Document:

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                                                                 Exhibit 10.107
KOGER

                                     LEASE
                                     -----

THIS LEASE AGREEMENT, dated SEP 27 1999 by and between KOGER EQUITY. INC. a
Florida Corporation ("Landlord") with its principal office at 8880 Freedom
Crossing Trail, Jacksonville, FL 32256(Federal I.D. 59-2898045) and INSURANCE
MANAGEMENT SOLUTIONS GROUP, INC., a Corporation organized and existing under
the laws of the State of Florida ("Tenant"), with its principal office at 360
Central Avenue, Suite 100 St. Petersburg, Fl. (Federal I.D. 59-3422536).

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<S>                                                                   <C>

1. LEASE PROVISIONS

   A.   DESCRIPTION OF PREMISES                                       D.   PAYMENTS
        Suite Number(s)     200                                            Payee               KOGER EQUITY, INC.
        Building Name       GILCHRIST                                      Address             Post Office Box D860504
        Address             801 94TH AVENUE NORTH                          City/State/Zip      Orlando, Fl. 32886-0504
        County              PINELLAS                                       Tenant Account#     051083 (note on remittance)
        City                ST. PETERSBURG
        State/Zip           FL 33702
                                                                      E.   NOTICES
                                                                           Tenant              Insurance Management Solutions
                                                                                               360 Central Ave., Suite 100
   B.  LEASED AREA                                                                             St. Petersburg, Fl. 33701

       Agreed to be approximately 35507 rentable square
       feet (includes Tenant's share of common area).                      Copy to

   C.  LEASE TERMS
       Lease Term (Months)  61                                             Landlord            KOGER EQUITY, INC.
       Commencement Date    15 January 2000                                                    877 Executive Center Dr. W
       Expiration Date      14 February 2005                                                   Suite 100
       Monthly Base Rent    $ 41424.83                                                         St. Petersburg, Fl. 33702
       Sales or Use Tax     $ 2899.73
       Total                $ 44324.56                                     Copy to             KOGER EQUITY, INC.
       Security Deposit *   $ 45000.00 (See Section 2 of Rider)                                Attn: President
       HVAC Access Fee Per Hour/Unit $4.00 (See Section 7 of Rider)                            8880 Freedom Crossing   Trail
                                                                                               Jacksonville, Florida 32256

</TABLE>

The provisions contained in Sections 2 through 29 are incorporated into and
become a part of this Lease by reference. Tenant and Landlord have executed or
caused to be executed this Lease on the dates shown below the signatures,
effective as of the date first set forth above.

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<S>                                                        <C>

Tenant: INSURANCE MANAGEMENT SOLUTIONS GROUP, INC.         Landlord: KOGER EQUITY, INC.

By           /s/ David K. Meehan            (SEAL)         By            /s/ Thomas C. McGeachy        (SEAL)
--------------------------------------------------         --------------------------------------------------

(Print Name)     DAVID K. MEEHAN                           (Print Name)      THOMAS C. MC GEACHY
--------------------------------------------------         --------------------------------------------------

Title            Chairman                                  Title             Vice President
--------------------------------------------------         --------------------------------------------------

Attest       /s/ Chris Breakiron                           Attest        /s/ Mary Sue Wakeman
--------------------------------------------------         --------------------------------------------------

(Print Name)     CHRIS BREAKIRON                           (Print Name)       MARY SUE WAKEMAN
--------------------------------------------------         --------------------------------------------------

Title            V.P., CFO                                 Title
--------------------------------------------------         --------------------------------------------------

(Corporate Seal)                                           (Corporate Seal)

Date             9/24/99                                   Date          9/27/99
--------------------------------------------------         --------------------------------------------------

Signed and Sealed in the presence of:                      Signed and Sealed in the presence of:

(1)          /s/ Lisa M. Powell                            (1)
--------------------------------------------------         --------------------------------------------------

(Print Name)     LISA M. POWELL                            (Print Name)
--------------------------------------------------         --------------------------------------------------

(2)          /s/ Judith A. Peterson                        (2)
--------------------------------------------------         --------------------------------------------------

(Print Name)     Judith A. Peterson                        (Print Name)
--------------------------------------------------         --------------------------------------------------

As to Tenant                                               As to Landlord

</TABLE>

Lease Form 199

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                   LEASE PROVISIONS INCORPORATED BY REFERENCE

2.       LEASE OF PREMISES: Landlord leases to Tenant and Tenant takes from
Landlord the premises ("Premises") shown on Exhibit "A", to be used exclusively
by Tenant, in the building ("Building") on the Property ("Property") located at
the address stated in Section 1A under the terms and conditions contained in
this Lease.

3.       TERM AND POSSESSION: The term of this Lease ("Term") shall commence on
the date ("Commencement Date") and expire on the date ("Expiration Date") all
stated in Section 1C unless modified under other provisions in this Lease.

Landlord agrees to have the Premises substantially completed and ready for
possession on or before Commencement Date, subject to causes or events beyond
the control of Landlord ("Unforeseen Causes"). Should there be a delay, Tenant
agrees to accept possession of the Premises within 10 days after the receipt of
written notice by Landlord of substantial completion and the Commencement Date
then shall be the first day of the calendar month immediately following the
occupancy date, and the Expiration Date shall be changed to maintain the Lease
Term in Section 1C, and these changes shall be reflected in a Lease Amendment.

4.       USE: Tenant shall use the Premises for general office purposes only
and shall not use or permit the use or occupancy of the Premises in any manner
which: (a) is unlawful; (b) may be dangerous; (c) may invalidate any insurance
policy held by Landlord affecting the Building; (d) may create a nuisance,
disturb other Tenants of the Building or the occupants of neighboring Property
or injure the reputation of the Building; or (e) violates the "Rules and
Regulations," which are subject to change, of the Building, a copy of which is
available in Landlord's office, or any restriction, covenant or encumbrance of
record affecting the Property. Tenant shall be responsible for any costs
incurred by Landlord by reason of Tenant's and/or Tenant's agents', employees'
or invitees' misuse and/or damage of the Premises or common areas. Tenant shall
pay Landlord such costs as Additional Rent.

5.       RENT AND SALES/USE TAX: Monthly Rent is due in advance on the first
day of each month and will be delinquent on the 10th day of the month. "Monthly
Rent" shall mean: (a) the initial monthly base rent stated in Section 1C for
the first twelve months following the Commencement Date of the Term of this
Lease ("Base Year") and (b) the adjusted Monthly Rent, as adjusted under this
Lease. Monthly Rent and any Additional Rent ("Additional Rent") (collectively
called "Rent") plus any sales or use taxes shall be paid without notice or
demand and without any deduction. Tenant agrees to pay to Landlord all Rent and
other sums under this Lease at the address specified in Section 1D, or at any
other place designated in writing by Landlord. Rent for any partial lease month
shall be prorated. Tenant's obligation to pay Rent to Landlord shall be
independent of every other covenant or obligation under this Lease. All
delinquent Rent or other sums due shall bear interest at the maximum rate
permitted by applicable law or 18% per annum, whichever is less, from the date
due until paid plus, Tenant shall pay a late payment service charge, equal to
5% of the total delinquent amount or $100.00, whichever is greater, for each
month for which payment of Rent or other sums due are not received by Landlord
when due. Tenant shall pay a charge equal to $25.00 per returned check or the
amount to which Landlord is entitled under state law, whichever is greater. No
late fees and charges shall exceed the amounts permitted by applicable state
law.

Unless Tenant has tax exempt status, in addition to the Rent and other sums due
to Landlord under this Lease, Tenant shall pay to Landlord any sales, use, or
other tax, excluding Federal or State income taxes, now or hereafter imposed
upon Rents and other sums due to Landlord under this Lease.

6.       RENT ADJUSTMENT AND REAL ESTATE TAXES: Monthly Rent for each
successive twelve month period ("Lease Year") subsequent to the Base Year shall
be increased by 3% of the Monthly Rent for the previous Lease Year. Landlord
shall endeavor to notify Tenant of the amount of the adjusted Monthly Rent, in
writing, prior to the effective date of such adjustment. Tenant agrees to pay
the adjusted Monthly Rent, regardless of whether or when Landlord provides such
notice.

Tenant agrees to pay to Landlord as Additional Rent Tenant's pro-rata share of
any and all increases in real estate taxes and assessments levied against the
Property in which the Premises are located over the real estate taxes and
assessments due and payable on the Property at the commencement of this
Lease. Tenant's pro-rata share shall be based on the area in the Premises
compared to the rentable area in the Building subject to the applicable
assessment. Payment of Tenant's pro-rata share shall be paid to Landlord within
30 days after Tenant receives written notice from Landlord of any amount due.

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7.       ORDINANCES AND REGULATIONS: Tenant shall comply promptly, at Tenant's
sole cost and expense, with all current and future laws, codes, ordinances,
rules and regulations of any municipal, county, state, federal or other
governmental authority, applicable to Tenant's use or occupancy of the
Premises, and shall comply with the requirements of all of Landlord's policies
of insurance at any time in force with respect to the Building in which the
Premises are located. Tenant agrees for itself and for its subtenants,
employees, agents, and invitees to comply with the "Rules and Regulations" of
the Building.

Landlord has no knowledge that any hazardous substances defined in "Rules and
Regulations" or petroleum products, other than small quantities of typical
cleaning and office equipment supplies, are located on or within the Premises
or common areas within the building in which the Premises are located. To
Landlord's knowledge, there are no hazardous substances or Petroleum products
disposed of on or in the Property which, if present, would materially or
adversely affect Tenant's use or enjoyment of the Premises, common areas of the
Building, or common parking areas serving the Building. To Landlord's
knowledge, there is no existing environmental condition caused by hazardous
substances affecting the Premises, common areas, or parking areas which would
adversely or materially affect Tenant's use and enjoyment of the Premises.
Landlord and Tenant agree each will use and dispose of all hazardous materials
and petroleum products in compliance with applicable laws, and each agrees to
indemnify and hold the other harmless from any actual loss suffered due to the
other's failure to properly dispose of hazardous materials and petroleum
products.

8.       SIGNS: Tenant shall place no signs or advertising matter on the
exterior or interior of the Building or at any other location on the Property
other than within the Premises. Initial placement of Building standard
directional and identification signage shall be provided by Landlord and shall
be limited to Tenant directory of the Building and individual Tenant entry
suite identification signage and subsequent modification shall be at Tenant's
expense.

9.       SERVICES: Landlord shall provide, at Landlord's expense and according
to its customary standards: (a) water from regular Building fixtures; (b)
electricity for normal business usage excluding computer rooms; (c) janitorial
services five times per week; (d) non-exclusive parking proximate to the
Building. Landlord, at its expense in accordance with its customary standards,
shall provide heating and cooling (HVAC) of the Premises Monday through Friday,
8:00 a.m. to 5:00 p.m., excluding national holidays. HVAC at other times may be
provided, at the sole cost and expense of Tenant, paid as Additional Rent,
according to the HVAC Access Fee Per Hour/Unit provided in Section 1C. Other
Tenant requested services may be provided by Landlord at sole cost and expense
of Tenant, paid as Additional Rent including maintenance or replacement of
non-standard items defined in the "Rules and Regulations" of the Building.

Landlord shall not be liable for damages for failure to furnish any service in
a timely manner due to any causes described in Sections 12 and 13, or as a
result of Unforeseen Causes. Any failure or delay as a result of these reasons
shall not be considered an eviction or disturbance of Tenant's quiet enjoyment,
use or possession of the Premises.

10.      ALTERATIONS: Tenant accepts the Premises as being in good repair and
condition, and Tenant shall maintain the Premises in good repair and condition,
reasonable use, wear and tear excepted. Tenant shall not make any alterations,
additions or improvements to the Premises without Landlord's prior written
consent and shall permit no lien or claim for lien of a mechanic, laborer, or
supplier or any other lien to be filed against the Property arising out of work
performed, or alleged to have been performed by, or at the direction of, or on
behalf of Tenant.

The interest of Landlord in the Property shall not be subject to liens for
improvements made by Tenant or by persons claiming by, through or under it, and
Tenant agrees it shall notify any person making any improvements on its behalf
of this provision. Upon request of Landlord, Tenant will execute a short form
of this Lease which may be recorded which states that the terms of this Lease
expressly prohibit any liability to Landlord or its Property for any
improvements made by, through or under Tenant.

11.      RIGHT OF ENTRY: Landlord and its agents shall have the right, at all
reasonable times during the Term of this Lease, to enter and inspect the
Premises and to make repairs and alterations Landlord deems necessary, with
reasonable notice, except in cases of emergency. In such cases, no notice shall
be required. Landlord has the right to show the Premises to prospective tenants
during the last 90 days of the Lease Term or at any time after a Lease
cancellation notice is received. Landlord shall have the right at all times to
alter, renovate, and repair portions of the Building which do not include the
Premises, notwithstanding any temporary inconvenience or disturbance to Tenant.

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12.      DESTRUCTION OF PREMISES: If a fire or other casualty (collectively,
"Casualty") which damages the Premises or the Building occurs and materially
affects the use of the Premises, Landlord shall determine whether the Premises
are rendered substantially untenable and make an initial estimate of the time
needed to complete necessary repairs to the Building and Premises. Within 10
business days after the Casualty, Landlord shall notify Tenant in writing of
Landlord's determinations ("Landlord's Notice") as follows:

         A.       If Landlord's Notice states that the Premises are rendered
substantially untenable by the Casualty and Landlord's initial estimate -of the
time needed for repair exceeds 120 days, Landlord or Tenant may, by written
notice, terminate this Lease as of the date of the Casualty. If Landlord's
Notice states that the Premises are rendered substantially untenable by the
Casualty but Landlord's initial estimate of the time needed for repairs is 120
days or less, Landlord will proceed with the restoration of the Premises and
Building as set forth in 12D below. Landlord will use reasonable efforts to
make other office space owned by Landlord available to Tenant for the operation
of Tenant's business or to make other alternate arrangements which are suitable
to Tenant during the time the Premises are being restored. If the work is not
completed within 120 days or alternate arrangements are not provided, Tenant
may terminate this Lease as of the date of the Casualty by providing written
notice to Landlord, given no later than 120 days after the date of the
Casualty.

         B.       If Landlord's notice states that the Premises are still
substantially tenable after the Casualty, then neither Landlord nor Tenant
shall have the right to terminate this Lease.

         C.       Either party may terminate this lease if the Casualty occurs
within the last six months of the Lease and Landlord's estimate of the time
needed to repair the damage caused by the Casualty exceeds 20% of the remaining
term of the Lease.

         D.       Written notice of Landlord's or Tenant's election to
terminate the Lease pursuant to 12A and 12C above will be given by the 15th
business day after the date of the Casualty. Unless the Lease is terminated,
Landlord will repair the Premises and Building (other than leasehold
improvements installed by Tenant and personal property) to substantially the
same condition as existed immediately prior to the Casualty. Tenant shall
relocate, at Tenant's expense, all personal property from the Premises prior to
and during the repairs.

         E.       If the Premises are damaged by Casualty and the Lease is not
terminated, the Rent shall abate for that part of the Premises which is
rendered untenable and not occupied by Tenant on a per-diem and proportionate
area basis from the date of the Casualty until the date on which Landlord has
substantially completed the required work. If Landlord makes other space
available to Tenant, Rent for the substitute Premises shall be payable as
mutually agreed by both parties.

13.      CONDEMNATION: If all or part of the Building is taken or condemned by
any authority for any public use or purpose (including a deed given in lieu of
condemnation), which renders the Premises substantially untenable, this Lease
shall terminate as of the date title vests in such authority, and the Rent
shall be apportioned as of such date.

If any part of the Building is taken or condemned but the Premises are still
substantially tenable (including a deed given in lieu of condemnation), this
Lease shall not terminate. If the taking reduces the leased area in the
Premises, Rent shall be equitably reduced for the period of such taking by an
amount which bears the same ratio to the Rent then in effect as the Leased Area
so taken or condemned bears to the Leased Area set forth in Section 1B.
Landlord, upon receipt and to the extent of the award in condemnation or
proceeds of sale, shall make necessary repairs and restorations (exclusive of
leasehold improvements and personal property installed by Tenant) to restore
the Premises remaining to as near their former condition as circumstances will
permit, and to the Building and the Property to the extent necessary to
constitute the portion not so taken or condemned as complete.

Landlord shall be entitled to receive the entire price or award from any sale,
taking or condemnation without any payment to Tenant. Tenant shall have the
right separately to pursue against the condemning authority an award in respect
to the loss, if any, to leasehold improvements paid by Tenant without any
credit or allowance for Landlord and for any loss for injury, damage, or
destruction of Tenant's business resulting from such taking. Under no
circumstances shall Tenant seek or be entitled to any compensation for the
value of its leasehold estate which Tenant hereby assigns to Landlord, except
to retain at least those sums necessary (or in part) to relocate its personnel
and equipment.

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14.      ASSIGNMENT AND SUBLEASE: tenant may, with landlord's prior written
consent, which will not be unreasonably withheld. sublease the premises, or
assign or transfer or permit the transfer of this lease or the interest of
tenant in the lease, in whole or in part. If tenant desires to assign this
lease or to enter into any sublease of the Premises, Tenant shall deliver
written notice of such intent to Landlord together with a copy of the proposed
assignment or sublease at least 30 days prior to the effective date of the
proposed assignment or commencement date of the term of the proposed sublease.
Any approved sublease shall be expressly subject to the terms and conditions of
this Lease. In the event of any approved sublease or assignment, Tenant shall
not be released or discharged from any liability, whether past, present, or
future, under this Lease, including any renewal term of this Lease, and if the
sublease or assignment provides for Rent in excess of the Rent payable to
Landlord under the terms of this Lease, 50% of the difference between the Rent
payable by the assignee or subtenant and the Rent payable to Landlord under the
terms of this Lease shall be paid to Landlord in consideration of its consent
to the assignment or sublease. An assignment shall be considered to include a
change in the majority ownership or control of Tenant if Tenant is a
corporation whose shares of stock are not traded publicly, or, if Tenant is a
partnership, a change in the general partner of the partnership or a change in
the persons holding more than 50% interest in the partnership, or a change in
majority ownership or control of any general partner of the partnership. Tenant
shall not mortgage, pledge or hypothecate its leasehold interest without
Landlord's prior written consent, which may be withheld at Landlord's sole
discretion.

15.      SUBORDINATION, ATTORNMENT, AND ESTOPPEL: This Lease and the rights of
Tenant are expressly subject and subordinate to the lien and provisions of any
mortgage, deed of trust, deed to secure debt, ground lease, assignment of
leases, or other security instrument or operating agreement (collectively a
"Security Instrument") now or hereafter encumbering the Premises, Building,
Property, or any part thereof, and all amendments, renewals, modifications and
extensions of and to any such Security Instrument and to all advances made or
hereafter to be made upon such Security Instrument. Tenant shall, within 7 days
after receipt of written notice by Landlord, execute and deliver such further
instruments, in such form as may be required by Landlord or any holder of a
proposed or existing Security Instrument, subordinating this Lease to the lien
of any such Security Instrument as may be requested in writing by Landlord or
holder from time to time.

In the event of the foreclosure of any such Security Instrument by voluntary
agreement or otherwise, or the commencement of any judicial action seeking such
foreclosure, Tenant, at the request of the then Landlord, shall attorn to such
mortgagee or purchaser in foreclosure. *Tenant agrees to execute and deliver at
any time upon request of such mortgagee, purchaser, or their successors, any
instrument to further evidence such attornment. *Subject to Landlords
commercially reasonable efforts to obtain a Subordination and Non-Disturbance
Agreement from the Lender or mortgage-holder of the Building, Tenant shall,
within 7 days of receipt of written notice by Landlord, deliver to Landlord a
statement in writing certifying that this Lease is unmodified and in full force
and effect, or, if there have been modifications, that this Lease, as modified,
is in full force and effect; providing a true, correct and complete copy of the
Lease and any and all modifications of the Lease; the amount of each item of
the Rent then payable under this Lease and the date to which the Rent has been
paid; that Landlord is not in default under this Lease or, if in default, a
detailed description of such default; that Tenant is or is not in possession of
the Premises, as the case may be; and containing such other information and
agreements as may be reasonably requested.

Landlord will use commercially reasonable efforts to obtain a Subordination and
Non-Disturbance Agreement from the Lender or mortgage-holder of the Building.
All costs relating to the securing of this agreement shall be a direct cost
paid for by Tenant.

16.*     WAIVER AND INDEMNIFICATION: Landlord agrees to indemnify and hold
harmless Tenant, and its respective agents and employees, from and against any
and all liabilities, claims, demands, costs and expenses of every kind and
nature, arising from any injury or damage (including death) to any person or
property sustained in or about the Building proximately caused by the gross
negligence or willful act or omission of Landlord; provided, however,
Landlord's obligations under this section shall not apply to injury or damage
resulting from the gross negligence or willful act or omission of tenant, or
its agents or employees.

Tenant agrees to indemnify and hold harmless Landlord and its agents and
employees, from and against any and all liabilities, claims, demands, costs,
and expenses of every kind and nature, including those arising from any injury
or damage (including death) to any person or property sustained in the
Premises, or resulting from the failure of Tenant to perform its obligations
under this Lease; provided, however, Tenant's obligations under this section
shall not apply to injury or damage resulting from the gross negligence or
willful act of Landlord or its agents or employees. To the full extent
permitted by law, Tenant hereby releases and waives all claims against Landlord
and its agents, employees, officers,

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directors, and independent contractors, for injury or damage to person,
property or business sustained in or about the Property, Building, or Premises
by Tenant, other than damage proximately caused by the gross negligence or
willful act of Landlord or its agents or employees.

Tenant shall obtain and keep in force during the Term of this Lease, including
any extension and renewal, comprehensive general liability insurance, including
contractual liability coverage, insuring Tenant against any liability arising
out of the use, occupancy or maintenance of the Premises. and all areas
appurtenant thereto. Such policy shall provide minimum limits of one million
dollars for damage to property or for death or injury to any one person in
any one accident and shall name Landlord as an additional insured. Landlord
shall not be responsible or liable to Tenant for any event, act or omission to
the extent covered by insurance maintained or required to be maintained by
Tenant with respect to the Premises and its use and occupancy thereof (whether
or not such insurance is actually obtained or maintained). At the request of
Landlord, Tenant shall from time to time cause its insurers to provide
effective waivers of subrogation for the benefit of Landlord and its agents or
employees and insurers, in a form reasonably satisfactory to Landlord.

Landlord shall cause each insurance policy carried by Landlord insuring the
Premises against loss by fire and causes covered by standard extended coverage,
and Tenant shall cause each insurance policy carried by Tenant insuring the
Premises and its fixtures and contents against loss by fire and causes covered
by standard extended coverage, to be written in a manner so as to provide that
the insurance company waives all right of recovery by way of subrogation
against Landlord or Tenant in connection with any loss or damage covered by any
such policies. Neither party shall be liable to the other for any loss or
damage caused by fire or any of the risks enumerated in standard extended
coverage insurance.

Landlord and Tenant agree to indemnify and hold harmless the other from and
against any and all costs and expenses of every kind or nature incurred by the
indemnified party as a result of injuries to third parties. their person or
property, proximately caused either by the indemnifying party's failure to
perform its obligations under this Lease or the negligent act or willful
misconduct of the indemnifying party. Notwithstanding the foregoing language,
no party shall be obligated to indemnify another party for its contributing
negligence or willful misconduct.

17.      RELOCATION: This Paragraph has been left blank intentionally.

18.      DEFAULT: Each of the following shall constitute an event of default by
Tenant: (a) Tenant fails to pay any installment of Rent or Additional Rent
before the same becomes delinquent; (b) Tenant fails to observe or perform its
obligations under Section 4 and such violation continues for more than 24 hours
after notice or Tenant fails to observe or perform any of the covenants,
conditions or provisions of this Lease other than the payment of any
installment of Rent or Additional Rent, and fails to cure such default within
15 days after written notice from Landlord; (c) Tenant fails a second time to
observe or perform any of the covenants, conditions or provisions of this Lease
other than the payment of any installment of Rent or Additional Rent after
written notice of a prior failure; (d) a petition is filed by or against Tenant
or Guarantor to declare Tenant or Guarantor, as the case may be, bankrupt or
to seek relief for Tenant or Guarantor under any chapter of the Bankruptcy
Code, as amended, or under any other law imposing a moratorium on, or granting
debtor's relief with respect to. the rights of creditors; (e) Tenant or any
Guarantor becomes or is declared insolvent by law or Tenant or any Guarantor
makes an assignment for the benefit of creditors; (f) a receiver is appointed
for Tenant or Tenant's property or for any Guarantor or any of Guarantor's
property; or, (g) interest of Tenant in this Lease is levied upon under
execution or other legal process.

Upon the occurrence of an event of default by Tenant, Landlord, at its option,
without further notice or demand to Tenant, may in addition to all other rights
and remedies provided herein, at law or in equity:

         A.       Terminate this Lease and Tenant's right of possession of the
Premises, and recover all damages to which Landlord is entitled herein, at law
and in equity, specifically including, without limitation, all Landlord's
expenses of reletting (including repairs. alterations, improvements, additions,
decorations, legal fees and brokerage commissions).

         B.       Terminate Tenant's right of possession of the Premises
without terminating this Lease, in which event Landlord may, but shall not be
obligated to, relet the Premises, or any part thereof, for the account of
Tenant, for rent, term and conditions acceptable to Landlord. For the purposes
of any reletting of the Premises, Landlord is authorized to redecorate, repair,
alter and improve the Premises to the extent necessary or desirable in
Landlord's judgement. For any period during which the Premises have not been
relet, Tenant shall pay Landlord monthly on the first day of each month during
the period that Tenant's right of possession is terminated, a sum equal to the
amount of Rent due under this Lease for such month. If and when the Premises
are relet and a sufficient sum is not realized after payment

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of all Landlord's expenses of reletting (including repairs, improvements,
additions, decorations, legal fees and brokerage commissions) to satisfy the
payment of rent due for any month, Tenant shall pay to Landlord any deficiency
monthly upon demand. If Landlord elects to terminate Tenant's right to
possession only without terminating this Lease, Landlord may, at its option,
enter into the Premises, remove Tenant's signs and other evidences of tenancy,
and take possession provided that such entry and possession shall not terminate
this Lease or release Tenant, in whole or in part, from Tenant's obligation to
pay the Rent for the full Term or from any other obligation of Tenant.

In the event of any legal action under this Section 18, the prevailing party
shall be entitled to recover its costs and reasonable attorney's fees, both at
trial and on appeal.

19.      SURRENDER OF PREMISES: Upon expiration, termination or default of this
Lease, Tenant shall surrender and vacate the Premises immediately and deliver
possession to Landlord in a clean, good, and tenable condition, except for: (a)
damage beyond the control of Tenant; (b) reasonable use; (c) ordinary wear and
tear. Charges incurred by Landlord for removal of boxes and debris left in
Premises which exceed normal janitorial costs shall be at the expense of
Tenant. No personal property shall be removed from the Premises unless Tenant
has fulfilled all Lease obligations. If there are no amounts owed by Tenant,
any movable trade fixtures, personal property and all telephone, communication
and data lines and cables owned, installed or caused to be installed by Tenant
in the Premises or in the plenum of the Building shall be removed by Tenant.
All items authorized to be removed but subsequently not removed shall, at
Landlord's option, be presumed to have been abandoned by Tenant, and title
thereto shall pass to Landlord, or Landlord may, at its option, either store or
dispose of these items at Tenant's expense. If any improvements are made by
Tenant, with or without Landlord's approval, Tenant will, at its expense and
upon request by Landlord, restore the Premises to their original condition.

20.      HOLDING OVER: If Tenant, or any assignee or sublessee of Tenant, shall
continue to occupy the Premises after the termination or expiration of this
Lease without the prior written consent of Landlord, such tenancy shall be a
Tenancy at sufferance. During the period of any holdover tenancy by Tenant, or
any assignee or sublessee, Landlord, by notice to Tenant, may adjust the Rent
by 200% or to an amount equal to the maximum allowed by law. Acceptance by
Landlord of any Rent after termination shall not constitute a renewal of this
Lease or a consent to such holdover occupancy, nor shall it waive Landlord's
right of re-entry or any other right contained in this Lease or provided by
law.

21.      AUTOMATIC RENEWAL: This Paragraph has been left blank intentionally.

22.      SECURITY DEPOSIT: As security for the performance of its obligations
under this Lease, Tenant, upon its execution of this Lease, has paid to
Landlord a security deposit ("Security Deposit") in the amount stated in
Section 1C. The Security Deposit may be applied by Landlord to cure or
partially cure any default of Tenant, and upon notice by Landlord of
application, Tenant shall replenish the Security Deposit in full by promptly
paying to Landlord the amount so applied. Landlord shall not pay interest on
the Security Deposit. The Security Deposit shall not be deemed an advance
payment of Rent or a measure of damages for any default by Tenant, nor shall it
be a bar or defense to any action which Landlord may at any time commence
against Tenant.

If Tenant has fulfilled all terms and conditions of this Lease including the
payment of Rent and returns Premises to Landlord in accordance with Section 19,
then Landlord will refund the Security Deposit within 45 days of Lease
Expiration Date, Landlord may retain any or all of the Security Deposit to
repair any damage to Premises caused by Tenant or remove any abandoned personal
property including all communication and data lines.

23.      LIMITATION OF LANDLORD'S LIABILITY: As used in this Lease, "Landlord"
shall mean the entity herein named as such, and its successors and assigns. No
person holding Landlord's interest under this Lease (whether or not such person
is named as "Landlord") shall have any liability after such person ceases to
hold such interest. except for any liability accruing while such person held
such interest, No principal, officer, employee, or partner (general or limited)
of Landlord shall have any personal liability under any provision of this
Lease. If Landlord defaults in the performance of any of its obligations under
this Lease or otherwise, Tenant shall look solely to Landlord's interest in the
Building and not to the other assets of Landlord or the assets, interest, or
rights of any principal, officer, employee, or partner (general or limited) for
satisfaction of Tenant's remedies.

                                                                         7 of 9

<PAGE>   8

24.      ENCUMBRANCES ON LANDLORD'S TITLE: Upon request of Landlord, Tenant
will promptly release or modify, or cause to be released or modified at
Tenant's expense, any financing statement given by Tenant to a third party, any
notice of commencement filed by Tenant with respect to work on the Premises, or
any other recorded document filed by or on account of Tenant ("Document"),
which, in Landlord's sole opinion, adversely affects, clouds, or otherwise
encumbers Landlord's title to any part of the Building or Property, so that the
Document shall not encumber any portion of the Building or Property other than
Tenant's leasehold interest in the Premises. Tenant's obligations in this
*Section shall survive termination of this Lease.

25.      NOTICES: For the purpose of any notice or demand under this Lease, the
parties shall be served by overnight delivery, personal delivery or certified
or registered mail, return receipt requested, addressed to the other party at
the address in Section 1E or such other addresses designated in writing by
Landlord or Tenant. Any notice shall be effective when delivered.

26.      SUCCESSOR AND ASSIGNS: This Lease shall bind and inure to the benefit
of the successors, assigns, heirs, executors, administrators, and legal
representatives of the parties. In the event of the sale, assignment, or
transfer by Landlord of its interest in the Building or in this Lease (other
than a collateral assignment to secure a debt of Landlord prior to enforcement)
to a successor in interest who expressly assumes the obligations of Landlord,
Landlord shall be released and discharged from all of its covenants and
obligations, except such obligations as Landlord shall have accrued prior to
any such sale, assignment or transfer; and Tenant agrees to look solely to such
successor of Landlord for performance of such obligations. Any securities or
funds given by Tenant to Landlord to secure performance by Tenant of its
obligations may be assigned by Landlord to such successor of Landlord and, upon
acknowledgment by such successor of receipt of such security and its assumption
of the obligation to account for such security in accordance with the terms of
the Lease, Landlord shall be discharged of any further obligation. Landlord's
assignment of the Lease or of any or all of its rights shall in no manner
affect Tenant's obligations. Landlord shall have the right to freely sell,
assign or otherwise transfer its interest in the Building and/or this Lease.

27.      MISCELLANEOUS: When the consent of either Landlord or Tenant is
required before the other party acts, both will make reasonable decisions
honestly, equitably, suitably and in an ordinary and usual manner that is fit
and appropriate to the end in view. The reasonable decisions by Landlord and
Tenant will apply to all terms and conditions set forth in this Lease. This
Lease, the Exhibits, the Riders and Incorporated Addenda contain the entire
agreement between Landlord and Tenant and there are no other agreements, either
oral or written. This Lease shall not be modified or amended except by a
written document signed by Landlord and Tenant which specifically refers to
this Lease. The captions in this Lease are for convenience only and in no way
define, limit, construe or describe the scope or intent of the provisions of
this Lease.

No waiver of any covenant or condition of this Lease by either party shall be
deemed to imply or constitute a further waiver of any other covenant or
condition of this Lease. This Lease is construed in accordance with the laws of
the state in which the Building is located. If any provision of this Lease or
Amendment is invalid or unenforceable in any instance, such invalidity or
unenforceability shall not affect the validity or enforceability of any other
provision, or such provision in any circumstance not controlled by such
determination.

Tenant shall on demand pay or reimburse Landlord for payment of Landlord's
reasonable attorney's fees, expenses and court costs in negotiation, at trial,
and on appeal incurred by Landlord or in connection with any action or
proceeding arising out of or occassioned by any lien or claim of lien on the
Premises, or the Building. In the event of any Legal action, the prevailing
party shall be entitled to recover its costs and reasonable attorney's fees,
both at trial and on appeal.

Common Areas mean all areas, improvements, space or equipment (owned or
controlled by Landlord) in or at the Property, provided by Landlord for the
common or joint use and benefit of tenants and invitees. Landlord may add to or
reduce or otherwise modify Common Areas at any time.

Except as specifically designated in this Lease, neither this Lease nor any
memorandum of this Lease may be recorded or filed for record in any public
records without the separate express written consent, in recordable form, of
Landlord.

                                                                         8 of 9

<PAGE>   9

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

29.      RIDERS & ADDENDA: All Riders and Addenda contained in or attached to
this Lease shall be deemed to be a part of and are incorporated in this Lease
by reference.

See attached Rider Paragraph(s) 1 through 9.

<PAGE>   10

KOGER

                                   LEASE RIDER

This Rider is attached to and made a part of the lease dated SEPT 27, 1999 by
and between KOGER EQUITY. INC., a Florida Corporation ("Landlord") with its
principal office at 8880 Freedom Crossing Trail, Jacksonville, FL 32256, and
INSURANCE MANAGEMENT SOLUTIONS GROUP, INC., a Corporation organized and existing
under the laws of the State of Florida, ("Tenant") with its principal office at
360 Central Avenue. Suite 100, St. Petersburg, Fl.

1. RENT ABATEMENT: Rental payment of $44,324.56 shall be abated for the first
month of the Lease term only. Full monthly Rent payments shall commence the
second month of the Lease term and shall continue through the remainder of the
Lease Term as outlined in the Lease. No Rent abatement shall apply to renewal
terms.

All other terms and provisions of this Lease shall remain in full force and
effect during the Rent abatement period and thereafter.

2. LETTER OF CREDIT: If a Security Deposit is not provided by Tenant as
described in Paragraph 1, Item C, as security for the obligations of Tenant
under this Lease, Tenant shall establish with a financial institution reasonably
acceptable to Landlord and provide to Landlord within five (5) days after the
execution of this Lease, a clean sight draft irrevocable Letter of Credit (the
"LC") in the amount of $45.000.00, in a form reasonably acceptable to Landlord.

The "LC" shall be presentable at a financial institution located in the St.
Petersburg, Florida area. The "LC" shall have an expiration of not earlier than
two (2) months after the end of the initial Lease term, provided, however, that
in the event the "LC" has an expiration which is earlier than such date, Tenant
shall provide a replacement "LC" to Landlord which conforms to the terms
contained herein not less than thirty (30) days prior to the expiration of such
"LC". The "LC" shall provide that Landlord shall be entitled to draw on the "LC"
upon presentation of Landlord's sight draft, without requirement of evidence or
verification of Landlord's right to draw thereon under this Lease. In addition
to the other remedies provided here, in the event of a default by Tenant which
is not cured within the applicable curative period, if any, Landlord may draw
upon the "LC" to compensate Landlord for any damages suffered by Landlord,
including, but not limited to, the unamortized cost of the leasehold
improvements constructed by Landlord.

3. OPTION TO RENEW: Tenant shall have the Option to Renew this Lease for one (1)
successive lease term of five (5) years by providing Landlord one hundred twenty
(120) days advance written notice of such intent, provided Tenant is not in
default as of the date of notice and is occupying the Premises on the date
renewal commences.

The rental rate for said renewal term shall be negotiated in good faith between
Landlord and Tenant based upon the current market rates for similar buildings
within the Gateway/North Pinellas area at the time of said renewal.

                                                                          1 of 7
<PAGE>   11

4. OPTION TO CANCEL: If Tenant is not in default under the terms of this Lease,
Tenant shall have the one-time right to terminate this Lease Agreement on, and
only on the expiration of the thirty-seventh (37th) month of the Lease Term
("Modified Expiration Date") by providing Landlord ninety (90) days advance
written notice of such intent, accompanied by the cancellation fees as described
below (plus sales tax). Landlord and Tenant acknowledge that the termination
notice presented without the Cancellation Fees will not be considered a valid
notice.

Cancellation Fees:
Two (2) years of Unamortized Tenant Improvements: $171,738.00 ($329.000.00 x
 .261 (11% ann. constant) = $85,869/year.

Three (3) months Rent $145,303.98
($45.266.04 plus $3,168.62 sales tax = $8,434.66 x 3 months).

In the event additional Tenant Improvements are required and are amortized over
the Lease Term as described in Paragraph 5 of this Lease Rider, then the
Cancellations Fees described herein shall be adjusted accordingly.

The Cancellation Fee is in addition to Rent payments and includes, but is not
limited to, unamortized cost of Tenant Improvements and Rent concessions. Tenant
agrees to continue to pay Rent through the effective date of the termination of
this Lease Agreement. Upon receipt of proper notice and all monies due and
payable, this Lease shall terminate on the effective date of cancellation.

5. RIGHT OF FIRST REFUSAL: Provided that Tenant is not in default of any terms
and conditions of this Lease, Tenant shall have the First Right of Refusal to
lease all remaining office space in the Gilchrist Building that may become
available during the initial term of this Lease. Landlord agrees to notify
Tenant of its intent to lease all or a portion of said space, and will provide
Tenant with said notice the terms by which the space can be leased by Tenant.
Tenant shall have ten (10) days from receipt of said notice to accept or reject
the lease terms and square footage specified in Landlord's notice. In the event
the space is rejected, this Right of First Refusal shall terminate for that
specified space.

6. TENANT IMPROVEMENTS: Landlord shall provide Insurance Management Solutions
Group, Inc. building standard materials to finish the leased space in accordance
with the plans and specifications to be mutually agreed upon up to the sum of
$10.00 per usable square foot, or $329,000.00. All costs of occupancy shall be
considered as a Tenant Improvement expense including design and
architectural/engineering fees, permit fees, supervision, etc.

Any costs related to required Improvements that exceeds the above referenced
Allowance shall be amortized as follows:
- Additional $2.00 per usable square foot at 8%
- Any Improvement costs over $12.00 per usable square foot at 12%. Amortized
  Tenant Improvement Costs shall not exceed $14.00 per usable square foot.

Insurance Management Solutions Group, Inc. shall deserve the right to seek
competitive bids to be delivered and reviewed by Landlord under Landlord's
supervision and deadlines. It is understood by Tenant, that in the event Tenant
elects to hire a General Contractor to complete the Tenant Improvements, Tenant
will execute Landlord's "General Conditions of Lessee's Construction Agreement",
comply with all deadlines and Landlord shall be entitled to construction plan
review and supervision fees. Landlord, as a General Contractor, will
additionally seek competitive bids from sub-contractors which will be made
available for Tenant's review and consideration.

It shall be further understood that, subject to causes or events beyond the
control of Tenant, in the event Tenant's possession of the Lease Premises shall
be delayed in such substantial completion as a result of: (1) Tenant's failure
to comply with the mutually agreed upon deadlines relating to design layout,
Construction Document approval, Finish selections and construction bids; (ii)
Tenant's changes in plans; or (iii) the performance or completion by a party
employed by Tenant, the Commencement Date of this Lease shall not be altered but
shall remain in full force and effect.

                                     2 of 7
<PAGE>   12

7. SIGNAGE: Exterior monument or signage on the building is available subject to
local codes and review and approval by Landlord. Costs relating to design,
installation and maintenance of Tenant signage shall be at Tenant's sole
expense.

8. HVAC: Insurance Management Solution Group shall be provided HVAC during
normal business hours of 8:00 a.m. to 7:00 p.m. (Monday through Friday)
excluding national holidays. This represents an additional credit of 2 hours of
HVAC per business day.

Conditioned "After Hours" air is available to Tenant through the use of override
controls or pre-programming through the Koger Management Office. Tenant cost for
"after hours" conditioned air shall be $4.00 per "unit hour" plus tax. This
charge will be invoiced to Tenant monthly.

9. PARKING: It is understood that Tenant's parking requirements exceeds the
number of on-site spaces provided for in the Lease by 2 spaces/1,000 square
feet. In the event such additional parking requirements inconvenience tenants of
the Gilchrist Building or of the adjacent buildings (to be determined at
Landlord's sole discretion), then Landlord may designate remote parking spaces
for these additional vehicles within the Koger Center. Landlord shall use its
best efforts to provide these remote parking spaces within the adjacent building
parking lots.

Spaces may be identified by Landlord for Insurance Management Solutions Group
and/or other tenants in the Gilchrist Building and they may be re-designated
from time to time by Landlord.

Unauthorized vehicles may be removed at vehicle owner's expense.

If, at Landlord's reasonable discretion, controlled access is determined to be
necessary, controlled access will be installed, and the cost of implementation
of same will be bourne by Tenant. Landlord will consult with Tenant to develop a
mutually agreeable plan. Landlord agrees to seek ' three (3) bids and exercise
best efforts to accomplish the controlled access at the lowest cost possible.

* for a total parking requirement of seven (7) spaces per 1,000 square feet.

                                     3 of 7
<PAGE>   13

THE KOGER CENTER

     Serving The Office Space                            St. Petersburg, Florida
        Needs Of Corporate America

Gilchrist Building

                                  [FLOOR PLAN]

                                  EXHIBIT "A"

              801 94th Avenue North St. Petersburg, Florida 33702

                                     4 of 7
<PAGE>   14

                      REGISTRATION AND COMMISSION AGREEMENT

This agreement dated SEP 27 1999 by and between KOGER EQUITY, INC. ("Owner"),
with its principal office at 8880 Freedom Crossing Trail, Jacksonville, Florida
32256 and FLORIDA BUILDERS, INC., 360 Central Avenue, St. Petersburg, Florida
33701 (Federal I.D. #59-1887280), Real Estate Broker ("Broker"), a licensed real
estate broker in the State of Florida.

1. ACKNOWLEDGMENT

Owner is the owner of a certain building in the office center known as Koger
Center St. Petersburg ("Center"). Owner agrees that Broker has introduced
INSURANCE MANAGEMENT SOLUTIONS GROUP, INC. to Owner as a prospective Tenant of a
building or buildings in the Center owned by Owner ("Property"). Upon receipt of
a written authorization signed by Tenant designating Broker as its sole
representative with respect to a lease of premises within the Center
("Representation Letter"), and upon the satisfaction of all conditions stated in
this Agreement, Owner agrees to pay the Commission described below to Broker
which Commission shall be payable only if (but not otherwise) a lease is
executed between Owner and Tenant during the period commencing with the date
first above written and ending the 30th day of September, 1999.

2. COMMISSION

Owner agrees to pay to Broker a Commission of three percent (3%) of the total
"Monthly Base Rent" set forth in the Lease Agreement executed hereafter by Owner
and Tenant, for the initial Term of the Lease only ("Commission").

The Commission shall be computed based on the Monthly Base Rent and shall
exclude any and all other charges whatsoever (other than the Monthly Base Rent)
due from or paid by Tenant under the Lease, which other charges may include, but
are not limited to, the following: additional rental pursuant to escalations,
CPI Rent Adjustments, sales tax, service tax, real estate tax, or other tax
based on leases or rents or operating expense provisions, other pass-through
items of expense, if any, additional rentals for special tenant service over
building standard, amortization of special leasehold improvements,
cancellation/penalty payments for termination rights, interest and late charges
(each of which are called "Additional Rent" in the Agreement.)

In the event of a sale, assignment, or transfer by Koger Equity, Inc. ("Koger")
of its interest in the Building or in this Lease to a successor in interest who
assumes the commission obligations of Koger hereunder, Koger shall be released
or discharged from any and all commission obligations hereunder and the Broker
agrees to look solely to such successors and assigns of Koger for the payment of
any commissions after the date of transfer.

3. METHOD OF PAYMENT OF COMMISSION

The Commission will be paid by Owner as follows:

50% of the Commission will be paid within 45 days of a fully executed Lease
Agreement and receipt of an invoice from Broker to Owner. Additional 50% of the
Commission will be paid 45 days after tenant occupancy, payment of security
deposit, if applicable, payment of first months rent and receipt of invoice from
Broker to Owner.

                                     5 of 7
<PAGE>   15

4. EXPANSION

A Commission of two percent (2%) of Total Monthly Base Rent (excluding
Additional Rent) attributable to an expansion of the leased premises for the
initial Term (or such lesser term as may be agreed to by Owner and Tenant) only
will be paid to Broker if Tenant expands during the initial Term of this Lease
(excluding renewals and extensions), delivers its Representation Letter to Owner
naming Broker as its exclusive representative for such purpose, and retains the
Broker as its agent to negotiate the expansion. If the initial Lease grants the
Tenant an expansion option and the Tenant exercises this option without
additional negotiations required between Owner and Tenant, the Broker shall be
paid such commission subject to the terms of the Agreement. If the provisions of
the expansion option are altered or revised, the Broker must be actively
involved in the negotiations to receive such commission, subject to Section 10
of this Agreement.

Such commission will not be paid unless: (a) the Broker delivers the
Representation Letter signed by Tenant to Owner and actively participates in the
negotiations or (b) the expansion option is specifically provided in the Lease
and exercised without negotiations.

Commission paid as a result of an expansion shall be paid, subject to the terms
hereof, including section 6 below, by the method of payment selected in section
3 above or such other method mutually agreed to by Owner and Broker.

In the event of a sale, assignment, or transfer by Koger Equity, Inc. ("Koger")
of its interest in the Building or in this Lease to a successor in interest who
assumes the commission obligations of Koger hereunder, Koger shall be released
or discharged from any and all commission obligations hereunder and the Broker
agrees to look solely to such successors and assigns of Koger for the payment of
any commissions after the date of transfer.

5. CANCELLATION

If the Tenant or Owner has the right to cancel the lease at anytime subsequent
to the commencement of the term but prior to the expiration date set forth in
the lease, the Broker shall initially be paid a Commission based on the
aggregate rental for the nocancellable portion of the term. Thereafter, the
Commission will be paid on the remainder of any noncancellable term, pursuant to
the payment schedule provided herein. If the cancellation privilege is
perpetual, Commissions will be paid quarterly, in arrears, after receipt of
rental and invoice from Broker to owner.

6. MISCELLANEOUS

* Subject to Section 10 of this Agreement, *Owner shall make a final
determination whether or not Broker "actively participates in negotiations"
under sections 4 and 5 above. Broker agrees that Broker's right to a commission
where Broker's "active participation in negotiations" are required shall be
determined by owner in Owner's reasonable discretion. This Agreement shall be
governed, interpreted and enforced under the laws of the state in which the
Property is located.

7. AGREEMENT

This agreement constitutes the entire agreement between Owner and Broker and
supersedes all prior discussions, negotiation, and agreements whether oral or
written. No amendment, alteration, cancellation or withdrawal of this agreement
shall be valid and binding unless made in writing and signed by both Owner and
Broker. Owner reserves the right to negotiate and contract with other principals
and brokers pertaining to the property without incurring any liability to Broker
or Tenant. Nothing in this Agreement shall restrict or limit Owner's rights in
such regard.

                                     6 of 7
<PAGE>   16

10.   For so long as a) ownership of Broker is held by Robert M. Menke,
      principal and founder of Broker, b) Bankers Insurance Group, Inc. is the
      majority owner of Insurance Management Solutions Group, Inc., and c)
      Insurance Management Solutions Group, Inc. designates Broker as its sole
      and exclusive real estate broker representative with regard to any and all
      real estate dealings, arrangements, and transactions for Insurance
      Management Solutions Group's leasehold interests in the property located
      at 801 94th Avenue North, Suite 200, St. Petersburg, Pinellas County,
      Florida 33702, also known as the "Gilchrist Building," then the
      requirement of active involvement in negotiations of Broker shall be
      deemed to have been satisfied.

8. TERM

This agreement shall expire on the date stated in section 1 above, but such
expiration shall not affect Brokers right to a commission with respect to leases
fully executed and delivered by Owner and Broker's registered prospect before
such expiration.

Broker waives and releases any other rights to a commission from Owner with
respect to the Tenant and agrees that Brokers right to a commission, if any,
shall be governed solely by this Agreement.

9. EFFECTIVE DATE

The Owner and Broker have executed or caused to be executed this agreement as of
the date set forth above.

Signed, sealed and delivered in the presence of:

                                           Owner:
                                           KOGER EQUITY, INC.

Witness: [ILLEGIBLE]                       By: /s/ Thomas C. McGeachy
------------------------------                 ---------------------------------
                                                   Thomas C. McGeachy
Witness:                                           Vice President
------------------------------                     Koger Equity, Inc.

                                           Owner:
                                           FLORIDA BUILDERS, INC.

Witness: /s/ Janice E. Goodall             By: /s/ [ILLEGIBLE]
------------------------------                 ---------------------------------
                                                   [ILLEGIBLE]
Witness: [ILLEGIBLE]                               President
------------------------------

                                     7 of 7<PAGE>   1
                                                                 Exhibit 10.108

                           COMMERCIAL LEASE AGREEMENT

         THIS COMMERCIAL LEASE AGREEMENT, made and entered into the 5th day of
December, 1998, by and between BRONKEN-MEYERS, LLC, of 303 WINTERGREEN LANE,
BOZEMAN, MONTANA 59715, hereinafter referred to as "Landlord", and INSURANCE
MANAGEMENT SOLUTION, INC., OF 360 CENTRAL, ST. PETERSBURG, FLORIDA, hereinafter
referred to as "Tenant";

                               W I T N E S S E T H

         In consideration of the agreements hereinafter set forth, Landlord does
hereby lease and let to Tenant, and Tenant does hereby lease from Landlord the
leased premises, hereinafter described, for the period, at the rental and upon
the terms and conditions set forth below.

1. LEASED PREMISES

         The Leased premises shall consist of four thousand three (4,003)
rentable square feet, being a portion of that certain building located at Valley
Commons Business Park, Building #2, Bozeman, Montana (see Exhibit "A").

2. PLAN OF LEASED PREMISES

         A building will be constructed by Landlord, with Tenant's space as
located on Exhibit "A", in accordance with applicable building codes and
regulations and with the building plans and specifications which do now, or
will, incorporate the agreement of Landlord and Tenant as to the floor plans and
layout of the leased

                                     PAGE 1
<PAGE>   2

space, which plans and specifications when completed shall be initialed by the
parties and become a part of this Lease.

         Landlord shall provide and pay for interior improvements as described
on Exhibit "B" attached hereto and incorporated herein.

3. COMMENCEMENT AND TERM OF LEASE

         The initial term of this Lease shall be for a period of three years
commencing on December 15th, 1998. The lease will terminate on the last day of
the 36th month after the Lease commencement date, unless extended by the
exercise of the option herein set forth. Any holding over with the consent of
the Landlord after the original term, if not extended, of the Lease or after any
renewal term shall be deemed a month-to-month tenancy, terminable upon thirty
days notice, subject to the other terms of this lease.

4. RENT AND OPTION TO RENEW

         a. The Tenant shall pay the sum of twelve and no/100 dollars ($12.00)
per rentable square foot per year rent (base rent) for the first year of the
three year term. Each year's rent shall be divided into twelve equal monthly
payments and each monthly payment shall be paid in advance on the first day of
each and every month. Beginning with year two (2) of the lease term, and during
each year of the lease term and any extensions thereafter, the base rent

                                     PAGE 2
<PAGE>   3

shall increase annually by four percent (4%) or by an amount equal to the
increase in the consumer price index (CPI), whichever is less.

         b. Tenant shall pay said monthly rent in said amounts in advance
commencing on the commencement date, subject to proration for a partial month,
and on the first day of each and every month thereafter during the term of this
Lease.

         c. As additional rent, Tenant shall pay its proportionate share of all
taxes, insurance (including the insurance mentioned in paragraph 12(b)),
assessments, operating expenses and common area maintenance and repair expenses
associated with its tenancy, including, but not limited to, HVAC, plumbing,
electrical and lighting for the common areas and the premises. The amount of
additional rent shall be adjusted in accordance with actual costs and a prorata
amount shall be billed monthly. Tenant's prorata share is equal to 26.8%.

         d. If Tenant is not in default, Tenant shall have the option,
exercisable by a notice in writing to Landlord no later than six (6) months
prior to the end of the original term of this Lease, to extend such term for two
additional one year periods upon the same terms and conditions as contained
herein, provided however, the rent for the next two additional one year terms
shall be established in accordance with the following paragraph.

         If this option is exercised, the new base rent for the

                                     PAGE 3
<PAGE>   4

extended one year term shall be equal to 100% of the previous years rent plus an
amount equal to the increase in the Consumer Price Index (CPI) not to exceed 4%.

         e. Tenant shall pay a late fee of five percent (5%) of any rent payment
that is not paid on or before the 10th of each month.

5. RENT AND SECURITY DEPOSIT

         Based upon Tenant's representation of its financial condition, Landlord
shall not require a security deposit.

6. USE

         Tenant agrees to use the premises for general office and related uses.
Any other use requires the prior written consent of the Landlord.

7. COMPLIANCE WITH PUBLIC AUTHORITIES

         Tenant agrees, at Tenant's cost, to comply with all applicable
municipal, County, State and Federal laws and regulations now in force or which
may hereafter be enforced concerning Tenant's particular use of the leased
premises. It is understood, however, the Landlord is responsible for building
modifications required by governmental agencies.

8. INDEMNITY

         Tenant assumes all risk of injury or damages to persons or property
within the leased premises and shall hold Landlord harmless and indemnify
Landlord against any claim, damage, suit or demand for injury to persons or
property resulting from the use of

                                     PAGE 4
<PAGE>   5

the leased premises by Tenant, their agents, employees or business invitee, or
the operation of Tenant's business.

         However, Tenant shall not be liable for acts or omissions of Landlord
or its agents, servants, or employees. Tenant shall not be liable for any acts
or omissions of Landlord or its contractors, employees or agents arising out of
or in connection with any structural defects of the leased premises or the
building and improvements upon or adjacent to the leased premises.

9. TENANT'S ALTERATIONS

         Tenant shall be responsible for the interior improvements, after
occupancy by Tenant, and except for the installation and location of signs,
equipment, counters and other removable trade fixtures, and except as herein
mentioned, Tenant shall neither make any alteration on or additions to the
leased premises nor make any agreement or contract therefore without first
obtaining Landlord's prior written consent, which said consent shall not be
unreasonably withheld. All alterations, additions or improvements made by Tenant
to or upon the leased premises, (except signs, equipment, counters, other
removable trade fixtures and interior decorations which shall remain the
property of Tenant and removable by them) shall at once, when made or installed,
be deemed to have attached to the freehold and become Landlord's property.

         At the termination of this Lease, and without notice, Tenant shall
immediately remove all their property. If Tenant fails to do

                                     PAGE 5
<PAGE>   6

so, Landlord may (upon notice) remove and store the same at Tenant's expense.
Tenant will promptly reimburse Landlord for the expense of such removal and
storage, upon receiving Landlord's statement. If tenant fails to pay for such
expense within ten (10) days of receiving Landlord's statement therefore,
Landlord may sell Tenant's said property to pay such expenses and any other
amounts owing to Landlord by Tenant.

         It is further agreed that anything remaining upon or removed from the
leased premises thirty days after the termination of this Lease shall become the
property of Landlord, at Landlord's option, subject to the rights reserved to
Landlord in this Lease hereinbefore set forth.

10. REPAIR AND MAINTENANCE

         At their expense, Tenant shall keep the interior of the leased premises
in good condition and repair. If Tenant refuses or neglects to commence or
complete such repairs promptly and adequately, Landlord may, but shall not be
required to do so, make or complete the repairs; and Tenant shall pay the cost
thereof to Landlord upon demand.

         Tenant shall be responsible and pay for any damages to the interior or
exterior of the premises caused by Tenant, his employees, agents and business
invitees.

         Except as herein set forth, Landlord shall repair structural defects
and exterior damages to the leased premises and shall keep

                                     PAGE 6
<PAGE>   7

the foundation, exterior walls and roof in good order and repair. However, in
the event of window or door breakage caused by burglary or vandalism, or by
Tenant, his employees, agents or business invitees, Tenant shall repair the
damages.

         If any damage is covered by either Landlord's or Tenant's insurance,
then the proceeds from the insurance shall be used to make the repairs. Tenant
shall be responsible for the regular and annual maintenance of the floor,
ceiling and wall coverings in their leased space and for replacement of light
bulbs and annual repair and maintenance of plumbing, heating air conditioning,
and electrical fixtures. Landlord shall be responsible for the repair,
maintenance and replacement of the exterior and the structural, plumbing,
heating, air conditioning and electrical systems to the fixtures. However,
Landlord shall not be required to repair damage which results from the acts or
negligence of Tenant, his agents, business invitees, or employees.

11. CLEANLINESS AND WASTE

         Tenant shall keep the leased premises in a neat, clean and sanitary
condition, free from waste and debris. Tenant shall not allow any hazardous
substances to be deposited or remain in or about the leased premises. Tenant
shall not allow hazardous or legally prohibited liquids or solids to be placed
in the sewer system or in the grounds in the area of the leased premises. Tenant
shall pay its proportionate share of the cost to maintain

                                     PAGE 7
<PAGE>   8

and repair building mechanical systems, including but not limited to, HVAC,
plumbing, electrical and lighting for the common area and the premises, after
all warranties have been exhausted.

         At the termination of this Lease, Tenant shall clean and repair any and
all soiling and/or damages to the leased premises, including marks, scratches,
holes, dirt and grease, and damages to the walls, floors, floor coverings,
ceilings and fixtures, normal wear and tear excepted.

12. INSURANCE

         (a) Liability Insurance.

         Tenant shall hold Landlord harmless from any and all claims, damages,
suits, demands or causes of action resulting from injuries to persons or
properties and arising therefrom or out of the use, occupancy or condition of
the leased premises for which Tenant is responsible for maintaining and
repairing, and shall carry, maintain and deposit proof with Landlord of public
liability insurance in such form and with such companies as shall be reasonably
satisfactory to Landlord in the amount of at least ONE MILLION AND N0/100
($1,000,000.00), naming or insuring Landlord, as Landlord's interest may appear,
against liability for personal or property damages caused or occurring on or
about the leased premises or caused by Tenant, their agents, employees or
business invitees. Tenant shall, at least annually, furnish Landlord with
certificates or other documentation evidencing such insurance.

                                     PAGE 8
<PAGE>   9

         (b) Public Liability, Fire and Casualty Insurance.

         Landlord shall maintain fire and standard casualty insurance upon the
building, including the leased premises and Public Liability Insurance on the
common areas outside the leased premises. If Tenant's use increases the fire
insurance on the premises, then Tenant agrees to pay the difference in the
premium. Tenant shall maintain their own insurance upon their own property,
inventory, equipment, leasehold improvements and trade fixtures owned or claimed
by them.

13. LIENS

         Tenant shall not permit any lien to be attached to the leased premises
by reason of any act or omission on their part and agrees to save and hold
Landlord harmless from or against such lien or claim of lien.

         If any lien does attach and any claim of lien is made and shall not be
released within fifteen days after notice from Landlord to Tenant to release the
same, Landlord, at its option, may pay and discharge the same. In this case, the
amount paid by Landlord shall be added to and become part of the next succeeding
installment of rent, shall be deemed rent payable hereunder, and shall bear
interest at the rate of twelve percent (12%) from the date advanced by Landlord
until paid; provided, however, if Tenant desires in good faith to contest the
validity of any such lien, they may do so and in such event Landlord shall not
discharge the

                                     PAGE 9
<PAGE>   10

lien and assess additional rent until the validity of the lien is legally
established. However, if Landlord's mortgagee legally requires and demands that
the lien be released or paid, Tenant shall, upon demand, cause the lien to be
released by furnishing bond or otherwise.

14. RIGHTS ON DEFAULT.

         Occurrence of one or more of the following events shall constitute an
event of default:

         (a) If Tenant shall fail or neglect to pay the rent when due, or shall
fail to pay any other money required to be paid, by Tenant, and such default(s)
shall continue for a period of ten (10) days following written notice, delivered
by Landlord to Tenant, advising of the default; or,

         (b) If Tenant shall default in the performance of any other obligation
or duty of Tenant under this Lease, or if Tenant shall commit waste or allow a
nuisance to exist on the leased premises, and default shall continue for a
period of thirty (30) days following written notice given after such default,
unless within said thirty (30) days Tenant shall cure such default, or if such
default cannot be cured within thirty days, Tenant shall, within said thirty day
period, commence to cure such default and shall thereafter continue to use
reasonable due diligence in the curing thereof; or,

                                    PAGE 10
<PAGE>   11

         (c) If tenant ceases to use the leased premises in the manner herein
set forth, or closes the business for a period of sixteen days or more, or
vacates or abandons the leased premises.

         If an event of default occurs, then Landlord, without further notice to
Tenant, shall have, consistent with applicable law, any one or more of the
following remedies at Landlord's election:

               (i)  Landlord shall have the immediate right to terminate and
         cancel Tenant's rights under this Lease and re-enter, recover and
         resume possession of the leased premises. Tenant shall yield up quiet
         and peaceful possession to Landlord and Tenant shall forfeit their
         rights under this Lease.

               (ii) Landlord may continue to assert the validity of the Lease,
         take possession of the leased premises pursuant to applicable law,
         (including unlawful detainer or action for possession), and re-let the
         leased premises, or any part thereof, for such term or terms, (which
         may be for a term extending beyond the term of this Lease), at such
         rent and upon such terms and conditions as Landlord may, in its sole
         discretion, deem advisable, provided Landlord agrees to proceed in a
         commercially reasonable manner in reletting the premises.

                                    PAGE 11
<PAGE>   12

               Upon such re-letting, tenant shall immediately be liable to pay
         to Landlord the reasonable costs and expenses of such re-letting,
         (including reasonable agents', or brokers', commissions and attorney's
         fees for the new lease), the reasonable costs and expenses of any
         alterations or repairs reasonably required to be made to the leased
         premises to make it rentable, and shall be liable to pay to Landlord
         the amount, if any, by which the rental required to be paid by Tenant
         in this Lease for the period of such re-letting, (up to, but not
         beyond, the term of this Lease), exceeds the amount agreed to be paid
         by the new tenant as rent for the leased premises for such period of
         re-letting. If Landlord cannot re-let the premises for the entire
         balance of Tenant's term, Tenant shall be liable to pay Landlord for
         the balance of the rental required by this Lease. No such termination,
         unlawful detainer action, re-entry or taking of possession of the
         leased premises by Landlord shall be construed as an election on their
         part to terminate Tenant's other obligations under this Lease unless a
         written notice of such intention be given to Tenant.

               (iii) In the event of any termination of this Lease and upon the
         expiration of the term thereof,

                                    PAGE 12
<PAGE>   13

         Tenant shall yield up quiet, immediate and peaceful possession to
         Landlord.

         (d) Throughout the term of this Lease, Landlord, without prejudice to
any statutory lien, shall have and is hereby granted a security interest and a
lien upon Tenant's furniture, fixtures, equipment, inventory, and leasehold
improvements installed and maintained by Tenant in and upon the leased premises
for the amount of any unpaid rent or other sums due from Tenant hereunder. The
Landlord's lien shall be subordinate to liens given by Tenant to secure
financing for the Tenant's business. Upon any default hereunder, and upon
Tenant's failure to cure the default within the time periods herein set forth,
and in the event Landlord so elects, and subject to the rights of prior lien
holders, Landlord shall have the right and privilege to take possession of all
of said property in the leased premises and may keep the same on the leased
premises and/or remove the same therefrom for storage in such place as may be
selected by Landlord, at Tenant's risk and expense, in accordance with such lien
and any rights Landlord may possess against Tenant's property.

         (e) Tenant recognizes and agrees that the rent required to be paid by
Tenant hereunder is independent of all other covenants and agreements herein
contained. If Landlord shall commence any proceeding for nonpayment of any rent
to which

                                    PAGE 13
<PAGE>   14

Landlord may be entitled or for breach of this Lease or for termination of this
Lease by reason of Tenant's failure to timely cure a default, Tenant agrees that
if Tenant does not pay the rent due hereunder during the pendency of the action
or deposit the same with the Court, the Court shall immediately return
possession of the leased premises to Landlord to enable Landlord to immediately
rent the leased premises to third parties.

15. TENANT'S POSSESSION

         Landlord covenants with Tenant that upon paying the rent and performing
the terms, covenants and agreements in this Lease set forth, Tenant shall, at
all times during the term or any extension of the term hereof, be entitled
peacefully and quietly to have, hold and enjoy the leased premises. However,
Tenant agrees to allow Landlord, or its agents, reasonable access to show the
premises to prospective buyers or lenders; or to prospective tenants if Tenant's
lease will be expiring within three months.

16. WAIVER

         No waiver of any breach of any agreement, term, covenant, or condition
of this Lease shall be construed to be a waiver of any preceding or succeeding
breach of the same or any other agreement, term, condition or covenant.

17. SERVICE OF NOTICE

         Any notice required to be given by one party to the other

                                    PAGE 14
<PAGE>   15

shall be in writing and must be personally served upon a party or served by
registered or certified mail, postage prepaid, through the United States Postal
Service, and addressed to the respective parties at the following addresses:

          LANDLORD:            BRONKEN-MEYERS, LLC
                               303 WINTERGREEN LANE
                               BOZEMAN, MT 59715

          TENANT:              INSURANCE MANAGEMENT SOLUTION, INC.
                               360 CENTRAL AVENUE
                               ST. PETERSBURG, FL 33701

          ATTENTION:           G. KRISTIN DELANO

         Either party may change the above addresses by giving written notice to
the other party and notice shall be effective upon mailing in the same manner as
above set forth or upon personal delivery. If a party's address is changed
without such written notice, notice may be addressed to a party's last known
address.

18. RIGHT OF FIRST REFUSAL

         During the period of this Lease, if Tenant is not in default, Tenant
shall have a right of first refusal to lease other available space in the upper
level of Building #2 of Valley Commons Business Park, Bozeman, Montana. Upon the
execution of a letter of intent by a prospective tenant of any other available
space in the upper level of building #2 of Valley Commons Business Park,
Bozeman, Montana, the Landlord shall deliver a copy of said letter of intent to
the Tenant by certified mail, return receipt requested, to Tenant's address as
herein stated (or later changed in writing).

                                    PAGE 15
<PAGE>   16
Tenant shall have three (3) business days from receipt of said letter of intent
within which to exercise its option to rent said space under the terms of the
letter of intent. If tenant does not expressly exercise their option within the
said three (3) business days, the Landlord shall be free to rent to the new
prospective tenant.

19.      LANDLORD - TENANT

         The relationship between the parties hereto is that of Landlord and
Tenant and nothing herein contained shall be construed or interpreted so as to
make their relationship otherwise.

20.      CONDITION OF LEASED PREMISES

         Upon Tenant taking possession of the leased premises, Tenant shall
inspect the same and advise Landlord within fifteen (15) days of any defects
which might reasonably be discovered upon an inspection. Landlord shall
promptly repair or correct these defects.

         If Tenant does not give Landlord notice of any such defects within
said fifteen (15) day period, Tenant shall have been deemed to acknowledge
receipt of the leased premises in good condition and repair and in all respects
satisfactory and acceptable to Tenant.

21.      TENANT'S NOTICE TO LANDLORD OF SUBSEQUENT
         DEFECTS OR DAMAGES AND LANDLORD'S RIGHT TO INSPECT

         Upon discovery, Tenant shall immediately notify Landlord of any
subsequent damages, defects or conditions occurring upon the

                                    PAGE 16
<PAGE>   17

premises which may, if continued, further damage the leased premises, (such as
water leaks, plumbing or electrical problems, heating failures and the like).

         Landlord and its agents shall have reasonable access to the leased
premises at reasonable times to ascertain whether the premises are in good
repair and to make reasonable repairs or maintenance which Landlord may be
required to make or feel desirable.

22.      UTILITIES

         Tenant shall timely pay for the water, electricity, gas, and telephone
and other utilities used at the leased premises, including any hook-up charges.

23.      SUSPENSION OF LEASE IN CASE OF
         FIRE, CASUALTY OR PUBLIC

         Landlord and Tenant agree that if, during the term of this Lease the
leased premises shall be injured or destroyed by fire or other casualty or
condemned or rendered untenantable by public authority, so as to render the
leased premises unfit for occupancy, to such an extent that the premises cannot
be repaired or replaced with reasonable diligence within ninety days from the
happening of such injury or act, then either Landlord or Tenant may terminate
this Lease as of the date of such damage or act by written notice delivered to
the other within fifteen days from the occurrence. Tenant shall immediately
surrender the leased premises and all

                                    PAGE 17
<PAGE>   18

interest therein to Landlord and Tenant shall pay rent only to the time of the
said damage or act.

         If the leased premises can be restored within ninety (90) days from
the happening of the damage or act and if Landlord, within fifteen (15) days
from the occurrence, elects, in writing, to repair and restore the premises
within the said ninety days from the happening of the damage or act, then this
Lease shall not end or terminate on account of such injury or act. However, the
rent shall not run or accrue after injury and during the process of repairs,
except only that Tenant shall, during such time, pay a prorated portion of such
rent apportioned to that portion of the leased premises which are in condition
for occupancy and can be effectively used or may actually be occupied by Tenant
during such repairing periods.

         If, however, the leased premises shall be damaged, but Tenant can use
the leased premises to their fullest extent, then Landlord shall repair the
same with reasonable promptness. In this case, the rent shall not cease or be
abated during such repairing.

         All equipment, appliances, fixtures, improvements or betterments
placed by Tenant on the leased premises which shall be damaged or destroyed in
any of the events aforementioned shall be repaired and replaced by Tenant at
their own expense and not at the expense of Landlord.

                                    PAGE 18
<PAGE>   19

         Except as herein set forth, Landlord shall not be held to account for
any damages to Tenant attributable to fire, acts of God or any failure or
defect in the premises not reasonably attributable to the intentional or
negligent acts or omissions of Landlord or its agents and employees; provided,
however, Tenant shall immediately report any failure or defect to Landlord who
shall repair or correct such defects with reasonable diligence.

24.      SUBORDINATION

         Notwithstanding anything herein to the contrary, Tenant agrees this
Lease is and shall be subordinate to any mortgage, trust indenture or other
instrument of security which shall have been or shall be placed against the
land and buildings of which the leased premises forms a part; and said
subordination is hereby made effective without any further act by Tenant.
Tenant agrees that at any time, or from time to time, upon request by landlord,
they will execute and deliver any instruments, releases, estoppel certificates
or other documents that may be required in connection with the subjecting and
subordinating of this Lease to the lien of any of said mortgages, trust
indentures or other instruments of security. If there is more than one
instrument, release, estoppel certificate or other such documents requested in
any Lease year, and if legal fees are involved on the part of the Tenant to
review such documents, the Landlord will reimburse Tenant for its legal fees to
the extent such are reasonable and standard fees for such review.

                                    PAGE 19

<PAGE>   20

25.      PARKING LOT

         The Tenant understands that the parking lot in front of the building
is jointly owned by all of the owners of Valley Commons Business Park and that
there are no designated parking spots. Tenant understands that the use of the
parking lot is shared with the owners and tenants of Valley Center Business
Park and that the minimum number of parking spots is set by City Code.

26.      SIGNS

         Landlord and Tenant shall mutually agree upon the design and location
of Tenant's sign. The sign shall be of professional quality and of similar
quality and size as the signs of the other Tenants and shall comply with all
applicable state, county or local laws, city ordinances and zoning. The design
of the sign shall be submitted to Landlord prior to the placement for approval
and such approval shall not be unreasonably withheld.

27.         WAIVER OF SUBROGATION

         Notwithstanding anything herein to the contrary, Landlord hereby
releases Tenant, and Tenant hereby releases Landlord and its respective
officers, agents and employees, from any and all claims or demands for damages,
loss, expense or injury to the leased premises, or to the furnishings,
fixtures, equipment or inventory or other property of either Landlord or Tenant
in, about or upon the leased premises, as the case may be, caused by or result
from

                                    PAGE 20

<PAGE>   21

perils, events or happenings which are covered by the insurance carried by the
respective parties and in force at the time of any such loss; provided,
however, that such waiver shall be effective only to the extent and amount
permitted by the insurance covering such loss and to the extent such insurance
is not prejudiced thereby, or the expense of such insurance is not thereby
increased.

28.      ASSIGNABILITY AND SUBLEASING

         Tenant shall have the right to sublease or assign all or a portion of
the premises during the Lease term, subject to Landlord's approval which shall
not be unreasonably withheld or delayed.

29.      SUCCESSORS AND ASSIGNS

         Subject to the provisions of the preceding Paragraph, entitled
"Assignability and Subleasing", this Lease shall be binding upon and inure to
the benefit of the respective parties, their successors and assigns.

30.      ALL AGREEMENTS CONTAINED HEREIN

         This Lease contains all of the agreements of the parties relating to
the subject matter; and it supersedes and cancels all prior written or oral
agreements between them with reference to the real property, including all
improvements thereon.

31.      TIME

         It is mutually agreed by and between the parties that TIME IS OF THE
ESSENCE OF THIS LEASE.

                                    PAGE 21

<PAGE>   22

32.      HEADINGS

         The headings and titles of sections and paragraphs of this Lease are
inserted merely for convenience and are not to be used in the constructions
thereof.

33.      ATTORNEY'S FEES AND COSTS

         If either party defaults in its performance, the defaulting party
agrees to pay, on demand, the other party's reasonable attorney's fees and
costs for the preparation and serving of the written notices of default and in
the enforcement of this Lease, including legal actions.

         IN WITNESS WHEREOF, the parties hereto have hereunto set their hands
the day and year first above written.

                     LANDLORD--------- BRONKEN-MEYERS, LLC

                                       By: /s/    [ILLEGIBLE SIGNATURE]
                                          -----------------------------------

                                       By:
                                          -----------------------------------

                     TENANT----------- INSURANCE MANAGEMENT SOLUTIONS, INC.

                                       By:  /a/ S. KYLE MOLL
                                          -----------------------------------
                                                S. KYLE MOLL,
                                                VICE PRESIDENT & CIO

                                    PAGE 22
<PAGE>   23

                                   EXHIBIT A

                        UPPER LEVEL FLOOR PLAN (LOT 2)

                                 [FLOOR PLAN]

LANDLORDS WORK:

         (1)  CONSTRUCT INTERIOR WALLS PER DESIGN
         (2)  PAINT & CARPET
         (3)  DROP CEILING, LIGHTING, ELEC, SINK & CABINET
         (4)  HVAC

<PAGE>   24

MARTEL CONSTRUCTION, INC.

    MAIN OFFICE                                                 BIG FORK OFFICE
    1203 S. CHURCH AVENUE - P.O. BOX 308                         305 HIGHWAY 83
    BOZEMAN, MONTANA 59771-0305                          BIGFORK, MONTANA 59911
    (406) 588-8565 - FAX (406) 588-8045     (406) 837-1053 - FAX (406) 837-1088

                       FACSIMILE REQUEST AND COVER SHEET

                                   EXHIBIT B

To:                 Steve Olson                       Date:      9-21-98
          ---------------------------------                --------------------

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

Attention:                                          Fax No:      763-5351
          ---------------------------------                --------------------

Project:                          U.C. LOT #2
          ---------------------------------------------------------------------

RE:                             SPACE ALLOTMENTS
          ---------------------------------------------------------------------

Number of documents transmitted including this cover sheet         1
                                                          ---------------------

Hard copy to follow:                   YES              NO         --
                              ---------------------       ---------------------

From:
     --------------------------------------------------------------------------

Message:   TOTAL BLDG AREA  -  16,570 S.F.     1st  -  8403*    2nd  -  8167*
        -----------------------------------------------------------------------

UNIT A - ACTUAL - 1675*               ADD COMMON 652*   :        2327 S.F.
-------------------------------------------------------------------------------
UNIT B -    "     1260*                "    "    500*   :        1760 S.F.
-------------------------------------------------------------------------------
UNIT C -    "     1475* + 39* HALLWAY  +    "    593*   :        2107 S.F.
-------------------------------------------------------------------------------
UNIT D -    "     1550* + 39*    "     +    "    620*   :        2209 S.F.
-------------------------------------------------------------------------------
TOTALS      -     6038*                          2326*  :        8403 S.F.
-------------------------------------------------------------------------------

-------------------------------------------------------------------------------
UNIT E - ACTUAL - 1360*               ADD COMMON 505*   :        1865 S.F.
-------------------------------------------------------------------------------
UNIT F -    "     1600*                "    "    594*   :        2194 S.F.
-------------------------------------------------------------------------------
UNIT G -    "     1565*                +    "    581*   :        2146 S.F.
-------------------------------------------------------------------------------
UNIT H -    "     1275* + 215* STORAGE +    "    472*   :        1962 S.F.
-------------------------------------------------------------------------------
TOTALS      -     6015*                         2152*   :        8167 S.F.
-------------------------------------------------------------------------------

Please respond by
                 ---------------------

cc:           ---------------------              ------------------------------
                                                 Signed
              ---------------------

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

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

If you do not receive all the documents, please call (406) 586-8585

        COMMERCIAL  .   .   .   INSTITUTIONAL   .   .   .   INDUSTRIAL

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