Document:

OFFICE/WAREHOUSE LEASE

         THIS LEASE AGREEMENT ("Lease") dated March 21, 1991 is entered into by:

         LANDLORD:                 SCHOOL EMPLOYEES RETIREMENT SYSTEM OF OHIO
                                   (hereinafter called "Landlord")
    and
         TENANT:                   Rorke Data Supply, Incorporated - a MN Corp.
                                   (hereinafter called "Tenant')

         Landlord hereby leases to Tenant and Tenant hereby rents from Landlord
that certain premises (the "Leased Premises") containing approximately 15,438
square feet within the building or project commonly known as "Technology Park
II" located at 9700 W. 76th Street, Eden Prairie on a certain tract of land in
Hennepin County, Minnesota. Such land (which is described in the attached
Exhibit "A", together with the building(s) and all improvements thereon shall be
referred to in this Lease as the "Project." In the case of a multi-building
Project, the word "Building" shall mean the particular building in which the
Leased Premises are located and the tract of land upon which such building is
located. In the case of a single building Project, the term "Building" as used
herein shall be synonymous with the term "Project." A more complete description
shall of the leased Premises, including a floor plan thereof, is contained on
Exhibit "D" attached hereto.

                                    ARTICLE I

                                      TERM

         A. The term of this Lease shall be Sixty-three (63) months, commencing
on June 1, 1991 (the "Commencement Date") and terminating on the last day of
August, 1996 (the "Termination Date"). The Commencement Date may be subject to
change, however, pursuant to Paragraph B below. Any such change in the
Commencement Date shall extend the Termination Date to the last day of the 63rd
month following the month in which the new Commencement Date occurs.

         B. If this Lease is executed before the Leased Premises becomes vacant
or otherwise available for occupancy or if any present tenant or occupant of the
Leased Premises holds over and Landlord cannot acquire possession of the Leased
Premises prior to the Commencement Date stated above, Tenant agrees to accept
possession of the Leased Premises at such time as Landlord is able to tender the
same, which date shall then be as the Commencement Date of the Lease term. Under
no circumstances shall Landlord be responsible for any damages, including direct
and consequential damages, because of its inability to furnish possession of the
Leased Premises to Tenant by any particular date.

<PAGE>

                                   ARTICLE II

                         BASE RENT AND SECURITY DEPOSIT

         A. Tenant agrees to pay to Landlord as base rent the sum of * ($ * )
per year. Such rent shall be payable monthly in amounts of * each, in advance,
without demand, deduction or offset (sometimes referred to in this Lease as the
"Base Rent" or "Base Rental"). Such rental amounts shall be due and payable to
Landlord in lawful money of the United States of America at the address shown
below. An amount equal to one monthly Base Rental payment shall be due and
payable on the date Tenant executes this Lease and such amount shall be applied
to the rent due on the Commencement Date. On the Commencement Date of this
Lease, there shall be due and payable by Tenant one monthly Base Rental payment,
provided, that if the Commencement Date should be a date other than the first
day of a calendar month, the rent for such partial month shall be prorated. All
succeeding installments of rent shall be payable on or before the first day of
each succeeding calendar month during the Lease term. The amount of the Base
Rent shall be adjusted as provided in Article III.

* Please refer to Section one of the attached rider #5

         B.       Deleted.

         C. In the event a monthly installment of Base Rental is not received by
Landlord within five (5) days after it is due and payable, or in the event any
additional rent provided in Articles III and IV below is not received by
Landlord within ten (10) days after Landlord has rendered a statement to Tenant
therefor, Tenant agrees to pay to Landlord a service charge equal to interest
from the due date on the amount due until paid at an annual interest rate of the
lesser of the highest rate allowed by law or eighteen percent (18%) per annum.
Such service charge shall be cumulative of any other remedies Landlord may have
for nonpayment of Base Rental and other sums payable under this Lease. Landlord
may accept partial payments without prejudice to any of Landlord's rights or
remedies.

         D. If three (3) consecutive monthly rental payments or any ten (10)
monthly rental payments during the Lease term (or any renewal or extension
thereof) are not received by Landlord on or before the tenth (10th) day of the
month for which such rent was due, Landlord shall have the option to terminate
the Lease.

                                   ARTICLE III

                               TAXES AND INSURANCE

         A. In the event the "Tax and Insurance Expenses" (as defined below) of
the Building shall, in any calendar year during the term of this Lease, exceed
the sum of $3.47 per square foot, then with respect to such excess (the "Tax and
Insurance Differential"), Tenant agrees to pay as additional rental Tenant's
prorata share of the Tax and Insurance Differential within ten (10) days
following receipt of an invoice from Landlord stating the amount due. The
prorata share of the Building to be paid by Tenant is nine point five percent
(9.5%). In the case of a multi-building Project, if such Tax and Insurance
Expenses are not separately assessed to the Building but are assessed against
the Project as a whole, Landlord shall determine the portion of such Tax and
Insurance Expenses allocable to the Building in which the Leased Premises are
located.

         B. On the Commencement Date of the Lease, or at or prior to the
commencement of any calendar year during the Lease term, Landlord may deliver to
Tenant a written estimate of any additional rent applicable to the Leased
Promises (based on Tenant's prorata share above) which may be anticipated for
excess Tax and Insurance Expenses during the calendar year in which this Lease
commences or for any such succeeding year, as the case may be. Based on such
written estimate, the monthly Base Rental shall be increased by a fraction of
the estimated additional rent, the numerator of which in one (1) and the
denominator of which is the number of months remaining in the applicable
calendar year.

<PAGE>

         C. Statements showing the actual Tax and Insurance Expenses of the
Building and Tenant's proportionate share thereof (hereinafter referred to as
the "Statement of Actual Adjustment") shall be delivered by Landlord to Tenant
within a reasonable time after the end of any calendar year in which additional
rental was paid or due by Tenant. Within ten (10) days after the delivery by
Landlord to Tenant of such Statement of Actual Adjustment, Tenant shall pay
Landlord the amount of any additional rental shown on such statement as being
due and unpaid. If such Statement of Actual Adjustment shows that Tenant has
paid more than the amount of additional rental actually due for the preceding
calendar year and if Tenant is not then in default under this Lease, Landlord
shall credit the amount of such excess to the next Base Rental installment due
from Tenant.

         D. If the Commencement Date of this Lease is a day other than the first
day of a calendar year, or if the Termination Date is a day other than the last
day of a calendar year, the amount shown as due by Tenant on the Statement of
Actual Adjustment shall reflect a proration based on the ratio that number of
days this Lease was in effect during such calendar year bears to 365.

         E. "Tax and Insurance Expense" shall mean all ad valorem and other
taxes, installments of assessments and governmental charges whether federal,
state, county, or municipal and whether they be by taxing districts or
authorities presently taxing the Building or the Leased Premises or by others,
subsequently created or otherwise, and any other taxes and assessments
attributable to the Building or its operation, including, without limitation,
special assessments due to deed restrictions and/or owner's associations which
accrue against the Building during the term of this Lease; and all insurance
premiums and costs of insurance paid by Landlord with respect to the Building,
including, without limitation, public liability, casualty and property damage
insurance. In the event Landlord has an alternative regarding the period over
which payment of special assessments may be made, Landlord agrees to use its
best efforts to extend the time for payment over the longest term available.

                                   ARTICLE IV

                             COMMON AREA MAINTENANCE

         A. In addition to the rental payable under Articles II and III above,
Tenant agrees to pay as additional monthly rental its prorata share (as stated
in Article III above) of the "Common Area Maintenance Expenses" (hereinafter
defined) of Landlord for the Building. Landlord shall invoice Tenant on a
monthly basis for such Common Area Maintenance Expenses. The invoice shall
include in reasonable detail all computations of such additional rental, and
Tenant agrees to make payment of same to Landlord within ten (10) days following
receipt of said invoice. In case of a multi-building Project, if such Common
Area Maintenance Expenses are not separately assessed or charged to the Building
but are assessed or charged against the Project as a whole, Landlord shall
determine the portion of such Common Area Maintenance Expenses allocable to the
Building in which the Leased Premises are located.

         B. "Common Area Maintenance Expenses" shall mean all expenses (other
than the Tax and Insurance Expenses described above) incurred by Landlord for
the maintenance and operation of the Building, including, but not limited to,
reasonable management fees, utility expenses, maintenance and repair costs,
sewer, landscaping, trash and security (if furnished by Landlord), wages and
fringe benefits payable to employees of Landlord whose duties are connected with
the operation and maintenance of the Building, amounts paid to contractors or
subcontractors for work or services performed in connection with the operation
and maintenance of the Building, all services, supplies, repairs, replacements
to other expenses for maintaining and operating the Building, including common
areas and parking areas but shall not include any Landlord "executive" salaries.

<PAGE>

         The term "Common Area Maintenance Expense" does not include the cost of
any capital improvement to the Building other than the reasonably amortized cost
of capital improvements which result in the reduction of Insurance Expenses or
Common Area Maintenance Expenses. Further, the term "Common Area Maintenance
Expenses shall not include repairs, restoration or other work occasioned by
fire, windstorm, or other casualty, income and franchise taxes of Landlord,
expenses incurred in leasing to or procuring of tenants, leasing commissions,
advertising expenses, expenses for the renovating of space for new tenants,
interest or principal payments on any mortgage or other indebtedness of
Landlord, or depreciation allowance or expense.

         C. If the nature of Tenant's business or Leased Premises is such that
additional costs are incurred by Landlord for cleaning, sanitation, trash
collection or disposal services, Tenant agrees to pay as additional rental to
Landlord the amount of such additional costs upon demand.

         D. Notwithstanding any other provision herein to the contrary, it is
agreed that in the event the Building is not fully occupied during the first
year of the term of this Lease, or any subsequent year, an adjustment shall be
made in computing the Common Area Maintenance Expense for such year so that the
Common Area Maintenance Expense shall be computed for such year as though the
Building has been ninety-five percent (95%) occupied during such year and as
though the entire Building had been provided with common area maintenance
services during such year.

                                    ARTICLE V

                         TENANT REPAIRS AND MAINTENANCE

         A. Tenant shall maintain all parts of the Leased Premises (except those
for which Landlord is expressly responsible under this Lease) in good, clean and
sanitary condition at its own expense. Tenant shall promptly make all necessary
repairs and replacements to the Leased Premises, including, but not limited to,
electric light lamps or tubes, windows, glass and plate glass, interior and
exterior doors, any special office entry, interior walls and finish work, floors
and floor covering, downspouts, gutters, heating and air conditioning systems,
dock boards, truck doors, dock bumpers, plumbing work and fixtures other than
common building sewage lines. Tenant shall be obligated to repair wind damage to
glass caused by events other than hurricanes or tornadoes. Landlord shall
certify all HVAC units/systems are in proper working condition within 30 days of
occupancy.

         B. Tenant shall not damage or disturb the integrity or support of any
perimeter or interior wall of the Leased Premises. Any damage to these perimeter
walls caused by Tenant or its employees, agents or invitees shall be promptly
repaired to Landlord's satisfaction by Tenant at Tenant's sole cost and expense.

<PAGE>

         C. Tenant shall, at its own cost and expense, enter into a regularly
scheduled preventive maintenance/service contract with a maintenance contractor
for servicing all heating and air conditioning systems and equipment within the
Leased Premises. The maintenance contractor and the contract must be approved by
Landlord. The service contract must include all services suggested by the
equipment manufacturer within the operation/maintenance manual and must become
effective (and a copy delivered to Landlord) within thirty (30) days of the date
Tenant takes possession of the Leased Premises. If Tenant fails to enter into
such service contract as required, Landlord shall have the right to do so on
Tenant's behalf and Tenant agrees to pay Landlord the cost and expense of same
upon demand.

         D. Tenant shall pay all charges for pest control and extermination
within the Leased Premises.

         E. At the termination of this Lease, Tenant shall deliver the Leased
Premises "broom clean" to Landlord in the same good order and condition as
existed at the Commencement Date of this Lease, ordinary wear, natural
deterioration beyond the control of Tenant, damage by fire, tornado and other
casualty excepted.

         F. Notwithstanding anything to the contrary set forth in Article VI
below, Tenant shall repair and pay for all damage caused by the negligence of
Tenant, Tenant's employees, agents, or invitees, or caused by Tenant's default
hereunder. All requests for repairs or maintenance that are the responsibility
of Landlord under this Lease must be made in writing to Landlord at the address
set forth below.

         G. If Tenant shall fail to make repairs or perform any of its
obligations under this Article V, Landlord shall have the right, but not the
obligation, to make such repair and/or perform such obligations and the cost of
such repair and/or obligation shall be immediately due and payable by Tenant as
additional rent.

                                   ARTICLE VI

                       LANDLORD'S REPAIRS AND MAINTENANCE

         Landlord, at its expense, shall maintain the roof, foundation and the
structural soundness of the exterior walls of the Building in good repair,
reasonable wear and tear excepted. The term "walls" as used herein shall not
include windows, glass or plate glass, interior doors, special store fronts,
office entries or exterior doors. Landlord shall be responsible for landscaping
and maintenance of common areas and parking areas, exterior painting, and common
sewage line plumbing. Tenant shall immediately give Landlord written notice of
defects or need for repairs, after which Landlord shall have a reasonable
opportunity to repair same or cure such defect. Landlord's liability with
respect to any defects, repairs or maintenance for which Landlord is responsible
under this Lease shall be limited to the cost of such repairs or maintenance or
the curing of such defect. Landlord shall not be required to perform any
covenant or obligation of this Lease, or be liable in damages to Tenant, so long
as the performance or non-performance of the covenant or obligation is delayed,
caused by, or prevented by an act of God or force majeure. An "act of God" or
"force majeure" is defined for purposes of this Lease as strikes, lockouts,
sit-downs, material or labor restrictions by any governmental authority, riots,
floods, washouts, explosions, earthquakes, fires, storms, acts of the public
enemy, wars, insurrections and any other similar cause not reasonably within the
control of Landlord, and which by the exercise of due diligence Landlord is
unable, wholly or in part, to prevent or overcome.

<PAGE>

                                   ARTICLE VII

                                 UTILITY SERVICE

         Tenant shall pay the cost of all utility services, including, but not
limited to, initial connection charges and all charges for gas, water and
electricity used on the Leased Premises. Tenant shall pay such costs directly to
the appropriate utility company. Tenant shall pay all costs caused by Tenant
introducing excessive pollutants into the sanitary sewer system, including
permits, fees and charges levied by any governmental subdivision for any
pollutants or solids other than ordinary human waste. If Tenant can be
identified as being responsible for obstructions or stoppage of the common
sanitary sewage line, then Tenant shall pay the entire cost of repair thereof,
upon demand, as additional rent. Tenant shall be responsible for the
installation and maintenance of any dilution tanks, holding tanks, settling
tanks, sewer sampling devices, sand traps, grease traps or similar devices which
may be required by the appropriate governmental subdivision for Tenant's use of
the sanitary sewer system. Tenant shall also pay all surcharges levied due to
Tenant's use of sanitary sewer or waste removal services insofar as such
surcharges affect Landlord or other tenants in the Project.

                                  ARTICLE VIII

                                      SIGNS

         No signs, door plaques, advertisements, awnings or notices shall be
displayed, painted or affixed by Tenant on any part of the Project or Building,
parking facilities, or Leased Premises without prior written consent of
Landlord. The color, size, character, style, material and placement shall be
approved by Landlord, and subject to any applicable governmental laws,
ordinances, regulations and other requirements. Signs on doors and entrances to
the Leased Premises, if approved by Landlord, shall be placed thereon by a
contractor approved by Landlord and paid for by Tenant. Tenant shall remove all
such signs at the termination of this Lease. Such installations and removals
shall be made in such manner as to avoid injury or defacement of the Project and
other improvements, and Tenant, at its sole expense, shall repair any injury or
defacement, including, without limitation, any discoloration caused by such
installation and/or removal.

                                   ARTICLE IX

                                      USAGE

         The Leased Premises shall be used and occupied only for the purpose of
general office purposes, including appropriate warehouse and service areas, for
tenant's lawful businesses, and for no other purpose. Tenant shall not use the
Leased Premises in any manner that will constitute waste, nuisance or
unreasonable annoyance to Landlord or other tenants of the building in which the
Leased Premises are located. Tenant shall comply with all governmental laws,
ordinances and regulations applicable to the use of the Leased Premises, and
regulations applicable to the use of the Leased Premises, and shall promptly
comply with all the governmental orders and directives for the correction,
prevention and abatement of nuisances in, upon or connected with the Leased
Premises, all at Tenant's sole expense. Without Landlord's prior written
consent, Tenant shall not receive, store or otherwise handle any product,
material or merchandise which is explosive, highly inflammable or otherwise
inherently dangerous in the Leased Premises. Tenant shall not install and
maintain gasoline or diesel fuel tanks and pumps without Landlord's prior
written approval. Tenant will not permit the Leased Premises to be used for any
purpose which would render the insurance thereon void or the insurance risk more
hazardous.

<PAGE>

                                    ARTICLE X

                                 INDEMNIFICATION

         Tenant covenants and agrees to defend, indemnify and hold Landlord
harmless from any loss, cost or expense whatsoever, directly or indirectly
resulting or occasioned to, or imposed upon, Landlord (i) by injury to or
destruction of life or property resulting from the use and occupancy by Tenant,
its agents, employees, invitees and/or visitors, or (ii) by damage to or
destruction of the Building structure, or any part thereof, or of any abutting
real property caused by or attributable to the negligent act or acts or omission
or omissions and/or act of Tenant, its agents, employees, invitees, licensees
and/or visitors or caused by or attributable to Tenant's failure to perform its
obligations under this Lease.

                                   ARTICLE XI

                                    INSURANCE

         A. Tenant shall not permit the Leased Premises to be used in any way
which would, in the opinion of Landlord, be hazardous or which would in any way
increase the cost of or render void the fire insurance on improvements or
contents in the Project belonging to Landlord or other tenants. If at any time,
during the term of the Lease, a State Board of Insurance or other insurance
authority disallows any of Landlord's sprinkler credits or imposes an additional
penalty or surcharge in Landlord's insurance premiums because of Tenant's
original or subsequent placement or use of storage racks or bins, method of
storage or nature of Tenant's inventory or any other act or omission of Tenant,
Tenant agrees to pay as additional rental the increase in Landlord's insurance
premiums. If an increase in the fire and extended coverage premiums paid by
Landlord for the Building in which Tenant occupies space is caused by Tenant's
use or occupancy of the Leased Premises, or if Tenant vacates the Leased
Premises and causes an increase, then Tenant shall pay as additional rental the
amount of such increase to Landlord.

         B. Landlord shall, at all times, during the term of the Lease, maintain
adequate fire and extended coverage as to the Building to be paid for by Tenant
as provided for in Article III above.

         C. Tenant shall provide and maintain a comprehensive policy of
liability insurance with respect to the Leased Premises. Landlord, its managing
agent and any designee of Landlord shall be named as additional insureds. The
liability insurance policy shall protect Landlord, its managing agent, Tenant
and any designee of Landlord against any liability which arises from any
occurrence on or about the Leased Premises or any appurtenance of the Leased
Premises, or which arises from any of the Claims indicated in Article X against
which Tenant is required to indemnify Landlord and its managing agent. It is
understood and agreed that the liability coverage provided herein shall extend
beyond the Leased Premises to portions of the common area which Tenant shall use
from time to time.

         D. The policy is to be written by a good and solvent insurance company
satisfactory to Landlord. The coverage limits of the policy shall be at least
$1,000,000 per occurrence, combined single limit, and shall include contractual
liability insuring the indemnity provisions of this Lease.

         E. Tenant shall carry fire and all-risk coverage, vandalism and
malicious mischief insurance covering all Tenant's improvements, stock in trade,
fixtures, furniture, furnishings, removable floor coverings, trade equipment,
signs and all other decorations made by Tenant in the Leased Premises to the
extent of one-hundred percent (100%) of their full insurable value and
replacement cost without deduction for depreciation. In the event of casualty
loss hereunder, the proceeds of such policies shall be applied solely to the
replacement, restoration and refurbishment of such damaged items.

<PAGE>

         F. On or before Tenant enters the Leased Premises for any reason, and
again before any insurance policy shall expire, Tenant shall deliver to Landlord
the policy or a renewal thereof, as the case may be, together with evidence of
payment of applicable premiums. Any insurance required to be carried under this
Lease may be carried under a blanket policy covering the Leased Premises and
other locations of Tenant. If Tenant includes the Leased Premises in blanket
coverage, Tenant may deliver to Landlord a duplicate original of the blanket
insurance policy. Tenant may request that Landlord accept a certificate
evidencing such insurance instead of the original of the policy, however,
Landlord shall have the right to insist upon receipt of an original or duplicate
original of the policy.

         G. All insurance policies required to be carried under this Lease by or
on behalf of Tenant shall provide (and any certificate evidencing the existence
of any insurance policies, shall certify) that: unless Landlord shall be given
thirty (30) days written notice of any cancellation or failure to renew, or
material change to, the policies, as the case may be, (i) the insurance shall
not be cancelled and shall continue in full force and effect, (ii) the insurance
carrier shall not fail to renew the insurance policies for any reason and (iii)
no material change may be made in an insurance policy. As used in this Lease,
the term "insurance policy" shall include any extensions or renewals of an
insurance policy.

         H. If Tenant fails to comply with any of the insurance requirements
stated in this Lease, Landlord may obtain such insurance and keep the same in
effect, and Tenant shall pay Landlord the premium cost thereof upon demand.

                                   ARTICLE XII

                                   RELOCATION

                                    [Deleted]

                                  ARTICLE XIII

                      COMPLIANCE WITH LAWS AND REGULATIONS

         Tenant shall comply with all applicable laws, ordinances, orders, rules
and regulations of state, federal, municipal or other agencies or bodies
relating to the use, condition and occupancy of the Leased Premises, including
but not limited to the rules, regulations and directives of the U.S.
Environmental Protection Agency. Tenant shall also comply with the rules of the
Project which may hereafter be adopted by Landlord. Landlord shall have the
right at all times to change the rules and regulations of the Project or to
amend them in any reasonable manner as may be deemed advisable for the safety,
care, cleanliness, and good order of the Project and Leased Premises.* All rules
and regulations of the Project and any changes or amendments thereto will be
sent by Landlord to Tenant in writing and shall thereafter be carried out and
observed by Tenant.

*Such rule and regulation changes by Landlord will be reasonable and shall be
enforced in a reasonable manner.

<PAGE>

                                   ARTICLE XIV

                            ASSIGNMENT AND SUBLETTING

         The Tenant shall not assign, transfer or mortgage this Lease or any
right or interest therein or sublet the Leased Premises or any part thereof
without the prior written consent of Landlord.** No assignment or subletting
made with the consent of Landlord shall relieve Tenant of its obligations
hereunder and Tenant shall continue to be liable as a principal (and not as a
guarantor or surety) to the same extent as though no assignment or sublease had
been made. Consent by Landlord to one assignment or subletting shall not be
construed to be a consent to any additional assignment or subletting. Each such
successive act shall require similar consent of Landlord. Landlord shall be
reimbursed by Tenant for any costs or expenses incurred as a result of Tenant's
request for consent to any such assignment or subletting. In the event Tenant
subleases the Leased Premises, or any portion thereof, or assigns this Lease
with the consent of the Landlord, as additional rental hereunder, any rental
payment exceeding that stated herein, shall be paid by Tenant to Landlord as
additional rental hereunder within ten (10) days after receipt by Tenant. Upon
the occurrence of an "event of default" as defined below, if all or any part of
the Leased Premises are then assigned or sublet, Landlord may, in addition to
any other remedies provided by this Lease or provided by law, collect directly
from the assignee or subtenant all rents due to Tenant. Any collection directly
by Landlord from assignee or subtenant shall not be construed, however, to
constitute a novation or a release of Tenant from the further performance of its
obligations under this Lease. Notwithstanding the foregoing, it is expressly
agreed that if this Lease is assigned to any person or entity pursuant to the
provisions of the Bankruptcy Code, 11 U.S.C. ss.101 et seq. (the "Bankruptcy
Code"), any and all monies or other considerations payable or otherwise to be
delivered in connection with such assignment shall be paid or delivered to
Landlord, shall be and remain the exclusive property of Landlord and shall not
constitute property of Tenant or of the estate of Tenant within the meaning of
the Bankruptcy Code. Any and all monies or other considerations constituting
Landlord's property under the preceding sentence not paid or delivered to
Landlord shall be held in trust for the benefit of Landlord and be promptly paid
or delivered to Landlord. Any person or entity to which this Lease is assigned
pursuant to the provisions of the Bankruptcy Code shall be deemed without
further act or deed to have assumed all of the obligations arising under this
Lease on and after the date of such assignment. Any such assignee shall, upon
demand, execute and deliver to Landlord an instrument confirming such
assumption.

** Landlord's written consent shall not be unreasonably withheld or delayed.

         If Tenant is a corporation then any transfer of this Lease by merger,
consolidation or dissolution or any change in ownership or power to vote a
majority of the voting stock in Tenant outstanding at the time of execution of
this Lease shall constitute an assignment for the purposes of this Lease;
provided, however, any corporate acquisition of all stock of a corporate tenant
by any corporation, the stock of which is registered pursuant to the Securities
Act of 1933 or the merger of a corporate tenant into such a corporation, the
stock of which is so registered, shall not be deemed to be a violation. For
purposes of this section, the term "voting stock" shall refer to shares of stock
regularly entitled to vote for the election of directors of the corporation
involved.

<PAGE>

         If Tenant is a general partnership having one or more corporations as
partners or if Tenant is a limited partnership having one or more corporations
as general partners, the provisions of this section shall apply to each of such
corporations, as if such corporations alone had been the Tenant hereunder. If
Tenant is a general or limited partnership, joint venture, or other form of
association, the transfer of a majority of the ownership interests therein shall
constitute an assignment for the purposes of this Lease. See Rider #5, Section
five for additional assignment and subletting conditions.

                                   ARTICLE XV

                          ALTERATIONS AND IMPROVEMENTS

         A. Tenant shall not make or perform, or permit the making or
performance of, any initial or subsequent tenant finish work or any alterations,
installations, decorations, improvements, additions or other physical changes in
or about the Leased Premises (referred to collectively, as "Alterations")
without Landlord's prior written consent. All Alterations shall be made and
performed in conformity with and subject to the following provisions:

                  1. All Alterations shall be made and performed at Tenant's
         sole cost and expense and at such time and in such manner as Landlord
         may, from time to time, reasonably designate.

                  2. Alterations shall be made only by contractors or mechanics
         approved by Landlord, such approval not to be unreasonably withheld.

                  3. None of the Alterations shall affect any part of the
         Building other than the Leased Premises or adversely affect any service
         required to be furnished by Landlord to Tenant or to any other tenant
         or occupant of the Building or reduce the value or utility of the
         Building and none of the Alterations shall affect the outside
         appearance of the Building. Tenant shall submit to Landlord detailed
         plans and specifications (including layout, architectural, mechanical
         and structural drawings) for each proposed Alteration and shall not
         commence any such Alteration without first obtaining Landlord's written
         approval of such plans and specifications. Prior to the commencement of
         each proposed Alteration, Tenant shall furnish to Landlord evidence of
         coverage under Worker's Compensation laws of all persons to be employed
         in connection with such Alterations, including those to be employed by
         all contractors and subcontractors, and of comprehensive public
         liability insurance (including property damage coverage) in which
         Landlord, its agents and any lessor under any ground or underlying
         lease, and any mortgagee of the Building shall be named as additional
         insureds, which policies shall be issued by companies, and shall be in
         form and amounts, satisfactory to Landlord and shall be maintained by
         Tenant until the completion of such Alteration.

                  4. If the cost of any Alteration exceeds $50,000.00 and if
         Landlord shall require Tenant to assure payment of all costs of such
         Alterations, prior to work commencement, an irrevocable documentary
         letter of credit in the full amount of the cost of the said approved
         Alterations issued by a substantial banking institution reasonably
         acceptable to Landlord payable in whole and in part, from time to time,
         to the order of Landlord upon written demand accompanied by Landlord's
         certification that Tenant has defaulted with respect to the obligation
         secured thereby. The term of the letter of credit shall be from date of
         issuance through ninety (90) days after completion of construction of
         the approved Alterations.

<PAGE>

                  5. Tenant shall, if requested by Landlord at the time of
         Landlord's consent to the Alterations, agree in writing to restore the
         Leased Premises, at the termination of this Lease, to their condition
         prior to the making of such Alterations.

                  6. All Alterations shall be made and performed in full
         compliance with all applicable laws, orders and regulations of Federal,
         State, County and Municipal authorities and with all directions,
         pursuant to law, of all public officers. All materials and equipment to
         be incorporated in the Leased Premises as a result of all Alterations
         shall be new and of first quality. No such materials or equipment shall
         be subject to any lien, encumbrance, chattel mortgage or title
         retention or security agreement. Tenant agrees to make proper
         application for, and obtain, a certificate of occupancy from the City
         or other governing authority in which the Leased Premises are located,
         prior to occupying the Leased Premises or any portion thereof upon
         which alterations have been performed for which the issuance of such
         certificate is required.

         B. All appurtenances, fixtures, improvements, additions and other
property attached to or installed in the Leased Premises, whether by Landlord or
Tenant or others, and whether at Landlord's expense, or Tenant's expense, or the
joint expense of Landlord and Tenant, shall be and remain the property of
Landlord, except that any such fixtures, improvements, additions and other
property which have been installed at the sole expense of Tenant and which are
removable without material expense or material damage to the Leased Premises
shall be and remain the property of Tenant. If Tenant shall remove any property
belonging to Tenant at the end of the term hereof, Tenant shall repair or, at
Landlord's option, shall pay to Landlord the cost of repairing any damage
arising from such removal. Any replacements of any property of Landlord, whether
made at Tenant's expense or otherwise, shall be and remain the property of
Landlord.

                                   ARTICLE XVI

                                OTHER IMPOSITIONS

         In addition to the Base Rental provided hereunder, Tenant agrees to pay
each and all license and permit fees and all taxes and increase in taxes levied
and assessed by any governmental body by virtue of any leasehold improvements or
by virtue of Tenant conducting its described use, business or operation of the
Leased Premises, the employment of agents, servants, or other third parties, the
bringing, keeping or selling of personal property or chattels of whatsoever
nature from the Leased Premises. The foregoing is intended to bind Tenant to
pay, and promptly discharge, all taxes and/or levies, together with related
interest and penalties, whether assessed by Federal or State authority or any
political subdivision thereof, directly or indirectly related to its business,
improvements, functioning, employment, assets, existence, sales, entertainment,
or the like. Tenant specifically agrees to reimburse Landlord for any increase
in ad valorem taxes resulting from use of fixtures or improvements by Tenant
which Landlord becomes obligated to pay.

<PAGE>
                                  ARTICLE XVII

                                  CONDEMNATION

         If the whole or substantially the whole of the Leased Premises should
be taken for any public or quasi-public use under any governmental law,
ordinance, or regulation, or by right of eminent domain or should be sold to the
condemning authority in lieu of condemnation, then this Lease shall terminate as
of the date when physical possession of the building or the Leased Premises is
taken by the condemning authority. If less than the whole or substantially the
whole of the Building or the Leased Premises is thus taken or sold, Landlord
(whether or not the Leased Premises are affected thereby) may terminate this
Lease by giving written notice thereof to Tenant within sixty (60) days after
the right of election accrues, in which event this Lease shall terminate as of
the date when physical possession of such portion of the Building or Leased
Premises is taken by the condemning authority. If upon any such taking or sale
of less than the whole or substantially the whole of the Building, this Lease
shall not be thus terminated, the Base Rental payable hereunder shall be
diminished by an amount representing that part of the Base Rental as shall
properly be allocable to the portion of the Building attributable to the Leased
Premises which was so taken or sold and Landlord shall, at Landlord's sole
expense, restore and reconstruct the Building and the Leased Premises to
substantially their former condition to the extent that the same, in Landlord's
judgment, may be feasible, but such work shall not exceed the scope of the work
done by Landlord in originally constructing the Building and the Lease Premises,
nor shall Landlord in any event be required to spend for such work an amount in
excess of the amount received by Landlord as compensation awarded upon a taking
of any part or all of the Building or the Leased Premises and Tenant shall not
be entitled to and expressly waives all claim to any such compensation. In the
event condemnation materially interferes with Tenant's business operations or
use of the premises, Tenant may terminate this lease upon 30 days written
notice.

<PAGE>

                                  ARTICLE XVIII

                                FIRE AND CASUALTY

         A. If the Building should be damaged or destroyed by fire, tornado or
other casualty, Tenant shall give immediate written notice thereof to Landlord.

         B. If the Building should be totally destroyed by fire, tornado or
other casualty, or if it should be so damaged thereby that rebuilding or repairs
cannot, in Landlord's estimation, be completed within one-hundred eighty (180)
days after the date on which Landlord is notified by Tenant of such damage,
Landlord shall have the option to terminate this Lease. If this Lease is so
terminated, the rent shall be abated during the unexpired portion of this Lease,
effective upon the date of the occurrence of such damage.

         C. If the Building should be damaged by any peril covered by the
insurance maintained by Landlord, but only to such extent that rebuilding or
repairs can, in Landlord's estimation, be completed within one-hundred eighty
(180) days after the date on which landlord is notified by Tenant of such
damage, this Lease shall not terminate, and Landlord shall, to the extent of
insurance proceeds received, then proceed with reasonable diligence to rebuild
and repair the Building. Landlord shall not be required, however, to rebuild,
repair or replace any part of the partitions, fixtures, additions and other
improvements which may have been placed in, on or about the Leased Premises by
Tenant or on behalf of Tenant as a part of Tenant finish out. If the Leased
Premises are untenantable in whole or in part following such damage, the rent
payable hereunder during the period in which they are untenantable shall be
reduced to such extent as may be fair and reasonable under all of the
circumstances. If Landlord should fail to complete such repairs and rebuilding
within one-hundred eighty (180) days after the date on which Landlord is
notified by Tenant of such damage, Tenant may terminate this Lease by delivering
written notice of termination to Landlord. Such termination shall be Tenant's
exclusive remedy and all rights and obligations of the parties under this Lease
shall then cease. Notwithstanding the foregoing provisions of this Paragraph C,
Tenant agrees that if the Leased Premises, the Building and/or Project are
damaged by fire or other casualty caused by the fault or negligence of Tenant or
Tenant's agents, employees or invitees, Tenant shall have no option to terminate
this Lease, even if the damage cannot be repaired within one-hundred eighty
(180) days, and the rent shall not be abated or reduced before or during the
repair period.

         D. Notwithstanding anything herein to the contrary, if the holder of
any indebtedness secured by a mortgage or deed of trust covering the Building
and/or Project requires that the insurance proceeds be applied to such
indebtedness, then Landlord shall have the right to terminate this Lease by
delivering written notice of termination to Tenant within fifteen (15) days
after such requirement is made. All rights and obligations under this Lease
shall then cease.

<PAGE>

                                   ARTICLE XIX

                               CASUALTY INSURANCE

         Landlord shall, at all times during the term of this Lease, maintain a
policy or policies of insurance with the premiums paid in advance, insuring the
Building against loss or damage by fire, explosion or other hazards and
contingencies. Landlord shall not be obligated, however, to insure any personal
property (including, but not limited to, any furniture, machinery, goods or
supplies) of Tenant or which Tenant may have in the Leased Premises or any
fixtures installed by or paid for by Tenant upon or within the Leased Premises
or any additional improvements which Tenant may construct or install on the
Leased Premises or any signs identifying Tenant's business located on the
exterior of the Building. Notwithstanding anything to the contrary contained
herein, Landlord may elect to self insure to satisfy Landlord's insurance
obligations under the Lease.

                                   ARTICLE XX

                              WAIVER OF SUBROGATION

         Landlord and Tenant hereby waive and release any and all rights,
claims, demands and causes of action each may have against the other on account
of any loss or damage occasioned to Landlord or to Tenant (as the case may be),
their respective businesses, real and personal properties, the Leased Premises,
the Building, the Project, or its contents, arising from any risk or peril
covered by any insurance policy carried by either party. Inasmuch as the above
mutual waivers will preclude the assignment of any such claim by way of
subrogation (or otherwise) to an insurance company (or any other person), each
party hereto hereby agrees immediately to give to its respective insurance
company written notice of the terms of such mutual waivers and to have their
respective insurance policies properly endorsed, if necessary, to prevent the
invalidation of such insurance coverages by reason of such waivers.
This provision shall be cumulative to Article XXI below.

                                   ARTICLE XXI

                                  HOLD HARMLESS

         Landlord shall not be liable to Tenant, Tenant's employees, agents,
invitees, licensees or visitors, or to any other person, for any injury to
person or damage to property on or about the Leased Premises or the Project
caused by the negligence, misconduct, action or failure to act of Tenant, its
agents, employees, invitees, or of any other persons entering upon the Leased
Premises or the Project under express or implied invitation by Tenant. Tenant
agrees to indemnify and hold Landlord harmless from any and all loss, attorneys'
fees, expenses or claims arising out of any such damage or injury.

<PAGE>

                                  ARTICLE XXII

                                 QUIET ENJOYMENT

         Tenant, subject to the terms and provisions of this Lease on payment of
the rent and observing, keeping and performing all the terms or provisions of
this Lease on its part to be observed, kept and performed shall lawfully,
peacefully and quietly have, hold and enjoy the Leased Premises during the term
hereof on and after the term Commencement Date, subject nevertheless to the
terms and conditions of this Lease and to any ground or underlying lease and/or
mortgage(s). It is understood and agreed, however, that this covenant and any
and all other covenants of Landlord contained in this Lease shall be binding
upon Landlord and its successors only with respect to breaches occurring during
its or their respective ownership of Landlord's interest hereunder.

                                  ARTICLE XXIII

                            LANDLORD'S RIGHT OF ENTRY

         Landlord shall have the right, at all reasonable hours, to enter the
Leased Premises for the following reasons: inspection, cleaning or making
repairs, making such alterations or additions as Landlord may deem necessary or
desirable, installation of utility lines servicing the Leased Premises or any
other space in the Building, determining Tenant's use of the Leased Premises, or
determining if an act of default under this Lease has occurred. Landlord shall
give twenty-four (24) hours written notice to Tenant prior to such entry, except
in cases of emergency when landlord may enter the Leased Premises at any time
and without prior notice. During the period that is six (6) months prior to the
end of the Lease term, Landlord and Landlord's agents and representatives shall
have the right to enter the Leased Premises at any reasonable time during
business hours, without notice, for the purpose of showing the Leased Premises
and shall have the right to erect on the Leased Premises a suitable sign
indicating the Leased Premises are available for lease. Tenant shall given
written notice to Landlord at least thirty (30) days prior to vacating the
Leased Premises and shall arrange to meet with Landlord for a joint inspection
of the Leased Premises prior to vacating. In the event of Tenant's failure to
give such notice or arrange such joint inspection, Landlord's inspection at, or
after, Tenant's vacating the Leased Premises shall be conclusively deemed
correct for purposes of determining Tenant's responsibility for repairs and
restoration.

                                  ARTICLE XXIV

                   ASSIGNMENT OF LANDLORD'S INTEREST IN LEASE

         Landlord shall have the right to transfer and assign, in whole or in
part, its rights and obligations with respect to the Project and premises that
are the subject of this Lease, including Tenant's security deposit. In such
event, Landlord shall be released from any further obligations under this Lease
and Tenant agrees to look solely to Landlord's successor for the performance of
such obligations.

                                   ARTICLE XXV

                     LANDLORD'S LIEN AND SECURITY AGREEMENT

                                    [Deleted]

<PAGE>

                                  ARTICLE XXVI

                                DEFAULT BY TENANT

         The following shall be events of default under this Lease:

         A. Tenant shall fail to pay when due any installment of rent or any
other payment required pursuant to this Lease;

         B. Tenant shall abandon or vacate any substantial portion of the Leased
Premises, whether or not Tenant is in default of the rental payments due under
this Lease;

         C. Tenant shall fail to comply with any term, provision or covenant of
this Lease, other than the payment of rent, or other sums of money due
hereunder, and the failure is not cured within twenty (20) days after written
notice thereof to Tenant;

         D. Tenant, or any guarantor of Tenant's obligations hereunder
(hereinafter called "Guarantor"), shall file a petition or be adjudged a debtor
or bankrupt or insolvent under the provisions of the Bankruptcy Code, as
amended, or any other similar law or statute of the United States or any state;
or a receiver or trustee shall be appointed for all, or substantially all, of
the assets of Tenant; or Tenant shall make a transfer in fraud of creditors or
shall make an assignment for the benefit of creditors;

         E. Tenant shall not do or permit to be done any act which results in a
lien arising against the Leased Premises;

         F. Tenant shall fail to pay any three (3) consecutive monthly rental
payments or any ten (10) rental payments during the Lease term on or before the
tenth (10th) day of the month for which such rent was due as provided in Article
II above;

         G. The leasehold hereunder shall be taken on execution or other process
of law in any action against the Tenant; or

         H. Tenant:

                  1. if a corporation, transfers a majority of its stock to a
         third party without the prior written consent of Landlord; or

                  2. if a partnership, joint venture or other unincorporated
         entity, the partners, owners or other comparable responsible party,
         thereof, either voluntarily or by operation of law either transfer a
         majority of their aggregate interest in such entity or any general
         partner, owner or comparable responsible party ceases to be a general
         partner, without the prior written consent of Landlord.*

         *See Rider #5 Section five for additional clarification.

<PAGE>

                                  ARTICLE XXVII

                          REMEDIES FOR TENANT'S DEFAULT

         A. Upon the occurrence of any event of default set forth in this Lease,
Landlord shall have the option to pursue any one or more of the following
remedies without any prior notice or demand:

                  1. Landlord may terminate this Lease, in which event Tenant
         shall immediately surrender the Leased Premises to Landlord, and if
         Tenant fails to do so, Landlord may, without prejudice to any other
         remedy which it may have, enter upon and take possession of the Leased
         Premises, and expel or remove Tenant and any other person who may be
         occupying all or any part of the Leased Premises. Landlord shall not be
         liable to Tenant or any other person or entity for any claim for
         damages as a result of such actions. Tenant agrees to pay on demand the
         amount of all losses, costs, expenses, deficiencies, and damages,
         including without limitation, advertising expenses, attorneys' fees and
         brokers' commissions, which Landlord may incur or suffer by reason of
         the termination of the Lease under this subparagraph, whether through
         inability to relet the Leased Premises on satisfactory terms or
         otherwise.

                  2. Landlord may enter upon and take possession of the Leased
         Premises, and expel or remove Tenant and any other person who may be
         occupying all or any part of the Leased Premises (without being liable
         for prosecution for any claim for damages caused by such actions), and
         relet the Leased Premises on behalf of Tenant and receive the rent
         directly by reason of the reletting. Tenant agrees to pay Landlord on
         demand any deficiency that may arise by reason of any reletting of the
         Leased Premises and to reimburse Landlord on demand for any losses,
         costs, and expenses, including without limitation, advertising costs or
         broker's commissions, which Landlord may incur or suffer in reletting
         the Leased Premises. Tenant further agrees to reimburse Landlord for
         any expenditures made by it for remodeling or repairs necessary in
         order to relet the Leased Premises. In the event Landlord is successful
         in reletting the Leased Premises at a rental in excess of that agreed
         to be paid by Tenant pursuant to this Lease, Landlord and Tenant agree
         that Tenant shall not be entitled, under any circumstances, to such
         excess rental, and Tenant does hereby specifically waive any claim to
         such excess rental.

                  3. Landlord may enter upon the Leased Premises, (without being
         liable for prosecution for any claim for damages caused by such actions
         therefor) and do whatever Tenant is obligated to do under the terms of
         this Lease. Tenant agrees to reimburse Landlord on demand for any
         losses, costs and expenses which Landlord may incur in effecting
         compliance with Tenant's obligations under this Lease. Tenant further
         agrees that Landlord shall not be liable for any damages resulting to
         Tenant from effecting compliance with Tenant's obligations under this
         subparagraph, whether caused by the negligence of Landlord or
         otherwise.

                  4. Landlord may pursue any remedy provided at law or in
         equity.

<PAGE>

         B. No repossession of, or re-entering of the Building or any part
thereof pursuant to Paragraph A, above or otherwise and no reletting of the
Building or any part thereof pursuant to Paragraph A2 shall relieve Tenant or
any Guarantor of its liabilities and obligations hereunder, all of which survive
such repossession or re-entering. In the event of any such repossession or
re-entering of the Building or any part thereof by reason of the occurrence of
an event of default, Tenant will pay to Landlord the Rent and other payments
required to be paid by Tenant.

                                 ARTICLE XXVIII

                           WAIVER OF DEFAULT OR REMEDY

         Failure of Landlord to declare a default immediately upon its
occurrence, or delay in taking any action in connection with an event of
default, shall not be a waiver of the default. Landlord shall have the right to
declare the default at any time and take such action as is lawful or authorized
under this Lease. Pursuit of any one or more of the remedies set forth in
Article XXVI above shall not preclude pursuit of any one or more of the other
remedies provided therein or elsewhere in this Lease or provided by law, nor
shall pursuit of any remedy be a forfeiture or waiver of any rent or damages
accruing to Landlord by reason of the violation of any of the terms of this
Lease. Failure by Landlord to enforce one or more of its remedies upon an event
of default shall not be construed as a waiver of the default or of any other
violation or breach of any of the terms contained in this Lease.

                                  ARTICLE XXIX

                                 ATTORNEYS' FEES

         The prevailing party in any litigation between the parties shall be
entitled to recover, as a part of its judgment, reasonable attorneys' fees.

                                   ARTICLE XXX

                                  HOLDING OVER

         Tenant will, at the termination of this Lease by lapse of time or
otherwise, surrender immediate possession to Landlord. If Landlord agrees in
writing that Tenant may holdover after the expiration or termination of this
Lease and if the parties do not otherwise agree in writing, the hold over
tenancy shall be subject to termination by Landlord at any time upon not less
than thirty (30) days advance written notice, or by Tenant at any time upon not
less than thirty (30) days advance written notice. Further, all of the terms and
provision of this Lease shall be applicable during the holdover period, except
that Tenant shall pay Landlord from time to time upon demand, as rent for the
period of any holdover, an amount equal to one and one-half (1-1/2) times the
sum of the Base Rent and any additional rent, as provided for herein, in effect
on the Termination Date, computed on a daily basis for each day of the holdover
period, plus all additional rental and other sums due hereunder. If Tenant shall
fail immediately to surrender possession of the Leased Premises to Landlord upon
termination of this Lease, by lapse of time or otherwise, and Landlord has not
agreed to such continued possession as above provided, then, until Landlord can
dispossess Tenant under the terms hereof or otherwise, Tenant shall pay such
Landlord from time to time upon demand, as rent for the period of any such
holdover, an amount equal to twice the sum of the Base Rent and additional rent,
as provided for herein, in effect on the Termination Date, computed on a daily
basis for each day of the holdover period, plus all additional rental and other
sums due hereunder. No holding over by Tenant, whether with or without consent
of Landlord, shall operate to extend this Lease except as otherwise expressly
agreed by the parties. The preceding provisions of this Article shall not be
construed as Landlord's consent for Tenant to holdover.

<PAGE>

                                  ARTICLE XXXI

                               RIGHTS OF MORTGAGEE

         Tenant accepts this Lease subject and subordinate to any recorded
mortgage, deed of trust or other lien presently existing upon the Leased
Premises. Landlord is hereby irrevocably vested with full power and authority to
subordinate Tenant's interest under this Lease to any mortgage, deed of trust or
other lien hereafter placed on the Leased Premises, and Tenant agrees upon
demand to execute such additional instruments subordinating this Lease as
Landlord or the holder of any such mortgage, deed of trust, or lien may require.
If the interests of Landlord under this Lease shall be transferred by reason of
foreclosure or other proceedings for enforcement of any mortgage on the Leased
Premises, Tenant shall be bound to the transferee (sometimes called the
"Purchaser") under the terms and conditions of this Lease for the balance of the
remaining Lease term, including any extensions or renewals, with the same force
and effect as if the Purchaser were Landlord under this Lease. Tenant further
agrees to attorn to the Purchaser, including the mortgagee under any such
mortgage if it be the Purchaser, as its Landlord. Such attornment shall be
effective without the execution of any further instruments upon the Purchaser
succeeding to the interest of Landlord under this Lease. The respective rights
and obligations of Tenant and the Purchaser upon the attornment, to the extent
of the then remaining balance of the term of this Lease, and any extensions and
renewals, shall be and are the same as those set forth in this Lease. Each such
holder of any mortgage, deed of trust, or lien, and each such Purchaser, shall
be a third-party beneficiary of the provisions of this Article.

                                  ARTICLE XXXII

                              ESTOPPEL CERTIFICATES

         Tenant agrees to furnish within ten (10) days, from time to time, upon
request of Landlord or Landlord's mortgagee, a statement certifying: that Tenant
is in possession of the Leased Premises; the Leased Premises are acceptable (or
if not, that fact and specifying any defect therein); the Lease is in full force
and effect; the Lease is unmodified; that Tenant claims no present charge, lien,
or claim of offset against rent; that the rent is paid for the current month,
and will not be paid for more than one month in advance; there is not any
existing default by reason of some act or omission by Landlord; and such other
matters as may be reasonably required by Landlord or Landlord's mortgagee.

                                 ARTICLE XXXIII

                                   SUCCESSORS

         This Lease shall be binding upon and inure to the benefit of Landlord
and Tenant and their respective heirs, personal representatives, successors and
assigns. It is hereby covenanted and agreed that should Landlord's interest in
the Leased Premises cease to exist for any reason during the term of the Lease,
then notwithstanding the happening of such event this Lease shall nevertheless
remain unimpaired and in full force and effect and Tenant hereunder agrees to
attorn to the then owner of the Leased Premises.

<PAGE>

                                  ARTICLE XXXIV

                             REAL ESTATE COMMISSION

         Tenant and Landlord represent and warrant to each other that each has
dealt with no broker, agent or other person in connection with this transaction
and that no broker, agent or other person brought about this transaction, unless
disclosed in Rider 4 hereto attached. Tenant and Landlord each agree to
indemnify and hold the other harmless from and against any claims by any broker,
other than listed in Rider 4, agent or other person claiming a commission or
other form of compensation by virtue of having dealt with Tenant or Landlord
with regard to this Lease.* The provisions of this paragraph shall survive the
termination of this Lease.

*Landlord agrees to pay all commissions due as a result of this transaction.

                                  ARTICLE XXXV

                                    EXPANSION

         If during the term of this Lease, Tenant executes a lease for space of
a size larger than the present Leased Premises within any development owned by
Landlord, this Lease shall be terminated upon execution of the lease for such
substitute space hereunder.

                                  ARTICLE XXXVI

                                MECHANIC'S LIENS

         Tenant shall have no authority, express or implied, to create or place
any lien or encumbrance of any kind or nature whatsoever upon, or in any manner
to bind, the interest of Landlord in the Leased Premises or to charge the
rentals payable hereunder for any claim in favor of any person dealing with
Tenant, including those who may furnish materials or perform labor for any
construction or repairs. Each such claim shall affect and each such lien shall
attach to, if at all, only the leasehold interest granted to Tenant by this
Lease. Tenant covenants and agrees that it will pay or cause to be paid all sums
legally due and payable by it on account of any labor performed or materials
furnished in connection with any work performed on the Leased Premises on which
any lien is or can be validly and legally asserted against its leasehold
interest in the Leased Premises or the improvements thereon. Tenant further
agrees to save and hold Landlord harmless from any and all loss, cost or expense
(including legal fees) based on or arising out of asserted claims or liens
against the leasehold estate or against the right, title and interest of
Landlord in the Leased Premises or under the terms of this Lease. Under no
circumstance shall Tenant be or hold itself out to be the agent or
representative of Landlord with respect to any alteration of the Leased Premises
whether or not consented to or approved by Landlord hereunder.

<PAGE>

                                 ARTICLE XXXVII

                                     NOTICE

         A. All rent and other payments required to be made by Tenant shall be
payable to Landlord at the address set forth below, or any other address
Landlord may specify from time to time by written notice delivered to Tenant.

         B. All payments required to be made by Landlord to Tenant shall be
payable to Tenant at the address set forth below, or at any other address within
the United States as Tenant may specify from time to time by written notice.

         C. Any notice or document required or permitted to be delivered by this
Lease shall be deemed to be delivered (whether or not actually received) when
deposited in the United States Mail, postage prepaid, certified mail, return
receipt requested, addressed to the parties at the respective addresses set out
below or such other address as hereafter specified by notice given in accordance
with this Article.*

                  LANDLORD:                                    TENANT:

School Employees Retirement System of Ohio           Rorke Data Supply, Inc.
Attn:  Investment Officer-Real Estate                9700 W. 76th St., Suite T
45 N. Fourth Street                                  Eden Prairie, MN  55344
Columbus, OH  43215

*Lehndorff & Babson Real Estate Counsel
2501 Cedar Springs, Suite 340
Dallas, Texas  75201
Attn:  G. Andrews Smith

*Copies of notices and documents must be delivered to these additional parties:

         The Shelard Group, Inc.                With a copy to:
         11455 Viking Drive                     Plumlee & Masenga
         Suite 300                              2501 Cedar Springs, Suite 600
         Eden Prairie, MN  55344                Dallas, TX  75201
                                                Attn:  Daniel L. Plumlee

<PAGE>

                                 ARTICLE XXXVIII

                               CONSENT OF LANDLORD

         Except where otherwise expressly provided herein, whenever under the
terms of this Lease the consent or approval of Landlord is required, such
consent or approval may not be unreasonably withheld or delayed.

                                  ARTICLE XXXIX

                                  MISCELLANEOUS

         A. Words of any gender used in this Lease shall be held and construed
to include any other gender, and words in the singular number shall be held to
include the plural, unless the context otherwise requires.

         B. Tenant agrees to furnish to Landlord, promptly upon demand, a
corporate resolution, proof of due authorization by partners, or other
appropriate documentation evidencing the due authorization and power of Tenant
to enter into this Lease.

         C. The captions inserted in this Lease are for convenience only and in
no way define, limit or otherwise describe the scope or intent of this Lease, or
any provision hereof, or in any way affect the interpretation of this Lease.

         D. If any clause or provision of this Lease is illegal, invalid or
unenforceable under present or future laws effective during the term of this
Lease, then and in that event, it is the intention of the parties hereto that
the remainder of this Lease shall not be affected hereby, and it is also the
intention of the parties to this Lease that in lieu of each clause or provision
of this Lease that is illegal, invalid, or unenforceable, there be added as a
part of this Lease a clause or provision as similar in terms to such illegal,
invalid or unenforceable clause or provision as may be possible and be legal,
valid and enforceable.

         E. This Lease shall be treated as an offer to lease only. Unless and
until this Lease is accepted by Landlord and Tenant in writing and a fully
executed copy delivered to both parties this offer is subject to withdrawal or
non-acceptance by Landlord and the Leased Premises may be leased to another
party or used for another purpose by Landlord without notice.

<PAGE>

         F. All references in this Lease to "the date hereof" or similar
references shall be deemed to refer to the last date, in point of time, on which
all parties hereto have executed this Lease.

         G. If the Commencement Date shall be determined under Article I of this
Lease to be different than the stated date, Landlord and Tenant shall enter into
an agreement setting forth the Commencement Date and the Termination Date of the
Lease term.

         H. If Tenant shall fail to pay, when the same is due and payable, any
rent, any additional rent, or any other sum due hereunder, such unpaid amount
shall bear interest from the due date thereof to the date of payment at the
lesser of the highest non-usurious rate permitted by applicable law or eighteen
percent (18%) per annum.

         I. Landlord does not in any way or for any purpose become a partner of
Tenant in the conduct of its business or otherwise, nor a member of a joint
venture with Tenant.

         J. Neither party hereto shall record this Lease.

         K. Time is of the essence in the performance of all the covenants,
conditions and agreements contained in this Lease.

                                  ARTICLE XXXX

                  ENTIRE AGREEMENT AND LIMITATION OF WARRANTIES

         IT IS EXPRESSLY AGREED BY TENANT, AS A MATERIAL CONSIDERATION FOR THE
EXECUTION OF THIS LEASE, THAT THIS LEASE IS THE ENTIRE AGREEMENT OF THE PARTIES
AND THAT THERE ARE, AND WERE, NO VERBAL REPRESENTATIONS, WARRANTIES,
UNDERSTANDINGS, STIPULATIONS, AGREEMENTS OR PROMISES PERTAINING TO THIS LEASE
NOT INCORPORATED IN THIS LEASE. LANDLORD AND TENANT EXPRESSLY AGREE THAT THERE
ARE AND SHALL BE NO IMPLIED WARRANTIES OF MERCHANTABILITY OR FITNESS OR OF ANY
OTHER KIND ARISING OUT OF THIS LEASE AND THAT TENANT'S ACCEPTANCE OF THE LEASED
PREMISES ARE TO BE "AS IS". IT IS LIKEWISE AGREED THAT THIS LEASE MAY NOT BE
ALTERED, WAIVED, AMENDED OR EXTENDED EXCEPT BY AN INSTRUMENT IN WRITING SIGNED
BY BOTH LANDLORD AND TENANT.

                                  ARTICLE XXXXI

                                  GOVERNING LAW

         THIS LEASE SHALL BE GOVERNED BY AND ENFORCED IN ACCORDANCE WITH THE
LAWS OF THE STATE OF MINNESOTA.

                                 ARTICLE XXXXII

                              LIABILITY OF LANDLORD

         Landlord and beneficiaries, employees, officers, and assigns of
Landlord, shall have no personal liability with respect to any provision of this
Lease or any obligation or liability arising from this Lease or in connection
with this Lease in the event of a breach or default by Landlord of any of its
obligations. Tenant shall look solely to the equity of the owner of the Building
at the time of the breach or default (or if the interest of Landlord is a
leasehold interest at that time, Tenant shall look solely to such leasehold
interest) for the satisfaction of any remedies of Tenant.

<PAGE>

                                 ARTICLE XXXXIII

                   PROPERTY AND IMPROVEMENTS AT TENANT'S RISK

         Notwithstanding any other provisions of this Lease, it is understood
and agreed that all personal property and improvements in the Leased Premises,
of whatever nature, whether owned, leased or installed by Landlord, Tenant or
any other person, shall be and remain at Tenant's sole risk and Landlord shall
not assume any liability or be liable for any damage to or loss of such personal
property or improvements, arising from any cause whatsoever including but not
limited to the bursting, overflowing or leaking of the roof or of water, sewer
or steam pipes, or from heating or plumbing fixtures.

                                 ARTICLE XXXXIV

                                    SECURITY

         Tenant, at Tenant's own expense, shall provide whatever security and/or
alarm systems which Tenant deems necessary and appropriate for the protection of
the Leased Premises and of Tenant's fixtures, inventory and equipment located
herein. In no event shall Landlord be responsible for the loss of or damage to
any of Tenant's fixtures, inventory and equipment situated in the Leased
Premises, even though Landlord may have provided general area security or guard
services. Tenant is expressly advised that if Tenant should place any fixtures,
inventory and equipment within the Leased Premises prior to the time the Leased
Premises are completed and delivered to Tenant, the risk of loss or damage to
the same will be greatly increased in view of the fact that numerous people
will, out of necessity, be permitted access to the Leased Premises for the
purpose of completing the same. Landlord may, but shall not be obligated to,
provide general area security or guard services as required from time to time,
in which event Tenant shall pay to Landlord, promptly after demand, in addition
to Common Area expenses, Tenant's prorata share of the costs incurred by
Landlord in having such services performed, such prorata share to be determined
by the percentage which the rentable square footage of the Leased Premises bears
to the total rentable square footage of the Project. Tenant is hereby notified
that Landlord maintains no security with respect to keys and that Tenant may (at
Tenant's expense) change or re-key the Leased Premises' locks as deemed
necessary by Tenant so long as Tenant first obtains permission of Landlord and
furnishes Landlord with the new key.

                                  ARTICLE XXXXV

                                     RIDERS

         The following numbered Riders which are check-marked are attached
hereto and incorporated herein by reference:

              x       Rider No. 1               Rules and Regulations
                      Rider No. 2               Guaranty of Lease
              x       Rider No. 3               Work Letter
              x       Rider No. 4               Brokers
              x       Rider No. 5               Addendum to Lease Agreement

<PAGE>

         EXECUTED the  _____________ day of _______________ , 19_________.

TENANT:

Rorke Data Supply, Inc.            SCHOOL EMPLOYEE RETIREMENT SYSTEM
a Minnesota corporation            OF OHIO

By: /s/ Herbert F. Rorke           By: Lehndorff & Babson Real Estate Counsel,
    Its:  President                    a Texas general partnership, as agent

                                   By: Lehndorff U.S. Equities, Inc.,
                                       a Texas corporation, and its
                                       General Partner

                                   By: /s/ Randall J. Rost
                                       Name:  Randall J. Rost
                                       Title:   Vice President

This lease is subject to review and acceptance of the final terms and
conditions, lease and related documents by School Employees Retirement System of
Ohio. Nothing contained herein shall be binding on either party unless and until
such documents are fully executed by both parties. Please consider this lease
open, subject to the above conditions.

<PAGE>

                                   EXHIBIT "A"

                             (Property Description)

Legal -

Lot 1, Block 1
Technology Park
1st Addition

<PAGE>

                                                           Exhibit "A"

                              AMENDMENT #5 TO LEASE

     TO THE LEASE DATED March 21, 1991, and further amended by the Agreement
  Amending and Extending Lease dated March 1, 1993, Amendment #2 to Lease dated
 April 5, 1994, Amendment #3 to Lease dated March 31, 1994, and Amendment #4 to
      Lease dated April 5, 1995, BETWEEN L & B SERBO FUND, as LANDLORD and
           RORKE DATA SUPPLY, INC., a Minnesota corporation, as TENANT

         THIS AGREEMENT, made and entered into as of the 28th day of April,
1995, by and between L & B SERBO FUND, as Landlord (hereinafter "Landlord"), and
Rorke Data Supply, Inc., a Minnesota corporation, as Tenant (hereinafter
"Tenant").

         WHEREAS, Landlord and Tenant entered into a certain lease dated as of
March 21, 1991, and further amended by the Agreement Amending and Extending
Lease dated March 1, 1993, Amendment #2 to Lease dated April 5, 1994, Amendment
#3 to Lease dated March 31, 1994, and Amendment #4 to Lease dated April 5, 1995
(the "Lease"), for the lease of the premises located in the building known as
Technology Park II located at 9700 West 76th Street, Eden Prairie, Minnesota.

         WHEREAS, Landlord and Tenant now desire to modify the Lease by this
instrument so as to expand the rentable square footage, and adjust the total
rent; and

                                   WITNESSETH:

         NOW THEREFORE, Landlord and Tenant, for themselves, their heirs,
successors and assigns, intending to be legally bound hereby, agree and
stipulate that the following terms and conditions shall amend said Lease:

         The Premises consisting of approximately 34,515 rentable square feet
shall be further demised so as to expand the Premises to 36,060 rentable square
feet (see Exhibit A) beginning April 10, 1995 and terminating April 30, 2002.
The expansion space consists of approximately 1,545 rentable square feet.

         In addition to the current monthly rent, the Tenant shall pay Monthly
Base Rent on the 1,545 square feet of expansion space as follows:

         For the period April 10, 1995 through and including April 30, 1995,
         Tenant shall have the right to occupy the expansion space for the
         purpose of completing tenant improvements. During this free occupancy
         period, Tenant shall be responsible for all utilities.

         For the period May 1, 1995 through and including June 30, 1995, monthly
         Base Rent for the expansion space shall be free.

         For the period July 1, 1995 through and including April 30, 1997,
         monthly Base Rent for the expansion space shall be Eight Hundred Four
         and 69/100 Dollars ($804.69).

         For the period May 1, 1997 through and including April 30, 1999,
         monthly Base Rent for the expansion space shall be Eight Hundred
         Thirty-Six and 88/100 Dollars ($836.88).

         For the period May 1, 1999 through and including April 30, 2002,
         monthly Base Rent for the expansion space shall be Eight Hundred
         Sixty-Nine and 06/100 Dollars ($869.06).

<PAGE>

         In addition to the Monthly Base Rent, Tenant shall continue to be
responsible for paying its prorata share of real estate taxes, insurance and
common area maintenance for the entire lease term and any extensions subject to
Articles III and IV of the original Lease.

         Landlord shall provide Tenant with a tenant improvement allowances for
the 1,545 square foot expansion space as follows:

o        Seven Thousand Seven Hundred Twenty-Five and 00/100 Dollars ($7,725.00)
         expansion space. All space plans for improvements must be approved by
         Landlord prior to the commencement of the work. Payment for
         improvements completed will be issued upon the receipt of invoices and
         final lien waivers. Tenant must use the improvement allowance of Seven
         Thousand Five Hundred Twenty-Five and 00/100 Dollars ($7,525.00) within
         the first Twenty-Four (24) months of lease commencement. Any amount
         that is not utilized at that time will be forfeited.

         Landlord warrants that as of the date hereof, it has the power and
authority to execute this Amendment #5 to Lease.

         Except as hereinabove amended, this Lease shall remain in full force
and effect in accordance with its terms.

         IN WITNESS WHEREOF, the parties hereto have duly executed this
Agreement as an Amendment to said Lease for the purpose set forth above, as of
the day and year first above written.

TENANT:                               LANDLORD:

Rorke Data Supply, Inc.               L & B SERBO FUND
a Minnesota corporation

                                      By:     L & B Real Estate Counsel,
                                              a Texas general partnership
                                              its Investment Manager

By:/s/ Herbert Rorke                  By:     L & B Realty Advisors, Inc.
     Herbert Rorke                            a Delaware corporation
     Its:  President                          its General Partner

                                       By: /s/ Daniel L. Plumlee
                                             Daniel L. Plumlee
                                       Its:  Executive Vice President and C.O.O.

<PAGE>

                                   Exhibit A

                               [Graphic Omitted]

<PAGE>

                              AMENDMENT #4 TO LEASE

     TO THE LEASE DATED March 21, 1991, and further amended by the Agreement
  Amending and Extending Lease dated March 1, 1993, Amendment #2 to Lease dated
   April 5, 1994, and Amendment #3 to Lease dated March 31, 1994 BETWEEN L & B
              SERBO FUND, as LANDLORD and RORKE DATA SUPPLY, INC.,
                       a Minnesota corporation, as TENANT

         THIS AGREEMENT, made and entered into as of the 5th day of April, 1995,
by and between L & B SERBO FUND, as Landlord (hereinafter "Landlord"), and Rorke
Data Supply, Inc., a Minnesota corporation, as Tenant (hereinafter "Tenant").

         WHEREAS, Landlord and Tenant entered into a certain lease dated as of
March 21, 1991, and further amended by the Agreement Amending and Extending
Lease dated March 1, 1993, Amendment #2 to Lease dated April 5, 1994, and
Amendment #3 to Lease dated March 31, 1994. (the "Lease"), for the lease of the
premises located in the building known as Technology Park II located at 9700
West 76th Street, Eden Prairie, Minnesota.

         WHEREAS, Landlord and Tenant now desire to modify the Lease by this
instrument so as to expand the rentable square footage, extend the original
lease term, and adjust the total rent; and

                                   WITNESSETH:

         NOW THEREFORE, Landlord and Tenant, for themselves, their heirs,
successors and assigns, intending to be legally bound hereby, agree and
stipulate that the following terms and conditions shall amend said Lease:

         The Premises consisting of approximately 23,725 rentable square feet
shall be further demised so as to expand the Premises to 34,515 rentable square
feet (see Exhibit A) beginning April 15, 1995 and terminating April 30, 2002.
The expansion space consists of approximately 11,227 rentable square feet. The
extension for the existing 23,725 square feet shall commence effective October
1, 1997 and terminate April 30, 2002.

         In addition to the current monthly rent, the Tenant shall pay Monthly
Base Rent on the 11,227 square feet of expansion space as follows:

         For the period April 15, 1995 through and including April 30, 1997,
         monthly Base Rent for the expansion space shall be Five Thousand Eight
         Hundred Forty-Seven and 40/100 Dollars ($5,847.40).

         For the period May 1, 1997 through and including April 30, 1999,
         monthly Base Rent for the expansion space shall be Six Thousand
         Eighty-One and 29/100 Dollars ($6,081.29).

<PAGE>

         For the period May 1, 1999 through and including April 30, 2002,
         monthly Base Rent for the expansion space shall be Six Thousand Three
         Hundred Fifteen and 19/100 Dollars ($6,315.19).

         Commencing October 1, 1997, the Tenant shall pay Monthly Base Rent on
         the 23,725 square feet of existing space throughout the lease extension
         as follows:

         For the period October 1, 1997 through and including September 30,
         1998, monthly Base Rent for the 23,725 square foot space shall be
         Twelve Thousand Three Hundred Fifty-Six and 77/100 Dollars
         ($12,356.77).

         For the period October 1, 1998 through and including September 30,
         1999, monthly Base Rent for the 23,725 square foot space shall be
         Twelve Thousand Eight Hundred Fifty-One and 04/100 Dollars
         ($12,851.04).

         For the period October 1, 1999 through and including April 30, 2002,
         monthly Base Rent for the 23,725 square foot space shall be Thirteen
         Thousand Three Hundred Forty-Five and 31/100 Dollars ($13,345.31).

         In addition to the Monthly Base Rent, Tenant shall continue to be
responsible for paying its prorata share of real estate taxes, insurance and
common area maintenance for the entire lease term and any extensions subject to
Articles III and IV of the original Lease.

         Landlord shall provide Tenant with a tenant improvement allowances for
the 11,227 square foot expansion space and the 23,725 square feet of existing
space as follows:

o        One Hundred Seventeen Thousand Two Hundred Fifty and 00/100 Dollars
         ($117,250.00). Tenant shall allocate Eighty Three Thousand Seven
         Hundred Fifty and 00/100 Dollars ($83,750.00) for improvements made to
         the 11,227 square foot expansion space. Of the remaining Thirty Three
         Thousand Five Hundred and 00/100 Dollars ($33,500.00), up to fifty
         percent (50%) may be spent on the existing 23,725 square feet with the
         remaining balance to be spent on the 11,227 square foot expansion
         space. All space plans for improvements must be approved by Landlord
         prior to the commencement of the work. Payment for improvements
         completed will be issued upon the receipt of invoices and final lien
         waivers. Tenant must use the improvement allowance of One Hundred
         Seventeen Thousand Two Hundred Fifty and 00/100 Dollars ($117,250.00)
         within the first Sixty (60) months of lease commencement. Any amount
         that is not utilized at that time will be forfeited.

o        Effective October 1, 1997 Landlord shall provide Tenant with an
         improvement allowance on 23,725 square foot space in the amount of
         $2.00 per square foot or Forty-Seven Thousand Four Hundred Fifty and
         00/100 Dollars ($47,450.00). All space plans for improvements must be
         approved by Landlord prior to the commencement of the work. Payment for
         the improvements completed will be issued upon the receipt of invoices
         and final lien waivers. Tenant must use the improvement allowance of
         Forty-Seven Thousand Four Hundred Fifty and 00/100 Dollars ($47,450.00)
         within the first Twenty-Four (24) months of lease commencement. Any
         amount that is not utilized at that time will be forfeited.

<PAGE>

         In lieu of giving the Tenant six (6) months free rent, Landlord shall
issue a check for Thirty-Five Thousand Eighty-Three and 58/100 Dollars
($35,083.58) upon lease execution.

         Landlord warrants that as of the date hereof, it has the power and
authority to execute this Amendment #4 to Lease.

         Except as hereinabove amended, this Lease shall remain in full force
and effect in accordance with its terms.

         IN WITNESS WHEREOF, the parties hereto have duly executed this
Agreement as an Amendment to said Lease for the purpose set forth above, as of
the day and year first above written.

TENANT:                            LANDLORD:

Rorke Data Supply, Inc.            L & B SERBO FUND
a Minnesota corporation

                                   By:    L & B Real Estate Counsel,
                                          a Texas general partnership
                                          its Investment Manager

By: /s/ Herbert Rorke              By:    L & B Realty Advisors, Inc.
     Herbert Rorke                        a Delaware corporation
     Its:  President                      its General Partner

                                   By: /s/ Daniel L. Plumlee
                                       Daniel L. Plumlee
                                       Its:  Executive Vice President and C.O.O.

<PAGE>

                                   Exhibit A

                               [Graphic Omitted]

<PAGE>

                              AMENDMENT #3 TO LEASE

     TO THE LEASE DATED March 21, 1991, and further amended by the Agreement
   Amending and Extending Lease dated March 1, 1993, and Amendment #2 to Lease
   dated March 31, 1994, BETWEEN L & B SERBO FUND, as LANDLORD and RORKE DATA
                SUPPLY, INC., a Minnesota corporation, as TENANT

         THIS AGREEMENT, made and entered into as the 31st day of March, 1994,
by and between L & B SERBO FUND, as Landlord (hereinafter "Landlord"), and Rorke
Data Supply, Inc., a Minnesota corporation, as Tenant (hereinafter "Tenant").

         WHEREAS, Landlord and Tenant entered into a certain lease dated as of
March 21, 1991, and further amended by the Agreement Amending and Extending
Lease dated March 1, 1993, and Amendment #2 to Lease dated March 31, 1994 (the
"Lease"), for the lease of the premises located in the building known as
Technology Park II located at 9700 West 76th Street, Eden Prairie, Minnesota.

         WHEREAS, Landlord and Tenant now desire to modify the Lease by this
instrument so as to expand the rentable square footage and adjust the total
rent; and

                                   WITNESSETH:

         NOW THEREFORE, Landlord and Tenant, for themselves, their heirs,
successors and assigns, intending to be legally bound hereby, agree and
stipulate that the following terms and conditions shall amend said Lease:

         The Premises consisting of approximately 20,980 rentable square feet
shall be further demised so as to expand the Premises to 24,833 rentable square
feet (see Exhibit A) beginning June 1, 1994. The expansion space consists of
approximately 3,853 rentable square feet.

         In addition to the current monthly rent, the Tenant shall pay Monthly
Base Rent on the 3,853 square feet of expansion space as follows:

                  June 1, 1994 through and including September 30, 1997:

                  Base Rent:  $5.60 per square foot per year
                  Monthly Base Rent:  $1,798.07

         Tenant shall receive free base rent for the months of January 1995,
1996, and 1997.

<PAGE>

         Tenant shall continue to be responsible for paying its prorata share of
real estate taxes, insurance and common area maintenance for the entire lease
term subject to Articles III and IV of the original Lease.

         Landlord shall provide Tenant with a tenant improvement allowance in
the amount of $2.50 per square foot or $9,632.50 ($2.50 per square foot x 3,853
square feet = $9,632.50). The allowance will be disbursed to Tenant upon
completion of improvements and receipt of lien waivers.

         Landlord warrants that as of the date hereof, it has the power and
authority to execute this Amendment #3 to Lease.

         Except as hereinabove amended, this Lease shall remain in full force
and effect in accordance with its terms.

         IN WITNESS WHEREOF, the parties hereto have duly executed this
Agreement as an Amendment to said Lease for the purpose set forth above, as of
the day and year first above written.

TENANT:                                   LANDLORD:

Rorke Data Supply, Inc.                   L & B SERBO FUND
a Minnesota corporation

                                          By:     L & B Real Estate Counsel,
                                                  a Texas general partnership
                                                  its Investment Manager

By: /s/ Herbert Rorke                     By:     L & B Realty Advisors, Inc.
     Herbert Rorke                                a Delaware corporation
     Its:  President                              its General Partner

                                          By: /s/ Joseph W. Dingman
                                              Joseph W. Dingman
                                              Its:  Executive Vice President

<PAGE>

                                   Exhibit A

                               [Graphic Omitted]

<PAGE>

                              AMENDMENT #2 TO LEASE

     TO THE LEASE DATED March 21, 1991, and further amended by the Agreement
   Amending and Extending Lease dated March 1, 1993 BETWEEN L & B SERBO FUND,
                    as LANDLORD and RORKE DATA SUPPLY, INC.,
                       a Minnesota corporation, as TENANT

         THIS AGREEMENT, made and entered into as the 5th day of April, 1994, by
and between L & B SERBO FUND, as Landlord (hereinafter "Landlord"), and Rorke
Data Supply, Inc., a Minnesota corporation, as Tenant (hereinafter "Tenant").

         WHEREAS, Landlord and Tenant entered into a certain lease dated as of
March 21, 1991, and further amended by the Agreement Amending and Extending
Lease dated March 1, 1993, (the "Lease"), for the lease of the premises located
in the building known as Technology Park II located at 9700 West 76th Street,
Eden Prairie, Minnesota.

         WHEREAS, Landlord and Tenant now desire to modify the Lease by this
instrument so as to expand the rentable square footage and adjust the total
rent; and

                                   WITNESSETH:

         NOW THEREFORE, Landlord and Tenant, for themselves, their heirs,
successors and assigns, intending to be legally bound hereby, agree and
stipulate that the following terms and conditions shall amend said Lease:

         The Premises consisting of approximately 19,435 rentable square feet
shall be further demised so as to expand the Premises to 20,980 rentable square
feet (see Exhibit A) beginning April 1, 1994. The expansion space consisting of
1,545 rentable square feet will be leased a month-to-month basis.

         Each party shall have the right to terminate the month-to-month
agreement with fifteen (15) days written notice. If the Tenant occupies the
space, beyond Ninety (90) days (June 29, 1994) it shall become coterminous with
the existing Lease at $4.92 per square foot net.

<PAGE>

         In addition to the current monthly rent, the Tenant shall pay $4.25 per
square foot gross or an additional Five Hundred Forty-Seven and 19/100 Dollars
($547.19) per month on the 1,545 square feet of expansion space.

         Landlord warrants that as of the date hereof, it has the power and
authority to execute this Amendment #2 to Lease.

         Except as hereinabove amended, this Lease shall remain in full force
and effect in accordance with its terms.

         IN WITNESS WHEREOF, the parties hereto have duly executed this
Agreement as an Amendment to said Lease for the purpose set forth above, as of
the day and year first above written.

TENANT:                                   LANDLORD:

Rorke Data Supply, Inc.                   L & B SERBO FUND
a Minnesota corporation

                                          By:     L & B Real Estate Counsel,
                                                  a Texas general partnership
                                                  its Investment Manager

By: /s/ Herbert Rorke                     By:     L & B Realty Advisors, Inc.
     Herbert Rorke                                a Delaware corporation
     Its:  President                              its General Partner

                                          By: /s/ Daniel L. Plumlee
                                              Daniel L. Plumlee
                                              Its:  EVP and Asst. Secretary

<PAGE>

                                   Exhibit A

                               [Graphic Omitted]

<PAGE>

                     AGREEMENT AMENDING AND EXTENDING LEASE

         THIS AGREEMENT, made as of the 1st day of March, 1993, by and between
the School Employees Retirement System of Ohio (hereinafter referred to as
"Landlord"), and Rorke Data Supply, Incorporated, a Minnesota corporation,
(hereinafter referred to as "Tenant").

                                    RECITALS

         A. Under date of March 21, 1991, a certain lease was entered into
between Landlord and Tenant (hereinafter referred to as the "Lease") with
respect to certain premises (hereinafter referred to as the "Original Leased
Premises") containing approximately 15,438 square feet within the building or
project commonly known as "Technology Park II" located at 9700 West 76th Street
on a certain tract of land located in the City of Eden Prairie, County of
Hennepin, State of Minnesota, to-wit:

                  Lot one (1), Block one (1), Technology Park 1st Addition.

         B. The parties now desire to extend the term of the Lease, expand the
area of the Original Leased Premises and change the Base Rent requirements.

         NOW, THEREFORE, in consideration of the mutual covenants herein
contained, it is hereby mutually agreed as follows:

         1. Extended Term. The term of the Lease is hereby extended for an
additional term of one (1) year from and after September 1, 1996, and ending on
September 30, 1997, on the same covenants and conditions presently existing,
except as set forth in the succeeding paragraphs hereof.

<PAGE>

         2. Expansion Area. From and after April 1, 1993, the Original Leased
Premises consisting of 15,438 square feet of office and warehouse area shall be
expanded by an additional 3,997 square feet of office and warehouse area which
is contiguous to the Original Lease Premises, all of which is shown on the Floor
Plan attached hereto as Exhibit "A." The Expanded premises consisting of 19,435
square feet of office and warehouse area is hereinafter referred to as the
"Leased Premises."

                  2.1 Condition of Expansion Area. Landlord shall deliver the
         expansion area of 3,997 square feet of office and warehouse space to
         Tenant in a "broom clean" condition and shall, at its own cost and
         expense, repair damage, if any, to said expansion area caused by the
         former occupant of same. Landlord is under no obligation to make any
         structural or other alterations, decorations, additions or improvements
         in or to the said expansion area except for the damage repairs
         previously stated.

                  2.2 Alterations by Tenant to Expansion Area. Landlord has
         agreed to the Tenant's making non-structural changes, additions and
         improvements in the Leased Premises (including the expansion area), and
         to adapt the same to its business at Tenant's sole expense, which
         changes, additions and improvements shall be made in compliance with
         Article XV and Article XXXVI of the Lease.

<PAGE>

         3. Base Rent Adjustment and Pro Rata Share of Expenses. Section One of
Rider #5 attached to and made a part of the Lease is hereby amended to read as
follows:

         "Section One:

                  Base rent payment schedule -

                  Tenant   agrees to pay base rent according to the following
                           schedule:

                           June 1, 1991 - April 30, 1992 and the
                           months of January 1993, January 1994,
                           January 1995 and January 1996:
                               Base Rent:  $0.00 per square foot per year
                               Monthly Base Rent:  $0.00

                           May 1, 1992 - March 31, 1993
                           (except for January 1993)
                               Base Rent:  $5.16 per square foot per year
                               Monthly Base Rent:  $6,636.83

                           April 1, 1993 - September 30, 1997
                           (except for January 1994, January 1995
                           and January 1996):
                               Base Rent:  $4.92 per square foot per year
                               Monthly Base Rent:  $7,968.35

         Tenant shall be responsible for paying its pro rata share of real
         estate taxes, insurance and common area maintenance for the entire
         lease term subject to Articles III and IV of the Lease Agreement and
         based on the following occupied square footages:

                  June 1, 1991 - December 31, 1992:       12,438 s.f.
                  January 1, 1993 - March 31, 1993:       15,438 s.f.
                  April 1, 1993 - September 30, 1997:     19,435 s.f."

         4. Tax and Insurance Expenses. Paragraph A under Article III of the
  Lease is hereby amended so that after amendment it will read as follows:

                  "A. Tenant agrees to pay as additional rental, Tenant's
         prorata share of the Tax and Insurance Expenses of the Building within
         ten (10) days following receipt of an invoice from Landlord stating the
         amount due. The prorata share of the Building to be paid by Tenant is
         11.85 percent. In the case of a multi-building Project, if such Tax and

<PAGE>

         Insurance Expenses are not separately assessed to the Building but are
         assessed against the Project as a whole, Landlord shall determine the
         portion of such Tax and Insurance Expenses allocable to the Building in
         which the Leased Premises are located."

         5. Maintenance of Leased Premises. Paragraph A under Article V of the
original Lease is hereby amended, so that after amendment it will read as
follows:
                  "A. Tenant shall maintain all parts of the Leased Premises
         (except those for which Landlord is expressly responsible under this
         Lease) in good, clean and sanitary condition at its own expense. Tenant
         shall promptly make all necessary repairs and replacements to the
         Leased Premises, including, but not limited to, electric light lamps or
         tubes, windows, glass and plate glass, interior and exterior doors, any
         special office entry, interior walls and finish work, floors and floor
         covering, downspouts, gutters, heating and air-conditioning systems,
         dock boards, truck doors, dock bumpers, plumbing work and fixtures
         other than common building sewage lines. Tenant shall be obligated to
         repair wind damage to glass caused by events other than tornadoes."

         6. Second Right of Refusal. Provided Tenant is not in default under the
terms and conditions of this Lease, Tenant shall have a right of second refusal
to include under this Lease, upon the terms and conditions set forth herein,
approximately 17,193 rentable square feet of contiguous space immediately East
of the Leased Premises as identified on Exhibit "A" as the "right of second
refusal space." It is understood that Landlord has previously given Bio Medicus,
Inc. the first right of refusal on the said space. In the event that Bio Medicus
fails to exercise its right of first refusal then, Landlord shall promptly give
Tenant written notice of any intent to lease the right of second refusal space
to a third party and the name of such party. Tenant shall give Landlord written
notice of exercise of its right of second refusal within 72 hours after receipt
of Landlord's notice.

<PAGE>

         If Tenant fails to exercise its right of second refusal within said 72
hour period, Landlord shall be free to lease the space in question without
regard to Tenant's rights hereunder and Tenant's right of second refusal shall
automatically terminate and be of no further force or effort. If Tenant duly
exercises it right of second refusal as provided herein, the space in question
shall be leased to Tenant at the same terms and conditions as offered to the
prospective tenant. It is understood that the 17,193 rentable square feet may
not necessarily be offered as a whole but in increments in accordance with
proposed leases. This right of second refusal is granted only to Rorke Data
Supply, Incorporated, not to any assignee or subtenant of Rorke Data Supply,
Incorporated.

         IN WITNESS WHEREOF, the parties have executed this Agreement as of the
day and year first above written.

LANDLORD:                                 TENANT:

L&B SERBO FUND                            RORKE DATA SUPPLY, INC., a
                                          Minnesota corporation

By:      L&B Real Estate Counsel,         By:  /s/ Herbert Rorke
         a Texas general partnership,         Its:  President
         its Investment Manager

By:      L&B Realty Advisors, Inc.,
         a Delaware corporation,
         and its General Partner

By:      /s/ Joseph W. Dingman
         Name:  Joseph W. Dingman
         Title:  Executive Vice President

                                       5
<PAGE>

                                   Exhibit A

                               [Graphic Omitted]

<PAGE>

                 15,438 square foot        (9,715 square feet office)
                                           (5,723 square feet warehouse)
                OFFICE/WAREHOUSE LEASE

                                       by
                                       and
                                     between

                   SCHOOL EMPLOYEES RETIREMENT SYSTEM OF OHIO
                                   as Landlord

                                       and

             Rorke Data Supply, Incorporated a Minnesota Corporation
                                    as Tenant

<PAGE>

ARTICLE XXXV               Expansion
ARTICLE XXXVI              Mechanic's Liens
ARTICLE XXXVII             Notice
ARTICLE XXXVIII            Consent of Landlord

                                TABLE OF CONTENTS

ARTICLE I                  Term
ARTICLE II                 Base Rent and Security Deposit
ARTICLE III                Taxes and Insurance
ARTICLE IV                 Common Area Maintenance
ARTICLE V                  Tenant Repairs and Maintenance
ARTICLE VI                 Landlord's Repairs and Maintenance
ARTICLE VII                Utility Service
ARTICLE VIII               Signs
ARTICLE IX                 Usage
ARTICLE X                  Indemnification
ARTICLE XI                 Insurance
ARTICLE XII                Relocation
ARTICLE XIII               Compliance with Laws and Regulations
ARTICLE XIV                Assignment and Subletting
ARTICLE XV                 Alterations and Improvements
ARTICLE XVI                Other Impositions
ARTICLE XVII               Condemnation
ARTICLE XVIII              Fire and Casualty
ARTICLE XIX                Casualty Insurance
ARTICLE XX                 Waiver of Subrogation
ARTICLE XXI                Hold Harmless
ARTICLE XXII               Quiet Enjoyment
ARTICLE XXIII              Landlord's Right of Entry
ARTICLE XXIV               Assignment of Landlord's Interest in Lease
ARTICLE XXV                Landlord's Lien and Security Agreement
ARTICLE XXVI               Default by Tenant
ARTICLE XXVII              Remedies for Tenant's Default
ARTICLE XXVIII             Waiver of Default or Remedy

<PAGE>

                           LIST OF EXHIBITS AND RIDERS

Exhibit "A"           --         Property Description
Exhibit "B"           --         Floor Plan
Exhibit "C"           --         Option and First Right of Refusal Space

Rider No. 1           --         Rules and Regulations
Rider No. 2           --         Guaranty of Lease
Rider No. 3           --         Work Letter
Rider No. 4           --         Brokers
Rider No. 5           --         Addendum to Lease Agreement

<PAGE>

                                                              Exhbit "B"

                                    SUBLEASE

1.       PARTIES.
         This Sublease, dated August 18, 1999, is made between Rorke Data, Inc.
         ("Sublessor") and Barrett Moving & Storage Company, a Minnesota
         corporation ("Sublessee").

2.       MASTER LEASE.
         Sublessor is the lessee under a written lease dated March 21, 1998,
         wherein Property Reserve, Inc. ("Lessor") leased to Sublessor the real
         property located in the City of Eden Prairie, County of Hennepin, State
         of Minnesota, described as 9700 West 76th Street ("Master Premises").
         Said lease and lease amendments are herein collectively referred to as
         the "Master Lease" and are attached hereto as Exhibit "A".

3.       PREMISES.
         Sublessor hereby subleases to Sublessee on the terms and conditions set
         forth in this Sublease the following portion of the Master Premises
         ("Premises"). See Exhibit "B".

4.       WARRANTY BY SUBLESSOR.
         Sublessor warrants and represents to Sublessee that the Master Lease
         has not been amended or modified except as expressly set forth herein,
         that Sublessor, is not now, and as the commencement of the Term hereof
         will not be, in default or breach of any of the provisions of the
         Master Lease, and that Sublessor has no knowledge of any claim by
         Lessor that Sublessor is in default or breach of any of the provisions
         of the Master Lease.

5.       TERM.
         The Term of this Sublease shall commence on August 18, 1999
         ("Commencement Date"), or when Lessor consents to this Sublease (if
         such consent is required under the Master Lease), whichever shall last
         occur, and end on October 31, 1999 ("Termination Date") and continue
         month-to-month thereafter unless otherwise sooner terminated in
         accordance with the provisions of this Sublease. In the event the Term
         commences on a date other than the Commencement Date, Sublessor and
         Sublessee shall execute a memorandum setting forth the actual date of
         the commencement of the Term. Possession of the Premises ("Possession")
         shall be delivered to Sublessee on the commencement of the Term. If for
         any reason Sublessor does not deliver Possession to Sublessee on the
         commencement of the Term, Sublessor shall not be subject to any
         liability for such failure, the Termination Date shall not be extended

<PAGE>

         by the delay, and the validity of this Sublease shall not be impaired,
         but rent shall abate until delivery of Possession. Notwithstanding the
         foregoing, if Sublessor has not delivered Possession to Sublessee
         within thirty (30) days after the Commencement Date, then at any time
         thereafter and before delivery of Possession, Sublessee may give
         written notice to Sublessor of Sublessee's intention to cancel this
         Sublease. Said notice shall set forth an effective date for such
         cancellation which shall be at least ten (10) days after delivery of
         said notice to Sublessor. If Sublessor delivers Possession to Sublessee
         on or before such effective date, this Sublease shall remain in full
         force and effect. If Sublessor fails to deliver Possession to Sublessee
         on or before such effective date, this Sublease shall be cancelled, in
         which case all consideration previously paid by Sublessee to Sublessor
         on account of this Sublease shall be returned to Sublessee, this
         Sublease shall thereafter be of no further force or affect and
         Sublessor shall have no further liability to Sublessee on account of
         such delay or cancellation. If Sublessor permits Sublessee to take
         Possession prior to the commencement of the Term, such early Possession
         shall not advance the Termination Date and shall be subject to the
         provisions of this Sublease, including without limitation the payment
         of rent.

6.       GROSS RENT.
         Minimum Rent. Sublessee shall pay to Sublessor as minimum rent, without
         deduction, setoff, notice, or demand, at 9700 West 76th Street, Eden
         Prairie, Minnesota, or at such other place as Sublessor shall designate
         from time to time by notice to Sublessee the sums according to the
         following schedule:

                            Period                             Gross Rent
                 August 18, 1999 - August 31, 1999             $1,562.00
                 September 1, 1999 - September 30, 1999        $3,460.00
                 October 1, 1999 - October 31, 1999            $3,460.00
                 Each month thereafter upon a
                 thirty (30) day written notice                $3,460.00

         Gross Rent is payable in advance on the first day of each month of the
         Term.

         If the Term begins or ends on a day other than the first or last day of
         a month, the rent for the partial months shall be prorated on a per
         diem basis.

7.       USE OF PREMISES.
         The Premises shall be used and occupied only for general warehousing
         and for no other purpose.

8.       ASSIGNMENT AND SUBLETTING.
         Sublessee shall not assign this Sublease or further sublet all or any
         part of the Premises without the prior written consent of Sublessor
         (and the consent of Lessor, if such is required under the terms of the
         Master Lease).

<PAGE>

9.       OTHER PROVISIONS OF SUBLEASE.
         All applicable terms and conditions of the Master Lease are
         incorporated into and made a part of this Sublease as if Sublessor were
         the lessor thereunder, Sublessee the lessee thereunder, and the
         Premises the Master Premises, except for the following: Sublessee is
         not leasing the entire demised premises but only the portion shown on
         Exhibit B attached hereto. Sublessee shall pay in addition to rent, all
         costs related to phones including, but not limited to installation,
         monthly charges and removal of the system. Sublessee shall provide a
         certificate of insurance, pursuant to coverage required in the master
         lease. Sublessee shall be responsible for all costs associated with its
         own use of shipping and receiving. Sublessee assumes and agrees to
         perform the lessee's obligations under the Master Lease during the Term
         to the extent that such obligations are applicable to the Premises,
         except that the obligation to pay rent to Lessor under the Master Lease
         shall be considered performed by Sublessee to the extent and in the
         amount rent is paid to Sublessor in accordance with Section 6 of this
         Sublease. Sublessee shall not commit or suffer any act or omission that
         will violate any of the provisions of the Master Lease. Sublessor shall
         exercise due diligence in attempting to cause Lessor to perform its
         obligations under the Master Lease for the benefit of Sublessee. If the
         Master Lease terminates, this Sublease shall terminate and the parties
         shall be relieved of any further liability or obligation under this
         Sublease, provided however, that if the Master Lease terminates as a
         result of default or breach by Sublessor or Sublessee under this
         Sublease and/or Master Lease, then the defaulting party shall be liable
         to the non-defaulting party for the damage suffered as a result of such
         termination. Notwithstanding the foregoing, if the Master Lease gives
         Sublessor any right to terminate the Master Lease in the event of the
         partial or total damage, destruction, or condemnation of the Master
         Premises or the building or project of which the Master Premises are a
         part the exercise of such right by Sublessor shall not constitute a
         default or breach hereunder.

10.      ATTORNEYS' FEES.
         If Sublessor, Sublessee, or Broker shall commence an action against the
         other arising out of or in connection with this Sublease, the
         prevailing party shall be entitled to recover its costs of suit and
         reasonable attorneys' fees.

11.      AGENCY DISCLOSURE.
         Sublessor and Sublessee each warrant that they have dealt with no other
         real estate broker in connection with this transaction except Paramount
         Real Estate Corporation, who represents Rorke Data, Inc., and Tom
         Noble, United Properties, who represents Barrett Moving & Storage
         Company.

12.      NOTICES.
         All notices and demands which may or are to be required or permitted to
         be given by either party on the other hereunder shall be in writing.
         All notices and demands by the Sublessor to Sublessee shall be sent by
         United States Mail, postage prepaid, addressed to the Sublessee at the
         Premises, and to the address hereinbelow, or to such other place as

<PAGE>

         Sublessee may from time to time designate in a notice to the Sublessor.
         All notices and demands by the Sublessee to Sublessor shall be sent by
         United States Mail, postage prepaid, addressed to the Sublessor at the
         address set forth herein, and to such other person or place as the
         Sublessor may from time to time designate in a notice to the Sublessee.

                  To Sublessor: 9700 West 76th Street, Eden Prairie, MN
                  To Sublessee: 7100 Washington Avenue, Eden Prairie, MN

13.      CONSENT BY LESSOR.
         THIS SUBLEASE SHALL BE OF NO FORCE OR EFFECT UNLESS CONSENTED TO BY
         LESSOR WITHIN TEN (10) DAYS AFTER EXECUTION HEREOF, IF SUCH CONSENT IS
         REQUIRED UNDER THE TERMS OF THE MASTER LEASE.

14.      COMPLIANCE.
         The parties hereto agree to comply with all applicable federal, state,
         and local laws, regulations, codes, ordinances, and administrative
         orders having jurisdiction over the parties, property or the subject
         matter of this Agreement, including, but not limited to, the 1964 Civil
         Rights Act and all amendments thereto, the Foreign Investment in Real
         Property Tax Act, the Comprehensive Environmental Response Compensation
         and Liability Act, and The Americans With Disabilities Act.

SUBLESSOR: Rorke Data, Inc.            SUBLESSEE: Barrett Moving & Storage
                                                  Company,
                                                  a Minnesota corporation

By: /s/ Paul S. Norr                   By: /s/ Randy Koepsell
     Paul S. Norr                          Randy Koepsell

Its: Vice President of Finance         Its:  Vice President

Date:  August 23, 1999                 Date:  August 18, 1999AGREEMENT OF LEASE

                                     BETWEEN

                 AIRPORT KEY CORPORATION, a Florida corporation
                                   (Landlord)

                                     **and**

                      BELL MICROPRODUCTS-FUTURE TECH, INC.
                                    (Tenant)

   The submission of this document for examination does not constitute an option
    or offer to lease space at the Property. This document shall have no binding
    effect on the parties unless executed by the Landlord and the
           Tenant and a fully executed copy is delivered to the Tenant.

<PAGE>

                                  LEASE SUMMARY

         The following is a summary of the basic lease provisions contained in
the lease. It is an integral part of the lease and shall define the terms unless
expanded or modified in the text of the lease and its exhibits which are
attached hereto and a part of this summary.

1.   Date of Lease Execution:   June 16, 2000.

2.   "Landlord":                Airport Key Corporation, a Florida Corporation.

3.   Landlord's Address:        7500 NW 25th Street, Suite 205
                                Miami, FL 33122

4.   "Tenant":                  Bell Microproducts-Future Tech, Inc.

5.   Tenant's Address:          7630 NW 25th Street
                                Miami, FL 33122

6.   Premises: (section 1.)     Approximately 64,086 square feet of permanent
                                space as shown in Exhibit A, including a
                                maximum of 15,000 square feet of air
                                conditioned office space plus approximately
                                4,000-5,000 square feet of air conditioned
                                work room area.

7.   Tenant's Proportionate
     Share:                     10.83%

8.   Permitted Use (section 3): Wholesale and distribution of computers,
                                parts and accessories.

9.   Term of Lease (section 1): Five (5) years.

10.  Option (Rider 1):          Two (2) @ Five (5) Years each. At the beginning
                                of each renewal term, Landlord shall recover
                                the office area floors with Landlord's standard
                                grade floor coverings and repaint the office
                                area walls with building standard paint. See
                                Rider Number One to Lease.

11.  Base Rent:                 Year 1: $8.12 per square foot per year plus
                                        applicable sales tax.
                                Year 2: $8.33 per square foot per year plus
                                        applicable sales tax.
                                Year 3: $7.68 per square foot per year plus
                                        applicable sales tax.
                                Year 4: $7.91 per square foot per year plus
                                        applicable sales tax.
                                Year 5: $8.15 per square foot per year plus
                                        applicable sales tax.

<PAGE>

12.  Rental Escalation's:       As per item #11.

13.  Security Deposit:          $82,777.75

14.  Base Year:                 2000. The increase in Operating expenses,
                                excluding taxes, assessments, insurance,
                                utilities and contracts which are based on
                                increases in CPI or other increases beyond
                                Landlord's control, shall be capped at
                                cumulative increases of Five percent (5%) per
                                year over the base year.

15.  Broker:                    Coral Reef Development Corp. represents the
                                Landlord.  Codina Realty Services, Inc.
                                represents the Tenant.

16.  Refurbishment Allowance:   Landlord shall provide a refurbishment allowance
                                to Tenant in the amount of $75,000.00 dollars
                                to be applied as rental abatement over the
                                first six (6) months of the Lease.

<PAGE>

                                TABLE OF CONTENTS

1        Premises and term

2        Rent

3        Use

4        Taxes

5        Landlord's Repairs and Obligations

6        Tenant's Repairs and Obligations

7        Alterations and Improvements

8        Signs

9        Inspection and Right of Entry

10       Utilities

11       Unusual Equipment

12       Assignment and Subletting

13       Fire and Casualty Damage: Insurance

14       No Liability

15       Condemnation

16       Holding Over

17       Quiet Possession and other Covenants

18       Events of Default

19       Remedies

20       Landlord's Lien

21       Subordination and Attornment

22       Mechanic's Liens and Other Taxes

23       Tenant Relocation

24       Payments and Notices

25       Hazardous Waste

26       Parking

27       Miscellaneous

28       Compliance with directives of authorities

<PAGE>

29       Additional Construction: Additions to entire property

30       Additional Provisions

31       Rules and Regulations

32       Rider Number One to Lease

33       Exhibit "A"

<PAGE>

                                 LEASE AGREEMENT

         THIS LEASE AGREEMENT is made and entered into by and between AIRPORT
KEY CORPORATION, a Florida corporation qualified to do business in the State of
Florida, hereinafter referred to as "Landlord" and Bell Microproducts-Future
Tech, Inc., a California corporation, hereinafter referred to as "Tenant";

                                   WITNESSETH

         1.       PREMISES AND TERM:

         In consideration of the obligation of Tenant to pay rent as herein
provided, and in consideration of the other terms, provisions and covenants
hereof, Landlord demises and leases to Tenant, and Tenant hereby accepts and
leases from Landlord, approximately 64,086 rentable square feet more
particularly described on Exhibit "A", attached hereto and incorporated herein
by reference (hereinafter referred to as the "Premises"), located in Building D
(hereinafter referred to as the "Building") of Landlord's project known as Miami
Airport Center (hereinafter referred to as the ("Project"), the Project together
with the nonexclusive right to use all common areas of the Project, to have and
to hold the same for a term commencing on the "Commencement Date," as
hereinafter defined, and ending on the "Expiration Date," as hereinafter
defined.

         A. In the event this Lease involves a building (or building interior
finish) which has already been completed, the provisions of this Subparagraph A.
shall apply. The "Commencement Date" shall be July 1st, 2000, and the
"Expiration Date" shall be the June 30th, 2005. Tenant acknowledges that it has
inspected and accepts the Premises, and specifically the Buildings and
improvements comprising the same in their present condition, as suitable for the
purposes for which the premises are leased.

<PAGE>

         2.       RENT:

         A. Payment. The Tenant shall pay to Landlord all sums due hereunder
from time to time from the Commencement Date without prior demand, together with
all applicable Florida sales tax thereon; however, unless otherwise provided in
this Lease, payments other than Tenant's regular monthly payments of Base Rent
and Operating Costs shall be payable by Tenant to Landlord within Five (5) days
following demand. All rent or other charges that are required to be paid by
Tenant to Landlord shall be payable at Landlord's address indicated on the Lease
Summary Base Rent and Additional Rent for any "Lease Year" consisting of less
than twelve (12) months shall be prorated on a per diem basis, based upon a
period of 365 days. "Lease Year" means the twelve (12) full calendar months
commencing on the Commencement Date. However, the final Lease Year may contain
less than twelve (12) months due to expiration or sooner termination of the
Term. The Tenant agrees that its covenant to pay rent and all other sums under
this Lease is an independent covenant and that all such amounts are payable
without counterclaim, set-off, deduction, abatement, or reduction whatsoever,
except as expressly provided for in this Lease.

         B. Base Rent. Subject to any escalation which may be provided for in
this Lease, the Tenant shall pay Base Rent in the initial amount specified in
the Lease Summary, which, except for the first installment, shall be payable
throughout the Term in equal monthly installments in advance on the first day of
each calendar month of each year of the Term, such monthly installments to be in
the amounts (subject to escalation) specified in the Lease Summary. The first
monthly installment of Base Rent shall be due on the date of this Lease. The
Base Rent described above shall be adjusted at the beginning of the second and
each succeeding Lease Year during the Term of this Lease as provided in the
Lease Summary.

         C. Operating Costs. The Tenant shall pay to the landlord the Tenant's
proportionate share of the amount by which the annual Operating Costs, as
hereinafter defined, for each calendar year exceed the Operating Costs incurred
during the Base Year specified in the Lease Summary but not to exceed five
percent (5%) per calendar year cumulative over the Base Year, excluding taxes,
assessments, insurance, utilities and contracts which are based on increases in
CPI or other increases beyond Landlord's control. Such excess is referred to for
purposes of this Lease as the "Increased Operating Costs." Tenant's obligation
to pay its proportionate share of Increased Operating Costs shall commence as of
the beginning of the first full calendar year following the Base Year. The
amount of Increased Operating Costs payable to the Landlord may be estimated by
the Landlord for such period as the Landlord determines from time to time (not
to exceed twelve (12) months), and the Tenant agrees to pay to the Landlord the
amounts so estimated in equal installments, in advance, on the first day of each
month during such period. Notwithstanding the foregoing, when bill for all or
any portion of Increased Operating Costs so estimated are actually received by
Landlord, the Landlord may bill the Tenant for the Tenant's proportionate share
thereof, less any amount previously paid by Tenant to landlord on account of
such item(s) by way of estimated Increased Operating Costs payments.

<PAGE>

         Landlord, at their sole discretion, may engage a security company to
patrol the property during off hours and restrict access to the property during
this time. The cost of such security shall be passed through as additional rent
to all tenants and paid based on Tenant's pro-rata share of space. In the event
Tenant hires their own security company or employees, then Tenant shall have the
option of not participating in the property's pro-rata share of security costs
except the cost of maintaining an access gate to the park.

         Within a reasonable period of time after the end of the period for
which estimated payments have been made, the Landlord shall submit to the Tenant
a statement from the Landlord setting forth the actual amounts payable by the
Tenant based on actual costs. If the amount the Tenant has paid based on
estimates is less than the amount due based on actual costs, the Tenant shall
pay such deficiency within five (5) days after submission of such statement. If
the amount paid by the Tenant is greater than the amount actually due, the
excess may be retained by the Landlord to be credited and applied by the
Landlord to the next due installments of the Tenant's proportionate share of
Increased Operating Costs, or as to the final Lease Year, provided Tenant is not
in default, Landlord will refund such excess to Tenant. The Tenant's
proportionate share of actual Increased Operating Costs for the final estimate
period of the Term of this Lease shall be due and payable even though it may not
be finally calculated until after the expiration of the Term. Accordingly,
Landlord shall have the right to continue to hold Tenant's security deposit
following expiration of the Term until Tenant's share of actual Increased
Operating Costs has been paid.

         For purposes of this Lease, Tenant's proportionate share shall be a
fraction, the numerator of which is the gross rentable area of the Premises, and
the denominator of which is the gross rentable area of the project (which will
be 601,000 square feet). Tenant's proportionate share is as set forth in the
Lease Summary. The term "Operating Costs" shall mean any amounts paid or payable
whether by the Landlord or by others on behalf of the Landlord, arising out of
Landlord's maintenance, operation, repair, replacement (if such replacement
increases operating efficiency) and administration of the Building and Common
Areas, including, without limitation: (i) the cost of all real estate, personal
property and other ad valorem taxes, and any other levies, charges, local
improvement rates, and assessments whatsoever assessed or charged against the
Building and Common Areas, the equipment and improvements therein contained, and
including any amounts assessed or charged in substitution for or in lieu of any
such taxes, excluding only income or capital gains taxes imposed upon the
Landlord, and including all costs associated with the appeal of any assessment
on taxes; (ii) the cost of insurance which the Landlord is obligated or
permitted to obtain under this Lease and any deductible amount applicable to any
claim made by the Landlord under such insurance; (iii) the cost of security,
(iv) the cost of landscaping, and (v) a reasonable and customary management fee
for comparable properties in Miami-Dade County.

         D. Payment of Personal Property Taxes. Tenant shall pay, when due, all
taxes attributable to the personal property, trade fixtures, business,
occupancy, or sales of Tenant or any other occupant of the Premises and to the
use of the Building by Tenant or such other occupant.

         E. Rent Past Due. If any payment due from Tenant shall be overdue, a
late charge of five (5%) percent of the delinquent sum may be charged by the
Landlord. If any payment due from Tenant shall remain overdue for more than
fifteen (15) days, an additional late charge in an amount equal to the lesser of
the highest rate permitted by law or one and one-half (1 1/2%) percent per month
(eighteen (18%) per annum) of the delinquent amount may be charged by Landlord,
such charge to be computed for the entire period for which the amount is overdue
and which shall be in addition to and not in lieu of the five (5%) percent late
charge or any other remedy available to Landlord.

         F. Security Deposit. The Landlord acknowledges receipt of a security
deposit in the amount specified on the Lease Summary to be held by the Landlord,
without any liability for interest thereon, as security for the performance by
the Tenant of all its obligations under this Lease. Landlord shall be entitled
to commingle the security deposit with Landlord's other funds. If Tenant
defaults in any of its obligations under this Lease, the Landlord may at its
option, but without prejudice to any other rights which the Landlord may have,
apply all or part of the security deposit to compensate the Landlord for any
loss, damage, or expense sustained by the Landlord as a result of such default.
If all or any part of the security deposit is so applied, the Tenant shall
restore the security deposit to its original amount on demand of the Landlord.
Subject to he provisions of section C, within thirty (30) days following
termination of this Lease, if the Tenant is not then in default, the security
deposit will be returned by the Landlord to the Tenant.

<PAGE>

         3.       USE:

         The Premises shall be used only for the purpose of general office,
bonded warehousing (if allowed by the appropriate governmental authorities)
light manufacturing, receiving, storing, shipping and selling (other than
retail) products, materials and merchandise made and/or distributed by Tenant,
as defined by current Dade County zoning ordinances, and for such other lawful
purposes as may be incidental thereto. Outside storage, including, without
limitation, trucks and other vehicles, is prohibited without Landlord's prior
written consent. Landlord agrees that Tenant may park or store trucks at its own
truck loading areas. Tenant shall, at its own cost and expense, obtain any and
all licenses and permits necessary for any such use. Tenant shall comply with
all governmental laws, ordinances and regulations applicable to the use of the
Premises, whether of federal, state or local origin, and shall promptly comply
with all governmental orders and directives for the correction, prevention, and
abatement of nuisances in or upon or connected with the Premises, all at
Tenant's sole expense. Tenant shall not permit any objectionable or unpleasant
odors, smoke, dust, gas, noise or vibrations to emanate from the Premises, nor
take any other action which would constitute a nuisance or would disturb or
endanger any other tenants of the Building or nearby buildings in which their
premises are situated, or unreasonably interfere with their use of their
respective premises. Without Landlord's prior written consent, Tenant shall not
receive, store or otherwise handle any product, material or merchandise which is
explosive, highly flammable or environmentally dangerous, hazardous or
sensitive. Tenant will not permit the Premises to be used for any purpose or in
any manner (including, without limitation, any method of storage) which would
render the insurance therein void or the insurance risk more hazardous or cause
the State Board of Insurance or insurance authority to disallow any sprinkler
credits. If any increase in the fire and extended coverage insurance premiums
paid by Landlord or other tenant(s) is caused by Tenant's use or Tenant's
vacation of the Premises, then Tenant shall pay as additional rental, the amount
of such increase to Landlord. Tenant agrees that the point pressure resulting
from Tenant racking system, inventory, forklifts and equipment pertaining to
Tenant's use of the Premises shall not exceed allowable design floor loading for
floor slabs on grade. Tenant shall hold harmless Landlord from any loss,
liability and expenses, both real and alleged, arising out of such damage or
repair caused by Tenant's negligence or failure to comply with this Paragraph.

         4.       TAXES:

         Landlord agrees to pay, before they become delinquent, all taxes,
assessments and governmental charges of any kind and nature whatsoever, whether
seen or unforeseen, fixed or contingent, lawfully levied or assessed against the
Project and the grounds, parking areas, driveways and alleys.

         5.       LANDLORD'S REPAIRS AND OBLIGATIONS:

         Landlord shall, at its expense, maintain only the roof foundation and
structural soundness of the exterior walls of the Building in good repair,
reasonable wear and tear excepted. Landlord shall also be responsible for
repairs and maintenance to the common areas of the Project and other items
included in Operating Expenses. Tenant shall repair and pay for any damage
caused by the negligence of Tenant or Tenant's employees, agents or invitees, or
caused by Tenant's default hereunder. The term "walls" as used herein shall not
include windows, glass or plate glass, doors, storefronts or office entries.
Tenant shall immediately give Landlord written notice of defects or need for
repairs, after Landlord shall have reasonable opportunity to repair same or cure
such defect. Landlord's liability with respect to any defects, repairs or
maintenance for which Landlord is responsible under any of the provisions of
this Lease shall be limited to the cost of such repairs or maintenance or the
curing of such defect. Landlord shall transfer all contractor's warranties to
Tenant for all new improvements upon the demised premises.

<PAGE>

         6.       TENANT'S REPAIRS AND OBLIGATIONS:

         A. Tenant shall, at its own cost and expense, keep and maintain the
whole of the Premises in a clean and sanitary condition and all parts of the
Premises (except those for which Landlord is expressly responsible under the
terms of Paragraph 5.) in good condition, promptly making all necessary repairs,
repainting and replacements, including, but not limited to, windows, glass and
plate glass, doors, any office entries, interior walls and finish work, floors
and floor covering, heating and air conditioning systems, dock boards, truck
doors, dock bumpers, plumbing work and fixtures, termite and pest extermination,
regular removal of trash and debris, interior sewage line plumbing, interior
lighting and individual dumpster removal.

         B. The cost of maintenance and the cost of repairs of any common party
walls (any wall, divider, partition or any other structure separating the
Premises from any adjacent Premises) shall be shared equally by Tenant and the
tenant or tenants occupying adjacent premises. Tenant shall not damage any
demising wall or disturb the integrity and support provided by any demising
wall, and shall, at its sole cost and expense, promptly repair any damage or
injury to any demising wall caused by Tenant or its employees, agents or
invitees. If any such repairs required access to the premises adjacent to the
Tenant's premises, Landlord shall secure such access for the Tenant.

         C. Tenant shall, at is own cost and expense, enter into a regularly
scheduled preventive maintenance/service contract with a maintenance contractor
for servicing all hot water, heating and air conditioning systems and equipment
within the premises. The maintenance contractor and contract must be approved in
advance by Landlord.

         7.       ALTERATIONS AND IMPROVEMENTS, ETC.:

         Tenant shall not cut, drill into, disfigure, deface or injure any part
of the Premises; nor obstruct or permit any obstruction, alteration addition,
improvement, decoration or installation in the Premises except as otherwise
provided for herein including the construction of a bonded warehouse room
pursuant to requirements imposed by law on such rooms. Landlord agrees to permit
Tenant to install an awning for no more than six (6) cars which design, color
and location is to be approved by Landlord. Tenant shall be permitted to paint,
decorate, add customary window treatment, floor covering, interior none
structural wall or ceiling treatment without obtaining the Landlord's permission
provided that there is no permanent damage to the Premises as leased and such
improvement does not require a building permit. Notwithstanding anything

<PAGE>

contained in this Lease to the contrary, or seemingly to the contrary, Tenant
shall not commence any alterations or improvements within the Premises or
elsewhere in the Property, without first submitting to Landlord a full set of
plans and specifications for any such proposed improvements or alterations, and
obtaining approval of said plans and specifications from Landlord. Landlord's
approval or disapproval of any plans and specifications submitted shall not in
any way act as a representation or warranty by Landlord that the plans and
specifications comply or fail to comply with proper construction requirements or
applicable building codes. So long as the alterations or improvements do not
affect the structural integrity of the building, Landlord agrees to be
reasonable in the approval process. All construction by Tenant hereunder shall
be performed in strict compliance with all applicable building codes,
governmental rules or regulations with respect thereto, and Tenant shall obtain
all necessary approvals and permits for such improvements or alterations, prior
to commencement of any work. Prior to commencement of any construction
hereunder, Tenant shall obtain and supply evidence of Builder's Risk Insurance
in the type and amount commercially reasonably required by Landlord, and each
contractor or subcontractor performing work in the Premises shall first supply
Landlord with proof of workman's compensation and liability insurance coverage,
in type and amount commercially reasonably acceptable to Landlord, before
commencing any work in the Premises. In this regard, Landlord may withhold its
consent for any such improvements or alterations, in its sole and absolute
discretion. All alterations, additions, improvements, decorations or
installations, including but not limited to, partitions, railing,
air-conditioning ducts or equipment (except, provided Tenant is not then in
default, movable furniture and fixtures put in at the expense of Tenant and
removable without defacing or injuring the Building or the Premises), shall
become the property of Landlord at the termination of the term constructed in
accordance with applicable building codes and ordinances. Landlord, however,
reserves the option to require Tenant, upon demand in writing, to remove all
fixtures and additions, improvements, decorations or installations (including
those not removable without defacing or injuring the Premises) and to restore
the Premises to the same condition as when originally leased to Tenant,
reasonable wear and tear excepted; provided, however, Landlord shall not have
the right to require Tenant to remove any fixtures, additions, improvements,
decorations and/or installations which are initially installed by and for Tenant
in order to prepare the Premises for occupancy by Tenant in a manner which has
been approved by Landlord. Tenant agrees to restore the Premises immediately
upon the receipt of the said demand in writing at his own cost and expense and
agrees in case of his failure to do so, that Landlord may do so and collect the
cost thereof from Tenant as hereinafter provided. Landlord and Tenant agree that
any special electrical or electronic system installation requirements shall be
the Tenant's responsibility.

<PAGE>

         8.       SIGNS:

         Tenant agrees to conform to Landlord's signage program for the Project;
however, all costs and expenses for the sign, sign installation, maintenance,
removal and repair shall be paid by Tenant. Tenant shall have the right to
install standard signs upon the Premises where first approved in writing by
Landlord, and subject to any applicable governmental laws, ordinances,
regulations and other requirements. Tenant shall remove all signs prior to the
termination of this Lease. Such installations and removals shall be made in such
a manner as to avoid injury or defacement of the Building and other
improvements, and Tenant shall repair any injury or defacement, including,
without limitation, discoloration caused by installation and/or removal.

         9.       INSPECTION AND RIGHT OF ENTRY:

         Landlord and Landlord's agents and representatives shall have the right
to enter the Premises at any time in the event of any emergency and to enter and
inspect the Premises at any reasonable time during business hours, for the
purpose of ascertaining the condition of the Premises in order to make such
repairs as may be required or permitted to be made by Landlord under the terms
of this Lease. During the period that is six (6) months prior to the end of the
term hereof, Landlord and Landlord's agents and representative shall have the
right to enter the Premises at any reasonable time during business hours for the
purpose of showing the Premises, and shall have the right to erect on the
Premises a suitable sign indicating the Premises are available. Tenant shall
provide written notice to Landlord for a joint inspection of the Premises prior
to vacating. In the event of Tenant's failure to give such notice or to arrange
such joint inspection, Landlord's inspection at or after Tenant's vacating the
Premises shall be conclusively deemed correct for purposes of determining
Tenant's responsibility for repairs and restoration.

         10.      UTILITIES:

         Landlord agrees to provide, at its cost, service connections into the
Premises for water, electricity and gas (when applicable) and telephone; but
Tenant shall pay for, directly to the provider, all charges for electricity
water, gas, heat, light, power, telephone, sprinkler charges, and other
utilities and services used on or from the Premises, together with any taxes,
penalties, surcharges or the like pertaining thereto and any maintenance charges
for utilities, and shall furnish all electric light bulbs and tubes. Landlord
shall in no event be liable for any interruption or failure of utility services
on the Premises.

<PAGE>

         11.      UNUSUAL EQUIPMENT:

         The Tenant will not install or maintain any electrically operated
equipment or other machinery, except for similar type equipment normally used by
occupants of similar type space, without first obtaining the consent in writing
of the Landlord. Tenant, prior to its occupancy, shall submit a list of its
electrical equipment, and electrical consumption to Landlord for its approval,
which shall not be unreasonably withheld.

         12.      ASSIGNMENT AND SUBLETTING:

         A. Tenant shall not, whether voluntarily, involuntarily, or by
operation of law, or otherwise: (i) assign, sublease or otherwise transfer this
Lease or term and estate hereby granted, or offer to advertise to do so; or (ii)
mortgage, encumber, or otherwise hypothecate this Lease or the Premises or any
part thereof in any manner whatsoever, without in each instance obtaining the
prior written consent of Landlord, which consent shall not be unreasonably
withheld. Notwithstanding and in addition to the foregoing, Landlord shall have
no obligation to allow assignment in any event unless and until any prospective
assignee has provided such financial information to Landlord, as necessary to
allow Landlord to determine that such prospective assignee is at least as credit
worthy as Tenant was at the execution of this Lease.

         B. The provisions of Section 12.A. (i) shall apply to a transfer
exceeding 50% of the stock of Tenant as if such transfer were an assignment of
this Lease; but said provisions shall not apply to a corporation whose stock is
registered with the Securities and Exchange Commission and publicly traded, or
to transactions with a corporation into or with which Tenant is merged or
consolidated or to which substantially all of Tenant's assets are transferred,
or to any corporation which controls or which is controlled by Tenant, or is
under common control of Tenant, provided in any of such events the successor to
Tenant has a net worth computed in accordance with generally accepted accounting
principles at least equal to the net worth of Tenant as of the date of this
Lease and proof satisfactory to Landlord of such net worth shall have been
delivered to Landlord at least ten (10) days prior to the effective date of such
transaction.

         C.       [delete]

<PAGE>

         D. Any assignment agreed to by Landlord shall be evidenced by a valid
executed assignment and assumption of lease. Any attempted transfer, assignment,
subletting, mortgaging or encumbering of this Lease in violation of this Section
shall be void and confer no rights upon any third person. Such attempt shall
constitute a material breach of this Lease and entitle Landlord to the remedies
provided for default.

         E. If, without such prior written consent, this Lease is transferred or
assigned by Tenant, or whether as a result of any act or omission by Tenant, or
by operation of law or otherwise, Landlord, whether before or after the
occurrence of an event of default, may, in addition to, and not in diminution of
or substitution for, any other rights and remedies under this Lease or pursuant
to law to which Landlord may be entitled as a result thereof, collect rent from
the transferee, assignee, or occupant and apply the net amount collected to the
rent herein reserved without thereby waiving any of Landlord's rights reserved
herein, nor shall any such collection constitute a release of Tenant from any
obligations hereunder.

         F. If, without such prior written consent, the Tenant subleases all or
any portion of the Premises Tenant shall always, and notwithstanding any such
subleasing, and notwithstanding the acceptance of rent by Landlord from any such
sublessee, remain liable for the payment of rent hereunder and for the
performance of all of agreements, conditions, covenants and terms herein
contained, on the part of Tenant herein to be kept, served or performed, its
liability to always be that of principal and not of surety, nor shall the giving
of such consent to sublease, be deemed a complete performance of the said
covenants contained in this Paragraph so as to permit any subsequent subleasing
without the like written consent. Prior to Landlord granting its consent to any
sublease, Tenant shall submit to Landlord such financial information as to any
proposed sublessee to allow Landlord to determine that such sublessee is of
equal or greater credit worthiness than Tenant which information shall be a
condition precedent to Landlord's consent to any such sublessee.

         G. Notwithstanding the foregoing, where Tenant desires to assign, the
Landlord shall have the right, but not the obligation, to cancel and terminate
the Lease and deal with Tenant's prospective assignees directly without any
obligations to Tenant or to reacquire the Premises for its own account. If an
assignment is accepted pursuant to this subparagraph, Tenant's security deposit
shall be released and Tenant shall no longer be liable for and shall be released
from any obligations under this lease.

         H. Subject to the provisions of Paragraph 12.B., if the Premises or any
part thereof be sublet, Landlord may, after default by Tenant, collect rent from
the subtenant and apply the net amount collected to the rent due from Tenant. No
such collection shall be deemed a waiver of the covenant herein against sale,
transfer, mortgage, and subletting or a release of Tenant from the performance
of the covenants herein contained. In the event of such default, Tenant hereby
assigns the rent due from the subtenant to Landlord, hereby authorizes such
subtenant to pay the rent directly to Landlord.

         I. If the Premises shall be sublet in whole or in part by Tenant,
Tenant will, on demand of Landlord, furnish and supply in writing, within three
(3) days after such demand, any and all information with regard to said
subtenants which Landlord may request. Nothing herein contained shall be
construed to be a consent to any subletting or a waiver of the covenant against
subletting contained herein.

         J. If this Lease is assigned to any person or entity pursuant to the
provisions of the Bankruptcy Code, 11 U.S.C., Section 101, et seq. (the
"Bankruptcy Code"), any and all moneys or other considerations payable or
otherwise to be delivered in connection with such assignment shall be paid or
delivered to Landlord, shall be and remain the exclusive property of Landlord,
and shall not constitute property of Tenant or of the estate of Tenant within
the meaning of the Bankruptcy Code. Any and all moneys or other considerations
constituting Landlord's property under the preceding sentence not paid or
delivered to Landlord shall be held in trust for the benefit of Landlord and be
promptly paid or delivered to Landlord. Any person or entity to which this Lease
is assigned pursuant to the provisions of the Bankruptcy Code shall be deemed,
without further act or deed, to have assumed all of the obligations arising
under this Lease on and after the date of such assignment. Any such assignee
shall, upon demand, execute and deliver to Landlord an instrument confirming
such assumption.

<PAGE>

         13.      FIRE AND CASUALTY DAMAGE; INSURANCE:

         A. Landlord agrees to maintain insurance covering the Building
containing the Premises in an amount not less then eighty percent (80%) (or such
greater percentage as may be necessary to comply with the provisions of any
co-insurance clauses of the policy) of the replacement cost thereof, insuring
against the perils of Fire, Lightning, Extended Coverage, Vandalism and
Malicious Mischief, extended by Special Extended Coverage Endorsement to insure
against all other risks of direct physical loss, such coverages and endorsements
to be as defined, provided, and limited in the standard bureau forms prescribed
by the insurance regulatory authority for the State of Florida for use by
insurance companies admitted in such state for the writing of such insurance on
risks located within such state. Subject to the provisions of Subparagraphs
13.C., 13.D. and 13.E., below, such insurance shall be for the sole benefit of
Landlord and under its sole control.

         B. If the Building containing the Premises should be damaged or
destroyed by fire, tornado or other casualty, Tenant shall give immediate
written notice thereof to Landlord.

         C. If the Building containing the Premises should be totally destroyed
by fire, tornado or other casualty, or should be so damaged thereby that the
rebuilding or repairs cannot in Landlord's estimation be completed within two
hundred (200) days after the date upon which Landlord is notified by Tenant of
such damage, this Lease shall terminate and the rent shall be abated during the
unexpired portion of this Lease, effective upon the date of the occurrence of
such damage. Landlord shall notify Tenant of its decision no later than thirty
(30) days from the date of Tenant's notification to Landlord. In the event this
Lease is terminated, Landlord shall return all security deposits to Tenant.

         D. If the Building containing the Premises should be damaged by any
peril covered by the insurance to be provided by Landlord under Subparagraph
14.A. above, but only to such extent that rebuilding or repairs can in
Landlord's estimation be completed within two hundred (200) days after the date
upon which Landlord is notified by Tenant of such damage, this Lease shall not
terminate, and Landlord shall, at its sole cost and expense thereupon proceed
with reasonable diligence to rebuild and repair the Building to substantially
the condition in which it existed prior to such damage, except that Landlord
shall not be required to rebuild, repair or replace any part of the partitions,
fixtures, additions and other improvements which may have been placed in, on or
about the Premises by Tenant, except that Landlord may elect not to rebuild if
such damage occurs during the last year of the term of the Lease, exclusive of
any option which is unexercised at the time of such damage. If the Premises are
untenantable in whole or in part following such damage, the rent payable
hereunder during the period in which they are untenantable shall be reduced to
such extent as may be fair and reasonable under all of the circumstances. In the
event that the Landlord should fail to complete such repairs and rebuilding
within two hundred (200) days after the date upon which Landlord is notified by
Tenant of such damage, Tenant may, at its option, terminate this Lease by
delivering written notice of termination to Landlord as Tenant's exclusive
remedy, whereupon all rights and obligations hereunder shall cease and
terminate. In the event this Lease is terminated, Landlord shall return all
security deposits to Tenant.

         E. Notwithstanding anything herein to the contrary, in the event the
holder of any indebtedness secured by a mortgage or deed of trust covering the
Premises requires that the insurance proceeds be applied to such indebtedness,
then Landlord shall have the right to terminate this Lease by delivering written
notice of termination to Tenant within fifteen (15) days after such requirement
is made by any such holder, whereupon all rights and obligations hereunder shall
cease and terminate. In the event this Lease is terminated, Landlord shall
return all security deposits to Tenant.

         F. Each of Landlord and Tenant hereby releases the other from any loss
or damage to property cause by fire or any other perils insured in policies of
insurance covering such Property, even if such loss or damage shall have been
caused by the fault or negligence of the other party or anyone for whom such
party may be responsible; provided, however, that this release shall be
applicable and in force and effect only with respect to loss or damage occurring
during such times as the releasor's policies shall contain a clause or
endorsement to the effect that any such release shall not adversely affect or
impair said policies or prejudice the right of the releasor to recover
thereunder. Each of Landlord and Tenant agrees that it will request its
insurance carriers to include in its policies such a clause or endorsement. If
extra cost shall be charged therefor, each party shall advise the other thereof
of the amount of the extra cost, and the other party, at its election, may pay
the same, but it shall not be obligated to do so. Landlord may self-injure
and/or provide its insurance through a blanket insurance policy.

<PAGE>

         G. Tenant shall, during the term of this lease, maintain insurance
against public liability, including that from personal injury or property damage
in or about the Premises resulting from the occupation, use or operation of the
Premises insuring both Landlord and tenant in amounts of not less than One
Million Dollars ($1,000,000.00) in respect to bodily injury or death to any one
person, of not less than One Million Dollars ($1,000,000.00) in respect of
bodily injury or death to more than one person in one accident, and of not less
than Five Hundred Thousand Dollars ($500,000.00) in respect of property damage.
All policies of insurance provided for in this Paragraph 13 shall be issued in
form reasonably acceptable to Landlord by insurance companies with a financial
rating of A+ (superior), as rated in the most current available "Best's"
Insurance Reports, or a rating by Standard & Poor's of not less than AAA, and
qualified to do business in Florida. Each and every such policy: (i) shall be
issued in the names of Landlord and Tenant and any other parties in interest
from time to time designated in writing by notice from Landlord to Tenant named
as an additional insured; (ii) shall be for the mutual and joint benefit and
protection of Landlord and Tenant and any such other parties in interest as
additional insureds; (iii) shall (or a certificate thereof shall) be delivered
of each to Landlord and any such other parties in interest within ten (10) days
before delivery of possession of the Premises to Tenant and thereafter within
thirty (30) days prior to the expiration of each policy, and, as often as any
such policy shall expire or terminated, renewal or additional or additional
policies shall be procured and maintained in like manner and to like extent;
(iv) shall contain a provision that the insurer will give to Landlord and such
other parties in interest at least thirty (30) days notice in writing in advance
of any cancellation, termination or lapse, or the effective date of any
reduction in the amounts of insurance; (v) shall be written as a primary policy
which does not contribute to and is not in excess of coverage which Landlord may
carry; and (vi) shall contain a provision that Landlord and any such other
parties in interest, although named as an insured, shall nevertheless be
entitled to recover under said policies for any loss occasioned to it, its
servants, agents and employees by reason of the negligence of Tenant. Any
insurance provided for herein, may be maintained by means of a blanket policy or
policies provided Landlord shall be named as an additional insured thereunder,
as its interest may appear; the coverage afforded Landlord and any such other
parties in interest will not be reduced or demised by reason of the use of such
blanket policy of insurance, and the requirements set forth in this Paragraph 13
are otherwise satisfied. Tenant agrees to permit Landlord at all reasonable
times to inspect the policies of insurance of Tenant with respect to the
Premises for which policies or copies thereof are delivered to Landlord.

<PAGE>

         H. Tenant will not do or permit anything to be done upon or bring or
keep or permit anything to be brought or kept into or on the Premises which
shall increase the rate of fire insurance on the Building of which the Premises
form a part or on the property located herein. If by reason of the failure of
Tenant to comply with the terms of this Lease, or by reason of Tenant's
occupancy (even though permitted or contemplated by this Lease), the fire
insurance rate shall at any time be higher than it would otherwise be, Tenant
shall reimburse Landlord for that part of all fire insurance premiums charged
because of such violations or occupancy by Tenant. In the event Tenant shall
fail to carry the proper insurance required under this Lease, Tenant shall
indemnify and hold Landlord harmless against any loss which would have been
covered under such insurance, if same had been obtained.

         14.      NO LIABILITY:

         Landlord shall not be liable for any failure of water supply, electric
current, heating or air-conditioning, elevator service, or any other service:
nor for injury, or loss of life, or damage to person or property caused by fire
or theft or by the elements or by other Tenants or persons in the Building, or
resulting from the operation of elevators, heating or air-conditioning or
lighting apparatus, or from falling plaster or similar materials: or from steam,
gas, electricity, water, rain, or dampness, which may leak or flow from any part
of the Building, or from the pipes, appliances, or plumbing work of the same, or
from any other place for damages resulting from the acts or omissions of Tenant,
Tenant's agents, employees, invitees or other occupants of the Building.
Landlord shall not be liable for any loss or damage that Tenant may sustain by
reason of the closing or darkening of any of the windows in the Premises through
the erection of or any addition to a new building or otherwise, and the same
shall not constitute a constructive eviction. All goods or property or personal
effects stored or placed by the Tenant in or about the Building shall be at the
sole risk of the Tenant nor shall Landlord be liable to Tenant for any act or
omission (excluding gross negligence, or willful acts of Landlord, its
principals, agents, employees or servants).

         15.      CONDEMNATION:

         A. If the whole or any substantial part of the Premises should be taken
for any public or quasi-public use under governmental law, ordinance or
regulation, or by right of eminent domain, or by private purchase in lieu
thereof, and the taking would prevent or materially interfere with the use of
the Premises for the purpose for which they are being used, this Lease shall
terminate and the rent shall be abated during the unexpired portion of this
Lease, effective when the physical taking of said Premises shall occur and all
security deposits to be returned.

         B. If part of the Premises shall be taken for any public or
quasi-public use under any governmental law, ordinance or regulation, or by
right of eminent domain, or by private purchase in lieu thereof, and this Lease
is not terminated as provided in the Subparagraph above, this Lease shall not
terminate, but the rent payable hereunder during the unexpired portion of this
Lease shall be reduced to such extent as may be fair and reasonable under all of
the circumstances.

         C. All compensation awarded for any taking (or the proceeds of private
sale in lieu thereof) of the Premises, improvements. or any part thereof, shall
be the property of Landlord, and Tenant hereby assigns its interest in any such
award to Landlord; provided, however, Landlord shall have no interest in any
award made to Tenant for loss of business or for the taking of Tenant's fixtures
and improvements if a separate award for such items is made to Tenant.

<PAGE>

         16.      HOLDING OVER:

         Tenant will, at the termination of this Lease by lapse of time or
otherwise, yield up immediate possession to Landlord, with all repairs and
maintenance required herein to be performed by Tenant completed. Tenant shall
pay Landlord from time to time upon demand, as rental for the period of any
holdover, an amount equal to double the rent in effect on the termination date,
computed on a daily basis for each day of the holdover period. No holding over
by Tenant, whether with or without consent of Landlord, shall operate to extend
this Lease except as otherwise expressly provided. The preceding provisions of
this Paragraph 16 shall not be construed as consent for Tenant to hold over.

         17.      QUIET POSSESSION AND OTHER COVENANTS:

         Landlord covenants that if and so long as Tenant pays the Annual Rental
and Additional Rent reserved by this Lease and performs and observes all of the
covenants, conditions and rules and regulations hereof, Tenant shall quietly
enjoy the Premises, subject, however to the terms of this Lease. Tenant
expressly agrees for himself, his executors, administrators, personal
representatives, successors and assigns that the covenant of quiet enjoyment
(express or implied) and all other covenants in this Lease on the part of
Landlord to be performed shall be binding upon Landlord for so long as Landlord
remains the owner of the Building of which the Premises form a part.

         18.      EVENTS OF DEFAULT:

         The following events shall be deemed to be events of default by Tenant
under this Lease:

         A. Tenant shall fail to pay any installment of rent herein reserved
when due, or any other payment or reimbursement to Landlord required herein when
due; or

         B. Tenant or any guarantor of Tenant's obligations hereunder shall
generally not pay its debts as they become due or shall admit in writing its
inability to pay its debts or shall make a general assignment for the benefit of
creditor. or Tenant or any such guarantor shall commence any case, proceeding or
other action seeking to have an order for relief entered on its behalf as a
debtor or to adjudicate it as bankrupt or insolvent, or seeking reorganization,
arrangement, adjustment, liquidation, dissolution, or composition of it or its
debts under any law relating to bankruptcy, insolvency, reorganization or relief
of debtors or seeking appointment of a receiver, trustee, custodian or other
similar official for it or for all or of any substantial part of its property;
or Tenant or any such guarantor shall take any action to authorize any of the
actions set forth above in this Paragraph; or

         C. Any case, proceeding or other action against Tenant or any guarantor
of Tenant's obligations hereunder shall be commenced seeking to have an order
for relief entered against it as debtor or to adjudicate it as bankrupt or
insolvent, or seeking reorganization, arrangement, adjustment, liquidation,
dissolution or composition of it or its debts under any law relating to
bankruptcy, insolvency, reorganization or relief of debtors, or seeking
appointment of a receiver, trustee, custodian or other similar official for it
or for all or any substantial part of its property; or

         D. Tenant shall desert or vacate any substantial portion of the
Premises for a period in excess of seven (7) business days; or

         E. Tenant shall fail to discharge or contest any lien placed upon the
Premises in violation of Paragraph 22 hereof within twenty (20) days after any
such lien or encumbrance is filed against the Premises; and if contested, Tenant
shall provide adequate bonding as security to cover the lien (s) amount (s); or

         F. Tenant shall fail to comply with any term, provision or covenant of
this Lease (other than the foregoing in this Paragraph 18.), and shall not cure
such failure within twenty (20) days after written notice thereof to Tenant; or

         G. Tenant shall assign, sublease or transfer this Lease in a manner not
permitted by this Lease.

         19.      REMEDIES:

         A. Upon the occurrence of any of such events of default in Paragraph
18. hereof, Landlord shall have the option to pursue any one or more of the
following remedies available under applicable law, without any notice or demand
whatsoever:

<PAGE>
                  i. Terminate this Lease and Tenant's right to possession, in
         which event Tenant shall immediately surrender the Premises to
         Landlord, and if Tenant fails to do so, Landlord may, without prejudice
         to any other remedy which it may have for possession or arrearages in
         rent, enter upon and take possession of the premises and expel or
         remove Tenant and any other person who may be occupying such Premises
         or any part thereof;

                  ii. Without terminating this Lease, terminate Tenant's right
         to possession by entering upon and retaking possession of the Premises
         and expelling or removing Tenant and any other person who may be
         occupying such Premises for Landlord's or Tenant's account, as Landlord
         elects;

                  iii. Enter upon the Premises, by force if necessary, without
         being liable for prosecution or any claim for damages therefor, and do
         whatever Tenant is obligated to do under the terms of this Lease; and
         Tenant agrees to reimburse Landlord on demand for any expenses which
         Landlord may incur in thus effecting compliance with Tenant's
         obligations under this Lease;

                  iv. Alter all locks and other security devices at the Premises
         without terminating this Lease; and

                  v. Without terminating or canceling this Lease, declare all
         amounts and rents due under this Lease for the remainder of the
         existing term (or any applicable extension or renewal thereof) to be
         immediately due and payable, and thereupon the present worth of same.
         net of amounts actually collected by Landlord, and all other charges
         due hereunder to the end of the initial term or any renewal term, if
         applicable, shall be paid by Tenant.

         B.       Deleted

         C.       Deleted

         D. In the event Tenant's check. given to Landlord in payment, is
returned by the bank for nonpayment, Tenant agrees to pay all expenses incurred
by Landlord as a result thereof.

         E. Exercise by Landlord of any one or more remedies hereunder granted
or otherwise available shall not be deemed to be a waiver of any other (all
remedies being cumulative) or an acceptance of surrender of the Premises by
Tenant, whether by agreement or by operation of law, it being understood that
such surrender can be effected only by the written agreement of Landlord and
Tenant. No such alteration of locks or other security devices, and no removal or
other exercise of dominion by Landlord over the property of Tenant or others at
the Premises, shall be deemed unauthorized or constitute a conversion, Tenant
hereby consenting, after any event of default, to the aforesaid exercise of
dominion over Tenant's property within the Premises. All claims for damages by
reason of such re-entry and/or repossession and/or alteration of locks or other
security devices are hereby waived, as are all claims for damages by reason of
any distress warrant, forcible detainer proceedings, sequestration proceedings
or other legal process. Tenant agrees that any re-entry of Landlord may be
pursuant to judgment obtained in forcible detainer proceedings or other legal
proceedings or without the necessity for any legal proceedings. as Landlord may
elect, and Landlord shall not be liable for trespassing or otherwise.

         F. In the event Landlord elects to repossess the Premises without
terminating the Lease, then Tenant, at Landlord's option, shall be liable for
and shall pay to Landlord, at the address specified for notice to Landlord
herein, all rental and other indebtedness accrued to the date of such
repossession, plus rental required to be paid by Tenant to Landlord during the
remainder of the Lease term until the date of expiration of the term as stated
in Paragraph 1. diminished by any net sums thereafter received by Landlord
through reletting the Premises during said period (after deducting expenses
incurred by Landlord as provided in Subparagraph 19.G., below). In no event
shall Tenant be entitled to excess of any rental obtained by reletting over and
above the rental herein reserved. Actions to collects amounts due by Tenant to
Landlord under this Subparagraph may be brought from time to time, on one or
more occasions, without the necessity of Landlord's waiting until expiration of
the Lease term.

<PAGE>

         G. In case of any event of default or breach by Tenant, Tenant shall
also be liable for and shall pay to Landlord, at the address specified for
notice to Landlord herein, in addition to any sum provided to be paid above,
broker's fees incurred by Landlord in connection with reletting the whole or any
part of the Premises; the costs of removing and storing Tenant's or other
occupants' property; the costs of repairing, alterating, remodeling or otherwise
putting the Premises into condition acceptable to a new tenant or tenants, and
all reasonable expenses incurred by Landlord in enforcing or defending
Landlord's rights and/or remedies including reasonable attorneys' fees
(appellate or other).

         H. In the event of termination or repossession of the Premises for an
event of default, Landlord shall not have any obligation to relet or to attempt
to relet the Premises, or any portion thereof, or to collect rental after
reletting, and, in the event of reletting, Landlord may relet the whole or any
portion of the Premises for any period to any Tenant and for any use and
purpose.

         I. If Tenant should fail to make any payment or cure any default
hereunder within the time herein permitted, Landlord, without being under any
obligation to do so and without thereby waiving such default, may make such
payment and/or remedy such other default for the account of Tenant (and enter
the Premises for such purpose), and thereupon Tenant shall be obligates and
hereby agrees, to pay Landlord upon demand, all costs, expenses and
disbursements (including reasonable attorneys' fees) incurred by Landlord in
taking such remedial action. In the event of a default, all amounts payable by
Tenant under this Lease shall be deemed to be rent, and all rights and remedies
applicable to rent defaults shall apply.

         J. In the event that Landlord shall have taken possession of the
Premises pursuant to the authority herein granted, then landlord shall have the
right to keep in place and use all of the furniture, fixtures and equipment at
the Premises, including that which is owned by or leased to Tenant at all times
prior to any foreclosure thereon by Landlord and repossession thereof by any
lessor thereof or third party having a lien thereon, and Landlord shall also
have the right to remove from the Premises (without the necessity of obtaining a
distress warrant, writ of sequestration or other legal process) all or any
portion of such furniture, fixtures, equipment and other property located
thereon and to place same in storage at any premises within the county in which
the Premises is located; and, in such event, Tenant shall be liable to Landlord
for costs incurred by Landlord in connection with such removal and storage. The
rights of Landlord herein stated shall be in addition to any and all other
rights which Landlord has or may hereafter have at law or in equity; and Tenant
stipulates and agrees that the rights herein granted Landlord are commercially
reasonable.

         K. Notwithstanding anything in this Lease to the contrary, all amounts
payable by Tenant to or on behalf of Landlord under this Lease, whether or not
expressly denominated as rent, shall constitute rent for the purposes of the
Bankruptcy Code, 11 U.S.C. Section 502(b)(7). This is a contract under which
applicable law excuses Landlord from accepting performance from (or rendering
performance to) any person or entity other than Tenant within the meaning of the
Bankruptcy Code, 11 U.S. C. Sections 365(c), 365(e)(2).

         L. Upon any such termination of this Lease, Tenant shall quit and
peacefully surrender the Premises to Landlord, and Landlord, upon and at any
time after such termination, may without further notice reenter and repossess
the Premises, whether by force, summary proceedings or otherwise, without being
liable to any prosecution or damages therefor, and no person claiming through or
under Tenant or by virtue of any statute or of any order of any court shall be
entitled to possession of the Premises. Landlord may further enter the demised
premises and without further demand or notice proceed to distress and sale of
the goods, chattels and personal property there found. to levy the rent. and
Tenant shall pay all costs and officers' commissions, including watchmen's wages
and sums chargeable to Landlord, and further including any sums chargeable
according to state law as commissions to the sheriff or other person making the
levy. and such amounts shall immediately attach and become part of the claim of
Landlord for rent. Any tender of rent without said costs, commissions and
charges made after the issuance of a warrant for distress shall not be
sufficient to satisfy the claim of Landlord.

         M. No termination by default, pursuant to this Paragraph 19. of this
Lease, shall relieve Tenant of its liability and obligations under this Lease,
and such liability and obligations shall survive any such termination.

<PAGE>

         20. LANDLORD'S LIEN:

         In addition to any statutory lien for rent in Landlord's favor,
Landlord shall have and Tenant hereby grants to Landlord a continuing security
interest for all rentals and other sums of money becoming due hereunder from
Tenant, upon all goods, wares, equipment, fixtures, furniture, inventory,
accounts, contract rights, chattel paper and other personal property of Tenant
situated within the Premises, subject to this Lease, and such property shall not
be removed therefrom without the consent of Landlord until all arrearages in
rent as well as any and all other sum of money then due to Landlord hereunder
shall first have been paid and discharged. Products of collateral are also
covered. In the event of a default under this Lease, Landlord shall have, in
addition to any other remedies provided herein or by law. all rights and
remedies under the Uniform Commercial Code, including, without limitation, the
right to sell the property described in this Paragraph at public or private sale
upon five (5) days' notice to Tenant. Tenant hereby agrees to execute such
financing statements and other instruments necessary or desirable in Landlord's
discretion to perfect the security interest hereby created. Any statutory lien
for rent is not hereby waived, the express contractual lien herein granted being
in addition and supplementary thereto. Landlord and Tenant agree that this Lease
and security agreement serves as a financing statement and that a copy or
photographic or other reproduction of this portion of this Lease may be filed of
record by Landlord and have the same force and effect as the original. This
security agreement and financing statement also covers fixtures located within
the Premises subject to this Lease. The record owner of this Property is the
Tenant, unless otherwise designated in writing to Landlord. Tenant warrants that
the collateral subject to the security interest granted herein is not purchased
or used by Tenant for personal, family or household purposes.

         21.      SUBORDINATION AND ATTORNMENT:

         A. Subordination. This Lease, and all rights of Tenant hereunder, are
and shall be subject and subordinate to all ground leases, overriding leases and
underlying leases of the property and/or the Building now or hereafter existing
and to all mortgages which may now or hereafter affect the Property and/or the
Building and/or any of such leases (whether or not such mortgages shall also
cover other lands and/or buildings and/or leases). This subordination shall
likewise apply to each and every advance made or hereafter to be made under such

<PAGE>

mortgages, to all renewals, modifications. replacements and extensions of such
leases and such mortgages and to spreaders and consolidations of such mortgages.
This Section shall be self-operative and no further instrument of subordination
shall be required. In confirmation of such subordination, Tenant shall promptly
execute, acknowledge and deliver any instrument the Landlord, the lessor under
any such lease or the holder of any such mortgage (or their respective
successors-in-interest) may reasonably request to evidence such subordination.
If Tenant fails to execute, acknowledge or deliver any such instrument within
ten (10) days after request therefor, Tenant hereby irrevocably constitutes and
appoints Landlord as Tenant's attorney-in-fact, coupled with an interest to
execute and deliver any such instruments for and on behalf of Tenant. Any
mortgage to which this Lease is subject and subordinate is hereinafter referred
to as a "Mortgage" and the holder of a Mortgage is hereinafter referred to as a
"Mortgagee".

         B. Notice of Mortgagee. If any act or omission of Landlord would give
Tenant the right, immediately or after the lapse of a period of time, to cancel
this Lease or to claim a partial or total eviction Tenant shall not exercise
such right: (i) until it has given written notice of such act or omission to
Landlord and each Mortgagee whose name and address shall previously been
furnished to Tenant; and (ii) until a reasonable period of time for remedying
such act or omission shall have elapsed following the giving of such notice and
following the time when such Mortgagee shall have become entitled under such
Mortgage, as the case may be, to remedy the same (which reasonable period shall
in no event be less than the period to which Landlord would be entitled under
this Lease or otherwise, after similar notice to effect such remedy), provided
such Mortgagee shall, with due diligence, give Tenant notice of intention to,
and commence and continue to, remedy such act or omission.

         C. Attornment. If any Mortgagee shall succeed to the rights of Landlord
hereunder, whether through possession or foreclosure action or delivery of a new
lease or deed, then, at the request of such party (hereinafter referred to as
"Successor Landlord"), Tenant shall attorn to and recognize each Successor
Landlord as Tenant's Landlord under this Lease and shall promptly execute and
deliver any instrument such Successor Landlord may reasonably request to
evidence such attornment. Upon such attornment, this Lease shall continue in
full force and effect as a direct lease between Successor Landlord and Tenant
upon all the terms, conditions, and covenants as set forth in this Lease except
that the Successor Landlord shall not: (i) be liable for any previous act or
omission of Landlord under this lease; (ii) be subject to any offset, not
expressly provided for in this Lease, which therefore shall have accrued to
Tenant against Landlord: or (iii) be bound by any previous modification of this
Lease or by any previous prepayment, unless such modification or prepayment
shall have been previously approved in writing by such Successor Landlord.

<PAGE>

         D. If, in connection with obtaining a mortgage on the Property of which
the Premises are a part, the Mortgagee shall request reasonable modifications of
this Lease as a condition of the making of such mortgage, Tenant will not
unreasonably withhold its consent thereto provided that such modifications,
individually and in the aggregate, do not increase Tenant's financial or other
obligations, or adversely affect the rights of Tenant under this Lease.

         22.      MECHANICS LIENS AND OTHER TAXES:

         A. Tenant shall have no authority, express or implied, to create or
place, or allow to be created or placed, any lien or encumbrance of any kind or
nature whatsoever upon, or in any manner to bind the interests of Landlord in
the Premises or to charge the rentals payable hereunder for any claim in favor
of any person dealing with Tenant, including, but not limited to, those who may
furnish materials or perform labor for any construction or repairs, and each
such claim shall affect and each such lien shall attach to, if at all, only the
leasehold interest granted to Tenant by this instrument. Tenant covenants and
agrees that it will pay or cause to be paid all sums legally due and payable by
it on account of any labor performed or materials furnished in connection with
any work performed on the Premises on which any lien is or can be validly and
legally asserted against its leasehold interest in the Premises or the
improvements thereon, and that it will save and hold Landlord harmless from any
and all loss, cost or expense based on or arising out of asserted claims or
liens against the leasehold estate or against the right, title and interest of
the Landlord in the Premises or under the terms of this Lease. Tenant agrees to
give Landlord immediate written notice if any lien or encumbrance is placed on
the Premises.

         B. Tenant shall be liable for all taxes levied or assessed against
personal property, furniture or fixtures placed by Tenant in the Premises. If
any such taxes for which Tenant is liable are levied or assessed against
Landlord or Landlord's property and if Landlord elects to pay the same or if the
assessed value of Landlord's property is increased by inclusion of personal
property, furniture or fixtures placed by Tenant in the Premises, and Landlord
elects to pay the taxes based on such increase, Tenant shall pay to Landlord
upon demand that part of such taxes.

         23.      Deleted

         24.      PAYMENTS AND NOTICES:

         A. All rent and other payments required to be made by Tenant to
Landlord hereunder shall be payable to Landlord at the address herein below set
forth or at such other address Landlord may specify from time to time by written
notice delivered in accordance herewith. Tenant's obligations to pay rent and
any other amounts to Landlord under the terms of this Lease shall not be deemed
satisfied until such rent and other amounts have been actually received by
Landlord.

         B. Any notice or document required or permitted to be delivered
hereunder shall be deemed to be delivered, whether actually received or not,
when deposited in the United States mail, postage prepaid, certified or
registered mail, addressed to the parties hereto at the respective addresses set
out below, or at such other address as they have therefore specified by written
notice delivered in accordance herewith:

LANDLORD:                                   TENANT:
Airport Key Corporation                     Bell Microproducts-Future Tech, Inc.
7500 NW 25th Street, Suite 205              7630 NW. 25th Street
Miami, Florida 33122                        Miami, FL 33122
Att:  Property Management                   Attn:  Accounting
With copy to:                               With copy to:

<PAGE>

         25.      HAZARDOUS WASTE:

         The term "Hazardous Substances", as used in this Lease, shall mean
pollutants, contaminants, toxic or hazardous wastes, or any other substances,
the removal of which is required or the use of which is restricted, prohibited
or penalized by any "Environmental Law", which term shall mean any federal,
state or local law or ordinance relating to pollution or protection of the
environment. Tenant hereby agrees that (i) no activity will be conducted on the
Premises that will produce any Hazardous Substance, except for such activities
that are part of the ordinary course of Tenant's business activities (the
"Permitted Activities"), provided said Permitted Activities are conducted in
accordance with all Environmental Laws and have been approved in advance in
writing by Landlord; (ii) the Premises will not be used in any manner for the
storage of any Hazardous Substances except for the temporary storage of such
materials that are used in the ordinary course of Tenant's business (the
"Permitted Materials"), provided such Permitted Materials are properly stored in
a manner and location meeting all Environmental Laws and approved in advance in
writing by Landlord; (iii) no portion of the Premises will be used as a landfill
or a dump; (iv) Tenant will not install any underground tanks of any type; (v)
Tenant will not allow any surface or subsurface conditions to exist or come into
existence that constitute, or with the passage of time may constitute, a public
or private nuisance; (vi) Tenant will not permit any Hazardous Substances to be
brought onto the Premises, and if so brought or found located thereon the same
shall be immediately removed, with proper disposal, and all required cleanup
procedures shall be diligently undertaken pursuant to all Environmental Laws.
If, at any time during or after the term of the Lease, the Premises is found to
be so contaminated or subject to said conditions, Tenant agrees to indemnify and
hold Landlord harmless from all claims, demands, actions, liabilities, costs,
expenses, damages and obligations of any nature arising from or as a result of
the use of the Premises by Tenant. The foregoing indemnification shall survive
the termination or expiration of this Lease.

         26.      PARKING:

         Landlord and Tenant hereby acknowledge and agree that the parking plan
for the Building is an open parking arrangement and Tenant shall not receive any
designated parking spaces except for the designated parking area in front of
Building D as shown on Exhibit "A". All other parking spaces shall be unassigned
and Landlord shall not be liable for any damage of any nature whatsoever to, or
any theft of, automobiles or other vehicles or the contents thereof, while in or
about the Entire Property. Notwithstanding the foregoing, Landlord reserves the
right to designate a parking arrangement at any time during the term of the
Lease, for the Entire Property or any portion thereof. Tenant shall need
approximately 90 parking spaces and Landlord acknowledges that the Project
provides adequate parking to comply with all applicable zoning ordinances for
the use contemplated in this Lease.

<PAGE>

         27.      MISCELLANEOUS:

         A. Words of any gender used in this Lease shall be held and construed
to include any other gender, and words in the singular number shall be held to
include the plural, unless the context otherwise requires.

         B. The terms, provision and covenants and conditions contained in this
Lease shall apply to, inure to the benefit of, and be binding upon the parties
hereto and upon their respective heirs, legal representatives, successors and
permitted assigns, except as otherwise herein expressly provided. Landlord shall
have the right to assign any of its rights and obligations under this Lease.

         C. The captions inserted in this Lease are for convenience only and in
no way define, limit or otherwise describe the scope or intent of this Lease, or
any provision hereof, or in any way affect the interpretation of this Lease.

         D. Tenant agrees from time to time, within ten (10) days after request
of Landlord, to deliver to Landlord or Landlord's designee, a certificate of
occupancy (if applicable) and an estoppel certificate stating that this Lease is
in full force and effect, the date to which rent has been paid, the unexpired
term of this Lease, and such other matters pertaining to this Lease as may be
requested by Landlord. It is understood and agreed that Tenant's obligations to
furnish such estoppel certificate in a timely fashion is a material inducement
for Landlord's execution of this Lease.

         E. This Lease may not be altered, changed or amended except by an
instrument in writing signed by both parties hereto subsequent to the date
hereof. This Lease, together with exhibits and riders attached hereto,
constitutes the entire agreement between the parties concerning the subject
matter included herein.

         F. All obligations of Tenant hereunder not fully performed as of the
expiration or earlier termination of the term of this Lease shall survive the
expiration or earlier termination of the term hereon. including, without
limitations all payment obligations with respect to taxes and insurance and all
obligations concerning the condition of the Premises.

<PAGE>

         G. If any clause or provision of this Lease is illegal, invalid or
unenforceable under present or future laws effective during the term of this
Lease, then, and in that event, it is the intention of the parties hereto that
the remainder of this Lease shall not be affected thereby, and it is also the
intention of the parties to this Lease that in lieu of each clause or provision
of this Lease that is illegal, invalid or unenforceable there be added as a part
of this Lease contract or clause or provision as similar in terms to such
illegal, invalid or unenforceable clause or provision as may be possible and be
legal, valid and enforceable.

         H. All references in this Lease to "the date hereof", or similar
references, shall be deemed to refer to the last date, in point of time, on
which all parties hereto have executed this Lease.

         I. Time is of the essence of this Lease and all of its provisions. This
Lease in all respects shall be governed by the laws of the State of Florida.

         J. Tenant agrees to comply with subdivision regulations, protective
covenants, or other restrictions of records that are applicable to the Project
now or in the future, provided the foregoing are not inconsistent with the terms
and provisions of this Lease.

         K. As long as same are not applied in an arbitrary manner, Tenant
agrees to observe and comply with and Tenant agrees that his agents and all
persons visiting in the Premises will observe and comply with the rules and
regulations annexed hereto as Exhibit "Rules and Regulations", and such other
and further reasonable rules and regulations as Landlord may from time to time
deem needful and prescribe for the reputation, safety, care and cleanliness of
the Building, and the preservation of good order therein and the comfort, quiet
and convenience of other occupants of the Building, which rules and regulations
shall be deemed terms and conditions of this Lease. Landlord shall not be liable
to Tenant for the violation of any of the said rules and regulations by any
other Tenant or person.

         L. In accordance with Florida law, the following statement is hereby
made: Radon is a naturally occurring radioactive gas that, when it has
accumulated in a building in sufficient quantities, may present health risks to
persons who are exposed to it over time. Levels of radon that exceed federal and
state guidelines have been found in buildings in Florida. Additional information
regarding radon and radon testing may be obtained from your County Public Health
Unit.

         M. The obligations of Tenant hereunder shall not be affected, impaired
or excused, nor shall Landlord have any liability whatsoever to Tenant, because:
(i) Landlord is unable to fulfill, or is delayed in fulfilling any of his
obligations under this Lease by reason of strike, other labor trouble,
governmental preemption of priorities or other controls in connection with a
national or other public emergency or shortages of fuel, supplies, labor or
materials, Acts of God or any other cause, whether similar or dissimilar, beyond
Landlord's reasonable control.

         N. Landlord shall have the right to transfer and assign, in whole or in
part, all of its rights and obligations hereunder and in the Building and the
Premises, and in such event and upon such transfer (and the assignment of the
Security Deposit, if any, to such transferee) Landlord shall be released from
any further obligations hereunder, and Tenant agrees to look solely to such
successor in interest of Landlord for the performance of Landlord's obligations
hereunder.

         O. Tenant agrees not to record this Lease, or any memorandum hereof,
but Landlord may record this Lease, or a memorandum thereof, at its sole
discretion.

         P. Each party represents and warrants that it has not dealt with any
agent or broker in connection with this transaction except for: Coral Reef
Development Corp. in the case of Landlord and Codina Realty Services, Inc. in
the case of Tenant. If either party's representations and warranties prove to be
untrue, such party will indemnify the other party against all resulting
liabilities, costs, expenses, claims, demands and causes of action, including
reasonable attorneys' fees and costs through all appellate actions and
proceedings, if any. The foregoing will survive to the end of the Lease term.

<PAGE>

         Q. Nothing contained in this Lease shall be deemed by parties hereto or
by any third party to create the relationship of principal and agent,
partnership, joint ventures or any association between Landlord and Tenant, it
being expressly understood and agreed that neither the method of computation of
rent nor any other provisions contained in this Lease, nor any act of the
parties hereto, shall be deemed to create any relationship between Landlord and
Tenant other than the relationship of landlord and tenant.

         R. Any acts to be performed by Landlord under or in connection with
this Lease may be delegated by Landlord to its managing agent or other
authorized person or firm.

         S. This Lease shall not be more strictly construed against either party
hereto by reason of the fact that one party may have drafted or prepared any or
all of the terms and provision hereof. It is acknowledged that each of the
parties hereto has been fully represented by legal counsel and that each of such
legal counsel has contributed substantially to the content of this Lease.

         T. If more than one person or entity is named herein as Tenant, their
liability hereunder will be joint and several. The undersigned represents and
warrants to Landlord that they have the full power and authority to execute the
Lease on behalf of Tenant.

         U. Landlord and Tenant agree that no portion of the monthly rent paid
by Tenant during the portion of the term of this Lease occurring after the
expiration of any period during which the payment of rent has been abated shall
be allocated, for income tax purposes, by Landlord or Tenant to such rent
abatement period, nor is such rent intended by the parties to be allocable, for
income tax purposes, to any rent abatement period.

         V. Landlord shall allow Tenant, at Tenant's sole cost and expense, and
subject to all permits, authorization and approval from any governmental
authority having jurisdiction over the Property, to locate on the exterior of
the Building in which the Premises is located, such signage as shall be
available in accordance with the Landlord's sign criteria, and as allowed by
law, regulation or ordinance, of a type, color, layout, size, and in a location
reasonably acceptable to Landlord, subject to Landlord's sign criteria, and in a
location acceptable to Landlord in its sole reasonable discretion.

         W. No payments by Tenant or receipt by Landlord of a lesser amount than
any payment of rent herein stipulated shall be deemed to be other than on
account of the earliest stipulated rent, nor shall any endorsement or statement
on any check or any letter accompanying any check or payment as rent be deemed
an accord and satisfaction, and Landlord may accept such check or payment
without prejudice to Landlord's right to recover the balance of such rent or
pursue another remedy provided for in this Lease or available at law or in
equity.

         X. Provided that Tenant's joinder is required under applicable law to
make same effective, Tenant shall from time to time, upon request from Landlord,
join in a plat or plats of the Premises and join the granting of such utility
easement or road dedications as may be reasonably necessary to serve the
Premises. Tenant's joinder in any of the foregoing is on condition that there is
no obligation or expense imposed upon Tenant by reason thereof, except as
specifically set forth herein, and that any such plat or easement will not
unreasonably interfere with the ingress and egress, quiet enjoyment, exposure or
visibility of the Premises.

         Y. No waiver by Landlord of any provision hereof shall be deemed to
have been made unless such waiver be in writing signed by Landlord. The failure
of Landlord to insist upon the strict performance of any of the covenants or
conditions of this Lease. or to exercise any option herein conferred, shall not
be construed as waiving or relinquishing for the future any such covenants,
conditions or options, but the same shall continue and remain in full force and
effect. No act of Landlord or its agent during the term hereof shall be deemed
an acceptance of a surrender of the Premises unless made in writing and
personally subscribed by Landlord neither shall the delivery of the keys to the
premises by Tenant to Landlord or its agents be deemed a surrender and
acceptance thereof.

<PAGE>

         28.      COMPLIANCE WITH DIRECTIVES OF AUTHORITIES:

         Tenant shall, at his own cost and expense, promptly execute and comply
with all present or future rules, regulations, laws and orders of all public
authorities which are or may become applicable to the Premises. Tenant waives
any claim against Landlord for any expense or damage resulting from compliance
with any of the said rules, regulations, laws or orders.

         A. Non-Liability of Landlord. Neither Landlord nor any beneficiary,
agent, servant, or employee of Landlord, nor any Mortgagee, shall be liable to
Tenant for any loss, injury, or damage, to Tenant or to any other person, or to
its or their property, irrespective of the cause of such injury, damage or loss,
unless caused by or resulting from the gross negligence or willful misconduct of
Landlord, his agents, servants or employees in the operation or maintenance of
the Premises or the Building, subject to the doctrine of comparative negligence
in the event of contributory negligence on the part of Tenant or any of its
subtenants or licensees or its or their employees, agents or contractors. Tenant
recognizes that any Mortgagee will not be liable to Tenant for injury, damage or
loss caused by or resulting from the gross negligence or willful misconduct of
the Landlord. Further, neither Landlord, any Mortgagee, not any partner,
director, officer, agent, servant, or employee of Landlord shall be liable for
any such damage caused by other Tenants or persons in, upon or about the
Building, or caused by damages arising out of any loss of use of the Premises or
any equipment or facilities therein by Tenant or any person claiming through or
under Tenant.

         B. Indemnification by Tenant. Tenant shall indemnify and hold Landlord
and all Mortgagees and his and their respective partners, directors, officers,
agents, employees and beneficiaries harmless from and against any and all claims
from or in connection with: (i) the conduct or management of the Premises or any
business therein, or any work or thing whatsoever done, or any condition created
(other than by Landlord) in or about the Premises during the term of this Lease
or during the period of time, if any, prior to the Commencement Date that Tenant
may have been given access to the Premises; (ii) any act, omission or negligence
of Tenant or any of its subtenants or licensees or its or their partners,
directors, officers, agents, employees or contractors; (iii) any accident,
injury or damage whatsoever (unless caused solely by Landlord's gross negligence
or willful misconduct) occurring in, at or upon the Premises; and (iv) any
breach or default by Tenant in the full and prompt payment and performance of
Tenant's obligations under this Lease; together with all costs, expenses and
liabilities incurred in or in connection with each such claim or action or
proceeding brought thereon including, without limitation, all reasonable
attorneys' fees and expenses. In case any action or proceeding be brought
against Landlord and/or Mortgagee and/or his or their partners, directors,
officers, agents and/or employees by reason of any such claim. Tenant, upon
notice from Landlord or such Mortgagee, shall resist and defend such action or
proceeding (by counsel reasonably satisfactory to landlord or such Mortgagee).

<PAGE>

         29.      ADDITIONAL CONSTRUCTION;ADDITIONS TO ENTIRE PROPERTY:

         A. Landlord shall have the exclusive right at any time and from time to
time: to use all or any part of the roof and exterior walls of the demised
premises for any purpose; to erect temporary scaffolds and other aids to
construction on the exterior of the demised premises, provided that access to
the demised premises shall not be unreasonably denied; to enter the demised
premises to shore the foundations and/or walls thereof and to erect scaffolding
and/or protective barriers around and about the demised premises (but not so as
to preclude all entry thereto); and to install, maintain, use, repair and
replace pipes, ducts, conduits and wires leading through the demised premises
and serving other parts of the center in locations which will not material
interfere with Tenant's use thereof. Tenant further agrees that Landlord may
make any use it desires of the side or rear walls of the demised premises,
provided that there shall be no encroachment upon the interior of the demised
premises.

         B. Landlord hereby further reserves the right at any time and from time
to time to make alterations or additions to and build additional stories on, and
to build adjoining to, the building on which the demised premises are a part,
and Tenant shall have no interest of any kind whatsoever in the said additions
or additional stories or adjoining buildings. Landlord also reserves the right
to construct other buildings or improvements in the center at any time and from
time to time and to make alterations thereof or additions thereto and to build
additional stones on such building or buildings and to build adjoining the same
and to construct double-deck, elevated or subterranean parking facilities.

         C. Landlord may from time to time add property to or withdraw property
from the Entire Property. Any property so added shall thereafter be subject to
the terms of this Lease and shall be included in the term "Entire Property" as
used in this Lease, and any property so withdrawn by Landlord shall thereafter
not be subject to the terms of this Lease and shall be excluded from the term
"Entire Property" as used in this Lease; provided, however, that no such
property shall be deemed added to or withdrawn from the Entire Property, unless
such addition or withdrawal is designated in writing by Landlord.

         D. Tenant's business requires the ability of its customers to obtain
reasonable access to the premises. If access to Tenant's premises is prevented,
Tenant may substantially suffer from the loss of its customers. Landlord will
take all steps reasonably necessary to prevent any substantial inconvenience,
disturbance or annoyance to Tenant's customers gaining access to the premises
and will provide Tenant with such adequate notice of any circumstances as may
materially impair access to the premises so that Tenant may notify its customers
to alter their travel plans. Subject to the foregoing, landlord shall not be
liable for any inconvenience, disturbance, loss of business or any other
annoyance arising from any exercise of any or all of the rights of landlord in
this Paragraph.

<PAGE>

         E. Tenant acknowledges that Landlord has disclosed to it its intention
to build additional buildings on the Entire Property in accordance with a
Conceptual Master Site Plan. Tenant further acknowledges that Landlord may, from
time to time, modify or amend said Conceptual Master Site Plan, or may elect to
terminate same in its entirety.

         IN WITNESS WHEREOF, the parties hereto have signed and delivered this
Lease as of the date set forth below.

         EXECUTED BY LANDLORD, this 16th day of June, 2000.

Witnesses:                       LANDLORD

Name:  /s/ Patricia Marquez      AIRPORT KEY CORPORATION, a Florida corporation
      Patricia Marques           By: /s/ Pier L. Pavoni
          (Print)                    Pier L. Pavoni - Executive Vice President

Name:  /s/ Ray Blanco
          Ray Blanco
          (Print)

         EXECUTED BY TENANT, this 16th day of June, 2000.

Witnesses:                         TENANT

Name:  /s/ Robert Traino           BELL MICROPRODUCTS-FUTURE TECH, INC.
          Robert Traino            By: /s/ Juan M. Ortiz, VP & CFO
          (Print)

Name:  /s/ Louis Leonardo          Juan M. Ortiz
          Louis Leonardo             (Print)
          (Print)

<PAGE>
                             RULES AND REGULATIONS

         1. The entries, passages, corridors, halls, elevators, and stairways
shall not be obstructed by Tenants for any purpose and shall only be used for
ingress and egress to and from their respective Premises. No mats or other
objects shall be permitted in the public corridors.

         2. The doors, windows. sash doors and any lights that reflect or admit
light into the halls other places of the Building shall not be covered or
obstructed, except as may be approved by Landlord. or performed as part of the
Work Supplement Letter. The water and wash closets and urinals shall not be used
for any purposes other than those for which they were constructed, and no
injurious substance of any kind whatsoever shall be thrown therein, and the
expense of any breakage, stoppage or damage resulting from a violation of this
rule shall be borne by Tenant or Tenants who, or whose clerks, agents or
servants shall cause it. Tenants, their agents and employees shall put out all
lights and close and lock all entrance doors upon leaving the Premises.

         3. Tenant agrees that no sign, advertisement or notice shall be
inscribed, painted or affixed on any part of the inside or outside of the
Building except on the entrance office doors and then only if of such size,
color and style as Landlord shall determine. At the option of Landlord, only the
sign painters designated by landlord shall be employed by Tenant for this work.
No awnings, coverings, air-conditioning units or other fixtures shall be affixed
to any of the windows in the Premises without Landlord's consent.

         4. Landlord shall have power to prescribe the weight and position of
iron safes and machinery, and they shall in all cases stand on two (2) inch
thick plant to distribute the weight, and the expense of repairing any damage
done to the Building by installing or removing a safe or machinery, or by the
same while on the Premises, shall be borne by Tenant. Safes and machinery shall
not be moved into or out of the Building except by persons approved of and at
times fixed by Superintendent. No freight. furniture, packages or bulky matter
of any description will be received in the Building, or carried up or down in
the elevators, except during the hours designated by landlord. Tenant agrees
that all machines or machinery placed in the Premises by Tenant will be erected
and placed so as to prevent any vibration or annoyance to any other of the
Tenants in the Building of which the Premises are a part, and it is agreed that
upon written request of Landlord, Tenant will, within ten (10) days after the
mailing of such notice, provide approved settings for the absorbing, preventing,
or decreasing of noise from any or all machines or machinery placed in the
Premises.

         5. Tenant shall not install or operate in the Premises any electrically
operated equipment or other equipment of any kind or nature whatsoever which
will increase unreasonably the consumption of electricity or water, or the
production of waste, or would necessitate any changes to, or require
modifications of the use of the water, plumbing, heating, air-conditioning,
electrical systems of the Premises, without the prior written consent of
Landlord.

         6. Nothing shall be thrown by Tenants, their clerks or servants, out of
the windows or doors, or down the passageways of the Building, nor shall
anything whatsoever be kept or placed on the window sills or ledges. Tenants
shall not make or permit their clerks or servants to make improper noises, or
play musical instruments in the Premises, or interfere in any way with other
Tenants, or those having business with them, nor shall animals or birds be
brought or kept in or about the Building.

         7. No Tenants or any of their employees, agents, or visitors shall at
any time keep or have on the Premises any kerosene, camphor, benzene, naphtha,
gasoline or any inflammable or combustible fluid, chemical or explosive during
the term of this Lease.

<PAGE>

         8. If Tenants desire telegraphic or telephonic connections, landlord or
its agents shall direct the electricians as to where and how the wires are to be
introduced and without such directions no boring or cutting of wires will be
permitted. No antennas will be permitted except those required for Tenant's
business operation, which shall be located on the roof of the building, and
shall be subject to Landlord's reasonable consent shall not be visible from the
street, and shall fully comply with all governmental laws, rules and ordinances,
including building code requirements and further provided, that they shall not
increase the cost of insurance on the building or act to void any insurance
coverage.

         9. No additional locks or bolts of any kind shall be placed upon any of
the doors or windows by any Tenant, and each Tenant must, upon the termination
of his tenancy, return to Landlord all keys of offices and toilet rooms, either
furnished to or otherwise procured by such Tenant, and in the event of the loss
of keys, such Tenant shall pay to Landlord the cost thereof.

         10. Landlord shall be in no way responsible to any Tenant for any loss
of property from the Premises, however occurring, or for any damage to the
furniture or other effects of any Tenant by the Superintendent or any of
Landlord's other employees excluding gross negligence.

         11. Landlord may from time to time, adopt appropriate systems and
procedures for the security or safety of the Building, and persons, or any
equipment, furnishings or contents thereof, and Tenant shall comply with
Landlord's reasonable requirements, relative thereto.

         12. In case Landlord shall, in the exercise of any right herein
granted, store any personal property, belonging to Tenant, landlord shall have
the further right to dispose or such property by sale or otherwise upon two
weeks' notice in writing for that purpose. If Landlord shall sell any such
property, Landlord shall be entitled to retain from the proceeds thereof the
expenses of the sale and cost of storage.

         13. Landlord shall have the right to prohibit any advertising by Tenant
which in Landlord's sole opinion is harmful to the Building, its reputation or
its desirability. Tenant shall discontinue such advertising immediately upon
written notification by Landlord.

         14. Landlord reserves the right at all times to exclude loiterers,
vendors, solicitors, and peddlers from the Building and to require registration
or satisfactory identification or credentials from all person seeking access to
any part of the Building outside ordinary business hours. Landlord will exercise
its best judgment in the execution of such control but not be liable for the
granting or refusal of such access.

         15. Landlord reserves the right at all times to exclude the general
public from the Building or the entire Property upon such days and at such hours
as in Landlord's sole judgment will be in the best interest of the Building, the
entire Property and its Tenants, provided however, that Landlord shall use its
best efforts not to unreasonably interfere with Tenant's business or use of the
Premises by Tenant, its guests or invitees.

         16. No wires of any kind or type (including but not limited to TV and
radio antennas) shall be attached to the outside of the Building and no wires
shall be run or installed in any part of the Building without Landlord's prior
written consent.

         17. Tenant shall keep all doors to Premises closed at all times except
for ingress and egress to the Premises.

<PAGE>

         18. All installations in the Common Telephone/Electrical Equipment
Rooms shall be limited to terminal boards and connections. All other electrical
equipment must be installed within Tenant's Office Space.

         19. It is expressly understood and agreed that any items of any nature
whatsoever placed in Common Areas (i.e., hallways, restrooms, elevators, parking
garage, storage areas and equipment rooms) are placed at the Tenant's sole risk
and Landlord assumes no responsibility whatsoever for any loss or damage as
regards said items.

         20. Landlord reserves the right to modify the foregoing rules and
regulations, or any of them and to make such other and further rules and
regulations as in its absolute judgment may from time to time be needed for the
reputation, safety, care and cleanliness of the Building, and for the
preservation of good order therein, and any such other and further miles and
regulations shall be binding upon the parties hereto with the same force and
effect as if they had been inserted at the time of the execution hereof.

         21. Tenant shall place all refuse in proper receptacles provided by the
Tenant, at its expense, or in receptacles provided by Landlord for the Building.

         22. The Premises shall not be used, or permitted to be used for
residential lodging or sleeping purposes, or for the storage of personal
effects.

         23. At the end of the term, Tenant shall promptly return to Landlord,
all keys for the Building and Premises in Tenant's possession. In the event
Tenant fails to return keys, Landlord may retain a portion of Tenant's security
deposit for locksmith's work and administration charges.

         24 Only persons approved from time-to-time by the Landlord may prepare,
solicit orders for, sell, serve or distribute foods or beverages in the
Building, or use the Common Areas for any such purpose. Except with the
Landlord's prior consent, and in accordance with arrangements approved by
Landlord, Tenant shall not permit on the Premises, the use of equipment for
dispensing food or beverages, or for the preparation, solicitation of orders
for, sale, serving, or distribution of food or beverages.

         25. Tenant shall neither bring nor permit bicycles or other vehicles
inside or on the sidewalks outside the Building, except in areas designated from
time-to-time by the Landlord for such purposes.

         26. *If Landlord designates Tenant parking areas for the Building or
the Entire Tract, Tenant shall park its vehicles, and shall cause its employees,
guests. invitees and agents to park their vehicles only in such designated
parking areas. Tenant shall furnish to Landlord, upon request, the current
license plate numbers of all vehicles owned or used by Tenant, its employees or
agents, and Tenant thereafter shall notify the Landlord of any changes in such
numbers within ten (10) days after the occurrence thereof. In the event of
failure of the Tenant or its employees or agents to park their vehicles in such
designated parking area, Tenant shall forthwith on demand, pay to Landlord the
sum of Twenty Dollars ($20.00) per day for each car so parked. Landlord, may
itself or through an agent designated for such purpose. make, administer and
enforce additional rules and regulations regarding parking by Tenants, their
employees, agents, guests or invitees, including without limitation, rules and
regulations permitting the Landlord or such agent to move or tow any vehicles
improperly parked to the designated parking areas. No disabled vehicle shall be
left in the parking areas of the Building or the Entire Tract for more than
twenty four (24) hours.

*Except as described in Paragraph 26 of this Lease Agreement and shown in
 Exhibi A.

<PAGE>

                            RIDER NUMBER ONE TO LEASE
                         Dated __________________, 2000

                                 OPTION TO RENEW

         A. Landlord hereby grants Tenant the option to renew (the "Renewal
Option") the initial Term (not to include, for purposes of this Rider only, the
Renewal Term, as hereinafter defined) for Two (1) additional terms of Sixty (60)
months (the "Renewal Term") commencing as of the date immediately following the
expiration of the Term, such option to be subject to the covenants and
conditions set forth in this Rider.

         B. Tenant shall give Landlord written notice (the "Renewal Notice") of
Tenant's election to exercise its Renewal Option not later than one hundred
eighty (180) prior to the expiration of the then-current term of the Lease;
provided that Tenant's failure to give the Renewal Notice by said date, whether
due to Tenant's oversight or failure to cure any existing defaults or otherwise,
shall render the Renewal Option null or void.

         C. Tenant shall not be permitted to exercise the Renewal Option at any
time during which Tenant is in monetary or material non-monetary default under
the Lease, subject to applicable notice and grace periods (if any). If Tenant
fails to cure any default under the Lease prior to the commencement of the
Renewal term, subject to applicable notice and grace periods, the Renewal Term
shall be immediately canceled, unless Landlord elects to waive such default, and
Tenant shall forthwith deliver possession of the Premises to Landlord as of the
expiration or earlier termination of the then-current term of the Lease.

         D. Tenant shall be deemed to have accepted the premises in "as-is"
condition as of the commencement of the Renewal Term, subject to any other
repair and maintenance obligations of Landlord under the Lease, it being
understood and agreed that Landlord shall have no additional obligation to
renovate or remodel the Premises or any portion of the Building as a result of
Tenant's renewal of the Lease.

         E. The covenants and conditions of the Lease in force during the
original Term, as the same may be modified from time to time, shall continue to
be in effect during the Renewal Term, except as follows:

         (1) The "Commencement Date" for the purpose of the Option shall be the
first day of the Renewal Term.

         (2) The Base Rent for the Renewal Term shall be at the lesser of the
then current rental rate or 95 percent (95%) of the then Fair Market Rental
Value of the Premises. "Fair Market Rental Value" of the Premises shall be an
amount determined by the parties on the basis on the then prevailing market
rental rate for industrial space comparable to the Premises. Commencing one (1)
year prior to the expiration of the initial term of the Lease, Tenant shall have
the right to request Landlord's determination of the Base Rent for the Renewal
Term. Landlord shall notify Tenant of its determination no later than one
hundred (150) days prior to the expiration date of the initial term so that
Tenant shall have sufficient time to decide whether to elect to renew the Lease.
Notwithstanding the foregoing , if Landlord and Tenant have not finalized the
Base Rent payable for the Renewal Term (as evidenced by a written renewal
agreement executed by the parties) on or before the sixtieth (60th) day prior to
the expiration of the initial term of the Lease, for any reason whatsoever, then
the Renewal Notice shall de deemed to be void and of no further force or effect
and the Lease shall expire on the scheduled Expiration Date, and Tenant shall
have no further rights whatsoever to renew or extend the Lease.

         (3) Following expiration of the Renewal Term as provided herein, Tenant
shall have no further right to renew or extend the Lease.

         F. Tenant's option to renew the Lease shall not be transferable by
Tenant, except in conjunction with a permissible Transfer in accordance with
applicable provisions of the Lease.

<PAGE>

                                    Exhibit A

                                [graphic omitted]

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