Premises due to Tenant's specific use, interior space
                  plan or alteration of the Premises, then Tenant shall make or
                  Tenant shall be required to permit Landlord to perform such
                  repairs, alterations, removals, reconstruction's, or
                  improvements without effect whatsoever to the obligations or
                  covenants of Tenant herein contained, at Tenant's sole cost
                  and expense, and Tenant hereby waives all claims for damages
                  or abatement of rent because of such repairing, alteration,
                  removal, reconstruction, or improvement to the interior area
                  of the Premises. Should government mandated alterations or
                  improvements to the exterior of the Premises or parking areas
                  impair Tenant's use or access to the Premises to the extent
                  that Tenant is unable to operate its business, then rent shall
                  abate during such period of impairment.

7.3.2 Written Notice

                        Any alterations, improvements, additions or Utility
                  Installations in or about the Premises or the Project that
                  Tenant shall desire to make and which requires the consent of
                  Landlord, shall be presented to Landlord in written form with
                  proposed detailed plans. Landlord's consent shall be provided
                  no later than five (5) business days after requested, shall
                  not be unreasonably withheld and shall be deemed conditioned
                  upon Tenant acquiring a permit to do so from appropriate
                  governmental agencies, the furnishing of a copy thereof to
                  Landlord prior to the commencement of the work and the
                  compliance by Tenant of all conditions of said permit in a
                  prompt and expeditious manner.

7.3.3 Payment of Labor

                        Tenant shall pay, when due, all claims for labor or
                  materials furnished or alleged to have been furnished to or
                  for Tenant at or for use in the Premises, which claims are, or
                  may be secured by, any mechanic's or materialman's lien
                  against the Premises, or the Project, or any interest therein.
                  Tenant shall give Landlord not less than ten (10) days' notice
                  prior to the commencement of any work in the Premises, and
                  Landlord shall have the right to post notices of
                  non-responsibility in or on the Premises or the Building as
                  provided by law. If Tenant shall in good faith contest the
                  validity of any such lien, claim or demand, then Tenant shall,
                  at its sole expense, defend itself and Landlord against the
                  same and shall pay and satisfy any such adverse judgment that
                  may be rendered thereon, before the enforcement thereof
                  against Landlord or the Premises or the Project upon the
                  condition that if Landlord shall require,

                                       16
<PAGE>

                  Tenant shall furnish to Landlord a surety bond satisfactory to
                  Landlord in an amount equal to such contested lien claim or
                  demand indemnifying Landlord against liability for the same
                  and holding the Premises and the Project free from the effect
                  of such lien or claim.

7.3.4 Alterations Property of Landlord

                        All alterations, improvements, additions and Utility
                  Installations (excluding therefrom any roof top
                  installations), which may be permanently attached to the
                  Premises, shall be the property of Landlord and shall remain
                  upon and be surrendered with the Premises at the expiration of
                  the Term, unless Landlord requires their removal at the time
                  of installation. Notwithstanding the provisions of this
                  paragraph, Tenant's machinery, equipment and trade fixtures
                  (including, without limitation, rooftop equipment, all
                  antennas, coaxial cabling equipment and related hardware
                  installed on the roof or in or about the Premises), other than
                  that which is permanently affixed to the Premises, and other
                  than Utility Installations, shall remain the property of
                  Tenant and may be removed by Tenant subject to the provisions
                  of Section 7.2

7.4 Utility Additions:

            Landlord reserves the right to install new or additional utility
      facilities throughout the Building and the Common Facilities for the
      benefit of Landlord or Tenant, or any other tenant of the Project,
      including, but not limited to, such utilities as plumbing, electrical
      systems, security systems, communication systems and fire protection and
      detection systems, so long as such installations do not unreasonably
      interfere with Tenant's use of the Premises and provided that all such
      installations are coordinated with Tenant and, if necessary to avoid
      unreasonable interference with Tenant's operations, such installations are
      carried out during non-business hours.

7.5 Entry and Inspection:

            Landlord shall at all times have the reasonable right, provided
      reasonable advance notice is given to Tenant except where Landlord
      determines an emergency exists and provided that Landlord abides by
      Tenant's reasonable security and privacy requirements, to enter the
      Premises to inspect them, to supply services in accordance with this
      Lease, to protect the interests of Landlord in the Premises, (or, during
      the last one hundred and eighty (180) days of the Term, or when an uncured
      tenant default exists, to prospective tenants), to alter, improve or
      repair the Premises or any other portion of the Building (with Tenant's
      prior acknowledgment and concurrence), or as otherwise permitted in this
      Lease, all without being deemed to have caused an eviction of Tenant and
      without abatement of rent except as provided elsewhere in this Lease. If
      Tenant permanently vacates the Premises and fails to pay rent, Landlord
      may enter the Premises and alter them without abatement of rent and
      without liability to Tenant. Landlord shall at all times have and retain a
      key or code which unlocks all of the doors in the Premises, excluding
      Tenant's vaults and safes, and Landlord shall have the right to use any
      and all means which Landlord may deem proper to open the doors in an
      emergency in order to obtain entry to the Premises. Any entry to the
      Premises obtained by Landlord pursuant to this Section 7.5 shall not under
      any circumstances be deemed to be a forcible or unlawful entry into, or a
      detainer of the Premises, or an eviction of Tenant from the Premises.

7.6 Tenant's Non-Standard Building Improvements:

            Tenant shall commence the installation of fixtures, equipment and
      any other Tenant's Work as set forth in Exhibits "B" or "C" promptly upon
      substantial completion of Landlord's Work and Tenant shall diligently
      pursue such installation and work to completion. All of Tenant's Work
      shall be at Tenant's sole cost and expense and shall be pursuant to plans
      and specifications which meet Landlord's reasonable approval. If required
      by Landlord, Tenant shall provide its own trash container(s) as needed for
      containment and removal of construction debris and remove said trash
      containers prior to opening for business. The location of the trash
      containers shall be designated by Landlord. During the Tenant improvement
      period, Tenant and its contractor, if any, shall keep the Common
      Facilities free of all construction and related debris. Prior to opening
      for business, Tenant shall remove all construction and related debris from
      the Premises and Common Facilities, and all

                                       17
<PAGE>

      such areas shall be in broom clean condition. Tenant's contractor shall
      name Landlord, its employees and agents as additional named insureds on
      contractor's insurance policies. All Tenant's Work shall be undertaken and
      completed in a good, workmanlike manner, and Tenant shall obtain all
      necessary governmental permits, licenses and approvals with respect
      thereto and shall fully comply with all governmental statutes, ordinances,
      rules and regulations pertaining thereto. Tenant covenants that no work by
      Tenant or Tenant's employees, agents or contractors shall disrupt or cause
      a slowdown or stoppage of any work conducted by Landlord on the Premises
      or Project of which it is a part except in cases of "Force Majeure" as set
      forth on Section 20.13.

7.7 Landlord's Improvements:

            If the Premises is not presently complete, Landlord shall deliver to
      Tenant, and Tenant agrees to accept from Landlord, possession of the
      Premises upon substantial completion of Landlord's Work as described in
      Landlord's Guidelines for Standard Tenant Improvements (Exhibit "C"
      attached hereto and made a part hereof.) Landlord shall, as soon as is
      reasonably possible after the execution of this Lease, commence and pursue
      to completion the improvements to be erected by Landlord. The term
      substantial completion of Landlord's Work' is defined as the date on which
      Landlord, or its project architect, notifies Tenant in writing that the
      Premises is substantially complete to the extent of Landlord's work, with
      the exception of such work as Landlord cannot complete until Tenant
      performs necessary portions of its work.

                  8. Taxes and Assessments on Tenant's Property

8.1 Taxes on Tenant's Property:

            Tenant shall be liable for and shall pay all taxes and assessments
      levied against all personal property of Tenant located in the Premises. If
      any taxes on Tenant's personal property are levied against Landlord or
      Landlord's property is increased by the inclusion of a value placed upon
      the personal property of Tenant, Landlord shall timely notify Tenant of
      such levy and cooperate with Tenant in contesting the validity thereof If
      Landlord is thereafter required to pay the taxes based upon the increased
      assessment, Tenant shall pay to Landlord the taxes so levied against
      Landlord or the proportion of the taxes resulting from the increase in the
      assessment.

                                  9. Utilities

9.1 Multi-Tenant Building

      Landlord shall provide and maintain necessary easements and, to the extent
enforceable by law, cause public utilities to furnish at all times during the
term of this Lease, as appropriate, electricity, telephone, gas, water and
sewage utilized in operating any and all facilities serving the Premises. Tenant
shall pay, prior to any delinquency, for all water, gas, heat, light, power,
telephone and other utilities and services supplied to the Premises. If any such
services are not separately metered to the Premises, Tenant shall pay, prior to
any delinquency, Tenant proportion of those charges jointly metered with other
premises in the Project.

9.2 Liability of Landlord

      Except in the event of Landlord's negligence or willful misconduct,
Landlord shall not be liable for failure to furnish, or for suspension or delays
in furnishing, any such utility services caused by breakdown, maintenance or
repair work, strike, civil commotion, governmental regulations or any other
cause or reason whatever beyond the control of Landlord. Likewise, except in the
event of Landlord's negligence or willful misconduct, the suspension

                                       18
<PAGE>

or interruption of services shall not result in abatement of rent, be deemed an
eviction or release Tenant of performance of Tenant's obligations under this
Lease.

      Notwithstanding any other provisions of this Lease, in the event there is
an interruption of essential services by reason of Landlord's negligence, or due
to Landlord's performance of repairs, additions, alterations, or replacements,
which interruption of essential services prevents Tenant from using all of the
Premises for the conduct of its business for a period in excess of two (2)
business days, and provided Tenant does not occupy the Premises during such
period, except for such limited times and purposes as do not invoke any
exclusion in Landlord's applicable insurance policy, then Tenant shall be
entitled to abate the payment of all Rent and additional rent routinely due
pursuant to the terms and provisions of this Lease for the period commencing on
the third (3rd) business day of the interruption of such essential services and
ending on the earlier of (i) the date Tenant reoccupies the Premises for the
conduct of its business therein or (ii) the date Landlord shall have restored
the essential services so interrupted.

                          10. Assignment and Subletting

10.1 Rights of Parties:

10.1.1 Non-Assignable

                        Neither Tenant, nor Tenant's legal representatives,
                  successors or assigns, shall assign, mortgage or encumber this
                  Lease, or sublet or permit the Premises or any part thereof to
                  be used or occupied by others, without the prior written
                  consent of Landlord in each instance, which shall not be
                  unreasonably withheld or delayed, and any such assignment,
                  mortgage, encumbrance, sublease or permission without such
                  consent shall be voidable at the option of Landlord. If this
                  Lease is assigned, or if the Premises or any part thereof is
                  sublet or occupied by any party other than Tenant, Landlord
                  may, after default by Tenant, collect rent from the assignee,
                  subtenant or occupant, and apply the net amount collected to
                  the rent herein reserved, but no such assignment, subletting,
                  occupancy or collection shall be deemed a waiver by Landlord
                  of Tenant's default, or the acceptance of the assignee,
                  subtenant or occupant as a tenant, or a release of Tenant from
                  the further performance by Tenant of the obligations on the
                  part of Tenant set forth herein. The consent by Landlord to an
                  assignment or subletting shall not be construed to relieve
                  Tenant, the assignee or the subtenant from obtaining the
                  express consent in writing of Landlord to any further
                  assignment or subletting or to release Tenant from any
                  liability, whether past, present or future, under this Lease
                  or from any liability under this Lease because of Landlord's
                  failure to give notice of default by Tenant (or by the
                  assignee or subleases pursuant to the assumption agreement
                  described below) under any of the terms, covenants,
                  conditions, provisions or agreements of this Lease.
                  Notwithstanding the foregoing, no consent shall be required
                  for an assignment or subletting by Tenant to any subsidiary of
                  Tenant, its affiliate or related company. Notwithstanding
                  anything to the contrary contained in this Agreement, Tenant
                  may assign, mortgage, pledge, hypothecate or otherwise
                  transfer without consent its interest in this Agreement to any
                  financing entity, or agent on behalf of any financing entity
                  to whom Tenant (i) has obligations for borrowed money or in
                  respect of guaranties thereof, (ii) has obligations evidenced
                  by bonds, debentures, notes or similar instruments, or (iii)
                  has obligations under or with respect to letters of credit,
                  bankers acceptances and similar facilities or in respect of
                  guaranties thereof.

10.1.2 Notice

                        If Tenant desires to transfer an interest in this Lease,
                  it shall first notify Landlord of its desire and shall first
                  offer such space to the Landlord for recapture by sending
                  notification to Landlord of the amount of space and the date
                  the space will become available (the Recapture Notice). If
                  Landlord fails to accept recapture of the space by notice to
                  Tenant within ten (10) business days from the Recapture
                  Notice, Tenant shall be entitled to effect such a transfer
                  subject to existing use exclusions exercised by other existing
                  tenants and

                                       19
<PAGE>

                  Landlord's reasonable approval, which shall not be
                  unreasonably withheld, conditioned or delayed; and if such
                  transfer be in the form of a sublease, Landlord's approval
                  shall not be required provided that Tenant shall continue to
                  be liable under this Lease. Prior to the effectiveness of any
                  transfer hereunder, and as a precondition of any approval
                  required hereunder, Tenant shall submit in writing to
                  Landlord: (i) the name and address of the proposed transferee;
                  (ii) the nature of any proposed subtenant's or assignee's
                  business to be carried on in the Premises; (iii) the terms and
                  provisions of any proposed sublease or assignment; and (iv)
                  any other information requested by Landlord and reasonably
                  related to the transfer.

                        If Landlord consents to the proposed transfer, Tenant
                  may within ninety (90) days after the date of the consent
                  effect the transfer upon the terms described in the
                  information furnished to Landlord; provided that any material
                  change in the terms shall be subject to Landlord's consent as
                  set forth in this Section. Landlord shall approve or
                  disapprove any requested transfer within fifteen (15) days
                  following receipt of Tenant's written request and the
                  information set forth above.

10.1.3 Reimbursement of Costs

                        Tenant shall reimburse Landlord for Landlord's
                  reasonable costs and attorneys' fees incurred in connection
                  with the processing and documentation of any requested
                  transfer, not to exceed Five Hundred Dollars ($500).

10.2 Effect of Transfer:

            No subletting or assignment, even with the consent of Landlord,
      shall relieve Tenant of its obligation to pay rent and to perform all its
      other obligations under this Lease unless Landlord accepts the transferee
      as a reasonable replacement for Tenant which acceptance shall be based
      upon, the transferee's demonstrated ability to meet the financial
      obligations of Tenant under this Lease. Moreover, Tenant shall indemnify
      and hold Landlord harmless, as provided in Section 11.5, for any acts or
      omission by an assignee or subtenant unless Landlord accepts the
      transferee as a replacement for Tenant. Each transferee, other than
      Landlord, shall assume all obligations of Tenant under this Lease and
      shall be liable jointly and severally with Tenant for the payment of all
      rent, and for the due performance of all of Tenant's obligations under
      this Lease. No transfer shall be binding upon Landlord unless any document
      memorializing the transfer is delivered to Landlord and, if the transfer
      is an assignment of sublease, both the assignee/subtenant and Tenant
      deliver to Landlord an executed document which contains: (i) a covenant of
      assumption by the assignee/subtenant, and (ii) an indemnification
      agreement by Tenant, both satisfactory in substance and form to Landlord
      and consistent with the requirements of this Article; provided that the
      failure of the assignee/subtenant or Tenant to execute the instrument of
      assumption shall not release either from any obligation under this Lease.

            The acceptance by Landlord of any payment due under this Lease from
      any other person shall not be deemed to be a waiver by Landlord of any
      provision of this Lease to be a consent to any transfer. Consent by
      Landlord to one or more transfers shall not operate as a waiver or
      estoppel to the future enforcement by Landlord of its rights under this
      Lease.

                           11. Insurance and Indemnity

11.1 Tenant's Insurance:

            Beginning on the date Tenant is given access to the Premises for any
      purpose and continuing until expiration of the Term, Tenant shall procure,
      pay for and maintain in effect policies of casualty insurance covering
      trade fixtures, merchandise and other personal property from time to time
      in on or about the Premises, in amounts reasonable in relation to the
      value of the property insured and Tenant's financial condition, from time
      to time, providing protection against any peril included with the

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      classification "Fire and Extended Coverage," together with insurance
      against sprinkler damage, vandalism and malicious mischief

            Beginning on the date Tenant is given access to the Premises for any
      purpose and continuing until expiration of the Term (and any other Option
      Term(s)), Tenant shall provide, pay for and maintain in effect workers
      compensation insurance as required by law and comprehensive public
      liability and property damage insurance with respect to the construction
      of improvements on the Premises and the operations of Tenant in, on or
      about the Project, providing personal injury and broad form property
      damage coverage for not less than One Million Dollars ($1,000,000.00)
      combined single limit for bodily injury, death and property damage
      liability. Such liability insurance shall name Landlord as an additional
      insured on such insurance policy. Tenant shall also procure adequate
      insurance to cover all of Tenant's obligations under this Lease,
      including, but not limited to Tenant's obligations to indemnify Landlord
      as set forth in Section 11.5 below.

11.2 Landlord's Insurance:

            Landlord shall provide the following types of insurance, with or
      without deductible, reasonable in relation to the value of the property
      insured and Landlord's financial condition from time to time, and the
      common practice of landlords of comparable properties in the Las Vegas
      area: "all risk" property insurance, subject to standard exclusions,
      covering the Building, Premises and Tenant Improvements, and such other
      risks as Landlord or its mortgages may from time to time deem appropriate.
      Landlord shall not be required to carry insurance of any kind on Tenant's
      property, including leasehold improvements, trade fixtures, furnishings,
      equipment, plate glass, signs and all other items of personal property,
      and shall not be obligated to repair or replace the property should damage
      occur. All proceeds of insurance maintained by Landlord upon the Premises
      and Project shall be the property of Landlord.

11.3 Waiver of Subrogation:

            Landlord and Tenant hereby waive any rights each may have against
      the other on account of any loss or damage occasioned to Landlord or
      Tenant, as the case may be, or to the Premises or its contents, and which
      may arise out of or incident to the perils insured against under Section
      11.2, which perils occur in, on or about the Premises, whether due to the
      negligence of Landlord or Tenant or their agents, contractors and/or
      invitees to the extent of such insurance (including any deductibles). The
      parties shall obtain from their respective insurance companies insuring
      the property a waiver of any right of subrogation which said insurance
      companies may have against Landlord or Tenant as the case may be.

11.4 Policies:

            All insurance to be maintained by Tenant or Landlord under this
      Lease shall be procured from an insurance company or companies rated
      "A-11" or better in "Best's Insurance Guide" and admitted in the State of
      Nevada, and Tenant shall deliver to Landlord, prior to taking occupancy of
      the Premises, Certificates of Insurance required to be maintained by
      Tenant hereunder, together with evidence of the payment of the premiums
      thereof The policies evidencing such insurance shall provide that they
      shall not be canceled except after thirty (30) days prior written notice
      of intention to modify or cancel has been given to Landlord and any lien
      holder named as beneficiary thereunder. At least ninety (90) days prior to
      the expiration date of any policy to be maintained by Tenant hereunder,
      Tenant shall deliver to Landlord a renewal policy or "binder" therefor.

11.5 Tenant's Indemnity:

            Tenant shall defend, indemnify and hold harmless Landlord, its
      agents and any and all affiliates of Landlord, including, without
      limitation, any partners, co-venturers, corporations or other entities
      controlling, controlled by or under common control with Landlord, from and
      against any and all claims or liabilities arising from Tenant's use or
      occupancy of the Premises, the Building, the Project or the Common
      Facilities, or from the conduct of its business, or from any activity,
      work or thing done, permitted or suffered by Tenant or its agents,
      employees, invitees or licensees in or about the Premises, the Building,
      the Project or the Common Facilities, or from any default in the
      performance of

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<PAGE>

      any obligation on Tenant's part to be performed under this Lease, or from
      any act of negligence or willful misconduct of Tenant or its agents,
      employees, visitors, patrons, guests, invitees, or licensees. In case
      Landlord, its agent or affiliates are made a party to litigation commenced
      by or against Tenant and related to Tenant's occupancy of the Premises,
      then Tenant shall protect and hold Landlord harmless and shall pay all
      reasonable costs, expenses and attorneys' fees incurred or paid by
      Landlord in connection with the litigation.

11.6 Landlord's Indemnity:

            Landlord shall defend, indemnify and hold harmless Tenant, its
      agents and any and all affiliates of Tenant, including, without
      limitation, any partners, co-venturers, corporations or other entities
      controlling, controlled by or under common control with Tenant, from and
      against any and all claims or liabilities arising from the negligent acts
      or willful misconduct of Landlord, its agents or affiliates. Except for
      the performance of Landlord's responsibilities as set forth herein,
      Landlord shall not be liable to Tenant, its employees, agents and
      invitees, and Tenant hereby waives all claims against Landlord for loss of
      or damage to any property, or any injury to any person, or loss or
      interruption of business or income, resulting from, but not limited to
      Tenant's failure to properly maintain the Premises and Building in a
      commercially safe and reasonable manner, from fire, explosion, falling
      plaster, steam, gas, electricity, water or rain which may leak or flow
      from or into any part of the Premises or from the breakage, leakage,
      obstruction or other defects of the pipes, sprinklers, wires, appliances,
      plumbing, air conditioning, electrical works or other fixtures in the
      Building, whether the damage or injury results from conditions arising in
      the Premises or in other portions of the Building. Tenant shall
      immediately notify Landlord in case of fire or accident in the Premises,
      the Building or the Project and of defects in any improvements or
      equipment.

                            12. Damage or Destruction

12.1 Restoration:

12.1.1 Damage Repair

                        If the Building of which the Premises are a part is
                  damaged, Landlord shall repair that damage as soon as
                  reasonably possible, at its expense, unless: (i) Landlord
                  reasonably determines that the cost of repair would exceed ten
                  percent (10%) of the full replacement cost of the Building
                  ("Replacement Cost") and the damage is not covered by
                  Landlord's fire and extended coverage insurance (or by normal
                  extended coverage policy should Landlord fail to carry that
                  insurance); or (ii) Landlord reasonably determines that the
                  cost of repair would exceed twenty-five percent (25%) of the
                  Replacement Cost; or (iii) Landlord reasonably determines that
                  the cost of repair would exceed ten percent (10%) of the
                  Replacement Cost and the damage occurs during the final twelve
                  (12) months of the Term.

                        Should Landlord elect not to repair the damage for one
                  of the preceding reasons, Landlord shall so notify Tenant in
                  writing within fifteen (15) days after the damage occurs and
                  this Lease shall terminate as of the date of that notice and
                  the obligations of the parties shall terminate as if the Lease
                  term had naturally expired.

12.1.2 Termination of Lease

                        Unless Landlord elects to terminate this Lease in
                  accordance with subsection 12.1.1 above, this Lease shall
                  continue in effect for the remainder of the Term. However,
                  provided that if the damage is so extensive as to reasonably
                  prevent Tenant's substantial use and enjoyment of the Premises
                  for more than fifteen (15) days, then Tenant may elect to
                  terminate this Lease by written notice to Landlord within
                  fifteen (15) days of receiving Landlord's notice of intent not
                  to repair.

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<PAGE>

12.1.3 Rent Abatement

                        Commencing on the date of any damage to the Premises,
                  and ending on the date the damage is repaired or this Lease is
                  terminated, whichever occurs first, the rental to be paid
                  under this Lease shall be abated in the same proportion that
                  the floor area of the Premises that is rendered unusable by
                  the damage from time to time bears to the total floor area of
                  the Premises.

12.1.4 Cost of Repair

                        Notwithstanding the provisions of the above subsections
                  of this Section, if the damage is due to the negligence or
                  willful misconduct of Tenant or its employees, subtenants,
                  invitees or representatives, the cost of any repairs not
                  covered by Landlord's insurance on the Building shall be borne
                  by Tenant, and Tenant shall not be entitled to rental
                  abatement or termination rights. In addition, the provisions
                  of this Section shall not be deemed to require Landlord to
                  repair any improvements or fixtures that Tenant is obligated
                  to repair or insure pursuant to any other provision of this
                  Lease, however Landlord shall pass through to Tenant any
                  reimbursements from insurance for such repairs.

                               13. Eminent Domain

13.1 Total or Partial Taking:

            If all or a material portion of the Premises is taken by any lawful
      authority by exercise of the right of eminent domain, or sold to prevent a
      taking, either Tenant or Landlord may terminate this Lease effective as of
      the date possession is required to be surrendered to the authority. In the
      event title to a portion of the Building or Project, other than the
      Premises, is taken or sold in lieu of taking, and if Landlord elects to
      restore the Building in such a way as to alter the Premises materially,
      Landlord or Tenant may terminate this Lease, by written notice to the
      other, effective on the date of vesting of title. In the event neither
      party has elected to terminate this Lease as provided above, then Landlord
      shall promptly, after receipt of a sufficient condemnation award, proceed
      to restore the Premises to substantially their condition prior to the
      taking, and a proportionate allowance shall be made to Tenant for the rent
      corresponding to the time during which, and to the part of the Premises of
      which, Tenant is deprived on account of the taking and restoration. In the
      event of a taking, Landlord shall be entitled to the entire amount of the
      condemnation award without deduction for any estate or interest of Tenant;
      provided that nothing in this Section shall be deemed to give Landlord any
      interest in, or prevent Tenant from seeking any award against the taking
      authority for the taking of personal property and fixtures belonging to
      Tenant or for relocation or business interruption expenses recoverable
      from the taking authority.

13.2 Temporary Taking:

            No temporary taking of the Premises by governmental authority shall
      terminate this Lease or give Tenant any right to abatement of rent,
      however, any award specifically attributable to a temporary taking of the
      Premises shall belong entirely to Tenant. A temporary taking shall be
      deemed to be a taking of the use or occupancy of the Premises for a period
      not to exceed ten (10) days.

13.3 Taking of Parking Area:

            In the event there shall be a taking of the Tenant's Parking Area
      such that Landlord can no longer provide sufficient parking to comply with
      this Lease, Landlord may substitute reasonably equivalent parking in a
      location within three minutes walking distance of the Building; provided
      that if Landlord fails to make that substitution within fifteen (15) days
      following the taking and if the taking materially impairs Tenant's use and
      enjoyment of the Premises, Tenant may, at its option, terminate this Lease
      by notice to Landlord. If this Lease is not so terminated by Tenant, there
      shall be no abatement of rent and this Lease shall continue in effect.

                                       23
<PAGE>

                     14. Subordination; Estoppel Certificate

14.1 Subordination:

14.1.1 Subordinate to all underlying encumbrances

                  At the option of Landlord, this Lease shall be either superior
                  or subordinate to all ground or underlying Leases, mortgages,
                  deeds of trust and conditions, covenants and restrictions,
                  reciprocal easements and rights of way, if any, which may
                  hereafter affect the Premises or Project, and to all renewals,
                  modifications, consolidations, replacements and extensions
                  thereof; provided, that so long as Tenant is not in default
                  under this Lease, this Lease shall not be terminated nor shall
                  Tenant's quiet enjoyment of the Premises be disturbed. Tenant
                  shall also, upon the reasonable written request of Landlord,
                  execute and deliver those instruments, including the Estoppel
                  Certificate attached as Exhibit N, as may be required from
                  time to time to subordinate the rights of Tenant under this
                  Lease to any ground or underlying Lease or to the lien of any
                  mortgage or deed of trust, or if requested by Landlord to
                  subordinate in whole or in part, any ground or underling Lease
                  or the lien of any mortgage or deed to trust to this Lease.

14.1.2 Attornment

                  Tenant convenants and agrees to attorn to any successor to
                  Landlord's interest in any ground or underlying lease, and in
                  the event, this Lease shall continue as a direct lease between
                  Tenant herein and such landlord or its successor and provided
                  that such landlord shall be subject to the obligations and
                  responsibilities due Tenant under this Lease

14.1.3 Failure to Perform

                  Waived.

14.2 Estoppel Certificate:

14.2.1 Time Limit

                        Tenant shall, at any time not more than twenty (20) days
                  after receipt from Landlord, execute, acknowledge and deliver
                  to Landlord the Estoppel Certificate attached hereto as
                  Exhibit N. The Estoppel Certificate may be relied upon by any
                  prospective purchaser or encumbrance of all or any portion of
                  the Building or Project.

14.2.2 Failure to Perform

                        Tenant's failure to deliver the Estoppel Certificate
                  within the provided time shall be conclusive upon Tenant that:
                  (i) this Lease is in full force and effect without
                  modification except as may be represented by Landlord, (ii)
                  there are no uncured defaults in Landlord's performance, and
                  (iii) not more than one month's rental has been paid in
                  advance.

                            15. Defaults and Remedies

15.1 Tenant's Default

            In addition to any other event of default set forth in this Lease,
      the occurrence of any one or more of the following events shall constitute
      a default by Tenant:

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<PAGE>

15.1.1 Abandonment

                        The abandonment of the Premises by Tenant. Abandonment
                  is defined to include, but not limited to, any absence by
                  Tenant from the Premises for reasons other than a default by
                  Landlord or the Premises being determined unusable under
                  Section 12 for fifteen (15) consecutive days (or longer) or
                  sixty (60) days (whether consecutive or not) in any calendar
                  year accompanied by Tenant's failure to pay rent covering the
                  abandonment period.

15.1.2 Failure to Pay Rent

                        The failure by Tenant to make any payment of rent or
                  additional rent required to be made by Tenant, where the
                  failure continues for a period of five (5) days notice thereof
                  from Landlord. For purposes of this default and remedy
                  provision, the term "additional rent" shall be deemed to
                  include all amounts of any type whatsoever, other than Base
                  Rent, to be paid by Tenant pursuant to the terms of this
                  Lease.

15.1.3 Assignment

                        Assignment, sublease, encumbrance or other transfer of
                  the Lease by Tenant, either voluntarily or by operation of
                  law, whether by judgment, execution transfer by intestacy or
                  testacy, or other means, without the prior written consent of
                  Landlord, if necessary.

15.1.4 Materially False Financial Statements

                        The discovery by Landlord that any financial statement
                  provided by Tenant was materially false.

15.1.5 Failure to Observe Covenants

                        The failure or inability by Tenant to observe or perform
                  any of the express or implied covenants or provisions of this
                  Lease to be observed or performed by Tenant, other than as
                  specified in any other subsection of this Section, where the
                  failure continues for a period of thirty (30) days after
                  written notice from Landlord to Tenant. However, if the nature
                  of the failure is such that more than thirty (30) days are
                  reasonably required for its cure, then Tenant shall not be
                  deemed to be in default if Tenant commences the cure within
                  thirty (30) days and thereafter diligently pursues the cure to
                  completion.

15.1.6 Assignment to Creditors/Bankruptcy

                        The making by Tenant of any general assignment for the
                  benefit of creditors; the filing by or against Tenant of a
                  petition to have Tenant adjudged a debtor under the Bankruptcy
                  Code or to have debts discharged or a petition for
                  reorganization or arrangement under any law relating to
                  bankruptcy (unless, in the case of a petition filed against
                  Tenant, the same is dismissed within sixty (60) days; the
                  appointment of a trustee or receiver to take possession of
                  substantially all of Tenant's assets or of Tenant's interest
                  in this Lease, if possession is not restored to Tenant within
                  thirty (30) days; the attachment, execution or other judicial
                  seizure of substantially all of Tenant's assets located at the
                  Premises or of Tenant's interests in this Lease where the
                  seizure is not discharged within thirty (30) days; or Tenant's
                  convening of a meeting of its creditors for the purpose of
                  effecting a moratorium upon or composition of its debts.

                        Landlord shall not be deemed to have knowledge of any
                  event described in this subsection unless notification in
                  writing is received by Landlord, nor shall there be any
                  presumption attributable to Landlord of Tenant's insolvency.
                  In the event that any provision of this subsection is contrary
                  to applicable law, the provision shall be of no force or
                  effect.

15.2 Landlord's Remedies:

            In the event that Landlord elects to declare a breach of this Lease,
      then Landlord shall have the right to give Tenant notice of intention to
      end the term of this Lease and, after any cure period provided in this
      Lease, thereupon the term of this Lease shall expire as fully and
      completely as if that day were the

                                       25
<PAGE>

      day herein definitely fixed for the expiration of the Term and Tenant
      shall then quit and surrender the Premises to Landlord, but Tenant shall
      remain liable as hereinafter provided. If Tenant fails to so quit and
      surrender the Premises as aforesaid, Landlord shall have the right as
      provided by law to evict Tenant and the legal representatives of Tenant
      and all other occupants of the Premises by unlawful detainer or other
      summary proceedings, or otherwise, and remove their effects and regain
      possession of the Premises (but Landlord shall not be obligated to effect
      such removal).

            In the event of any breach of this Lease by Tenant (and regardless
      of whether or not Tenant has abandoned the Premises) this Lease shall not
      terminate unless Landlord, at Landlord's option, elects at any time when
      Tenant is in breach of this Lease to terminate Tenant's right to
      possession or, at Landlord's further option, by the giving of any notice
      (including but not limited to any notice preliminary or prerequisite to
      the bringing of legal proceedings in unlawful detainer) terminating
      Tenant's right to possession. For so long as this Lease continues in
      effect, Landlord may enforce all of Landlord's rights and remedies under
      this Lease, including the right to recover all rent as it becomes due
      hereunder. For the purposes of this paragraph, the following shall not
      constitute termination of Tenant's right to possession: acts of
      maintenance or preservation or efforts to relet the Premises, or the
      appointment of a receiver upon initiative of Landlord to protect
      Landlord's interest under this Lease.

            In the event of termination of this Lease, or termination of
      Tenant's right to possession as the result of Tenant's breach of this
      Lease, Landlord shall have the right:

      a. To relet the Premises for such rent and upon such terms as are
      reasonable under the circumstances. If the full rent reserved under this
      Lease (and any of the costs, expenses or damages indicated below) shall
      not be realized by Landlord, Tenant shall be liable for all damages
      sustained by Landlord, including, without limitation, deficiency in rent,
      reasonable attorneys' fees, other collection costs, brokerage fees, and
      expenses of placing the Premises in first-class rentable condition.
      Landlord's putting the Premises in good order or preparing the same for
      rerental shall not operate or be construed to release Tenant from
      liability hereunder. Landlord shall not be liable for failure to relet the
      Premises. In no event shall Tenant be entitled to receive any excess of
      such net rent collected over the sums payable by Tenant to Landlord
      hereunder. Any damage or loss of rent sustained by Landlord may be
      recovered by Landlord, at Landlord's option, at the time of the reletting,
      or in separate actions, from time to time, as said damages shall have been
      ascertained by successive reletting, or, at Landlord's option, may be
      deferred until the expiration of the term of this Lease (in which event
      Tenant hereby agrees that the cause of action shall not be deemed to have
      accrued until the date of expiration of said term). All rights and
      remedies of Landlord under this Lease shall be cumulative and shall not be
      exclusive if any other rights and remedies provided to Landlord under
      applicable law.

      b. To remove any and all persons and property from the Premises, with or
      without legal process, and pursuant to such rights and remedies as the
      laws of the State of Nevada shall then provide or permit, but Landlord
      shall not be obligated to effect such removal. Said property may, at
      Landlord's option, be stored or otherwise dealt with as such laws may then
      provide or permit, including but not limited to the right of Landlord to
      store the same, or any part thereof, in a warehouse or elsewhere at the
      expense and risk of and for the account of Tenant.

      c. To enforce, to the extent permitted by the laws of the State of Nevada
      then in force and effect, any other rights or remedies set forth in this
      Lease or otherwise applicable hereto by operation of law or contract.

            In the event of a breach by Tenant of any of the terms, covenants,
      conditions, provisions or agreements of this Lease, Landlord shall have
      the right of injunction. Mention in this Lease of any particular remedy
      shall not preclude Landlord from any other remedy, at law or in equity.

            If Tenant vacates or abandons the Premises, any property that Tenant
      leaves in the Premises shall be deemed to have been abandoned and may
      either be retained by Landlord as the property of Landlord or may be
      disposed of at public or private sale in accordance with applicable law as
      Landlord sees fit. The proceeds of any public or private sale of Tenant's
      property, or the then

                                       26
<PAGE>

      current fair market value of any property retained by Landlord shall be
      applied by Landlord against (i) the expenses of Landlord for removal,
      storage or sale of the property; (ii) the arrears of rent or future rent
      payable under this Lease; and (iii) any other damages to which Landlord
      may be entitled hereunder. Further, Landlord may, upon presentation of
      evidence of a claim valid upon its face of ownership or for security
      interest in any of Tenant's property abandoned in the Premises, turn over
      such property to the claimant with no liability to Tenant.

            The following shall be Events of Bankruptcy under this Lease: (1)
      Tenant's becoming insolvent, as that terms defined in Title 11 of the
      United States Code, entitled Bankruptcy, 11 U.S.C. Sec 101 et seq. (the
      "Bankruptcy Code"), or under the insolvency laws of any State, District,
      Commonwealth or territory of the United States ("insolvency Laws"); (2)
      The appointment of a receiver or custodian for any or all of Tenant's
      property or assets, or the institution of a foreclosure action upon any of
      Tenant's real or personal property; (3) The filing of a voluntary petition
      under the provisions of the Bankruptcy Code or Insolvency Laws; (4) The
      filing of an involuntary petition against Tenant as the subject debtor
      under the Bankruptcy Code or Insolvency Laws, which is either not
      dismissed within sixty (60) days of filing, or results in the issuance of
      an order for relief against the debtor, whichever is later; or (5)
      Tenant's making or consenting to an assignment for the benefit of
      creditors or a common law composition of creditors.

            Upon occurrence of an Event of Bankruptcy, Landlord shall have the
      right to terminate this Lease by giving written notice to Tenant,
      provided, however, that this section shall have no effect while a case in
      which Tenant is the subject debtor under the Bankruptcy Code is pending,
      unless Tenant or its Trustee is unable to comply with the provisions
      below. At all other times this Lease shall automatically cease and
      terminate, and Tenant shall be immediately obligated to quit the Premises
      upon the giving of notice pursuant to this section. My other notice to
      quit, or notice of Landlord's intention to re-enter is hereby expressly
      waived.

            If Landlord elects to terminate this Lease, everything contained in
      this Lease on the part of Landlord to be done and performed shall cease
      without prejudice, subject, however, to the rights of Landlord to recover
      from Tenant all rent and any other sums accrued up to the time of
      termination or recovery of possession by Landlord, whichever is later, and
      any other monetary damages or loss of reserved rent sustained by Landlord.

            Without regard to any action by Landlord as authorized above,
      Landlord may at its discretion exercise all the additional provisions set
      forth below.

            In the event Tenant becomes the subject debtor in a case pending
      under the Bankruptcy Code, Landlord's right to terminate this Lease
      pursuant to this section shall be subject to the rights of the Trustee in
      Bankruptcy to assume or assign this Lease. The Trustee shall not have the
      right to assume or assign this Lease unless the Trustee (i) promptly cures
      all defaults under this Lease, (ii) properly compensates Landlord for
      monetary damages, incurred as a result of such default, and (iii) provide
      adequate assurance of future performance on the part of Tenant as debtor
      in possession or on the part of the assignee of Tenant.

            Landlord and Tenant hereby agree in advance that adequate assurance
      of future performance, as used herein, shall mean that all of the
      following minimum criteria must be met; (i) Tenant must pay its estimated
      pro rata share of Adjustments (whether provided directly or through agents
      or contractors and whether or not previously included as part of the
      minimum rent), in advance of the performance or provisions of such
      services, (ii) The Trustee must agree that Tenant's business shall be
      conducted in a first class manner, and that no liquidating sales, auction,
      or other non-first class business operations shall be conducted in the
      Premises; (iii) The Trustee must agree that the use of the Premises as
      stated in this Lease will remain unchanged and that no prohibited use
      shall be permitted; and (iv) The Trustee must agree that the assumption of
      this Lease will not violate or affect the right of other tenants in the
      Project.

            In the event Tenant is unable to (i) cure its defaults, (ii)
      reimburse the Landlord for its monetary damages, (iii) pay the rent due
      under this Lease, and all other payments required by Tenant

                                       27
<PAGE>

      under this Lease on time (or within five (5) days), or (iv) meet the
      criteria and obligations imposed above, Tenant agrees in advance that it
      has not met its burden to provide adequate assurance of future
      performance, and this Lease may be terminated by Landlord.

15.3 Expenses and Legal Fees:

            Tenant shall reimburse Landlord upon demand, for any costs or
      expenses incurred by Landlord in connection with any breach or default of
      Tenant under this Lease, whether or not suit is commenced or judgment
      entered. Such costs shall include reasonable legal fees and costs incurred
      for the negotiation of a settlement, enforcement of rights or otherwise.
      Tenant shall also indemnify Landlord against and hold Landlord harmless
      from all costs, expenses, demands and liability incurred by Landlord if
      Landlord becomes or is made a party to any claim or action:

      a.    by or against any person holding any interest under or using the
            Premises by license of or agreement with Tenant;

      b.    for foreclosure for any lien for labor or material furnished to or
            for Tenant or such other person;

      c.    otherwise arising out of or resulting from any act or transaction of
            Tenant or such other person; or

      d.    necessary to protect Landlord's interest under this Lease in a
            bankruptcy proceeding, or other proceeding under Title 11 of the
            United States Code, as amended.

            Landlord shall likewise reimburse Tenant for any costs or expenses
      incurred by Tenant in connection with any breach or default by Landlord
      under this Lease and indemnify Tenant to the same extent as set forth in
      this Section 15.3 should Tenant be made a party to any claim or action
      occasioned by Landlord's breach or default.

                                 16. End of Term

16.1 Holding Over:

            Tenant shall have the right to extend the Initial Term of the Lease
      for an additional six (6) months at 110% of the then applicable rent by
      providing Landlord four (4) months written notice. Otherwise, this Lease
      shall terminate without further notice upon the expiration of the Term
      (herein "Expiration Date"), and any holding over by Tenant after the
      expiration the term or the six month extension, if exercised, shall not
      constitute a renewal or extension of this Lease, or give Tenant any rights
      under this Lease, except when in writing, signed by both parties. If
      Tenant holds over for any period after the expiration (or earlier
      termination) of the Term, Landlord may, at its option, treat Tenant as a
      tenant at sufferance only, commencing on the first (1st) day following the
      termination of this Lease and subject to all of the terms of this Lease,
      except that the monthly rental shall be one hundred fifty percent (150%)
      of the amount of the last monthly rental installment:

            If Tenant fails to surrender the Premises upon the expiration of
      this Lease despite demand to do so by Landlord, Tenant shall indemnify and
      hold Landlord harmless from all loss or liability, including, without
      limitation, any claims made by any succeeding tenant relating to such
      failure to surrender. Acceptance by Landlord of rent after the termination
      shall not constitute a consent to a holdover or result in a renewal of
      this Lease. The foregoing provisions of this Section are in addition to,
      and do not effect, Landlord's right to re-entry or any other rights of
      Landlord under this Lease or at law.

16.2 Merger on Termination:

            The voluntary or other surrender of this Lease by Tenant, or mutual
      termination of this Lease, shall terminate any or all existing subleases
      unless Landlord, at its option, elects in writing to treat the surrender
      or termination as an assignment to it of any or all subleases affecting
      the Premises.

                                       28
<PAGE>

16.3 Surrender of Premises: Removal of Property:

            Upon the Expiration Date, or upon any earlier termination of this
      Lease, Tenant shall quit and surrender possession of the Premises to
      landlord in as good order, condition and repair as when received or as
      hereafter may be improved by Landlord or Tenant, reasonable wear and tear
      excepted, and shall, without expense to Landlord, remove or caused to be
      removed from the Premises all personal property and debris. Tenant shall
      repair all damage to the premises resulting from the removal, which repair
      shall include the patching and filling of holes and repair of structural
      damage. If Tenant shall fail to comply with the provisions of this
      Section, Landlord may effect the removal and/or make any repairs, and the
      cost to Landlord shall be additional rent payable by Tenant upon demand.

16.4 Termination; Advance Payments:

            Upon termination of this Lease under Article 12 (Damage or
      Destruction), Article 13 (Eminent Domain) or any other termination not
      resulting from Tenant's default, and after Tenant has vacated the Premises
      in the manner required by this Lease, and equitable adjustment shall be
      made concerning advance rent, and any other advance payments made by
      Tenant or Landlord, and Landlord shall refund the unused portion of the
      security deposit to Tenant or Tenant's successor.

                            17. Payments and Notices

      All sums payable by Tenant to Landlord shall be paid in lawful money of
the United States to Landlord at its address set forth in Section 1.18 of the
Basic Lease Terms, or at any other place as Landlord may reasonably designate in
writing. Unless this Lease expressly provides otherwise, as for example in the
payment of rent, all payments shall be due and payable within ten (10) days
after demand. All payments requiring proration shall be prorated on the basis of
a thirty (30) day month and a three hundred sixty (360) day year. An notice,
election, demand, consent, approval or other communication to be given, or other
document to be delivered by either party to the other, may be delivered in
person to an officer or duly authorized representative of the other party, or
may be deposited in the United States mail or with a nationally recognized
overnight carrier to the address set forth in Section 1.18. Either party may, by
written notice to the other, designate a different address. If any notice or
other document is sent by mail, it shall be deemed served or delivered when
received. If more than one Tenant is named under this Lease, service of any
notice upon any one of them shall be deemed as service upon all of them.

                           18. Limitation of Liability

      In the event of any actual or alleged failure, breach or default of this
Lease by Landlord, Tenant's sole and exclusive remedy shall be against the
Project and its assets, it being intended that Landlord shall not otherwise be
personally liable for any monetary judgment or deficiency therein.

      Tenant agrees that the foregoing provision shall be applicable to any
covenant or agreement either expressly contained in this Lease or imposed by
statute or at common law.

                       19. Transfer of Landlord's Interest

      In the event of any transfer of Landlord's interest in the Premises,
including a so-called "sale-Leaseback", the transferor shall be automatically
relieved of all obligations on the part of Landlord accruing under this Lease
from and after the date of the transfer, provided that any funds held by the
transferor, in which Tenant has an interest, shall be turned over, subject to
that interest, to the transferee, and Tenant is notified of the transfer as
required by law. No holder of a mortgage and/or deed of trust to which this
Lease is, or may be, subordinate, and no landlord under a so-called
sale-Leaseback shall be responsible in connection with the security deposit,
unless the mortgagee or holder of the deed of trust or the landlord actually
receives the security deposit. It is intended that the covenants and obligations
contained in this Lease on the part of the Landlord shall, subject to the
foregoing, be binding on the Landlord, its successors and assigns, only in
respect to their respective successive periods of ownership.

                                       29
<PAGE>

                                20. Miscellaneous

20.1 Gender and Number

            Whenever the context of this Lease requires, the words "Landlord"
      and "Tenant" shall include the plural as well as the singular, and words
      used in neuter, masculine or feminine genders shall include the others.

20.2 Headings:

            The captions and headings of the Articles and Sections of this Lease
      are for convenience only, and are not a part of this Lease and shall have
      no effect upon its construction or interpretation.

20.3 Joint and Several Liability:

            If there is more than one Tenant, the obligations imposed upon
      Tenant shall be joint and several, and the act of, or notice from, or
      notice or refund to, or the signature of, any one or more of them shall be
      binding on all of them with respect to the tenancy of this Lease,
      including, but not limited to, any renewal, extension, termination, or
      modification of this Lease.

20.4 Successors:

            Subject to Articles 10 and 19, all rights and liabilities given to
      or imposed upon Landlord and Tenant shall extend to and bind their
      respective heirs, executors, administrators, successors and assigns.
      Nothing contained in this Section is intended, or shall be construed, to
      grant to any person other than Landlord and Tenant and their successors
      and assigns any rights or remedies under this Lease.

20.5 Time of Essence:

            Time is of the essence with respect to the performance of every
      provision of this Lease, in which time of performance is a factor.

20.6 Severability:

            If any term or provision of this Lease, the deletion of which would
      not adversely affect the receipt of any material benefit by either party
      or the deletion of which is consented to by the party adversely affected,
      shall be held invalid or unenforceable to any extent, the remainder of
      this Lease shall not be affected and each term and provision of this Lease
      shall be valid and enforceable to the fullest extent permitted by law.

20.7 Entire Agreement

            The parties hereto declare and represent that no promise, inducement
      or agreement not herein expressed has been made to them, that this
      document embodies and sets forth the entire agreement and understanding
      between them relating to the subject matter hereof, and that it merges and
      supersedes all prior discussions, agreements, understandings,
      representations, conditions, warranties and covenants between them on said
      subject matter.

20.8 Waiver of Trial by Jury.

            The respective parties hereby waive trial by jury in any action,
      proceeding or counterclaim brought by either of the parties hereto against
      the other on any matter whatsoever arising out of or in any way connected
      with this Lease, the relationship of Landlord and Tenant, Tenant's use or
      occupancy of the Premises, or any claim of injury or damage, or the
      enforcement of any remedy under any statute, emergency or otherwise.

                                       30
<PAGE>

20.9 Partial Invalidity

            If any term, covenant, or condition of this Lease is, to any extent,
      invalid or unenforceable, the remainder of this Lease shall not be
      affected thereby and this Lease shall be valid and enforced to the fullest
      extent permitted by law.

20.10 Recording

            Tenant shall not record or file this Lease or any form of Memorandum
      of Lease, or any assignment or security document pertaining to this Lease
      or all or any part of Tenant's interest therein without the prior written
      consent of Landlord, which consent shall not be unreasonably withheld. If
      such consent is granted Tenant will pay all recording fees, costs, taxes
      and other expenses for the recording. However, upon the request of
      Landlord, both parties shall execute a memorandum or "short form" of this
      Lease for the purposes of recordation in a form customarily used for such
      purposes. Said memorandum or short form of this Lease shall describe the
      parties, the Premises and the Lease Term and shall incorporate this Lease
      by reference.

20.11 Waiver

            The waiver by either party of any term, covenant or condition herein
      contained shall not be deemed to be a waiver of such term, covenant or
      condition for any subsequent breach of the same or any other term,
      covenant or condition herein contained.

20.12 Late Charges

            If any installment of rent or any sum due from Tenant shall not be
      received by Landlord or Landlord's designee on or within three (3) days of
      the date such sum is due then Tenant shall pay to Landlord a late charge
      equal to five percent (5%) of the amount past due, but in no event more
      than the legal maximum on such past due amount, plus any attorneys' fees
      incurred by Landlord by reason of Tenant's failure to pay rent and/or
      other charges when due hereunder. My late charges shall be added to the
      next installment of Base Rent due under the Lease. The parties hereby
      agree that such late charges represent a fair and reasonable estimate of
      the cost that Landlord will incur by reason of the late payment by Tenant.

20.13 Inability to Perform

            This Lease and the obligations of the Parties hereunder shall not be
      affected or impaired because either Party is unable to fulfill any of its
      obligations hereunder or is delayed in doing so, if such inability or
      delay is caused by reason of strike, labor troubles, acts of God,
      governmental laws, ordinances, rules or regulations, or other cause beyond
      the reasonable control of the Party.

20.14 Choice of Law

            This Lease shall be governed by the laws of the State of Nevada.

20.15 Independently Provided Services

            This Lease is entirely separate and distinct from and independent of
      any and all agreements that Tenant may at any time enter into with any
      third party for the provision of services, which include, but are not
      limited to, telecommunications, office automation, repair, maintenance
      services, computer and photocopying ("Independent Services"). Tenant
      acknowledges that Landlord has no obligation of any type concerning the
      provision of Independent Services, and agrees that any cessation or
      interruption of Independent Services or any other act or neglect by the
      third party providing the Independent Services shall not constitute a
      default or constructive eviction by Landlord.

                                       31
<PAGE>

20.16 Prior Agreements

      THIS LEASE CONTAINS THE ENTIRE AGREEMENT OF THE PARTIES HERETO AND ANY AND
      ALL ORAL AND WRITTEN AGREEMENTS, UNDERSTANDINGS, REPRESENTATIONS,
      WARRANTIES, PROMISES AND STATEMENTS OF THE PARTIES HERETO AND THEIR
      RESPECTIVE OFFICERS, DIRECTORS, PARTNERS, AGENTS AND BROKERS WITH RESPECT
      TO THE SUBJECT MATTER OF THIS LEASE AND ANY MATTER COVERED OR MENTIONED IN
      THIS LEASE SHALL BE MERGED IN THIS LEASE AND NO SUCH PRIOR ORAL OR WRITTEN
      AGREEMENT, UNDERSTANDING, REPRESENTATION, WARRANTY, PROMISE OR STATEMENT
      SHALL BE EFFECTIVE OR BINDING FOR ANY REASON OR PURPOSE UNLESS
      SPECIFICALLY SET FORTH IN THIS LEASE. NO PROVISION OF THIS LEASE MAY BE
      AMENDED OR ADDED TO EXCEPT BY AN AGREEMENT IN WRITING SIGNED BY THE
      PARTIES HERETO OR THEIR RESPECTIVE SUCCESSORS IN INTEREST. THIS LEASE
      SHALL NOT BE EFFECTIVE OR BINDING ON ANY PARTY UNTIL FULLY EXECUTED BY
      BOTH PARTIES HERETO.

         LANDLORD:                                 TENANT:
      McCARRAN CENTER L.C.                      NEXTEL WIP LEASE CORP.
      A Nevada Limited Liability Company

By:   /s/ Thomas A. Thomas                      By:  /s/ Donald J. Manning
      ----------------------------------             --------------------------
          Thomas A. Thomas                      Its: Vice President and General
Its:  Managing Partner                               Counsel
                                                     --------------------------

On this 17th day of May, 1999, before me, the undersigned, a Notary Public in
and for the County of Clark, State of Nevada, duly commissioned and sworn,
personally appeared Thomas A. Thomas in his capacity as Managing Partner, known
to me to be the person that executed within instrument and known to me to be the
person who affixed his name hereto and who acknowledged to me that he executed
the same freely and voluntarily and for the uses and purposes therein mentioned.

[SEAL]

        GAIL PETERSEN                      /s/ Gail Petersen
Notary Public, State of Nevada             -----------------------------
         Clark County                      NOTARY PUBLIC in and for said
My Appt. Expires Aug 21, 1999              Country and State

On this 13th day of May, 1999, before me, the undersigned, a Notary Public in
and for the County of Kind, State of Washington, duly commissioned and sworn,
personally appeared Donald J. Manning, in his capacity as V.P. & General Counsel
known to me to be the person that executed within instrument and known to me to
be the person who affixed his name hereto and who acknowledged to me that he
executed the same freely and voluntarily and for the uses and purposes therein
mentioned.

[SEAL]

       GAYLE C. TONEY                      /s/ Gayle C. Toney
        NOTARY PUBLIC                      -----------------------------
     STATE OF WASHINGTON                   NOTARY PUBLIC in and for said
     COMMISSION EXPIRES                    Country and State
       MARCH 29, 2003

                                       32
<PAGE>

                                 LEASE EXHIBITS

A     Project & Premises
      A-1   Project Site Plan: McCarran II
      A-2   Building Site Plan

B-1   Floor Plan
B-2   Use of Tenant Improvement Allowance
B-3   Standard Tenant Improvement Specifications

C     Tenant's Work Letter

D     Rules and Regulations

E     Operating Expenses - Multi Tenant

F     Parking

I     Renewal Options

J     Brokerage Commission

K     Commencement Date

L     Master Sign Plan

M     Subordination and Non-Disturbance Agreement

N     Tenant Estoppel Certificate
<PAGE>

                                    EXHIBIT A

                               PROJECT & PREMISES

PROJECT: McCarran Center II   McCarran Center II consisting of 16.50 Net Acres

BUILDING 42 & 42A             Building 42: 23,306 sq. ft.
                              Building 42A: A minimum of 20,000 sq. ft.

PREMISES                      Building 42 Premises: 23,306 sq. ft.
                              Building 42A Premises: A minimum of 20,000 sq. ft.
<PAGE>

                                                                     EXHIBIT A-1

                                                   CONCEPTUAL MASTERPLAN
                                                   McCARRAN CENTER II

                                [GRAPHIC OMITTED]
<PAGE>

                                   EXHIBIT B-2

                       USE OF TENANT IMPROVEMENT ALLOWANCE

A. Tenant Improvement Allowance

Landlord agrees to construct tenant improvements in the Premises (Tenant
Improvements) for Tenant's exclusive use during the term of the Lease in
accordance with the Space Plan and Conceptual Cost Estimate as approved and
signed by Tenant either prior to or following the execution of this Lease.
Landlord's contribution to such improvements in Building 42 (23,306 sq. ft.)
shall be $25.00 per square foot or $582,650 and in Building 42A (20,000 sq. ft.)
shall be $25.00 per sq. ft. or $500,000 (the Tenant Improvement Allowance).
Landlord's contribution for Building 42 shall be provided in the Phase I and
Phase II build-outs as set forth in Section 1.11 and Tenant shall have the right
to forgo Landlord's contribution for Phase II and receive the stated reduction
in Base Rent. Tenant shall be responsible for the cost of Tenant Improvements
exceeding the Tenant Improvement Allowance, which costs shall be initially
determined and set forth in the Conceptual Cost Estimate for the corresponding
building and paid for by Tenant to Landlord based on the following schedule:

            o     Twenty percent (20%) at the start of construction.

            o     Forty percent (40%) within 60 days after the start of
                  construction

            o     Thirty percent (30%) within 90 days after the start of
                  construction. Payment is due in full if construction is
                  completed within 90 days after the start of construction.

            o     Ten percent (10%) within 10 days after the completion of the
                  punch list items.

The Tenant Improvement Allowance shall be used for and include the cost of:
design & engineering, plan check and permit fees, special fees (such as sewer
fixture fee for Tenant's over-standard requirements), insurance and the tenant
improvement construction cost. Tenant shall be responsible for the cost of any
Tenant approved change orders or alterations to the Space Plan or Conceptual
Cost Estimate. Should Tenant fail to fully utilize the Tenant Improvement
Allowance, the remainder shall be applied as a credit to the Base Rent.

      Building 42, Phase II Improvements:

      As set forth in Section 1.11 of the Lease, Tenant has the option to
      construct the improvements in Phase II (8,306 sq. ft.) at Tenants sole
      cost and expense and receive a reduced rent. Tenant may also request that
      such improvements for Phase II(8,306 sq. ft.) be built simultaneously with
      the Phase I improvements. Should Tenant expedite the Phase II
      improvements, the Base Rent payable on the October 1, 1999 commencement
      date shall be increased to include the amortization of such improvements
      at 11% over 8 years ($0.386 x 8,306 sq. ft.) or $3,232.23 per month.

B. Premises Design and Construction Documents

Landlord and Tenant agree that both parties shall use best efforts and
diligently pursue the preparation and completion of the Premises space plan and
construction documents. Should Landlord's authorized space planner and engineers
be utilized, the Tenant Improvement Allowance shall be charged as follows:

               Space Plan (Approved)              $.15 per USF
               Architectural Drawings             $.70 per USF
               Mechanical & Plumbing              $.50 per USF
               Electrical                         $.50 per USF

Tenant shall have the right to utilize its own architect and/or space planner
(Tenant's Designer) for the design and preparation of the tenant improvement
construction documents. Tenant's Designer shall be contracted by Landlord and
compensated from the Tenant Improvement Allowance as set forth above. In all
cases the Mechanical, Plumbing and Electrical engineers designated by Landlord
shall be utilized. Should Tenant elect to have Landlord retain Tenant's
Designer, Landlord shall charge a fee of $.15 per USF, from the Tenant
Improvement Allowance, for the coordination of Tenant's Designer with Landlord's
engineers and general contractors. Tenant's Designer shall submit dimensioned
plans and construction drawings in the CADD 12, 13 or 14 format on an updated
basis to Landlord with final space plans including, at a minimum, a fully
dimensioned space plan, a reflective ceiling plan and an electrical
<PAGE>

and data outlet plan. Tenant's Designer shall be required to attend a minimum of
three (3) space plan design meetings with Landlord's engineers and staff as well
as a minimum of three (3) meetings to coordinate the construction drawings.
Tenant's Designer shall be a licensed Nevada architect and responsible for "wet
stamping" all drawings submitted to the permitting government agency.

C. Construction of Tenant Improvements

Upon completion of Tenant's space plan, Landlord shall immediately obtain a bid
for construction from its general contractor. Landlord's general contractor
shall obtain at least three (3) bids in each major trade from subcontractors
unless Tenant waives this provision in the interest of meeting the time
constraints of the construction schedule. Tenant shall have the right to seek
independent bids from Nevada licensed and bonded contractors.

Tenant may, at Tenant's sole option, be responsible for the construction of the
Tenant Improvements, in which event Tenant shall contract for the construction
services and be responsible for meeting the payment of all costs for the Tenant
Improvements from an escrow account into which Landlord shall deposit the Tenant
Improvement Allowance no later than five (5) days prior to the commencement of
the Tenant Improvement construction. The escrow agent shall be selected by
Landlord and shall maintain the funds in customary investment vehicles with all
interest to belong to Landlord, provided that funds shall be available to meet
Tenant's obligations during the construction process. Withdrawals shall require
the written approval of both Landlord and Tenant, which approval shall be
delivered to Tenant within fifteen (15) business days of Landlord's receipt of
proper invoices and conditional lien waivers. In the event that Tenant does not
utilize the available Tenant Improvement Allowance, Tenant may use the remainder
as prepayment of rent.

Tenant shall be responsible for maintaining the same construction schedule as
committed to by Landlord's general contractor, unless Tenant's performance is
delayed by events of "Force Majeure" outside of Tenant's control. Tenant's
contractors shall not interfere with the shell and core construction of the
Building or the construction of other tenant improvements in the Building.
Construction performed by Tenant or it's contractors which causes such noise as
to be a nuisance to the adjacent tenant's shall be carried out during evening
hours. Tenant shall be responsible for its own trash containers and shall
promptly remove all construction and related debris from all Common Areas or
Facilities. Immediately following the completion of construction, Tenant shall
return the Building and Common Areas to the condition they were in immediately
prior to the construction, including, if necessary, parking lot sweeping and
repair to the Building and Common Areas damaged by Tenant's contractors. Tenant
agrees to indemnify Landlord against the actions of its contractors as they
relate to construction activities in the Building (including costs of repair,
reasonable attorneys' fees and liens) and to obtain either a "Builders Risk" or
"Cost of Construction" insurance policy covering the total cost of Tenant
Improvements.

      All construction, whether by Landlord or Tenant, shall be in a good,
      workmanlike manner and all necessary governmental permits, licenses and
      approvals shall be obtained by the party responsible for the construction.
<PAGE>

                                   EXHIBIT B-3

                                    STANDARD
                        TENANT IMPROVEMENT SPECIFICATIONS
                         FOR INDUSTRIAL/OFFICE BUILDINGS

I. GENERAL IMPROVEMENTS:

The following information is provided to establish standard specifications and
guidelines for Tenant Improvements in Industrial/Office Buildings. The standards
set forth in this Exhibit (or equivalent material at Tenant's election) are
subject to Tenant's Improvement Allowance. Landlord does not warrant that the
Tenant Improvement Allowance shall be sufficient to construct the following
standards. Landlord's reasonable approval is necessary should Tenant desire to
materially alter the following standards or use the Tenant Improvement Allowance
for non-standard improvements.

      A. PARTITIONS:

            1.    One lineal foot of building standard for each fifteen (15)
                  square feet.

                  Demising partitions shall be one layer of 5/8" gypsum
                  wallboard screw applied to each side of 2-1/2" metal studs
                  spaced at 24" on center. Installation to include 1-1/2" sound
                  attenuation blankets will extend from floor to deck above.

            2.    Interior partitions shall be one layer of 5/8" gypsum wall
                  board screw applied to each side of 2-1/2" metal studs spaced
                  at 24" on center. Wall board is to extend to 6" above finish
                  ceiling grid to a height of approximately 9'6".

            3.    All partitions and column enclosures will be taped and sanded
                  to receive paint.

      B. DOORS FRAMES AND HARDWARE:

            1.    One (1) door per twenty-five (25) lineal feet of interior
                  partition allowance.

            2.    Interior doors shall be 3'0" wide by 7'0" high and 1-3/4"
                  thick, solid core door with frame, prefinished, with a
                  standard Mendecino Oak finish, both sides.

            3.    Interior door hardware will include lever-handled latch sets,
                  1-1/2" pair of 4-1/2" butts, floor stop and three (3)
                  silencers.

            4.    Hardware finish to be Schlage Brushed Aluminum or equal.

      C. CEILING

            1.    Ceiling throughout the office area will be a 2' x 4'
                  mechanically suspended, acoustical system using
                  flush-finished, lay-in tile with a mineral fiber. Nominal
                  ceiling height is 9'0".

            2.    The Building Standard for a Multi-tenant office is Armstrong
                  769 (2767 White or equal.)

            3.    The Building Standard Allowance for this item is $1.25 per
                  s.f.
<PAGE>

      D. FLOOR COVERING AND BASE:

            1.    Carpeting: The Building Standard Allowance for Multi-tenant
                  industrial office space is $1.22 per s.f. This is for 22 oz.
                  Glue down carpet, Queen Commercial Carpet, "Commitment 26"
                  solution dyed nylon or equal.

            2.    V.C.T. The Building Standard Allowance for Multi-tenant
                  industrial office space is $1.25 per s.f. This is for an 12" x
                  12" Azrock Vinyl Composition Tile 1/8" thick or equal.

            3.    Rubber Base: The Building Standard Allowance for Multi-tenant
                  industrial office space is $1.25 l.f. This is for Burke
                  standard 4" top set rubber base or equal.

      E. WINDOW TREATMENT:

            1.    The Building Standard Allowance for Multi-Tenant industrial
                  office space is $.50 s.f. This is for Riviera Levelor blinds,
                  alabaster number 112 horizontal 1" slats or equal.

      F. PAINT:

            1.    The Building Standard for Multi-Tenant industrial office space
                  is Frazee eggshell 5900w, Arctic, or equal.

      G. TOILET PARTITIONS:

            1.    The Building Standard for this item is Boberick, American
                  Standard, or Bradley, metal, gray in color.

II. STRUCTURAL IMPROVEMENTS:

      A. STANDARD DESIGN:

            1.    The structural floor system of the Building is designed to
                  accommodate up to one hundred (100) pounds per square foot,
                  including eight of partitions and up to seven (7) pounds of
                  ceiling and suspended mechanical equipment load.

III. HEATING VENTILATION, AIR CONDITIONING AND FIRE PROTECTION SERVICES.

      A. H.V.A.C. SYSTEM:

            1.    The following operation standards are based upon population
                  not to exceed one (1) person per 150 square feet of usable
                  floor area.

            2.    This system shall be at the sole cost of the tenant.

            3.    The system will include a series of individual roof pack
                  units.

            4.    The system shall be designed to deliver one ton of air for
                  each 300 s.f. of useable floor space. The system design should
                  also assume a maximum lighting and appliance distribution of 5
                  watts per rentable s.f. of Multi Tenant Industrial Office
                  Space.

            5.    Tenant H.V.A.C. work shall conform to the master system design
                  and include, but not necessarily be limited to providing
                  thermostatically controlled zones, all required ducting, all
                  required diffusers and grilles, and other items as necessary
                  to complete the system.

            6.    The tenant shall provide return ductwork on floors without
                  ceiling plenum provisions. (Contact Landlord for exact
                  location of lease spaces requiring such.)
<PAGE>

      B. FIRE PROTECTION:

            1.    The base system, the "up system", is included in the shell and
                  core and is to be composed of risers, mains, and heads that
                  are turned "up" in order to comply with Building Codes for
                  unoccupied Multi-Tenant Industrial Office Space. Modification
                  of the sprinklers is required as a basic part of Tenant
                  Improvements. This work is to include, but not be limited to;
                  additional headers as required, and the down system to allow
                  for protection of the tenant improvement space.

            2.    The "down" system is to include semi-recessed type heads with
                  chrome finish as required by code.

            3.    The standard allowance for this item is $.90 s.f. Any cost
                  above this amount is considered above standard.

IV. ELECTRICAL AND TELEPHONE SERVICES:

      A. LIGHTING:

            1.    One 2' x 4' fluorescent light fixture per ninety useable
                  square feet shall be the standard. One single pole, wall
                  mounted light switch at 48"+/- per each twelve light fixtures
                  shall be provided.

            2.    The light fixture shall be a recessed prismatic fluorescent 3
                  tube light fixture, 2' x 4' by Lithonia or equal, with energy
                  saving ballast's.

            3.    Lamps which complete the building standard fixtures shall be
                  initially furnished and installed as a part of the tenant
                  improvement allowance standard. Subsequent relamping shall be
                  performed at the tenant's expense.

            4.    Lights, as required by code, shall be connected to an
                  emergency circuit and comply with said code.

            5.    One (1) 20 amp, 120 volt, single phase, wall type duplex
                  electrical outlet per each one hundred fifty square feet of
                  useable floor space in the Multi Tenant Industrial Office
                  Building.

            6.    All cover plates to be ivory with no back to back outlets.

      B. TELEPHONE:

            1.    Single gang telephone outlet box in stud wall with conduit
                  from outlet to telephone board.

            2.    All cover plates to be ivory with no back to back outlets.

            3.    The standard distribution for Multi Tenant Industrial Office
                  Building space is one box for one hundred fifty square feet of
                  useable office space.

            4.    Installation of telephones and wiring shall be at Tenant's
                  sole arrangement and expense.

V. PLUMBING:

      A. GENERAL

            1.    Plumbing wet stacks, containing sanitary waste and vent piping
                  will be available on each floor. Tenant's connection shall be
                  at Tenant's expense.

            2.    Domestic water is available at building core. Tenant's
                  connection shall be at Tenant's expense.
<PAGE>

            3.    Sanitation:

                  For every 10,000 s.f. of office space:

                  Men:     2 Water Closets   Women:    3 Water Closets
                           1 Urinal                    1 Lavatory
                           1 Lavatory

                  For every 60,000 s.f. of Warehouse

                  Men:     1 Water Closet    Women:    1 Water Closet
                           1 Lavatory                  1 Lavatory

VI. ABOVE STANDARD TENANT IMPROVEMENTS:

      1.    Any Above Standard Tenant Improvement; i.e., improvements which
            exceed the standards described above, in design, quantity, quality,
            structurally, mechanically, electrically, or in cost (which includes
            the design fees) shall be deemed above standard. Also, Tenant
            designs which require fire alarm systems or special emergency
            lighting above and beyond that provided by the Landlord shall be at
            Tenant's cost and expense.
<PAGE>

                                    EXHIBIT C

                              TENANT'S WORK LETTER
                              (Construction Rules)

      1.    The Tenant's Contractors and subcontractors are required to check in
            with the Landlord's Property Manager for instructions and
            coordination prior to going on the site.

      2.    All Tenant Contractors are to follow all instructions set forth by
            Landlord.

      3.    Tenant's Contractors will not be permitted to start work until they:

A.    Have all necessary building permits and have posted such permits on the
      wall in the Tenant's space.

B.    Furnish proper evidence of required insurance coverage.

C.    Sign for and take possession of keys to service doors of premises (if any)
      and acknowledge proper installation and operation of said service door.

D.    Furnish names and phone numbers (office and home) of contractor's
      supervisory personnel.

E.    Have a set of Landlord approved drawings in the space at all times.

F.    Acknowledge receipt of a copy of these Construction Rules.

G.    Furnish proper evidence that all fees and/or deposits required to commence
      work have been fully paid.

      4.    Insurance:

A.    All contractors are required to furnish the Landlord's Property Manager
      with certificates showing evidence of the following insurance coverage
      prior to commencing any work.

B.    The insurance shall: (i) be issued by insurance companies authorized to do
      business in the State of Nevada with a current financial rating of at
      least an A+ Class XV or better as rated in the most recent edition of
      Best's Key Rating Guide; (ii) be issued as a primary policy; (iii) contain
      an endorsement requiring thirty (30) days written notice from the
      insurance company to Landlord before cancellation or material change and,
      (iv) shall be written with minimum coverages and limits as required by law
      and the following:

                        (1)   "All risk" builders' risk insurance in an amount
                              equal to 100% of the replacement cost of the
                              Improvements on a non-reporting, completed value
                              basis, coverage against the perils or damage
                              resulting from water damage;

                        (2)   Owner's Protective Liability Insurance in an
                              amount of not less than $1,000,000 naming Landlord
                              as a Named Insured;

                        (3)   Unless otherwise waived, in writing, by Landlord,
                              a performance bond from Tenant's general
                              contractor in an amount equal to the contract sum
                              or contract amount set forth in the construction
                              contract between Tenant and its general contractor
                              providing for the construction;

                        (4)   Independent Contractors coverage; and
<PAGE>

                  (5)   Comprehensive General Liability in an amount of, not
                        less than $1,000,000 evidenced by a Certificate of
                        Insurance (said policies hereinafter referred to as the
                        "Construction Period Insurance Policies"). From and
                        after the date of issuance of said certificate of
                        occupancy, the term "Insurance Policies" shall mean: (i)
                        All Risk Property coverage naming Landlord as an
                        Additional Named Insured with Replacement Cost and
                        Agreed Amount endorsements, and including Increased Cost
                        of Construction coverage, Demolition, Clean Up and
                        Clearance coverage, Extra Expense coverage and providing
                        that collection of a total loss recovery will not
                        require reconstruction; (ii) Broad Form Comprehensive
                        General Liability, naming Landlord as an Additional
                        Named Insured, in an amount of, not less than
                        $1,000,000, combined single limit, containing Broad Form
                        Contractual Liability coverage.

      C.    Liability insurance may be arranged by Comprehensive General
            Liability and Comprehensive Automobile Liability policies for the
            full limits required or by a combination of underlying comprehensive
            liability policies for lesser limits with the remaining limits
            provided by an Excess or Umbrellas Liability policy.

      D.    All policies shall include the following organizations as additional
            Named Insureds:

                  Landlord:            McCarran Center, LC

                  Landlord's Lender: None at time of Lease execution

                  All policies shall provide for thirty (30) days prior written
                  notice of expiration or cancellation to the additional
                  insureds.

      5.    Parking: All contractors will be assigned a parking area for their
            workmen by the Landlord's Property Manager. No parking will be
            permitted in other than the designated area. Vehicles improperly
            parked are subject to removal by Landlord at Tenant's sole risk and
            cost.

      6.    Tools and Equipment: All contractors are expected to arrive at the
            site with all necessary tools and equipment. No tools or machinery
            are to be requested of the Landlord's General Contractor.

      7.    Deliveries:

            A.    All deliveries of supplies and materials delivered to a
                  contractor must include the store name and space number to
                  facilitate delivery.

            B.    Deliveries will be made only through entrances and routs
                  designated by the Landlord's Property Manager. Contractors
                  should verify routes daily, since routes may have to be
                  changed from time to time. Roadways, loading docks and curb
                  front delivery is at the discretion of the Landlord.

            C.    The Landlord's General Contractor will not accept or unload
                  supplies or materials for any Tenant work.

      8.    Curb Service:

            To the greatest extent possible, curbs adjacent to the Buildings
            will be kept open for deliveries. Parking therein is strictly
            PROHIBITED. Vehicles delivering materials or merchandise must be
            completely unloaded at curbside, and immediately removed. Unattended
            parked vehicles in Loading Courts will be tagged or towed at the
            expense of the Tenant being served by the vehicles.

      9.    Fire Protection:

            Each Tenant Contractor shall provide and maintain fire extinguishers
            within the premises as required by Public Safety Officials.
<PAGE>

      10.   Material Storage/Work Area:

            All materials used for Tenant's work must be stored at all times
            within the Tenant's demised premises. Under no circumstances will
            any other portion of the Building or Project area be used as a work
            area, construction office or to store Tenant materials or Tenant
            Contractors equipment.

      11.   Trash Removal:

            Each Tenant Contractor is responsible for his own trash removal
            during construction. Contractors are expected to remove debris from
            the premises on a daily basis.

      12.   Roof Openings:

            All coordination required with Landlord's General Contractor, i.e.,
            any openings in the Building roof, are to be scheduled well in
            advance of anticipated need. Landlord's General Contractor shall not
            be responsible for delays to Tenant work caused by failure of Tenant
            Contractor to give adequate notice of work needed. The penetration
            and flashing of all roof openings shall be by Landlord's Contractor
            at Tenant's expense.

      13.   Signage:

            No signs are to be placed on a Tenant's storefront without approval
            of the Landlord.

      14.   Compliance with Regulations:

            Contractors are to comply with all federal and local safety
            regulations in the execution of their work as well as any safety
            requirements of the Center Contractor. Hard hats are required for
            all workmen and visitors to the site.

      15.   Approved Working Plans:

            The Tenant Contractor must maintain one set of Approved Working
            Plans displaying signatures of Landlord and Plans Examiner on the
            job at all times during construction.

      16.   Permits:

            The Tenant Contractor is required to obtain all necessary permits
            prior to the start of construction on the Tenant space.

      17.   Protection of Work and Property:

            Tenant and Tenant's Contractor shall protect their work from damage
            and shall protect the work of other Tenants and Landlord from damage
            by Tenant, Tenant's Contractor and their employees and
            sub-contractors.

      18.   Strictly Prohibited Work and Practices:

            A.    Combustible materials above finished ceilings or in any other
                  concealed, non-sprinklered space are prohibited.

            B.    Imposing any structural load, temporary or permanent, on any
                  part of the Landlord's work or structure without the approval
                  of Landlord's Engineer and Property Manger is prohibited.

            C.    Cutting any holes in Landlord-installed floor slabs, walls, or
                  roof is prohibited unless written approval is provided by the
                  Property Manager.

      19.   Required Documents at Occupancy:

            Contractor must furnish to Tenant a Certificate of Occupancy (if
            applicable) and a Contractors Waiver of Lien upon completion of
            construction.

      20.   Liens:

            If any mechanic's lien shall at any time be filed against any part
            of the Premises by reason of work, labor, services or materials
            performed for or furnished to Tenant, Tenant shall forthwith
<PAGE>

            cause the lien to be discharged or bonded off to the satisfaction of
            Landlord. If Tenant shall fail to cause such lien to be discharged
            or bonded off within fifteen (15) days after being notified of the
            filing thereof then, in addition to any other right or remedy of
            Landlord, Landlord may discharge the lien by paying the amount
            claimed to be due. The amount paid by Landlord, and all costs and
            expenses, including reasonable attorney's fees incurred by Landlord
            in procuring the discharge of the lien, shall be due and payable by
            Tenant to Landlord as additional rent on the first day of the next
            following month, or if the Lease term has expired, upon demand.

      21.   Plans:

            Ten (10) days prior to the commencement of any construction Tenant
            shall submit to Landlord for Landlord's approval preliminary plans
            and specifications for the construction ("preliminary Plans"). As
            promptly as possible after submission of the Preliminary Plans, but
            in any event within twenty (20) days after receipt thereof, the
            Landlord will notify the Tenant of any objections thereto
            (specifying in reasonable detail such objections) and Tenant shall
            cause such objections to be rectified and to promptly resubmit the
            revised Preliminary Plans to the Landlord. If Landlord fails to
            respond within such twenty (20) days, the Preliminary Plans shall be
            deemed approved.

            Landlord's right to object to the Preliminary Plans shall be limited
            to objections that the submitted Preliminary Plans do not provide
            for a quality first class structure, workmanship and materials, or
            functional or architectural harmony with existing improvements,
            or-otherwise do not meet the requirements of this Lease or any
            applicable Governmental Requirements. Tenant will, immediately after
            receipt of written notice of objections from Landlord, undertake to
            amend or modify the Preliminary Plans to conform to the requirements
            of this Lease and to cure any objections from the Landlord. In the
            event of Landlord's failure to give written notice of any objections
            within any of the requisite time periods, the Preliminary Plans as
            submitted to Landlord shall be deemed approved by the Landlord.

            Tenant shall submit one (1) copy of the "Final Plans" to Landlord
            prior to submission to the Building Department for a Building Permit
            (the "Final Plans").

            Within ten (10) days after the Final Plans have been received by
            Landlord for final approval, Landlord shall give written notice of
            its approval or disapproval thereof, specifying in the latter event,
            its reasons therefor. Such approval shall not be unreasonably
            withheld and the right to disapprove the Final Plans shall be
            limited to objections that they are not consistent developments of
            the Preliminary Plans, or do not meet the requirements of this Lease
            or applicable Governmental Requirements.

            In the event the Landlord fails to give notice of its approval or
            disapproval of the Final Plans, as submitted to Landlord, within
            said ten (10) day period, the Final Plans shall be deemed approved
            by the Landlord.

            Notwithstanding anything contained in this Lease which is or may be
            construed to be to be contrary, Landlord shall have no liability or
            obligation whatsoever in connection with any of the Plans and no
            responsibility for the adequacy thereof or for the construction of
            all or any portion of the Premises contemplated by the Plans.
            Landlord has no duty to inspect the Premises, and if Landlord should
            inspect the Premises, Landlord shall have no liability or obligation
            to Tenant or any other Person arising out of such inspection. No
            such inspection, or any failure by Landlord to make objections after
            any such inspection, shall constitute an agreement or a
            representation by Landlord that the Premises is in accordance with
            the Plans or constitute a waiver of Landlord's right thereafter to
            insist that the Premises be constructed in accordance with the
            Plans.
<PAGE>

                                    EXHIBIT D

                              RULES AND REGULATIONS

1.00 PROJECT & PREMISES

      1.01 Industrial and Commercial Use: The Premises shall be used for
industrial and commercial purposes permitted under the Clark County, Nevada "MD"
Zoning Ordinance and Guidelines or as further permitted in Lease, and for no
other use.

      1.02 Oil Drilling: No oil drilling, oil development operations, oil
refining, holding tanks, quarrying or mining operations of any kind, shall be
permitted upon or in the Project. No derrick or other structure designed for use
in boring for water, oil or natural gas shall be erected, maintained or
permitted upon the Project.

      1.03 Offensive Conduct - Nuisance: Tenant, Renters, Occupiers and Guests
within the Project shall conform to all applicable Codes of the County of Clark,
and no noxious or offensive activities shall be carried on, upon or within the
Project. Any obstruction of Common Access areas is hereby deemed to be a
nuisance and is prohibited except for reasonable periods in connection with
repairs to the driveway, parking, walkway and Common Facilities. Objects which
create or emit loud noise, vibrations or obnoxious odors shall not be located,
used or placed on any portion of the Project other than temporarily for
landscape, driveway, parking, walkway or building maintenance. No Tenant shall
permit or cause anything to be done or kept on its Premises which may increase
the rate or cause the cancellation of insurance because of the dangerous or
volatile nature of such activity or substance, nor shall any Tenant violate or
permit the violation of any law on its Premises. Each Tenant shall comply and
require the Occupants and Permittees of its Premises to comply with all the
requirements of the local or state health authorities and with all other
governmental authorities with respect to the occupancy and use of a building or
any portion thereof. The Landlord shall be entitled, but shall not be obligated,
to take any action to abate an unlawful nuisance, including without limitation
the right to enter into a Premises or Building to exercise the abatement of the
unlawful nuisance.

      1.04 Vehicular Maintenance: No person shall conduct repairs, restorations,
or painting of any motor vehicle, boat, trailer, aircraft or other vehicle upon
any portion of the Project except wholly within an enclosed building.

      1.05 Antenna, External Fixtures, Etc.: Tenant shall have the right to use
the roof of the Building as set forth in the Lease.

      1.06 Fences, Etc.: No fences, awnings, ornamental screens, screen doors,
sunshades or walls of any nature shall be erected or maintained on or around any
portion of any structure or elsewhere within the Premises except those installed
in accordance with the original construction of the Premises, and any
replacement thereof, or as are authorized and approved by the Landlord.

      1.07 Animals: No animals, reptiles, rodents, livestock or poultry shall be
kept in any Premises or elsewhere within the Project, without the express
written consent of the Landlord.

      1.08 No Storage or Living Use of Recreational Vehicles: No boat, truck,
trailer, camper, recreational vehicle or tent shall be stored on the Project or
used as a living area.

      1.09 Trash Disposal: Trash, garbage, or other waste shall be kept only in
sanitary containers in the enclosures provided. No Tenant shall permit or cause
any trash or refuse to be kept on any portion of the Project other than in the
receptacles customarily used therefor, and placed or maintained as required by
Landlord.

      1.10 Exterior Alterations: No Tenant shall, at his expense or otherwise,
make any alterations or modifications to the exterior of the buildings, fences,
railings or walls situated within the Project without the prior written consent
of the Landlord and approval by the County.

      1.11 Parking Restrictions: No parking shall be permitted which may
obstruct free traffic flow within the Common Facilities, constitute a nuisance,
or otherwise create a safety hazard. Notwithstanding the forgoing, this document
shall not be interpreted in such a manner so as to permit an activity which
would be contrary to any ordinance. Provided the requirements are not violated,
construction activity shall be exempt from this section where applicable. The
Landlord is hereby empowered to established "no parking" areas within Common
Access areas of the Project as well as to enforce parking limitations through
its officers and agents by all means lawful for such enforcement on private
drives, including the removal of any violating vehicle; provided that the
parking allotment provided to Tenant in the Lease shall not be adversely
impacted other than on a temporary basis for maintenance or emergencies as
provided in the Lease. Adequate off-street parking is provided to accommodate
all parking needs for employees, visitors and company vehicles on the site.

      1.12 Building Maintenance: Unless otherwise provided in the Lease, each
Tenant shall be responsible for maintaining its building, including the
equipment and fixtures therein and the interior and exterior walls, ceiling and
<PAGE>

roof private restrooms contained within the Building, (if any), windows and
doors thereof in a first class, clean, sanitary, workable and attractive
condition. Tenant shall have complete discretion as to the choice of furniture,
furnishings, and interior decorating; provided, that:

            a) Windows may only be covered by drapes, shades or shutters and may
not be painted or covered by foil, cardboard, or other similar materials. Each
Tenant shall be responsible for repair, replacement and cleaning of the interior
windows and glass of his building.

            b) Decoration of the exterior of the doors to the Building shall be
of uniform design to be adopted and approved by the Landlord.

      1.13 Signs: The Landlord shall adopt as part of the Project rules, rules
for signage established by Landlord for a signage program pertaining to the use
of signs by the Tenant. The Landlord shall have the right to approve all signs
posted within the Project, including signs on the building doors. No Tenant
shall permit or cause any advertising, identifications, or other sign to be
constructed, installed or maintained on the Premises or on any property adjacent
to the Premises and visible from the Premises until the plans and specifications
therefor, including the height, size, coloring, design and location of
installation, have been submitted to and approved in writing by the Landlord and
the County of Clark. All signs installed on the Premises or on any property
adjacent to the Premises and visible from the Premises shall be consistent with
the character and architectural style of the buildings located on the Premises
upon which they are placed. In addition, no sign, poster, display, or other
advertising device shall be placed in the public view upon any portion of the
Premises and/or Building or on any property adjacent to the Premises and visible
from the Premises unless it complies with all applicable County ordinances. No
Tenant shall permit or cause any sign advertising a person, firm, company, or
corporation which does not operate, conduct a business, or sell products on such
Premises to be constructed, installed, or maintained on such Premises. Landlord,
consultants, or contractors may use signs of a size, design and location as
determined by the Landlord for the purposes of developing, constructing,
marketing and improving the Project.

      1.14 Maintenance of Drainage Facilities: The Premises upon which drainage
ditches and/or related facilities are located, or which may be hereafter be
located, shall keep and maintain any improvements constructed thereon, in a
reasonable condition according to their design, purpose and/or function,
including, but not limited to, the removal of all obstructions which may or
reasonably might cause redirection or impedance of the flow of the drainage
thereon regardless of the source or cause of such obstruction or impedance.

      1.15 Retention of Lot Grade: Unless specifically approved in writing by
both the County and the Landlord, the grade of any Premises shall not be
modified, altered or otherwise changed.

      1.16 Storage and Loading Areas: No materials, trash, supplies or
equipment, including company-owned or operated trucks, shall be stored on the
Premises except inside a closed building, or behind a visual barrier screening
such areas form the view of adjoining properties and/or private streets subject
to the approval of the County of Clark and the Landlord; provided, however, that
this provision shall not apply during the course of construction of a building.

      1.17 Canvassing, soliciting and peddling in the Project are prohibited.

2.00 RECIPROCAL EASEMENTS

      2.01 Premises Included: Certain Premises, located within the Project,
because of unique characteristics regarding the relationship of each of these
Premises to the other, are encumbered by this document with a special set of
easements. These special easements provide for reciprocal surface access and
reciprocal subsurface utility access on and under the affected Premises.

      2.02 Special Reciprocal Surface Access Easements: Each Tenant of the
affected Premises, does covenant for itself and its successors, a nonexclusive
special reciprocal surface access easement over portions of his property for the
purpose of providing landscape planting and on-going maintenance and utility
maintenance and repair. Such surface access shall be reciprocal from one to
another, and shall provide continuous access to each Premises, Landlord/Tenant,
his tenant(s), guest(s), vendors, suppliers and to landscape maintenance
personnel employed by the Landlord or by authorized personnel of Public
Utilities servicing a given utility located within the Reciprocal Easement Area.

      2.03 Reciprocal Subsurface Utility Easements: Each Tenant of the affected
Premise does covenant for itself and its successors, a nonexclusive reciprocal
subsurface easement beneath the surface of its Leasehold Premise for the purpose
of providing a satisfactory location for subsurface utility lines servicing all
or some of the Project. Such utilities would be for, but not limited to: water
lines, sanitary sewer lines, storm drainage lines, electrical lines, gas lines,
fiber optic lines, telephone lines or cable TV lines. Such subsurface access
shall be reciprocal from one Leasehold Premise to another and shall provide the
necessary reciprocal easement for the utility line in question and provide
continuous access to authorized personnel of the utility companies providing the
services.
<PAGE>

      2.04 Subsurface Easements: The utility company or public agency utilizing
the subsurface portion of the Reciprocal Easement Area shall be responsible for
the continuous upkeep and maintenance of the utility facilities.

3.00 BUILDING

      3.01 Without limitation upon any of the provisions of the Lease, Tenant
shall not mark, paint, drill into, cut, string wires within, or in any way
deface any part of the Building or Premises, without the prior written consent
of Landlord, and as Landlord may direct. Upon removal of any wall decorations or
installments or floor coverings by Tenant, any damage to the walls or floors
shall be repaired by Tenant at Tenant's sole cost and expense. Tenant shall not
lay linoleum or similar floor coverings so that the same shall come into direct
contact with the floor of the Premises and, if linoleum or other similar floor
covering is to be used, an interlining of builder's deadening felt shall be
first affixed to the floor, by a paste or other materials soluble in water. The
use of cement or other similar adhesive material is expressly prohibited. Floor
distribution boxes for electric and telephone wires must remain accessible at
all times.

      3.02 Tenant shall not install or permit the installation of any awnings,
shades, mylar films or sunfilters on windows. Tenant shall not obstruct, alter
or in any way impair the efficient operation of Landlord's heating, ventilating,
air conditioning, electrical, fire, safety or lighting systems.

      3.03 Tenant shall, upon the termination of its tenancy, provide Landlord
with the combinations to all combination locks on safes, safe cabinets and
vaults and deliver to Landlord all keys to the Building and all interior doors,
cabinets, and other key-controlled mechanisms therein, whether or not such keys
were furnished to Tenant by Landlord.

      3.04 These Rules and Regulations are in addition to, and shall not be
construed to in any way modify or amend, in whole or in part, the agreements,
covenants, conditions and provisions of any lease of Premises in the Project.
Should there be any inconsistency between the Lease and these Rules and
Regulations, the provisions of the Lease shall prevail.
<PAGE>

                                    EXHIBIT E

                               OPERATING EXPENSES

For the purposes of this Lease, "Operating Expenses" shall include those items
and services set forth in Section 4.2 and further defined in Section 9 of the
Lease. Operating Expenses associated with the Project Common Facilities and the
Building occupied by the Tenant are calculated and prorated as set forth
hereafter:

      Group I - Project Common Area

            o     Consists of the maintenance and up-keep of perimeter
                  Landscaping Areas generally located parallel to the public
                  streets within the Project to a average depth of 15 to 20 feet
                  from the public right-of-way.

            o     Categories covered include: Landscape Maintenance and
                  Utilities (Electrical and Water), and Property Management.

      Perimeter Landscaping Areas in the Project shall be constructed and
      maintained along public streets and private streets within the Project.

      The method for calculation of the Building's prorata share of Project
      Operating Expenses shall be based on the number of acres of land assigned
      to the Building divided by the total number of acres in that phase of the
      Project. The calculation for the Premises prorata share of the Buildings
      Operating Expenses shall be based on the square feet of the Premises
      divided by the total square feet in the Building (See Section 2.1 of the
      Lease for measurement guidelines). The calculation for the Building and
      Premises Group I Operating Expense is set forth below.

      Building Acreage: 2.02
      McCarran II Project Acreage: 16.50    Building/Project: 12.24 percent

      Premises sq. ft.: 23,306sq. ft.
      Building sq. ft.: 23,306 sq. ft.      Premises/Building: 100 percent

      Group I Premises Allocation           percent (Prem/Bldg x Bldg/Proj)
<PAGE>

      Group II - Provided by Landlord to the Building and Premises.

      Operating Expense obligations of the Building include, but are not limited
      to:

            o     Real Property Taxes including special assessments as indicated
                  on a separate tax bill for the Building but exclusive of any
                  increased taxes due to the sale of the Building.

            o     All Risk Property Insurance.

            o     Property Management for the Building (including, but not
                  limited to: parking facilities and landscaping) as provided by
                  Landlord (see Lease, Section 4.2).

            o     Tenant shall be responsible for its prorata share of the
                  Building Area's Group II expenses.

      The Building's share of Group II Operating Expenses shall be based upon
      the Acreage of the Building Area divided by the Acreage of the Project:

            Building Area Acreage: 2.02 acres
            Building Area Responsibility: 12.24 percent

      Operating Expense Obligations of the Premises:

                  -     On-Site-Water and Sewer (unless separately metered to
                        the Premises)
                  -     Building Maintenance & Repair
                  -     HVAC Maintenance and Repair under a Guaranteed Service
                        Contract
                  -     Fire Sprinkler Maintenance and Monitoring
                  -     Building Area Trash Removal
                  -     Prorata share of exterior Building area Expenses

      Group II Expenses are allocated to the Premises on a prorata basis. The
      Building is grossed up to reflect at least 95% occupancy.

            Premises sq. ft.: 23,306
            Building sq. ft.: 23,306 sq. ft.
            Premises Percentage Allocation: 100 Percent. (same as
                                            Premises/Bldg.)

      Group III - Provided by Tenant

      Operational Expenses which are the sole responsibility of the Tenant are:

                  -     Utility - Electrical: (HVAC, Lighting & Wall Outlets on
                        separate meter)
                  -     Utility - Telephone (In-Suite)
                  -     Janitorial and Premises Trash Removal (In-Suite)
                  -     All other utilities separately metered to the Premises

      Future Expansion

      At such time as Tenant shall occupy Building 42A, this Exhibit B shall be
      amended to include the additional land associated with Tenant's expansion
      and parking requirements.
<PAGE>

                                    EXHIBIT F

                                     PARKING

On the October 1,1999 commencement date for building 42, Tenant shall be
provided 117 unrestricted regular size parking stalls (5/1,000 on 23,306 sq.
ft.), free of charge, for the use by Tenant's employees and visitors. On October
1, 2000, Tenant shall receive an additional 47 unrestricted regular size
parking stalls. On the October 1, 2001 commencement date for building 42A,
Tenant shall be provided and additional 100 unrestricted regular size parking
stalls (5/1,000 on 20,000 sq. ft.), free of charge, for the use by Tenant's
employees and visitors.

The rules and regulations governing the use of these spaces are contained in
Exhibit "D" of this Lease. Tenant shall not use more parking spaces than said
number, or any spaces (a) which have been specifically assigned by Landlord to
other tenants or for such other uses as visitor parking or (b) which have been
designated by governmental entities of competent jurisdiction as being
restricted to certain uses. Landlord reserves the right to erect such security
and access and egress control devices as it may reasonably deem to be
appropriate (including, without limitation card controlled gates) and Tenant
agrees to cooperate fully with Landlord in such matters.

Tenant shall not permit or allow any vehicles that belong to or are controlled
by Tenant or Tenant's employees, suppliers, shippers, customers, or invitees to
be loaded, unloaded, or parked in areas other than those designated by Landlord
for such activities. If Tenant permits or allows any of such prohibited
activities, then Landlord shall have the right, without notice, in addition to
such other rights and remedies that it may have, to remove or tow away the
vehicle involved and charge the cost to Tenant, which cost shall be immediately
payable upon demand by Landlord.

Tenant may, at any time during the Lease term, request additional parking spaces
for use by Tenant's employees and customers. Such spaces shall be provided on a
"first come -- first serve" basis at a rental rate of $32 per space per month
through October 1, 2001 and thereafter subject to the same percentage increases
as set forth in the Lease for the Base Rent. Tenant may also request that
Landlord construct covered parking improvements for Tenant's unrestricted
spaces. The rental rate for such improvements shall be the monthly amortization
of the associated costs over the remaining applicable term of the Lease at
twelve percent (12%) interest and shall be payable monthly with the each
installment of Base Rent due under the Lease.

Landlord shall have the right to reasonably relocate portions of Tenant's
parking to other areas which are adjacent to the Building (within 300 feet) in
order to accommodate repairs, modifications to ingress and egress or Project
construction.
<PAGE>

                                    EXHIBIT I

                                 RENEWAL OPTIONS

      If immediately prior to the expiration of the operative term, this Lease
shall be in full force and effect, and if written notice is given to Landlord no
later than one hundred and eighty (180) days prior to the expiration of the
operative term of Tenant's intent to renew, the giving of such notice by Tenant
shall be effective to renew this Lease and extend the term hereof as to the
Premises without the necessity for execution of any further instrument by either
party. Tenant shall have the right to extend the Lease for Two (2) additional
periods of sixty (60) months each (Option Terms) from and after the expiration
of the Initial Term. The Option Terms shall be under the same covenants,
agreements, terms, provisions and conditions as are contained herein for the
Initial Term. Base Rent for each year during the entirety of such Option Terms
on the Premises shall, however, be at the "Extension Rate" (as hereinafter
defined).

      The "Extension Rate" for purposes of calculating the Base Rent payable
during each twelve (12) month period of an Option Term shall be the amount equal
to the Base Rent applicable for the last month of the operative term multiplied
by a fraction, which fraction shall have as its numerator the Consumer Price
Index For All Urban Consumers using the U.S. City Average (1982-84 = 100), or
alternative thereto as hereinafter provided, as published by the U.S. Department
of Labor, Bureau of Labor Statistics, for the calendar month which is four (4)
months prior to the expiration of the last applicable twelve (12) month period
of tenancy, and which shall have as its denominator the Consumer Price Index, as
published for the calendar month which is four (4) months prior to the
commencement of the final twelve month period of the operative term (Initial
Term or the first Option Term, as the case may be). If the present base of said
Index should hereafter be changed, then the new base shall be converted to the
base now used. In the event that the Bureau should cease to publish the Consumer
Price Index, then a similar Index published by any other branch or department of
the U.S. Government shall be used. In the event the Bureau shall publish more
than one such index, then the index showing the greater proportionate increase
shall be used, and if none is so published, then another index generally
recognized as authoritative shall be substituted by agreement of the parties
hereto, or if no such agreement is reached within a reasonable time, either
party may make application to any court of competent jurisdiction to designate
such other index. In any event, the base used by any new index shall be
reconciled to the 1982-84=100 Base Index. In no event shall the Extension Rate
to be paid by Tenant pursuant hereto be less than the Base Rent as adjusted with
respect to the last twelve (12) month period of the prior operative term. In the
event the numerator of said fraction is not available at the time of adjustment
of the rent as provided herein, Tenant shall continue to pay the rent
established for the next prior twelve (12) month period; provided, however,
Tenant shall promptly pay to Landlord any deficiency at such time as said rent
is adjusted.

      The Extension Rate shall be subject to all rent adjustments and increases
as set forth in the Lease, including, but not limited to, Sections 1.12 and 4.

      Refurbishment Allowance: Should Tenant exercise its right to extend the
Lease during either of the Option Terms, Landlord shall contribute a
refurbishment allowance, payable on the first day of such Option Term, of $3.50
per rentable sq. ft. to be used solely for the refurbishment and/or alterations
to the Premises, including, but not limited to new carpet, painting or wall
relocation. The refurbishment allowance shall not be used for the purchase of
furniture, fixtures or equipment or payment of rent.
<PAGE>

                                    EXHIBIT J

                               BROKERS COMMISSION

      The parties recognize as the broker(s) who negotiated this Lease, the
firm(s), if any, whose name(s) is (are) Scott Riddles, Staubach Company, and
agree that Landlord shall be solely responsible for the payment of brokerage
commissions to those broker(s), and that the other party shall have no
responsibility for the commissions unless otherwise provided in this Lease.
Tenant warrants that it has had no dealings with any other real estate broker or
agent in connection with the negotiation of this Lease, and the Tenant agrees to
indemnify and hold Landlord harmless from any cost, expense or liability
(including reasonable attorneys' fees) for any compensation, commissions or
charges claimed by any other real estate broker or agent employed or claiming to
represent or to have been employed by Tenant in connection with the negotiation
of this Lease. The foregoing agreement shall survive the termination of this
Lease. If Tenant fails to take possession of the Premises or if this Lease
otherwise terminates prior to the expiration date, Landlord shall be entitled to
recover the unamortized portion of any brokerage commission funded by Landlord
in addition to any other damages to which Landlord may be entitled.

It is the Landlord's express policy not to pay commissions for the extensions,
renewals, options or expansions of an existing Tenant.
<PAGE>

                                    EXHIBIT K

                                COMMENCEMENT DATE

      The Commencement date of that Lease by and between McCarran Center, LC, as
Landlord, and Nextel Partners, Inc., as Tenant, is hereby acknowledged and
agreed to be October 1,1999.

      Accordingly, the Expiration Date is acknowledged and agreed to be ________
199__.

LANDLORD:                                     TENANT:
McCarran Center, LC                           Nextel Partners, Inc.
a Nevada Limited Liability Company

By:________________________________    By: _____________________________________
Its:_______________________________    Its: ____________________________________
<PAGE>

                                    EXHIBIT L

                                MASTER SIGN PLAN
                                  MULTI-TENANT

SIGNAGE STANDARDS

A.    GENERAL REQUIREMENTS - ALL BUILDINGS:

1.    All sign plans shall be reviewed and approved in writing by the Landlord
      for conformity with this criteria and overall design quality prior to
      installation. Approval or disapproval of sign submittals shall remain the
      sole right of the Landlord.

2.    All permits for signs and installation thereof shall be approved by the
      Landlord or its representative. The expense of obtaining permits, the
      fabrication and the installation of all signs shall be the responsibility
      of the Tenant.

B.    GENERAL SPECIFICATIONS - ALL BUILDINGS:

1.    No projections beyond the sign area will be permitted. Signage area is to
      be within limits as indicated by the Landlord in this criteria.

2.    Except as provided herein, no advertising placards, banners, pennants,
      name insignia, trademarks or other described material shall be affixed or
      maintained upon the glass panels and supports of the windows and doors or
      upon the exterior walls of the building or office front.

3.    All signs and their installation shall comply with all local building
      codes.

4.    Signs shall be composed of individual lettering. Logos will be considered
      on a case by case basis.

C.    GENERAL CONSTRUCTION REQUIREMENTS - ALL BUILDINGS:

1.    Tenant shall be responsible for the manufacture, complete installation and
      maintenance of the building letters and vinyl lettering.

2.    All signs are to be installed under the direction of the Project
      Contractor's superintendent or representative.

3.    Tenant shall be fully responsible for the Tenant's sign contractor.

4.    Tenant's sign contractor shall execute Landlord's Right of Entry Agreement
      prior to installation of signage.

5.    Tenant's sign contractor shall repair any damage to any portion of the
      structure and finish caused by its work.

6.    All penetrations of the building structure required for sign installation
      shall be sealed in a water tight condition and shall be patched to match
      Building finish adjacent to the installation.

7.    No sign-maker's label or other identification will be permitted on an
      exposed surface of the sign, except for those required by ordinance, which
      shall be placed in an inconspicuous location.

8.    No signs or lettering will be permitted on the building roof other than as
      required by applicable laws or regulations in connection with Tenant's
      Roof Top Equipment.
<PAGE>

D.    SIGN CONTRACTOR GENERAL REQUIREMENTS - ALL BUILDINGS:

1.    Tenant shall use YESCO (Young Electric Sign Company) or other licensed and
      Landlord approved sign contractor to produce and install signage for
      aesthetic consistency. Landlord's approval shall be reasonable and timely.

2.    All companies bidding to manufacture signs are to be advised by Tenant
      that no substitutes will be accepted unless indicated in the
      specifications and approved by the Landlord.

3.    All manufacturers are to be advised by Tenant that prior to acceptance and
      final payment, each unit will be inspected for conformity with approved
      plans. Any signs found not in conformity will be rejected and removed at
      the Tenant's expense.

4.    Entire display shall be guaranteed for 90 days against defects in material
      and workmanship. Defective parts shall be replaced without charge.

5.    Sign company shall carry workman's compensation and public liability
      insurance against all damage suffered or done to any and all persons
      and/or property while engaged in the construction or erection of signs in
      the amount of $1,000,000.

E.    SINGLE-STORY MULTI-TENANT BUILDINGS - SIGNAGE:

1.    Building signage to be flush mounted, non-illuminated, individual letters,
      with both upper and lower case permitted.

2.    The width of the Tenant sign facia shall not exceed the width of the Sign
      Band (as delineated on the exterior elevations). Lettering shall center on
      demised premises unless otherwise approved by Landlord.

3.    Size of the Building signage letters shall be 18" maximum and logos 24"
      maximum in height by 3/4" in depth. Any exceptions will require prior
      written consent of the Landlord.

4.    Building signage letters will be Helvetica medium or as approved by the
      Landlord and painted to match McCarran Center - Navarro Red, available at
      Silver State Paint Center.

5.    Tenant will be permitted to place at the main entrance of its demised
      premises not more than 144 inches of vinyl lettering, not to exceed two
      and three fourths inches (2-3/4") in height, maximum of four (4) lines,
      indicating suite number and name. An exceptions will require prior written
      consent of the Landlord.

6.    Tenant's non-customer door for private, employee or merchandise entry may
      have uniformly applied in two and three-fourths inches (2-3/4") high vinyl
      block letters, the Tenant's name and suite number.

7.    Building address (excluding suite number) shall be provided by Landlord.
      Address shall be individual 3/4" deep 12" high numbers (Helvetica medium)
      flush mounted where indicated on exterior elevations.

F.    MULTI-STORY BUILDINGS - PARAPET SIGN:

1.    Parapet Wall Sign

      Shall mean a logo symbol and/or sign text consisting of individual symbols
      or letters installed directly to the parapet of the Building. The use of
      "Raceways" for letter attachment to the Building is not permitted.

2.    Signable Area

      Shall mean the display surface of a sign encompassed within a single
      continuous perimeter, which encloses the extreme limits of the display
      face of that graphic.

3.    Location

      Shall be above the upper-most window line, and as indicated on the Sign
      Location Plan (if provided), or as otherwise designated by Landlord.
<PAGE>

4.    Number

      Landlord shall determine the number of individual tenants and signs
      permitted on a Building.

5.    Display

      Parapet signs shall use a single line of text.

6.    Alignment

      Parapet signs shall be located a distance equal to the height of the wall
      sign (but not less that 3'0") from the vertical edge of the building, a
      minimum of 18" above the highest ceiling line and a minimum of 18" below
      the top of the parapet. The sign shall insure the geometric relationship
      to the vertical and horizontal features of the building.

7.    Height

      Wall sign height shall not exceed the height as listed in the table below.

      Number of Stories                               Maximum Height
      -----------------                               --------------
      1                                               2'-0"
      2                                               2'-6"
      3 or more                                       3'-0"

8.   Area

     Wall sign area shall be as listed in the table below.

      Number of Stories                               Maximum Square Footage
      -----------------                               ----------------------
      1                                               64
      2                                               100
      3 or more                                       144

9.    Materials and Construction

      Parapet signs shall utilize dark anodized bronze aluminum or other
      materials as approved by Landlord. Returns and trim shall match color of
      sign face unless otherwise approved. All signs shall consist of individual
      letters and/or symbols. No continuous sign cabinets or raceways shall be
      permitted.

10.   Colors

      Colors of parapet sign materials shall be consistent with the Building and
      be subject to the approval of the Landlord prior to issuance of the
      required building permit. Registered trademark/logo colors are allowed.

11.   Illumination and Lighting Control

      Parapet signs shall be either non-illuminated or interior or halo
      illuminated with no exposed conduit, raceway or similar cabinets and shall
      be wired in such a manner that if any one portion and/or letter of the
      sign were to burn out, the illumination of the entire sign will
      automatically turn off.

12.   Submittal

      All parapet signs must be submitted to the Landlord for approval. Upon
      receiving approval from the Landlord, the Tenant's sign contractor shall
      obtain all required permits.
<PAGE>

                                    EXHIBIT M

WHEN RECORDED, RETURN TO:

__________________________________________

__________________________________________

__________________________________________

                          SUBORDINATION, NONDISTURBANCE
                            AND ATTORNMENT AGREEMENT
                 (Modify as Necessary for Ground Lease, if Any)

      THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT (this
"Agreement") is made and entered into as of ____________, 19__, by and between
_________________________________, a(n) _____________________________("Lender")
and ______________________________,a(n) ________________________________________
("Tenant").

                                    Recitals

      This Agreement is made with respect to the following facts:

      A. Pursuant to Loan Agreement dated as of ____________,19__ (the "Loan
Agreement") entered into among _________, a ___________, and _____________, a
_____________,the Lenders made a loan to Landlord (the "Loan").

      B. The loan is secured by a Deed of Trust, Security Agreement, Assignment
of Leases, Rents and Profits, Financing Statement and Fixture Filing (the "Deed
of Trust") which was recorded in the Official Records of Clark County, Nevada,
as Instrument No. __________, encumbers certain real property owned by Landlord
located in Clark County, Nevada, and more particularly described in the Deed of
Trust (the "Property").

      C. Lender is [the holder of 100% of the rights/has purchased the Loan and
succeeded to 100% of the rights] of the Landlord under the Loan Agreement, the
Deed of Trust and the other documents evidenced the Loan [pursuant to, inter
alia, (i) an Assignment of Loan Documents dated ___________________, and (ii)
and Assignment of Beneficial Interest under Deed of Trust and under Assignment
of Leases and Rents recorded in the Official Records of Clark County, Nevada, on
_________________ as Instrument No. ].

      D. Pursuant to a Lease Agreement dated ______________________ between
McCarran Center, LC, a Nevada limited liability company, as landlord
("Landlord"), and Tenant (the "Lease"), Landlord leased to Tenant [a portion of]
the Property consisting of approximately ___________________ rentable square
feet of office space commonly know as _________________________________,as more
particularly described in the Lease as the "Premises".

      E. Lender and Tenant now desire to clarify their respective rights with
respect to the Premises, to confirm the right of Tenant to quiet and peaceable
possession of the Premises under the Lease, and to further define the terms,
covenants and conditions precedent to such right of quiet and peaceable
possession.

                                    Agreement

      NOW, THEREFORE, in consideration of the mutual covenants and undertakings
contained herein, and for other good and valuable consideration, the receipt and
adequacy of which are hereby acknowledged, and intending to be legally bound
hereby, the parties hereto hereby agree as follows:

      1. The recitals set forth above are incorporated herein by reference.
<PAGE>

      2. Tenant covenants and agrees that the Lease now is and at all times
shall continue to be subject and subordinate in each and every respect to the
lien of the Deed of Trust, to the full extent of the principal, interest and
other sums secured thereby. Tenant, upon request, shall execute and deliver any
a certificate or other instrument whether or not in recordable form which Lender
reasonably may request to confirm such subordination.

      3. As long as Tenant is in compliance with the terms of this Agreement and
is not in default in the performance of its obligations under the Lease, which
default remains uncured beyond the expiration of any applicable grace or cure
periods, (i) Lender shall not name Tenant as a party defendant in any action for
foreclosure or other enforcement of the Deed of Trust (unless required by law),
nor shall the Lease be terminated by Lender in connection with, or by reason of,
foreclosure or other proceedings for the enforcement of the Deed of Trust, or by
reason of a transfer of the Landlord's interest under the Lease pursuant to the
taking of a deed or assignment in lieu of foreclosure (or similar device), and
in such event the Lease shall remain in full force and effect as a direct lease
between Tenant and any person, including without limitation Lender, acquiring or
succeeded to the interests of Landlord as a result of any such action or
proceeding (hereinafter referred to as a "Successor") and (ii) Tenant's use or
possession of the Premises shall not be interfered with by Lender or anyone
acting by or through Lender.

      4. If any portion of the Property affected by the Lease is damaged by an
insured casualty or if any portion of the Property affected by the Lease is
taken under the power of eminent domain, or sold under the threat of the
exercise of said power, then Lender agrees that insurance or condemnation
proceeds otherwise payable to Lender as a result thereof shall be made available
to Landlord to repair and/or restore the Property.

      5. If the interest of Landlord under the lease shall be transferred by
reason of foreclosure or other proceedings for enforcement of the Deed of Trust
or the obligations which it secures or pursuant to a taking of a deed or
assignment in lieu of foreclosure (or similar device), Tenant shall be bound to
the Successor and the Successor shall be bound to Tenant under all terms,
covenants and conditions of the Lease for the unexpired balance of the term
thereof remaining (and any extensions, if exercised), with the same force and
effect as if the Successor were the landlord, and Tenant does hereby (i) agree
to attorn to the Successor, including lender if it be the Successor, as its
landlord, (ii) affirm its obligation under the Lease and (iii) agree to make
payments of all sums due under the Lease to the Successor, said attornment,
affirmation and agreement to be effective and self-operative without the
execution of any further instruments, upon the Successor succeeding to the
interest of Landlord under the Lease.

      6. Tenant agrees that this Agreement satisfies any condition or
requirement in the Lease relating to the granting of a non-disturbance agreement
with respect to the Deed of Trust. Tenant further agrees that in the event there
is any inconsistency between the terms and provisions hereof and the terms and
provisions of the Lease dealing with non-disturbance, the terms and provisions
hereof shall be controlling.

      7. This Agreement may not be modified except by an agreement in writing
signed by the parties or their respective successors-in-interest. This Agreement
shall inure to the benefit of and be binding upon the parties hereto and their
respective successors and assigns.

      8. Nothing contained in this Agreement shall in any way impair or affect
the lien created by the Deed of Trust, except as specifically set forth herein.

      9. If either party hereto shall bring suit to enforce the terms and
provisions hereof or to recover damages for breach, the prevailing party shall
be entitled to recover from the other party all reasonable costs, expenses and
attorneys' fees incurred in connection with the exercise by the prevailing party
of its rights and remedies hereunder. The amount of the attorneys' fees is to be
affixed by the court without a jury. For the purpose of this paragraph, the term
"prevailing party" shall mean, in the case of the claimant, one who is
successful in obtaining substantially all of the relief sought, and in the case
of the defendant or respondent, one who is successful in denying substantially
all of the relief sought by the claimant.

      10. This Agreement may be executed in one or more counterparts, each of
which when taken together shall constitute one and the same instrument. This
Agreement has been executed in the State of Nevada, and the laws of the State of
Nevada shall govern its construction, performance and terms. This Agreement
shall be construed according to its plain meaning and shall not be strictly
construed either for or against any party hereto. Either party hereto may record
this document in the official records of the county in which the Property is
located.
<PAGE>

                                        LENDER:

                                        ________________________________
                                        a(n)___________________________

                                        By:____________________________

                                        Name:__________________________

                                        Title:_________________________

                                        TENANT:________________________

                                        _______________________________
                                        a(n)___________________________

                                        By:____________________________

                                        Name:__________________________

                                        Title:_________________________
STATE OF NEVADA     )
                    )ss.
County of Clark     )

      The foregoing instrument was acknowledged before me this ___ day of
__________, 19__, by _________________________ _______________________________
the _________________ of ___________________________________, on behalf of such
__________________________.

                                        _______________________________
                                        Notary Public

My Commission Expires:

STATE OF NEVADA                     )
                                    )ss.
County of Clark                     )

      The foregoing instrument was acknowledged before me this __________ day of
_________________, 19__, by the _________________ of _______________________, on
behalf of such ______________________.

                                        _______________________________
                                        Notary Public

My Commission Expires:

_______________________________
<PAGE>

                                    EXHIBIT N
                           TENANT ESTOPPEL CERTIFICATE

TO: ______________________________

PREMISES: ________________________

LOCATION: ________________________

LEASE DATE: ______________________

DATE OF AMENDMENTS, IF ANY: ______

TENANT: __________________________

LANDLORD: McCarran Center, LC

      Tenant is a tenant of the Premises pursuant to the lease described above
and any amendments thereto (the "Lease") and hereby certifies the following
information which you, exclusively, may rely upon in connection with your loan
to Landlord:

1. The Lease, a copy of which is attached hereto as Exhibit "A", is presently in
full force and effect and has not been modified, supplemented or amended except
as follows:

________________________________________________________________________________

2. (a) The commencement date of the Lease was or will be ___________________,
and the date of expiration of the Lease will be _______________________, subject
to extensions of the Commencement Date pursuant to Paragraph ________of the
Lease and subject to the Tenant's right, if any, to extend the term of the Lease
as follows: ____________________________________________________________________
_______________________________________________________________________________.

      (b) The Premises consists of____________________ square feet for _________
________________________________________________________________ use(s).

3. (a) The base rent payable under the terms of the Lease is $__________.

      (b) The base rent payable under the terms of the Lease has been paid
through _______________.

      (c) The Lease provides for __________ months free rent, and Landlord has
not agreed to any other free rent periods except as follows:
______________________________.

5. Tenant has not assigned its rights under the Lease or sublet any portion of
the Premises except as follows: _______________________________________________.

6. There are no current actions, whether voluntary or otherwise, pending against
Tenant under any insolvency, bankruptcy or other debtor relief laws of the
United States.

7. Landlord is not currently in default in the performance of any covenants,
conditions, agreements, terms or provisions contained in the Lease. Landlord has
no current obligations to Tenant or agreements with Tenant, except as set forth
in writing in the Lease.
<PAGE>

8. Tenant has not been granted any rent abatements or concessions for the term
of the Lease, except as set forth in the Lease or in Paragraph 4 (c) of this
estoppel certificate, and Tenant is not owed any money by Landlord which can be
offset or otherwise deducted from the rental due under the Lease, except as
follows: _______________________________________________.

9. Tenant has deposited ________________ as a security deposit with Landlord.

10. Except as set forth in the Lease, landlord has no current obligations to or
agreements with Tenant with respect to the Premises, including, without
limitation, any obligations or agreements regarding any tenant improvement work
to be performed by Landlord.

      THE STATEMENTS MADE HEREIN SHALL BE BINDING UPON US, OUR SUCCESSORS AND
ASSIGNS, AND SHALL INURE TO YOUR BENEFIT AND THE BENEFIT OF YOUR SUCCESSORS AND
ASSIGNS. THE OFFICER, PARTNER OR PERSON, AS APPLICABLE, EXECUTING THIS
CERTIFICATE HAS BEEN DULY EMPOWERED TO DO SO ON BEHALF OF THE UNDERSIGNED.

                                     Tenant:

                                     By: _________________________

                                     Its: ________________________

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