Document:

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                             THE LOS VERDES BUILDING
                          5000 SAWGRASS VILLAGE CIRCLE
                        PONTE VEDRA BEACH, FLORIDA 32082

                                 LEASE AGREEMENT

                                     between

                       PONTE VEDRA MANAGEMENT GROUP, LTD.,
                          a Florida limited partnership

                                       and

                               PLANETRX.COM, INC.

                             Date: December 2, 2002

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                                SUMMARY OF LEASE

THIS DOCUMENT IS MERELY A SUMMARY AND ANY PROVISIONS OF THE LEASE AND OTHER
AGREEMENTS BETWEEN LANDLORD AND TENANT SHALL PREVAIL OVER CONFLICTING PROVISIONS
CONTAINED HEREIN.

(A)      LANDLORD'S
         MAILING ADDRESS:           5000 Sawgrass Village Circle, Suite 28
                                    Ponte Vedra Beach, Florida 32082

(B)      TENANT'S NAME:             PLANETRX.COM, INC.

         MAILING ADDRESS:           5000 Sawgrass Village Circle, Suite 32
                                    Ponte Vedra Beach, Florida 32082

(C)      PREMISES:                  4,348 rentable square feet
                                    within The Los Verdes Building
                                    5000 Sawgrass Village Circle
                                    Ponte Vedra Beach, Florida  32086
                                    Known as Suite No. 32

(D)      TERM:                      Three Years (Thirty-six months)

(E)      COMMENCEMENT DATE:         January 1, 2003

(F)      EXPIRATION DATE:           December 31, 2006

(G)      FIRST YEAR BASE RENT:      $21.90 per rentable square foot per lease
                                    year, payable in monthly installments of
                                    $7,935.10 plus applicable sales taxes
                                    thereon. RENT CONCESSION APPLIES TO MONTH
                                    ONE THROUGH MONTH THREE OF THE INITIAL LEASE
                                    TERM

(H)      SECURITY/DAMAGE DEPOSIT:   $25,233.63 (Refer to Lease Language for
                                    Refund Provision)

(I)      PERMITTED USE:             Office use

(J)      EXHIBITS:                  The following  exhibits attached to this
                                    Lease are hereby incorporated herein and
                                    made a part hereof

                                       SCHEDULE "A"   -Rent Schedule
                                       EXHIBIT "A"    -Premises
                                       EXHIBIT "B"    -Estoppel Certificate
                                       EXHIBIT "C"    -Rules and Regulations
                                       EXHIBIT "D"    -Approved Floor Plan
                                       EXHIBIT "E"    -Tenant Improvement
                                                       Specifications
                                       EXHIBIT "F"    -Cubicles/Modular
                                                       Workstations

Please make all checks payable to: PONTE VEDRA MANAGEMENT GROUP, LTD. and
mail/deliver to 5000 Sawgrass Village Circle, Suite 28, Ponte Vedra Beach,
Florida 32082.

PLEASE INCLUDE PONTE VEDRA MANAGEMENT GROUP, LTD. AS AN ADDITIONAL INSURED ON
ALL INSURANCE POLICIES.

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                                 LEASE AGREEMENT

THIS LEASE AGREEMENT (hereinafter referred to as the "Lease") is made and
entered into the 2nd day of December, 2002 by and between PONTE VEDRA MANAGEMENT
GROUP, LTD., a Florida limited partnership (hereinafter referred to as
"Landlord") and PLANETRX.COM, INC., a Delaware Corporation (hereinafter referred
to as "Tenant").

WITNESSETH:

THAT LANDLORD, in consideration of the rents and agreements hereafter promised
and agreed by Tenant to be paid and performed, does hereby lease to Tenant, and
Tenant does hereby lease from Landlord, the Premises described herein, subject
to the following terms.

1                 ARTICLE: DESCRIPTION OF PROPERTY; TERM

1.1   SECTION.          DESCRIPTION OF PROPERTY. Landlord hereby leases to
Tenant and Tenant hereby leases from Landlord that certain space located on the
3rd floor in the Building known as the Los Verdes Building located at 5000
Sawgrass Village Circle, Ponte Vedra Beach, Florida (the "Building") and
designated as Suite 32 (the "Premises"). A depiction of the Premises is attached
hereto as EXHIBIT "A". The total square footage of the Premises is 4,348
rentable square feet, which amount includes tenant's prorata share of common
areas and shall be deemed to be the size of the Premises for all purposes.
During the Term, Tenant shall have the right to use in common with other tenants
of the Building, their invitees, customers and employees, the lobby areas,
stairways, elevators, hallways, lavatories and all other parts of the Building
designated by Landlord as common areas together with the parking areas
appurtenant to the Building. All of the land and real property underlying the
Building or adjacent thereto, with all improvements thereto including the
Building, and used in connection with the operation of the Building, together
with the parking areas appurtenant to the Building, shall be referred to herein
as the "Property".

1.2   SECTION.          TERM. Commencing on the Rent Commencement Date Tenant
shall have and hold the Premises for a term of Thirty-six (36) months
(hereinafter referred to as the "Term" or "Lease Term"), commencing upon
substantial completion of the Premises, as hereinafter provided (the
"Commencement Date") which is estimated to be January 1, 2003 and expiring on
December 31, 2006 (the "Expiration Date"). In the event the Rent Commencement
Date occurs on a day other than the first day of a calendar month, the first
Base Rent and Additional Rent (hereinafter defined) payment shall be in the
amount of the Base Rent and Additional Rent for the next full calendar month
plus the prorated Base Rent and Additional Rent for the calendar month in which
the Term of this Lease commences, such payment to be due on the Commencement
Date.

2                 ARTICLE: BASE RENT

2.1   SECTION.          BASE RENT; LATE CHARGE; SALES TAX. Tenant agrees to pay
Landlord base rent as per SCHEDULE "A" of this agreement. Monthly installments
are due on or before the first day of each and every month during the first year
of the Lease Term. In addition, Tenant agrees to pay Additional Rent (hereafter
defined) as provided in Article 3 below (the Base Rent and Additional Rent shall
be considered Rent as that term is used in Florida Statute Chapter 83 and shall
sometimes be collectively referred to as the "Rent"). The Rent shall be paid by
Tenant without demand, offset or deduction. In the event any monthly installment
of Rent payment is not paid in full on or before the fifth day of each calendar
month, in addition to any other remedies Landlord may have under this Lease, at
law or in equity, Tenant agrees to pay a late charge equal to five percent (5%)
of the delinquent amount, monthly. Tenant further agrees that the late charge
assessed pursuant to this Lease is not interest, and the late charge assessed
does not constitute a lender or borrower/creditor relationship between Landlord
and Tenant, and may be treated by Landlord as Additional Rent owed by Tenant.
Tenant shall pay to Landlord all sales, use or other taxes (other than income or
franchise taxes applicable to the Landlord or the Landlord's operation)
pertaining to the Rent which shall be remitted by Landlord to the Florida
Department of Revenue or other appropriate taxing authority.

2.2   SECTION.          BASE RENT ADJUSTMENT. Commencing on the first
anniversary of the Rent Commencement Date (provided such anniversary date falls
on the first day of the month, otherwise on the first day of the following
month) and each and every annual anniversary thereafter (each a "Lease Year"),
the Base Rent shall increase on an annual basis by 3%.

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2.2.1        the first day of each Lease Year following the first Lease Year
shall be the "Adjustment Date"

2.2.2        Following adjustment in accordance with the provisions hereof, the
phrase "Base Rent" as used in this Lease shall refer to the Base Rent as
adjusted in accordance with this Section throughout the term of this Lease.

2.2.3        Except as specifically set forth herein with regard to casualty or
condemnation, in no event shall that Adjusted Base Rent for any Lease Year be
less than the Base Rent (as may have theretofore been adjusted) for any prior
Lease Year.

2.3   SECTION.          PLACE OF PAYMENT. All payments of Rent shall be payable
to Landlord, 5000 Sawgrass Village Circle, Suite 28, Ponte Vedra Beach, Florida
32082, or at such other place as Landlord may, from time to time, designate in
writing to Tenant. All Rent shall be payable in current legal tender of the
United States, as the same is then by law constituted. Any extension,
indulgence, or waiver granted or permitted by Landlord in the time, manner or
mode of payment of Rent, upon any one (1) or more occasions, shall not be
construed as a continuing extension, indulgence or waiver by Landlord.

3            ARTICLE: ADDITIONAL RENT

3.1   SECTION.          ADDITIONAL RENT. Tenant, on the first day of each month
during the Term, shall pay to Landlord, as Additional Rent, without demand,
offset or deduction, an amount equal to 1/12 of Tenant's Proportionate Share of
the Estimated Operating Expenses in excess of $7.80 per rentable square foot, as
calculated by Landlord (prorated for any partial month). For purposes of
calculating Additional Rent, the following terms shall have the meanings set
forth below:

3.1.1        OPERATING EXPENSES. All expenses relating to the operation and
maintenance of the Property, including without limitation the following:

(a)                     wages and salaries of all persons engaged in the
                        maintenance and operation of the Property, including
                        social security taxes and all other taxes which may
                        be levied against Landlord;

(b)                     medical and general benefits for all Building employees,
                        pension payments and other fringe benefits;

(c)                     administrative expenses and charges;

(d)                     all insurance premiums, including any insurance premiums
                        for Landlord's insurance;

(e)                     stand-by sprinkler charges, water charges and sewer
                        charges;

(f)                     electricity and fuel used in the heating, ventilation,
                        air-conditioning, lighting and all other operations of
                        the Property;

(g)                     trash removal and recycling expenses;

(h)                     painting of all common areas within the Property,
                        including painting, striping and the provision of
                        signage on all pavement curbs, walkways, driveways and
                        parking areas;

(i)                     window cleaning, janitorial services and related
                        equipment and supplies;

(j)                     management fees incurred in the operation of the
                        Property;

(k)                     cleaning, maintenance and repair of the Property;

(l)                     maintenance and service contracts;

(m)                     tools, equipment and supplies necessary for the
                        performance of repairs and maintenance (which are not
                        required to be capitalized for federal income tax
                        purposes);

(n)                     maintenance and repair of all mechanical, electrical and
                        intrabuilding network cabling equipment in or upon the
                        Property;

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(o)                     cleaning, maintenance and repair of elevators,
                        restrooms, lobbies, hallways and other common areas of
                        the Building;

(p)                     cleaning, maintenance and repair of pavement, curbs,
                        walkways, lighting facilities, landscaping, driveways,
                        parking areas and drainage areas upon and adjacent to
                        the Property;

(q)                     real estate taxes assessed against the Property. The
                        term "real estate taxes" shall mean any tax or
                        assessment levied, assessed or imposed at any time by
                        any governmental authority upon or against the Property
                        or any part thereof, any tax or assessment levied, or
                        any franchise, income, profit or other tax or
                        governmental imposition levied, assessed or imposed
                        against or upon Landlord in substitution in whole or in
                        part for any tax or assessment against or upon the
                        Property or any part thereof;

(r)                     assessments for public improvements imposed against the
                        Property;

(s)                     all other costs and expenses which would be considered
                        as an expense of cleaning, maintaining, operating or
                        repairing the Property;

(t)                     a reasonable amortization cost due to any capital
                        expenditures incurred to reduce or limit operating
                        expenses of the Property;

(u)                     the amortized portion of any cost or expense for any
                        capital expenditure which may be required by
                        governmental authority for any reason, or which may be
                        required by Landlord's insurance carrier;

(v)                     any and all costs associated with providing and
                        maintaining security for the Property, including any
                        security systems and security personnel; and

(w)                     any and all costs associated with any governmental
                        taxes, levies or impositions arising after the execution
                        of this Lease.; and

3.1.2        Operating Expenses shall not include costs and expenses which are:

(a)                     charged to or chargeable to a particular tenant or
                        tenants of the Building;

(b)                     charged to or chargeable to tenants of any other
                        Building owned by Landlord or managed in common with the
                        Project;

(c)                     covered by any insurance (except to the extent of any
                        deductible paid by Landlord) or not actually paid by or
                        on behalf of Landlord;

(d)                     rent abatement, rent allowances, tenant improvements,
                        collection expenses for delinquent amounts, advertising
                        expenses for the Project, rent inducements, leasing or
                        brokerage commissions or similar leasing expenses;

(e)                     the costs of any repairs or replacements, which by sound
                        accounting practices, should be capitalized. In this
                        connection, the good faith decision of Landlord's
                        accountants made in conformity with generally accepted
                        accounting practices, historically applied, shall be
                        final.

(f)                     for those costs and expenses (a) shared among or
                        attributable to property other than the Building and/or
                        (b) for Common Areas used in common with other buildings
                        in the Project; with any other building owned by
                        Landlord or any other building managed in common with
                        the Project to the extent the same exceed the fair
                        apportionment of such costs and expenses to the Building

3.1.3        Tenant shall pay the full cost of any items exclusively provided to
Tenant and/or the Premises.

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 3.1.4       TENANT'S  PROPORTIONATE  SHARE. A fraction having as a numerator
the total rentable square footage of the Premises as set forth in Section 3.1
above and a denominator of the total rentable square footage in the Building,
to-wit: 33,292 rentable square feet. Thus, Tenant's proportionate share under
this Lease shall be 13.06%

 3.2  SECTION.          ESTIMATED OPERATING EXPENSES. On or near the beginning
of each calendar year of the term, Landlord shall furnish to Tenant a budget
setting forth Landlord's estimate of Operating Expenses for the subject calendar
year ("Estimated Operating Expenses"). If there shall be any increase in the
Operating Expenses for any calendar year, Landlord shall furnish to Tenant a
revised budget and the Estimated Operating Expenses shall be adjusted and paid
or credited, as the case may be. If a calendar year ends after the expiration or
termination of this Lease, the Additional Rent payable hereunder shall be
prorated to correspond to that portion of the calendar year occurring within the
Term.

3.3   SECTION.          RECONCILIATION OF OPERATING EXPENSES. After the end of
each calendar year, Landlord shall furnish to Tenant a statement showing the
Operating Expenses incurred for the preceding calendar year. Tenant shall either
receive a refund or be assessed an additional sum based upon the difference
between, i) payments made by Tenant pursuant to section 3.1, and ii) Tenant's
Proportionate Share (as defined in section 3.1.4.) of the Operating Expenses in
excess of $7.80 per rentable square foot. Any additional sum owed by Tenant to
Landlord shall be paid within ten (10) days of receipt of assessment. Any refund
owed by Landlord to Tenant shall be credited toward Tenant's next month's rental
payment. Each operating statement given by Landlord shall be conclusive and
binding upon Tenant unless, within thirty (30) days after Tenant's receipt
thereof, Tenant shall notify Landlord that it disputes the accuracy of said
operating statement. In such case, Tenant shall have the right, at its expense
to audit said statement. Failure of Landlord to submit the written statement
referred to herein shall not waive any rights of Landlord, unless such statement
is not submitted within one year from the end of the prior calendar year.

4                 ARTICLE: SECURITY/DAMAGE DEPOSIT

4.1   SECTION.          SECURITY/DAMAGE DEPOSIT. Upon the Effective Date of this
Lease, Tenant shall pay the sum of $25,233.63 to Landlord, which shall be held
by Landlord as security for the performance by Tenant of all of the terms,
covenants and conditions of the Lease. $8,411.21 shall be refunded to Tenant at
the end of month 12 and month 24 of the Lease Term, assuming satisfactory
compliance with tall terms and obligations as per this Lease Agreement. It is
expressly understood that such deposit shall not be considered an advance
payment of Rent or a measure of Landlord's damages in the event of default by
Tenant. Landlord shall have the right to apply all or any part of the security
deposit against any damage, injury, expense or liability incurred by Landlord as
a result of Tenant's default, including, but not limited to: (a) unreasonable
wear and tear of the Premises; (b) loss or damage to the Premises or other
property of the Landlord caused by Tenant, Tenant's officers, employees, agents
invitee, or licensees; (c) the cost of restoring the Premises, except for
reasonable wear and tear, to the same condition it was in at the time Tenant
took occupancy thereof; and (d) Rent payments which remain due and owing beyond
any applicable grace period. Landlord shall not be limited in pursuing
Landlord's remedies against Tenant for costs, losses or damages to the Premises
or to any other property of Landlord for any such costs, losses or damages which
are in excess of the above described security deposit. Such money shall bear no
interest and may be commingled with other security deposits or funds of
Landlord.

5                 ARTICLE: USE OF PREMISES

5.1   SECTION.          USE OF PREMISES. Tenant shall use the Premises for
general office use only and no other purpose without first obtaining the written
consent of Landlord. Tenant will not use or permit the use of the Premises or
any part thereof for any unlawful purpose, or in violation of any ordinances,
laws, rules or regulations of any governmental body or of Landlord's Rules and
Regulations as provided for in EXHIBIT "C" to this Lease. Landlord may make
reasonable revisions to the Rules and Regulations from time to time as it deems
to be in the best interests of the Building and its tenants. Tenant shall not do
or permit any act which would constitute a public or private nuisance or waste
or which would be a nuisance or annoyance or cause damage to Landlord or
Landlord's other tenants or which would invalidate any policies of insurance or
increase the premiums thereof now or hereafter written on the Building and/or
Premises.

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6                 ARTICLE: PARKING

6.1   SECTION.          PARKING. There shall be available at the Property on a
first come first served basis, parking free of charge, for the non-exclusive use
of Tenant, NOT TO EXCEED A MAXIMUM OF SIXTEEN (16) SPACES. LANDLORD SHALL
ENFORCE THIS CAP.

7                 ARTICLE: COMPLETION OF PREMISES

7.1   SECTION.          LEASEHOLD IMPROVEMENTS. See Exhibit "E."

7.2   SECTION.          COMPLETION BY LANDLORD; COMMENCEMENT DATE. See
Exhibit "E".

7.3   SECTION.          DELAY BY TENANT. Based upon the Approved Floor Plan,
Landlord shall prepare and deliver to Tenant, the time frame for completion of
Landlord's Work and Tenant's Work (the "Critical Path"). If substantial
completion of the Premises by Landlord is delayed due to any one or more of the
following:

7.3.1        Tenant's failure to furnish, approve, or authorize any plans beyond
the time period provided in the Critical Path to be provided or other time
period/limits set forth herein;

7.3.2        Tenant's delay or failure in submitting to Landlord any
information, authorization, or approvals in compliance within the time limits
set forth in the Critical Path, including, without limitation, any information
required to prepare plans;

7.3.3        changes in or additions to plans as requested by Tenant resulting
in a delay beyond the dates set forth in the Critical Path;

7.3.4        the performance or completion of any work in the Premises by Tenant
or any person, firm or corporation employed by Tenant;

7.3.5        Tenant's request for materials, components, finishes or
improvements which are not available in a commercially reasonable time given the
anticipated date of substantial completion of the Premises by Landlord as set
forth herein;

7.3.6        Tenant's failure to pay, when due, any amounts required to be paid
by Tenant pursuant to this Lease;

7.3.7        Tenant's failure to comply with all federal, state, or local laws
or regulations, including, without limitation, all codes and ordinances;

7.3.8        Tenant's request for additional bidding or rebidding of the cost of
all or a portion of the completion of the Premises beyond the dates set forth in
the Critical Path;

7.3.9        changes or postponements requested by Tenant to the work being
completed;

7.3.10       any error in plans or other documents caused by Tenant, or its
employees or agents; and

7.3.11       any other act or omission of Tenant, or its employees or agents
which, will result in delays beyond the dates set forth in the Critical Path;

then the Premises shall be deemed ready for occupancy on the date it would have
been ready, but for such delay, and Rent shall commence as of such earlier date.
Any changes to floor plans after Landlord and Tenant have agreed to the Approved
Floor Plan shall be subject to Landlord's approval, and furthermore, Tenant
shall pay for any additional costs that may be incurred by Landlord which are
caused by the changes so requested by Tenant.

7.4   SECTION.          ACCEPTANCE OF PREMISES. Tenant acknowledges that
Landlord has not made any representations or warranties with respect to the
condition of the Premises. The taking of possession of the Premises by Tenant
shall be conclusive evidence that the Premises were in good and satisfactory
condition at the time such possession was taken, except for the minor
insubstantial details of which Tenant gives Landlord notice within thirty (30)
days after the Commencement Date. If Landlord shall give Tenant permission to
enter into possession of the Premises prior to the Commencement Date, such
possession or occupancy shall be deemed to be upon all the terms, covenants,
conditions, and provisions of this Lease, including the execution of the
Estoppel Certificates.

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To Landlord's knowledge, without the duty of an independent investigation, the
Premises and Building are in compliance with all applicable codes, laws, and
regulations as of the date of this Lease Agreement.

8                 ARTICLE: LANDLORD AND TENANT OBLIGATIONS

8.1   SECTION.          LANDLORD REPAIRS. Landlord will not be required to make
any improvements, replacements or repairs of any kind or character to the
Premises during the term of this Lease, except as are set forth in this Section.
Landlord will maintain only the roof, foundation, parking and Common Areas, the
structural soundness of the exterior walls and air conditioning and heating
equipment, mechanical doors and other mechanical equipment serving the
Building(s) generally. Landlord's cost of maintaining the items set forth in
this Section is subject to the Additional Rent provisions above. Landlord will
not be liable to Tenant, except as expressly provided in this Lease, for any
damage or inconvenience, and Tenant will not be entitled to any damages nor to
any abatement or reduction of Rent by reason of any repair, alterations or
additions made by Landlord under this Lease.

8.2   SECTION.          TENANT REPAIRS. Tenant will, at its direct expense,
maintain the Premises in a first class condition (except for those items listed
under Section 8.1 above). Without limiting the generality of the foregoing,
Tenant will maintain and keep in good repair (including replacement when
necessary):

8.2.1        the interior of the Premises, including walls, floors and ceilings.

8.2.2        all windows and interior doors, including frames, glass, molding
and hardware;

8.2.3        all wires and plumbing within the Premises which service the
Premises (as distinguished from those serving the Building(s) generally);

8.2.4        all signs, air conditioning and heating equipment (see attached
Rules and Regulations for service requirements), mechanical doors and other
mechanical equipment situated on or in the Premises or serving the Premises (as
distinguished from those serving the Building(s) generally); and

8.2.5        those utility facilities installed by or at the request of Tenant
not common to the rest of the Building.

Tenant will further make all other repairs to the Premises made necessary by
Tenant's failure to comply with its obligations under this Section. All fixtures
installed by Tenant will be new or will have been completely and recently
reconditioned.

8.3   SECTION.          REQUEST FOR REPAIRS. All requests for repairs or
maintenance to Landlord pursuant to Section 8.1 above must be made in writing to
Landlord.

8.4   SECTION.          TENANT DAMAGES. Tenant will not allow any damage to
occur on any portion of the Premises, and at the termination of this Lease, by
lapse of time or otherwise, Tenant will deliver the Premises to Landlord in as
good condition as existed at the Commencement Date of this Lease, ordinary wear
and tear excepted. The cost and expense of any repairs necessary to restore the
condition of the Premises will be borne by Tenant.

8.5   SECTION.          FLOOR LOADS; NOISE AND VIBRATION. Tenant shall not place
a load upon any floor of the Premises which exceeds the load per square foot
which such floor was designed to carry or which is allowed by law. Business
machines and mechanical equipment belonging to Tenant which cause noise,
electrical interference or vibration that may be transmitted to the structure of
the Building or to the Premises to such a degree as to be objectionable to
Landlord shall, at Tenant's expense, be placed and maintained by Tenant in
settings of cork, rubber, or spring-type vibration eliminators sufficient to
eliminate such noise, electrical interference or vibration.

8.6   SECTION.          SERVICES. Landlord shall furnish to the Premises
reasonable quantities of heat, ventilation and air conditioning ("HVAC"),
electricity, elevator service and water at all times during the Term from 7:30
a.m. to 6 p.m. on weekdays and 7:30 a.m. to 12:00 noon on Saturdays. On Sundays,
New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, and
Christmas Day such service shall not be provided by Landlord. Landlord will
provide after-hour HVAC service upon reasonable advance request and Tenant will
be charged an hourly rate of $25.00 per hour, subject to increase based upon
increases in the utility provider's charge per kilowatt hour for electrical
service that takes place subsequent to execution of this Lease. Electricity,
water and elevator service will be provided at all times, subject to matters
beyond the reasonable control of Landlord.

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      Tenant shall not without Landlord's prior written consent in each
instance, connect any fixtures, appliances or equipment to the Building's
electrical system which would materially, in Landlord's reasonable opinion,
increase Tenant's electrical consumption. Should Landlord grant such consent,
all additional risers or other equipment required shall be provided by Landlord
and the cost thereof shall be paid by Tenant within 10 days after being billed
therefore. As a condition to granting such consent, Landlord may require Tenant
to agree to pay, as Additional Rent, an amount adequate to compensate for the
additional electrical energy to be made available to Tenant based upon the
estimated additional capacity of such additional risers or other equipment, as
determined by Landlord from time to time.

8.7   SECTION.          JANITORIAL SERVICES. Landlord shall cause the Premises,
including the exterior and interior of the windows thereof, to be cleaned in a
manner standard to the Building. Landlord shall provide such janitorial service
five (5) days per week, which would include a minimum of custodial service
(trash removal, floor cleaning, dusting and lavatory cleaning and sanitation).
As an incidence of Additional Rent, Tenant shall pay to Landlord on demand, the
additional cost incurred by Landlord for: (a) extra cleaning work in the
Premises required because of (i) misuse or neglect on the part of Tenant or
subtenants or its employees or visitors; (ii) the use of portions of the
Premises for purposes requiring greater or more difficult cleaning work than
normal office areas; (iii) interior glass partitions or unusual quantity of
interior glass surfaces, and (iv) non-building standard materials or finishes
installed by Tenant or at its request; (b) removal from the Premises and the
Building of any refuse and rubbish of Tenant in excess of that ordinarily
accumulated in business office occupancy or at times other than Landlord's
standard cleaning times; and (c) the use of the Premises by Tenant other than
during business hours on business days.

8.8   SECTION.          TELEPHONE AND CABLE. Tenant shall be solely responsible
for all telephone, television, cable and other communication expenses incurred
in connection with Tenant's use of the Premises. Landlord shall provide base
telephone services to the Building.

9                 ARTICLE: LANDLORD'S AND TENANT'S PROPERTY

9.1   SECTION.          LANDLORD'S PROPERTY. All fixtures, equipment,
improvements and appurtenances attached to or built into the Premises at the
commencement of, or during the Term of this Lease, including carpeting or other
similar personal property, whether or not by or at the expense of Tenant, shall
be and remain a part of the Premises, and shall be deemed the property of
Landlord ("Landlord's Property") and shall not be removed by Tenant except as
set forth herein.

9.2   SECTION.          TENANT'S PROPERTY. All business and trade fixtures,
machinery and equipment, communications equipment and office equipment, whether
or not attached to or built into the Premises, which are installed in the
Premises by or for the account of Tenant without expense to Landlord and which
can be removed without damage to the Premises or any structural damage to the
Building, and all furniture, furnishings and other articles of moveable personal
property owned by Tenant and located in the Premises (hereinafter collectively
referred to as "Tenant's Property") shall remain the property of Tenant and may
be removed by Tenant at any time during the Term of this Lease. In the event
Tenant's Property is so removed, Tenant shall repair or pay the cost of
repairing any damage to the Premises or to the Building resulting from the
installation and/or removal thereof and restore the Premises to the same
physical condition and layout as they existed at the time Tenant was given
possession of the Premises. Any equipment or other property for which Landlord
shall have granted any allowance or credit to Tenant shall not be deemed to have
been installed by or for the account of Tenant without expense to Landlord,
shall not be considered Tenant's Property and shall be deemed the property of
Landlord.

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9.3   SECTION.          REMOVAL OF TENANT'S PROPERTY. At or before the
Expiration Date of this Lease, or within five (5) days after any earlier
termination hereof, Tenant, at its expense, shall remove from the Premises all
of Tenant's Property (except such items thereof as Landlord shall have expressly
permitted to remain, which property shall become the property of Landlord), and
Tenant shall repair any damage to the Premises or the Building resulting from
any installation and/or removal of Tenant's Property, and shall restore the
Premises to the same physical condition and layout as they existed at the time
Tenant was given possession of the Premises, reasonable wear and tear excepted.
Any other items of Tenant's Property which shall remain in the Premises after
the Expiration Date of this Lease, or after a period of five (5) days following
an earlier termination date, may, at the option of Landlord, be deemed to have
been abandoned, and in such case, such items may be retained by, or otherwise
disposed of by Landlord. Landlord may request Tenant to remove and pay to
Landlord the cost of repairing any damage to the Premises or the Building
resulting from any installation and/or removal of Tenant's Property and the cost
of restoring the Premises to the same physical condition and layout as they
existed at the time Tenant was given possession of the Premises, reasonable wear
and tear excepted.

10                ARTICLE: INSURANCE

10.1  SECTION.          TENANT'S INSURANCE.

10.1.1       Tenant shall, at its cost and expense, obtain and maintain at all
times during the Term, for the protection of Landlord and Tenant, public
liability insurance (comprehensive general liability or commercial general
liability) including contractual liability insurance, with a combined personal
injury and property damage limit of not less than Two Million Dollars
($2,000,000.00) (combined single limit), insuring against all liability of
Tenant and its representatives arising out of and in connection with Tenant's
use or occupancy of the Property. Landlord and Landlord's Superior Mortgagee (as
their interest shall appear) shall be named as additional insured.

10.1.2       Tenant shall, at its cost and expense, obtain and maintain at all
times during the Term, fire and extended coverage insurance on the Premises and
its contents, including any leasehold improvements made by Tenant in an amount
sufficient so that no co-insurance penalty shall be invoked in case of loss.

10.1.3       Tenant shall increase its insurance coverage, as required, but not
more frequently than each calendar year if, in the reasonable opinion of
Landlord or any mortgagee of Landlord, the amount of public liability and/or
property damage insurance coverage at that time is not adequate.

10.2  SECTION.          LANDLORD'S INSURANCE. Landlord, at its expense, shall
maintain in force during the Term:

10.2.1       comprehensive general public liability insurance, which shall
include coverage for personal liability, contractual liability, Landlord's legal
liability, bodily injury (including death) and property damage, all on an
occurrence basis with respect to the Property with coverage for any one
occurrence or claim of not less than Two Million Dollars ($2,000,000) (combined
single limit) or such higher amount as the Superior Mortgagee may from time to
time require, with Tenant being named as an additional insured; and

10.2.2       fire and extended coverage insurance, with an agreed amount
endorsement and for the full replacement value of the Building for the
replacement value of the leasehold improvement to the Premises made by Landlord
(whether or not reimbursed by Tenant).

10.3  SECTION.          INSURANCE CRITERIA. All insurance required under this
Lease shall be issued by insurance companies licensed to do business in the
jurisdiction where the Property is located. Such companies shall have a
policyholder rating of at least "A" and be assigned a financial size category of
at least "Class X" as rated in the most recent edition of "Best's Key Rating
Guide" for insurance companies. Each policy shall contain an endorsement
requiring thirty (30) days written notice from the insurance company to Landlord
before cancellation or any change in the coverage, scope or amount of any
policy. Each policy, or a certificate showing it is in effect, together with
evidence of payment of premiums, shall be deposited with Landlord on or before
the Commencement Date, and renewal certificates or copies of renewal policies
shall be delivered to Landlord at least thirty (30) days prior to the expiration
date of any policy.

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<PAGE>

10.4  SECTION.          EVIDENCE OF INSURANCE. Prior to the Commencement Date
and upon each renewal of its insurance policies, each party shall give
certificates of insurance to the other party. The certificate shall specify
amounts, types of coverage and the waiver of subrogation. The policies shall be
renewed or replaced and maintained by the party responsible for that policy. If
either party fails to give the required certificate within thirty (30) days
after written notice of demand for it, the other party may obtain and pay for
that insurance and receive reimbursement from the party required to have
insurance, plus interest on the amounts advanced at 18% simple interest per
annum.

10.5  SECTION.          INSURANCE RISK INCREASES. If any of Landlord's insurance
policies shall be canceled or cancellation shall be threatened or the coverage
thereunder reduced or threatened to be reduced in any way because of the use of
the Premises or any part thereof by Tenant or any assignee or subtenant of
Tenant or by anyone Tenant permits on the Premises where such usage is for other
than general office use and would, in the underwriter's reasonable opinion,
increase the risk of fire or other casualty, and if Tenant fails to remedy the
condition within a reasonable time after notice thereof, Landlord may at its
option, either terminate this Lease (but only after written notice) or enter
upon the Premises and attempt to remedy such condition, and Tenant shall
promptly pay the cost thereof to Landlord. Landlord shall not be liable for any
damage or injury caused to any property of Tenant or of others located on the
Premises from such entry.

10.6  SECTION.          WAIVER OF SUBROGATION. All policies covering real or
personal property which either party obtains affecting the Property shall
include a clause or endorsement denying the insurer any rights of subrogation or
recovery against the other party to the extent rights have been waived by the
insured before the occurrence of injury or loss. Landlord and Tenant hereby
waive any rights of subrogation or recovery against the other for damage or loss
to their respective property due to hazards covered or which should be covered
by policies of insurance obtained or which should be or have been obtained
pursuant to this Lease, to the extent of the injury or loss covered thereby
assuming that any deductible shall be deemed to be insurance coverage.

10.7  SECTION.          DESTRUCTION OF THE PREMISES OR BUILDING. If, during the
Term hereof, the Premises are damaged by reason of fire or other casualty,
Tenant shall give immediate notice thereof to Landlord. Subject to the prior
rights of any mortgagee, Landlord shall restore the Premises to substantially
the same condition they were in immediately before said destruction. Landlord
shall provide its opinion within sixty (60) days of the casualty. If, in
Landlord's reasonable opinion, the restoration can be accomplished within 270
calendar days after the date Landlord receives notice of the destruction, such
destruction shall not result in a termination of this Lease. If, in Landlord's
reasonable opinion, the restoration cannot be performed within the time stated
in this Section , then within thirty (30) days after the determination or the
date the determination was due that the restoration cannot be completed within
said time, Landlord or Tenant may terminate this Lease upon thirty (30) days
notice to the other party. If Landlord fails to terminate this Lease and
restoration is permitted under existing laws, Landlord shall restore the
Premises within a reasonable period of time not exceeding 270 calendar days from
the date of the casualty, and this Lease shall continue in full force and
effect. Rent shall be abated during the period in which the Premises (or portion
thereof on a prorated basis) are rendered untenantable as a result of such
damage, unless said damage was caused by the negligence or intentional wrongful
act of Tenant or its officers, employees, agents or invitees. Should Landlord
elect to terminate this Lease, the entire insurance proceeds shall be and remain
the outright property of Landlord, subject to the prior rights of any mortgagee
and except any proceeds received for Tenant's Property, or proceeds received
from Tenant's business interruption insurance, if any.

         In the event that the Building has been damaged or destroyed by fire or
other casualty to the extent that the cost of restoration of the Building will
exceed a sum constituting fifty percent (50%) of the total replacement cost
thereof, Landlord shall have the right to terminate this Lease provided that
notice thereof is given to Tenant not later than sixty (60) days after such
damage or destruction and Landlord elects not to restore the Building and
terminates all other leases for space in the Building.

11                ARTICLE: ALTERATIONS AND MECHANIC'S LIENS

11.1  SECTION.          ALTERATIONS BY TENANT. No alterations shall be made by
Tenant after completion of Tenant Improvements unless the conditions listed
below are met. As used herein, the alterations shall not include revisions,
restorations or repairs which are minor and are merely decorative in nature.

                                       11
<PAGE>

11.1.1       Tenant shall provide a sealed set of plans prepared and certified
by an architect to Landlord, and Tenant shall have received the prior written
consent of Landlord;

11.1.2       all such alterations or improvements shall be performed by Landlord
at Tenant's expense, or by a licensed contractor approved by Landlord;

11.1.3       Tenant shall have procured all permits, licenses and other
authorizations required for the lawful and proper undertaking thereof, and
immediately upon completion of any such alterations, Tenant shall obtain a
proper Certificate of Occupancy if applicable and deliver same to Landlord;

11.1.4       all alterations when completed shall be of such a nature as not to
(i) reduce or otherwise adversely affect the value of the Premises; (ii)
diminish the general utility or change the general character thereof; (iii)
result in an increase of the Operating Expenses, or (iv) adversely affect the
mechanical, electrical, plumbing, security or other such systems of the Building
or the Premises;

11.1.5       all alterations made by Tenant shall remain on and be surrendered
with the Premises on expiration or termination of this Lease, except Landlord
may require that upon expiration or termination of the Lease that Tenant remove
any and all alterations Tenant has made to the Premises; and

11.1.6       Tenant shall be liable for any increase in the Building insurance
costs caused, in whole or part, by any alterations make by Tenant to the
Premises.

11.2  SECTION.          MECHANIC'S, MATERIALMEN'S AND LABORER'S LIENS. Tenant
agrees that it will make full and prompt payment of all sums necessary to pay
for the cost of repairs, alterations, improvements, changes or other work done
by Tenant to the Premises and further agrees to indemnify and hold harmless
Landlord from and against any and all such costs and liabilities incurred by
Tenant, and against any and all mechanic's, materialmen's or laborer's liens
arising out of or from such work or the cost thereof which may be asserted,
claimed or charged against the Premises, the Building or the Property.
Notwithstanding anything to the contrary in this Lease, the interest of Landlord
in the Property shall not be subject to liens for improvements made by or for
Tenant, whether or not the same shall be made or done in accordance with any
agreement between Landlord and Tenant and it is specifically understood and
agreed that in no event shall Landlord or the interest of Landlord in the
Property be liable for or subjected to any mechanic's, materialmen's or
laborer's liens for improvements or work made by or for Tenant. This Lease
specifically prohibits the subjecting of Landlord's interest in the Property to
any mechanic's, materialmen's or laborer's liens for improvements made by Tenant
or for which Tenant is responsible for payment under the terms of this Lease.
All persons dealing with Tenant are hereby placed upon notice of this provision.
Tenant shall advise its contractors, subcontractors, materialmen and any other
lienors of this provision. In the event any notice or claim of lien shall be
asserted of record against the interest of Landlord in the Property on account
of or growing out of any improvement or work done by or for Tenant, or any
person claiming by, through or under Tenant, for improvements or work the cost
of which is the responsibility of Tenant, Tenant agrees to have such notice of
claim of lien canceled and discharged of record as a claim against the interest
of Landlord in the Property (either by payment or bond as permitted by law)
within ten (10) days after notice to Tenant by Landlord, and in the event Tenant
shall fail to do so, Tenant shall be considered in default under this Lease.

12                ARTICLE: ASSIGNMENT AND SUBLETTING

12.1  SECTION.          TENANT'S TRANSFER.

12.1.1       Tenant shall not voluntarily assign or encumber its interest in
this Lease or in the Premises, or sublease all or any part of the Premises, or
allow any other person or entity to occupy or use all or any part of the
Premises, without first obtaining Landlord's written consent, which consent
shall not be unreasonably withheld utilizing Landlord's leasing criteria in
effect at that time. Any assignment, encumbrance or sublease without Landlord's
prior written consent shall be voidable and, at Landlord's election, shall
constitute a default hereunder. No consent to any assignment, encumbrance, or
sublease shall constitute a future waiver of the provisions of this Section .

12.1.2       If Tenant is a partnership, a withdrawal or change, voluntary,
involuntary, or by operation of law of any partner/or partners owning 50% or
more of the partnership, or the dissolution of the partnership, shall be deemed
a voluntary assignment, subject to the requirements of Section 12.1.1 above.

                                       12
<PAGE>

12.1.3       If Tenant is a corporation, any dissolution, merger or
consolidation, or other reorganization of Tenant, or the sale of or the transfer
of controlling percentage of the capital stock of Tenant, or the sale of 51% of
the total combined voting power of all classes of Tenant's capital stock issued,
outstanding, and entitled to vote for the election of directors shall be deemed
a voluntary assignment, subject to the requirements of Section 12.1.1 above.

12.1.4       Any assignment consented to by Landlord shall be evidenced by a
validly executed assignment and assumption of lease agreement, upon such terms
and provisions as shall be approved by Landlord in its sole discretion.

12.1.5       If, without the prior written consent of Landlord, this Lease is
transferred or assigned by Tenant, or if the Premises, or any part thereof, are
sublet or occupied by anybody other than Tenant, whether as a result of any act
or omission by Tenant, or by operation of law or otherwise, Landlord 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 and retain Rent directly from the transferee,
assignee, subtenant or occupant and apply the net amount collected to the Rent
due from Tenant to Landlord under this Lease.

 12.1.6      If Tenant requests Landlord's consent to a sublease, then Landlord
shall have the option (to be exercised within ten (10) business days after
Landlord's receipt of Tenant's submission of written request for Landlord's
consent and all information reasonably requested by Landlord regarding the
proposed subtenant in connection therewith), exercisable by Landlord in its sole
and absolute discretion, to cancel this Lease as to the portion of the premises
to be demised under the proposed sublease as of the commencement date of the
proposed sublease, in which event this Lease, and the tenancy and occupancy of
Tenant thereunder, as to that portion of the premises to be demised under the
proposed sublease, shall terminate as if such termination date was the original
Expiration Date of this Lease. If Landlord should fail to notify Tenant in
writing of such election within such ten (10) business day period, Landlord
shall be deemed to have waived such termination right. With any termination of
this Lease (in whole or in part) pursuant to the provisions of this Section ,
Tenant shall deliver up possession of the subject portion of the Premises in
accordance with the applicable provisions of this Lease and shall remove
Tenant's property therein in accordance with the applicable provision of this
Lease.

12.2  SECTION.          TENANT'S LIABILITY. Notwithstanding any assignment or
sublease, and notwithstanding the acceptance of Rent by Landlord from any such
assignee or sublessee, Tenant shall continue to remain liable for the payment of
Rent hereunder and for the performance of all of the agreements, conditions,
covenants and terms herein contained.

13                ARTICLE: OBLIGATION TO COMPLY

13.1  SECTION.          OBLIGATIONS OF TENANT. Tenant shall, during the Term of
this Lease, at its sole cost and expense, comply with all valid laws,
ordinances, regulations, orders and requirements of any governmental authority
which may now or hereafter be applicable to the Premises or to its use, whether
or not the same shall interfere with the use or occupancy of the Premises,
arising from (a) Tenant's particular use of the Premises; (b) the particular
manner or conduct of Tenant's business or operation of its installations,
equipment or other property therein; (c) any cause or condition created by or at
the instance of Tenant which is unique to Tenant; or (d) breach of any of
Tenant's obligations hereunder, whether or not such compliance requires work
which is structural or non-structural, ordinary or extraordinary, foreseen or
unforeseen. Tenant shall pay all of the costs, expenses, fines penalties and
damages which may be incurred by Landlord by reason or arising out of Tenant's
failure to fully and promptly comply with and observe the provisions of this
Section. Tenant shall give prompt notice to Landlord of any notice it receives
of the violation of any law or requirement of any public authority with respect
to the Premises or the use or occupation thereof. Tenant's obligation to comply
with laws shall include, without limitation, those laws and regulations
contemplated by Section 13.2 below and Title III of the Americans With
Disabilities Act of 1990, as amended. In the event Tenant receives any notice
alleging violation of any of the aforementioned laws, ordinances, regulations,
orders, rules or requirements relating to any portion of the Property; or any
notice of regulatory action or investigation instituted in connection therewith,
Tenant shall provide written notice to Landlord thereof within five (5) days
after receipt of same by Tenant.

                                       13
<PAGE>

13.2  SECTION.          RULES AND REGULATIONS. Tenant shall comply with all
rules and regulations now existing (See EXHIBIT "C"), or as may be published by
Landlord to tenants of the Building from time to time.

13.3  SECTION.          ATTORNEYS' FEES. With respect to any default, failure to
perform or any other dispute between Tenant and Landlord arising out of this
Lease, the prevailing party shall be entitled to recover from the non-prevailing
party all costs incurred, including reasonable attorney's costs and fees, which
shall include, but not be limited to, such costs and fees incurred prior to
institution of litigation or in litigation, including trial and appellate
review, and in arbitration, bankruptcy or other administrative or judicial
proceeding.

14                ARTICLE: RIGHT OF LANDLORD TO PERFORM TENANT'S COVENANTS

14.1  SECTION.          PAYMENT OR PERFORMANCE. Landlord shall have the right,
upon ten (10) days prior written notice to Tenant (or without notice in case of
emergency or in order to avoid any fine, penalty, or cost which may otherwise be
imposed or incurred), to make any payment or perform any act required of Tenant
under any provision in this Lease, and in exercising such right, to incur
necessary and incidental costs and expenses, including reasonable attorney's
costs and fees. Nothing herein shall imply any obligation on the part of
Landlord to make any payment or perform any act required of Tenant, and the
exercise of the right to do so shall not constitute a release of any obligation,
waiver of any default or obligation of Landlord to make any similar payment or
perform any similar act in the future.

14.2  SECTION.          REIMBURSEMENT. All payments made, and all costs and
expenses incurred in connection with Landlord's exercise of the right set forth
in Section 14, shall be reimbursed by Tenant within ten (10) days after receipt
of a bill setting forth the amounts so expended. Any such payments, costs and
expenses made or incurred by Landlord shall be treated as Rent owed by Tenant.

15                ARTICLE: NON-LIABILITY AND INDEMNIFICATION

15.1  SECTION.          INDEMNIFICATION.

15.1.1       Tenant agrees to indemnify and hold harmless Landlord, and its
respective agents and employees, from and against any and all liabilities,
claims, demands, costs and expenses of every kind and nature (including
attorney's fees and costs incurred at trial, on appeal or in bankruptcy
proceedings), including those arising from any injury or damage to any person
(including death), property or business (1) sustained in or about the Property
and resulting from the negligence or willful act of Tenant, its employees,
agents, servants, licensees or subtenants, or (2) resulting from the failure of
Tenant to perform its obligations under this Lease; provided, however, Tenant's
obligations under this section shall not apply to injury or damage to the extent
resulting from the negligence or willful act of Landlord, its agents or
employees.

15.1.2       Landlord agrees to indemnify and hold harmless Tenant, and its
respective agents and employees, from and against any and all liabilities,
claims, demands, costs and expenses of every kind and nature (including
attorneys' fees and costs incurred at trial, on appeal or in bankruptcy
proceedings), arising from any injury or damage to any person (including death),
property or business (1) sustained in or about the Property and resulting from
the negligence or willful act of Landlord, its employees, agents, servants or
licensees, or (2) resulting from the failure of Landlord to perform its
obligations under this Lease; provided, however, Landlord's obligations under
this section shall not apply to injury or damage to the extent resulting from
the negligence or willful act of Tenant, or its respective agents or employees.

15.2  SECTION.          RIGHT OF RECOVERY. Neither Landlord nor Tenant shall be
liable to the other or to an insurance company (by way of subrogation or
otherwise) insuring the other party for any loss or damage to any building,
structure or other tangible property, or any resulting loss of income, or losses
under worker's compensation laws and benefits, even though such loss or damage
might have been occasioned by the negligence of such party, its agents or
employees, to the extent such loss or damage is covered by insurance benefiting
the party suffering such loss or damage or was required to be covered by
insurance pursuant to this Lease.

                                       14
<PAGE>

15.3  SECTION.          INDEPENDENT OBLIGATIONS; FORCE MAJEURE. The obligations
of Tenant hereunder shall not be affected, impaired or excused, nor shall
Landlord have any liability whatsoever to Tenant, because: (a) Landlord is
unable to fulfill, or is delayed in fulfilling, any of its obligations under
this Lease by reason of strike, other labor trouble, governmental action or
inaction, controls or shortages of fuel, supplies, labor or materials, acts of
God or any other cause, whether similar or dissimilar, beyond Landlord's
reasonable control assuming prudent practices; or (b) of any failure or defect
in the supply, quantity or character of electricity, HVAC or water furnished to
the Premises, by reason of any requirement, act or omission of the public
utility or others serving the Building with electric energy, steam, oil, gas or
water, or for any other reason whether similar or dissimilar, beyond Landlord's
reasonable control.

16                ARTICLE: DEFAULT

16.1  SECTION.          EVENTS OF DEFAULT. Tenant shall be in default under this
Lease if any one or more of the following events shall occur:

16.1.1       Tenant shall fail to pay any installment of the Rent or any other
expenses called for hereunder as and when the same shall become due and payable
and such installment or other expense remains unpaid for thirty (30) days after
Tenant has received written notice of said default from Landlord; or

16.1.2       Tenant shall default in the performance of or compliance with any
of the other terms or provisions of this Lease, and such default shall continue
for a period of ten (10) days after the giving of written notice thereof from
Landlord to Tenant, or, in the case of any such default which cannot, after
making a diligent effort, be cured within said ten (10) days, Tenant shall fail
to proceed within said ten (10) day period to cure such default and thereafter
to prosecute the curing of same with all due diligence (it being intended that
as to a default not susceptible of being cured with due diligence within such
period of ten (10) days, the time within which such default may be cured shall
be extended for such period as may be necessary to permit the same to be cured
with bona fide due diligence). Notwithstanding the foregoing, if at any time
Landlord determines that such default may have a material adverse effect on the
Property, then Landlord shall notify Tenant and the cure period shall terminate
and Landlord may pursue its remedies for said default as provided in Article 17;
or

16.1.3       Tenant shall assign, transfer, mortgage or encumber this Lease or
sublet the Premises in a manner not permitted by Article 12; or

16.1.4       Tenant shall file a voluntary petition in bankruptcy or any Order
for Relief be entered against it, or shall file any petition or answer seeking
any arrangement, reorganization, composition, re-adjustment or similar relief
under any present or future bankruptcy or other applicable law, or shall seek or
consent to or acquiesce in the appointment of any trustee, receiver, or
liquidator of Tenant of all or any substantial part of Tenant's properties; or

16.1.5       If any creditor of Tenant shall file a petition in bankruptcy
against Tenant or for reorganization of Tenant, under state or federal law, and
if such petition is not discharged within ninety (90) days after the date on
which it is filed; or

16.1.6       Tenant shall vacate or abandon the Premises; then, and in any such
event, or during the continuation thereof Landlord may, at its option elect any
remedy available under Florida Law or as provided in Article 17.

                                       15
<PAGE>

16.2  SECTION.          HOLDING OVER. If Tenant does not vacate the Premises
upon the expiration or earlier termination of this Lease, Tenant will be a
tenant at sufferance for the holdover period and all of the terms and provisions
of this Lease will be applicable during that period, except that Tenant will pay
Landlord (in addition to Additional Rent and any other sums payable under this
Lease) as Base Rent for the period of such holdover an amount equal to two times
the Base Rent which would have been payable by Tenant had the holdover period
been a part of the original term of this Lease (without waiver of Landlord's
right to recover damages as permitted by law). Upon the expiration or earlier
termination of this Lease, Tenant agrees to vacate and deliver the Premises, and
all keys thereto, to Landlord upon delivery to Tenant of notice from Landlord to
vacate. The rental payable during the holdover period will be payable to
Landlord on demand. No holding over by Tenant, whether with or without the
consent of Landlord will operate to extend the term of this Lease. Tenant
indemnifies Landlord against all claims made by any tenant or prospective tenant
against Landlord resulting from delay by Landlord in delivering possession of
the Premises to such other tenant or prospective tenant due to Tenant's failure
to timely vacate the Premises.

17                ARTICLE: REMEDIES/DAMAGES

In the event Tenant is in default under this Lease as provided in Article 16,
Landlord may elect, in addition to any and all remedies provided by Florida Law,
any or all of the following remedies:

17.1  SECTION.          TERMINATION OF LEASE. By written notice to Tenant,
designate a date upon which the Lease shall terminate ("Termination Date"), and
thereupon, on the Termination Date, this Lease and all rights of Tenant
hereunder shall terminate. Such termination by Landlord shall not affect the
obligations of Tenant arising under the Lease prior to the Termination Date or
the other remedies of Landlord.

17.2  SECTION.          TERMINATION OF TENANT'S POSSESSION. Landlord may elect
to terminate Tenant's possessory rights, without terminating the Lease, and upon
such election, Tenant shall surrender the Premises to Landlord, and Landlord, at
any time after such termination, may, without further notice, re-enter and
repossess the Premises without being liable to any prosecution or damages
therefore, 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. At any time or from time to time after any such termination of
Tenant's possession, Landlord may relet the Premises or any part thereof, in the
name of Landlord or otherwise, for such term or terms and on such conditions as
Landlord, in its sole discretion, may determine, and may collect and receive the
rents therefore. Landlord shall not be responsible or liable for any failure to
relet the Premises or any part thereof or for any failure to collect any rent
due upon any such reletting. The termination of Tenant's possession shall not
relieve Tenant of its liability and obligations under this Lease, including the
obligation to pay Rent, and such liability and obligations shall survive any
such termination. Any Rent or other monetary obligation of Tenant that has been
abated, deferred or forgiven by Landlord in this Lease or any amendment thereto,
and the cost of all Tenant Improvements provided or paid for by Landlord, shall
immediately become due and payable upon the occurrence of an event of default by
Tenant under this Lease. If Landlord, at its option shall relet the Premises
during said period, Landlord shall credit Tenant with the net rents received by
Landlord from such reletting, such net rents to be determined by first deducting
from the gross rents, as and when received by Landlord, the expenses incurred or
paid by Landlord in terminating this Lease and in securing possession thereof,
as well as the expenses of reletting, including, without limitation, the
alteration and preparation of the Premises for new tenants, brokers'
commissions, attorneys' fees and all other expenses properly chargeable against
the Premises and the rental therefrom. It is hereby understood that any such
reletting may be for a period shorter or longer than the remaining Term of this
Lease but in no event shall Tenant be entitled to receive any excess of such net
rents over the sum payable by Tenant to Landlord hereunder, nor shall Tenant be
entitled in any suit for the collection of damages pursuant hereto to a credit
in respect of any net rents from a reletting, except to the extent that such
rents are actually received by Landlord.

17.3  SECTION.          DAMAGES. Landlord may elect, whether this Lease or
Tenant's possession is terminated or not, to recover damages from the Tenant in
accordance with either of the following provisions:

                                       16
<PAGE>

17.3.1       The present value of the entire amount of the Rent which would
become due and payable during the remainder of the Term of this Lease, in which
event Tenant agrees to pay the same at once, together with all Rent theretofore
due, at Landlord's address as provided herein; provided, however, that such
payment shall not constitute a penalty or forfeiture or liquidated damages, but
shall constitute payment in advance of the Rent for the remainder of the Term.
Such present value shall be determined utilizing a discount rate of six percent
(6%). The acceptance of such payment by Landlord shall not constitute a waiver
of any failure of Tenant thereafter occurring to comply with any term,
provision, condition or covenant of this Lease. If Landlord elects the remedy
given in this Section, then same shall be Landlord's sole remedy for such
default; or

17.3.2       Sums equal to the Rent which would have been payable by Tenant in
accordance with the Lease payable upon the due dates as set forth in the Lease
through the Expiration Date of this Lease.

Lawsuits for the recovery of such damages, or any installments thereof, may be
brought by Landlord from time to time at its election, and nothing contained
herein shall be deemed to require Landlord to postpone suit until the date when
the Term of this Lease would have expired, nor limit or preclude recovery by
Landlord against Tenant of any sums or damages which, in addition to the damages
particularly provided above, Landlord may lawfully be entitled by reason or any
default hereunder on the part of Tenant. All remedies of Landlord provided for
herein, or otherwise at law or in equity, shall be cumulative and concurrent.

18                ARTICLE: EMINENT DOMAIN

18.1  SECTION.          SUBSTANTIAL TAKING. If all or a substantial part of the
Property are taken for any public or quasi-public use under any governmental
requirements, or by right of eminent domain or by purchase in lieu thereof and,
in Landlord's reasonable judgment, such taking would prevent or materially
interfere with the use of the Premises for the purpose for which it is then
being used, then, at the option of either Landlord or Tenant, this Lease will
terminate and the Rent will be abated during the unexpired portion of this Lease
effective on the date physical possession is taken by the condemning authority.

18.2  SECTION.          PARTIAL TAKING. Following a taking of any part of the
Property for any public or quasi-public use under any governmental requirements
or by right of eminent domain or by purchase in lieu thereof, if this Lease is
not terminated as provided in Section 18.1 above, then Landlord will, to the
extent of condemnation proceeds (excluding any proceeds for land) actually
received by Landlord, restore the Property and other improvements on the
Property to the extent necessary to make the Premises reasonably tenantable. The
Base Rent payable under this Lease during the period for which the Premises are
untenantable will be reduced to an amount determined by multiplying the Base
Rent that otherwise would be payable but for this provision by the ratio that
part of the Premises not rendered untenantable bears to the entire of the
Premises prior to the taking. If Landlord fails to substantially complete such
restoration within 180 working days of the date of the physical possession by
the condemning authority, Tenant may at its option terminate this Lease by
delivering written notice of termination to Landlord.

18.3  SECTION.          CONDEMNATION PROCEEDS. All compensation awarded for any
taking (or the proceeds of private sale in lieu thereof), whether for the whole
or a part of the Premises, will be the property of Landlord (whether such award
is compensation for damages to Landlord's or Tenant's interest in the Premises)
and Tenant hereby assigns all of its interest in any such award to Landlord;
provided, however, Landlord will have no interest in any award made to Tenant
for loss of business or for taking of Tenant's fixtures and other property
within the Premises if a separate award for such items is made to Tenant.

                                       17
<PAGE>

18.4  SECTION.          PARTIAL TAKING. In the event of any taking of less than
the whole of the Building or Premises which does not result in termination of
this Lease, then: (a) subject to the prior rights of a Superior Mortgagee,
Landlord, at its expense, shall proceed with reasonable diligence to restore the
remaining parts of the Building and the Premises (other than those parts of the
Premises which are Landlord's property and Tenant's property) to substantially
their former condition to the extent that the same is feasible (subject to
reasonable changes which Landlord shall deem desirable), so as to constitute a
complete and tenantable Building and Premises; and (b) Tenant, at its expense,
shall proceed with reasonable diligence to restore the remaining parts of the
Premises which are deemed Landlord's Property and Tenant's Property pursuant
hereto, to substantially their former condition to the extent feasible, subject
to reasonable changes which Tenant shall deem desirable and Landlord shall
approve. Such work by Tenant shall be deemed alterations as described in Section
11 hereinabove. In the event of any partial taking, Tenant shall be entitled to
a reduction in Rent for the remainder of the Lease Term following such partial
taking based upon the percentage of Premises taken relative to the original
Premises leased.

19                ARTICLE: QUIET ENJOYMENT

Landlord agrees that Tenant, upon paying all Rent and all other charges herein
provided for and observing and keeping the covenants, agreements, terms and
conditions of this Lease and the rules and regulations of Landlord affecting the
Premises on its part to be performed, shall lawfully and quietly hold, occupy
and enjoy the Premises during the Term hereof, expressly subject to the terms,
limitations and conditions contained in this Lease.

20                ARTICLE: SUBORDINATION AND ATTORNMENT

20.1  SECTION.          SUBORDINATION, ATTORNMENT AND NON-DISTURBANCE. This
Lease, and all rights of Tenant hereunder, are and shall be subordinate to any
mortgage, long-term lease such as a master lease, ground lease, deed of trust or
other encumbrance, whether now of record or recorded after the date of this
Lease, affecting all or any part of the Property. Such subordination is
self-operative without any further act of Tenant. Any mortgage, long-term lease
such as a master lease, ground lease, deed of trust or other encumbrance to
which this Lease is subject and subordinate is hereinafter referred to as a
"Superior Mortgage", and the holder of a Superior Mortgage is hereinafter
referred to as a "Superior Mortgagee". If any Superior Mortgagee shall succeed
to the rights of Landlord hereunder, whether through deed-in-lieu of
foreclosure, 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 such 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 subject to
reasonable approval by Tenant. Upon such attornment, this Lease shall continue
in full force and effect as a direct Lease between Successor Landlord and
Tenant, upon all terms, conditions, and covenants as set forth in this Lease,
except that the Successor Landlord shall not: (a) be liable for any previous act
or omission of Landlord under this Lease; (b) be subject to any offset; or (c)
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 Superior Mortgagee if such approval was required.
Further, upon such attornment, Landlord shall be released from any future
obligation hereunder. Tenant shall, within ten (10) days of a request by
Landlord, execute and deliver any documents or instruments that may be required
by Superior Mortgagee or Landlord to confirm such subordination or attornment.
So long as Tenant is not in default under this Lease, Tenant's possession of the
Premises and Tenant's rights and privileges under this Lease shall not be
diminished or interfered with by any Successor Landlord during the term of this
Lease. This particular provision shall be binding upon any assigns or successors
in interest to Landlord. Notwithstanding the subordination and attornment of
this Lease to any Superior Mortgagee which presently exists or which may
hereafter be made, or to any renewal, modification, replacement or extension
hereafter of any Superior Mortgagee, such Superior Mortgagee, by separate
recordable agreement, shall agree that so long as this Lease is in effect and
not in default, Tenant's leasehold interest under this Lease shall not be
terminated or disturbed. Such non-disturbance agreement shall also include
subordination and attornment provisions satisfactory to Superior Mortgagees.

                                       18
<PAGE>

20.2  SECTION.          NOTICE TO LANDLORD AND SUPERIOR 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: (a) until it has given written
notice of such act or omission to Landlord and any Superior Mortgagee; and (b)
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
Superior Mortgagee shall have become entitled under such Superior Mortgage to
remedy the same. In the event any Superior Mortgagee shall request reasonable
modifications to this Lease as to term, renewal or financial obligations, as a
condition to financing or refinancing, Tenant shall not unreasonably withhold,
delay or defer in providing its consent thereto.

21                ARTICLE: LANDLORD'S RIGHT OF ACCESS

21.1  SECTION.          ACCESS FOR MAINTENANCE AND REPAIR. Except for the space
within the inside surfaces of all walls, hung ceilings, floors, windows, and
doors bounding the Premises, all of the Building including, without limitation,
exterior walls, core interior walls and doors and any core corridor entrance,
any terraces or roofs adjacent to the Premises, and any space in or adjacent to
the Premises used for shafts, stacks, pipes, conduits, fan rooms, ducts,
electric or other utilities, sinks, or other facilities of the Building, and the
use thereof, as well as access thereto throughout the Premises for the purposes
of operation, maintenance, decoration and repair, are reserved to Landlord.
Landlord reserves the right and Tenant shall permit Landlord, to install, erect,
use and maintain pipes, ducts and conduits in and through the Premises. Landlord
shall be allowed to take all materials into and upon the Premises that may be
required in connection therewith, without any liability to Tenant and without
any reduction of Tenant's covenants and obligations hereunder. Landlord and its
agents shall have the right to enter upon the Premises for the purpose of making
any repairs therein or thereto which shall be considered necessary or desirable
by Landlord, in such a manner as not to unreasonably interfere with Tenant in
the conduct of Tenant's business on the Premises; and in addition, Landlord and
its agents shall have the right to enter the Premises at any time in cases of
emergency.

21.2  SECTION.          ACCESS FOR INSPECTION AND SHOWING. Upon reasonable
notice to Tenant, during normal business hours, in a manner that does not
interfere with Tenant's use of the Premises, Landlord and its agents shall have
the right to enter and/or pass through the Premises at any time to examine the
Premises and to show them to prospective purchasers, mortgagees or lessees of
the Building. During the period of twelve (12) months prior to the Expiration
Date of this Lease, Landlord and its agents may exhibit the Premises to
prospective tenants.

21.3  SECTION.          LANDLORD'S ALTERATIONS AND IMPROVEMENTS. Landlord
reserves the right to make such changes, alterations, additions, and
improvements in or to the Building and the fixtures and equipment thereof, as
well as in or to the street entrances, doors, halls, passages, elevators,
escalators and stairways thereof, and other public portions of the Building and
the Property, as Landlord shall deem necessary or desirable, and no such
alterations or changes shall be deemed a breach of Landlord's covenant of quiet
enjoyment or a constructive eviction.

22                ARTICLE: SIGNS AND OBSTRUCTION

22.1  SECTION.          SIGNS. Tenant shall not place or maintain or cause to be
placed or maintained upon any exterior door, roof, wall or window of the
Premises or the Building, any sign, awning, canopy or advertising matter of any
kind, nor place or maintain any decoration, lettering or advertising matter on
the glass of any window or door of the Premises, except as previously approved
in writing by Landlord, in Landlord's sole discretion. Tenant shall not place or
maintain any freestanding sign within or upon the Property, without first
obtaining Landlord's express prior written consent. No interior or exterior sign
visible from the exterior of the Building shall be permitted. Tenant further
agrees to maintain any such signage approved by Landlord in good condition and
repair at all times and to remove the same at the end of the Term of this Lease
if requested by Landlord. Upon removal thereof, Tenant agrees to repair any
damage to the Property caused by such installation and/or removal.

                                       19
<PAGE>

22.2  SECTION.          OBSTRUCTION. Tenant shall not obstruct the corridors,
elevators, stairs, common areas, sidewalks, parking lots or other public
portions of the Property in any manner whatsoever.

23                ARTICLE: NOTICES

23.1  SECTION.          NOTICES. All notices, requests, demands, and other
communications which are required or permitted to be given under this Lease
shall be in writing and shall be given to the party at its address or telecopy
number set forth below. Each notice shall be deemed to have been duly given and
received : (a) as of the date and time the same are personally delivered with a
receipted copy, (b) if given by telecopy, when the telecopy is transmitted to
the party's telecopy number specified below and confirmation of complete receipt
is received by that transmitting party during normal business hours or the next
Business Day if not confirmed during normal business hours; (c) if delivered by
U.S. Mail, within three (3) days after depositing with the United States Postal
Service, postage prepaid by certified mail, return receipt requested, or (d) if
given by a nationally recognized or reputable overnight delivery service within
one (1) day after deposit with such delivery service.

AS TO LANDLORD:            PONTE VEDRA MANAGEMENT GROUP, LTD.
                           5000 Sawgrass Village Circle, Suite 28
                           Ponte Vedra Beach, Florida 32082

         With a copy to    Ford, Jeter, Bowlus & Duss, P.A.
                           Attn: John S. Duss, IV, Esq.
                           10110 San Jose Boulevard
                           Jacksonville, Florida 32257

AS TO TENANT:              PLANETRX.COM, INC.
                           5000 Sawgrass Village Circle, Suite 32
                           Ponte Vedra Beach, Florida  32082

24                ARTICLE: MISCELLANEOUS

24.1  SECTION.          SUBSTITUTE PREMISES.

                                       20
<PAGE>

24.2  SECTION.          ENVIRONMENTAL INDEMNITY. Tenant agrees to indemnify and
hold Landlord harmless from and against any and all loss, claim, liability,
damages, injuries to person, property, or natural resources, cost, expense,
action or cause of action, arising in connection with the release or presence of
any "Hazardous Substances" at the Property, through the acts of Tenant, its
officers, employees, contractors, agents or invitees, whether or not foreseeable
and regardless of the source of such release or the circumstances attendant
thereto. Landlord agrees to indemnify and hold Tenant harmless from and against
any and all loss, claim, liability, damages, injuries to person, property, or
natural resources, cost, expense, action or cause of action, arising in
connection with the release or presence of any "Hazardous Substances" at the
Property, through the acts of Landlord, its officers, employees, contractors,
agents or invitees, whether or not foreseeable and regardless of the source of
such release or the circumstances attendant thereto. The foregoing indemnities
include, without limitation, all costs in law or in equity of removal,
remediation of any kind, and disposal of such Hazardous Substances; all costs of
determining whether the Property is in compliance and to cause the Property to
be in compliance with all applicable environmental laws; all costs associated
with claims for damages to persons, property, or natural resources; and
reasonable attorneys' and consultant's fees and costs, whether or not litigation
is instituted. For the purposes of the definition, Hazardous Substances
includes, without limitation, any toxic or hazardous wastes, pollutants or
substances, including, without limitation, asbestos, PCB's, petroleum products
and by-products, substances defined or listed as "hazardous substances" or
"toxic substances" or similarly identified in or pursuant to the Comprehensive
Environmental Response, Compensation and Liability Act of 1980, as amended, 42
U.S.C. Section 9601 et.seq., or as identified in or pursuant to the Hazardous
Materials Transportation Act 49 U.S.C. Section 1802 et.seq.

24.3  SECTION.          RADON GAS. Pursuant to Florida Statutes,
Section 404.056(7), the following disclosure is required by law: Radon is a
naturally occurring radioactive gas that, when it has accumulated in a building
in sufficient quantities, may present health risks to persons who are exposed to
it over time. Levels of Radon that exceed federal and state guidelines have been
found in buildings in Florida. Additional information regarding Radon and radon
testing may be obtained from your county public health unit.

24.4  SECTION.          BROKER COMMISSION. Each party represents and warrants to
the other neither has (a) employed a real estate broker; or (b) entered into any
agreement or taken any action which would result in a commission, finder's fee,
or other similar charge being payable on account of this Lease. Each party
hereto agrees to indemnify and hold harmless the other against any other cost or
expense, including reasonable attorney's fees and costs incurred by a party by
reason of a claim for a brokerage commission, brokerage fee, or brokerage charge
arising out of actions of the other indemnifying party, which agreement shall
survive the closing.

24.5  SECTION.          ESTOPPEL CERTIFICATES. Each party agrees, at any time
and from time to time as reasonably requested by the other party, to execute and
deliver to the other a statement certifying that this Lease is unmodified and in
full force and effect (or if there have been modifications, that the same are in
full force and effect as modified and stating the modifications), certifying the
dates to which the Base Rent and Additional Rent have been paid, stating whether
or not the other party is in default in performance of any of its obligations
under this Lease, and, if so, specifying each such default, and stating whether
or not any event has occurred which, with the giving of notice or passage of
time, or both, would constitute such a default, and, if so, specifying each such
event. Tenant also shall include in any such statements such other information
concerning this Lease as Landlord may reasonably request. A form of such
Estoppel Certificate is attached hereto as EXHIBIT "B". In the event either
party fails to comply with this Section, such failure shall constitute a
material breach of the Lease.

24.6  SECTION.          NO RECORDATION. This Lease shall not be recorded by
Tenant. Any attempted recordation by Tenant shall entitle Landlord to the
remedies provided for Tenant's default. At the request of Landlord, Tenant shall
promptly execute, acknowledge and deliver to Landlord a Memorandum of Lease with
respect to this Lease, and a Memorandum of Modification of Lease with respect to
any modification of this Lease, prepared by Landlord and sufficient for
recording. Such Memorandum shall not be deemed to change or otherwise affect any
of the obligations or provisions of this Lease.

                                       21
<PAGE>

24.7   SECTION.         GOVERNING LAW. This Lease shall be governed by and
construed in accordance with the laws of the State of Florida, without regard to
concepts of choice of law. In the event litigation arises between the parties in
connection with any of the terms of this Lease, venue shall lie in the Circuit
Court in St. Johns County, Florida. If any provision of this Lease or the
application thereof to any person or circumstance shall, for any reason and to
any extent, be invalid or unenforceable, the remainder of this Lease shall
remain in full force and effect. The table of contents, captions, headings and
titles in this Lease are solely for convenience of reference and shall not
affect its interpretation. This Lease shall be construed without regard to any
presumption or other rule requiring construction against the party causing this
Lease to be drafted. Each covenant, agreement, obligation, or other provision of
this Lease on Tenant's part to be performed, shall be deemed and construed as a
separate and independent covenant of Tenant, not dependent on any other
provision of this Lease. All terms and words used in this Lease, regardless of
the number or gender in which they are used, shall be deemed to include any
other number and any other gender, as the context may require.

24.8   SECTION.         NO PARTNERSHIP OR JOINT VENTURE. Nothing contained in
this Lease will be deemed or construed to create a partnership or joint venture
between Landlord and Tenant, or to create any other relationship between the
parties other than that of Landlord and Tenant.

24.9   SECTION.         APPROVAL BY SUPERIOR MORTGAGEE. If required by a
Superior Mortgagee, this Lease shall not become binding upon Landlord until
approval of the Lease by Landlord's Superior Mortgagee for the Property, notice
of which requirement by a Superior Mortgage is given to Tenant at the time the
same is executed by Landlord.

24.10  SECTION.         FINANCIAL STATEMENTS. Landlord shall require a copy of
Tenant's most recent financial statements.

24.11  SECTION.         CAPACITY TO EXECUTE LEASE. If Tenant is other than a
natural person, Tenant represents that it is legally constituted, in good
standing and authorized to conduct business in the State of Florida. Tenant
further represents that the person who is executing this Lease on its behalf has
the full power and authority to perform such execution and deliver the Lease to
Landlord, and that upon such execution and delivery, the Lease shall be valid
and binding upon Tenant in accordance with its respective terms and conditions.
To further evidence the foregoing, upon request by Landlord, Tenant shall
deliver to Landlord an appropriate corporate or partnership resolution
specifying that the signatory to the Lease has been duly authorized to execute
same on behalf of Tenant, and a Certificate of Good Standing from the State of
Florida if Tenant is anything other than a natural person or a general
partnership.

24.12  SECTION.         EXCULPATION OF LANDLORD. Landlord's obligations and
liability to Tenant with respect to this Lease shall be limited solely to
Landlord's interest in the Property, and neither Landlord nor any of the
partners of Landlord, nor any officer, director, or shareholder of any of the
partners of Landlord, shall have any personal liability whatsoever with respect
to this Lease.

24.13  SECTION.         WAIVER OF TRIAL BY JURY. IT IS MUTUALLY AGREED BY AND
BETWEEN LANDLORD AND TENANT THAT THE RESPECTIVE PARTIES HERETO SHALL, AND THEY
HEREBY DO, WAIVE TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT
BY EITHER OF THE PARTIES AGAINST THE OTHER ON ANY MATTER ARISING OUT OF OR IN
ANY WAY CONNECTED WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT OR
TENANT'S USE OR OCCUPANCY OF THE PREMISES, OR BY ANY COURSE OF CONDUCT OR COURSE
OF DEALING.

24.14  SECTION.         ENTIRE AGREEMENT. This Lease constitutes the entire
understanding between the parties and shall bind the parties, their successors
and assigns. No representations, except as herein expressly set forth, have been
made by either party to the other, and this Lease cannot be amended or modified
except by a writing signed by Landlord and Tenant.

                                       22
<PAGE>

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

Signed, sealed and delivered
in the presence of:

 ______________________________              PLANETRX.COM, INC.
 [                            ]
  ----------------------------
 Print Name
                                                     By:______________________
 ______________________________                [                    ]Print Name
 [                            ]                 --------------------
  ----------------------------                       Its _____________________
 Print Name
 ______________________________              PONTE VEDRA MANAGEMENT GROUP, LTD.
 [                            ]
  ----------------------------
 Print Name
                                                     By:______________________
 ______________________________                 [                   ]Print Name
 [                            ]                  -------------------
  ----------------------------                       Its _____________________
 Print Name

                                       23
<PAGE>

                                   EXHIBIT "A"

                                    PREMISES

TO BE PROVIDED

<PAGE>

                                   EXHIBIT "B"

                       SAMPLE TENANT ESTOPPEL CERTIFICATE
                       ----------------------------------

TO:      [Addressee]

         RE: [Type of Facility] facility located at [Location], Florida
             (the "Leased Premises"); Lease dated [Lease date] by and
             between [Tenant] as Tenant and [Landlord] as Landlord
             [Amendments](collectively, the "Lease").

Gentlemen:

         The undersigned Tenant hereby represents, warrants and certifies that:

         1.   The Lease has not been modified, changed, altered or amended in
any respect, either orally or in writing, except as may be indicated on Schedule
A annexed hereto, and constitutes the entire agreement between Tenant and
landlord under the Lease ("Landlord") affecting Tenant's leasing of the Leased
Premises. A true and correct copy of the Lease with all amendments is attached
as Schedule B. The Lease is in full force and effect and is not subject to any
contingencies or conditions not set forth in the Lease.

         2.   The term of the Lease commenced on [Commencement Date] and will
expire on [Expiration Date] the Tenant has [Number of Options and type] options
to renew the Lease term.

         3.   Tenant has paid all fixed and additional rent and other sums which
are due and payable under the Lease through the date hereof, and Tenant has not
made and will not make any prepayments of rent for more than one calendar month
in advance. There are no presently unexpired rental concessions or abatements
due under the Lease except as set forth on Schedule A annexed hereto. Tenant has
no credits, offsets, abatements, defenses, counterclaims or deductions against
any rental or other payments due under the Lease or with respect to its
performance of the other terms and conditions of the Lease, and has asserted no
claims against Landlord.

         4.   Tenant has not made any payment to Landlord as a security deposit,
advance or prepaid rent except as provided in the Lease. There is no security
deposit (whether cash or a letter of credit) paid to Landlord under the Lease.

         5.   Landlord has completed, and, if required under the Lease, paid
for, any and all tenant work required under the Lease and Tenant has accepted
the Leased Premises. Tenant is not entitled to any further payment or credit for
tenant work.

         6.   To Tenant's best knowledge, Landlord is not in default in the
performance of any of the terms of the Lease, nor is there now any fact or
condition which, with notice or lapse of time or both, will become such a
default. Tenant has not delivered to Landlord any notice of default with respect
to the Landlord's obligations under the Lease.

         7.   Tenant is not an affiliate of Landlord.

         8.   Tenant is in actual possession of the entire Leased Premises
described in the Lease and, to Tenant's best knowledge, is not in any respect in
default under any of the terms and conditions of the Lease, nor is there now any
fact or condition which, with notice or lapse of time or both, will become such
a default. Tenant has not received from Landlord any notice of default with
respect to the Tenant's obligations under the Lease.

         9.   Tenant has not assigned, transferred, mortgaged or otherwise
encumbered its interest under the Lease, nor subleased any of the Leased
Premises, nor permitted any person or entity to use the Leased Premises, except
as otherwise indicated on Schedule C annexed hereto.

<PAGE>

         10.  Except as expressly provided in the Lease, Tenant:

              (i) does not have any right to renew or extend the term of the
         Lease,

              (ii) does not have any right to cancel or surrender the Lease
         prior to the  expiration of the term of the Lease,

              (iii) does not have any option or rights of first refusal or
         first offer to purchase or lease all or any part of the Leased Premises
         or the real property of which the Leased Premises are a part; which
         rights or option to purchase Tenant hereby releases and waives;

              (iv) does not have any right, title or interest with respect
         to the Leased Premises other than as lessee under the Lease, and

              (v) does not have any right to relocate into other property
         owned by Landlord or any of Landlord's affiliates.

         12.  There has not been filed by or against Tenant an undismissed
petition in bankruptcy, voluntary or otherwise, any assignment for the benefit
of creditors, any petition seeking reorganization or arrangement under the
bankruptcy laws of the United States, or any state thereof, or any other action
brought under said bankruptcy laws with respect to Tenant.

         13.  If Tenant is required to provide insurance coverage under the
Lease, Tenant has not given or received written notice that Tenant's insurance
coverage will be canceled or will not be renewed.

         14.  To Tenant's knowledge, all systems, elements and components of the
Leased Premises are in good working order and repair and sound operating
condition. To Tenant's knowledge, Tenant's use and occupancy of the Leased
Premises complies with all applicable building, zoning, land use, environmental,
antipollution, health, fire, safety, access accommodations for the physically
handicapped, subdivision, energy and resource conservation and similar laws,
statutes, rules, regulations and ordinances, and all covenants, conditions and
restrictions applicable to the Leased Premises. Tenant has not received any
notice, citation or other claim alleging any violation of any such law, statute,
rule, regulation, ordinance, covenant, condition or restriction.

         15.  To the best knowledge of Tenant, any and all brokerage and leasing
commissions relating to and/or resulting from Tenant's execution and delivery of
the Lease and occupancy of the Leased Premises have been paid in full.

         16.  The individual executing this Tenant Estoppel Certificate on
behalf of Tenant represents and warrants that they have the power and the
authority to execute this Tenant Estoppel Certificate on behalf of Tenant.

         17.  Tenant is advised that Buyer will rely upon the truth of this
certification in acquiring the Leased Premises. This Tenant Estoppel Certificate
shall inure to the benefit of Buyer and their respective nominees, successors,
assigns, participants and designees and shall be binding upon Tenant and its
successors and assigns.

         Dated this ____ day of _______________,2000__

                                     Tenant:

                                     [Tenant][tenant's entity type]

                               By:    ________________________________

                                      Its:     _______________________

<PAGE>

                                   EXHIBIT "C"
                               RULES & REGULATIONS

1.    HOURS OF OPERATION Normal hours of operation for the Building are as
follows: 7:30 a.m. to 6:00 p.m., Monday through Friday and 7:30 a.m. to 12:00
noon on Saturday's.

2.    PARKING Unless otherwise set forth in the Lease, Tenant and all other
tenants and occupants of the Building shall have access to the parking area
through common driveways. The parking areas are non-exclusive and available to
all tenants and their employees, licensees, and guests, other than reserved
spaces. Landlord may, at any time during the Term of the lease, by notice to
Tenant, designate for use by specific tenants, vendors or visitors, parking
spaces on the land. Tenant shall not allow its employees to park in areas not
designated for such uses. No commercial or recreational vehicles shall be parked
on the Premises except those vehicles parked on a temporary basis while
delivering, repairing or servicing the Building and/or its tenants.

3.    SIGNAGE Tenant shall not affix any device, sign or other fixture to the
outside of the Building or any window, door or hallway without the prior written
consent of the Landlord. It is hereby understood that the Premises herein leased
are part of an office building consisting of professional suites, and it is
understood that there shall be uniformity as to appearance of all signage
relating to this Building. Signage shall consist of the following:

A.    A site sign or signs designed by Landlord and maintained by Landlord shall
contain the name of the Building as well as primary occupants of the Building.

B.    A directory in the lobby designed and maintained by the Landlord shall
contain the name of all tenants within the Building.

C.    A sign on or near the entrance door to each suite indicating the occupant
thereof and the nature of its business. Said signs and proposed location thereof
shall be first submitted to Landlord for approval before installation of same
and shall be at Tenant's expense. All signage for the Building will be of the
same look, size and letter style. No other signs shall be allowed.

4.    WINDOW TREATMENT No curtains, draperies, blinds, shades or screens shall
be attached to or hung or used in connection with any window or door of the
Demised Premises without the prior written consent of the Landlord. Curtains,
draperies, blinds, shades, or screens must be of a quality, type, design and
color approved by Landlord. Further, all draperies, shades, or screens shall
have a natural color or fabric facing exterior window views. No awnings or other
projections shall be attached to the outside walls of the Building. Tenant shall
not place anything or allow anything to be placed near the glass of any window,
door, partition, or wall which may appear unsightly, in Landlord's sole
discretion, from the outside of the Premises.

5.    SIDEWALKS, ETC. The sidewalks, entrances, passages, courts, elevators,
vestibules, stairways, corridors, halls and other common areas shall not be
obstructed or encumbered by any tenant, unless a tenant is specifically granted
such right in its lease, or in writing by Landlord, nor used for any purpose
other than ingress and egress to and from the Premises.

6.    PLUMBING The water and wash closets and other plumbing fixtures shall not
be used for any purposes other than those for which they were constructed, and
no sweepings, rubbish, rags, or other substances shall be thrown therein. All
damages resulting from any misuse of the fixtures shall be borne by the Tenant
who, or whose officers, employees, agents, visitors, or licensees shall have
caused the same.

7.    WALLS No tenant shall mark, paint, drill into, or in any way deface any
part of the Premises or the Building of which they form a part. No boring,
cutting, or stringing of wires shall be permitted, except with the prior written
consent of the Landlord and as it may direct.

<PAGE>

8.    BICYCLES, ETC. No bicycles, vehicles, wagons, carts or animals of any kind
shall be brought into or kept in or about the Premises.

9.    NUISANCES No tenant shall make, or permit to be made, any unseemly or
disturbing noises or disturb or interfere with occupants of this or neighboring
buildings or premises or those having business with them, whether by the use of
any musical instrument, radio, talking machine, musical noise, whistling,
singing, or in any other way. No tenant shall throw anything out of the doors,
windows, or skylights, or down the passageways. No Tenant shall cause or permit
any unusual or objectionable odors to be produced upon or permeate from the
Premises.

10.   LOCKS No additional locks or bolts of any kind shall be placed upon any of
the doors or windows by any tenant, nor shall any changes be made in existing
locks or the mechanism thereof. Each tenant must, upon the termination of its
tenancy, return to the 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 any keys so furnished, such tenant shall pay to the Landlord the cost
thereof.

11.   REMOVAL OF PROPERTY FROM PREMISES All removals, or the carrying in or out
of any safes, freight, equipment, furniture or bulky matter of any description
must take place during the hours which the Landlord may determine from time to
time. The Landlord reserves the right to prescribe the weight and position of
all safes, which must be placed upon 2-inch thick plank strips to distribute the
weight. The moving of safes or other fixtures or bulky matter of any kind must
be made after previous notice to the Manager of the Building. Any damage done to
the Building or to the tenants or to other persons in bringing in or removing
safes, furniture or other bulky or heavy articles shall be paid for by the
Tenant.

12.   TENANT REQUIREMENTS The requirements of tenants will be attended to only
at Tenant's expense and upon application at the office of the Building.
Employees shall not perform any work or do anything outside of the regular
duties, unless under special instructions from the office of the Landlord,

13.   SOLICITATION Canvassing, soliciting and peddling in the Building is
prohibited and each tenant shall cooperate to prevent the same.

14.   PASS KEY The Landlord may retain a pass key to the leased Premises, and be
allowed admittance thereto at all times to enable its representative to examine
the said Premises.

15.   ADDITIONAL RULES AND REGULATIONS The Landlord reserves the right to make
such other and further reasonable rules and regulations as in its judgment may
from time to time be needed for the safety, care and cleanliness of the
Premises, and for the preservation of good order therein, and any such other or
further rules and regulations shall be binding upon the parties thereto with the
same force and effect as if they had been inserted herein at the time of the
execution hereof.

16.   HAZARDOUS SUBSTANCES No tenant, nor any of tenant's servants, employees,
agents, visitors, or licensees, shall at any time bring or keep upon the
Premises any harmful, inflammable, combustible, or explosive fluid, chemical or
substance.

17.   LOST OR STOLEN PROPERTY Landlord will not be responsible for any lost or
stolen personal property, equipment, money or jewelry from Tenant's Premises or
public rooms regardless of whether or not such loss occurs when the area is
locked against entry.

18.   USE OF PREMISES Landlord shall not permit the preparation of food for sale
on the Premises nor use the facilities for the preparation of food for sale
without its prior written consent. Tenant shall not use the Premises for
housing, lodging, sleeping nor any immoral or illegal purpose.

19.   CONSUMPTION OF FOOD OR BEVERAGE Tenant, its employees or visitors shall
not be permitted to consume food or beverages in the common areas.

<PAGE>

20.   MACHINERY Tenant shall not operate, or permit to be operated, any
mechanical machinery, steam engine, boiler, or stove without Landlord's written
consent; Tenant will not allow the use of oil, burning fluids, kerosene,
gasoline or other fuels within the Premises.

21.   EXPLOSIVES No article deemed as extra-hazardous on account of fire or
explosion shall be brought into the Premises.

22.   JANITORIAL SERVICE Tenant shall not employ their own janitors except with
the prior written consent of Landlord; when so employed, such janitors shall be
subject to the regulations and control of Landlord (but not as agent or servant
of Landlord.) Janitorial service will be provided.

23.   LITTERING/LOITERING No littering or loitering in or on the Property.

24.   LANDLORD'S RIGHTS FOR REPAIRS It is understood and agreed that Landlord
has the undisputed right to temporarily discontinue water, electric, air
conditioning, elevator, or any other service necessary for the proper
maintenance, repair, or improvement of the Building.

25.   RULES AND REGULATIONS HEREIN In the event of any inconsistency between the
Lease with Tenant and the Rules and Regulations herein, the terms of the Lease
shall control.

<PAGE>

                                   EXHIBIT "D"

                               APPROVED FLOOR PLAN

<PAGE>

                                   EXHIBIT "E"

                      LEASEHOLD IMPROVEMENT SPECIFICATIONS

                             COMPLETION OF PREMISES

         1.   Landlord, at Landlord's expense, shall be responsible for the
              completion of the partition walls and glass entrance doors already
              permitted in order to separate the third floor of the Building
              into two tenant spaces.

         2.   Landlord, at Landlord's expense, shall have the carpets within the
              premises professionally cleaned prior to Tenant's move-in.

Landlord shall not be responsible for any additional leasehold improvements
other than items number one and number two named above.

<PAGE>

                                   EXHIBIT "F"

                         CUBLICLES/MODULAR WORKSTATIONS

The cubicles/modular workstations currently existing within the premises of
Suite 32 are available for Tenant's use at no charge to Tenant during the term
of the Lease. The cubicles/modular workstations will remain the property of
Landlord unless purchase negotiations are discussed at a later date. Relocation
or removal of these workstations must be approved by Landlord.

<PAGE>

                                   SCHEDULE A
                                   ----------

                                    BASE RENT

The Monthly Base Rent payable in advance on the first day of each month during
the term hereof is:

<TABLE>
<CAPTION>

RENTAL PERIOD                          MONTHLY BASE RENT*          SALES TAX **           TOTAL MONTHLY BASE RENT
---------------------------------- ------------------------- ----------------------- ---------------------------------
<S>                                <C>                       <C>                     <C>
January 1, 2003-March 31, 2003              Rent Concession         Rent Concession                   Rent Concession
---------------------------------- ------------------------- ----------------------- ---------------------------------
April 1, 2003-March 31, 2004                      $7,935.10                 $476.11                         $8,411.21
---------------------------------- ------------------------- ----------------------- ---------------------------------
April 1, 2004-March 31, 2005                      $8,173.15                 $490.39                         $8,663.54
---------------------------------- ------------------------- ----------------------- ---------------------------------
April 1, 2005-December 31, 2005                   $8,418.34                 $505.10                         $8,923.44
---------------------------------- ------------------------- ----------------------- ---------------------------------
</TABLE>

*        Increase in Monthly Base Rent is 3% per year (plus sales tax) for the
         entire term of the lease.

**       NOTE: THE AMOUNT OF SALES TAX LISTED ABOVE IS BASED ON THE CURRENT RATE
         FOR THE STATE OF FLORIDA, ST. JOHNS COUNTY. THIS AMOUNT WILL BE
         ADJUSTED IF THE RATE IS CHANGED BY GOVERNMENTAL AUTHORITY, FOR ANY
         REASON.<PAGE>

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

                                 LEASE AGREEMENT

                                     BETWEEN

           820 WEST LAKE, LLC, AN ILLINOIS LIMITED LIABILITY COMPANY,

                                  AS LANDLORD,

                                       AND

                             MORTGAGE EXPRESS, INC.,
                             AN ILLINOIS CORPORATION

                                    AS TENANT

                            DATED: SEPTEMBER 1, 2000

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

<PAGE>

                                TABLE OF CONTENTS

                                                                            Page

LEASE INFORMATION SUMMARY.................................................   iv

1. LEASE GRANT............................................................    1

2. TERM...................................................................    1
   2.1. Commencement Date.................................................    1
   2.2. Condition of Premises.............................................    1
   2.3. (Intentionally Omitted)...........................................    1

3. RENT...................................................................    1
   3.1. Base Rent.........................................................    1
   3.2. Additional Rent...................................................    1
   3.3. Payment...........................................................    3

4. SECURITY DEPOSIT.......................................................
   4.1. Cash..............................................................
   4.2. (Intentionally Omitted)...........................................    4
   4.3. (Intentionally Omitted)...........................................    3

5. LANDLORD'S OBLIGATIONS.................................................    3
   5.1. Services..........................................................    3
   5.2. Utilities.........................................................    4
   5.3. Excess Utility Use................................................    4
   5.4. Restoration of Services...........................................    4

6. IMPROVEMENTS; ALTERATIONS; REPAIRS; MAINTENANCE........................    5
   6.1. Improvements; Alterations.........................................    5
   6.2. Repairs and Maintenance...........................................    5
   6.3. Performance of Work...............................................    5
   6.4. Mechanic's Liens..................................................    6

7. USE....................................................................    6

8. ASSIGNMENT AND SUBLETTING..............................................    6
   8.1. Transfers; Consent................................................    6
   8.2. Recapture.........................................................    8
   8.3. Additional Compensation...........................................    8

9. INSURANCE; WAIVERS; SUBROGATION; INDEMNITY.............................    8
   9.1. Insurance.........................................................    8
   9.2. Waiver of Negligence; No Subrogation..............................    9
   9.3. Indemnity by Tenant...............................................    9

10. SUBORDINATION; ATTORNMENT; NOTICE TO LANDLORD'S MORTGAGEE.............    9
   10.1. Subordination....................................................    9
   10.2. Attornment.......................................................    9
   10.3. Notice to Landlord's Mortgagee...................................    9

11. RULES AND REGULATIONS.................................................   10

12. CONDEMNATION..........................................................   10
   12.1. Total Taking.....................................................   10
   12.2. Partial Taking-- Tenant's Rights.................................   10

                                       i
<PAGE>

   12.3. Partial Taking-- Landlord's Rights...............................   10
   12.4. Award............................................................   10

13. FIRE OR OTHER CASUALTY................................................   11
   13.1. Landlord's Rights................................................   11
   13.2. Repair Obligation................................................   11

14. PERSONAL PROPERTY TAXES...............................................   11

15. DEFAULT...............................................................   12
   15.1. Events of Default................................................   12
   15.2. Default Interest.................................................   12

16. REMEDIES..............................................................   12
   16.1. Right To Terminate...............................................   13
   16.2. Receipt Of Money After Termination...............................   13
   16.3. Recovery Of Damages..............................................   13
   16.4. Right To Re-Enter................................................   13
   16.5. Independent Covenant.............................................   14
   16.6. Legal Expenses...................................................   14

17. PAYMENT BY TENANT; NON-WAIVER.........................................   14
   17.1. Payment by Tenant................................................   14
   17.2. No Waiver........................................................   14

18. SURRENDER OF PREMISES.................................................   15

19. HOLDING OVER..........................................................   15

20. CERTAIN RIGHTS RESERVED BY LANDLORD...................................   15

21. MISCELLANEOUS.........................................................   17
   21.1. Landlord Transfer................................................   17
   21.2. Landlord's Liability.............................................   17
   21.3. Force Majeure....................................................   17
   21.4. Brokerage........................................................   18
   21.5. Estoppel Certificates............................................   18
   21.6. Notices..........................................................   18
   21.7. Severability.....................................................   18
   21.8. Amendments; Binding Effect.......................................   19
   21.9. Quiet Enjoyment..................................................   19
   21.10. No Merger.......................................................   19
   21.11. No Offer........................................................   19
   21.12. Entire Agreement; Governing Law.................................   19
   21.13. Calendar Days...................................................   19
   21.14. Prohibition Against Leasehold Mortgages.........................   19
   21.15. Waiver of Trial by Jury.........................................   19
   21.16. Landlord's Remedies Cumulative..................................   20
   21.17. Prohibition Against Recordation.................................   20
   21.18. Joint and Several Liability.....................................   20
   21.19. Corporate Tenants...............................................   20

                                       ii
<PAGE>

EXHIBIT A   -   BUILDING RULES AND REGULATIONS
EXHIBIT B   -   INTENTIONALLY OMITTED
EXHIBIT C   -   ESTOPPEL CERTIFICATE
EXHIBIT D   -   INTENTIONALLY OMITTED
EXHIBIT E   -   INTENTIONALLY OMITTED
EXHIBIT F   -   CERTIFICATE OF COMMENCEMENT DATE

                                      iii
<PAGE>

                            LEASE INFORMATION SUMMARY

<TABLE>
<CAPTION>
---------------------------------------------------------------------------------------------------------
<S>                                           <C>

I.   LEASE DATE                                September 1, 2000

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

II   PARTIES AND ADDRESSES

     A.  LANDLORD:                             820 West Lake, LLC, an Illinois limited liability company

     B.  LANDLORD'S ADDRESS FOR NOTICES:       801 N. Cass Avenue
                                               Suite 300
                                               Westmont, Illinois 60559
                                               Attention:  Philip Lagori

                                               With copies to:

                                               Much Shelist Freed Denenberg Ament & Rubenstein, P.C.
                                               200 North LaSalle Street
                                               Suite 2100
                                               Chicago, Illinois  60601
                                               Attention:  Scott L. David, Esq.

     C.  TENANT:                               Mortgage Express, Inc.

     D.  TENANT'S ADDRESS FOR NOTICES:         801 N. Cass Avenue
                                               Suite 300
                                               Westmont, Illinois 60559
                                               Attention:  Kenneth O'Connor

     E.  GUARANTOR:                             N/A
                                               ----------------------------------------------------------

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

III. PROPERTY INFORMATION

     A.  BUILDING:                             801 North Cass Avenue, Westmont, Illinois 60559 including all related
                                               land, landscaped areas, driveways, parking facilities and similar
                                               improvements to the extent applicable

     B.  PREMISES:                             Suites Nos. 10-14,  20, 22, 24, 102,  201-04,  300, 330 and 360 in the
                                               Building  comprising  approximately  Twenty  Three  Thousand  and Five
                                               Hundred Thirty (23,530) rentable square feet (Section 1)

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

IV.  TERM

     A.  TERM OF LEASE:                        Ten (10) years,  beginning on the Commencement  Date and ending on the
                                               Termination Date (Section 2)

     B.  COMMENCEMENT DATE:                    September 1, 2000

     C.  TERMINATION DATE:                     August 31, 2010 (Section 2)

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

V.   RENT

                                       iv
<PAGE>

     A.  BASE RENT:                            $12,000.00 per month during first and second year

                                               After the third year, there shall
                                               be an annual increase in the base
                                               rent equal to three percent (3%)
                                               a month of the base rent

                                               (Section 3.1)

     B.  LANDLORD'S ADDRESS FOR PAYMENT OF     801 Cass LLC, an Illinois limited liability company
         RENT:                                 801 N. Cass Avenue
                                               Suite 300
                                               Westmont, Illinois 60559
                                               Attention:  Philip Lagori
                                               (Sections 3.1 and 3.3)

     C.   TENANT'S PROPORTIONATE SHARE:        Fifty-Two one-hundredths percent
                                               (52%), which equals the
                                               percentage that the rentable
                                               square footage of the Premises
                                               (which is stipulated by the
                                               parties to be 21.034 square feet)
                                               bears to the total square footage
                                               of all rentable office space in
                                               the Building (which is stipulated
                                               by the parties to be 39,928
                                               square feet) (Section 3.2).

     D.  OPERATING COSTS                        Tenant's  Proportionate  Share of the Operating  Costs incurred during
         ADJUSTMENT:                            any calendar year during the Term (Section 3.2)

     E.  TAX ADJUSTMENT:                       Tenant's  Proportionate  Share of the Taxes paid  during any  calendar
                                               year of the Term (Section 3.2)

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

VI.  OTHER PROVISIONS

     A.  SECURITY DEPOSIT:                     $_______________ (Section 4.1)

     B.  ELECTRICAL USAGE RATE:                    N/A
                                               --------------

     C.  PERMITTED USE:                        General Office and Administrative Use (Section 7)

     D.  LANDLORD'S BROKER:                                N/A                         (Section 21.4)
                                               ---------------------------------------

     E.  TENANT'S BROKER:                                  N/A                         (Section 21.4)
                                               ---------------------------------------

---------------------------------------------------------------------------------------------------------
</TABLE>

The summary of lease information set forth above and any addendum and/or
exhibit(s) attached to this Lease are incorporated into and made a part of the
following Lease. Each reference in this Lease to any of the lease information
set forth above means the respective information above, including all of the
terms provided under the particular section of this Lease pertaining to such
information. In the event of any conflict between the summary of lease
information and the provisions of this Lease, the latter will control. All
section references in this summary refer to the sections of the Lease where such
provision is described.

                                       v
<PAGE>

                                LANDLORD:

                                820 West Lake, LLC, an Illinois
                                limited liability company

                                By:
                                    ------------------------------------
                                Its: Managing and Sole Member
                                     -----------------------------------

                                TENANT:

                                Mortgage Express, Inc., an Illinois corporation

                                By:
                                    ------------------------------------
                                Its: President
                                     -----------------------------------

                                       vi
<PAGE>

         THIS LEASE AGREEMENT (the "LEASE") is made and entered into as of the
Lease Date between Landlord and Tenant. All capitalized terms not otherwise
defined in the body of the Lease have the meanings established in the Lease
Information Summary above.

1.       LEASE GRANT.

         Subject to the terms of this Lease, Landlord leases to Tenant and
Tenant rents from Landlord the Premises in the Building. The Premises are
outlined on the floor plan attached to this Lease as Exhibit A.

2.       TERM.

         2.1.     COMMENCEMENT DATE.

         The term of this Lease (the "TERM") will commence on the Commencement
Date and will end on the Termination Date. Upon taking occupancy of the
Premises, Tenant agrees to sign the Certificate of Commencement Date attached to
this Lease as Exhibit F confirming the Commencement Date and the Termination
Date. Tenant shall be responsible and shall pay the cost of any and all tenant
improvements required by Tenant.

         2.2.     CONDITION OF PREMISES.

         Tenant's acceptance of possession of the Premises will be deemed
conclusive evidence that Tenant has approved and accepted the Premises in their
"AS-IS" condition on the date Tenant accepts possession. Landlord has no
obligation to make any changes or improvements to the Premises. Tenant shall be
responsible and shall pay the cost of any and all tenant improvements required
by Tenant.

         2.3.     (INTENTIONALLY OMITTED)

3.       RENT.

         3.1.     RENT.

         Rent is payable by Tenant throughout the Term in the amounts and at the
times set forth in the Lease Information Summary above. The first monthly
installment of Rent is due and payable contemporaneously with the execution of
this Lease; subsequently, Rent is payable no later than the first day of each
month beginning on the second full calendar month of the Term. The monthly Rent
for any partial month at the beginning of the Term will equal the product of
1/365 of the annual Rent, annualized, in effect during the partial month
multiplied by the number of days in the partial month from and after the
Commencement Date.

         3.2.     ADDITIONAL RENT.

         (a)      Payment of Additional Rent. In addition to base Rent and
                  commencing at the beginning of the Term, Tenant will pay to
                  Landlord as Additional Rent ("ADDITIONAL RENT") the Operating
                  Costs Adjustment and the Tax Adjustment, which will be
                  calculated and determined by Landlord as set forth below.

         (b)      Definition - Operating Costs. The term "OPERATING COSTS" means
                  all expenses and disbursements (subject to the limitations set
                  forth below) that Landlord incurs in connection with the
                  ownership, operation, maintenance and management of the
                  Building, determined in accordance with sound accounting
                  principles consistently applied, including, but not limited
                  to, the following costs: (1) wages and salaries

                                       1
<PAGE>

                  (including management fees and reimbursements of expenses
                  incurred by Landlord's management agent) of all employees
                  engaged in the operation, maintenance, and security of the
                  Building, including taxes, insurance and benefits relating to
                  such costs; (2) all uniforms, supplies, tools and materials
                  used in the operation, supervision, maintenance, repair,
                  replacement and security of the Building; (3) costs for
                  improvements made to the Building which, although capital in
                  nature, are expected to reduce the normal operating costs of
                  the Building, as well as capital improvements made in order to
                  comply with any law, statute, ordinance, code, regulation or
                  insurance requirement(s) promulgated by any governmental
                  authority, as amortized over the useful economic life of such
                  improvements as determined by Landlord in its reasonable
                  discretion; (4) cost of all utilities, except the cost of
                  utilities reimbursable to Landlord by the Building's tenants;
                  (5) insurance expenses; (6) repairs, replacements, and general
                  maintenance of the Building, including costs of inspecting and
                  depreciation of machinery and equipment; (7) service or
                  maintenance contracts and/or agreements for the operation,
                  maintenance, repair, replacement, or security of the Building
                  (including, without limitation, alarm service, window washing,
                  landscaping, elevator maintenance, HVAC system maintenance,
                  security, cleaning, trash removal, sweeping and snow removal);
                  (8) legal, accounting, engineering and other professional fees
                  and expenses relating to managing and maintaining the
                  Building; (9) costs, including reasonable attorney's fees,
                  incurred in contesting, protesting, attempting to reduce
                  and/or attempting to restrict increases in Taxes; and (10) all
                  other costs properly constituting operating costs according to
                  sound accounting principles consistently applied.

         (c)      Exclusions From Operating Costs. Operating Costs do not
                  include costs for (1) capital improvements made to the
                  Building (except capital improvements described in Section
                  3.2(b)(3) above); (2) repair, replacements and general
                  maintenance paid by proceeds of insurance or by Tenant or
                  other third parties; (3) interest, principal, amortization or
                  other payments on loans to Landlord, except for interest
                  payments made in connection with Subsection 3.2(b)(3) above;
                  (4) depreciation; (5) real estate brokerage and/or leasing
                  commissions; and (6) renovations, alterations or improvements
                  to the space of other tenants or occupants of the Building or
                  vacant space in the Building.

         (d)      Definition - Taxes. The term "TAXES" means all taxes,
                  assessments, and governmental charges payable in a calendar
                  year, regardless when such Taxes become a lien upon the
                  Building, including but not limited to all real estate and
                  transit district taxes and assessments, sewer charges, sales
                  and use taxes, ad valorem taxes, personal property taxes, the
                  Illinois Property Replacement Tax and any other taxes and
                  assessments attributable to the Building (or its operation),
                  the grounds, parking areas, driveways, and alleys around the
                  Building, but excluding any federal and state taxes on the
                  income of Landlord from the operation of the Building. If the
                  present method of taxation changes so that in lieu of the
                  whole or any part of any Taxes, there is levied on Landlord a
                  capital tax directly on the rents received from the Building
                  or a franchise tax, assessment, or charge based, in whole or
                  in part, upon such rents for the Building, then all such
                  taxes, assessments, or charges, or the part of such taxes so
                  based, will be deemed to be included within the term "Taxes"
                  for purposes of this Lease.

         (e)      Payment of Additional Rent. Landlord will make a good faith
                  estimate of the Additional Rent to be due from Tenant for all
                  or part of any calendar year during the Term, and Tenant
                  agrees to pay to Landlord, on the Commencement Date and on the
                  first day of each subsequent calendar month during the Term,
                  an amount equal to 1/12th of the estimated Additional Rent for
                  such full or partial calendar year. From time to time,

                                       2
<PAGE>

                  Landlord may estimate and re-estimate the Additional Rent to
                  be due from Tenant and deliver a copy of the estimate or
                  re-estimate to Tenant. Subsequently, the monthly installments
                  of Additional Rent payable by Tenant will be appropriately
                  adjusted in accordance with Landlord's estimations so that by
                  the end of the calendar year in question Tenant will have paid
                  all of the Additional Rent as estimated by Landlord. By April
                  1 of each calendar year, or as soon after that date as
                  practicable, Landlord will furnish to Tenant a statement of
                  Operating Costs paid for the previous year, adjusted as
                  provided in Section 3.2(f) below (the "OPERATING COSTS
                  STATEMENT"). By June 1 of each calendar year, or as soon after
                  that date as practicable, Landlord will furnish to Tenant a
                  statement of the Taxes paid for the previous year, adjusted as
                  provided in Section 3.2(f) below (the "TAX STATEMENT"). If the
                  Operating Costs Statement and/or the Tax Statement reveal(s)
                  that Tenant paid more in Operating Costs Adjustment or Tax
                  Adjustment than the actual amount for the year for which such
                  statement was prepared, then Landlord will promptly credit
                  Tenant for such excess. Likewise, if Tenant paid less in
                  Operating Costs Adjustment than the actual amount for the year
                  for which such statement was prepared, then Tenant shall pay
                  such deficiency to Landlord within ten (10) days after
                  Landlord's demand. This provision will survive the Termination
                  Date of this Lease.

         (f)      Occupancy and Tax Adjustment. With respect to any calendar
                  year or partial calendar year in which the Building is not
                  fully occupied, those Operating Costs which vary with
                  occupancy of the Building and/or Taxes for such period will,
                  for the purposes of this Lease, be increased to the amount
                  which would have been incurred had the Building been fully
                  occupied.

         3.3.     PAYMENT.

         Tenant agrees to timely pay to Landlord during the Term Rent, and our
additional sums to be paid by Tenant to Landlord under this Lease (collectively
the "RENT"), without notice, demand, abatement, deduction, setoff or
counterclaim, at Landlord's Address for Payment of Rent or as otherwise
specified by Landlord. Tenant further agrees to pay a late fee equal to five
percent (5%) of any delinquent payment to reimburse Landlord for its cost and
inconvenience incurred as a consequence of Tenant's delinquency. In no event,
however, will the charges permitted under this Section 3.3 or elsewhere in this
Lease, to the extent they are considered to be interest under law, exceed the
maximum lawful rate of interest.

4.       SECURITY DEPOSIT.  (INTENTIONALLY OMITTED)

         4.1.     (INTENTIONALLY OMITTED)

         4.2.     (INTENTIONALLY OMITTED)

         4.3.     (INTENTIONALLY OMITTED)

5.       LANDLORD'S OBLIGATIONS.

         5.1.     SERVICES.

         Landlord will furnish to the Premises (1) water at those points of
supply provided for general use of tenants of the Building; (2) heating and air
conditioning between 8:00 a.m. and 6:00 p.m. on weekdays and from 8:00 a.m. to
1:00 p.m. on Saturdays (collectively "NORMAL

                                       3
<PAGE>

BUSINESS HOURS"); (3) janitorial service to the Premises on weekdays, other than
holidays, for Building-standard installations and such window washing as may
from time to time be reasonably required; (4) passenger elevators for ingress
and egress, provided that Landlord may reasonably limit the number of operating
elevators during non-business hours and holidays; and (5) facilities for the
provision of electric current for Tenant's equipment in a sufficient quantity to
meet normal office usage, Tenant will be responsible for the cost of all
electric current used by Tenant, and electrical requirements. Landlord will
maintain the common areas of the Building in reasonably good order and
condition, except for damage caused by Tenant, or its employees, agents or
invitees.

         5.2.       UTILITIES.

         If the respective utilities are not separately metered at the Premises
and billed directly to Tenant by the service provider, then Tenant will pay
directly to Landlord as Rent, upon demand by Landlord, the cost of all utilities
used or consumed at, on or in the Premises. Such cost will be computed by
multiplying the Electrical Usage Rate then in effect times the square footage of
the Premises, or as adjusted by Landlord from time to time. If the respective
utilities are separately metered at the Premises, then Tenant shall pay directly
to each provider of such utilities the cost of all utilities used or consumed
at, on or in the Premises as and when the charges for the same become due and
payable. If Tenant fails to pay for any of the above services when the same
become due and payable, Landlord will have the right but not the duty to pay the
same, which amount so paid will be deemed Rent and will be payable immediately
upon demand from Landlord. Tenant agrees to (i) keep and cause to be kept closed
all windows in the Premises, (ii) at all times cooperate fully with Landlord in
the operation of the heating and air conditioning systems, and (iii) abide by
all reasonable regulations and requirements which Landlord may prescribe to
permit the proper functioning and protection of the heating and air conditioning
systems.

         5.2.     EXCESS UTILITY USE.

         Tenant may not install any electrical equipment requiring special
wiring or requiring voltage in excess of normal office usage or otherwise
exceeding Building capacity unless approved in advance and in writing by
Landlord, which approval will be within Landlord's sole discretion. Tenant
agrees not to use electricity in the Premises which exceeds the capacity of
existing feeders and risers to or wiring in the Premises. If approved by
Landlord, any risers or wiring required to meet Tenant's excess electrical
requirements will be installed by Landlord, upon Tenant's request and at
Tenant's cost, if, in Landlord's judgment, the same are necessary and will not
cause permanent damage to the Building or the Premises, cause or create a
dangerous or hazardous condition, entail excessive or unreasonable alterations,
repairs, or expenses, or interfere with or disturb other tenants of the
Building. If Tenant uses machines or equipment in the Premises which affect the
temperature otherwise maintained by the air conditioning system or otherwise
overload any utility, Landlord may install supplemental air conditioning units
or other supplemental equipment in the Premises, and such cost, including the
cost of installation, operation, use, and maintenance, will be paid by Tenant to
Landlord within ten (10) days after Landlord has delivered to Tenant an invoice
for such cost.

         5.3.     RESTORATION OF SERVICES.

         Landlord agrees to use reasonable efforts to restore any service that
becomes unavailable. Such unavailability will not, however, render Landlord
liable for any damages, be a constructive eviction of Tenant, constitute a
breach of any implied warranty, or entitle Tenant to any abatement of Tenant's
obligations under this Lease.

                                       4
<PAGE>

6.       IMPROVEMENTS; ALTERATIONS; REPAIRS; MAINTENANCE.

         6.1.     IMPROVEMENTS; ALTERATIONS.

         No alterations, physical additions or improvements in or to the
Premises may be made without Landlord's prior written consent. Landlord may
withhold its consent to any alteration or addition that could affect the
Building's structure or its HVAC, plumbing, electrical or mechanical systems.
Tenant may not paint or install lighting, signs, window or door lettering, or
advertising media of any type on or about the Premises without the prior written
consent of Landlord. Tenant acknowledges that Landlord may withhold its consent
to any such painting or installation which could affect the appearance of the
exterior of the Building or of any common areas of the Building. All
alterations, additions and improvements installed in the Premises must be (i)
performed at Tenant's expense and only in accordance with plans and
specifications which have been previously submitted to and approved in writing
by Landlord, and (ii) constructed, maintained and used by Tenant at its own risk
and expense in accordance with all laws. Landlord's approval of the plans and
specifications is not a representation by Landlord that such alterations,
additions, or improvements comply with any law. Prior to commencing any work,
Tenant agrees to pay to Landlord a supervisory and administrative fee equal to
ten percent (10%) of the cost of any alterations, additions or improvements
performed by Tenant subsequent to the tenant improvements described in the
Workletter. Tenant agrees that it will remove or cause its contractor(s) to
remove all waste and debris from the Premises upon the completion of any
alterations, additions or improvements.

         6.2.     REPAIRS AND MAINTENANCE.

         Tenant agrees to maintain the Premises in a clean, safe, and operable
condition, and will not permit or allow to remain any waste or damage to any
portion of the Premises. Tenant agrees to pay for the cost of repairing or
replacing, subject to Landlord's direction and supervision, any damage to the
Premises and the Building caused by Tenant, Tenant's employees, Tenant's
transferees, or their respective agents, contractors, or invitees. If Tenant
fails to make such repairs or replacements within fifteen (15) days after the
occurrence of such damage, then Landlord may make the same at Tenant's cost. If
any such damage occurs outside of the Premises, then Landlord may elect to
repair such damage at Tenant's expense, rather than having Tenant repair such
damage. The cost of all repair or replacement work performed by Landlord under
this Section 6.2 must be paid by Tenant to Landlord, together with a supervisory
and administrative fee equal to ten percent (10%) of the cost of the repair or
replacement work performed by Landlord, within ten (10) days after Landlord has
invoiced Tenant for such cost and will constitute Rent under this Lease.

         6.3.     PERFORMANCE OF WORK.

         Only Landlord or contractors and subcontractors approved in writing by
Landlord may perform the work described in this Section 6. Tenant will cause all
contractors and subcontractors to procure and maintain insurance coverage naming
Landlord as an additional insured against such risks, in such amounts, and with
such companies as Landlord may reasonably require. All such work must be
performed in accordance with all applicable governmental requirements and in a
good and workmanlike manner so as not to damage the Premises, the Building or
the components of the Building. Tenant agrees to defend, indemnify and hold
Landlord, its trustees, beneficiaries, employees, successors and assigns
harmless from and against any claims, liabilities, damages, losses, costs and
expenses, including but not limited to attorney's fees and court costs, suffered
or incurred by Landlord arising from any of Tenant's alterations, additions or
improvements to the Premises.

                                       5
<PAGE>

         6.4.     MECHANIC'S LIENS.

         Tenant must not permit any mechanic's lien(s) to be filed against the
Premises or the Building for any work performed, materials furnished, or
obligations incurred by or at the request of Tenant. If such a lien is filed,
then, within ten (10) days after Landlord has delivered notice of the filing to
Tenant, Tenant must either pay the amount of the lien or diligently contest such
lien and deliver to Landlord a bond or other security reasonably satisfactory to
Landlord. If Tenant fails to timely take either such action, then Landlord may
pay the lien claim, and any amounts so paid, including expenses and interest,
will constitute Rent payable by Tenant to Landlord within ten (10) days after
Landlord has invoiced Tenant for such payment. Tenant agrees to defend,
indemnify and hold Landlord, its trustees, beneficiaries, employees, successors
and assigns harmless from and against any claims, liabilities, damages, losses,
costs and expenses, including but not limited to attorney's fees and court
costs, suffered or incurred by Landlord arising from the presence or removal of
any mechanic's lien(s) affecting the Premises and/or the Building relating to
any work performed, materials furnished or obligations incurred by or at the
request of Tenant.

7.       USE.

         Tenant may use the Premises only for the Permitted Use, and must comply
with all applicable statutes, laws, ordinances, codes, orders, rules and
regulations, as well as all requirements of any of Landlord's insurance
providers, relating to the use, condition and occupancy of the Premises. The
Premises may not be used for any use which (i) is disreputable, creates fire
hazards, or results in an increased rate of insurance on the Building or its
contents; (ii) would violate any covenant, agreement, term, provision or
condition of this Lease or is in contravention of the certificate of occupancy
or zoning ordinances pertaining to the Building; (iii) would alter, affect or
interfere with or would overload the electrical, mechanical or HVAC systems or
any other component of the Building, or would exceed the floor load per square
foot which the floor was designed to carry and which is allowed by law; or (iv)
would, in Landlord's judgment, in any way impair or tend to impair or exceed the
design criteria, structural integrity, character, reputation or appearance of
the Building. Tenant will not conduct or permit the generation, transportation,
storage, installation, treatment or disposal, either in the Building or in the
Premises, of any hazardous or toxic materials, and Tenant will keep the Building
and the Premises free of any lien or claim imposed under any federal, state or
local environmental statute, law, ordinance, code, rule or regulation. If,
because of Tenant's acts, the rate of insurance on the Building or its contents
increases, then such acts will constitute an Event of Default, Tenant must pay
to Landlord the amount of such increase on demand, and acceptance of such
payment will not waive any of Landlord's other rights. Tenant agrees to conduct
its business and control its agents, employees, and invitees in such a manner as
not to create any nuisance or unreasonably interfere with other tenants or
Landlord in its management of the Building.

8.       ASSIGNMENT AND SUBLETTING.

         8.1.     TRANSFERS; CONSENT.

                  (a) Transfers. Tenant may not, without the prior written
         consent of Landlord, which consent may be granted or withheld by
         Landlord in its sole discretion, do any of the following:

                          (i) assign, transfer, or encumber this Lease or any
                  estate or interest in this Lease, whether directly or by
                  operation of law;

                                       6
<PAGE>

                          (ii) permit any other entity to become Tenant under
                  this Lease by merger, consolidation, or other reorganization;
                  provided, however, Tenant does not need to obtain Landlord's
                  consent if, after giving effect to such merger, consolidation
                  or other reorganization, Tenant maintains fifty percent (50%)
                  of the ownership in or voting control of such new entity and
                  the minimum tangible net worth of such new entity is the same
                  as that of Tenant at the beginning of this Lease;

                          (iii) if Tenant is an entity other than a corporation
                  whose stock is publicly traded, permit the transfer of an
                  ownership interest in Tenant so as to result in a change in
                  the current control of Tenant;

                          (iv) sublet any portion of the Premises;

                          (v) grant any license, concession, or other right of
                  occupancy of any portion of the Premises; or

                          (vi) permit the use of the Premises by any parties
                  other than Tenant.

                  Any of the events listed in Section 8.1(a)(i) through
         8.1(a)(vi) above are referred to as a "TRANSFER".

                  (b) Procedure to Obtain Consent. If Tenant requests Landlord's
         consent to a Transfer, then Tenant must provide Landlord with a written
         description of all terms and conditions of the proposed Transfer,
         copies of the proposed documentation, and the following information
         about the proposed transferee: name and address; reasonably
         satisfactory information about its business and business history; its
         proposed use of the Premises; banking, financial, and other credit
         information that Landlord may request; and general references
         sufficient to enable Landlord to determine the proposed transferee's
         creditworthiness and character. Landlord will attempt to provide Tenant
         with a written response to such Transfer request within thirty (30)
         days after Landlord's receipt of Tenant's written request. Concurrently
         with Tenant's request for consent to a Transfer, Tenant agrees to (i)
         pay to Landlord an assignment fee in the amount of One Thousand and
         00/100 Dollars ($1,000.00), and (ii) reimburse Landlord immediately
         upon its request for all of its expenses (including but not limited to
         attorneys' fees and administrative fees) incurred in connection with
         considering any request for consent to a Transfer. Nothing in this
         Section 8.1(b) may be construed as granting to any third party the
         rights of a third-party beneficiary, so as to entitle such third party
         to seek to enforce any of the above provisions.

                  (c) Obligations After Transfer. If Landlord consents to a
         proposed Transfer, then both Tenant and the proposed transferee must
         (i) deliver to Landlord a written agreement acceptable in all respects
         to Landlord under which the proposed transferee expressly assumes all
         of Tenant's obligations under this Lease, and (ii) if requested by
         Landlord, execute the consent form required by Landlord. Landlord's
         consent to a Transfer will not release Tenant from its obligations
         under this Lease, but rather Tenant and its transferee will be jointly
         and severally liable for such obligations. Landlord's consent to any
         Transfer does not waive Landlord's rights as to any subsequent
         Transfers. If an Event of Default occurs while the Premises or any part
         of the Premises are subject to a Transfer, then Landlord, in addition
         to its other remedies, may collect rent due and owing directly from
         such transferee and apply such rent against Rent. Tenant authorizes its
         transferees to make payments of rent directly to Landlord upon receipt
         of notice from Landlord to do so.

                                       7
<PAGE>

         8.2.     RECAPTURE.

         In the event Tenant causes or seeks to cause a Transfer, Landlord may
terminate this Lease and recapture the applicable space as of the date the
proposed Transfer is to be effective, or within thirty (30) days after the date
of Landlord's discovery of the Transfer, as the case may be. Landlord may
exercise this termination right within thirty (30) days after Landlord's receipt
of Tenant's written request for Landlord's consent, or within thirty (30) days
after learning of such Transfer if Landlord's consent has not been requested by
Tenant. If Landlord terminates this Lease as provided above, then this Lease
will cease and Tenant shall pay to Landlord all Rent accrued through the
Termination Date. Subsequently, Landlord may lease the Premises to the
prospective transferee (or to any other person) without liability to Tenant.

         8.3.     ADDITIONAL COMPENSATION.

         Tenant agrees to pay to Landlord, immediately upon receipt, any and all
funds received by Tenant for a Transfer in excess of the Rent aIlocable to the
Premises.

         8.4      INJUNCTIVE RELIEF.

         Notwithstanding anything in this Lease to the contrary, in the event
Landlord wrongfully prevents a Transfer by Tenant, or if Landlord commits any
other default under this Section 8, Tenant's sole remedy will be limited to an
action for injunctive relief to permit the Transfer to occur.

9.       INSURANCE; WAIVERS; SUBROGATION; INDEMNITY.

         9.1.     INSURANCE.

         Tenant agrees to maintain throughout the Term the following insurance
policies:

                  (a) comprehensive general liability insurance in amounts of
         not less than a combined single limit of $2,000,000.00 or such other
         amounts as Landlord may, from time to time, reasonably require,
         insuring Tenant, Landlord, Landlord's agents and their respective
         affiliates against all liability for injury to or death of a person or
         persons or damage to property arising from the use and occupancy of the
         Premises;

                  (b) insurance covering the full value of Tenant's property and
         improvements, and other property (including property of others) in the
         Premises;

                  (c) contractual liability insurance sufficient to cover
         Tenant's indemnity obligations under this Lease;

                  (d) worker's compensation insurance, containing a waiver of
         subrogation endorsement acceptable to Landlord; and

                  (e) business interruption insurance.

         Tenant will, prior to taking possession of the Premises and prior to
the commencement of any work in the Premises, furnish Landlord with certificates
of such insurance and such other evidence satisfactory to Landlord confirming
Tenant's maintenance of all insurance coverages required under this Lease and
naming Landlord and any other parties requested by Landlord as additional
insured(s). Each certificate must contain a written obligation on the part of
each insurance company to notify Landlord at least thirty (30) days before
cancellation or a material change of any such insurance policies. All such
insurance policies must be (i) issued by insurers authorized to do business in
the State of Illinois and which are rated at least A+XII in Best's Key Rating
Guide, and (ii) issued by companies and be in form and substance

                                       8
<PAGE>

reasonably satisfactory to Landlord. The term "AFFILIATE" means any person or
entity, directly or indirectly, controlling, controlled by, or under common
control with the party in question. Tenant acknowledges and agrees that it is
not permitted to self-insure under this Lease.

         9.2.     WAIVER OF NEGLIGENCE; NO SUBROGATION.

         Landlord and Tenant each waives any claim it might have against the
other for damage to or theft, destruction, loss, or loss of use of any property
(a "LOSS"), to the extent the same is insured against under any insurance policy
that covers the Building, the Premises, Landlord's or Tenant's fixtures,
personal property, leasehold improvements, or business, or with respect to such
matters as are required to be insured against under the terms of this Section 9,
regardless of whether the negligence of the other party caused such loss.
Landlord's waiver under this Section 9.2 will not, however, include any
deductible amounts on insurance policies carried by Landlord nor any coinsurance
penalty which Landlord may sustain. Each party will cause its insurance carrier
to endorse all applicable policies waiving the carrier's rights of recovery
under subrogation or otherwise against the other party.

         9.3.     INDEMNITY BY TENANT.

         Except to the extent such loss is covered by Landlord's or Tenant's
applicable insurance, Tenant agrees to defend, indemnify and hold Landlord, its
trustees, beneficiaries, employees and agents harmless from and against all
claims, demands, liabilities, causes of action, suits, judgments, and expenses
(including attorneys' fees) for any loss arising from (i) any occurrence on the
Premises and/or the Building caused by or contributed to by Tenant, its
subtenants, licensees, employees, invitees, contractors and/or agents
(collectively "TENANT'S AFFILIATES"), and (ii) Tenant's or any of Tenant's
Affiliates' failure to perform its obligations under this Lease. This indemnity
provision will survive the termination or expiration of this Lease.

10.      SUBORDINATION; ATTORNMENT; NOTICE TO LANDLORD'S MORTGAGEE.

         10.1.    SUBORDINATION.

         This Lease is automatically subordinate to any deed of trust, mortgage,
or other security instrument, or any ground lease, master lease, or primary
lease, that now or subsequently covers all or any part of the Building without
any further action or writing of the parties (the mortgagee under any such
mortgage or the lessor under any such lease is referred to below as a
"LANDLORD'S MORTGAGEE"). However, any Landlord's Mortgagee may at any time
unilaterally elect to make this Lease superior to its mortgage, ground lease or
other interest in the Premises by so notifying Tenant in writing.

         10.2.    ATTORNMENT.

         Tenant agrees to attorn to any party succeeding to Landlord's interest
in the Premises, whether by purchase, foreclosure, deed in lieu of foreclosure,
power of sale, attornment, termination of lease, or otherwise. Within ten (10)
days after such party's request, Tenant will execute and deliver to the
requesting party a written agreement(s) confirming such attornment. If Tenant
fails to deliver the attornment agreement(s) described herein within the ten
(10) day period, Tenant acknowledges and agrees that Landlord is authorized to
act as Tenant's attorney-in-fact to execute the agreement(s) on behalf of
Tenant, and Tenant will be bound by the terms of the agreement(s) executed by
Landlord.

         10.3.    NOTICE TO LANDLORD'S MORTGAGEE.

         Tenant may not seek to enforce any remedy it may have for any default
on the part of the Landlord without first giving written notice by certified
mail, return receipt requested,

                                       9
<PAGE>

specifying the default in reasonable detail, to any Landlord's Mortgagee whose
address has been given to Tenant, and affording such Landlord's Mortgagee a
reasonable opportunity to perform Landlord's obligations under this Lease.

11.      RULES AND REGULATIONS.

         Tenant must comply with the rules and regulations of the Building which
are attached as Exhibit A. Landlord may, from time to time, change such rules
and regulations for the safety, care, or cleanliness of the Building and related
facilities, including without limitation parking facilities, provided that such
changes will not unreasonably interfere with Tenant's use of the Premises.
Tenant is responsible for the compliance with such rules and regulations by its
employees, agents, and invitees.

12.      CONDEMNATION.

         12.1.    TOTAL TAKING.

         If the entire Building or Premises is taken by right of eminent domain
or conveyed in lieu of eminent domain (a "TAKING"), this Lease will terminate
and Rent will be apportioned as of the date of the Taking, and Tenant will have
no claim against Landlord for the value of the unexpired Term.

         12.2.    PARTIAL TAKING -- TENANT'S RIGHTS.

         If any part of the Building becomes subject to a Taking and such Taking
will prevent Tenant from conducting its business in the Premises in a manner
reasonably comparable to that conducted immediately before such Taking for a
period of more than one hundred eighty (180) days, then Tenant may terminate
this Lease as of the date of such Taking by giving written notice to Landlord
within thirty (30) days after the Taking, and Rent will be apportioned as of the
date of such Taking. If Tenant does not terminate this Lease, then Rent will
abate on a basis reasonably determined by Landlord as to that portion of the
Premises rendered untenantable by the Taking.

         12.3.    PARTIAL TAKING -- LANDLORD'S RIGHTS.

         If any material portion but less than all of the Building becomes
subject to a Taking and Landlord makes a good faith determination that (i) such
Taking will prevent Tenant from conducting its business in the Premises in a
manner reasonably comparable to that conducted immediately before such Taking
for a period of more than one hundred eighty (180) days, (ii) restoring the
Premises would be uneconomical, (iii) the condemnation award is insufficient to
rebuild or restore the Building or the Premises, or (iv) Landlord is required to
pay any condemnation award arising from the Taking to any Landlord's Mortgagee,
then Landlord may terminate this Lease by delivering written notice to Tenant
within thirty (30) days after such Taking, and Rent will be apportioned as of
the date of such Taking. If Landlord does not so terminate this Lease, then this
Lease will continue, but if any portion of the Premises has been taken, Rent
will abate as provided in the last sentence of Section 12.2 above.

         12.4.    AWARD.

         If any Taking occurs, then Landlord is entitled to receive the entire
award or other compensation for the land on which the Building is situated, the
Building, and other improvements taken, and Tenant may separately pursue a claim
against the condemnor for the value of Tenant's personal property which Tenant
is entitled to remove under this Lease (but because of the condemnation is
unable to move such property), moving costs, and other claims

                                       10
<PAGE>

it may have so long as such claim does not diminish Landlord's award. In no
event may Tenant seek or file any claim against Landlord.

13.      FIRE OR OTHER CASUALTY.

         13.1.    LANDLORD'S RIGHTS.

         If all or any part of the Building and/or the Premises is(are) damaged
by fire or other casualty (a "CASUALTY"), and if Landlord makes a good faith
determination that (i) restoring the Premises would be uneconomical, (ii) there
are insufficient insurance proceeds to rebuild or restore the Building or the
Premises, or (iii) Landlord is required to pay any insurance proceeds arising
out of the Casualty to any Landlord's Mortgagee, then Landlord may terminate
this Lease by giving Tenant written notice of Landlord's election to terminate
(the "CASUALTY TERMINATION NOTICE") within one hundred twenty (120) days after
the Casualty has occurred, and Base Rent and Additional Rent will abate as of
the date of the Casualty, unless Tenant or any of Tenant's Affiliates caused
such damage, in which event Tenant shall continue to pay Rent without abatement.
Such termination shall be effective sixty (60) days after the date of the
Casualty Termination Notice.

         13.2.    REPAIR OBLIGATION.

         If Landlord elects not to terminate this Lease following a Casualty,
then Landlord, within a reasonable time after such Casualty, will proceed with
reasonable diligence to repair, restore or rehabilitate the Building and/or the
Premises, as the case may be, to substantially the same condition as they
existed immediately before such Casualty. However, Landlord will not be required
to repair or replace any of the furniture, equipment, fixtures, and other
leasehold improvements which may have been placed by or at the request of Tenant
or other occupants in the Building or the Premises and required to be insured by
Tenant or other tenants, and Landlord's obligation to repair or restore the
Building and/or the Premises will be limited to the extent of the insurance
proceeds actually received by Landlord for the Casualty in question. In the
event that Landlord elects not to terminate the Lease and Landlord proceeds to
repair the Building and/or the Premises, then Tenant must apply to the
replacement or restoration of the furniture, equipment, fixtures and other
improvements in the Premises (if replacement or restoration is necessary because
of the Casualty) any proceeds of insurance that it may have received from its
policy(ies) on account of the Casualty. During such repair or rebuilding of the
Building and/or the Premises, Rent for the portion of the Premises rendered
untenantable by the damage will be abated on a reasonable basis determined by
Landlord from the date of damage until the completion of the repair, restoration
or rehabilitation, unless the Casualty was caused by Tenant or any of Tenant's
Affiliates, in which event Tenant shall continue to pay Rent without abatement.

14.      PERSONAL PROPERTY TAXES.

         Tenant is liable for all taxes based upon this Lease or the receipt of
Rent due under this Lease and all taxes levied or assessed against any personal
property, furniture or fixtures placed by Tenant in the Premises. If any taxes
for which Tenant is liable are levied or assessed against Landlord or Landlord's
property and Landlord elects to pay the same, or if the assessed value of
Landlord's property is increased by inclusion of such personal property,
furniture or fixtures and Landlord elects to pay the taxes based on such
increase, then Tenant shall pay to Landlord as Rent, upon demand, the part of
such taxes for which Tenant is primarily liable under this Lease. Landlord may
not, however, pay such amount if Tenant notifies Landlord that it will contest
the validity or amount of such taxes before Landlord makes such payment, and
subsequently diligently proceeds with such contest in accordance with law and if
the non-

                                       11
<PAGE>

payment does not pose a threat of lien or other cloud on Landlord's title to the
Building, or threat of loss or seizure of the Building or interest of Landlord
in the Building.

15.      DEFAULT.

         15.1.    EVENTS OF DEFAULT.

         Each of the following occurrences will constitute an "EVENT OF
DEFAULT":

                  (a) Tenant's failure to pay Rent on or before the date when
         due;

                  (b) Tenant's failure to perform, comply with or observe any
         other agreement or obligation of Tenant under this Lease and the
         continuance of such failure for a period of more than ten (10) days
         after Landlord has delivered written notice thereof to Tenant;

                  (c) The filing of a petition by or against Tenant (the term
         "TENANT" includes, for the purpose of this Section 15(c), any guarantor
         of the Tenant's obligations under this Lease) (1) in any bankruptcy or
         other insolvency proceeding; (2) seeking any relief under any state or
         federal debtor relief law; (3) for the appointment of a liquidator or
         receiver for all or substantially all of Tenant's property or for
         Tenant's interest in this Lease; or (4) for the reorganization or
         modification of Tenant's capital structure. If, however, such a
         petition is filed against Tenant, then such filing will not be an Event
         of Default unless Tenant fails to have the proceedings initiated by
         such petition dismissed within sixty (60) days after such filing;

                  (d) The failure by Tenant to take possession of the Premises
         in accordance with the terms of this Lease;

                  (e) The discontinuance of its business by Tenant for thirty
         (30) or more consecutive days;

                  (f) Tenant's vacating or abandoning of the Premises for thirty
         (30) or more days during the Term;

                  (g) The failure of any guarantor(s) of this Lease to comply
         with the terms and conditions of its(their) guaranty; and

                  (h) The merger, liquidation, dissolution or change of control
         of any guarantor.

         15.2.    DEFAULT INTEREST.

         All past due Rent and any other payments required of Tenant under this
Lease will be deemed Rent and interest will accrue from the date due until paid
at the rate of interest equal to two percent (2%) over the corporate base rate
or so-called "prime rate" as announced from time to time by Bank One
Corporation.

16.      REMEDIES.

         Upon any Event of Default, Landlord may, at its election, in addition
to all other rights and remedies afforded Landlord under this Lease or by law or
equity, take any one or more of the following actions:

                                       12
<PAGE>

         16.1.    RIGHT TO TERMINATE.

         Upon the occurrence of an Event of Default, Landlord has the right to
terminate the Lease and obtain possession of the Premises. Landlord may make its
election to terminate known to Tenant by delivery of a notice of termination.
Such termination is immediately effective and Landlord, if necessary, is
entitled to commence immediately an action in summary proceedings to recover
possession of the Premises.

         16.2.    RECEIPT OF MONEY AFTER TERMINATION.

         No receipt of money by Landlord from Tenant after the termination of
this Lease shall act to reinstate, continue or extend the Term, nor affect or
waive any notice given by Landlord to Tenant prior to such receipt of money.

         16.3.    RECOVERY OF DAMAGES.

         Landlord agrees to use commercially reasonable efforts to mitigate
damages caused by a default or breach of Tenant. If Landlord terminates this
Lease at any time for any breach, then in addition to any other remedies it may
have, Landlord may recover from Tenant by reason of such breach all Rent and
Additional Rent accrued and unpaid for the period up to and including such
termination date, as well as all other additional sums payable by Tenant under
this Lease. In addition, Landlord may recover as damages for loss of the bargain
and not as a penalty the sum of (i) the unamortized cost to Landlord, computed
and determined in accordance with generally accepted accounting principles, of
any tenant improvements provided by Landlord at its expense, (ii) the aggregate
sum which at the time of such termination represents the excess, if any, of the
present value of the aggregate Rent and Additional Rent at the same annual rate
for the remainder of the Term as then in effect over the then present value of
the then aggregate fair rental value of the Premises for the balance of the Term
immediately prior to such termination, such present worth to be computed in each
case on the basis of a five percent (5%) per annum discount from the respective
dates upon which Rent would have been payable under this Lease had the Term not
been terminated, and (iii) any additional damages, including any costs or
expenditures to fit the Premises to the needs of Tenant, reasonable attorneys'
fees and court costs which Landlord sustains by reason of the breach of any of
the covenants of this Lease other than for the payment of Base Rent and
Additional Rent.

         16.4.    RIGHT TO RE-ENTER.

         If the Event of Default is the nonpayment of Rent, Landlord may, as an
alternative to terminating the Lease, serve a written demand for possession or
payment. Unless the Rent is paid in accordance with the demand for possession or
payment, Landlord is entitled to possession of the Premises and Tenant will then
have no further right to possession under the Lease. Tenant remains liable to
Landlord for the payment of all Rent and other charges which Tenant has agreed
to pay under this Lease throughout the remainder of its Term. If Landlord elects
to re-enter, as provided, it may from time to time, without terminating this
Lease, make such alterations and repairs as may be necessary in order to relet
the Premises, and relet all or any part of such Premises for such term or terms
(which may be for a term extending beyond the Term of this Lease) and at such
rental or rentals and upon such other terms and conditions as Landlord in its
reasonable discretion may deem advisable. Upon each such reletting all rentals
and other sums received by Landlord from such reletting are applied, first, to
the payment of any indebtedness other than rent due under this Lease from Tenant
to Landlord; second, to the payment of any costs and expenses of such reletting,
including reasonable brokerage fees and attorneys' fees and costs of such
alterations and repairs; third, to the payment of Rent and other charges due
from Tenant, and the residue, if any, will be held by

                                       13
<PAGE>

Landlord and applied in payment of future rent as the same may become due and
payable. If such rentals and other sums received from such reletting during any
month are insufficient to pay the Rent and other charges due from Tenant, Tenant
agrees to pay such deficiency to Landlord. Such deficiency will be calculated
and paid monthly. No such re-entry or taking possession of such premises by
Landlord may be construed as an election on its part to terminate this Lease.
Notwithstanding any such reletting without termination, Landlord may at any time
elect to terminate this Lease for such previous breach.

         16.5.    INDEPENDENT COVENANT.

         Tenant acknowledges and agrees that its obligation to pay Rent under
this Lease is an independent covenant and that such obligation to pay Rent is
not subject to setoff or recoupment in connection with any action for summary
proceedings to recover possession of the Premises.

         16.6.    LEGAL EXPENSES.

         If Landlord or Tenant is required to bring an action arising out of the
covenants, terms, conditions or provisions of this Lease, or if Landlord
undertakes an action for summary proceedings to recover possession of the
Premises, the prevailing party will be reimbursed by the other party for such
reasonable costs and attorneys' fees as the prevailing party may incur in
connection with such action.

17.      PAYMENT BY TENANT; NON-WAIVER.

         17.1.    PAYMENT BY TENANT.

         Upon any Event of Default, Tenant agrees to pay to Landlord all costs
incurred by Landlord (including court costs and reasonable attorneys' fees and
expenses) in (1) obtaining possession of the Premises, (2) removing and storing
Tenant's or any other occupant's property, (3) repairing, restoring, altering,
remodeling, or otherwise putting the Premises into condition acceptable to a new
tenant, (4) if Tenant is dispossessed of the Premises and this Lease is not
terminated, reletting all or any part of the Premises (including brokerage
commissions, cost of tenant finish work, and other costs incidental to such
reletting), (5) performing Tenant's obligations which Tenant failed to perform,
(6) enforcing its rights, remedies, and recourses arising out of the Event of
Default or in obtaining advice about the same, and (7) the reasonable value of
Landlord's and its agents' and employees' time in connection with such activity.
To the full extent permitted by law, Landlord and Tenant agree the federal and
state courts of the state in which the Premises and Building are located have
exclusive jurisdiction over any matter relating to or arising from this Lease
and the parties' rights and obligations under this Lease. Tenant agrees to pay
all costs, expenses and reasonable attorneys' fees incurred by Landlord in
successfully enforcing and/or defending any provision contained in this Lease.

         17.2.    NO WAIVER.

         Landlord's acceptance of any payment from Tenant following an Event of
Default will be deemed Rent and will not waive Landlord's rights regarding such
Event of Default. No waiver by Landlord of any violation or breach of any
term(s) contained in this Lease will waive Landlord's rights regarding any
future violation of such term(s). Landlord's acceptance of any partial payment
of Rent will not waive Landlord's rights with regard to the remaining portion of
the Rent that is due, regardless of any endorsement or other statement on any
instrument delivered in payment of Rent or any writing delivered in connection
with such Rent. Accordingly, Landlord's acceptance of a partial payment of Rent
will not constitute an accord and satisfaction of the full amount of the Rent
that is due.

                                       14
<PAGE>

18.      SURRENDER OF PREMISES.

         No act by Landlord will be deemed an acceptance of a surrender of the
Premises, and no agreement to accept a surrender of the Premises will be valid
unless it is in writing and signed by Landlord. At the expiration or termination
of this Lease, Tenant must deliver to Landlord the Premises with all
improvements in good repair and condition, broom-clean, except for reasonable
wear and tear (and condemnation and Casualty damage not caused by Tenant, as to
which Sections 12 and 13 above control). All alterations, additions,
improvements, equipment, wiring and furniture made in or upon the Premises must,
at Landlord's option upon notice to Tenant, either be removed by Tenant (and
Tenant must repair all damage caused by such removal) or remain on the Premises
without compensation to Tenant. Tenant must also deliver to Landlord all keys to
the Premises. So long as Tenant has performed all of its obligations under this
Lease, Tenant may remove all unattached trade fixtures and personal property
placed in the Premises by Tenant, provided that Tenant remains obligated to
repair all damage caused by such removal. All items not so removed will be
deemed to have been abandoned by Tenant and may be appropriated, sold, stored,
destroyed, or otherwise disposed of by Landlord without notice to Tenant and
without any obligation to account for such items. The provisions of this Section
18 will survive the end of the Term.

19.      HOLDING OVER.

         If Tenant fails to vacate the Premises at the end of the Term, then
Tenant will be a tenant-at-will and, in addition to all other damages and
remedies to which Landlord may be entitled for such holding over, Tenant must
pay to Landlord a monthly Base Rent for all or any part of a month equal to 200%
of the aggregate Base Rent plus all other Rent payable during the last month of
the Term. Tenant is also responsible for all damages, consequential as well as
direct, incurred or sustained by Landlord by reason of such retention, together
with all costs incurred by Landlord (including but not limited to reasonable
attorneys' fees) in connection with such holdover. In addition, Landlord may
elect, upon notice to Tenant, that such holding over will constitute a renewal
of this Lease for one (1) year at the stated holdover rate, but acceptance by
Landlord of Rent after such termination will not in and of itself constitute a
renewal. Nothing contained in this Section 19, however, will be construed or
operate as a waiver of Landlord's right of re-entry or any other right of
Landlord.

20.      CERTAIN RIGHTS RESERVED BY LANDLORD.

         Landlord reserves the following rights which may be exercised without
notice (except as otherwise expressly provided below) and without liability to
Tenant for damage or injury to property, person or business, and without
effecting an eviction or disturbance of Tenant's use or possession of the
Premises, nor giving rise to any claim for setoff or abatement of Rent or
affecting any of Tenant's obligations under this Lease:

                  (a) To decorate and to make inspections, repairs, alterations,
         additions, changes, or improvements, whether structural or otherwise,
         in and about the Building during ordinary business hours, and if Tenant
         desires to have such work done during other than business hours, Tenant
         agrees to pay all overtime and additional expenses resulting from such
         work; to enter upon the Premises and, during the continuance of any
         such work, to temporarily close doors, entryways, public space, and
         corridors in the Building; and to interrupt or temporarily suspend
         Building services and facilities agreed to be furnished by Landlord,
         all without the same constituting an eviction of Tenant in whole or in
         part and without abatement of Rent by reason of loss or interruption of
         the business of

                                       15
<PAGE>

         Tenant or otherwise and without in any manner rendering Landlord liable
         for damages or relieving Tenant from the performance of Tenant's
         obligations under this Lease; provided, however, reasonable access to
         the Premises will be maintained and the business of Tenant may not be
         interfered with unreasonably;

                  (b) To change the name and street address of the Building, and
         to change the arrangement and location of entrances or passageways,
         doors, and doorways, corridors, elevators, stairs, restrooms or other
         public parts of the Building;

                  (c) To take such reasonable measures as Landlord deems
         advisable for the security of the Building and its occupants;
         evacuating the Building for cause, suspected cause, or for drill
         purposes; temporarily denying access to the Building; and closing the
         Building after normal business hours and on Sundays and holidays,
         subject, however, to Tenant's right to enter when the Building is
         closed after normal business hours under such reasonable regulations as
         Landlord may prescribe from time to time for application to and for the
         benefit and protection of all tenants of the Building;

                  (d) Upon prior oral notice to Tenant, to enter the Premises
         during reasonable hours (i) at any time during the Term to show the
         Premises to prospective purchasers or lenders, or (ii) during the last
         twelve (12) months of the Term to show the Premises to prospective
         tenants, and to decorate, remodel, repair, alter or otherwise prepare
         the Premises for reoccupancy at any time after Tenant vacates or
         abandons the Premises;

                  (e) Upon prior written notice to Tenant, to relocate Tenant
         within the Building to new space (the "RELOCATION SPACE") which is
         comparable in size, utility and condition to the Premises. Such
         relocation will be effective on a date specified by Landlord, which
         date will not be less than ninety (90) days after Landlord's notice. If
         Landlord relocates Tenant, Landlord will reimburse Tenant for Tenant's
         reasonable out-of-pocket expenses directly related to Tenant's move to
         the Relocation Space. Upon such relocation, the Relocation Space will
         be deemed to be the Premises, the terms of the Lease will remain in
         full force and apply to the Relocation Space, and Landlord and Tenant
         agree to execute an amendment to this Lease confirming such relocation
         of Tenant to the Relocation Space within twenty (20) days after Tenant
         takes possession of the Relocation Space;

                  (f) To maintain within the lobby of the Building a directory
         containing a standard listing with Tenant's name;

                  (g) To install and maintain signs on the exterior and interior
         of the Building;

                  (h) To prescribe and approve in advance the location and style
         of any suite number and identification sign or lettering on the door to
         the Premises occupied by Tenant, the cost of which signage shall be
         borne by Tenant;

                  (i) To retain at all times and to use in appropriate instances
         pass keys to the Premises;

                  (j) To grant to anyone the right to conduct any business or
         render any service in the Building, whether or not it is the same as or
         similar to the use expressly permitted to Tenant in Section 7 above;

                                       16
<PAGE>

                  (k) To have access for Landlord and other tenants of the
         Building to all mail chutes according to the rules of the United States
         Post Office;

                  (l) To enter the Premises at any time for reasonable purposes,
         including supplying janitor service or other service to be provided to
         Tenant under this Lease;

                  (m) To require all persons entering or leaving the Building
         during such hours as Landlord may from time to time determine to
         identify themselves to watchmen or security personnel by registration
         or otherwise, and to establish their right to enter or leave the
         Building; provided Landlord will not be liable in damages for any error
         with respect to admission to or eviction or exclusion of any person
         from the Building. In case of fire, invasion, insurrection, mob, riot,
         civil disorder, public excitement or other commotion, or threat
         thereof, Landlord reserves the right to limit or prevent access to the
         Building during the continuance of same, shut down elevator service,
         activate elevator emergency controls, or otherwise take such action or
         preventive measures deemed necessary by Landlord for the safety of the
         tenants or other occupants of the Building or the protection of the
         Building and the property in the Building. Tenant agrees to cooperate
         in any reasonable safety program developed by Landlord; and

                  (n) From time to time to make and adopt such reasonable rules
         and regulations, in addition to or other than or by way of amendment or
         modification of the rules and regulations contained in Exhibit A
         attached to this Lease or other sections of this Lease, for the
         protection and welfare of the Building, its tenants and occupants, as
         Landlord may determine, and Tenant agrees to abide by all such rules
         and regulations.

21.      MISCELLANEOUS.

         21.1.    LANDLORD TRANSFER.

         Landlord may transfer any portion of the Building and any of its rights
under this Lease. If Landlord assigns its rights under this Lease, then Landlord
will be released from any further obligations under this Lease, provided that
the assignee assumes Landlord's obligations under this Lease in writing.

         21.2.    LANDLORD'S LIABILITY.

         The liability of Landlord and Landlord's Affiliates (as defined below)
to Tenant for any default by Landlord under the terms of this Lease will be
recoverable only from the interest of Landlord in the Building, and Tenant
agrees to look solely to Landlord's interest in the Building for the enforcement
of any judgment, award, order or other remedy under or in connection with this
Lease. Under no circumstances will Landlord or Landlord's Affiliates have any
personal liability for any of the foregoing matters. The term "LANDLORD'S
AFFILIATES" means collectively Landlord's property manager and its and
Landlord's respective current and future affiliates, trustees, beneficiaries,
principals, investors, directors, officers, general or limited partners,
shareholders, managers, employees, agents, representatives, successors and
assigns.

         21.3.    FORCE MAJEURE.

         Other than for Tenant's obligations under this Lease which can be
performed by the payment of money (e.g., payment of Rent and maintenance of
insurance), whenever a period of time is prescribed for action to be taken by
either party, such party will not be liable or responsible for, and there will
be excluded from the computation of any such period of time, any delays due to
strikes, riots, acts of God, shortages of labor or materials, war, governmental
laws, regulations, or restrictions, or any other causes of any kind whatsoever
which are beyond the reasonable control of such party.

                                       17
<PAGE>

         21.4.    BROKERAGE.

         Tenant has not dealt with any broker or agent in connection with the
negotiation or execution of this Lease, other than Landlord's Broker and
Tenant's Broker, whose commissions are payable by Landlord. Tenant agrees to
defend, indemnify and hold Landlord harmless from and against all claims,
damages, costs, expenses, attorneys' fees and other liabilities for commissions
or other compensation claimed by any other broker or agent.

         21.5.    ESTOPPEL CERTIFICATES.

         From time to time, Tenant agrees to furnish to Landlord, Landlord's
Mortgagee or any third party designated by Landlord, within ten (10) days after
Landlord has made a request, a written estoppel certificate signed by Tenant or
an authorized signatory of Tenant in the form attached as Exhibit C, confirming
and certifying to such party, as of the date of such estoppel certificate, to
the extent factual or known, (i) that Tenant is in possession of the Premises,
(ii) that this Lease is unmodified and in full force and effect (or if there
have been modifications, that this Lease is in full force and effect as modified
and setting forth such modification); (iii) that Tenant has no offsets, claims
or defenses against Rent or the enforcement of any right or remedy of Landlord,
or any duty or obligation of Tenant under this Lease (and, if so, specifying the
same in detail); (iv) the dates through which Base Rent and Additional Rent have
been paid; (v) that Tenant has no knowledge of any then uncured defaults on the
part of Landlord under this Lease (or if Tenant has knowledge of any such
uncured defaults, specifying the same in detail); (vi) that Tenant having made
due investigation has no knowledge of any event having occurred that authorizes
the termination of this Lease by Tenant (or if Tenant has such knowledge,
specifying the same in detail): (vii) the amount of any Security Deposit held by
Landlord; (viii) that there are no actions, whether voluntary or otherwise,
pending against Tenant; and (ix) other matters reasonably requested by Landlord
or such other party. If Tenant fails to deliver the estoppel certificate
described above within said ten (10) day period, Tenant acknowledges and agrees
that Landlord is authorized to act as Tenant's attorney-in-fact to execute the
estoppel certificate on behalf of Tenant, and Tenant will be bound by the terms
of the estoppel certificate prepared and executed by Landlord.

         21.6.    NOTICES.

         All notices and other communications given pursuant to this Lease must
be in writing and must be sent to the parties listed in the Lease Information
Summary above by (1) first class mail, United States Mail, postage prepaid,
certified, with return receipt requested, and addressed to the parties at the
address specified in the Lease Information Summary, (2) a nationally recognized
overnight courier, (3) personal delivery to the intended address, or (4) prepaid
telegram, cable, facsimile transmission or telex with confirmation of successful
transmission followed by a confirmatory letter. All notices will be effective
upon delivery to the address of the addressee, or, if the addressee refuses
delivery, then delivery will be deemed effective as of the date of the attempted
delivery. The parties may change their addresses by giving notice of such change
to the other party in conformity with this provision.

         21.7.    SEVERABILITY.

         If any clause or provision of this Lease is illegal, invalid or
unenforceable under present or future laws, then the remainder of this Lease
will not be affected, and in lieu of such clause or provision, a clause or
provision as similar in terms to such illegal, invalid or unenforceable clause
or provision will be deemed added to this Lease as may be possible and be legal,
valid, and enforceable.

                                       18
<PAGE>

         21.8.    AMENDMENTS; BINDING EFFECT.

         This Lease may not be amended except by instrument in writing signed by
Landlord and Tenant. No provision of this Lease will be deemed to have been
modified or waived by Landlord unless such modification or waiver is in writing
signed by Landlord. No custom or practice which may evolve between the parties
in the administration of the terms of this Lease will waive or diminish the
right of Landlord to insist upon the performance by Tenant in strict accordance
with the terms of this Lease, except as expressly modified in writing signed by
Landlord and Tenant. The terms and conditions contained in this Lease will inure
to the benefit of and be binding upon the parties, and upon their respective
successors in interest and legal representatives, except as otherwise expressly
provided. This Lease is for the sole benefit of Landlord and Tenant, and, other
than Landlord's Mortgagee, no third party may be deemed a third party
beneficiary.

         21.9.    QUIET ENJOYMENT.

         Provided Tenant has performed all of its obligations under this Lease,
Tenant may peaceably and quietly hold and enjoy the Premises for the Term,
without hindrance from Landlord or any party claiming by, through, or under
Landlord, subject to the terms and conditions of this Lease.

         21.10.   NO MERGER.

         No merger of the leasehold estate created under this Lease with the fee
estate in all or any part of the Premises will occur if the same person acquires
or holds, directly or indirectly, this Lease or any interest in this Lease and
the fee estate in the leasehold Premises or any interest in such fee estate.

         21.11.   NO OFFER.

         The submission of this Lease to Tenant may not be construed as an
offer, and Tenant will have no rights under this Lease unless Landlord executes
a copy of this Lease and delivers it to Tenant.

         21.12.   ENTIRE AGREEMENT; GOVERNING LAW.

         This Lease constitutes the entire agreement between Landlord and Tenant
regarding the subject matter of this Lease and supersedes all prior related oral
statements and writings. Except for those set forth in this Lease, no
representations, warranties, or agreements have been made by Landlord or Tenant
to the other with respect to this Lease or the obligations of Landlord or Tenant
in connection with this Lease. This Lease shall be governed by, construed under
and be enforceable in accordance with the laws of the State of Illinois.

         21.13.   CALENDAR DAYS.

         All references in this Agreement to a certain number of days will be
deemed to mean calendar days, unless otherwise expressly stated.

         21.14.   PROHIBITION AGAINST LEASEHOLD MORTGAGES.

         Tenant will not mortgage, pledge or otherwise encumber its interest in
this Lease or in the Premises during the Term.

         21.15.   WAIVER OF TRIAL BY JURY.

         Landlord and Tenant mutually, knowingly, irrevocably, voluntarily and
intentionally waive the right to a trial by jury in any action, proceeding or
counterclaim brought by either of the parties against the other in connection
with this Lease. Each party further warrants and

                                       19
<PAGE>

represents that it has reviewed this waiver with its legal counsel and that each
has waived its jury trial rights following consultation with legal counsel. This
waiver applies to any and all subsequent amendments and any other agreements
relating to this Lease. In the event of litigation, this Lease may be filed as a
written consent to a trial by the court sitting without a jury. Tenant further
agrees that in the event Landlord commences any summary proceeding for
non-payment of Rent, Tenant will not interpose any counterclaim of any nature or
description in such proceeding.

         21.16.   LANDLORD'S REMEDIES CUMULATIVE.

         No reference to any specific right or remedy will preclude Landlord
from exercising any other right, having any other remedy or maintaining any
action to which it may otherwise be entitled at law or in equity. No failure by
Landlord to insist upon the strict performance of any agreement, term, covenant
or condition of this Lease, or to exercise any right or remedy consequent upon a
breach thereof, and no acceptance of full or partial Rent during the continuance
of any such breach will constitute a waiver of any such breach, agreement, term,
covenant or condition. No waiver by Landlord of any breach by Tenant under this
Lease or of any breach by any other tenant under any other lease or any portion
of the Building will affect or alter this Lease in any way whatsoever. No
covenant, term or condition of this Lease will be deemed waived by Landlord
unless such waiver is in writing and executed by Landlord. Landlord may accept a
partial payment of Rent or other sums due under this Lease without such
acceptance constituting an accord and satisfaction and without prejudice to
Landlord's right to demand the balance of such Rent or other sum,
notwithstanding any notation on a check or letter accompanying such partial
payment, unless Landlord expressly waives its right to such balance in writing.

         21.17.   PROHIBITION AGAINST RECORDATION.

         Tenant may not record all or any part of this Lease or any memorandum
of this Lease. Any recording by Tenant of all or any part of this Lease or any
memorandum of this Lease will be in violation of this Lease and will be void,
and Tenant agrees to indemnify Landlord, its trustees, beneficiaries, agents,
successors and assigns for any losses, damages or expenses of any nature
whatsoever incurred by reason of such recording. In the event Tenant records or
causes all or any part of this Lease or any memorandum of this Lease to be
recorded, Tenant hereby irrevocably appoints Landlord as Tenant's
attorney-in-fact, coupled with an interest, to execute and record a certificate
to clear any cloud on the title to the Building created by the improper
recordation.

         21.18.   JOINT AND SEVERAL LIABILITY.

         If two (2) or more individuals, corporations, partnerships or other
business associations (or any combination of two (2) or more thereof) sign this
Lease as Tenant, the liability of each such individual, corporation, partnership
or other business association to pay Rent and perform all of Tenant's other
obligations under this Lease are deemed to be joint and several.

         21.19.   CORPORATE TENANTS.

         If Tenant is a corporation, the persons executing this Lease on behalf
of Tenant hereby covenant and warrant that Tenant is a duly constituted
corporation qualified to do business in the State of Illinois; all of Tenant's
franchise and corporate taxes have been paid to date; all future forms, reports,
fees and other documents necessary for Tenant to comply with all applicable laws
will be filed by Tenant when due; and such persons are duly authorized by the
board of directors of such corporation to execute and deliver this Lease on
behalf of Tenant.

                                       20
<PAGE>

                            [SIGNATURE PAGE FOLLOWS]

                                       21
<PAGE>

                               LANDLORD:

                               820 WEST LAKE LLC, an Illinois limited
                               liability company

                               By:
                                   ------------------------------------
                               Its:
                                    -----------------------------------

                               TENANT:

                               MORTGAGE EXPRESS, INC. , an Illinois corporation

                               By:
                                   ------------------------------------
                               Its: President
                                    -----------------------------------

                                       22
<PAGE>

                                    EXHIBIT A

                               OUTLINE OF PREMISES

                             (INTENTIONALLY OMITTED)

<PAGE>

                                    EXHIBIT A

                         BUILDING RULES AND REGULATIONS

         The following rules and regulations will apply to the Premises, the
Building and any appurtenances:

         Sidewalks, doorways, vestibules, halls, stairways, and other similar
areas may not be obstructed by tenants or used by any tenant for purposes other
than ingress and egress to and from their respective leased premises and for
going from one to another part of the Building.

         Tenant must comply with all City of Chicago's ordinances, regulations,
and rules, including but not limited to, Fire and Police Department regulations,
regarding tenant's use for the Premises. Tenant must maintain all, necessary
licenses for activities conducted on the premises.

         Plumbing fixtures and appliances may be used only for the purposes for
which designed, and no sweepings, rubbish, rags or other unsuitable material may
be thrown or deposited in such fixtures and appliances. Damage resulting to any
such fixtures or appliances from misuse by a tenant or its agents, employees or
invitees, shall be paid by such tenant.

         No signs, advertisements or notices may be painted or affixed on or to
any windows or doors or other part of the Building without the prior written
consent of Landlord. No nails, hooks or screws may be driven or inserted in any
part of the Building except by Building maintenance personnel. No curtains or
other window treatments may be placed between the glass and the Building
standard window treatments.

         Landlord will provide and maintain an alphabetical directory for all
tenants in the main lobby of the Building.

         Landlord will provide all door locks in each tenant's leased premises,
at the cost of such tenant, and no tenant may place any additional door locks in
its leased premises without Landlord's prior written consent. Landlord will
furnish to each tenant a reasonable number of keys to such tenant's leased
premises, at such tenant's cost, and no tenant may make a duplicate.

         Movement in or out of the Building of furniture or office equipment, or
dispatch or receipt by tenants of any bulky material, merchandise or materials
which require use of elevators or stairways, or movement through the Building
entrances or lobby may be conducted under Landlord's supervision at such times
and in such a manner as Landlord may reasonably require. Each tenant assumes all
risks of and will be liable for all damage to articles moved and injury to
persons or public engaged or not engaged in such movement, including equipment,
property and personnel of Landlord if damaged or injured as a result of acts in
connection with carrying out this service for such tenant.

         Landlord may prescribe weight limitations and determine the locations
for safes and other heavy equipment or items, which will in all cases be placed
in the Building so as to distribute weight in a manner acceptable to Landlord
which may include the use of such supporting devices as Landlord may require.
All damages to the Building caused by the installation or removal of any
property of a tenant, or done by a tenant's property while in the Building, will
be repaired at the expense of such tenant.

         Corridor doors, when not in use, must be kept closed. Nothing may be
swept or thrown into the corridors, halls, elevator shafts or stairways. No
birds or animals may be brought into or

<PAGE>

kept in, on or about any tenant's leased premises. No portion of any tenant's
leased premises may at any time be used or occupied as sleeping or lodging
quarters.

         Tenant will cooperate with Landlord's employees in keeping its leased
premises neat and clean. Tenant will not employ any person for the purpose of
such cleaning other than the Building's cleaning and maintenance personnel.

         To ensure orderly operation of the Building, no ice, mineral or other
water, towels, newspapers, etc. may be delivered to any leased area except by
persons approved by Landlord.

         Tenant may not make or permit any improper, objectionable or unpleasant
noises or odors in the Building or otherwise interfere in any way with other
tenants or persons having business with them.

         No machinery of any kind (other than normal office equipment) may be
operated by any tenant on its leased area without Landlord's prior written
consent, nor may any tenant use or keep in the Building any flammable or
explosive fluid or substance.

         Landlord will not be responsible for lost or stolen personal property,
money or jewelry from tenant's leased premises or public or common areas
regardless of whether such loss occurs when the area is locked against entry or
not.

         No vending or dispensing machines of any kind may be maintained in any
leased premises without the prior written permission of Landlord.

<PAGE>

                                    EXHIBIT B

                             (INTENTIONALLY OMITTED)

<PAGE>

                                    EXHIBIT C

                              ESTOPPEL CERTIFICATE

             The undersigned tenant ("TENANT") certifies as follows:

         1. Tenant entered into a written lease dated January , 2003 (the
"LEASE") with 820 West Cass LLC, an Illinois limited liability company, as
landlord ("LANDLORD"), under which Lease Landlord leased to Tenant and Tenant
rented from Landlord certain premises on the 3rd floor of the building located
at 801 North Cass Avenue, Westmont, Illinois 60559 (the "PREMISES").

         2. The Lease is in full force and effect; Tenant accepted and presently
occupies the Premises and is paying rent currently; Tenant has no setoffs,
claims or defenses to the enforcement of the Lease; and Tenant has not assigned
or transferred its interest thereunder.

         3. Tenant's Rent under the Lease is currently $12,000.

         4. As of this date, Tenant is not in default in the performance of the
Lease, has not committed any breach of the Lease and no notice of default has
been given to Tenant.

         5. As of this date, Landlord is not in default under the Lease, and no
notice of default has been given to Landlord.

         6. No rent or other moneys have been paid to Landlord or Landlord's
agent by Tenant more than thirty (30) days in advance under the Lease, and a
security deposit has been paid by Tenant in the amount of       N/A     .
                                                          --------------

         7. The term of the Lease expires on August 31, 2003 and Tenant has no
rights to extend the term of the Lease nor purchase all or any portion of the
Premises.

         8. Tenant has no claim against Landlord for any security deposit or
prepaid rent.

         9. The Lease constitutes the only agreement between Landlord and Tenant
with respect to the Premises, and the Lease has not been amended, modified or
superseded.

Dated: February 1, 2003.

TENANT:

                                  ,
----------------------------------

a                                 ,
  ---------------  ---------------

By:
    ------------------------------
Its:
     -----------------------------

<PAGE>

                                    EXHIBIT D

                             (INTENTIONALLY OMITTED)

<PAGE>

                                    EXHIBIT E

                             (INTENTIONALLY OMITTED)

<PAGE>

                                    EXHIBIT F

                        CERTIFICATE OF COMMENCEMENT DATE

         With respect to that certain Lease Agreement dated September 1, 2000
(the "LEASE") for the premises commonly known as 820 West Lake, Chicago,
Illinois , the undersigned certify and agree that the date of the commencement
of the Term of the Lease was Suites Nos. 10-14, 20, 22, 24, 102, 201-04, 300,
330 and 360 in the Building comprising approximately Twenty Three Thousand and
Five Hundred Thirty (23,530) rentable square feet (Section 1), and the date of
expiration of the Term of the Lease will be August 31, 2010.

Dated this 1st day of September 1, 2000.

                                LANDLORD:

                                820 WEST LAKE LLC, an Illinois limited
                                liability company

                                By:
                                   ---------------------------------------------
                                Its:
                                     -------------------------------------------

                                                             TENANT:

                                MORTGAGE EXPRESS, INC., an Illinois corporation

                                By:
                                   ---------------------------------------------
                                Its: President
                                     -------------------------------------------

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