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                                  TABLE OF CONTENTS
                                STANDARD OFFICE LEASE

                                     ARTICLE 1.00
                                  BASIC LEASE TERMS
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<S>            <C>                                                        <C>
Section 1.01   Parties                                                      1
Section 1.02   Leased Premises                                              1
Section 1.03   Term                                                         1
Section 1.04   Fixed Minimum Rent                                           1
Section 1.05   Notification Addresses                                       2
Section 1.06   Permitted Use                                                2

                                     ARTICLE 2.00
                                         RENT

Section 2.01   Fixed Minimum Rent                                           2
Section 2.02   Operating Expenses                                           2
Section 2.03   Definition of Operating Expenses                             3
Section 2.04   Late Payment Charge                                          3
Section 2.05   Increase in Insurance Premiums                               3
Section 2.06   Security Deposit                                             3
Section 2.07   Holding Over                                                 3
Section 2.08   Taxes and Assessments                                        3

                                     ARTICLE 3.00
                                  OCCUPANCY AND USE

Section 3.01   Use                                                          5
Section 3.02   Signs                                                        5
Section 3.03   Compliance with Laws, Rules and Regulations                  5
Section 3.04   Warranty of Possession                                       5
Section 3.05   Inspection                                                   5

                                     ARTICLE 4.00
                                UTILITIES AND SERVICE

Section 4.01   Utilities                                                    5
Section 4.02   Theft or Burglary                                            6
Section 4.03   Janitorial Service                                           6
Section 4.04   Excess Utility Consumption                                   6
Section 4.05   Window Coverings                                             6
Section 4.06   Charge for Service                                           6

                                     ARTICLE 5.00
                               REPAIRS AND MAINTENANCE

Section 5.01   Lessor Repairs                                               6
Section 5.02   Lessee Repairs                                               7
Section 5.03   Request for Repairs                                          7
Section 5.04   Lessee Damages                                               7

                                     ARTICLE 6.00
                             ALTERATIONS AND IMPROVEMENTS

Section 6.01   Construction of Improvements                                 7
Section 6.02   Detailed Plans and Specifications                            8
Section 6.03   Approval of Plans                                            8
Section 6.04   Construction of Improvements;
                 Substantial Completion                                     8
Section 6.05   Lessee's Architect and Correction of Work                    9
Section 6.06   Change Orders                                                9
Section 6.07   Entry Prior to the Completion Date                           9
Section 6.08   Lessor's Construction Warranties                            10
Section 6.09   Completion of Improvements                                  10
Section 6.10   Lessee Improvements                                         12

                                     ARTICLE 7.00
                                CASUALTY AND INSURANCE

Section 7.01   Substantial Destruction                                     13
Section 7.02   Partial Destruction                                         13

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Section 7.03   Property Insurance                                          13
Section 7.04   Waiver of Subrogation                                       14
Section 7.05   Insurance Indemnification                                   14
Section 7.06   Lessor to Hold Harmless                                     14

                                    ARTICLE 8.00
                                    CONDEMNATION

Section 8.01   Substantial Taking                                          15
Section 8.02   Partial Taking                                              15

                                     ARTICLE 9.00
                                ASSIGNMENT OR SUBLEASE

Section 9.01   Lessor Assignment                                           16
Section 9.02   Lessee Assignment                                           16
Section 9.03   Conditions of Assignment                                    16
Section 9.04   Rights of Mortgagee                                         17
Section 9.05   Estoppel Certificates                                       17

                                    ARTICLE 10.00
                                 DEFAULT AND REMEDIES

Section 10.01  Default by Lessee                                           18
Section 10.02  Remedies for Lessee's Default                               18

                                    ARTICLE 11.00
                                      RELOCATION

Section 11.01  Relocation                                                  19

                                    ARTICLE 12.00
                                     DEFINITIONS

Section 12.01  Abandon                                                     19
Section 12.02  Act of God or Force Majeure                                 19
Section 12.03  Building or Project                                         19
Section 12.04  Commencement Date                                           19
Section 12.05  Completion Date                                             19

                                   ARTICLE 13.00
                                   MISCELLANEOUS

Section 13.01  Waiver                                                      20
Section 13.02  Act of God                                                  20
Section 13.03  Attorney's Fees                                             21
Section 13.04  Successors                                                  21
Section 13.05  Allocation of Rent                                          21
Section 13.06  Bankruptcy or Insolvency                                    21
Section 13.07  Captions                                                    24
Section 13.08  Notice                                                      24
Section 13.09  Submission of Lease                                         24
Section 13.10  Corporate Authority                                         24
Section 13.11  Severability                                                24
Section 13.12  Lessor's Liability                                          25
Section 13.13  Broker Indemnification                                      25
Section 13.14  Consent                                                     25
Section 13.15  Hazardous Materials                                         25

                                   ARTICLE 14.00
                        AMENDMENT AND LIMITATION OF WARRANTIES

Section 14.01  Entire Agreement                                            26
Section 14.02  Amendment                                                   26
Section 14.03  Limitation of Warranties                                    26

                                   ARTICLE 15.00
                                   OTHER PROVISIONS                        27

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                                    ARTICLE 16.00
                                      SIGNATURES
                                   ACKNOWLEDGMENTS                         27

                                RULES AND REGULATIONS                      28

                                      EXHIBIT A                            30

                                      EXHIBIT B                            31

                                      EXHIBIT C                            32

                                      EXHIBIT D                            35

                                      EXHIBIT E                            36

                                      EXHIBIT F                            37

                                  ADDENDUM TO LEASE

                                STANDARD OFFICE LEASE                      38
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                            ARTICLE 1.00   BASIC LEASE TERMS

       1.01 PARTIES. THIS LEASE AGREEMENT ("Lease") is entered into by and
between the following Lessor and Lessee: CONTINENTAL ACQUISITIONS, INC., an Ohio
corporation ("Lessor"), 35 North Fourth Street, Suite 100, Columbus, Ohio
43215-3602 and WORLD FINANCIAL NETWORK NATIONAL BANK (U.S.) ("Lessee"), 4590
East Broad Street, Columbus, Ohio 43213.

       1.02   LEASED PREMISES.  In consideration of the rents, terms, provisions
and covenants of this Lease, Lessor hereby leases, lets and demises to Lessee
the land depicted in the attached Exhibit A which is located north of Shrock
Road in Westerville, Ohio together with a 100,800 (approximate sq. ft.) building
(the "Building") and parking, landscaping and related improvements to be
constructed on the land pursuant to the terms of this Lease (collectively, with
the Building, the parking, landscaping and related improvements to the land
which are to be made pursuant to the terms of this Lease are known as the
"Improvements"). The land depicted in Exhibit A and the Improvements are
hereinafter referred to as the "leased premises". As promptly as possible after
the date hereof, Lessor shall cause a survey of the leased premises to be
prepared of the leased premises and the legal description prepared pursuant to
such survey shall be substituted as Exhibit A to this Lease.

       1.03   TERM.  Subject to and upon the conditions set forth herein, the
term of this Lease shall commence on the "completion date", which Lessor shall
use its best efforts to establish as January 26, 1991, and shall terminate One
Hundred Twenty (120) months thereafter.

       1.04.  FIXED MINIMUM RENT.  Fixed minimum rent is $54,936.00 per month
for the first sixty (60) months, subject to adjustment as provided in the
following paragraphs of this Section 1.04.  Fixed minimum rent for months 61
through 120 shall be 110.7% of the fixed minimum rent for the first 60 months,
as the same shall be adjusted pursuant to this Section 1.04.

       Certain of Lessor's costs of construction which were factors in the
determination of the foregoing fixed minimum rent amount for the first sixty
(60) months were based on estimates of the amounts such items will cost or the
amounts of the bids to be received by Lessor from subcontractors to perform such
work.  Such estimated items (the "Audit Items") and the estimated costs of such
items (the "Audit Item Estimates") are listed on the attached Exhibit C.  Lessor
shall give Nate Tatum or any successor Director of Credit Operations of Lessee
prompt notice (which may be by telephone) of the receipt by Lessor of bids to
perform Audit Items which are subject to being bid (the "Audit Bid Items")
and, as part of such notice, Lessor shall, give to Lessee a recommendation as to
the bid to accept.

Items to notify Lessor of Lessee's preference as to the bid to accept.  If the
total amount of the accepted bids for Audit Bid Items plus the actual costs of
other Audit Items shall be different (either less or more) than the sum of the
Audit Item Estimates for the Audit Items as set forth in Exhibit C, the fixed
monthly rent for the first sixty (60) months shall be adjusted by an amount
equal to the product of (a) the net difference between the Audit Item Estimates
for all Audit Items and the actual costs for all Audit Items, multiplied by (b)
 .00967.  Upon request by Lessee, Lessor shall provide to Lessee reasonable
documentation showing the actual costs to Lessor for any or all of the Audit
Items.  Lessee shall have the right to audit Lessor's books and records with
respect to Audit items.

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       Attached hereto as Exhibit D is a list of certain additional items of
construction that Lessee has requested that Lessor cause to be performed (the
"Additional Items").  Lessor shall request bids for the performance of the
Additional Items.  Lessee shall have the same rights and responsibilities with
respect to notice of and expression of preference as to bids for Additional
Items as Lessee has with respect to Audit Bid Items.  The fixed monthly rent for
the first sixty (60) months of the lease shall be increased by the product of
(a) the total of Lessor's actual costs for the Additional Items multiplied by
(b) .01322.

       In the event that any Change Orders are approved or requested by Lessee
and the Net Change Order Cost is a positive number (as calculated pursuant to
Section 6.06), the Net Change Order Cost shall be reflected in the fixed minimum
rent as follows: monthly rent for the first sixty (60) months of the Lease shall
be increased by an amount equal to the product of (a) the Net Change Order Cost
multiplied by (b) .00967.

       In the event that the Net Change Order Cost is a negative number, the Net
Change Order Cost shall be reflected in the fixed minimum rent as follows:
monthly rent for first sixty (60) months of the Lease shall be decreased by an
amount equal to the product of (a) the Net Change Order Cost multiplied by (b)
 .00967.

       If Lessee requests Lessor to make additional improvements after
completion of the leased premises, Lessee shall pay the agreed cost of such
requested improvements within thirty (30) days after receipt of an invoice
therefor.

       1.05   NOTIFICATION ADDRESSES.  (See 13.08).

       Lessor's Address:                         Lessee's Address:

Continental Acquisitions, Inc.            World Financial Network National
c/o Continental Real Estate Companies         Bank (U.S.)
35 North Fourth Street                    4590 East Broad Street
Suite 100                                 Columbus, Ohio  43213
Columbus, Ohio  43215                     Attention: William J. Salamy
Attention:  Property Management

       1.06   PERMITTED USE.  General office and uses incidental thereto
including, without limitation, the operation of a cafeteria for Lessee's
employees and use of the parking lot and building for the occasional
entertainment of employees and guests.

                                 ARTICLE 2.00   RENT

       2.01   FIXED MINIMUM RENT.  Lessee agrees to pay monthly as fixed minimum
rent during the term of this Lease the amounts of money set forth in Section
1.04 of this Lease, which amounts shall be payable to Lessor at the address
stated in Section 1.05 above.  The first monthly installment of rent shall be
due and payable on the date of execution of this Lease by Lessee, and a like
monthly installment shall be due and payable on or before the first day of each
calendar month succeeding the completion date during the term of this Lease;
provided, if the completion date should be a date other than the first day of a
calendar month, the monthly rental set forth above shall be prorated to the end
of that calendar month, and the monthly rental payable on the first day of the
month next succeeding the completion date shall be equal to such prorated
amount.  Lessee shall pay, as additional rent, all other sums due and payable
under this Lease on the date set forth herein by which such payments are to be
made.

       2.02   OPERATING EXPENSES.  Subject to the provisions of Sections 3.03,
5.01, 6.08, 7.02 and 8.02, Lessee shall be responsible for the maintenance of
both the interior and exterior portions of the leased premises and shall pay the
operating expenses associated therewith.

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       2.03   DEFINITION OF OPERATING EXPENSES.  [Intentionally Omitted.]

       2.04   LATE PAYMENT CHARGE.  Other remedies for nonpayment of rent
notwithstanding, if the monthly rental payment is not received by Lessor on or
before the tenth (10th) day of the month for which the rent is due, or if any
other payment due Lessor by Lessee is not received by Lessor on or before the
tenth (10th) day following receipt of an invoice or accounting, a late payment
charge of five percent (5%) of such past due amount shall become due and payable
in addition to such amounts owed under this Lease.

       2.05   INCREASE IN INSURANCE PREMIUMS.  If an increase in any insurance
premiums paid by Lessor for the Building is caused by Lessee's use of the leased
premises in a manner other than as set forth in Section 1.06, or if Lessee
vacates the leased premises and causes an increase in such premiums, then Lessee
shall pay as additional rent the amount of such increase to Lessor.

       2.06   SECURITY DEPOSITS.  [Intentionally Omitted.]

       2.07   HOLDING OVER.  In the event that Lessee does not vacate the leased
premises upon the expiration or termination of this Lease, Lessee shall be a
tenant for month to month for the holdover period and all of the terms and
provisions of this Lease shall be applicable during that period, except that,
unless Lessee and Lessor shall be negotiating for a renewal or extension of this
Lease, Lessee shall pay Lessor as fixed minimum rent for the period of such
holdover an amount equal to 150% of the fixed minimum rent which would have been
payable by Lessee had the holdover period been a part of the original term of
this Lease, based on the fixed minimum rent payable for the period immediately
prior to such expiration or termination.  Lessee agrees to vacate and deliver
the leased premises to Lessor upon Lessee's receipt of notice from Lessor to
vacate and the expiration of any notice period required by law.  The rental
payable during the holdover period shall be payable to Lessor on demand. Except
to the extent provided in the first sentence of this Section 2.07, no holding
over by Lessee, without the consent of Lessor, shall operate to extend the term
of this Lease.  In addition to rental due during any holdover period, in the
event Lessee fails to surrender the leased premises upon termination or
expiration of this Lease, then Lessee shall indemnify Lessor against loss or
liability resulting from any delay of Lessee in not surrendering the leased
premises including, but not limited to, any amounts required to be paid to third
parties who had or have a right to occupy the leased premises and were unable to
occupy said premises and any attorneys' fees related thereto.  Any fixed minimum
rent paid by Lessee with respect to the holdover period pursuant to the
provisions of this Section 2.07 in excess of the fixed minimum rent that would
have been payable if determined in accordance with the rates in effect
immediately prior to the termination or expiration of the Lease shall be
credited against Lessee's indemnity obligation, if any.

       2.08   TAXES AND ASSESSMENTS.

              2.08.01    PAYMENT OF TAXES.  Lessee shall pay, as the same become
due and payable, all taxes and assessments levied or imposed upon the leased
premises or any part thereof, during the entire term of this Lease (including
any renewals) commencing upon the completion date.  Lessor shall provide Lessee
with a copy of all tax bills for the leased premises promptly upon Lessor's
receipt thereof.  Lessee shall provide Lessor within ten (10) days after the
date for payment of such taxes and assessments, a receipt showing payment for
such taxes and assessments, unless Lessee shall have protested the same in good
faith and shall have provided for the payment thereof upon the determination of
such protest.  If the taxing authority shall commence formal proceedings to
foreclose its lien on the leased premises or to otherwise collect the taxes and
assessments with respect to the leased premises from Lessor, Lessee shall
promptly cause such taxes and assessments to be paid, without

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prejudice to Lessee's right to contest the amount of such taxes and assessments.
Any penalties or interest accruing on such taxes which Lessee is obligated to
pay hereunder shall also be paid by Lessee, unless Lessor shall have failed to
provide Lessee with copies of the tax bill with respect to which the penalties
or interest are due at least 10 days prior to the due date of such taxes, in
which event all penalties and interest with respect to such installment shall be
paid by Lessor.

              2.08.02    EXCLUDED TAXES.  Notwithstanding anything contained
herein to the contrary, Lessee's obligation hereunder shall not include any
assessment levied prior to the completion date, nor any special assessment
levied in respect of public or quasi-public improvements necessary for the
construction or operation of any property other than the leased premises,
including without limitation, the installation of water or sewer mains or the
construction, paving or widening of public streets or roads for the benefit of
such other property.  Nothing herein contained shall be construed to include as
taxes and assessments levied or imposed upon the leased premises any
inheritance, estate, succession, transfer, gift, franchise, corporation, income
or net profit tax that is or may be imposed on Lessor.  Taxes and assessments
for the first year of the term and for the last year of the term (including, if
applicable, the first option term or second option term), shall be prorated.  If
any assessment or charge is payable in installments, Lessee's obligation in
respect thereof shall be determined as if Lessor had elected to pay the
assessment in installments, and Lessee shall be responsible for only those
installments or parts of installments which would be attributable to the term of
this Lease (including the first or second option term, if exercised).  Lessor
shall cause the leased premises to become a separate tax parcel as soon as
practicable after the date hereof and, in all events, prior to the completion
date.  If Lessor shall fail to cause the leased premises to become a separate
tax parcel at the time Lessee's obligation to pay taxes shall commence
hereunder, Lessee's obligation to pay such taxes shall be limited to the taxes
based on the value of the Building, and a pro rata share of the taxes based on
the value of the land in the tax parcel, which pro rata share shall be equal to
the product of such taxes based on the value of the land in the tax parcel
multiplied by a fraction, the numerator of which is the area in square feet of
the leased premises and the denominator of which is the area in square feet of
the entire tax parcel.

              2.08.03    CONTESTS OF TAXES AND ASSESSMENTS.  Lessee shall, at
its expense, upon notice to Lessor, have the right to contest any and all such
real estate taxes and assessments in its own name or in the name of and on
behalf of Lessor.  Lessor shall, on the request of Lessee, cooperate in such
contest, except for the cost thereof. If the taxing authority shall commence
formal proceedings to foreclose its lien on the leased premises or to otherwise
collect the taxes and assessments with respect to the leased premises from
Lessor, Lessee shall promptly cause such taxes and assessments to be paid,
together with any penalties and interest thereon (subject to the provisions of
Section 2.08.01) without prejudice to Lessee's right to contest the amount of
such taxes and assessments.

              2.08.04    FAILURE TO PAY TAXES.  If Lessee fails to pay such
taxes and assessments, Lessor may do so upon thirty (30) days prior written
notice to Lessee (unless Lessee is contesting the amount thereof pursuant to
Section 2.08.03) but shall not be obligated to do so, and such payment made by
Lessor shall be due from Lessee at the time of and along with the monthly
installment of rent for the month next succeeding the month in which such taxes
are paid by Lessor, together with interest at the rate of fifteen percent (15%)
per annum.

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                           ARTICLE 3.00   OCCUPANCY AND USE

       3.01   USE.  Lessee agrees that the leased premises shall be used and
occupied only for the purpose as set forth in Section 1.06. Lessee shall occupy
the leased premises and conduct its business in a lawful manner and in a manner
so as not to create a nuisance. Lessee shall neither permit any waste on the
leased premises nor allow the leased premises to be used in any way which would
be extra hazardous on account of fire or which would in any way render void the
fire insurance on the Building.

       3.02   SIGNS.  No sign of any type or description shall be erected,
placed, or painted on the exterior portions of the leased premises or project
except those signs submitted to Lessor and approved by Lessor in writing.

       3.03   COMPLIANCE WITH LAWS, RULES AND REGULATIONS.  Lessee, at
Lessee's sole cost and expense, shall comply with all laws, ordinances,
orders, rules and regulations of state, federal, municipal or other agencies
or bodies having jurisdiction over the use, condition or occupancy of the
leased premises. Lessee will comply with the rules and regulations of the
Building or project adopted by Lessor which are set forth and attached to
this Lease. Notwithstanding anything contained in this Lease to the contrary,
there shall be no obligation on the part of Lessee to comply with any of the
laws, directions, rules or regulations referred to which may require
structural alterations, structural changes, structural repairs, or structural
additions; all of which required structural alterations, changes, repairs or
additions shall be the obligation of Lessor unless made necessary by the
negligence or default of Lessee, in which event, Lessee shall comply at its
expense.

       3.04   WARRANTY OF POSSESSION.  Lessor warrants that it has the right and
authority to execute this Lease, and Lessee, upon payment of the required rents
and subject to the terms, conditions, covenants and agreements contained in this
Lease, shall have quiet possession of the leased premises during the full term
of this Lease as well as any extension or renewal thereof.  Lessor shall not be
responsible for the acts or omissions of any third party not claiming by or
through Lessor that may interfere with Lessee's use and enjoyment of the leased
premises.

       3.05   INSPECTION.  Upon reasonable advance notice to Lessee, Lessor or
its authorized agents shall at any and all reasonable times have the right to
enter the leased premises to inspect the same, to supply any service to be
provided by Lessor, to show the leased premises to prospective purchasers or to
show the leased premises to prospective lessees during the last year of the term
of the Lease, and to repair the leased premises.  Lessee hereby waives any claim
for damages for injury or inconvenience to or interference with Lessee's
business, any loss of occupancy or use of the leased premises, and any other
loss occasioned thereby; provided that Lessor shall undertake reasonable efforts
to minimize the disruption to Lessee's business as a result of such entry by
Lessor and if Lessor shall cause physical damage to the leased premises or
Lessee's personal property contained therein as a result of such entry, Lessor
shall promptly repair or replace the same at its own cost and expense.  Lessor
shall not, have the right to retain a key to the building on the leased
premises.  Lessor shall have the right to use any and all means which Lessor may
deem proper to enter the leased premises in an emergency without liability
therefor. Lessee shall provide Lessor with a list of persons having keys to the
Building and their home telephone numbers.

                         ARTICLE 4.00   UTILITIES AND SERVICE

       4.01   UTILITIES.  Lessee shall contract for and pay for all water, gas,
electricity and other utilities services during the term of this Lease which are
required by Lessee.  Lessee shall pay all telephone charges for the leased
premises.  From and after the time

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Lessee is permitted to occupy the leased premises for installation of its
furniture, fixtures and equipment until Substantial Completion of the January 26
Improvements (as hereinafter defined), Lessor shall continue to pay all utility
charges with respect to the leased premises, but within 10 days after receipt by
Lessee of copies of paid bills for utility services during such period, Lessee
shall reimburse Lessor for one-half of the cost of the utility services during
such period. During the period, if any. after Substantial Completion of the
January 26 Improvements and Substantial Completion of all Improvements, Lessor
shall continue to pay all bills for utility services but within 10 days after
receipt by Lessee of copies of paid bills for utility services during such
period, Lessee shall reimburse Lessor for a portion of the costs for utility
services during such period in an amount equal to the total utilities costs
during such period multiplied by the Partial Completion Fraction (as hereinafter
defined). Upon Substantial Completion of all Improvements, all utilities shall
be transferred into Lessee's name and paid by Lessee.

       4.02   THEFT OR BURGLARY.  Lessor shall not be liable to Lessee for
losses to Lessee's property or personal injury caused by criminal acts or entry
by unauthorized persons into the leased premises or the Building.

       4.03   JANITORIAL SERVICE.  Lessee shall contract for and obtain
janitorial services to the leased premises and public areas of the Building at
Lessee's expense with such frequency as Lessee shall deem proper.  Lessee shall
keep the leased premises in clean and orderly condition in accordance with
customary practices in Columbus, Ohio for similar office buildings.

       4.04   EXCESS UTILITY CONSUMPTION.  [Intentionally Omitted.]

       4.05   WINDOW COVERINGS.  Lessee shall be responsible for the purchase
and installation of window coverings for the Building.

       4.06   CHARGE FOR SERVICE.  [Intentionally Omitted.]

                                    ARTICLE 5.00

       5.01   LESSOR REPAIRS.  Except as provided in Section 5.02 hereof, Lessor
shall keep the foundation, the structural soundness of the exterior walls,
structural parts, beams and members, the floors, floor slabs and other
structural components in good repair. Lessor shall make all repairs, interior
and exterior, if caused by shifting or settling of the foundation, footings or
floor slab (including replacements of all plate glass and other components of
the Building damaged thereby).  Lessor shall at its own cost and expense without
chargeback to Lessee perform the maintenance and repair obligations set forth in
this Section and in Section 6.08. Except as expressly provided in this Lease,
Lessor shall not be liable to Lessee for any damage or inconvenience, and Lessee
shall not be entitled to any abatement or reduction of rent by reason of
repairs, alterations or additions made by Lessor under this Lease. Lessor shall,
at its own cost and expense without chargeback to Lessee, repair or replace any
damage or injury to all or any part of the leased premises caused by any act or
omission of Lessor or Lessor's agents, employees, invitees, licensees or
visitors. Lessor shall perform all maintenance and repair obligations which are
its responsibility hereunder so as to minimize the disruption of and
interference with Lessee's business.  If Lessor shall enter the leased premises
to perform repairs to the Building and the performance of such repairs would
cause a material disruption such that Lessee cannot transact its business,
Lessee may require Lessor to perform such repairs during the period from 10:00
p.m. to 6:00 a.m. and during such additional hours, if any, when Lessee shall
not be conducting its business in the leased premises.  If the repairs Lessor is
to perform shall be lengthy in duration, Lessee shall undertake reasonable
efforts, without being required to disrupt its business or make the conduct of
the same materially more

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inconvenient, to enable Lessor to perform all or more of such repairs during
daytime hours. In the event Lessor shall fail to make repairs, maintenance or
replacements required herein within 30 days after notice (except in an emergency
in which case Lessor shall respond immediately upon notice), Lessee shall have
the right, but not the obligation, to make said repairs, maintenance or
replacements on behalf of Lessor, and to bill Lessor for the cost thereof, with
such amount to be paid by Lessor to Lessee within 15 days of the date of
Lessee's bill. If Lessor shall fail to reimburse Lessee for such costs within 15
days, interest shall thereafter accrue on the amounts billed at the rate of 15%
per annum and Lessee, at its option, may withhold amounts equal to such costs
and interest from payments of rent or other payments falling due under this
Lease; provided, however, any notice given or required to be given Lessor under
this Section 5.01 shall also be given to any mortgagee of the leased premises of
whom Lessee has been notified, and Lessee shall have no right of offset until
Lessee has satisfied all of the conditions set forth in the Lease to Lessee's
right of offset and Lessee has given such notice to Lessor's mortgagee, Lessee
agrees to give Lessor prompt written notice of the need for any repair,
maintenance or replacement of which Lessee has actual knowledge. Notwithstanding
any other notice provision in this Lease, notice for repairs, maintenance or
replacements deemed by Lessee to be of an emergency nature can be made in any
reasonable manner calculated to give Lessor actual notice.

       5.02   LESSEE REPAIRS.  Lessee shall, at its own cost and expense, repair
or replace any damage or injury to all or any part of the leased premises caused
by any act or omission of Lessee or Lessee's agents, employees, invitees,
licensees or visitors and repair or replace damage or injury to any portion of
the leased premises, including but not limited to the roof, interior walls and
partitions, floor surfaces, interior doors and fixtures that Lessor is not
responsible to repair or replace pursuant to Section 5.01 hereof.  Lessee shall
maintain the heating, ventilating and air conditioning system at its sole cost
an expense.  Lessee shall keep the parking lot, grounds and Interior portions of
the leased premises in a clean and orderly condition and shall maintain the
parking lot, grounds and interior, non-structural portions of the leased
premises in good condition and repair.  Lessee shall keep the parking lots clear
of ice and snow in a manner Lessee deems prudent.  Lessee shall cause all lawns
to be mowed and all landscaping to be properly maintained.  If Lessee fails to
make such repairs or replacements or perform such maintenance, within 15 days
after notice from Lessor, Lessor may, at its option,, make the repairs or
replacements or perform the maintenance, and the reasonable cost of such
repairs, replacements or maintenance shall be charged to Lessee as additional
rent and shall become payable by Lessee with the payment of the rent next due
hereunder together with interest at the rate of 15% per annum.

       5.03   REQUEST FOR REPAIRS.  Subject to Section 5.01, all requests for
repairs or maintenance that are the responsibility of Lessor pursuant to any
provision of this Lease must be made in writing to Lessor in accordance with
Section 13.08 hereof.

       5.04   LESSEE DAMAGES.  Lessee shall not allow any damage to be committed
on any portion of the leased premises or Building, and at the termination of
this Lease, by lapse of time or otherwise, Lessee shall deliver the leased
premises to Lessor in as good condition as existed at the commencement date of
this Lease, ordinary wear and tear and damage by fire, casualty or condemnation
excepted.  The cost and expense of any repairs necessary to restore the
condition of the leased premises shall be borne by Lessee.

                     ARTICLE 6.00   ALTERATIONS AND IMPROVEMENTS

       6.01   CONSTRUCTION OF IMPROVEMENTS.  Lessor shall design and construct
the Improvements in accordance with the Project Summary, the Plans (as
hereinafter defined) and this Lease.

                                      -7-
<PAGE>

       6.02   DETAILED PLANS AND SPECIFICATIONS.  Lessor shall use its best
efforts to develop detailed plans and specifications (the "Plans") as soon as
possible after the date hereof for construction of the improvements. The Plans
shall be consistent with the summary of the construction to be performed by
Lessor attached hereto as Exhibit B (the "Project Summary"), the final terms
agreed to in meetings by Lessor and Lessee, all state, federal, county and
municipal laws, rules, regulations, orders and judgments, (collectively the
"Requirements of Law"), including, without limitation, all zoning and
environmental requirements, and with all easements, restrictions or reservations
affecting the leased premises. As a specific provisions with respect to the
foregoing, as promptly as practicable after execution of this Lease by the
parties hereto, Lessor and Lessee shall prepare and approve detailed plans and
specifications for the construction of the parking lot.  Upon completion of the
Plans, the Plans shall be initialed by Lessor and Lessee and shall be attached
to and become a part of this Lease as Exhibit E hereto, or identified in a
written addendum which will be attached to and become part of this Lease as
Exhibit E hereto.

       6.03   APPROVAL OF PLANS.  No plans, drawings or specifications shall be
deemed to be part of the Plans until approved in writing by Lessee.  On or
before August 28, 1990, Lessor, shall submit complete dimensioned architectural,
structural and mechanical drawings for construction of the Improvements.  On or
before August 28, 1990, Lessor will submit complete finishing plans for Lessor's
Work in the interior of the Improvements. Lessee agrees to review each phase of
the Plans within five (5) business days after receipt thereof.  If Lessee
disapproves of any aspect of the proposed Plans, Lessee shall advise Lessor of
the reasons for such disapproval, and shall review any resubmitted Plans within
three (3) business days after receipt thereof.  All of the Plans shall be
subject to the approval of Lessee.  Lessor and Lessee mutually agree that they
will exercise good faith judgment in matters involving the preparation and
approval of Plans and Lessor and Lessee further agree that in the interest of
maintaining the work schedule for the project, the Lessor may commence site work
prior to final approval of Plans as provided for in this Section 6.03.

       6.04   CONSTRUCTION OF IMPROVEMENTS; SUBSTANTIAL COMPLETION. Promptly
upon Lessee's approval of the Plans, Lessor shall procure, at its own sole cost
and expense, all necessary licenses, permits, approvals and authorizations
required by any applicable Requirement of Law, and shall promptly and diligently
construct the Improvements in good and workmanlike manner, using first class
workmanship and new, first class materials.  Lessor shall use its best efforts
to achieve Substantial Completion of the Improvements on or before January 18,
1991.  As used herein, "Substantial Completion" means the date when construction
of the Improvements is sufficiently complete, in accordance with the Plans, so
that Lessee can occupy or utilize the Improvements for use as its office and all
service areas required for the operation of the leased premises for its intended
use, including, without limitation, the cafeteria, computer room and restrooms,
shall be fully operational and the CRT terminals, Haworth furniture and
telephone system have been installed and are fully operational. Without limiting
the generality of the foregoing, Substantial Completion shall not be deemed to
have occurred until such time as a certificate of occupancy for the leased
premises has been issued; the leased premises has passed all applicable fire and
safety inspections; all ceilings and lighting are in and operative; the parking
lot and all entrances to the leased premises have been constructed and paved in
accordance with the Plans; all walls and partitions which are Lessor's
responsibility have been erected, with doors installed, and have received final
painting or wall covering excluding striping of the walls by Lessee; all
carpeting and flooring have been installed; all heating, ventilation, air
conditioning, plumbing and electrical systems have been installed and are in
good working condition; debris caused by Lessor's contractors and utility
companies other than the telephone company have been removed, the leased
premises have been cleaned and are in broom-clean condition; and exclusive
possession of the leased premises, free and clear of Lessor's contractors, prior
tenants, occupants, leases or rights of occupancy is available for delivery to
Lessee.  From time to time during the preparation of a construction schedule for
the leased premises and during the course

                                      -8-
<PAGE>

of construction, Lessor shall provide to Lessee a progress chart showing
approximate target dates for completion of various aspects of the construction
and whether such construction is expected to be completed by such target dates
and shall further advise Lessee in writing no later than ten (10) days after
each calendar month of all delays in construction during the calendar month
which have been occasioned by conditions Lessor deems to be beyond its
reasonable control and which delays would have the result of extending the time
for completion of the Improvements. Notwithstanding anything to the contrary
provided in Section 13.02 of this Lease, the commencement of the Penalty Period
shall not be extended for any delays caused by an act of God or force majeure to
the extent that such delays shall be "made up" later in the same or any
subsequent construction phase. For example, if construction shall be delayed two
days during one phase of construction due to force majeure, but a subsequent
phase of construction shall be completed such that completion of the project is
only one day behind schedule, the commencement of the Penalty Period shall be
extended by only one day.

       6.05   LESSEE'S ARCHITECT AND CORRECTION OF WORK.  Lessee shall have the
right, at its own expense, to hire an architect ("Lessee's Architect") for the
purpose of reviewing the Plans, monitoring progress of the construction of the
Improvements, or both.  Lessor shall give Lessee's Architect access to the
leased premises at all times that work on the Improvements is in progress, and
at all other reasonable times, for the purpose of monitoring the progress of
construction and the compliance of the construction with the Plans.

              6.05.01    Subject to the limitations on Lessor's obligation to
repair defects in the leased premises as provided in Sections 5.01 and 6.08,
Lessor shall promptly correct all work which is defective or fails to conform to
the Plans whether observed before or after Substantial Completion and whether or
not fabricated, installed or completed.  Lessor shall bear all costs of
correcting such defective work.

              6.05.02    Lessor shall bear the cost of repairing all work of
Lessee or separate contractors destroyed or damaged by the performance of
Lessor's obligations to correct its work as provided in this Section 6.05.

       6.06   CHANGE ORDERS.  A "Change Order" is a written order to Lessor
signed by Lessee issued after acceptance of the Plans, authorizing a change in
the Plans, the Project Summary or the work. The net aggregate increase or
decrease in the cost of constructing the Improvements which results from all
Change Orders is the "Net Change Order Cost," which shall be a positive number
in the event the Change Orders result in a net increase in the cost of
constructing the Improvements, or a negative number if the Change Orders result
in a net decrease.  A Change Order signed by Lessor indicates his agreement
therewith, including the adjustment in the Net Change Order Cost.  Lessor shall
be under no obligation to approve any Change Order requested by Lessee (a) if
the aggregate of all Net Change Order Costs after giving effect to such Change
Order would result in a net increase of $300,000 or more, or (b) unless Lessee
agrees to modify this Lease to reflect any extended date for Substantial
Completion of the Improvements which Lessor reasonably determines will be
required as a result of the proposed changes. Lessee may order changes in the
work within the general scope of the Plans consisting of additions, deletions or
other revisions, the Net Change Order Cost being adjusted accordingly.  All such
changes in the work shall be authorized by Change Order, and shall be performed
under the applicable conditions of the Plans.

       6.07   ENTRY PRIOR TO THE COMPLETION DATE.  At such time as construction
of the Improvements has progressed to such point that installation of Lessee's
telephone system, fixtures or equipment can be accomplished without unreasonably
interfering with the progress of construction, Lessor shall so notify Lessee,
and Lessee shall thereupon have the right from time to time to enter upon the
leased

                                      -9-
<PAGE>

premises for the purpose of making such installations. At such time as Lessee
shall begin to place its personal property in the leased premises, Lessee shall
have the right to cause security personnel to be stationed on the leased
premises at Lessee's cost and expense for the purpose of preventing loss of or
damage to Lessee's property. If Lessee shall desire to install or place
additional personal property on the leased premises prior to the completion
date, Lessor may require the execution and delivery of a reasonable hold
harmless letter or agreement by Lessee as a condition to placing such items on
the leased premises. Any such entry shall be subject to all of the terms and
conditions of this Lease, except that no rent or other charges (except as
otherwise provided in Section 4.01) shall be payable in respect to any time
prior to the Completion Date unless Lessee begins to operate its business in
which event rent shall be payable on a pro rata per diem basis to the
Completion Date. Each party shall use reasonable efforts, and shall cause its
contractors to use reasonable efforts, to coordinate the respective work being
done by them without interfering with work being done by the other.

       6.08   LESSOR'S CONSTRUCTION WARRANTIES.

              6.08.01    Lessor warrants and represents that the Improvements,
when completed, shall comply with the Plans and all applicable Requirements of
Law.  If within one year after the date of Substantial Completion, any of the
work performed by Lessor pursuant to this Article 6.00 is found to be defective
or not in accordance with the Plans, or otherwise not in compliance with other
documents referred to in the preceding sentence, the Lessor shall correct it
after receipt of written notice from Lessee to do so. Lessee shall give notice
of non-complying or defective work within a reasonable time after discovery of
the condition.  With respect to Building components, other than the roof, for
which manufacturers', materialmens' and contractors' warranties shall be issued,
Lessor shall assign such warranties to the Lessee promptly upon expiration of
Lessor's one-year construction warranty period.  Lessor shall obtain a ten-year
warranty for the roof which shall be issued in the names of Lessor and Lessee.
Lessor shall cause a factory-certified installer to install the roof and shall
permit a factory representative to supervise the installation of the roof.
Lessor shall use its best efforts to secure manufacturers warranties for
Building components so that they may be assignable to Lessee.

              6.08.02    Nothing contained in this Section 6.08 shall be
construed to establish a period of limitation with respect to any other
obligation which Lessor might have under the Plans or this Lease, including
Sections 6.08.03 and 7.06 hereof.  The establishment of the time period of one
year after the date of Substantial Completion relates only to the specific
obligation of Lessor to correct the work, and has no relationship to the time
within which its obligation to comply with other provisions of this Lease may be
sought to be enforced, nor to the time within which proceedings may be commenced
to establish Lessor's liability with respect to its obligations other than
specifically to correct the work.

              6.08.03.   In addition to Lessor's repair obligations set forth in
Section 5.01 or elsewhere in this Lease, Lessor shall be responsible for and
repair and replace, at its sole cost and expense, all latent defects in Lessor's
construction of the Improvements which shall be discovered during the two-year
period after Substantial Completion of the Improvements.  Lessee shall give
notice of latent defects within a reasonable time after discovery of the same.
If Lessee shall discover a latent defect in Lessor's construction of the
improvements during such two-year period in the course of a repair of the leased
premises by Lessee, Lessee shall give Lessor a reasonable opportunity to inspect
such defect and Lessee shall then be entitled to complete such repair and
require reimbursement of the costs thereof from Lessor pursuant to Section 5.01
of this Lease.

       6.09   COMPLETION OF IMPROVEMENTS.

              6.09.01    If Lessor shall determine during the course of
construction that it may not be able to accomplish Substantial Completion of all
Improvements in accordance with the Plans on or

                                      -10-
<PAGE>

before January 26, 1991, Lessor shall give prompt notice of such determination
to Lessee. Lessor shall thereafter undertake to achieve Substantial Completion
on or before January 26, 1991 of all interior Improvements in the area depicted
in Exhibit F and marked by crosshatching, all exterior Improvements and all
other Improvements designated by Lessee (the "January 26 Improvements"). If
Lessor shall accomplish Substantial Completion of the January 26 Improvements by
January 26, 1991, Lessee shall accept delivery of the January 26 Improvements
and Lessee's obligation to pay fixed minimum rent and additional rent shall
commence on January 26, 1991; provided that the proportion of fixed minimum
rent, taxes and insurance that Lessee shall be obligated to pay for January 1991
and thereafter until all Improvements are substantially completed shall be equal
to the product of the full amounts of such rent, taxes and insurance that would
have been payable by Tenant if all Improvements had been substantially completed
on January 26 multiplied by a fraction (the "Partial Completion Fraction"), the
numerator of which is the area, in square feet, of the floor space of the
interior January 26 Improvements and the denominator of which is the area, in
square feet, of the total floor space within the Building. Lessor shall use its
best efforts to cause the remaining Improvements to be completed by February 9,
1991. After January 26, 1991, Lessor shall cause the uncompleted portion of the
Building to be barricaded off from the January 26 Improvements when appropriate,
and Lessor shall undertake reasonable efforts to minimize disruption of Lessee's
business as a result of Lessor's completion of the balance of the Improvements.

              6.09.02    Subject to the provisions of Section 13.02, if
Substantial Completion of the Improvements has not occurred on or before
xxxxxxxxxxxxxxxxxxxxxxx or such other date as may be mutually agreed upon
between Lessor and Lessee, then for the period following the Outside Date
until Substantial Completion (the "Penalty Period"), a penalty (the
"Penalty") equal to the product of the number of days in the Penalty Period
times $1667 (the "Per Diem Penalty") shall accrue.  If the January 26
Improvements shall have been substantially completed on or before January 26,
1991, but the remaining Improvements shall not have been completed by the
Outside Date, the per diem penalty shall be equal to the product of the Per
Diem Penalty multiplied by the difference between one and the Partial
Completion Fraction.  Lessee shall recover the Penalty by offsetting the
amount of such Penalty against Lessee's obligations to pay fixed minimum rent
and additional rent as provided herein until such time as the amount offset
by Lessee shall equal the amount of the Penalty.  Should Substantial
Completion not occur prior to XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX, Lessee
shall have the right to notify Lessor and Lessor's construction lender that
Lessee has elected to complete the construction of the Improvement itself by
giving thirty (30) days advance notice of such election to Lessor and the
construction lender, and the right to give such notice (the "Takeover
Notice") shall extend until June 9, 1991.  Promptly upon the expiration of
the 30-day notice period (if Lessor has not caused Substantial Completion to
occur during such period and Lessor's construction lender has not exercised
its right, if any, to complete construction of the Improvements and commenced
the completion of the Improvements), Lessor and Lessor's affiliates shall
assign to Lessee all rights of Lessor or Lessor's affiliates in and to all
contracts which are designated by Lessee for the construction of the
Improvements or for supplying materials for the Improvements. Lessor shall
cause all such contracts to be in a form so that they are assignable by
Lessor to Lessee and so that Lessee shall not have any liability to the other
parties to such contracts except with respect to services provided or
materials delivered after the assignment of the contracts to Lessee. Upon the
effectiveness of the Takeover Notice, Lessee shall have the right to go upon
the leased premises to complete the construction of the Improvements in
accordance with the Plans and such Change Orders as have been previously
approved by Lessee.  If Lessee shall complete the construction of the
Improvements pursuant to this Section 6.09.02, Lessor, Lessor's successors
and the architects of Lessor and Lessor's successors

                                      -11-
<PAGE>

shall have the same right of inspection as is given to Lessee in Section 6.05,
and Lessee shall promptly and diligently complete the construction of the
Improvements in a good and workmanlike manner and in compliance with all
Requirements of Law, using first class workmanship and new, first class
materials. Notwithstanding anything to the contrary provided in Sections 5.01
and 6.08, Lessor shall not be responsible for the repair of any Improvements and
shall not be deemed to have made any warranties with respect to the Improvements
if Lessee shall complete the construction of the Improvements, except that
Lessor shall be responsible for the repair of Improvements, to the extent
provided in Section 5.01, and shall be deemed to have made the warranties set
forth in Section 6.08 with respect to any and all discrete portions of the
Improvements which were completed by Lessor. Lessor shall cause Lessee to be a
party to the construction loan agreement with Lessor's construction lender,
which loan agreement shall recognize and provide for the foregoing rights of
Lessee and shall provide for the payment of all remaining, unpaid construction
draws to Lessee after Lessee shall have taken over construction of the
Improvements, subject to the same draw requirements as were applicable to
Lessor. If the remaining construction draws shall be insufficient to pay
Lessee's actual, reasonable costs of completion of the Improvements, the excess
of the costs over the remaining loan draws (plus an imputed interest factor on
such unpaid excess costs at the rate of interest Lessor is required to pay on
its construction loan) shall be recoverable by offsetting such amounts against
Lessee's obligations to pay fixed minimum rent and additional rent as provided
herein until such time as the amount offset by Lessee shall equal the amount of
such excess costs plus interest at the foregoing rate. The foregoing right of
offset for excess costs shall be in addition to the right of offset to recover
the Penalty, and the offset for excess costs shall occur before the offset for
the Penalty shall commence. If Lessee shall have completed the construction of
the Improvements, Lessee's obligation to pay rent shall be deemed to have
commenced on the earliest of (a) the date of the issuance of a certificate of
occupancy for the leased premises, (b) the date Lessee shall have commenced the
operation of its business in the leased premises, or (c) the date Lessee should
have been able to commence the operation of its business in the leased premises
if the completion of the construction of the Improvements by Lessee had been
prosecuted with due diligence, subject, however, to force majeure.

       6.10   LESSEE IMPROVEMENTS.  Lessee shall not make or allow to be made
any alterations or physical additions in or to the leased premises without
first obtaining the written consent of Lessor, which shall not be
unreasonably withheld, provided that Lessee shall be permitted to make
non-structural site alterations or additions to the interior of the Building
which in each instance cost less than $100,000 without the prior written
consent of Lessor and further provided that Lessee shall be permitted to
construct a generator room at the rear of the Building so long as the same is
not visible from Schrock Road and to construct a microwave tower on the
leased premises without the prior written consent of Lessor. Lessee shall
provide Lessor with copies of all plans and specifications for Lessee's
improvements. Lessee warrants and represents that all of Lessee's
improvements shall be in compliance with all laws, ordinances, orders, rules
and regulations of state, federal, municipal or other agencies or bodies
having jurisdiction over the use, condition or occupancy of the leased
premises.  Lessee shall cause all of its improvements to be modified to
comply with all such laws promptly upon receipt of notice that such
improvements are not in compliance.  Any alterations, physical additions or
improvements to the leased premises made by Lessee shall at once become the
property of Lessor and shall be surrendered to Lessor upon the termination of
this Lease; provided, however, Lessor, at its option, may require Lessee to
remove any physical additions and/or repair any alterations in order to
restore the leased premises to the condition existing at the time Lessee took
possession, all costs of removal and/or alterations to be borne by Lessee.
This clause shall not apply to moveable equipment at the end of the term of
this Lease.

                                      -12-
<PAGE>

                        ARTICLE 7.00   CASUALTY AND INSURANCE

       7.01   SUBSTANTIAL DESTRUCTION.  If the leased premises should be totally
destroyed by fire or other casualty, or if the leased premises should be damaged
so that rebuilding cannot reasonably be completed within 150 days after the date
of written notification by Lessee to Lessor of the destruction, this Lease may
be terminated by either party hereto by written notice to the other party given
within thirty (30) days after such fire or casualty; provided, however, that if
it shall be Lessor who elects to terminate the Lease, Lessee may prevent the
Lease from being terminated if Lessee shall deliver to Lessor within fifteen
(15) days of receipt by Lessee of Lessor's notice of termination a written
waiver and release of Lessee's right, if any, to cancel the Lease as provided in
Section 15.04 for all or a part of the period in which such right is available
to Lessee and, if necessary, a written exercise of one of renewal options set
forth in Section 15.01 so that the minimum remaining term of this Lease after
giving effect to such notice from Lessee shall be at least five full years.
Lessee shall not have the right to prevent the termination of the Lease by
Lessor if Lessee shall have previously given notice of its election to cancel
the Lease pursuant to Section 15.04 or if Lessee shall have failed to exercise
its option to renew the Lease by the dates specified in Section 15.01.

       7.02   PARTIAL DESTRUCTION.  If the leased premises should be partially
damaged by fire or other casualty, and rebuilding or repairs can reasonably be
completed within 60 days from the date of written notification by Lessee to
Lessor of the destruction, this Lease shall not terminate.  If the leased
premises should be partially damaged by fire or other casualty, and rebuilding
or repairs can reasonably be completed within less than 150 but more than 60
days from the date of written notification by Lessee to Lessor of the
destruction, this Lease shall not terminate unless the damage or destruction
shall occur during the fourth through tenth years of this Lease, the 14th or
15th years of this Lease or the 19th or 20th years of this Lease, in which event
Lessor may terminate this Lease by giving written notice to Lessee within thirty
(30) days after such fire or casualty of Lessor's election to terminate the
Lease.  If Lessor shall give such a notice of termination, Lessee shall have the
same right to prevent a termination of the Lease as is provided above in Section
7.01.  If the Lease shall not be terminated pursuant to Section 7.01 or 7.02,
Lessor shall at its sole risk and expense proceed with reasonable diligence to
rebuild or repair the Building or other Improvements to substantially the same
condition in which they existed prior to the damage.  If the leased premises are
to be rebuilt or repaired and are untenantable in whole or in part following the
damage, the rent payable under this Lease during the period for which the leased
premises are untenantable shall be adjusted to such an extent as may be fair and
reasonable under the circumstances.  In the event that Lessor fails to complete
the necessary repairs or rebuilding within a reasonable period of time under the
circumstances after the date of written notification by Lessee to Lessor of the
destruction, Lessee may at its option terminate this Lease by delivering written
notice of termination to Lessor, whereupon all rights and obligations under this
Lease shall cease to exist.  If this Lease shall be terminated pursuant to
Section 7.01 or 7.02, the rent shall be abated for the unexpired portion of the
Lease, effective as of the date of the written notification of termination is
given by one party to the other.

       7.03   PROPERTY AND LIABILITY INSURANCE.  Commencing not later than the
date of Substantial Completion of the Improvements, Lessee shall at all times
during the term of this Lease maintain a policy or policies of insurance with
the premiums paid in advance for fire, lightning, windstorm, hail, explosion,
and extended coverage insurance with the so-called "All Risk" endorsement,
issued by and binding upon some Responsible Insurance Carrier, insuring the
Building against all risk of direct physical loss for the full replacement cost
of the Building structure and its improvements and service equipment as of the
date of the loss (other than excavation

                                      -13-
<PAGE>

and foundation costs), with such deductibles as Lessee and its affiliates carry
in the course of their businesses. Lessor shall be named as an additional
insured as its interests may appear with respect to all such property insurance
policies maintained by Lessee with respect to the Building and Improvements and
the holder of any mortgage of whom Lessee has received notice as hereinafter
provided shall also be named as an additional insured pursuant to a standard
mortgagee clause or endorsement. Lessee may self-insure for loss of, or damage
to, Lessee's personal property (including, but not limited to, any furniture,
machinery, goods or supplies) upon or within the leased premises and any trade
fixtures installed or paid for by Lessee upon or within the leased premises.
Commencing not later than the date of Substantial Completion of the
Improvements, Lessee shall procure and keep in effect during the term hereof
with a Responsible Insurance Carrier public liability and property damage
insurance protecting Lessor and Lessee from all causes, including their own
negligence, having minimum limits of liability of One Million and 00/100 Dollars
($1,000,000.00) for damages resulting to one person, Two Million and 00/100
Dollars ($2,000,000.00) for damages resulting from one casualty, and Five
Hundred Thousand and 00/100 Dollars ($500,000.00) for property damage resulting
from any one occurrence, with such deductibles as Lessee and its affiliates
customarily carry in the course of their business. Except as provided in Section
7.06, Lessee shall be responsible for and pay to Lessor or such other person as
Lessor shall direct the amounts of any loss or damage within the deductibles
carried by Lessee with respect to any insurance required to be carried by Lessee
under this Section 7.03. Certificates evidencing all policies to be carried
hereunder by Lessee shall be delivered to Lessor and to the holder of any
mortgage affecting the leased premises on or before the date of Substantial
Completion of the Improvements, provided that Lessee shall have received
reasonable prior written notice of such mortgagee's name and address. At least
ten (10) days prior to the expiration date of any policy, certificates
evidencing the renewal or replacement policy for such insurance shall be
delivered by Lessee to Lessor and such mortgagee. All such policies shall
contain agreements by the insurers that (i) any loss properly payable to Lessor
and to the holder of any mortgage to whom a loss may be payable shall be payable
notwithstanding any act or negligence of Lessee which might otherwise result in
forfeiture of said insurance, and (ii) such policies shall not be cancelled or
modified except upon ten (10) days' prior written notice to each named insured
and loss payee. In the event Lessee shall fail to procure any insurance required
by this Section 7.03 and after ten (10) days' written notice to Lessee of such
failure, Lessor may, at its option, procure the same for the account of Lessee,
and the cost thereof shall be paid to Lessor as additional rent upon receipt by
Lessee of bills therefor. "Responsible Insurance Carrier" means an insurance
company licensed to and authorized to do business in the State of Ohio and rated
in Best's Insurance Guide or any successor thereto (or if there be none, an
organization having a national reputation) as having a general policyholder
rating of at least "A, Class X". Notwithstanding anything to the contrary
hereinabove contained, Lessee, at its option, may include any of the insurance
coverage hereinabove set forth in a general or blanket policy of insurance
provided that any such general or blanket policy shall provide, or the insurer
thereunder shall furnish Lessor with written assurance, that the policy limits
required hereunder are satisfied by such policy and that such coverage and
limits will be not less than that which would be provided under separate
policies even if there is a total loss of all properties covered by the blanket
policy.

       7.04   WAIVER OF SUBROGATION.  Anything in this lease to the contrary
notwithstanding, Lessor and Lessee hereby waive and release each other of and
from any and all right of recovery, claim, action or cause of action, against
each other, their agents, officers and employees, for any loss or damage which
is covered by insurance provided for hereunder, is required to be covered by
insurance under the provisions of Section 7.03 or is otherwise carried by such
party, regardless of cause or origin, including negligence of Lessor or Lessee
and their agents, officers and employees.  Lessor and

                                      -14-
<PAGE>

Lessee agree immediately to give their respective insurance companies which have
issued policies of insurance with respect to the leased premises, written notice
of the terms of the mutual waivers contained in this section, and to have the
insurance policies properly endorsed to reflect the waiver of such rights of
subrogation against Lessor and Lessee by the insurer.

       7.05   INSURANCE INDEMNIFICATION.  Except with respect to events
described in Section 7.06, Lessee shall indemnify, defend and hold Lessor
harmless from and against any and all expenses, liabilities, obligations,
damages, penalties, claims, accidents, costs and expenses, including reasonable
attorneys' fees, paid, suffered or incurred for death or damage or injury to
persons or property in, on or about the leased premises from any cause
whatsoever.

       7.06   LESSOR TO HOLD HARMLESS.

              7.06.01.   CONSTRUCTION.  Lessor will indemnify Lessee and save it
harmless from and against any and all expenses, liabilities, obligations,
damages, penalties, claims, accidents, costs and

                                     -14A-
<PAGE>

expenses, including reasonable attorneys' fees, paid, suffered or incurred for
death or damage or injury to persons or property in whole or in part out of the
design or construction of the Improvements by Lessor or Lessor's agents,
contractors or employees.

              7.06.02.   BREACH OF LEASE.  Lessor will indemnify Lessee and save
it harmless from and against any and all expenses, liabilities, obligations,
damages, penalties, claims, accidents, costs and expenses, including reasonable
attorneys' fees, paid, suffered or incurred for death or damage or injury to
persons or property in whole or in part as a result of any breach by Lessor,
Lessor's agents, independent contractors, servants, employees or licensees of
any covenant or condition of this Lease, including without limitation the
obligation of Lessor to repair the structural portions of the leased premises as
provided in Section 5.01 or as the result of the carelessness, negligence or
improper conduct of Lessor, Lessor's agent, servants and employees, or as a
result of the breach by Lessor of any warranty contained in this Lease.

              7.06.03.   DEFENSE OF ACTION.  In case any action or proceeding is
brought against Lessee by reason of any claim against which Lessor is to
indemnify Lessee pursuant to Section 7.06.01 or 7.06.02, Lessor, upon written
notice from Lessee, will, at Lessor's expense, resist or defend such action or
proceeding.

                              ARTICLE 8.00 CONDEMNATION

       8.01   SUBSTANTIAL TAKING.  If all or a substantial part of the leased
premises are taken for any public or quasi-public use under any governmental
law, ordinance or regulation, or by right of eminent domain or by purchase in
lieu thereof, and the taking would prevent or materially interfere with the use
of the leased premises for the purpose for which it is being used or if the
total parking spaces on the leased premises shall be less than 675 because of
one or more takings, this Lease shall terminate and the rent shall be abated
during the unexpired portion of this Lease effective on the date physical
possession is taken by the condemning authority; provided that if a portion of
the parking lot shall be taken and the Lease would otherwise terminate pursuant
to the foregoing provisions, Lessor shall have a period of 45 days after such
taking to reconfigure the parking lot or to provide additional parking to Lessee
adjacent to or abutting the leased premises, without any public roadways
intervening between the parcels, so that the total parking spaces exclusively
available to Lessee shall exceed 675.  No reconfiguration of the parking lot
shall materially impede access to the streets serving the leased premises or
access to the Building.  The parking lot as reconfigured shall be in compliance
with all applicable laws and regulations, including zoning codes.  Lessee shall
have no claim to the condemnation award, except that Lessor shall be required to
pay to Lessee out of the proceeds of Lessor's award received as a result of such
taking Lessee's unamortized cost of leasehold improvements, such amortization to
be on a straight-line basis over the scheduled original term of this Lease;
provided that if the award to Lessor for all improvements on the leased premises
shall be less than the combined cost of Lessor's and Lessee's improvements (the
"Total Cost"), Lessee's share of the award for the improvements on the leased
premises shall be equal to the product of the total award for improvements to
the leased premises multiplied by a fraction, the numerator of which is Lessee's
unamortized cost of leasehold improvements and the denominator of which is the
Total Cost.  Lessor shall undertake reasonable efforts to cause the condemning
authority to separately value Lessee's Improvements.  In addition, Lessee may
make any other claim permitted under Ohio law against the condemning authority,
as long as any award to Lessee shall in no way reduce the award to Lessor.

       8.02   PARTIAL TAKING.  If a portion of the leased premises shall be
taken for any public or quasi-public use under any governmental law, ordinance
or regulation, or by right of eminent domain or by purchase in lieu thereof, and
this Lease is not terminated as

                                      -15-
<PAGE>

provided in Section 8.01 above, Lessor shall at Lessor's sole risk and expense,
restore and reconstruct the Building and other improvements on the leased
premises to the extent necessary to make it reasonably tenantable. The rent
payable under this Lease during the unexpired portion of the term shall be
adjusted to such an extent as may be fair and reasonable under the
circumstances. Except to the extent provided in Section 8.01 for a taking of
Lessee's improvements, Lessee shall have no claim to the condemnation award;
however, Lessee may make any other claim permitted under Ohio law against the
condemning authority, as long as any award to Lessee shall in no way reduce the
award to Lessor.

                        ARTICLE 9.00   ASSIGNMENT OR SUBLEASE

       9.01   LESSOR ASSIGNMENT.  Lessor shall have the right to sell, transfer
or assign, in whole or in part, its rights and obligations under this Lease and
in the Building.  Any such sale, transfer or assignment shall operate to release
Lessor from any and all liabilities under this Lease arising after the date of
such sale, assignment or transfer.

       9.02   LESSEE ASSIGNMENT.

              9.02.01    Lessee shall not assign this Lease, or allow it to be
assigned by operation of law or otherwise (including without limitation by
transfer of a majority interest of stock, merger, or dissolution, which transfer
of majority interest of stock, merger or dissolution shall be deemed an
assignment) or mortgage or pledge the same, or sublet the leased premises, in
whole or in part, without the prior written consent of Lessor.  No assignee or
sublessee of the leased premises or any portion thereof may assign or sublet the
leased premises or any portion thereof.  Notwithstanding anything contained in
this Lease to the contrary, (i) Landlord shall not unreasonably withhold its
consent to any assignment of this Lease or subletting of the entire leased
premises, and (ii) Tenant may assign this Lease or sublet the leased premises,
without Landlord's prior written consent, when such assignment or subletting is
to a parent, subsidiary or other affiliate, or is in connection with a merger or
consolidation or the sale of substantially all of the assets of Tenant to
another corporation.  In no event shall any assignment of this Lease or sublease
of all or any portion of the leased premises ever release Lessee or any
guarantor of this Lease from any obligation or liability hereunder.

              9.02.02    Notwithstanding anything herein to the contrary, the
transfer, assignment or hypothecation of any stock or interest of Tenant shall
not be deemed an assignment or transfer of this Lease or Tenant's interest in
and to the leased premises within the meaning and provisions of this Section
9.02 so long as the common stock of either Tenant or Tenant's parent is traded
in the over-the-counter market or is listed on a national stock exchange.

       9.03   CONDITIONS OF ASSIGNMENT.

              9.03.01 If Lessee desires to assign or sublet all or any part
of the leased premises and Lessor's consent to such assignment shall be
required pursuant to Section 9.02, Lessee shall so notify Lessor at least 15
days in advance of the date on which Lessee desires to make such assignment
or sublease. Such written notice shall be accompanied by a copy of the
proposed assignment or sublease and such information as Lessor might request
concerning the proposed sublessee or assignee to allow Lessor to make
informed judgments as to the financial condition, reputation, operations and
general desirability of the proposed sublessee or assignee. Following receipt
of such notice and additional information as Lessor may request, Lessor at
its option may:

              (A)    consent to the proposed assignment or sublease; or

              (B)    refuse, after a review of the appropriate documentation, to
                     consent to the proposed assignment or sublease.

                                      -16-
<PAGE>

              9.03.02    Lessor shall be deemed to have consented to the
proposed assignment or sublease unless Lessor gives Lessee written notice
providing otherwise within fifteen (15) days after Lessor's receipt of Lessee's
notice of the proposed assignment or sublease.

              9.03.03    Upon the occurrence of an event of default, if all or
any part of the leased premises are then assigned or sublet, Lessor, in addition
to any other remedies provided by this Lease or provided by law, may, at its
option, collect directly from the assignee or sublessee all rents becoming due
to Lessee by reason of the assignment or sublease.  Any collection directly by
Lessor from the assignee or sublessee shall not be construed to constitute a
novation or a release of Lessee or any guarantor from the further performance of
its obligations under this Lease.

       9.04   RIGHTS OF MORTGAGEE.  Lessee accepts this Lease subject and
subordinate to any recorded mortgage lien presently existing or hereafter
created upon the Building or project and to all existing recorded restrictions,
covenants, easements and agreements with respect to the Building or project;
provided that, as a condition to Lessee's obligations under this Lease, Lessee
and the holder of any mortgage lien which shall be placed on the leased premises
prior to Substantial Completion of the Improvements shall enter into a
subordination, non-disturbance and attornment agreement on terms mutually
satisfactory within 15 days of the date of the execution of the mortgage by
Lessor, which agreement shall provide, INTER ALIA, that the mortgagee shall not
disturb the tenancy of Lessee, so long as Lessee is not in default of its
obligations under this Lease beyond any applicable notice and cure periods, and
that any undisbursed construction loan proceeds shall be made available for the
purposes set forth in Section 6.09 of this Lease (subject to Lessor's reasonable
requirements).  Lessor shall use its best efforts to cause any such mortgagee to
agree that insurance proceeds and condemnation awards shall be used for the
repair and restoration of the leased premises when so provided in Sections 7.02
and 8.02 of this Lease.  Lessee agrees to subordinate Lessee's interest under
this Lease to any mortgage lien placed on the leased premises after Substantial
Completion of the Improvements, provided that as a condition to such
subordination Lessee and such mortgagee shall enter into a mutually satisfactory
non-disturbance, subordination and attornment agreement which shall include a
covenant by the mortgagee not to disturb the tenancy of Lessee, so long as
Lessee is not in default of its obligations under this Lease beyond any
applicable notice and cure periods.  Lessor shall use its best efforts to cause
any such mortgagee to agree that insurance proceeds and condemnation awards
shall be used for the repair and restoration of the leased premises when so
provided in Sections 7.02 and 8.02 of this Lease.  If the interests of Lessor
under this Lease shall be transferred by reason of foreclosure or other
proceedings for enforcement of any first mortgage on the leased premises, Lessee
shall be bound to the transferee (sometimes called the "Purchaser"), under the
terms, covenants and conditions of this Lease for the balance of the term
remaining, including any extensions or renewals, with the same force and effect
as if the Purchaser were Lessor under this Lease, and Lessee agrees to attorn to
the Purchaser, including the first mortgagee under any such mortgage if it be
the Purchaser, as its Lessor.

       9.05   ESTOPPEL CERTIFICATES.  Lessee agrees to furnish, from time to
time but in no more frequent intervals than twice in any 12 month period, within
ten (10) days after receipt of a request from Lessor or Lessor's mortgagee, a
statement certifying, if accurate, the following: Lessee is in possession of the
leased premises; the leased premises are acceptable; the Lease is in full force
and effect; the Lease is unmodified; Lessee claims no present charge, lien, or
claim of offset against rent; the rent is paid for the current month, but is not
prepaid for more than one month and will not be prepaid for more than one month
in advance; there is no existing default by reason of some act or omission by
Lessor; and such other matters as may be reasonably required by Lessor or
Lessor's mortgagee.

                                      -17-
<PAGE>

                          ARTICLE 10.00 DEFAULT AND REMEDIES

       10.01 DEFAULT BY LESSEE.  The following shall be deemed to be events of
default by Lessee under this Lease:

              (A)    Lessee shall fail to pay any installment of rent or any
                     other payment required pursuant to this Lease within three
                     days after receipt of written notice of the nonpayment
                     thereof from Lessor;

              (B)    Lessee shall fail to comply with any term, provision or
                     covenant of this Lease, other than the payment of rent, and
                     the failure is not cured within 30 days after written
                     notice to Lessee, or within a reasonable time thereafter if
                     the default is of such a nature that it cannot be cured
                     within such 30-day period, and Lessee does not thereafter
                     complete the same with reasonable diligence;

              (C)    Lessee shall file a petition or be adjudged bankrupt or
                     insolvent under any applicable federal or state bankruptcy
                     or insolvency law or admit that it cannot meet its
                     financial obligations as they become due; or a receiver or
                     trustee shall be appointed for all or substantially all of
                     the assets of the Lessee; or Lessee shall make a transfer
                     in fraud of creditors or shall make an assignment for the
                     benefit of creditors; or

              (D)    Lessee shall do or permit to be done any act which results
                     in a lien being filed against the leased premises or the
                     Building and/or project of which the leased premises are a
                     part and Lessee shall fail to cause such lien to be bonded
                     off or released of record within 30 days after receipt of
                     notice from Lessor of the filing of the claim of such lien.

       10.02 REMEDIES FOR LESSEE'S DEFAULT.  Upon the occurrence of any event of
default set forth in this Lease, Lessor shall have the option to pursue any one
or more of the remedies set forth herein without any notice or demand.

              (A)    Lessor may enter upon and take possession of the leased
                     premises by process of law and lock out, expel or remove
                     Lessee and any other person who may be occupying all or any
                     part of the leased premises without being liable for any
                     claim for damages, and relet the leased premises on behalf
                     of Lessee and receive the rent directly by reason of the
                     reletting. Lessee agrees to pay Lessor on demand any
                     deficiency that may arise by reason of any reletting of the
                     leased premises; further, Lessee agrees to reimburse Lessor
                     for any expenditures made by it in order to relet the
                     leased premises, including, but not limited to, reasonable
                     and necessary remodeling and repair costs; provided that if
                     the term of the new lease upon reletting shall extend
                     beyond the scheduled expiration date of this Lease,
                     Lessee's obligation to reimburse Lessor for remodeling
                     costs shall be prorated and equal to the product of such
                     reasonable and necessary remodeling costs multiplied by a
                     fraction, the numerator of which is the unexpired term of
                     this Lease as of the time of an event of default by Lessee
                     and the denominator of which is the term of the new lease
                     entered into by Lessor and the new tenant, without giving
                     effect to any unexercised options to extend such new lease.

              (B)    Lessor may enter upon the leased premises without being
                     liable for any claim for damages, and do whatever Lessee is
                     obligated to do under the terms of this Lease.  Lessee
                     agrees to reimburse Lessor on

                                      -18-
<PAGE>

                     demand for any expenses which Lessor may incur in
                     effecting compliance with Lessee's obligations under this
                     Lease; further, Lessee agrees that Lessor shall not be
                     liable for any damages resulting to Lessee from effecting
                     compliance with Lessee's obligations under this Lease
                     unless caused by the negligence or reckless conduct of
                     Lessor.

              (C)    Lessor may terminate this Lease, in which event Lessee
                     shall immediately surrender the leased premises to Lessor,
                     and if Lessee fails to surrender the leased premises,
                     Lessor may, without prejudice to any other remedy which it
                     may have for possession or arrearages in rent, enter upon
                     and take possession of the leased premises by process of
                     law, and lock out, expel or remove Lessee and any other
                     person who may be occupying all or any part of the leased
                     premises without being liable for any claim for damages.
                     Lessee agrees to pay on demand the amount of all loss and
                     damage which Lessor may suffer by reason of the termination
                     of this Lease under this section, whether through inability
                     to relet the leased premises on satisfactory terms or
                     otherwise.

       Notwithstanding any other remedy set forth in this Lease, in the event
Lessor has made rent concessions of any type or character, or waived any fixed
minimum rent, and Lessee fails to take possession of the leased premises on the
commencement or completion date or otherwise defaults at any time during the
term of this Lease, the rent concessions, including any waived fixed minimum
rent, shall be cancel led and the amount of the fixed minimum rent and other
rent that would be due if there were no rent concessions shall be due and
payable immediately as if no rent concessions or waiver of any fixed minimum
rent had ever been granted.  A rent concession or waiver of the fixed minimum
rent shall not relieve Lessee of any obligation to pay any other charge due and
payable under this Lease, including without limitation any sum due under Section
2.02 hereof. Notwithstanding anything contained in this Lease to the contrary,
this Lease may be terminated by Lessor only by mailing or delivering written
notice of such termination to Lessee, and no other act or omission of Lessor
shall be construed as a termination of this Lease.

                               ARTICLE 11.00 RELOCATION

       11.01  RELOCATION.  [Intentionally omitted.]

                              ARTICLE 12.00 DEFINITIONS

       12.01  ABANDON.  [Intentionally omitted.]

       12.02  ACT OF GOD OR FORCE MAJEURE.  An "act of God" or "force majeure"
is defined for purposes of this Lease as strikes, lockouts, sit-downs, material
or labor restrictions by any governmental authority, unusual transportation
delays, riots, floods, washouts, explosions earthquakes, fire, storms, weather
(including wet grounds or inclement weather which prevents construction), acts
of the public enemy, wars, insurrections and any other cause not reasonably
within the control of Lessor or Lessee, as applicable, and which by the exercise
of due diligence Lessor or Lessee is unable, wholly or in part, to prevent or
overcome.

       12.03  BUILDING OR PROJECT.  "Building" or "Project" as used in this
Lease means the Building and/or project described in Section 1.02, including the
leased premises and the land upon which the Building or project is situated.

       12.04  COMMENCEMENT DATE.  [Intentionally omitted.]

       12.05  COMPLETION DATE.  "Completion Date" shall be the date on which
Substantial Completion (as defined in Section 6.04) of the Improvements erected
and to be erected upon the leased premises

                                      -19-
<PAGE>

shall have been accomplished in accordance with the plans and specifications
described in Article 6.00. Subject to the provisions of Section 6.09, the
Completion Date shall constitute the commencement of the term of this Lease for
all purposes, whether or not Lessee has actually taken possession. Lessor shall
use its best efforts to establish the completion date as the date set forth in
Section 1.03. Upon Substantial Completion, Lessee shall deliver to Lessor a
letter accepting the leased premises as suitable for the purposes for which they
are let, subject to punchlist items, and, unless said date is after the date
Lessee takes possession of the leased premises or unless said date is objected
to by Lessor, the date of such letter shall constitute the completion date.
Whether or not Lessee has executed such a letter of acceptance, taking
possession of the leased premises by Lessee shall be deemed to establish
conclusively that the improvements have been completed in accordance with the
plans and specifications, are suitable for the purposes for which the leased
premises are let, and that the leased premises are in good and satisfactory
condition as of the date possession was so taken by Lessee, except for latent
defects and punchlist items, if any. Punchlist items shall be completed within
30 days after preparation of the punchlist or within a reasonable time
thereafter if such items are of such nature that they cannot be completed within
such 30-day period, and Lessor shall complete the same with reasonable
diligence. If Lessor shall fail to complete the punchlist items within the time
period set forth in the preceding sentence, Lessee shall have the same rights
with respect to such items as provided to Lessee in Section 5.01 with respect to
Lessor's failure to make timely repairs that are its responsibility.

                             ARTICLE 13.00 MISCELLANEOUS

       13.01  WAIVER.  Failure of Lessor or Lessee to declare an event of
default immediately upon its occurrence, or delay in taking any action in
connection with an event of default, shall not constitute a waiver of the
default, but Lessor or Lessee shall have the right to declare the default at any
time and take such action as is lawful or authorized under this Lease.  Pursuit
of any one or more of the remedies set forth in Article 10.00 above shall not
preclude pursuit of any one or more of the other remedies provided elsewhere in
this Lease or provided by law, nor shall pursuit of any remedy constitute
forfeiture or waiver of any rent or damages accruing to Lessor or Lessee by
reason of the violation of any of the terms, provisions or covenants of this
Lease.  Failure by Lessor or Lessee to enforce one or more of the remedies
provided upon an event of default shall not be deemed or construed to constitute
a waiver or the default or of any other violation or breach of the terms,
provisions and covenants contained in this Lease.

       13.02  ACT OF GOD.  Neither party shall be required to perform any
covenant or obligation in this Lease, or be liable in damages or for the Penalty
provided in Section 6.09.02, so long as the performance or non-performance of
the covenant or obligation is delayed, caused or prevented by an act of God,
force majeure or by the other party; provided that the Takeover Notice Date as
provided in Section 6.09.02 of this Lease shall not be subject to extension due
to an act of God or force majeure; further provided, that the foregoing
provisions shall not excuse either party from the prompt payment of any charges
or expenses due hereunder, including, without limitation, Lessee's obligation to
pay fixed minimum rent and additional rent.  By way of example but not
limitation, it is hereby acknowledged and agreed that any delay in Lessor's
substantially completing the improvements caused by the acts or omissions of
Lessee, including, but not limited to, Lessee's failure to timely install (or
furnish for installation by Lessor, as may be required in this Lease) its
fixtures and furniture, phone switch equipment, kitchen equipment and/or
carpeting, shall be deemed a delay caused by the other party for which the
Outside Date shall be extended accordingly.

                                      -20-
<PAGE>

       13.03  ATTORNEYS' FEES.  If during the term of this Lease, Lessor or
Lessee institutes any action or proceeding against the other relating to the
provisions of this Lease or any default hereunder, the unsuccessful party in
such action or proceeding agrees to reimburse the successful party for the
reasonable expenses of such action, including reasonable attorneys' fees and
disbursements incurred by the successful party, regardless of whether the action
or proceeding is prosecuted to judgment.  The term "attorneys' fees" wherever
used in this Lease, shall mean only the reasonable charges for services actually
performed and rendered, of independent, outside legal counsel who are not the
employees of the party in question.

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

       13.05  ALLOCATION OF RENT.  Lessor and Lessee agree that no portion of
the fixed minimum rent paid by Lessee after the expiration of any period during
which such rent was abated shall be allocated by Lessor or Lessee to such
abatement period, nor is such rent intended by the parties to be allocable to
any abatement period.

       13.06  BANKRUPTCY OR INSOLVENCY.  It is understood and agreed that the
following shall apply in the event of the bankruptcy or insolvency of Lessee:

              (i)    If a petition is filed by, or an order for relief is
                     entered against Lessee under Chapter 7 of the United States
                     Bankruptcy Code (the "Bankruptcy Code") and the trustee for
                     Lessee elects to assume this Lease for the purpose of
                     assigning it, such election or assignment, or both, may be
                     made only if all of the terms and conditions of
                     subparagraphs (ii) and (iv) below are satisfied.  To be
                     effective, an election to assume this Lease must be in
                     writing and addressed to Lessor, and, in Lessor's business
                     judgment, all of the conditions hereinafter stated, which
                     Lessor and Lessee acknowledge to be commercially
                     reasonable, must have been satisfied.  If the trustee fails
                     so to elect to assume this Lease within sixty (60) days
                     after his appointment, this Lease shall be deemed to have
                     been rejected, and Lessor shall then immediately be
                     entitled to possession of the leased premises without
                     further obligation to Lessee pr the trustee, and this Lease
                     shall be terminated.  Lessor's right to be compensated for
                     damages in the bankruptcy proceeding, however, shall
                     survive such termination.

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

                                      -21-
<PAGE>

                     (a)    The trustee or the debtor-in-possession has cured
                            all defaults hereunder or, with respect to defaults
                            that the trustee or debtor-in-possession has not
                            cured, has provided to Lessor adequate assurance, as
                            defined in this Subparagraph (ii), that:

                            (1)    The trustee or debtor-in-possession will cure
                                   all monetary defaults under this Lease within
                                   ten (10) days from the date of assumption;
                                   and

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

                     (b)    The trustee or the debtor-in-possession has
                            compensated Lessor, or has provided Lessor with
                            adequate assurance, as hereinafter defined, that
                            within ten (10) days from the date of assumption,
                            Lessor will be compensated for any pecuniary loss it
                            has incurred arising from the default of Lessee, the
                            trustee, or the debtor-in-possession, as recited in
                            the Lessor's written statement of pecuniary loss
                            sent to the trustee or debtor-in-possession.

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

                            (1)    From and after the data of assumption of this
                                   Lease, the trustee or the debtor-in-
                                   possession shall pay the fixed minimum rent
                                   payable under this Lease in advance in equal
                                   monthly installments on each date that such
                                   fixed minimum rent is payable and shall pay
                                   all additional rent payable hereunder when
                                   due;

                            (2)    The trustee or debtor-in-possession shall
                                   also deposit with Lessor, as security for the
                                   timely payment of rent, an amount equal to
                                   three months fixed minimum rent and other
                                   monetary charges accruing under this Lease;

                            (3)    If not otherwise required by the terms of
                                   this Lease, the trustees or the debtor-in-
                                   possession shall pay in advance, on each day
                                   that any installment of fixed minimum rent is
                                   payable, one-twelfth of Lessee's pro rata
                                   share of operating expenses and other
                                   obligations of Lessee under this Lease; and

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

                     (d)    For purposes of this subparagraph (ii), "adequate
                            assurance" means that:

                            (1)    Lessor determines that the trustee or the
                                   debtor-in-possession has, and will continue
                                   to have, sufficient unencumbered assets,
                                   after payment of all secured obligations and

                                      -22-
<PAGE>

                                   administrative expenses, to assure Lessor
                                   that the trustee or debtor-in-possession
                                   will have sufficient funds timely to fulfill
                                   Lessee's obligations under this Lease and to
                                   keep the leased premises properly staffed
                                   with sufficient employees to conduct a fully
                                   operational, actively promoted business in
                                   the leased premises; and

                            (2)    An order shall have been entered segregating
                                   sufficient cash payable to Lessee and/or a
                                   valid and perfected first lien and security
                                   interest shall have been granted in property
                                   of Lessee, trustee, or debtor-in-possession
                                   which is acceptable in value and kind to
                                   Lessor, to secure for the benefit of the
                                   Lessor the obligation of the trustee or
                                   debtor-in-possession to cure all monetary and
                                   non-monetary defaults under this Lease within
                                   the time periods set forth above.

              (iii)  In the event this Lease is assumed by a trustee appointed
                     for Lessee or by Lessee as debtor-in-possession under the
                     provisions of subparagraph (ii) above and, thereafter,
                     Lessee is either adjudicated a bankrupt or files a
                     subsequent petition for arrangements under Chapter 11 of
                     the Bankruptcy Code, then Lessor may, at its option,
                     terminate this Lease and all the Lessee's rights under it,
                     by giving written notice of Lessor's election so to
                     terminate.

              (iv)   If the trustee or the debtor-in-possession has assumed this
                     Lease, pursuant to subparagraph (i) or (ii) above, the
                     trustee or debtor-in-possession, as the case may be, may
                     assign Lessee's interest under this Lease or the estate
                     created by that interest to another person only if the
                     intended assignee has provided adequate assurance of future
                     performance, as defined in this subparagraph (iv), of all
                     of the terms, covenants, and conditions of this Lease.

                     (a)    For the purposes of this subparagraph (iv),
                            "adequate assurance of future performance" means
                            that each of the following conditions has been
                            satisfied:

                            (1)    The assignee has submitted a current
                                   financial statement, audited by a certified
                                   public accountant, which shows a net worth of
                                   working capital in amounts determined by
                                   Lessor to be sufficient to assure the future
                                   performance by the assignee of the Lessee's
                                   obligations under the Lease;

                            (2)    If requested by Lessor, the assignee has
                                   obtained guarantees of the assignee's
                                   obligations hereunder, in form and substance
                                   satisfactory to Lessor, from one or more
                                   persons who satisfy Lessor's standards of
                                   creditworthiness; and

                            (3)    Lessor has obtained all consents or waivers
                                   from third parties which may be required
                                   under any lease, mortgage, financing
                                   arrangement, or other agreement by which
                                   Lessor is bound, to enable Lessor to permit
                                   such assignment.

              (v)    When, pursuant to the Bankruptcy Code, the trustee or the
                     debtor-in-possession is obligated to pay reasonable use and
                     occupancy charges for the use of

                                      -23-
<PAGE>

                     all or part of the leased premises, it is agreed that
                     such charges will not be less than the fixed minimum rent
                     as defined in this Lease, plus additional rent and other
                     monetary obligations of Lessee included herein.

              (vi)   Neither Lessee's interest in this Lease nor any estate of
                     Lessee created in this Lease shall pass to any trustee,
                     receiver, assignee for the benefit of creditors, or any
                     other person or entity, or otherwise by operation of law
                     under the laws of any state having jurisdiction of the
                     person or property of Lessee, unless Lessor consents in
                     writing to such transfer. Lessor's acceptance of rent or
                     any other payments from any trustee, receiver, assignee,
                     person, or other entity will not be deemed to have waived,
                     or waive, either the requirement of Lessor's consent or
                     Lessor's right to terminate this Lease as the result of any
                     transfer of Lessee's interest under this Lease without such
                     consent.

       13.07  CAPTIONS.  The captions appearing in this Lease are inserted only
as a matter of convenience and in no way define, limit, construe or describe the
scope or intent of any section.

       13.08  NOTICE.  All rent and other payments required to be made by Lessee
shall be payable to Lessor at the address set forth in Section 1.05 or at any
address within the United States as Lessor may specify to Lessee from time to
time by written notice given in accordance with this Section 13.08.  All
payments required to be made by Lessor to Lessee shall be payable to Lessee at
the address set forth in Section 1.05, or at any other address within the United
States as Lessee may specify to Lessor from time to time by written notice given
in accordance with this Section 13.08.  Any notice or document required or
permitted to be delivered by the terms of this Lease shall be deemed to be
delivered (whether or not actually received) when deposited in the United States
mail, postage prepaid, certified mail, return receipt requested, addressed to
the parties at the respective, addresses set forth in Section 1.05 or at any
other address within the United States as one party has specified to the other
from time to time by written notice given in accordance with this Section 13.08.

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

       13.10 CORPORATE AUTHORITY. Lessee represents that it is not a "tax-exempt
entity" as such term is defined in Section 168(h)(2) of the Internal Revenue
Code of 1986. Each of the persons executing this Lease on behalf of Lessor and
Lessee does hereby personally represent and warrant that Lessor or Lessee, as
applicable, is a duly authorized and existing corporation, that Lessor or
Lessee, as applicable, is qualified to do business in the state in which the
leased premises are located, that the corporation has full right and authority
to enter into this Lease, and that each person signing on behalf of the
corporation is authorized to do so. Lessee further represents and warrants to
Lessor that any and all approvals from any federal, state or local governmental
or quasi-governmental agency or instrumentality (including by way of example but
not limitation, the Comptroller of the Currency) necessary for Lessee to enter
into this Lease have been received by Lessee.

       13.11  SEVERABILITY.  If any provision of this Lease or the application
thereof to any person or circumstance shall be invalid or unenforceable to any
extent, the remainder of this Lease and the application of such provisions to
other persons or circumstances shall not be affected thereby and shall be
enforced to the greatest extent permitted by law.

                                      -24-
<PAGE>

       13.12  LESSOR'S LIABILITY.  If Lessor shall be in default under this
Lease and, if as a consequence of such default, Lessee shall recover a money
judgment against Lessor, such judgment shall be satisfied only out of the right,
title and interest of Lessor in the Building as the same may then be encumbered
and identifiable rents, profits and proceeds therefrom and neither Lessor nor
any person or entity comprising Lessor shall be liable for any deficiency.  In
no event shall Lessee have the right to levy execution against any property of
Lessor nor any property or entity comprising Lessor other than its interest in
the Building as herein expressly provided.

       13.13  BROKER INDEMNIFICATION.  Lessor agrees to indemnify and hold
harmless Lessee from and against any liability or claim, whether meritorious or
not, arising with respect to any broker whose claim arises by, through or on
behalf of Lessor.  Lessee agrees to indemnify and hold harmless Lessor from and
against any liability or claim, whether meritorious or not, arising with respect
to any broker whose claim arises by, through or on behalf of Lessee. Lessor
shall pay a broker's commission to George M. Pryor, Jr., Real Estate Broker, in
accordance with the commission agreement between Lessor and George M. Pryor, Jr.

       13.14  CONSENT.  Wherever provision is made in this Lease or the attached
Exhibits for the approval of a party hereto, such approval shall not be
unreasonably withheld, delayed or conditioned.

       13.15. HAZARDOUS MATERIALS.

              13.15.01   For purposes of this Lease hazardous materials
("Hazardous Materials") shall include, but shall not be limited to, any
substances, materials or wastes that are regulated by any local governmental
authority, the State of Ohio, or the United States of America because of toxic,
flammable, explosive, corrosive, reactive, radioactive or other properties that
may be hazardous to human health or the environment.  Hazardous Materials also
include, without limitation, any materials or substances that are listed in the
United States Department of Transportation Hazardous Materials Table (49 CFR
172.01) as amended from time to time.  Subject to the fourth rule and regulation
set forth in the attachment to this Lease, Lessee agrees that it will not use,
handle, generate, treat, store or dispose of, or permit the use, handling,
generation, treatment, storage or disposal of any Hazardous Materials in, on,
under, around or above the leased premises now or at any future time and will
indemnify, defend and save Lessor harmless from any and all actions,
proceedings, claims and losses of any kind, including but not limited to those
arising from injury to any person, including death, damage to or loss of use or
value of real or personal property, and costs of investigation and cleanup or
other environmental remedial work, which may arise in connection with Hazardous
Materials introduced to the leased premises by Lessee or any of its agents,
contractors or employees.

              If at any time during the term of this Lease it is determined that
there are any Hazardous Materials located in, on, under, around, or above the
leased premises which are introduced to the leased premises by Lessee or any of
its agents, contractors, or employees, that are subject to any federal, state or
local environmental law, statute, ordinance or regulation, court or
administrative order or decree, or private agreement ("Environmental
Requirements"), including Environmental Requirements requiring special handling
of Hazardous Materials in their use, handling, collection, storage, treatment or
disposal, Lessee shall commence with diligence within thirty (30) days after
receipt of notice of the presence of the Hazardous Materials and shall continue
to diligently take all appropriate action, at Lessee's sole expense, to comply
with all such Environmental Requirements.  Failure of Lessee to comply with all
Environmental Requirements shall constitute an event of default under this
Lease.

              13.15.02   Lessor represents and warrants to Lessee that Lessor
knows of no Hazardous Materials that have been used, handled, generated,
treated, stored or disposed of in, on, under, around or

                                      -25-
<PAGE>

above the leased premises. Lessor agrees that it will not use, handle, generate,
treat, store or dispose of, or permit the use, handling, generation, treatment,
storage or disposal of any Hazardous Materials in, on, under, around or above
the leased premises now or at any future time and will indemnify, defend and
save Lessee harmless from any and all actions, proceedings, claims and losses of
any kind, including but not limited to those arising from injury to any person,
including death, damage to or loss of use or value of personal property, and
costs of investigation and cleanup or other environmental remedial work, which
may arise in connection with Hazardous Materials introduced to the leased
premises by Lessor or any of its agents, contractors or employees.

              If at any time during the term of this Lease it is determined that
there are any Hazardous Materials located in, on, under, around, or above the
leased premises which are introduced to the leased premises by Lessor or any of
its agents, contractors, or employees, that are subject to any federal, state or
local environmental law, statute, ordinance or regulation, court or
administrative order or decree, or private agreement ("Environmental
Requirements"), including Environmental Requirements requiring special handling
of Hazardous Materials in their use, handling, collection, storage, treatment or
disposal, Lessor shall commence with diligence within thirty (30) days after
receipt of notice of the presence of the Hazardous Materials and shall continue
to diligently take all appropriate action, at Lessor's sole expense, to comply
with all such Environmental Requirements.

              If Hazardous Materials shall be found in, on, under or above the
leased premises and bringing the leased premises into compliance with all
applicable Environmental Requirements would cause the leased premises to be
rendered untenantable in whole or in part or would prevent Lessee from operating
its business in the leased premises in the normal course and such Hazardous
Materials shall not have been introduced to the leased premises by Lessee or any
of its agents, contractors or employees, and if such untenantability or
inability to operate in the normal course continues for more than 150 days
following the discovery of such Hazardous Materials, then until such
untenantability or inability has ended, Lessee (and Lessor, unless Lessor or any
of its agents, contractors or employees shall have introduced the Hazardous
Materials to the leased premises) shall have the right to terminate this Lease
by written notice to the other at any time after such 150 day period.  During
any period when the leased premises is untenantable or Lessee is prevented from
operating its business therein in the normal course due to the presence of
Hazardous Materials and if Lessee has not breached its obligations under Section
13.15.01, fixed minimum rent and other charges payable hereunder shall be abated
in proportion to the floor area of the leased premises so affected.

                 ARTICLE 14.00 AMENDMENT AND LIMITATION OF WARRANTIES

       14.01  ENTIRE AGREEMENT.  IT IS EXPRESSLY AGREED BY LESSEE, AS A MATERIAL
CONSIDERATION FOR THE EXECUTION OF THIS LEASE, THAT THIS LEASE, WITH THE
SPECIFIC REFERENCES TO WRITTEN EXTRINSIC DOCUMENTS, IS THE ENTIRE AGREEMENT OF
THE PARTIES; THAT THERE ARE, AND WERE NO VERBAL REPRESENTATIONS, WARRANTIES AND
UNDERSTANDINGS, STIPULATIONS, AGREEMENTS OR PROMISES PERTAINING TO THIS LEASE OR
TO THE EXPRESSLY MENTIONED WRITTEN EXTRINSIC DOCUMENTS NOT INCORPORATED IN
WRITING IN THIS LEASE.

       14.02  AMENDMENT.  THIS LEASE MAY NOT BE ALTERED, WAIVED, AMENDED OR
EXTENDED EXCEPT BY AN INSTRUMENT IN WRITING SIGNED BY LESSOR AND LESSEE.

       14.03  LIMITATION OF WARRANTIES.  LESSOR AND LESSEE EXPRESSLY AGREE THAT
THERE ARE AND SHALL BE NO IMPLIED WARRANTIES OF MERCHANTABILITY, HABITABILITY,
FITNESS FOR A PARTICULAR PURPOSE OR OF ANY OTHER KIND ARISING OUT OF THIS LEASE,
AND THAT THERE ARE NO WARRANTIES WHICH EXTEND BEYOND ThOSE EXPRESSLY SET FORTH
IN THIS LEASE.

                                      -26-
<PAGE>

                                RULES AND REGULATIONS

       1.     Lessor agrees to furnish Lessee 2  keys without charge.
Additional keys will be furnished at a nominal charge.  All keys to leased
premises shall be surrendered to Lessor upon termination of this Lease.

       2.     Lessee's contractors and installation technicians shall comply
with Lessor's rules and regulations pertaining to construction and
installation. This provision shall apply to all work performed on or about
the leased premises or project, including installation of telephones,
telegraph equipment, electrical devices and attachments and installations of
any nature affecting floors, walls, woodwork, trim, windows, ceilings and
equipment or any other physical portion of the leased premises or project.

       3.     Lessee shall not at any time occupy any part of the leased
premises or project as sleeping or lodging quarters.

       4.     Lessee shall not place, install or operate on the leased premises
or in any part of the Building any engine or place or use in or about the leased
premises or project any explosives, gasoline, kerosene, oil, acids, caustics, or
any flammable, explosive or hazardous material without the written consent of
Lessor; provided that Lessee shall be permitted to keep a generator on the
leased premises and fuel to operate the same for the purpose of temporary
generation of electricity during power failures, so long as the storage and use
of such generator and fuel shall be in compliance with all applicable laws,
codes and regulations.  Lessee shall also be permitted to keep ordinary cleaning
materials, paints and solvents on the leased premises to the extent reasonably
required for Lessee to perform its maintenance obligations under this Lease.

       5.     Lessor will not be responsible for lost or stolen personal
property, equipment, money or jewelry from the leased premises or the project
regardless of whether such loss occurs when the area is locked against entry or
not.

       6.     No dogs, cats, fowl, or other animals shall be brought into or
kept in or about the leased premises or project.

       7.     Employees of Lessor shall not receive or carry messages for or to
any Lessee or other person or contract with or render free or paid services to
any Lessee or to any of Lessee's agents, employees or invitees.

       8.     None of the parking, plaza, recreation or lawn areas, entries,
passages, doors, elevators, hallways, stairways or atrium shall be blocked or
obstructed or any rubbish, litter, trash, or material of any nature placed,
emptied or thrown into these areas.

       9.     The water closets and other fixtures shall not be used for any
purpose other than those for which they were constructed, and any damage
resulting to them from misuse or by the defacing or injury of any part of the
Building shall be borne by the person who shall occasion it.  No person shall
waste water by interfering with the faucets or otherwise.

       10.    [Intentionally Omitted.]

       11.    Nothing shall be thrown out of the windows or doors of the
Building or down the stairways or other passages.

       12.    [Intentionally Omitted.]

       13.    All responsibility for damage to vehicles or persons is assumed by
the owner of the vehicle or its driver.

       14.    [Intentionally Omitted.]

                                      -28-
<PAGE>

       15.    Lessor shall not be liable for any damages from the stoppage of
elevators for necessary or desirable repairs or improvements or delays of any
sort or duration in connection with the elevator service.

       16.    [Intentionally Omitted.]

       17.    [Intentionally Omitted.]

       18.    [Intentionally Omitted.]

       19.    [Intentionally Omitted.]

                                      -29-
<PAGE>

                                     EXHIBIT "C"

                                UNITED CREDIT SERVICES

                                   "AUDIT BID ITEMS"
<TABLE>
<CAPTION>

                                                                          AUDIT ITEMS
AUDIT BID ITEMS                                                             ESTIMATES
<S>                                                                       <C>
EARTHWORK
       Includes clear and grub, mass excavation and fill, truck off excess top
       soil and unacceptable fill, stripping and re-spreading of topsoil.

                                                                          $108,180.00
SITE UTILITIES
       Includes domestic and fire water service lines to the building, fire
       protection line (and hydrants) to the building, sanitary sewer to the
       building, storm sewers, root drain laterals to the building, and site gas
       service to the building.
                                                                          $ 84,515.00

LANDSCAPING                                                               $ 30,000.00

IRRIGATION                                                                $ 25,000.00

INSTALL TENANTS CARPET                                                    $ 29,190.00

FURNISH AND INSTALL VINYL WALL BASE                                       $  8,530.00

FURNISH AND INSTALL VCT                                                   $  5,480.00
</TABLE>

<PAGE>

                                     EXHIBIT "D"

                                   ADDITIONAL ITEMS

       Switch room (computer room) work, including mechanical, electrical, fire
suppression and protection, and flooring work, plus architectural and
construction fees for the same.

       Painted sidewalk.

       Security system.

       The cost of all Additional Items provided by Lessor pursuant to this
Exhibit "D" shall be fully amortized over the initial ten (10) year term of the
Lease and paid for by Lessee by means of an increase in the fixed minimum rent
as set forth in Section 1.04 of the Lease.  In the event Lessee elects to cancel
this Lease in accordance with Section 15.04 of the Lease Addendum, Lessee shall
pay to Lessor not later than the date the Final Payment is due (as defined in
Section 15.04 of the Lease), in addition to any other payments required to be
made to Lessor by Lessee pursuant to said Section 15.04, the unamortized amount
of such Additional Items as of the Final Payment date.

       To the extent Additional Items are of a nature that they can be removed
from the leased premises, Lessee shall be entitled to remove the items listed
above at the end of the Lease term and retain possession thereof, provided (a)
such termination is not the result of Lessee's default hereunder; (b) Lessee
repairs any and all physical damage to the remaining Improvements caused by such
removal; and (c) if applicable, Lessee has paid the sums required by the
preceding paragraph.

                                      -35-
<PAGE>

                                     EXHIBIT "E"

                                   TO BE INSERTED.

                                      -36-
<PAGE>

                         ADDENDUM TO LEASE DATED JULY 2, 1990
                      BETWEEN CONTINENTAL ACQUISITIONS, INC. AND
                     WORLD FINANCIAL NETWORK NATIONAL BANK (U.S.)

       SECTION 15.01 RENEWAL OPTION:  Provided that at the end of the primary
term of this Lease Lessee is not in default of any of the terms, conditions or
covenants contained in this Lease beyond any applicable cure period, Lessee
(unless Lessee is an assignee or sublessee of the Lease to whom assignment or
subletting of the Lease required the prior consent of Lessor under Section 9.03)
is hereby granted an option to renew this Lease for two (2) additional terms of
five (5) years each on the same terms and conditions contained herein except:

       a)     the second renewal opt ion term will contain no further renewal
       opt ions unless expressly granted by Lessor in writing;

       b)     the fixed minimum rent for the first renewal term shall be equal
       to 110.3% of the fixed minimum rent payable during months 61 through 120
       of this Lease, and the fixed minimum rent for the second renewal term
       shall be equal to 109.8% of the fixed minimum rent payable during the
       first renewal term;

       c)     rent payments for each renewal term will commence on the first day
       of the renewed term; and

       d)     if Lessee desires to renew this Lease Lessee will notify Lessor of
       its intention to renew no later than six (6) months prior to the
       expiration date of the original Lease term or six (6) months prior to the
       end of the first renewal term.

       SECTION 15.02.  PROJECT SUMMARY: Attached hereto and made a part hereof
is Exhibit "B" which is a summary of Lessors work for the project.

       SECTION 15.03.  COMPLETION DATE: [Intentionally Omitted.]

                                      -38-
<PAGE>

       SECTION 15.04.  CANCELLATION OPTION: Lessor hereby grants to Lessee the
option to cancel this Lease effective at any time after the expiration of the
sixtieth (60th) month from the completion date of this Lease until the
expiration of the one hundred eleventh (111th) month from the completion date of
this Lease provided Lessee (i) gives Lessor at least twelve (12) months prior
written notice specifying therein the effective date of the cancellation (which
effective date shall in no event be prior to the sixtieth (60th) month of the
lease term) and (ii) on the effective date of the cancellation and on the same
day of each month thereafter for the next eight consecutive months pay to Lessor
an amount equal to the monthly fixed minimum rent payable by Lessee for the 61st
through 120th months of the Lease as provided in Section 1.04 of this Lease (the
Buyout Payments).  Lessee shall also pay to Lessor a pro rata share of all real
estate taxes and insurance premiums payable by Lessor with respect to the leased
premises during the nine-month period after the effective date of the
cancellation of the Lease (the Cancellation Period') and Lessee shall reimburse
Lessor for all utility charges reasonably incurred by Lessor to maintain the
leased premises in good condition during the Cancellation Period. Lessee shall
reimburse Lessor for any taxes, insurance premiums or utility charges paid by
Lessor during the Cancellation Period upon the later of 15 days of a demand for
payment of the same by Lessor or the due date of the next Buyout Payment.
Lessee shall pay the reasonably estimated taxes, insurance premiums and utility
charges applicable to the balance of the Cancellation Period which have not been
previously paid by Lessee together with the last installment of the Buyout
Payments (the "Final Payment").  Lessor shall prepare and submit to Lessee its
reasonable estimate of the unpaid taxes, insurance premiums and utility charges
for the balance of the Cancellation Period to Lessee at least 10 days prior to
the due date of the Final Payment., Lessee shall also pay together with the
Final Payment the amounts required to be paid by Lessee pursuant to the
provisions of Exhibit "D".

                                      -39-
<PAGE>

       SECTION 15.05.  HALON LANGUAGE:  Lessee acknowledges that during the term
of this Lease, its Halon installation may be legally banned or subject to
mandatory modification or conversion to some other fire protection system.
Lessee agrees that it will not, on the basis of such legal ban or mandatory
modification or conversion, claim frustration of purpose, seek termination of
the Lease, or seek abatement of rent.  In addition, Lessee acknowledges and
agrees that Lessee shall, at Lessee's sole cost and expense, (i) comply with any
applicable laws, ordinances, orders, rules and regulations affecting the Halon
installation including any which require the removal, modification or conversion
thereof, and (ii) remove such Halon installation at Lessor's request upon the
termination of this Lease.

                                      -40-
<PAGE>

                               FIRST AMENDMENT OF LEASE

       THIS FIRST AMENDMENT OF LEASE (the "Amendment") is entered into by and
between CONTINENTAL ACQUISITIONS, INC., an Ohio corporation ("Lessor"), and
WORLD-FINANCIAL NETWORK NATIONAL BANK (U.S.) ("Lessee") as of the 11th day of
September, 1990.

       WHEREAS, Lessor and Lessee entered into an office lease as of July 2,
1990 providing for the construction and leasing of a 100,800 (approximate)
square foot building on Schrock Road in Westerville, Ohio (the "Lease"); and

       WHEREAS, Lessor and Lessee desire to amend the Lease as
hereinafter set forth;

       NOW THEREFORE, in consideration of the mutual covenants herein contained
and contained in the Lease, Lessor and Lessee, intending to be legally bound,
agree as follows:

       Section 1.  AMENDMENT.  The second sentence of Section 6.04 of the Lease
is hereby amended in its entirety to read as follows:

       Lessor shall use its best efforts to achieve Substantial Completion of
       the Improvements on or before January 26, 1991.

       Section 2.  CONTINUED EFFECT. Except  as  amended hereby, the terms
of the Lease remain in full force and effect and are confirmed by the parties
hereto.

              LESSOR                                    LESSEE

CONTINENTAL ACQUISITIONS, INC.     WORLD  FINANCIAL NETWORK NATIONAL BANK (U.S.)

By: Franklin E. Kass              By: Ralph E. Spurgin
-----------------------------     ------------------------------------

Franklin E. Kass, President       Ralph E. Spurgin, President and CEO
-----------------------------     ------------------------------------
  (Type Name and Title)                   (Type Name and Title)

Witness:                          Witness:
        ---------------------             ----------------------
Witness:                          Witness:
        ---------------------             ----------------------

                                   ACKNOWLEDGMENTS

STATE OF OHIO        )
                     )   SS:
COUNTY OF FRANKLIN   )

       The foregoing instrument was acknowledged before me this, _______ day of
____________________, 1990, by _____________________ of Continental
Acquisitions, Inc., an Ohio corporation, on behalf of the corporation.

My commission expires:
                       -----------------      -----------------------
                                                 Notary Public

STATE OF OHIO            )
                         )  SS            SEAL
COUNTY OF _______________)

       The foregoing instrument was acknowledged before me this _______ day of
__________________________________ , 1990, by
____________________________________________________________ as
___________________________________ of World Financial Network National Bank
(U.S.), a National Banking Association, on behalf of the association.

My commission  expires:
                        ----------    --------------------------------
                                          Notary Public

<PAGE>

                              SECOND AMENDMENT OF LEASE

       THIS SECOND AMENDMENT OF LEASE is entered into by and between PARTNERS AT
BROOKSEDGE, an Ohio general partnership ("Lessor"), and WORLD FINANCIAL NETWORK
NATIONAL BANK (U.S.) ("Lessee") as of the 16th day of November, 1990.

       WHEREAS, Continental Acquisitions, Inc. ("CAI"), Lessor's predecessor in
interest, and Lessee entered into an office lease as of July 2, 1990 providing
for the construction and leasing of a 100,800 (approximate) square foot building
on Schrock Road in Westerville, Ohio, which lease was amended by a first
amendment of lease between CAI and Lessee dated as of September 11, 1990
(collectively, the lease and the first amendment of lease are herein referred to
as the "Lease"); and

       WHEREAS, Lessor and Lessee desire to amend the Lease as hereinafter set
forth;

       NOW THEREFORE, in consideration of the mutual covenants herein contained
and contained in the Lease, Lessor and Lessee, intending to be legally bound,
agree as follows:

       Section 1.  AMENDMENTS.

              1.1.   SECTION 6.04.  The second sentence of Section 6.04 of the
Lease is hereby amended in its entirety to read as follows:

       Lessor shall use its best efforts to achieve Substantial Completion of
       the Improvements on or before January 26, 1991.

              1.2.   SECTION 6.09.02.  The third sentence from the end of
Section 6.09.02 is hereby amended in its entirety to read as follows:

       If the construction draws which are made available to Lessee shall be
       insufficient to pay Lessee's actual, reasonable costs of completion of
       the Improvements, the excess of the costs over such loan draws (plus an
       imputed interest factor on such unpaid excess costs at the rate of
       interest Lessor is required to pay on its construction loan) shall be
       recoverable by offsetting such amounts against Lessee's obligations to
       pay fixed minimum rent and additional rent as provided herein until such
       time as the amount offset by Lessee shall equal the amount of such excess
       costs plus interest at the foregoing rate.

       Section 2.  LEGAL DESCRIPTION OF THE LEASED PREMISES.  As contemplated in
Section 1.02 of the Lease, Lessor has caused a survey of the leased premises to
be prepared.  The legal description prepared pursuant to such survey is attached
hereto as Exhibit A and such description shall be deemed to be substituted as
Exhibit A to the Lease.

       Section 3.  CONTINUED EFFECT.  Except as amended hereby, the terms of the
Lease remain in full force and effect and are confirmed by the parties hereto.

IN THE PRESENCE OF:                PARTNERS AT BROOKSEDGE, an Ohio
                                   General Partnership

                            By:    Continental Properties, an Ohio General
                                   Partnership

                                   By:
                                      -------------------------------
                                          Franklin E. Kass
                                          Managing General Partner

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

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

<PAGE>

                                   By:    Nationwide Property Management, Inc.,
                                          an Ohio corporation, a Partner

-------------------------                        By:
                                                 ---------------------------
                                                 Robert J. Woodward, Jr.
                                                 Vice President and General
                                                 Manager
-------------------------
                                   WORLD FINANCIAL NETWORK NATIONAL BANK (U.S.)

-------------------------              By:
                                       --------------------------------------
                                          Its:   PRESIDENT & CHIEF EXECUTIVE
                                                 OFFICER
-------------------------

                                   ACKNOWLEDGMENTS

STATE OF OHIO        )
                     )SS:
COUNTY OF FRANKLIN   )

       The foregoing instrument was acknowledged before me this 16th day of
November, 1990, by Franklin E. Kass, as the managing general partner of
Continental Properties, an Ohio general partnership, a partner of Partners of
Brooksedge, an Ohio general partnership, on behalf of such partnerships.

                            -------------------------------
                            Notary Public

                            WILLIAM F. SIMPSON
                            ATTORNEY AT LAW
                            NOTARY PUBLIC STATE OF OHIO
                            MY COMMISSION HAS NO EXPIRATION DATE
                            SECTION 147.03 R. C.

STATE OF OHIO        )
                     )SS:
COUNTY OF FRANKLIN   )

       The foregoing instrument was acknowledged before me this 16th day of
November, 1990, by Robert J. Woodward, as vice president and general manager of
Nationwide Property Management, Inc., an Ohio corporation and a partner of
Partners of Brooksedge, an Ohio general partnership, on behalf of such
corporation and partnership.

                            -------------------------------------
                            Notary Public

                            WILLIAM F. SIMPSON
                            ATTORNEY AT LAW
                            NOTARY PUBLIC STATE OF OHIO
                            MY COMMISSION HAS NO EXPIRATION DATE
                            SECTION 147.03 R. C.

STATE OF OHIO        )
                     )SS:
COUNTY OF FRANKLIN   )

       The foregoing instrument was acknowledged before me this 15th day of
November, 1990, by Ralph E. Spurgin, as president and CEO of World Financial
Network National Bank (U.S.), a National Banking Association, on behalf of the
association.

                            ------------------------------------
                            Notary Public

                            MELISSA COYER
                            NOTARY PUBLIC, STATE OF OHIO
                            MY COMMISSION EXPIRES xxxxxxxxxxxx

                                      -2-
<PAGE>

                                 JOINDER BY GUARANTOR

       The undersigned, THE LIMITED, INC., Guarantor ("Guarantor") of the Lease
pursuant to the certain Guarantee dated July 2, 1990 (the "Guarantee") does by
its execution below expressly join the foregoing Subordination, Nondisturbance
and Attornment Agreement and acknowledge and agree as follows (with all defined
terms contained therein to have the same meanings herein):

       1.     Guarantor does hereby acknowledge, consent to and agree to be
bound by all of the matters set forth in the foregoing Agreement.

       2.     Guarantor does hereby agree that, from and after the date hereof,
Guarantor shall provide to Mortgagee in the manner and at the address provided
for in paragraph II of the foregoing Agreement any notice given or received by
Guarantor under the terms and conditions of or in connection with the Lease or
the Guarantee.

       3.     As of the date hereof, Guarantor hereby certifies as follows,
knowing that Mortgagee will rely upon the accuracy of the information contained
herein in making the Loan:

       (a)    The Lease, as described in the foregoing Agreement, is the Lease
              to which the Guarantee is appended and applies;

       (b)    The Guarantee is presently in full force and effect, has not been
              amended, supplemented, extended, renewed, terminated, changed or
              assigned in any respect, and no waiver of any provision thereof is
              presently in effect;

       (c)    Guarantor hereby acknowledges and consents to and agrees to be
              bound by the Assignment pursuant to which Continental
              Acquisitions, Inc., the original "Lessor" under the Lease,
              assigned to Lessor all of its rights under the Lease, and further
              hereby recognizes Lessor as the "Lessor" under the Lease;

       (d)    Guarantor has no knowledge of any charge, lien, claim or defense
              arising in favor of Lessee or Guarantor under the Lease or the
              Guarantee;

       (e)    To the best knowledge of Guarantor, there are no defaults by
              Lessor or Lessee and no existing conditions or events which, with
              the giving of notice or the passage of time or both, would
              constitute or become defaults of Lessor or Lessee, that have
              occurred and presently exist under the Lease; and

                                       10
<PAGE>

       (f)    There are no actions, whether voluntary or otherwise, pending
              against Guarantor under the bankruptcy or insolvency laws of the
              United States or any state thereof which would prevent Guarantor
              from fulfilling its obligations under the Guarantee.

       IN WITNESS WHEREOF, the undersigned Guarantor has caused this
instrument to be executed and delivered by its duly authorized representative
as of this 15th day of November, 1990.

Signed and acknowledged            THE LIMITED, INC.
in the presence of:

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

                                          Its:   EXECUTIVE VICE PRESIDENT, CHIEF
                                                 FINANCIAL OFFICER
----------------------------------

STATE OF OHIO        )
                     )   SS:
COUNTY OF FRANKLIN   )

       The foregoing instrument was acknowledged before me this 15th day of
November, 1990, by KENNETH B. GILMAN, the EXECUTIVE V.P. AND C.F.O. of THE
LIMITED, INC., an Ohio corporation, on behalf of said corporation.

                            ------------------------------------
                            Notary Public

                            MELISSA COYER
                            NOTARY PUBLIC, STATE OF OHIO
                            MY COMMISSION EXPIRES xxxxxxxxxxxx

This Instrument Prepared By:

VORYS, SATER, SEYMOUR AND PEASE
52 East Gay Street
P. O. Box 1008
Columbus, Ohio 43215

                                       11
<PAGE>

                                      EXHIBIT A

                        CITY OF WESTERVILLE -- 9.894 ACRE TRACT

Being situated in Quarter Township (2), Township (2) North, Range 17 West of the
United States Military Lands in the City of Westerville, County of Franklin,
State of Ohio and being a part of that land owned by the City of Westerville of
record in Deed Volume 3031 Page 628 and Deed Volume 2509 Page 698 in the
Franklin County Recorder's Office and being more particularly described as
follows:

Beginning at an iron pin in the north right-of-way line of Schrock Road being
North 85deg. 38" 23" West of distance of 70.01 feet from the southwest corner of
the Vinda Ltd. tract of record in O.R. 10634 P. J-12;

thence from the place of beginning North 85deg. 38" 23" West along the north
right-of-way line of Schrock Road a distance of 612.22 feet to a point
referenced by an iron pin North 85deg. 38" 23" West, 20.00 feet;

thence North 37deg. 20" 35" West a distance of 26.61 feet to point referenced
by an iron pin South 10deg. 57" 14" West, 20.00 feet;

thence North 10deg. 57" 14" East a distance of 657.62 feet to an iron pin;

thence North 76deg. 02" 02" East a distance of 321.86 feet to an iron pin;

thence South 22deg. 25" 49" East along a westerly boundary of Foxtrail
Condominium Phase 2 (C.P.B. 35 P. 17) and Vinda Ltd. (O.R. 6834 P. D-17) a
distance of 172.06 feet to an iron pin;

thence South 85deg. 16" 13" East along the southerly boundary of said Vinda
Ltd. a distance of 241.16 feet to an iron pin;

thence South 4deg. 20" 38" West along the westerly boundary of Vinda Ltd. (O.R.
10634 P. J-12) a distance of 225.19 feet to a point in the north right-of-way
line of Wetherby Lane;

thence North 85deg. 39" 22" West a distance of 50.00 feet to a point;

thence South 4deg. 20" 38" West along the west right-of-way line of Crossbrook
Boulevard a distance of 373.98 feet to a point;

                                       12
<PAGE>

thence along the arc of a curve to the right having a delta angle of 90deg.
00" 59",
a radius of 20.00 feet and whose chord bears South 49 21' 04" West a chord
distance of 28.29 feet to the place of beginning, containing 9.894 acres, more
or less, of which 0.863 acres are out of the tract with parcel number 3030 and
9.031 acres are out of the tract with parcel number 1436.

The above description was prepared by Charles J. Destefani, Professional
Surveyor, No. 5666, in June 1990.

                                       13
<PAGE>

                                  July 2, 1990

Mr. Frank Kass
Continental Acquisitions, Inc.
Continental Real Estate Companies
35 North Fourth Street
Suite 100
Columbus, OH 43215

       Re:    Lease at Schrock Road, Westerville, Ohio with World Financial
              Network National Bank ("Lessee")

Dear Mr. Kass:

       The purpose of this letter is to confirm that The Limited, Inc. is the
sole shareholder of Lessee.

                                          Very truly yours

                                          Kenneth B. Gilman
                                          Executive Vice President
                                          Chief Financial Officer

<PAGE>

                                      GUARANTEE

       For and as a material inducement to CONTINENTAL ACQUISITIONS, INC.
(Lessor) to enter into the foregoing Lease with World Financial Network National
Dank (U.S.) (Lessee) for the leased premises, as defined in the Lease Agreement
and for good and valuable consideration, the undersigned, intending to be
legally bound hereby, does hereby covenant and agree with Lessor, its successors
and assigns, that:

       (a)    If said Lessee, its Successors or assigns, shall default at any
              time during the term granted by said Lease in the payment of Fixed
              Minimum Rent, Additional Rental Payments or any other payment(s)
              required under the Lease Agreement, or in the Performance of any
              of the terms, Covenant. or conditions of said Lease Agreement on
              the part of Lessee to be performed thereunder, and if any such
              default shall not be remedied by Lessee within any cure period
              provided Lessee pursuant to the terms of the Lease, then the
              undersigned shall, on demand, pay to Lessor, its successors or
              assigns, (i) the said Fixed Minimum Rent, Additional Rental
              Payments and all other payments required under the Lease
              Agreement, or any arrears thereof; and (ii) all damages that may
              arise or be incurred by Lessor in consequence of Lessee's default
              under said Lease, including all reasonable attorney' fees that may
              be incurred by Lessor in enforcing Lessee's covenants and
              agreements thereunder or that may be incurred by Lessor in
              enforcing the covenants and agreement of the undersigned
              hereunder, upon ten (10) days' notice from Lessor of any such
              default or defaults by Lessee, during which period Guarantor shall
              have the right to cure or cause Lessee to cure any such default;

       (b)    The Undersigned may, at Lessor's option, be joined in any action
              against or proceeding commenced by Lessor against Lessee in
              connection with or based upon said Lease or any term, covenant or
              condition thereof, and that recovery may be had against the
              undersigned in such action or proceeding against the undersigned
              without Lessor, its successors or assigns, first asserting,
              prosecuting or exhausting any remedy or claim against Lessee, its
              successors or assigns;

       (c)    This Guarantee shall remain and continue in full force and effect
              as to any renewal, extension, modification or amendment of said
              Lease;

       (d)    The validity of this Guarantee and the obligation of the
              undersigned hereunder shall in no manner be terminated, affected
              or impaired by reason of any action which Lessor may take or fail
              to take against Lessee or by reason of any waiver of, or failure
              to enforce, any of the rights or remedies reserved to Lessor in
              said Lease, or otherwise, or by reason of the bankruptcy or
              insolvency of Lessee and whether or not the term of said Lease
              shall terminate by reason of said bankruptcy or insolvency.

       (e)    So long as Lessee is controlled by the undersigned, the
              undersigned waives notice of any and all notices or demands which
              may be given by Lessor to Lessee, irrespective of whether or not
              required to be given to Lessee under the terms of said Lease.  If,
              at any time during the term of the Lease, Lessee should no longer
              be controlled by the undersigned, the undersigned may so notify
              Lessor, and thereafter Lessor shall send copies of all notices
              given to Lessee to the undersigned simultaneously with the giving
              of such notices to Lessee.

       (f)    Any notice or demand required or permitted to be delivered by the
              terms of this Guarantee shall be in writing and shall be deemed to
              be delivered (whether or not actually

<PAGE>

              received when deposited in the United States Mail, postage
              prepaid, return receipt requested, addressed to Lessor and
              Lessee at the respected address set forth in Section 1.05
              of the Lease Agreement and addressed to the undersigned at
              The Limited, Inc., Two Limited Parkway, Columbus, Ohio 43235,
              Attention: Kenneth B. Oilman, or at any other address within
              the United States as one party has specified to the other
              from time to time by written notice given in accordance with this
              Subparagraph (f).

       IN WITNESS WHEREOF, the undersigned has caused this Guarantee to be
executed by its duly authorized officer as of this 2nd day of JULY, 1990.

Signed in the presence of:         GUARANTOR:  LIMITED, INC.,
                                   a Delaware corporation

                                   By:
----------------------------       ----------------------------------
                                   Printed Name: KENNETH R. GILMAN
----------------------------       Title: CHIEF FINANCIAL OFFICER

<PAGE>

                  [LETTERHEAD OF CONTINENTAL REAL ESTATE COMPANIES]

January 9, 1996                         CERTIFIED RECPT. # P 825 498 059

Limited Credit Services
Attn: William J. Salamy
4590 East Broad Street
Columbus, Ohio 43213

RE:  Lease between World Financial Network Bank (The Limited) and
     Partners at Brooksedge dated July 2, 1990, for leased premises
     at 220 W. Schrock Road, Westerville, Ohio

Dear Mr. Salamy:

Pursuant to Lease Section 1.04, base rent for the leased premises increases
to $832,889.53/yr., which is 110.7% of the fixed minimum rent for the first
60 months, effective February 1, 1996.

Commencing February 1, 1996, please submit the monthly rental payment of
$69,407.46 to:

     Partners at Brooksedge
     Attn:  Accounting
     P. O. Box 712
     Columbus, Ohio 43215

Please do not hesitate to call me if you have any questions. Thank you.

Sincerely,

/s/ Deborah L. Pair

Deborah L. Pair
Property Management

cc:  Lease File
     Accounting

<PAGE>

                           THIRD AMENDMENT OF LEASE

     THIS THIRD AMENDMENT OF LEASE (the "Third Amendment") is entered into by
and between PARTNERS AT BROOKSEDGE, an Ohio general partnership ("Lessor"),
and WORLD FINANCIAL NETWORK NATIONAL BANK (U.S.) ("Lessee") as of the 18 day
of February, 1991.

     WHEREAS, Continental Acquisitions, Inc. ("CAI"), Lessor's predecessor in
interest, and Lessee entered into an office lease as of July 2, 1990
providing for the construction and leasing of a 100,800 (approximate) square
foot building on Schrock Road in Westerville, Ohio, which lease was amended
by a first amendment of lease between CAI and Lessee dated as of September
11, 1990 and a second amendment of lease between Lessor and Lessee dated as
of November 16, 1990 (collectively, the lease, the first amendment of lease
and the second amendment of lease are herein referred to as the "Lease"); and

     WHEREAS, Lessor and Lessee desire to amend the Lease as hereinafter set
forth;

     NOW THEREFORE, in consideration of the mutual covenants herein contained
and contained in the Lease, Lessor and Lessee, intending to be legally bound,
agree as follows:

     Section 1.  COMPLETION DATE.  Lessor and Lessee agree that the
"completion date", as defined in Section 1.03 of the Lease, is January 23,
1991 and Lessor and Lessee further agree that the term of the Lease commenced
on January 23, 1991 and will expire on January 31, 2001, subject to earlier
termination or to extension as provided in the Lease.

     Section 2.  FIXED MINIMUM RENT.  Lessor and Lessee acknowledge and agree
that the fixed minimum rent as set forth in the first textual paragraph of
Section 1.04 of the Lease has been adjusted for the cost of Audit Items,
Additional Items and Net Change Order Costs as provided in Section 1.04 of
the Lease. Lessor and Lessee agree that the fixed minimum rent that shall be
payable by Lessee to Lessor for the first 60 months of the Lease term shall
be $62,698.70 per month. The monthly rental payable on February 1, 1991 is
$25,965.55, which consists of the difference between the adjusted monthly
rental as set forth herein and the advance rental payment of $54,936.00 made
by Lessee upon execution of the Lease plus rent for the month of January,
1991 in the amount of $18,202.85 pro rated in accordance with Section 2.01 of
the Lease. Monthly rental in the full adjusted amount of $62,698.70 shall be
due and payable beginning March 1, 1991.

     Section 3.  CONTINUED EFFECT.  Except as amended hereby, the terms of
the Lease remain in full force and effect and are confirmed by the parties
hereto.

IN THE PRESENCE OF:                    PARTNERS AT BROOKSEDGE, an Ohio
                                       General Partnership

                                  By:  Continental Properties, an Ohio
                                       General Partnership, a Partner

/s/ [ILLEGIBLE]                        By:  /s/ Franklin E. Kass
---------------------------------          ---------------------------------
                                           Franklin E. Kass
                                           Managing General Partner
/s/ [ILLEGIBLE]
---------------------------------

                                  By:  Nationwide Property Management,
                                       Inc., an Ohio corporation, a Partner

/s/ [ILLEGIBLE]                        By:  /s/ Robert J. Woodward, Jr.
---------------------------------          ---------------------------------
                                           Robert J. Woodward, Jr.
                                           Vice President and General Manager
/s/ Martha E. Cain
---------------------------------

<PAGE>

                                      WORLD FINANCIAL NETWORK NATIONAL
                                      BANK (U.S.)

/s/ [ILLEGIBLE]                       By:  /s/ Ralph E. Spurgin
---------------------------------         --------------------------------------
                                          Ralph E. Spurgin
                                      Its: President and Chief Executive Officer
/s/ [ILLEGIBLE]
---------------------------------

                                ACKNOWLEDGEMENTS

STATE OF OHIO            )
                         )ss:
COUNTY OF FRANKLIN       )

     The foregoing instrument was acknowledged before me this 22nd day of
February, 1991, by Franklin E. Kass, as the managing general partner of
Continental Properties, an Ohio general partnership, a partner of Partners of
Brooksedge, an Ohio general partnership, on behalf of such partnerships.

                                       /s/ David Sheidlower
                                       --------------------------------------
                                       Notary Public

STATE OF OHIO            )
                         )ss:               [SEAL]
COUNTY OF FRANKLIN       )

     The foregoing instrument was acknowledged before me this 22nd day of
February, 1991, by Robert J. Woodward, as vice president and general manager
of Nationwide Property Management, Inc., an Ohio corporation and a partner of
Partners of Brooksedge, an Ohio general partnership, on behalf of such
corporation and partnership.

                                       /s/ David Sheidlower
                                       --------------------------------------
                                       Notary Public

STATE OF OHIO            )
                         )ss:               [SEAL]
COUNTY OF FRANKLIN       )

     The foregoing instrument was acknowledged before me this 20th day of
February, 1991, by Ralph E. Spurgin, as president and CEO of World Financial
Network National Bank (U.S.), a National Banking Association, on behalf of
the association.

           [SEAL]                      /s/ Mark E. McGrady
                                       --------------------------------------
                                       Notary Public

                              JOINDER BY GUARANTOR

     The undersigned Guarantor of the Lease does hereby consent to the
foregoing Third Amendment and all previous amendments of the Lease and
acknowledges and affirms that the guaranty executed by the Guarantor with
respect to the Lease remains in full force and effect, notwithstanding the
amendments thereto. Guarantor acknowledges and agrees that its guaranty shall
extend to all rental payments and other obligations of Lessee as set forth in
the Third Amendment.

In the presence of:                    THE LIMITED, INC.

/s/ [ILLEGIBLE]                        By:  /s/ Kenneth B. Gilman
---------------------------------           ---------------------------------
                                            Kenneth B. Gilman

/s/ [ILLEGIBLE]                        Its: Executive Vice President
---------------------------------           ---------------------------------
                                            Chief Financial Officer<PAGE>

                                                                  [Letterhead]

January 27, 1999

VIA CERTIFIED MAIL, RETURN RECEIPT REQUESTED

Americana Parkway Warehouse Limited
Attn: Stamford M. Ackley
695 Kenwick Road
Columbus, Ohio 43209

Re: Lease Agreement Dated June 28, 1994 Between Americana Parkway Warehouse
Limited and ADS Alliance Data Systems, Inc. For Lease Premises Located At
6939-6955 Americana Parkway, Columbus, Ohio

Dear Mr. Ackley:

Pursuant to Section 11.01 of the referenced Lease Agreement Lessee has the
option to extend the Lease Term for a period of five years commencing upon the
expiration of the base term by providing Lessor with written notice at least 180
days before the term expiration.

This letter is to serve as Lessor's written notice of Lessee's intent to
exercise the Extension Option provided for in the Lease based on the following
terms.

    Current Term Expiration Date:                   August 31, 1999

    Renewal Option Commencement Date:               September 1, 1999

    Renewal Option Base Rent:                       $3.00 per square foot as per
                                                    your letter on 10/27/98 (see
                                                    attachment)

    Renewal Option Expiration Date:                 August 31, 2004

We understand that Renewal Option Base Rent cannot be calculated to the exact
amount until we get closer to August 1999 and the attached letter is a close
estimate. However, we will need to agree in writing upon the new Renewal Option
Base Rent by July 15, 1999.

Lessor's signature below will document Lessor and Lessee's agreement to the
terms above.

Americana Parkway Warehouse Limited            ADS Alliance Data Systems, Inc.

By: /s/ Stanford M. Ackley                     By:  /s/ Bruce McClary
   --------------------------------               -----------------------------

Title:  Managing General Partner               Title:   Director
       ----------------------------                   ------------------------
Date:  February 2, 1999                        Date:    1/27/99
      -----------------------------                   ------------------------

cc:  Bruce McClary ADS CAD 2
     Karen Morauski ADS CAD 4
     Bob Roddy DAD 1

<PAGE>

                                                                  [Letterhead]

April 20, 1998

CERTIFIED MAIL, RETURN RECEIPT REQUESTED

Mr. Stanford M. Ackley
Americana Parkway Warehouse Limited
695 Kenwick Road
Columbus, OH 43209

Dear Mr. Ackley:

RE:          Lease Agreement between Americana Parkway
             Limited, Lessor, and World Financial Network
             Lessee, dated June 28, 1994 for premises lo??
             Americana Parkway, Columbus, Ohio.

This letter is to advise you that the Lease Agreement between Parkway Warehouse
Limited and World Financial Network June 28, 1994 has been assigned by World
Financial Network its affiliate, ADS Alliance Data Systems, Inc., a Delaware
co?? February 1, 1998.

You are requested to direct all future correspondence to the following:

                         ADS Alliance Data Systems, Inc.
                              Attn: General Counsel
                              800 TechCenter Drive
                                Gahanna, OH 43230

Very truly yours,

/s/ Karen A. Morauski

Karen A. Morauski
Counsel

jlh

<PAGE>

                      ASSIGNMENT AND ASSUMPTION AGREEMENT

     THIS ASSIGNMENT AND ASSUMPTION AGREEMENT (the "Assignment") is made by and
between World Financial Network National Bank, assignor ("Lessee") and ADS
Alliance Data Systems, Inc., a Delaware corporation, ("Assignee").

     WHEREAS, Lessee has entered into that certain Lease dated June 28, 1994
("Lease") with Americana Parkway Warehouse Limited, ("Lessor"); and

     WHEREAS, the Lease allows Lessee to assign its rights under the Lease to
the Assignee; and

     WHEREAS, Lessee wishes to sell, convey, assign and transfer all of its
right, title and interest in and to the Lease to Assignee; and

     WHEREAS, Assignee wishes to accept the sale, conveyance, assignment and
transfer of the Lease and to assume all of Lessee's obligations thereunder;

     NOW, THEREFORE, in consideration of the terms and conditions set forth
herein, Lessee and Assignee agree as follows:

     1. DEFINITIONS. Except as expressly provided herein, all capitalized terms
contained in this Lease shall have the meanings set forth in the Lease. The
Lease is incorporated herein by this reference.

     2. ASSIGNMENT AND ASSUMPTION OF LEASE. On the Effective Date of this
Assignment, Lessee hereby sells, conveys, assigns and transfers all of its
right, title and interest in and to the Lease to Assignee. Assignee hereby
accepts such sale, conveyance, assignment and transfer and hereby assumes all of
Lessee's obligations and responsibilities under the Lease. It is the express
intention of the parties that this assignment shall cause Assignee to be
substituted in the place and stead of Lessee for all purposes relating to the
Lease.

     3. FUTURE ASSIGNMENTS OF LEASE BY ASSIGNEE. Assignee agrees, recognizes and
acknowledges that any future assignment by it of the Lease will be subject to
the terms and conditions set forth in the Lease.

     4. REPRESENTATIONS AND WARRANTIES OF LESSEE. Lessee represents and warrants
to Assignee that:

     (a)  It is duly organized and existing under the laws of the state of its
          organization;

     (b)  The execution, delivery and performance of this Assignment have been
          duly authorized by all requisite action of Lessee's officers and
          directors, and will not violate or breach any provision of any
          organizational document or other agreement or instrument to which
          Lessee is a party;

                                  Page 1 of 3
<PAGE>

     10. FURTHER ASSURANCES. Subject to the terms and conditions hereof, each
party agrees to use its best efforts to do, or cause to be done, all things
necessary, proper or advisable under applicable laws and regulations to
consummate the transactions contemplated by this Assignment as expeditiously as
practicable including, without limitation, the performance of such further acts
or the execution and delivery of any additional instruments or documents as any
party may reasonably request from time to time in order to carry out the
purposes of this Assignment and the transactions contemplated hereby. This
Section shall survive the consummation of the transactions contemplated by this
Assignment.

     11. TIME OF THE ESSENCE. Time is of the essence with respect to the
performance of all transactions contemplated by this Assignment.

     12. EFFECTIVE DATE. The "Effective Date" of this Assignment shall be the
1st day of February, 1998.

     IN WITNESS WHEREOF, Lessee and Assignee have executed this Assignment as of
the day and year first above written.

                      WORLD FINANCIAL NETWORK NATIONAL BANK

                      ("LESSEE")

                      By:  /s/ Robert Armiak
                         ----------------------------------
                      Name:  Robert Armiak
                      Title: Treasurer
                      Date:  February 1, 1998

                      ADS ALLIANCE DATA SYSTEMS, INC.

                      ("ASSIGNEE")

                      By:  /s/ Daniel T. Groomes
                         ----------------------------------
                      Name:  Daniel T. Groomes
                      Title: Executive Vice President
                      Date:  February 1, 1998

                                  Page 3 of 3
<PAGE>

                                CREDIT OPERATIONS
                                      MEMO

TO:            Dan Groomes
FROM:          Nate Tatum
DATE:          AUGUST 19, 1994
SUBJECT:       LCS III Lease

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

       Attached for your files is a copy of the approved lease for LCS III.

       First rental payment due by September 1, 1994 in the amount and to the
       address as noted.

<TABLE>
<CAPTION>
       MONTHLY RENT                        LANDLORD
       ------------                        --------
       <S>                                 <C>
       $13,200.00 Base Rent                Americana Parkway Warehouse Limited
       $ 3,816.24 Common Area              695 Kenwick Road
       ---------                           Columbus, OH 43209
       #17,016.24 Total                    Attention: Stanford M. Ackley
</TABLE>

       Please advise if there are any questions.

       Thank you.

NT/bt

<PAGE>

AMERICANA PARKWAY
LEASE AGREEMENT

This Lease Agreement (the "Lease") is made and entered into this 28th day of
June 1994 at Columbus, Ohio, by and between AMERICANA PARKWAY WAREHOUSE LIMITED,
an Ohio limited partnership ("Lessor") and WORLD FINANCIAL NETWORK NATIONAL BANK
(U.S.), a banking corporation organized under the laws of the United States
("Lessee").

ARTICLE I - BASIC LEASE PROVISIONS.

1.01    Definitions. Throughout this Lease Agreement, the following definitions
        shall apply:

A.      "Building": The term "Building" shall mean a certain 57,600 square foot
        structure including appurtenances and fixtures attached thereto located
        at 6939-6941-6947-6955 Americana Parkway, Columbus, Ohio.

B.      "Premises": The term "Premises" shall mean that portion of the
        "Building" leased to the Lessee and more specifically described as Units
        6939, 6941, 6947 and 6955 containing approximately 57,600 square feet,
        said Premises being more specifically described in Exhibit "A", attached
        hereto and incorporated by reference as though fully rewritten herein.

C.      "Common Areas": The term "Common Areas" shall include, but not be
        limited to, entrances, steps, sidewalks, parking areas, landscaping,
        exits, roadways, and other areas as would normally be made available in
        common for use with other lessees in the Building if the Building were
        occupied by more than one lessee, from time to time, by the Lessor,
        including but not limited to a common easement for truck turn around
        purposes, in common with the adjacent lot. Lessee and its

<PAGE>

        employees and invitees shall have the exclusive right to use such Common
        Areas, subject to current easements of record and the rights of the
        neighboring property to use the truck turn around area. Lessor shall
        not change, alter, decrease or modify any Common Area without the
        consent of Lessee. Lessee shall use the Common Areas in accordance with
        such reasonable rules and regulations as may, from time to time be made
        by Lessor for the general safety, comfort and convenience of Lessor,
        occupants and Lessees. Lessee shall cause its customers, employees and
        invitees to abide by such rules and regulations.

D.      Total Leasable Area in the Project: 57,600 Square Feet.

E.      Leasable Area in the Premises: 57,600 Square Feet.

F.      Lessee's Prorata Share in relation to that of the Project: 100%.

G.      Commencement Date:

        (a) the later of (i) the date that Lessor completes its work under
        Section 4.01.1; or (ii) the earlier of (A) the later of September 1,
        1994 or 60 days after possession of the Premises has been delivered to
        Lessee as set forth in Section 2.01.1, other than the office space
        described in Section 2.01.1, provided that such 60 days shall not be
        extended for the aggregate period or periods of unavoidable delay (as
        defined in Section 4.02) in the performance of Lessee's construction
        work under Section 4.01, or (B) the first day of the calendar month in
        which Lessee has obtained an effective unconditional certificate of
        occupancy for the Premises, permitting Lessee's occupancy of the

                                      2
<PAGE>

        Premises for the purposes contemplated by this Lease. Lessor and Lessee
        estimate that the Commencement Date will occur on or about September 1,
        1994.

H.      Annual Base Rent: $158,400.00.

1.      Additional Rent (Refer to Article III 3.02 and 3.03).

J.      Monthly Installments of Base Rent: $13,200.00.

K.      Security Deposit: None

L.      Brokers: None

M.      Addresses for Notices and Payments:

        Lessor:        Americana Parkway Warehouse Limited
                       695 Kenwick Road
                       Columbus, Ohio 43209
                       Attention: Stanford M. Ackley
        Lessee:        c/o Limited Credit Services
                       4590 East Broad Street
                       Columbus, Ohio 43213

                                      3
<PAGE>

                     Attention: Director Credit Operations

N.      Extension Options: Two (2) option terms, of five (5) years each.

O.      Expiration Date: The last day of the sixtieth (60th) full calendar month
        after the Commencement Date.

P.      Guarantor: The Limited, Inc.

ARTICLE II - GRANT OF LEASEHOLDER INTEREST.

2.01    Term. Lessor, in consideration of the rents and covenants set forth
        herein, does hereby lease: let and demise to Lessee, and Lessee does
        hereby hire, take and lease from Lessor, on the terms and conditions set
        forth herein the Premises, to have and to hold for the term of this
        Lease beginning on the date hereof (provided, however, that Lessee's
        obligation to pay Base Rent, Additional Rent, and other charges
        hereunder shall not begin until the Commencement Date) and ending on the
        Expiration Date.

2.02    Early Occupancy.

2.02.1  Beginning on the date hereof, Lessee shall have the right to enter the
        Premises for the purpose of performing, or preparing to perform,
        Lessee's improvements under Section 4.01, so long as Lessee does not
        unreasonably disturb the quiet occupancy of Jim Boucher and/or Buckeye
        Parts Services, Inc. (the "Existing Tenant") who currently occupies
        approximately 4,800 square feet of the Premises (the "Buckeye Space").
        Lessor warrants and represents that: (i) Lessor and the Existing

                                       4
<PAGE>

        Tenant have entered into an Option and Early Termination Agreement (the
        "Buckeye Agreement"), requiring the Existing Tenant to surrender
        possession of the Premises by July 31, 1994 except for 456 square feet,
        more or less, of office space, to be vacated by the Existing Tenant on
        or before August 31, 1994; (ii) a true and correct copy of the Buckeye
        Agreement is attached hereto as Exhibit "D"; and (iii) the Buckeye
        Agreement is in full force and effect. Lessor shall use its best efforts
        to enforce the Buckeye Agreement. On and after August 1, 1994, Lessee
        shall have the right from time to time to relocate the office space of
        the Existing Tenant, which currently occupies approximately 458 square
        feet of the Buckeye Space, to another part of the Premises, provided
        that Lessee pays all costs of such relocation (including the cost of
        rerouting the Existing Tenant's telephone lines), telephone service to
        the Existing Tenant is not disrupted, and Lessee reasonably coordinates
        any such move with the Existing Tenant.

2.02.2  Lessor warrants that no person or entity is in possession of any part of
        the Premises, other than the Existing Tenant, except that approximately
        51,000 square feet of the Premises is leased to Oak Rubber Company,
        which has vacated the Premises but has the legal right thereto until
        November 30, 1994, and Lessor has leased out approximately 50 parking
        spaces under a month to month lease terminable on 60 days' notice.
        Lessor shall use its best efforts to cause Oak Rubber Company and the
        lessee of such parking spaces to voluntarily surrender possession of,
        and all rights to possession of, the Premises, as soon as possible, and
        in any event before July 1, 1994, and to terminate such parking lease
        by August 31, 1994, so as to be able to deliver exclusive possession of
        (i) the entire Premises to Lessee on or before July 1, 1994, subject to
        the rights of the lessee to use of such 50 parking spaces and subject
        to the rights of the Existing Tenant, and (ii) the entire Premises to
        Lessee, without exception, on or before September 1, 1994. Lessee's
        entering into and occupancy of the Premises prior to the Commencement
        Date shall be subject to all of the

<PAGE>

        terms and conditions of this Lease, other than those requiring Lessee to
        pay any Base Rent, Additional Rent, or other expense, other than
        utilities actually consumed.

2.03    Intentionally Omitted.

2.04    Lessee's Acceptance of the Premises. Lessor shall not be deemed to have
        delivered possession of the Premises to Lessee until Lessor shall have
        furnished Lessee with evidence reasonably satisfactory to Lessee that
        the lease of the parking spaces has been duly terminated as of August
        31, 1994 or earlier, and a written acknowledgement from Oak Rubber Co.
        and any other occupants of the Premises (other than the Existing
        Tenant), that their respective leases or other rights of occupancy, if
        any, have terminated. Upon the Commencement Date, Lessee shall give
        Lessor a letter signed by a representative of Lessee acknowledging the
        Commencement Date and Expiration Date of this Lease and acknowledging
        that Lessee has accepted the Premises for occupancy and that the
        condition of the Premises was at the time satisfactory and in
        conformity with provisions of this Lease in all respects, except (a)
        as set forth in writing by Lessee in a notice sent to Lessor within
        Thirty (30) days after the Commencement Date, and (b) latent defects.
        Lessee's letter shall become a part of this Lease.

ARTICLE III - RENT AND OPERATING EXPENSES.

3.01    Base Rental. From and after the Commencement Date, Lessee shall pay to
        Lessor the Annual Base Rent in consecutive monthly installments of Base
        Rent, in advance, on the first day of each and every calendar month
        during said term. All sums required to be paid hereunder including Base
        Rental and additional rent shall be due and payable on the first day of
        each and every month, and in

                                      6
<PAGE>

        the event such sums are not paid by the tenth day of the month for which
        the same is due, Lessee shall pay to Lessor a late payment penalty of
        One Percent (1%) of the unpaid amount and such unpaid amount shall bear
        interest at a floating rate of interest per annum equal to the sum of
        Four Percent (4%) per annum plus the rate per annum announced from time
        to time by Bank One, Columbus, NA as its "prime rate".

3.02    Certain Expenses. It is the intention of the Lessor and the Lessee
        that, except as otherwise set forth herein, Lessee shall pay its
        Prorata Share (as set forth in Article I 1. 1F hereof) of the
        following costs, expenses, and obligations relating to the
        maintenance and operation of the Building of which the Premises are a
        part and the Common Areas which may arise or become due during the
        term of this Lease and after the Commencement Date, and that the
        Lessor shall be indemnified by the Lessee against the following
        costs, expenses, and obligations:

        1.      Operating and Maintenance Expenses, consisting of:

                (a)     Grass cutting, landscaping and fertilizing;

                (b)     Snow removal;

                (c)     Parking lot sealing and restriping annually;

                (d)     Fire suppression sprinkler system maintenance and
                        repair, and utility costs associated therewith,

                (e)     Reasonable and necessary repairs to the Premises
                        required to be made by Lessor under Section 6.01 and
                        6.02, except the cost of repaving under Section 6.01,
                        and except any costs in respect of the maintenance,
                        repair or replacement of the roof; and

                (f)     Other reasonable operating and maintenance expenses
                        similar to those set forth on Exhibit "C" to this Lease
                        or as may reasonably arise in the future.

        2.      Real Estate Taxes (and assessments, if any, including storm
                water drainage charges).

                                      7
<PAGE>

        3.      Insurance Premiums.

        4.      Reasonable and customary fees paid to an independent certified
                public accountant regarding operation and management of the
                Building.

        5.      Utilities for Common Areas, if any, not billed directly to
                Lessee, subject, however, to Lessee's prior written approval.

        6.      A management fee equal to three percent (3%) of Base Rent and
                Additional Rent.

        All of the above shall be denominated as Additional Rent, and shall be
        paid to the Lessor without notice or demand and without abatement,
        deduction, or setoff, except as otherwise set forth in this Lease.

3.03    Calculation and Payment of Additional Rent. Thirty (30) days prior to
        the beginning of each calendar year during the term of this Lease,
        Lessor shall prepare for the next ensuing calendar year an estimate of
        the annual costs and expenses of operating and maintaining the
        Building and the Common Areas, real estate taxes, and assessments,
        if any, insurance premiums (except for any insurance maintained by
        Lessee under Section 6.03), and utility charges for utilities not
        directly billed to Lessee and all other such reasonable items
        described in Items 1 through 5 of Section 3.02 attributed to the
        Building (the "Budget" - a copy of which Budget for calendar year
        1994 is attached hereto as Exhibit "B"). Lessee shall and does hereby
        agree to pay to Lessor as Additional Rent Lessee's Prorata Share (as
        defined in Article I 1.01 F hereof) of such Budget on a monthly basis
        [payable One Twelfth (1/12) each month in advance at the same time as
        the Base Rent is due]. In the event that the Commencement Date of this
        Lease is other than January 1 of any calendar year, then the Lessee
        shall pay its Prorata share of the Budget for the calendar year in
        which this Lease commences.

                                      8
<PAGE>

3.03.1  Lessor shall, within Sixty (60) days following the end of each calendar
        year of this Lease, provide Lessee with a statement showing, in
        reasonable detail, the actual costs and expenses incurred in the
        calculation of the Additional Rent pertaining to the preceding calendar
        year. In the event said Statement reveals an overpayment by Lessee of
        its Prorata Share, Lessor shall credit Lessee with an amount which
        represents Lessee's overpayment to Lessee's obligation for the payment
        of rental for the month of April. Any excess remaining after such credit
        (as well as any overpayment in respect of the final calendar year)
        shall be promptly refunded to Lessee. In the event such statement shows
        an underpayment by Lessee of its Prorata Share, Lessee shall pay to
        Lessor an amount equal to Lessee's underpayment prior to April 1 of
        that calendar year. There shall be no duplication of charges to Lessee
        under any portion of this Lease.

3.03.2  Lessor warrants that Exhibit "C" represents the actual costs for
        calendar year 1993 under Section 3.02.

3.03.3  Lessor's charges for maintenance and operation of the Building and the
        Common Areas shall be limited to the reasonable and competitive costs of
        performing Lessor's obligations under Section 6.01 and 6.02. All
        expenses for maintenance and operation of the Building and the Common
        Areas shall be reasonable, competitive, and shall be either on a "time
        and materials" basis, or at the reasonable and competitive rate actually
        paid by Lessor to the contractor or subcontractor performing such work.
        There shall be excluded from the expenses for maintenance and operation
        (a) the cost of repaving under Section 6.01, and (b) any costs in
        respect of the maintenance, repair or replacement of the roof.

                                      9
<PAGE>

3.03.4  Lessor shall cause all real estate taxes and assessments to be paid to
        the taxing authority before any interest or penalty becomes due thereon.
        Lessor shall forward a copy of all tax bills and notices of reassessment
        promptly upon receipt. Lessor warrants and represents that Exhibit "E"
        is a true and correct copy of the current tax bill for the Building.

        (a) Lessee shall, at its expense, upon notice to Lessor, have the right
        to contest any and all such real estate taxes and assessments in its own
        name or in the name of and on behalf of Lessor. Lessor shall, on the
        request of Lessee, cooperate in such contest, except for the cost
        thereof.

        (b) Nothing herein contained shall be construed to include as taxes and
        assessments levied or imposed upon the Premises any inheritance, estate,
        succession, transfer, gift, franchise, corporation, income or net profit
        tax that is or may be imposed on Lessor. If any assessment or charge is
        payable in installments, Lessee's obligation in respect thereof shall be
        determined as if Lessor had elected to pay the assessment in
        installments, and Lessee shall be responsible for only those
        installments or parts of installments which would be attributable to the
        term of this Lease (excluding any period prior to the Commencement Date,
        but including the first or second Option Term, if exercised). Lessor
        warrants and represents that the Premises are a separate tax parcel and
        shall remain so during the entire term.

        (c) Lessor shall pay, before any interest or penalty becomes due, all
        taxes or assessments that are excluded from Lessee's obligation under
        this Section 3.03. If Lessor fails to do so, Lessee may,

                                      10
<PAGE>

        but shall not be obligated to, pay all or any part thereof, and Lessor
        shall reimburse Lessee therefor upon demand, with interest at the rate
        set forth in Section 3.01 from the date of payment by Lessee.

3.03.6  Lessee may, at any time and from time to time, elect to assume any of
        the maintenance or operation obligations of the Building or the Common
        Areas, at Lessee's sole expense. Lessee shall exercise its election by
        written notice to Lessor. Following Lessee's election, the expense of
        performing any obligation assumed by Lessee shall no longer be included
        in the operating costs payable under Section 3.03. Any such election may
        be revoked by Lessee by not less than thirty (30) days' notice to
        Lessor, provided that Lessee may not elect to assume, or to cease the
        assumption of, the same obligation more than once in any calendar year.

3.04    Lessee Verification. Lessee or its accountants shall have the right to
        inspect, at reasonable times and in a reasonable manner, during the One
        Hundred Eighty (180) day period following the delivery of Lessor's
        statement of the actual amount of Additional Rent, such of Lessor's
        books of account and records as pertain to and contain information
        concerning such costs and expenses in order to verify the amounts
        thereof. If Lessee shall dispute any item or items included in the
        determination of Additional Rent and for a particular calendar year, and
        such dispute is not resolved by the parties hereto within One Hundred
        Eighty (180) days after the statement for such year was delivered to
        Lessee, then either party may, within Thirty (30) days after such One
        Hundred Eighty (180) days, request that a firm of independent certified
        public accountants selected by Lessor and reasonably acceptable to
        Lessee render an opinion as to whether or not the disputed item or items
        may properly be included in the determination of Additional Rent for
        such year; and the opinion of such firm on the matter shall be
        conclusive and binding upon the parties hereto. The

                                      11
<PAGE>

        fees and expenses incurred in obtaining such an opinion shall be borne
        by the party adversely affected thereby; and if more than one item is
        disputed and the opinion adversely affects both parties, the fees and
        expenses shall be apportioned accordingly. If Lessee shall not dispute
        any item or items included in the determination of Additional Rent for a
        particular calendar year within One Hundred Eighty (180) days after the
        statement for such year was delivered to it, Lessee shall be deemed to
        have approved such statement.

ARTICLE IV - TENANT FINISH IMPROVEMENTS.

4.01    Construction.

4.01.1  Prior to the Commencement Date, and in any event before September 1,
        1994, Lessor shall cause the roof to be in sound and watertight
        condition (and, if necessary, shall replace the roof), and free of all
        leaks; and shall remove and replace the area of deteriorated concrete
        floor slabs as recommended by the fourth paragraph on page one of the
        "Report of Structural Review" prepared by Lantz Jones & Nebraska, Inc.,
        dated May 27, 1994 (the "Structural Report"), a copy of which report is
        attached hereto as Exhibit "F".

4.01.2  As soon as practical after the Commencement Date, Lessor shall repair
        the exterior spalled areas as referred to by the Structural Report, to
        the extent necessary and practical.

4.01.3  Lessee shall construct any required tenant finish improvements to the
        Premises in accordance with the floor plan attached to this Lease, made
        a part hereof and marked Exhibit "G". Schematic drawings and
        specifications and final plans and specifications for such tenant finish
        improvements

                                      12
<PAGE>

        shall be prepared by Lessee on the basis of the schematic drawings and
        specifications attached hereto as Exhibit "G".

4.02    Completion Date. The time for performance of Lessor's and Lessee's work
        in the Premises under Section 4.01 shall be extended by such period
        after such date specified in this Lease as shall equal the aggregate
        period or periods of delay (hereinafter referred to as "unavoidable
        delays"), if any, in construction of the Premises in consequence of any
        acts of God, strikes, labor disputes, inability to obtain material or
        labor on reasonable terms, governmental laws, regulations or
        restrictions, acts of a public enemy, or any cause whatever beyond the
        control of the party required to perform such work, including, in the
        case of Lessee (but not the Lessor, who expressly hereby assumes the
        following risks), failure of the Existing Tenant to vacate the Premises
        or any portion thereof within the time permitted by the Buckeye
        Agreement, or to cooperate in relocation of its office space, or failure
        of Oak Rubber Company to vacate the Premises or any portion thereof by
        July 1, 1994. In the event that Lessor has reasonable knowledge or
        belief that Lessor's work under Section 4.01.1 will not be fully
        completed on or before the date specified in Section 4.01.1, then
        Lessor shall give Lessee written notice of such fact, and of the revised
        date prior to which such work will be fully completed, subject to such
        unavoidable delays, within a reasonably prompt time after Lessor learns
        of such fact. Under no circumstances shall Lessor be liable to Lessee in
        damages for any delay in commencing or completing the Premises or for a
        total failure to complete same.

4.03    Intentionally Omitted.

                                      13
<PAGE>

4.04    Water Main. The fire protection system for the Premises is supplied by a
        common water main located on property adjacent to the Premises (the
        "Water Main Property"). As soon as possible, Lessor shall obtain for
        Lessee a written instrument, satisfactory to Lessee in form and
        substance, from the fee owner of the Water Main Property, permitting
        Lessee to continue to use that source of water for the fire protection
        system of the Premises throughout the term hereof, together with
        evidence reasonably acceptable to Lessee that such joint use is lawful.
        Without limiting the right of Lessee to approve the form and substance
        of such instrument, Lessee shall have the right to approve the cost, or
        the method of allocating cost, of the water service thereunder. If
        Lessor has not obtained such instrument before the Commencement Date,
        Lessor, at its sole cost, shall cause an alternate source of water for
        the fire protection system to be installed in the Premises, and shall
        cause any such installation to be completed on or before July 1, 1995.
        If Lessor fails so to do, Lessee may cause the installation of such
        water source and, if not reimbursed by Lessor within thirty (30) days
        after Lessee's demand, Lessee may reimburse itself for the cost thereof,
        with interest at the rate for overdue payments of Base Rent, out of
        payments of Base Rent and Additional Rent thereafter coming due.

ARTICLE V - LESSEE'S COVENANTS.

5.01    Usage. The Premises shall be used by the named Lessee for office,
        mailing and distribution, account processing, warehouse and storage
        purposes. Lessee shall not use, occupy, suffer or permit the Premises or
        any part thereof to be used or occupied for any other purposes including
        those contrary to law, rules, or regulations of any governmental or
        public authority (including zoning restrictions). Lessee shall not
        undertake any activities or store any material or items within

                                      14
<PAGE>

        the Premises so as to increase the cost of any insurance policy which
        Lessor or Lessee is required to maintain on the Building or Premises.
        Lessee shall not permit unreasonable noise or offensive odors to emit
        from the Premises, suffer waste or injury, nor sell, assign, mortgage or
        transfer this Lease or allow or permit any lien upon Lessee's interest
        herein by operation of law without prior written consent of Lessor.
        Lessee shall procure, at its sole cost and expense, any permit and/or
        licenses required for the transaction of Lessee's business in the
        Premises. Notwithstanding anything contained in this Lease to the
        contrary, there shall be no obligation on the part of Lessee to comply
        with any of the laws, directions, rules or regulations referred to which
        may require structural alterations, structural changes, structural
        repairs, or structural additions, all of which required structural
        alterations, changes, repairs or additions shall be the obligation of
        Lessor unless made necessary by the negligence or default of Lessee, in
        which event, Lessee shall comply at its expense.

5.02    Alterations. Lessee shall make no additions, changes, alterations or
        other improvements (the "Work") to the Premises or any electrical or
        mechanical facilities, equipment or systems pertaining to the Premises
        or Building without the prior written consent of Lessor. Lessor may
        impose as a condition of such consent, such reasonable requirements as
        Lessor, in its sole discretion, may deem desirable including, without
        limitation, the submission of drawings, plans, and specifications for
        Lessor's written approval, the obtainment of necessary permits, the
        posting of bonds and requirements as to the manner in which and the time
        or times at which such Work shall be done. Lessor's consent to
        non-structural alterations shall not be unreasonably withheld. In no
        event shall any work affect the structure of the Building. Lessee shall
        have the right to add exterior lighting to the Building as shown on
        Exhibit "H".

                                      15
<PAGE>

        If Lessor consents to the work by Lessee, any contractor selected by
        Lessee to do the same must first be approved, in writing, by Lessor.
        Lessee shall hold Lessor harmless of and from any cost or liability with
        respect to, and shall keep the Premises and Building free from any
        mechanic's, materialman's or similar liens placed upon the Lessor. Prior
        to the commencement of any such work, Lessee shall give evidence to
        Lessor that appropriate insurance satisfactory to Lessor has been
        obtained by Lessee and contractors for the protection of Lessor,
        including naming Lessor as an additional insured, and its Lessees and
        invitees from damage or injury resulting from the work. All such work,
        other than trade fixtures or movable items, shall become the property of
        Lessor and shall be surrendered with the Premises, as a part thereof, at
        the termination of the Lease, whether by lapse of the term, termination
        for default or otherwise without compensation, credit or setoff to
        Lessee.

5.03    Signs. Lessee will have the right to affix, install, or erect any signs,
        graphics, advertisements or notices on any part of the outside or inside
        of the Premises or Building of which they are a part, or the Common
        Areas, without need to obtain Lessor's approval. All costs of acquiring
        and installing such approved sign shall be borne by Lessee. Lessee shall
        comply with any and all sign graphics, governmental rules and
        regulations. At the end of the term, Lessor may reasonably require
        Lessee to remove any signs installed by Lessee and repair any damage
        caused by such removal.

5.04    Indemnification and Insurance.

                                      16
<PAGE>

5.04.1  Subject to Section 6.03.2, Lessee will indemnify, defend and hold the
        Lessor harmless against any and all claims, damages, lawsuits, and
        judgments for loss, damage, injury and/or occupancy of the Premises
        resulting from any injury to person or property of from loss of life in
        or about the Premises, except if caused by the negligence, breach of
        this Lease, or willful misconduct of Lessor, or any of Lessor's
        officers, employees, agents or representatives acting on behalf of
        Lessor.

5.04.2  (a) The obligation to indemnify contained in this Section 5.04 or
        elsewhere in this Lease is conditioned upon the party claiming the
        right to be indemnified (the "Indemnitee"), (i) first promptly
        notifying the other (the "Indemnitor") of the claim, damage, lawsuit
        or potential judgment (a "Claim") for which indemnity is sought,
        provided that delay in notification shall release the Indemnitor only
        to the extent of actual prejudice resulting from the delay; (ii)
        fully tendering to the Indemnitor the defense of such Claim, and
        (iii) otherwise fully complying with all of the terms set forth in
        this Section 5.04.2. With respect to the indemnity obligations
        undertaken by Lessor and Lessee in this Lease, the Indemnitor shall
        at its cost defend or cause to be defended any Claim against the
        Indemnitee alleging such acts or omissions and seeking damages which
        are payable under the terms of this Lease, even if any of the
        allegations of such Claims are groundless, false or fraudulent; but
        the Indemnitor may make or cause to be made such investigation and
        such settlement of any Claim as the Indemnitor or its insurers shall
        deem expedient. Unless the Indemnitor shall decline to so defend, the
        Indemnitee shall not, except at its own cost, voluntarily make any
        payment, assume any obligation or incur any expense in connection
        with any Claim for which indemnity may be sought hereunder. The
        Indemnitee shall cooperate with the Indemnitor or its insurer and,
        upon the request of the Indemnitor, assist in making settlements in
        the conduct of suits, and in enforcing any right of contribution or
        indemnity against any person or organization

                                      17
<PAGE>

        (other than an employee of the Indemnitee) who may be liable to the
        Indemnitee because of acts or omissions with respect to which indemnity
        is afforded under this Lease. The Indemnitee shall attend hearings and
        trials and assist in securing and giving evidence and obtaining the
        attendance of witnesses.

        (b) To the extent of any payment made hereunder the Indemnitor or, if
        applicable, its insurer, shall be subrogated to all of the Indemnitee's
        rights of recovery therefor, against any person or organization (other
        than an employee of the Indemnitee) and the Indemnitee shall execute and
        deliver instruments and papers and do whatever else is necessary to
        secure such rights. The Indemnities shall do nothing after loss to
        prejudice such rights.

        (c) Upon the Indemnitee becoming aware of any act or omission which
        might reasonably be expected to be the basis of a Claim covered hereby,
        written notice shall be given by the Indemnitee or on its behalf to the
        Indemnitor as soon as practicable, together with the fullest information
        obtainable. If claim or demand is made or suit is brought against the
        Indemnitee, the Indemnitee shall immediately forward to the Indemnitor
        every demand, notice, summons or other process received by the
        Indemnitee or its representative.

5.04.3  Lessee agrees to carry, at its own expense throughout the term of this
        Lease, public liability insurance covering the Premises, and Lessee's
        use thereof, with the minimum of Five Hundred Thousand Dollars
        ($500,000.00) on account of bodily injury to or death of one (1) person
        and One Million Dollars ($1,000,000.00) on account of bodily injury to
        or death of more than one (1) person as a result of any one (1) accident
        or disaster, and with One Hundred Thousand Dollars ($100,000.00)
        coverage for property damage, with such deductible as Lessee may
        typically carry in the course of its business, subject to the reasonable
        approval of Lessor's mortgagee. Any

                                      18
<PAGE>

        insurance required to be carried by Lessee hereunder may be effected by
        one or more blanket policies, if Lessee so elects. Lessee shall deliver
        a Certificate of insurance to Lessor prior to the date of occupancy and
        said insurance policy shall list and protect Lessor, and Lessee, as
        their interests may appear, and contain an endorsement stating that the
        insurer agrees to notify Lessor not less than Ten (10) days in advance
        of modification or cancellation thereof

5.04.4  Except to the extent of Lessor's negligence or willful misconduct,
        Lessor shall not be liable: for any damage done or by or from the
        electrical system, the heating or air conditioning system, the plumbing
        and sewer systems in, upon or about the Premises or the Building of
        which the Premises are a part, nor for the damages occasioned by water,
        snow or ice being upon or coming through the roof, trapdoor, walls,
        windows, doors or otherwise, nor for any damage arising from acts of
        negligence of co-tenants or other occupants of adjoining or contiguous
        property; and furthermore, Lessor shall not be liable for any damage
        occasioned by reason the construction of the Premises or for failure to
        keep the Premises in repair unless Lessor is obligated to make such
        repairs under the terms hereof, and unless notice of the need for
        repairs has been given Lessor, a reasonable time has elapsed and Lessor
        has failed to make such repairs. Notwithstanding anything contained in
        this Lease, Lessor shall not be relieved of its obligation to make
        repairs or its liability for failure to do so because of Lessee's
        failure to provide notice of the need for a repair when Lessee does not
        have actual knowledge of the need and Lessor has actual knowledge of
        such a need. In any event, Lessor shall not be liable for any damage to
        Lessee's leasehold improvements, fixtures, or merchandise resulting from
        fire or other insurable hazards, regardless of the cause thereof, and
        Lessee hereby releases Lessor from all liability for such damage.

                                      19
<PAGE>

5.05    Repairs by Lessee.

5.05.1  Lessee shall keep and maintain the Premises and any fixtures, facilities
        or equipment contained therein, in good condition and repair, including,
        but not limited to, the heating, air conditioning and ventilation system
        serving the Premises (including any portions thereof located outside of
        the Premises), that portion of the electrical, plumbing and sewer
        systems within and exclusively serving the Premises, any exterior
        lighting or electrical fixtures or bulbs, the exterior doors and window
        frames, and shall make any replacement thereof, and of all broken and
        cracked glass as may become necessary during the term of this Lease or
        any renewal or extension thereof, excepting, however, such repairs and
        replacements as are the obligations of Lessor under Article VI 6.02
        hereof, and excepting any repairs made necessary by reason of damage
        due to fire or other casualty covered by standard fire and extended
        coverage insurance. Lessee shall also make, at its expense, any
        non-structural alterations to the Premises, Building (except the roof)
        and Common Areas required by any governmental authority. If Lessee
        refuses or neglects to commence or complete repairs within 30 days after
        receipt of written notice from Lessor, Lessor may, but shall not be
        required to do so, make or complete said repairs and Lessee shall pay
        the cost thereof to Lessor upon demand. Lessee shall water the lawn and
        plants in the Common Areas as necessary. Lessee will repair any damage
        to the roof, structural elements or parking lot caused by Lessee or its
        employees or contractors, normal wear and tear excepted.

5.05.2  Lessor warrants and represents that, on the date hereof, the heating,
        ventilating and air conditioning systems of the Premises, including all
        components thereof, are in good condition and repair.

5.06    Personal Property. Lessee agrees that all personal property of whatever
        kind and whichever description that may be at any time in the Premises
        shall be kept at Lessee's sole risk or at the risk of those claiming
        through Lessee and that Lessor shall not be liable for any damage to or
        loss of

                                      20
<PAGE>

        such personal property except if arising from or caused by the
        negligence of Lessor. All articles of personal property and all
        business and trade fixtures, machinery and equipment not affixed to
        real property, furniture and movable partitions owned by Lessee or
        installed by Lessee at its expense in the Premises shall be and
        remain the property of Lessee and may be removed by Lessee. All other
        fixtures shall at option of Lessor become the property of Lessor. In
        the event Lessee fails to remove such articles of personal property
        and/or business or trade fixtures upon termination of the Lease, the
        same shall be deemed abandoned and Lessor may, at its option, keep
        the same for its use or remove the same in any manner that Lessor
        shall choose, or store said effects at Lessee's expense without
        liability of Lessor to Lessee for loss thereof, and Lessee shall pay,
        on demand, any and all expenses incurred in such removal, including
        court costs and attorney's fees and storage charges on such effects,
        or Lessor may, at its option, pursue any other rights or remedies
        available to Lessor at law or equity. Lessee shall bear the cost to
        repair any damage to the Premises upon termination of the Lease for
        any cause whatsoever.

5.07    Inspection. Lessee hereby permits Lessor or Lessor's agents to inspect
        or examine the Premises at any reasonable time upon reasonable prior
        notice to Lessee, to make such repairs to the Premises that Lessor may
        deem desirable or necessary for the safety or preservation of the
        Premises and/or the Building, and to permit Lessor or Lessor's agents to
        exhibit the Premises to prospective purchasers, and, during the last six
        (6) months of the term of this Lease or any renewal term prospective
        tenants. Lessee shall exercise its rights under this Section 5.07 so as
        not to interfere with Lessee's use and occupancy of the Premises. If
        Lessor shall cause physical damage to the Premises or Lessee's personal
        property contained therein as a result of such entry, Lessor shall
        promptly repair or replace the same at its own cost and expense, and
        such cost shall not be

                                      21
<PAGE>

        included in operating and maintenance costs under Section 3.03. Lessor
        shall not have the right to retain a key to the Building or the
        Premises. Lessor shall have the right to use any and all means which
        Lessor may deem proper to enter the Premises in an emergency without
        liability therefor. Lessee shall provide Lessor with a list of persons
        having keys to the Building and their home telephone numbers.

5.08    Security Deposit. Intentionally omitted.

ARTICLE VI - LESSOR'S COVENANTS.

6.01    Parking Area and Common Areas. Lessor agrees that Lessee and Lessee's
        customers, employees and visitors shall have the uninterrupted and
        exclusive right throughout the term hereof, to use (but, prior to the
        Commencement Date, such rights shall be in common with others entitled
        to similar use thereof), the Common Areas, including those roads and
        parking areas surrounding and adjacent to the entire Building or within
        the Project in which the entire Building is located. Lessee shall not
        permit trucks to use the parking area designated for automobile parking.
        Lessor shall keep the parking areas free of snow and ice, and shall
        seal, stripe and patch the parking areas as needed, but not less often
        than annually. The cost thereof shall be included in Additional Rent
        under Section 3.03. Lessor shall maintain the landscaping in the Common
        Areas as necessary, to consist of mowing the lawn, all necessary
        fertilizing and mulching, and pruning trees and shrubs, and replacing
        any plants as necessary. The cost thereof shall be included in
        Additional Rent under Section 3.03. Lessor, at its own sole cost, shall
        cause the parking areas to be repaved not later than August 1, 1995, and
        thereafter as necessary, and such cost, except to the extent of damage

                                      22
<PAGE>

        beyond normal wear and tear which damage was caused by Lessee, its
        employees and contractors, shall not be included in Additional Rent.

6.02    Repair and Maintenance of Building. Lessor shall keep and maintain in
        good order, condition and repair the roof (which shall at all times
        be maintained in sound and water-tight condition), gutters,
        downspouts, exterior and interior structural walls, foundation and
        other structural elements, the Common Areas, and the exterior
        portions of the plumbing, and sewer systems serving the Common Areas
        and the Building. The cost of all such repairs shall be borne by
        Lessee as part of the Additional Rent subject to the terms of Article
        III 3.02 above, except for those made to the roof (including, if
        necessary, any replacement thereof), and the cost of repaving under
        Section 6.01, all of which shall be borne by Lessor, provided that
        Lessee shall be responsible for damage caused by Lessee, its
        employees and contractors beyond normal wear and tear. Lessor shall
        repair, at Lessor's sole cost, and without including the same in the
        Additional Rent, any defects in Lessor's construction work under
        Section 4.01 Lessor which defects first manifest themselves within
        one year after the Commencement Date.

6.02.1  Lessor shall, at its own cost and expense without chargeback to Lessee
        as Additional Rent or otherwise, repair or replace any damage or injury
        to all or any part of the Premises caused by any act or omission of
        Lessor or Lessor's agents, employees, invitees, licensees or visitors.

6.02.2  Lessor shall perform all maintenance and repair obligations which are
        its responsibility hereunder so as to minimize the disruption of and
        interference with Lessee's business. If Lessor shall enter the Premises
        to perform repairs to the Building and the performance of such repairs
        would cause a

                                      23
<PAGE>

        material disruption such that Lessee cannot transact its business,
        Lessee may require Lessor to perform such repairs during the period from
        10:00 p.m. to 6:00 a.m. and during such additional hours, if any, when
        Lessee shall not be conducting its business in the Premises. If the
        repairs Lessor is to perform shall be lengthy in duration, Lessee shall
        undertake reasonable efforts, without being required to disrupt its
        business or make the conduct of the same materially more inconvenient,
        to enable Lessor to perform all or more of such repairs during daytime
        hours.

6.02.3  In the event Lessor shall fail to make repairs, maintenance or
        replacements required herein within Thirty (30) days after notice
        (except in an emergency in which case Lessor shall respond immediately
        upon notice), Lessee shall have the right, but not the obligation, to
        make said repairs, maintenance or replacements on behalf of Lessor, and
        to bill Lessor for the cost thereof, with such amount to be paid by
        Lessor to Lessee within Fifteen (15) days of the date of Lessee's bill.
        Notwithstanding any other notice provision in this Lease, notice for
        repairs, maintenance or replacements deemed by Lessee to be of an
        emergency nature can be made in any reasonable manner calculated to give
        Lessor actual notice.

6.03    Casualty Insurance. Lessor shall be responsible for insuring and shall,
        at all times during the term of this Lease, carry a policy of insurance
        which insures the Building, including the Premises, against loss or
        damage by fire or other casualty in an amount not less than eighty
        percent (80%) of the replacement cost, or such greater amount as may be
        necessary to prevent Lessor from being deemed a co-insurer. Lessor
        currently carries coverage for replacement cost with an agreed amount
        endorsement, together with rental loss coverage for twelve (12) months
        of Base Rent and Additional Rent. Lessor shall not be responsible for,
        and shall not be obligated to

                                       24
<PAGE>

        insure against, any loss of or damage to any personal property of Lessee
        of which Lessee may have on the Premises or any trade fixtures installed
        by or paid for by Lessee on the Premises or any additional improvements
        which Lessee may construct on the Premises, as provided in Article V
        5.02. Notwithstanding the foregoing, by notice to Lessor, Lessee may,
        upon the reasonable consent of Lessor and its mortgagee, elect at any
        time and from time to time, to carry the insurance required by this
        Section 6.03 for the benefit of Lessor and Lessee.

6.03.1  Lessor shall deliver to Lessee a certificate that the insurance required
        by Section 6.03 is in effect, and shall deliver to Lessee a certificate
        of renewal coverage not less than ten (10) days before expiration of any
        such coverage. Each such certificate or renewal certificate shall
        contain an agreement on the part of the carrier that the coverage
        provided thereby shall not be canceled, modified or permitted to lapse
        without thirty (30) days' prior written notice to Lessee, and shall
        contain evidence of the waiver of subrogation required by Section 6.03.2
        below. Upon Lessor's failure to deliver any such certificate, Lessee
        shall have the right, but not the obligation, to procure insurance for
        the account of Lessor. If Lessor fails to reimburse Lessee for the cost
        of such insurance within ten (10) days after written demand, Lessee, in
        addition to any other right or remedy, may reimburse itself therefor,
        with interest as provided in the case of overdue rent, out of the Base
        Rent and Additional Rent coming due hereunder.

6.03.2  Each of Lessor and Lessee hereby releases the other from any and all
        liability or responsibility to the other or anyone claiming through or
        under them by way of subrogation or otherwise for any loss or damage
        specifically insured against, or required by the terms hereof to be
        insured against, by or on behalf of such party even if such loss or
        damage shall have been caused by the fault or

                                      25
<PAGE>

        negligence of the other party, or anyone for whom such party may be
        responsible, and each party agrees to cause its insurance policies to
        contain a clause pursuant to which the insurer (a) waives all right of
        subrogation against the other party for losses covered by such policy
        and (b) agrees that such policy shall not be invalidated because the
        insured has hereby waived any right of recovery for losses covered by
        such policy.

6.04    Liability Insurance. Lessor shall have the right to obtain and maintain
        such public liability insurance concerning its ownership and operation
        of the Building as is customarily carried by other prudent owners of
        similar properties, or as may reasonably be required by Lessor's
        mortgagee. The reasonable and competitive cost of any such insurance
        shall be included in Additional Rent.

ARTICLE VII - UTILITIES AND OTHER BUILDING SERVICES.

7.01    Services and Utilities. Lessee, at its sole cost and expense, shall
        contract for and pay the cost of all utilities serving the Premises,
        including, but not limited to electricity, natural gas, water, sewer,
        trash collection, security system (if any) and janitorial services.
        Lessee, at its sole cost, shall cause all such utility services to be
        separately metered for use consumed on the Premises and billed directly
        to Lessee. Lessee shall notify Lessor before removing any existing
        utility meters from the Premises.

7.02    Additional Services. If Lessee requests any other utilities or building
        services in addition to those identified above, Lessor shall use
        reasonable efforts to attempt to furnish Lessee with such additional
        utilities or Building services. In the event Lessor is able to and does
        furnish such

                                      26
<PAGE>

        additional utilities or building services, the cost thereof shall be
        borne by Lessee, who shall reimburse Lessor monthly for the same as
        provided in Article VII 7.04.

7.03    Interruption of Services. Lessee understands, acknowledges and agrees
        that any one or more of the utilities or other building services
        identified in Article VII 7.01 may be interrupted by reason of accident,
        emergency or other causes beyond Lessor's control, or may be
        discontinued or diminished temporarily by Lessor or other persons until
        certain repairs, alterations or improvements can be made; that Lessor
        does not represent or warrant the uninterrupted availability of such
        utilities or building service; and that any such interruption shall not
        be deemed an eviction or disturbance of Lessee's right to possession,
        occupancy and use of the premises or any part thereof, or render Lessor
        liable to Lessee for damages by abatement of rent or otherwise, or
        relieve Lessee from the obligation to perform its covenants under this
        Lease, except as set forth herein. In the event any utility service to
        the Premises shall be interrupted for a period of more than one (1) day
        due to Lessor's negligence, then the Base Rent and all other charges
        required hereunder shall abate until such services are fully restored.

7.04    Payment for Utilities and Building Services. The cost of all additional
        utilities or other building services furnished by Lessor at the request
        of Lessee or as a result of Lessee's activities as provided in Article
        VII 7.02 shall be borne by Lessee who shall be separately billed
        therefor and who shall reimburse and pay Lessor monthly for the same as
        additional rent, at the same time the monthly installment of Base Rent
        and other Additional Rent is due.

                                      27
<PAGE>

ARTICLE VIII - DEFAULTS AND REMEDIES.

8.01    Defaults by Lessee. The occurrence of any one or more of the following
        events shall be a default and breach of this Lease by Lessee:

A.      Lessee shall fail to pay any monthly installment of Base Rent or
        Additional Rent or other payment required herein after the same shall be
        due and payable, and shall remain unpaid for a period of ten (10) days
        after notice from Lessor that the same are due and unpaid.

B.      Lessee shall fail to perform or observe any term, condition, covenant or
        obligation required to be performed or observed by it under this Lease,
        other than the obligations contained within Article VIII 8.01 (A) above,
        for a period of Thirty (30) days after written notice thereof from
        Lessor; provided, however, that if the term, condition, covenant, or
        obligation to be performed by Lessee is of such nature that the same
        cannot reasonably be performed within such Thirty (30) day period, such
        default shall be deemed to have been cured if Lessee commences such
        performance within said Thirty (30) day period and thereafter diligently
        undertakes to complete the same.

C.      Lessee shall vacate or abandon, or fail to occupy for a period of thirty
        (30) days, the Premises or any substantial portion thereof.

D.      A trustee or receiver shall be appointed to take possession of
        substantially all of Lessee's assets in, on or about the Premises or of
        Lessee's interest in this Lease (and Lessee does not regain possession
        within Sixty (60) days after such appointment); Lessee makes an
        assignment for the benefit of creditors; or substantially all of
        Lessee's assets in, on or about the Premises or Lessee's

                                      28
<PAGE>

        interest in this Lease are attached or levied upon under execution (and
        Lessee does not discharge the same within Sixty (60) days thereafter).

E.      A petition in bankruptcy, insolvency or for reorganization or
        arrangement is filed against Lessee pursuant to any federal or state
        statute (and, with respect to any such petition filed against it, Lessee
        fails to secure a stay or discharge thereof within Sixty (60) days after
        the filing of the same).

8.02    Remedies of Lessor. Upon the occurrence of any event of default set
        forth in Article VIII 8.01, Lessor shall have the following rights and
        remedies, in addition to those allowed by law, any one or more of which
        may be exercised without further notice to or demand upon Lessee:

A.      Lessor may re-enter the Premises by process of law and cure any default
        of Lessee, in which event Lessee shall reimburse Lessor as additional
        rent for any cost and expenses which Lessor may incur to cure such
        default; and Lessor shall not be liable to Lessee for any loss or damage
        which Lessee may sustain by reason of Lessor's action, except to the
        extent caused by Lessor's negligence.

B.      Lessor may terminate this Lease as of the date of such default, in which
        event: (1) neither Lessee nor any person claiming under or through
        Lessee shall thereafter be entitled to possession of the Premises, and
        Lessee shall immediately thereafter surrender the Premises to Lessor;
        (2) Lessor may re-enter the Premises and dispossess Lessee or any other
        occupants of the Premises by summary proceedings or other legal process
        and may remove their effects, without prejudice to any other remedy
        which Lessor may have for possession or arrearages in rent; and (3)
        notwithstanding

                                      29
<PAGE>

        the termination of this Lease Lessor may re-let all or any part of the
        Premises for a term different from that which would otherwise have
        constituted the balance of the term of this Lease and for rent and on
        terms and conditions different from those contained herein, whereupon
        Lessee shall immediately be obligated to pay to Lessor as liquidated
        damages the difference between the rent provided for herein and that
        provided for in any Lease covering a subsequent re-letting of the
        Premises, for all of Lessor's reasonable and necessary costs and
        expenses for preparing the Premises for re-letting, including repairs,
        tenant finish improvements, broker's and attorney's fees, and all loss
        or damage which Lessor may sustain by reason of such termination,
        re-entry and reletting, it being expressly understood and agreed that
        the liabilities and remedies specified herein shall survive the
        termination of this Lease, and provided that any broker's fees in
        respect of such reletting shall be pro-rated by multiplying them by a
        fraction (but in no event greater than one), the numerator of which is
        the unexpired term of this Lease as of the date of the default by
        Lessee, and the denominator of which shall be the term of the new Lease.
        Lessor shall use reasonable efforts to mitigate such expenses, any loss
        of rent, and any other damages.

C.      Lessor may sue for injunctive relief or to recover damages for any loss
        resulting from the breach.

                                      30
<PAGE>

8.03    Limitation of Lessor's Liability. In consideration of the benefits
        accruing hereunder, Lessee and all successors and assigns covenant and
        agree that, in the event of any actual or alleged failure, breach or
        default hereunder by Lessor:

A.      The sole and exclusive remedy shall be against the partnership's assets.

B.      No partner of the partnership shall be sued or named as a party in any
        suit or action (except as may be necessary to secure jurisdiction of the
        partnership).

C.      No service of process shall be made against any partner of the
        partnership (except as may be necessary to secure jurisdiction of the
        partnership).

D.      No partner of the partnership shall be required to answer or otherwise
        plead to any service of process.

E.      No judgment will be taken against any partner of the partnership.

F.      Any judgment taken against any partner of the partnership may be vacated
        and set aside at any time nunc pro tunc.

G.      No writ of execution will ever be levied against the assets of any
        partner of the partnership.

                                      31
<PAGE>

H.      These covenants and agreements are enforceable both by Lessor and also
        by any partner of the partnership

8.04    If during the Term of this Lease, Lessor or Lessee institutes any action
        or proceeding against the other relating to the provisions of this Lease
        or any default hereunder, the unsuccessful party in such action or
        proceeding agrees to reimburse the successful party for the reasonable
        expenses of such action, including reasonable attorneys' fees and
        disbursements incurred by the successful party, regardless of whether
        the action or proceeding is prosecuted to judgment.

8.05    Lessor's Option to Perform Upon Lessee's Default. Upon default by Lessee
        and the failure to cure the same within any time, if any, provided for
        cure herein, Lessor may, at its option, elect to perform and complete
        such condition of default and the amount of such expenditure plus
        accrued interest at the rate set forth in Section 3.01 from the time
        such expenditure is made until reimbursed, shall immediately become due
        and payable to Lessor, and be considered additional rental hereunder.
        Such election by Lessor shall not constitute a waiver of said default by
        Lessee or affect any right or remedy available by Lessor.

8.06    Lessor's Option to Reinstate Lease. In the event that Lessee has
        defaulted in the performance of any or all of the terms and conditions
        of this Lease, or this Lease is terminated in any manner provided
        herein, the Lessor may, at its option, allow this Lease to be reinstated
        upon the receipt and reimbursement by Lessee of all of Lessor's expenses
        caused by said default or termination, including, but not limited to,
        attorney fees, advertising expenses, maintenance and repair expense and
        preparation charges.

                                      32
<PAGE>

8.07.   Arbitration Of Disputes.

8.07.1  Disputed Defaults. In the event that Lessee disputes whether or not
        Lessee must cure an alleged default under this Lease after being served
        by Lessor with a notice of default, Lessee shall have such grace period
        as is provided in this Lease in which to submit the matter to binding
        arbitration as set forth below, in which event Lessor's remedies under
        Section 8.02, as well as any other right of Lessor to recover possession
        of the Premises or to terminate the Lease, shall be stayed pending the
        arbitration. In the event that the arbitration results in a finding that
        Lessee is required to cure the alleged default, Lessee shall have such
        grace period as is provided in the Lease to cure such default,
        commencing from the date Lessee receives a copy of the award of the
        arbitrator(s); provided, however, that if such default cannot be cured
        within such period, the grace period will be extended by the reasonable
        period required to cure, provided that Lessee commences the curing of
        such default within such period and thereafter diligently prosecutes the
        curing of such default. Lessee's rights under this Section 8.07.1 shall
        not apply to a default consisting solely of the failure to pay Base
        Rent.

8.07.2  Disputed Reimbursement. In the event Lessor disputes any demand for
        reimbursement or refund by Lessee, Lessor may within Thirty (30) days
        after receipt of Lessee's demand for payment serve a notice on Lessee
        that Lessor is submitting the matter to binding arbitration, as set
        forth below.

8.07.3  Arbitrators; Award. Any disagreement or controversy described in Section
        8.07.1, 8.07.2, or elsewhere in this Lease, may be settled by binding
        arbitration to be held, and the award made, in the county where the
        Premises are located, pursuant to the then-applicable rules of the
        American

                                      33
<PAGE>

        Arbitration Association. In any such arbitration, the arbitrator shall
        be: (a) any person selected by the parties to the dispute, if they are
        able to so agree within ten (10) days after any party requests the other
        to so agree, if not, (b) a three-member arbitration panel, which shall
        act by majority vote and which shall consist of one member selected by
        each party to the dispute and one member selected by the two members so
        selected, who shall act as chairman of the arbitration panel. If the
        first two arbitrators are unable to agree on the selection of the third
        arbitrator within twenty (20) days after their appointment, the third
        arbitrator shall be selected by the American Arbitration Association. If
        one party requests the other to agree on a single arbitrator and the
        parties have failed to agree on such a single arbitrator, and one of the
        parties thereafter shall fail or refuse to appoint a person to the
        arbitration panel under clause (b) above within twenty (20) days after
        the original request for agreement on a single arbitrator was made, the
        arbitration panel shall consist solely of the single arbitrator selected
        by the other party. The arbitrator(s) shall apply the substantive law of
        the state in which the Premises are located. Any award of the
        arbitrator(s) shall state the reasoning on which the award is based.

8.07.4  Failure to Appear. If one of the parties shall fail or refuse to appear
        or to present evidence at the arbitration hearing, the arbitrator(s)
        shall be authorized to accept the evidence presented by the party in
        attendance at the hearing and enter an award based on the evidence
        presented. Any costs of arbitration shall be borne by the party against
        whom the award is made, including but not limited to the fees of the
        arbitrators.

8.07.5  Reimbursement. Lessee may reimburse itself with respect to any matter
        described in Section 8.07.2 as follows. Lessor's failure to serve a
        demand for arbitration within the period described in

                                      34
<PAGE>

        Section 8.07.2 shall be deemed a waiver of any objection to Lessee's
        demand, and Lessee, if not reimbursed by Lessor, may reimburse itself
        from, and Lessee shall be entitled to a corresponding credit against,
        succeeding Base Rent and other charges, with interest at rate provided
        in this Lease from the 10th day after Lessee's initial demand. If Lessor
        timely demands arbitration as set forth in Section 8.07.2, Lessee shall
        not reimburse itself pending award of the arbitrator(s). If any amount
        awarded Lessee in the arbitration is not paid by Lessor within ten (10)
        days from the date of award, with interest from the date of the award,
        Lessee may thereafter reimburse itself from, and Lessee shall be
        entitled to a corresponding credit against, succeeding Base Rent and
        other charges, with interest from the date of the award. If any amount
        awarded Lessor in the arbitration is not paid by Lessee within ten (10)
        days from the date of the award, with interest, from the date of the
        award, Lessor may resort to the remedies set forth in this Lease without
        further notice, as if no grace period ever existed.

ARTICLE IX - CASUALTY OR OTHER DESTRUCTION OF PREMISES.

9.01    Lessor's Right of Termination. If the Premises or the Building of which
        the Premises forms a part, shall be destroyed or damaged by fire,
        casualty or other cause so as to render the Premises unfit, in whole or
        in part, for Lessee's occupancy and use, and such destruction or damage
        can, in the opinion of the Lessor, reasonably be repaired within One
        Hundred Eighty (180) days from the happening of said destruction or
        damage, Lessor, shall, within Twenty-one (21) days of said occurrence,
        so notify Lessee of said fact, including the amount of time that Lessor
        estimates will be necessary for the repair, and Lessor shall, unless
        Lessee elects to terminate this Lease as set forth below, repair the
        same to substantially the same condition which existed immediately prior
        to the occurrence of said destruction or damage with all reasonable
        diligence and speed. If, during said

                                      35
<PAGE>

        repair period, Lessee shall be unable to use all or any portion of the
        Premises, the rent to be paid by Lessee hereunder shall be reduced
        proportionately in an amount by which that portion of the Premises of
        which Lessee shall be deprived on account of said destruction or damage
        and the repair thereof bears to the total area of said Premises. If the
        Premises, or the building of which the Premises forms a part, shall be
        destroyed or damaged by fire, casualty or other cause, so as to render
        the Premises unfit, in whole or in part, for Lessee's occupancy or use,
        and said destruction or damage cannot, in the reasonable opinion of
        Lessor, reasonably be repaired within One Hundred Eighty (180) days from
        the happening of said destruction or damage, the Lessor shall notify
        Lessee of such fact (including the amount of time that Lessor estimates
        will be necessary for the repair) within Twenty-one (21) days after the
        happening of said occurrence and of Lessor's intention to either: (a)
        make repairs (and thereby continue said Lease) stating the amount of
        time which will be required to make any such repairs, or (b) terminate
        this Lease.

9.02    Lessee's Right of Termination. If the Premises cannot reasonably be
        repaired within One Hundred Eighty (180) days, and if Lessor shall not
        have elected to terminate the Lease under Section 9.01, or if the
        Premises cannot reasonably be repaired within eighty (80) days, Lessee
        shall have the option within Twenty-one (21) days after receipt of
        notice from Lessor under Section 9.01 to elect either: (i) to terminate
        this Lease as of the date of the happening of such destruction or
        damage, in which event all further liability of Lessee hereunder shall
        terminate and all rents paid to Lessor subsequent to said date (and
        until Lessee shall vacate said Premises) shall remain the property of
        Lessor and Lessee shall thereafter vacate said Premises, or (ii) to
        continue this Lease in full force and effect, in which event this Lease
        shall be extended by a period of time equivalent to the time from the
        happening of such destruction or damage until the Premises are repaired
        as hereinbefore

                                      36
<PAGE>

        provided. For purposes of this Article IX, Lessee will be deemed to
        have elected to continue this Lease if Lessor shall not have received
        written notice to the contrary within said Twenty-one (21) day period
        and Lessor shall thereupon proceed to restore the Premises (and/or
        the Building of which the Premises forms a part), to the occurrence
        of said destruction of damage within the time specified in Lessor's
        notice to Lessee. Lessor shall commence its repairs or restoration
        within Thirty (30) days after the earlier of the expiration or waiver
        of Lessee's right to terminate as set forth above. If Lessor fails to
        commence its work within such time, or if Lessor fails to complete
        its repairs or restoration within the time set forth in Lessor's
        notice under Section 9.01 (subject to unavoidable delays as defined
        in Section 4.02), Lessee may, at any time thereafter until such
        repairs or restorations have been completed, terminate this Lease by
        thirty (30) days' notice to Lessor, with the same effect as in clause
        (i) above of this Section 9.02.

9.03    Rent Abatement. If, during the time beginning with the date the Premises
        (or the Building of which the Premises forms a part) shall have been so
        restored, Lessee shall be unable to use all or any portion of the
        Premises, the rent to be paid by Lessee hereunder shall be reduced
        proportionately in an amount by which that portion of the Premises of
        which Lessee shall be so deprived on account of said destruction or
        damage and the repair thereof to the total area of said Premises.

ARTICLE X - GENERAL PROVISIONS.

10.01   Notices. Any notices or demands required or permitted by law or any
        provision of this Lease shall be in writing and shall be completed by
        mailing such notice to the other party, or any agent designated by him
        to receive such notices, by certified or registered mail, return receipt
        requested,

                                      37
<PAGE>

        postage prepaid, at the addresses listed in Article I 1.01 M or at
        such other or additional address or addresses as either party may
        hereafter designate in writing.

10.02   Additional Parties Bound by Provisions. Any person, corporation,
        partnership, joint venture, or other entity purchasing or procuring by
        any means whatsoever any interest in this Lease shall be bound and
        limited to the provisions contained herein. Provided, however, that no
        assignment by, from, through or under Lessee in violation of the
        provisions contained herein, shall vest in such assigns or other
        parties any right, title or interest whatsoever. For the purposes of
        interpreting this Paragraph, the permanent mortgagee shall not be
        considered a party to the Lease until such time as the mortgagee becomes
        the owner of the mortgaged Premises and the Lessor under this Lease.

10.03   Word Genders and Numbers. Whenever words are used herein in any gender,
        they shall be construed as though they were used in the gender
        appropriate to the context and the circumstances and whenever words are
        used herein in the singular or plural form, they shall be construed as
        though they were used in the form appropriate to the context and the
        circumstances.

10.04   Topic Headings. Headings and captions in this Lease are inserted for
        convenience and reference only and in no way define, limit or describe
        the scope or intent of this Lease nor constitute any part of this Lease
        and are not to be considered in the construction of this Lease.

10.05   Governing Law. This Lease shall be subject to and governed by the law of
        the State of Ohio, irrespective of the fact that one or more of the
        parties may be or become a resident of a different state.

                                       38
<PAGE>

10.06   Counterparts. Several copies of this Lease may be executed by all of the
        parties. All executed copies constitute one and the same Lease, binding
        on all parties.

10.07   Entire Agreement. This Lease contains the entire understanding between
        and among the parties and supersedes any prior understanding or
        agreements between and among them respecting the subject matter. No
        representations, arrangements or understandings except those fully
        expressed herein, are or shall be binding upon the parties. No changes,
        alterations, modifications, additions, or qualifications to the terms of
        this Lease shall be made or be binding unless made in writing and signed
        by each of the parties.

10.08   Recording. If either of the parties hereto desires to record this Lease,
        Lessor and Lessee agree to execute a Memorandum of this Lease, which
        Memorandum of Lease may then be recorded in the office of the County
        Recorder of Franklin County, Ohio.

10.09   Holding Over After Term. If Lessee holds over and remains in possession
        of said Premises after the term of this Lease or any renewal thereof,
        Lessee will from that date forward, unless the parties by written
        agreement stipulate to the contrary, be a Lessee from month-to-month at
        a rate equal to one hundred twenty-five percent (125%) of the Base
        Rental as defined in Article III 3.01 herein, and shall continue to be
        liable for all Additional Rent accruing during such period, and on the
        remaining terms and conditions as in existence at the time of the
        termination of the then existing Lease or any renewal thereof.

                                       39
<PAGE>

10.10   Laches. Any failure of Lessor to enforce rights or to seek remedies upon
        any default of Lessee hereunder, or the delay of said enforcement or the
        seeking of remedies shall not prejudice or affect the rights or remedies
        of Lessor in the event of any subsequent default or attempted
        enforcement at a later date.

10.11   Waiver. No waiver of any condition of legal right or remedy shall be
        implied by the failure of Lessor to declare a forfeiture or for any
        other reason.

10.12   Estoppel Certificates. The Lessee or Lessor, as the case may be, shall,
        within Thirty (30) days after written request of the other, execute,
        acknowledge, and deliver to the other, or any proposed mortgagee, or any
        proposed purchaser or assignee or sublessee of the real property or any
        part thereof, reasonable estoppel certificates requested by the other
        from time to time, which estoppel certificates shall show whether the
        Lease is in full force and effect and whether any changes may have been
        made to the original Lease; whether the term of the Lease has commenced
        and full rental is accruing; whether there are any defaults by Lessee or
        Lessor and, if so, the nature of such defaults; whether possession has
        been assumed and all improvements to be provided by Lessor have been
        completed; and whether Base Rent and/or Additional Rent has been paid
        more than thirty (30) days in advance and that there are no liens,
        charges, or offsets Rentals of any type due or to become due and that
        the address shown on such estoppel certificate is accurate.

10.13   Sublease or Assignment.

10.13.1 Subject to Lessor's rights under Section 10.13.2, Lessee shall have the
        right at any time to sublet said Premises or any part thereof or assign
        this lease without the prior written consent of Lessor. In

                                       40
<PAGE>

        such event, it is hereby mutually agreed that Lessee shall nevertheless
        remain fully liable under all of the terms, covenants, and conditions of
        this Lease. If this Lease be assigned or if the Premises or any part
        thereof be subleased or occupied by anybody other than lessee, Lessor
        may collect from the assignee, sublessee, or occupant any rent or other
        charges herein reserved, but such collection by Lessor shall not be
        deemed a release of Lessee or Guarantor from the performance by Lessee
        under this Lease. Any assignee or sublessee or Lessee shall be subject
        to all conditions, restrictions, and obligations of Lessee as set forth
        herein.

10.13.2 If Lessee desires to assign this Lease or sublet the entire Premises,
        except as set forth in Section 10.13.3, Lessee shall give Lessor written
        notice thereof with copies of all, related documents and agreements
        associated with the assignment or sublease, including without
        limitation, the financial statements of any proposed assignee or
        subtenant, at least forty-five (45) days prior to the anticipated
        effective date of the assignment or sublease. Lessor shall have a period
        of thirty (30) days following receipt of such notice and all related
        documents and agreements to notify Lessee in writing (a "Termination
        Notice") of Lessor's approval or disapproval of the proposed assignment
        or sublease, or to notify Lessee that Lessor elects to terminate the
        Lease as of the date set forth in the Termination Notice, which shall be
        not less than 30 nor more than 60 days from the date of the Termination
        Notice, as though such date were the date fixed for the expiration of
        the term. Lessee may nullify the Termination Notice, at any time within
        fifteen (15) business days after Lessee receives the Termination Notice,
        by notifying Lessor in writing that Lessee withdraws its intent to
        assign or sublet.

                                       41
<PAGE>

10.13.3 The provisions of Section 10.13.2, including Lessor's right to
        terminate the Lease, shall not apply to any assignment or sublease (i)
        to an assignee or subtenant that controls, is controlled by or under
        common control with Lessee, or (ii) in connection with a merger or
        consolidation affecting Lessee, or the sale of all or substantially all
        of the stock of Lessee, or the sale or transfer of substantially all of
        the assets of Lessee or of Lessee's credit card processing and/or
        payment processing division.

10.14   Transfer of Lessor's Interest. In the event of a conveyance by Lessor of
        the Premises, such conveyance shall release Lessor from any liability,
        upon any of the covenants or conditions, express or implied, herein
        contained in favor of Lessee; and in such event, Lessee agrees to look
        solely to the responsibility of the successor in interest of Lessor and
        to this Lease for obligations thereafter arising. Upon written notice
        from Lessor of such conveyance, Lessee shall acknowledge ownership in
        the transferee and attorn and continue in quiet enjoyment of the
        Premises. Lessor shall have the right to sell, hypothecate, mortgage,
        transfer, sublet or assign this Lease and/or its interests in the
        Premises and shall not be liable for obligations thereafter accruing
        hereunder.

10.15   Eminent Domain. In the event the Premises or any part thereof or any of
        the land of which the Premises is a part shall be taken or condemned for
        public purpose by a competent authority, Lessee shall not be entitled to
        any part, or all, or the award paid for such taking or condemnation, and
        Lessor is to receive the full amount of such award. Lessee hereby
        expressly waives any right or claims to all or any part of such award.
        Provided, however, anything herein to the contrary notwithstanding,
        Lessee shall have the right to claim and recover from the taking of
        condemnation authority, but not from Lessor, such compensation as may be
        separately awarded or recovered by

                                       42
<PAGE>

        lessee in Lessee's business by reason of the taking or condemnation and
        on account of moving expenses or any loss to Lessee for merchandise,
        furniture, fixtures and equipment.

        In the event that the entire Premises or such part of the Premises so as
        to make the Premises unfit for occupancy as originally intended, should
        be taken or condemned, then Lessee shall have the option of terminating
        this Lease upon giving written notice to Lessor of such election within
        Thirty (30) days after possession of the part condemned by such
        authority whereupon the possession is so taken. In the event of any such
        taking or condemnation which does not result in a termination of this
        Lease, as hereinabove provided, Base Rent shall abate to the extent of
        any portion of the Premises rendered untenantable.

10.16   Mortgage Subordination. Lessee accepts this Lease subject and
        subordinate to any recorded mortgage lien presently existing or
        hereafter created upon the Building and to all existing recorded
        restrictions, covenants, easements and agreements with respect to the
        Building; provided that, as a condition to Lessee's obligations under
        this Lease, Lessee and the holder of any mortgage lien which shall be
        placed on the Premises prior to the Commencement Date shall enter into a
        subordination, non-disturbance and attornment agreement on terms
        mutually satisfactory within 15 days of later of the date hereof or the
        date of the execution of the mortgage by Lessor, which agreement shall
        provide, INTER ALIA that the mortgagee shall not disturb the tenancy of
        Lessee, so long as Lessee is not in default of its obligations under
        this Lease beyond any applicable notice and cure periods. Lessee agrees
        that the form of agreement attached hereto as Exhibit "I" is acceptable
        as to the holder of the now-existing mortgage; provided that Lessee
        shall have the right to modify any inaccurate representation contained
        therein before executing the agreement Lessee agrees to

                                       43
<PAGE>

        subordinate Lessee's interest under this Lease to any mortgage lien
        placed on the Premises after Commencement Date, provided that as a
        condition to such subordination Lessee and such mortgagee shall enter
        into a mutually satisfactory non-disturbance, subordination and
        attornment agreement which shall include a covenant by the mortgagee not
        to disturb the tenancy of Lessee, so long as Lessee is not in default of
        its obligations under this Lease beyond any applicable notice and cure
        periods. Lessor shall use its best efforts to cause any such future
        mortgagee to agree that insurance proceeds and condemnation awards shall
        be used for the repair and restoration of the Premises when so provided
        in this Lease. If the interests of Lessor under this Lease shall be
        transferred by reason of foreclosure or other proceedings for
        enforcement of any first mortgage on the Premises, Lessee shall be bound
        to the transferee (sometimes called the "Purchaser"), under the terms,
        covenants and conditions of this Lease for the balance of the term
        remaining, including any extensions or renewals, with the same force and
        effect as if the Purchaser were Lessor under this Lease, and Lessee
        agrees to attorn to the Purchaser, including the first mortgagee under
        any such mortgage if it be the Purchaser, as its Lessor.

        Notwithstanding the foregoing in the event of a foreclosure of any such
        mortgage or of any other action or proceeding for the enforcement
        thereof, or of any sale thereunder, this Lease will not be barred,
        terminated, cut off or foreclosed nor will the rights and possession of
        Lessee thereunder be disturbed if Lessee shall not then be in default in
        the payment of rental or other sums or be otherwise in default under the
        terms of this Lease, and Lessee shall attorn to the purchaser at such
        foreclosure, sale or other action or proceeding.

                                       44
<PAGE>

10.17   Surrender of Premises. Upon termination of this Lease, whether by lapse
        of time or otherwise, or upon the exercise of Lessor of the power to
        re-enter and repossess the Premises without terminating this Lease, as
        hereinbefore provided, Lessee shall at once surrender the possession of
        the same to Lessor in good order and repair and at once remove all of
        Lessee's property therefrom.

10.18   Quiet Enjoyment. Lessor hereby covenants and agrees that if Lessee shall
        perform all of the covenants and agreements hereinbefore stipulated to
        be performed on Lessee's part, Lessee shall at all times during the
        continuance hereof have the peaceable and quiet enjoyment and possession
        of the Demised Premises without any manner of let or hindrance from
        Lessor or any person or persons lawfully claiming the Premises.

10.19   Invalidity of Any Provision. The invalidity or enforceability of any
        particular provision of this Lease shall not affect the other provisions
        thereof and this Lease shall be construed in all respects as if such
        invalid or unenforceable provisions were omitted.

10.20   Amendment of Agreement. This Agreement may be altered or amended only in
        writing, signed by both parties.

10.21   Definition of Rent. Any amounts of money to be paid by Lessee to Lessor
        pursuant to the provisions of this Lease, whether or not such payments
        are denominated "rent" or "additional rent" and whether or not they are
        to be periodic or recurring, shall be deemed "rent" or "additional rent"
        for purposes of this Lease; and any failure to pay any of the same as
        provided in Article VIII 8.01 hereof shall entitle Lessor to exercise
        all of the rights and remedies afforded hereby by law for the

                                       45
<PAGE>

        collection and enforcement of Lessee's obligation to pay rent. Lessee's
        obligation to pay any such rent or additional rent pursuant to the
        provisions of this Lease shall survive the expiration or other
        termination of this Lease and the surrender of possession of the
        Premises after any holdover period.

10.22   Indemnification for Leasing Commissions. Each party hereto shall
        indemnify and hold harmless the other party for any and all liability
        incurred in connection with the negotiation or execution of this Lease
        for any real estate broker's leasing commission or finder's fee which
        has been earned by a real estate broker or other person on such party's
        behalf except that broker(s) or other person(s) described in Article
        I 1.01 L of the Basic Lease Provisions.

10.23   Reasonable Consent. If the consent, approval or permission of either
        party is required or desired by the other hereunder, the parties agree
        that it shall not unreasonably or arbitrarily withhold or delay such
        consent, approval or permission. In the event that any such consent,
        approval or permission is specifically withheld, the party denying such
        consent shall set forth in writing its reasons for such withholding,
        which reasons must be reasonable under the circumstances presented.

10.24   Hazardous Materials.

10.24.1 For purposes of this Lease hazardous materials ("Hazardous Materials")
        shall include, but shall not be limited to, any substances, materials
        or wastes that are regulated by any local governmental authority, the
        State of Ohio, or the United States of America because of toxic,
        flammable, explosive, corrosive, reactive, radioactive or other
        properties that may be hazardous to human health or the environment.
        Hazardous Materials also include, without limitation, any materials or

                                       46
<PAGE>

        substances that are listed in the United States Department of
        Transportation Hazardous Materials Table (49 CFR 172.01) as amended from
        time to time. Except for de minimus quantities used in Lessee's
        business, Lessee agrees that it will not use, handle, generate, treat,
        store or dispose of, or permit the use, handling, generation, treatment,
        storage or disposal of any Hazardous Materials in, on, under, around or
        above the Premises now or at any future time.

10.24.2 Lessor represents and warrants to Lessee that Lessor knows of no
        Hazardous Materials that have been used, handled, generated, treated,
        stored or disposed of in, on, under, around or above the Premises,
        except as disclosed in the report of ERM-Midwest, Inc. dated September
        1, 1990 addressed to Century Life of America and except for de minimus
        quantities used by former tenants in their operation of the Premises.
        Lessor agrees that, except for de minimums quantities used in the
        maintenance of the Premises, it will not use, handle, generate, treat,
        store or dispose of, or permit the use, handling, generation, treatment,
        storage or disposal of any Hazardous Materials in, on, under, around or
        above the Premises now or at any future time. Lessor will indemnify,
        defend and save Lessee harmless from any and all actions, proceedings,
        claims and losses of any kind, including but not limited to those
        arising from injury to any person, including death, damage to or loss of
        use or value of personal property, and costs of investigation and
        cleanup or other environmental remedial work, which may arise in
        connection with Hazardous Materials introduced to the Premises by Lessor
        or any of its agents, contractors or employees.

10.24.3 If at any time during the term of this Lease it is determined that there
        are any Hazardous Materials located in, on, under, around, or above the
        Premises which are introduced to the Premises by Lessor or any of its
        agents, contractors, or employees, that are subject to any federal,
        state or local

                                       47
<PAGE>

        environmental law, statute, ordinance or regulation, court or
        administrative order or decree, or private agreement ("Environmental
        Requirements"), including Environmental Requirements requiring special
        handling of Hazardous Materials in their use, handling, collection,
        storage, treatment or disposal, Lessor shall commence with diligence
        within thirty (30) days after receipt of notice of the presence of the
        Hazardous Materials and shall continue to diligently take all
        appropriate action, at Lessor's sole expense, to comply with all such
        Environmental Requirements.

10.24.4 If Hazardous Materials shall be found in, on, under or above the
        Premises and bringing the Premises into compliance with all applicable
        Environmental Requirements would cause the Premises to be rendered
        untenantable in whole or in part or would prevent Lessee from operating
        its business in the leased premises in the normal course and such
        Hazardous Materials shall not have been introduced to the Premises by
        Lessee or any of its agents, contractors or employees, and if such
        untenantability or inability to operate in the normal course continues
        for more than 150 days following the discovery of such Hazardous
        Materials, then until such untenantability or inability has ended,
        Lessee (and Lessor, unless Lessor or any of its agents, contractors or
        employees shall have introduced the Hazardous Materials to the Premises)
        shall have the right to terminate this Lease by written notice to the
        other at any time after such 150 day period. During any period when the
        Premises is untenantable or Lessee is prevented from operating its
        business therein in the normal course due to the presence of Hazardous
        Materials and if Lessee has not breached its obligations under Section
        10.23.1, Base Rent and other charges payable hereunder shall be abated
        in proportion to the floor area of the Premises so affected.

                                       48
<PAGE>

ARTICLE XI - EXTENSION OPTIONS.

11.01   Extension Options. Lessor hereby grants to Lessee the option to extend
        the Lease for the number of additional consecutive Option Terms set
        forth in Section 1.01N, by written notice to Lessor at least one
        hundred eighty (180) days before the end of the Term or extension
        period, as the case may be; provided, however, that, if Lessee shall
        fail to give any such notice within the aforesaid time limit, Lessee's
        right to exercise its option shall nevertheless continue until thirty
        (30) days after Lessor shall have given Lessee notice of Lessor's
        election to terminate such option and Lessee may exercise such option at
        any time until the expiration of said thirty (30) day period, which
        notice may be given by Lessor at any time from and after two hundred ten
        (210) days before expiration of the term or Option Term, as the case may
        be. It is the intention of the parties to avoid forfeiture of Lessee's
        rights to extend the term of this Lease for any of the aforesaid Option
        Terms; provided that in no event shall Lessee have the right to exercise
        the option after expiration of the term or Option Term, as the case may
        be. Each Option Term shall be upon all terms and conditions as are
        contained in this Lease, except that upon expiration of the last such
        Option Term, there shall be no further Option Terms, and except that
        Base Rent during the Option Terms shall be as set forth in Section
        11.02.

11.02   Base Rent During Option Terms. Base Rent during the First Option Term
        shall be the lesser of (a) the Base Rent set forth in Section 1.01H,
        plus such amount multiplied by the Percentage Change (as defined below)
        between the second month preceding the Commencement Date and the second
        month preceding the First Renewal Term, or (b) $202,163.00 per annum;
        but in no event less than the Base Rent for the initial term. Base Rent
        during the Second Option Term shall be the lesser of (a) the Base Rent
        set forth in Section 1.01H, plus such amount multiplied by the
        Percentage

                                       49

<PAGE>

        Change (as defined below) between the second month preceding the
        Commencement Date and the second month preceding the Second Renewal
        Term, or (b) $258,016.00 per annum; but in no event less than the Base
        Rent for the First Option Term.

11.03   Percentage Change. "Percentage Change" shall mean, for any period, a
        fraction, the numerator of which is seventy-five percent (75%) of the
        difference between the CPI (as defined below) for the final month of
        such period and the CPI for the first month of such period and the
        denominator of which is the CPI for the first month of such period.
        "CPI" means the Consumer Price Index, All Urban Consumers (CPI-U), U.S.
        City Average, All-Items Index (1982-84 = 100) as published by the Bureau
        of Labor Statistics, United States Department of Labor. If at any time
        during the Term, the United States Bureau of Labor Statistics
        discontinues the issuance of such Index, "CPI" shall mean any other
        standard nationally recognized cost-of-living index then published by
        Prentice-Hall, Inc. or other nationally recognized publisher of similar
        statistical information agreed upon by Lessor and Lessee. If any monthly
        CPI is not available for use, the CPI as issued and published for the
        earliest preceding month shall be used. If the CPI ceases to be
        published on a monthly basis, then the shortest stated period for which
        it is published shall be used for purposes of this Lease.

11.04   Examples. The following examples are intended solely for purposes of
        illustration.

11.04.1 If the CPI for the second month preceding the Commencement Date is 144
        and the CPI for the second month preceding the First Option Term is 160,
        then

     Percentage Change    =   .75 x (160 - 144)
                              -----------------
                                   144

                          =   .75x(16)     12        1
                              --------    ---      ---
                                144   =   144    =  12

     Base Rent for First Option Term = 1-1/12 x ($158,400) = $13,200 + $158,400
                                                           = 171,600.

                                       50
<PAGE>

11.04.2 If the CPI for the second month preceding the Commencement Date is 144
        and the CPI for the second month preceding the First Option Term is 140,
        then

        Percentage Change =     .75 X (140 - 144)
                                -----------------
                                       140
        Since the Percentage Change is less than zero, Base Rent for First
        Option Term = $158,400

11.04.3 If the CPI for the second month preceding the Commencement Date is 144
        and the CPI for the second month preceding the First Option Term is 480,
        then

        Percentage Change = .75 X (480 - 144)
                            -----------------
                                   144

                          = .75 (336)       252
                            --------        ---
                              144     =     144      =     1.75

        Base Rent for initial term + (1.75 x Base Rent for the initial term)=

                $158,400 + (1.75 x $158,400) = $435,600.

        Base Rent for the First Option Term = $202,163.

     IN WITNESS WHEREOF, this Lease has been executed and delivered by Lessee
and Lessor as of the date first above stated.

Signed in the presence of:         LESSOR
                                   AMERICANA PARKWAY WAREHOUSE LIMITED

/s/ Catherine A. Hankins           By /s/ Stanford M. Ackley
-----------------------------        -----------------------------
    Catherine A. Hankins                Stanford M. Ackley
                                        Managing General Partner

/s/ David G. Baker
-----------------------------
    David G. Baker

                                       51
<PAGE>

                                   LESSEE

                                   WORLD FINANCIAL NETWORK NATIONAL BANK (U.S.)

/s/ [ILLEGIBLE]                    By /s/ Ralph E. Spurgin
-------------------------------      -----------------------------------------
                                        Ralph E. Spurgin
/s/ [ILLEGIBLE]                    Its  President and Chief Executive officer
-------------------------------         --------------------------------------

STATE OF OHIO
COUNTY OF FRANKLIN, SS:

     Before me, a Notary Public, in and for said County, on this day personally
appeared the above named Stanford M. Ackley, Managing General Partner of
AMERICANA PARKWAY WAREHOUSE LIMITED, an Ohio Limited Partnership who
acknowledged before me that he executed the foregoing instrument as the
voluntary act and deed of said Partnership.

     Witness my hand and official seal at Franklin County, Ohio, this 27th
day of June, 1994.

                                    /s/ David G. Baker
                                   --------------------------------------------
                                   NOTARY PUBLIC          DAVID G. BAKER
                                                          ATTORNEY AT LAW
                                                   NOTARY PUBLIC - STATE OF OHIO
STATE OF OHIO                                           LIFETIME COMMISSION
COUNTY OF FRANKLIN, SS:

     On this 29 day of June, 1994 before me personally appeared Ralph E.
Spurgin, the President/CEO of WORLD FINANCIAL NETWORK NATIONAL BANK (U.S.) ,
a banking corporation organized under the laws of the United States, who
acknowledged that he did sign the foregoing Lease Agreement for and on behalf
of the Corporation, and that the same is his free and voluntary act and deed
for the uses and purposes mentioned therein..

     IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official
seal on the date and year aforesaid.

                                     /s/ Mary Brewer
[SEAL]                             --------------------------------------------
                                   NOTARY PUBLIC

                                       52
<PAGE>

                                    EXHIBITS

A: Legal Description
B: Budget
C: 1993 Expenses
D: Buckeye Agreement
E: Tax Bill
F: Structural Report
G: Floor Plan
H: Exterior Lighting
I: Non-Disturbance Agreement

                                      53
<PAGE>

                             EXHIBIT "A"

     Situated in the State of Ohio, County of Franklin, City of Columbus,
being located in Section 24, Township 12, Range 21, Refugee Lands and being
part of that 58.428 acre tract as conveyed to Trojan Enterprises, Inc., by
deed of record in Deed Book 3390, Page 102, all references being to records
of the Recorder's Office, Franklin County, Ohio, and being more particularly
bounded and described as follows;

     Beginning at an iron pin at the northwesterly corner of the 3.00 acre
tract as conveyed to the Church of Christ in Christian Union, by deed of
record in Deed Book 3310, Page 424;

     thence North 86 DEG. 28' 29" West, with a westerly extension of the
northerly line of said 3.00 acre tract, a distance of 110.04 feet to a point;

     thence North 4 DEG. 22' 24" East, a distance of 529.16 feet to a
point in the southerly line of Americana Parkway as the same was dedicated by
the plat of "DEDICATION OF AMERICANA PARKWAY & TUSSING ROAD & EASEMENTS", of
record in Plat Book 55, Page 67;

     thence South 85 DEG. 37' 36" East, with the southerly right-of-way
line of said AMERICANA PARKWAY, a distance of 325.00 feet to a point;

     thence South 4 DEG. 22' 24" West, a distance of 524.35 feet to a
point;

     thence North 86 DEG. 28' 29" West, passing the northeasterly corner
of said 3.00 acre tract at 15.00 feet, a distance of 215.00 feet to the place
of beginning, containing 3.930 acres of land, more or less.

<PAGE>

                                                                    EXHIBIT B

                                                                June 24, 1994

EXHIBIT B - BUDGET 1994/AMERICANA PARKWAY

Additional Rent:  Pro-rate share of operating costs
                  projected to $.79 1/2 per square foot for 1994.
                  Breakdown is as follows:

<TABLE>
<CAPTION>
                          Per Year                    Per Sq. Ft./Year
<S>                       <C>                         <C>
Real estate taxes         $30,856                       $.54/sq. ft.
Operating                   6,409                        .11
Insurance                   3,166                        .055
Accounting & Mgmt.          5,366                        .09
                          --------

Total                     $45,797  DIVIDED BY  57,600    =    .795

</TABLE>

These are the projected costs of operation for this building based on past
economic activity. There may be other reasonable operating and maintenance
expenses in the future now unknown to the Lessor.

<PAGE>

                                                                      EXHIBIT C

                             WALLACE F. ACKLEY COMPANY

                     ANALYSIS OF AMERICANA PARKWAY WAREHOUSE
                                 YEAR ENDING 1993

------------------------------------------------------------------------------
<TABLE>
<CAPTION>

             Gross         Owner                          Mgmt.                Prof.
             Rents        Payment     Adv.     Cleaning    Fee      Insc.       5va.    Mortgage   Repairs      Taxes    O1IL
--------------------------------------------------------------------------------------------------------------------------------
<S>        <C>          <C>         <C>      <C>        <C>     <C>       <C>         <C>         <C>     <C>        <C>
January     13,726.59        0.00     123.00      0.00    274.53      0.00      0.00    9,266.00    (59.11)      0.00  1,273.37

February    28,834.88        0.00     143.25      0.00    577.70      0.00      0.00    9,266.00    528.01       0.00    485.66

March       14,152.16    1,300.00     172.86    299.00    283.04      0.00  1,300.00    9,266.00    378.90       0.00    216.81

April       13,536.67        0.00     254.85     67.00    270.73      0.00      0.00    9,266.00    460.00       0.00    273.61

May         13,546.67   13,554.88     327.08    260.57    270.93      0.00      0.00    9,266.00     72.00  13,554.88    252.76

June        13,546.67        0.00     377.03    260.00    270.93      0.00      0.00    9,266.00    925.43       0.00    104.95

July        13,666.25        0.00     349.70    375.57    273.33      0.00      0.00    9,266.00     85.45       0.00    254.59

August      28,157.48    3,166.00     341.12    385.12    563.15  3,166.00      0.00    9,266.00      0.00       0.00    253.87

September   13,735.27        0.00     470.20     70.00    274.71      0.00      0.00    9,266.00      0.00       0.00    115.69

October      1,817.39        0.00     415.85    855.57     36.35      0.00      0.00    9,266.00      0.00       0.00    286.18

November    25,737.96      834.27 a)  492.34    180.57    514.76      0.00      0.00    9,266.00    180.32       0.00    164.16

December    14,019.44   15,426.64     398.80    100.00    280.39      0.00      0.00    9,266.00    681.38  15,426.64    322.09
            ---------   ---------   --------  --------  --------  --------  --------  ----------  --------  ---------  --------
Totals:    194,527.43   34,281.79   3,866.08  3,353.40  3,890.55  3,166.00  1,300.00  111,192.00  3,254.38  28,981.52  4,033.74

</TABLE>

<TABLE>
<CAPTION>

                                     Income
                                      from
              Escrow     Misc.    Operations
---------------------------------------------
<S>          <C>       <C>        <C>
January      3,000.00     15.00      (166.20)

February     3,000.00     15.00    14,868.26

March        3,000.00     15.00       490.55

April        3,000.00    198.02      (253.54)

May          3,000.00     19.09        78.24

June         3,000.00      0.00    (1,158.67)

July         3,000.00    202.52      (140.91)

August       3,000.00      0.00    14,348.22

September    3,000.00      0.00       538.67

October      3,000.00      0.00   (12,042.56)

November     3,000.00     62.10    12,712.98

December     3,000.00  1,533.64    (1,562.86)
            ---------  --------    ---------
Totals:     36,000.00  2,060.37    27,711.18
                                   27,711.18

SIGNED BY: AMERICANA PARKWAY WAREHOUSE, LIMITED
           STANFORD M ACKLEY, GENERAL PARTNER   /s/ Stanford M. Ackley
                                                ----------------------

</TABLE>

<PAGE>

                           WALLACE F. ACKLEY COMPANY
                      ANALYSIS AMERICANA PARKWAY WAREHOUSE
                            CLEANING/UTILITY DETAIL
                             YEAR ENDING 12-31-93

<TABLE>
<CAPTION>

                                    January      February      March      April     May     June
                                  -----------  ------------  ---------  --------- -------  --------
<S>                               <C>          <C>           <C>        <C>       <C>      <C>
Maint.     Cleaning                    0.00         0.00         0.00      0.00     0.00     0.00
           Lawn/Snow                   0.00         0.00       299.00     67.00   260.57   760.00
           Painting                    0.00         0.00         0.00      0.00     0.00     0.00
           Pool                        0.00         0.00         0.00      0.00     0.00     0.00
                                  -----------  ------------  ---------  --------- -------  --------
           Total                       0.00         0.00       299.00     67.00   260.57   760.00

Utilities  Electric                  438.57       217.06       246.81    263.20     0.00   104.95
           Gas                       212.39       258.60         0.00     10.41    66.88     0.00
           Refuse                      0.00         0.00         0.00      0.00     0.00     0.00
           Telephone                 354.53         0.00         0.00      0.00     0.00     0.00
           Waste/Sewer               267.88         0.00         0.00      0.00   185.88     0.00
                                  -----------  ------------  ---------  --------- -------  --------
           Total                   1,273.37       485.66       246.81    273.61   252.76   104.95

</TABLE>

<TABLE>
<CAPTION>

                                     July        August     September      October     November      December
                                  -----------  ----------  ------------  ----------- ------------  ------------
<S>                               <C>          <C>         <C>           <C>         <C>           <C>
Maint.     Cleaning                   0.00         0.00          0.00         0.00         0.00          0.00
           Lawn/Snow                375.57      (125.00)        70.00       615.57       180.57        100.00
           Painting                   0.00       510.12          0.00       240.00         0.00          0.00
           Pool                       0.00         0.00          0.00         0.00         0.00          0.00
                                  -----------  ----------  ------------  ----------- ------------  ------------
           Total                    375.57       385.12         70.00       855.57       180.57        100.00

Utilities  Electric                 254.59       120.21        115.69        83.16       124.86        322.09
           Gas                        0.00         0.00          0.00         0.00         0.00          0.00
           Refuse                     0.00         0.00          0.00         0.00         0.00          0.00
           Telephone                  0.00         0.00          0.00       198.02         0.00          0.00
           Water/Sewer                0.00       133.66          0.00         0.00        39.30          0.00
                                  -----------  ----------  ------------  ----------- ------------  ------------
           Total                    254.59       253.87        115.69       286.18       164.16        322.09

Total Cleaning   =   3,353.40

Total Utility    =   4,033.74

</TABLE>

SIGNED BY: AMERICANA PARKWAY WAREHOUSE, LIMITED
           STANFORD M. ACKLEY, GENERAL PARTNER     /s/ Stanford M. Ackley
                                                  -----------------------

<PAGE>

                                                                      EXHIBIT D

                OPTION AND AGREEMENT FOR EARLY LEASE TERMINATION

     The undersigned Lessor and Lessee, who are parties to a Lease for 4,800
square feet of space located at 6941 Americana Parkway Blvd., Reynoldsburg,
Ohio (the "Premises"), hereby agree that, if Lessor notifies Lessee on or
before July 1, 1994 that Lessor has signed a lease with another tenant for
the Premises, Lessee shall vacate the Premises on or before July 31, 1994
and thereafter the Lease shall terminate. In consideration for Lessee's
vacating the Premises early: (i) Lessee shall not be obligated to pay the
$1,100.00 base rent installment due for the month of July, 1994 (but Lessee
shall pay for all utilities consumed on the Premises until it vacates the
Premises); and (ii) Lessor shall pay to Lessee $1,200.00 within five (5) days
after Lessee notifies Lessor that Lessee has vacated the Premises, to help
with Lessee's moving and relocation expenses, which vacation must be on or
before July 31, 1994. If Lessor does not notify Lessee on or before July 1,
1994 as provided above, the Lessor's right under the Lease to terminate in
the future upon 90 days notice shall continue in effect.

     IN WITNESS WHEREOF, Lessor and Lessee have signed this Option and
Agreement for Early Lease Termination effective this 14 day of June, 1994.

Lessee will vacate warehouse          LESSOR:
by July 31, 1994 and vacate
offices by August 31, 1994.           AMERICANA PARKWAY WAREHOUSE LIMITED

If necessary, Lessee will move        By: Wallace F. Ackley, Co., Agent
offices within the building               By: /s/ William J. Murnane
during the month of August. The              -------------------------
cost of installation of the phone            William J. Murnane
lines to the new offices will be
the responsibility of the             LESSEE:
Lessor's tenant. (Limited)
                                       /s/ Jim Boucher
                                       ------------------------------------
                                       Jim Boucher,
                                       dba Buckeye Parts Services, Inc.

                                   [DIAGRAM]

<PAGE>

                                                                       EXHIBIT E
<TABLE>
<S><C>
--------------------------------------------------------------------------------------------------
REAL ESTATE TAXES                   |              |                                             |
FOR 2ND HALF OF: 1993            22 |2ND HALF TAXES|                    MAKE CHECKS PAYABLE TO   |
                                    |              |                    BOBBIE M. HALL           |
     900 Americana Parkway          |              |                    FRANKLIN COUNTY TREASURER|
------------------------------------|              |---------------------------------------------
 VALUATIONS |FULL YEAR CURRENT TAXES|              |SPECIAL ASSESSMENTS|    DIST/PARCEL NUMBER   |
L-   74270  |OT-       53218.30     |CT-  15426.64 |                   |                         |
B-  540260  |RA-       18936.88CR   |              |                   |        540-181266-3     |
T-  614530  |AT-       34281.42     |              |                   |-------------------------
            |RB-        3428.14CR   |              |                   |                         |
            |CT-       30853.28     |              |       PAY         |                         |
-TAX RATES- |                       |              |       THIS        |-------2ND HALF TAX------|
ORIG 86.6000|                       |              |      AMOUNT   --> |      ****15426.64       |
R.F. .355834|                       |              |                   |                         |
-------------------------------------------------------------------------------------------------
                                                                                                 |
                                             54018126630015426640015426643                       |
                                                                                                 |
    AMERICANA PARKWAY                   MAP 0105A     RTG 04701   --------------------------------
    WAREHOUSE LIMITED                   AMERICANA PARKWAY         |PAYMENTS MUST BE RECEIVED OR  |
                                        R21T12S24 1/242           |HAVE PAYMENTS POSTMARKED BY   |
                                        3.930 ACRES               |        JUN 20, 1994          |
                                              ---------------------------------------------------
                                              EFFECTIVE TAX RATE 55.784810                       |
    4759                                COLUMBUS-PICKERINGTON L.S.D. (FAIRFIELD)                 |
                                                                                                 |
                                                                 RETURN THIS COPY WITH PAYMENT   |
                                                                                                 |
--------------------------------------------------------------------------------------------------

</TABLE>

                            SEE REVERSE FOR ABBREVIATIONS

<PAGE>

                                                                      EXHIBIT F

                                       REPORT
                                         OF
                                     STRUCTURAL
                                       REVIEW

                          6939 AMERICANA INDUSTRIAL PARKWAY

                                      PREPARED
                                         BY
                             LANTZ JONES & NEBRASKA INC.
                           CONSULTING STRUCTURAL ENGINEERS
                                    MAY 27, 1994

                                                   /s/ Paul William Lantz
                                                   ----------------------
                                                   Paul William Lantz P.E.

                                                   Project Number 194-192.0

<PAGE>

The building is a one story masonry building with four entrance lobbies on the
east side and nine overhead doors and exit doors on the west side. There are
no openings on the north and south faces of the building.

The roof structural system is metal deck, steel joist and truss girders
supported by steel columns. The bay size is 40 feet by 40 feet. The east and
west walls are bearing walls, which support the steel joist, and the north
and south walls are shear walls, which resist the lateral wind loads, but the
girders are supported on steel columns. The steel joist are 24 inches deep
and are spaced approximately 5'-8" c/c.

The exterior walls of the building are constructed with vertical fluted
concrete masonry units, which are approximately 12 inches thick. The west
wall is 20 feet high to joist bearing and is braced with a steel angle
attached to the bottom chord of the joist at about 18 feet above floor. The
east wall is about 22 feet high to bearing and is braced with a similar angle
at about 20 feet above the floor. The north and south walls extend past the
bar joist and are anchored to the roof structure at the joist bridging
locations. The west wall has 8 x 16 pilasters located approximately 40 ft.
c/c but not uniform. The east wall has large openings at grade, which are
flanked by curved walls and the wall above is supported by steel columns and
lintels. There appeared to be a bracing system above the lobby ceiling, but
the details were not determined. The bracing would be required for lateral
loads and stability of the lintels and the wall. The east wall has no
pilasters.

The floor slab is concrete of undetermined thickness. The finish is
reasonably good and there is some cracking, but not excessive. The slab
control joints are inconsistent and contribute to some of the cracking. The
joints in the slab have not been filled but appear to be in good condition. I
do not know what the use of this space has been, but heavy forklift traffic
could cause wear and deterioration of the joists. There is an area in the
southeast corner of the building where the slab is badly deteriorated. The
concrete has a black color and appears to have been saturated with a chemical,
which has attacked the structure of the concrete. This area of slab must be
removed and replaced.

The exterior walls of the building are in generally good condition. The
masonry units are a beige colored unit. There are some dark stains at various
areas,

                                       1
<PAGE>

which could be mildew caused by moisture penetrating the unit either through
the roof flashing or from the face. The fluted face unit is very difficult to
lay with full bed joints that are tooled to shed water and there are many
areas where rain water will lay on top of a flute until it penetrates the
unit. The curved corner walls and the curved walls flanking the entrances are
laid in stack bond and there are many vertical joint cracks. The joints in
one area have been caulked, apparently as a measure to solve the cracking
problem. The lintel bearing at the south end of the south entrance on the east
face of the building has cracked and moved out of plane about 3/4 inch and
the adjacent control joist shows a distress of about 3/4 inch. This area is
still stable but should be repaired and monitored for future movement. The
two northern entrances show some minor cracking at the lintel bearing points.

The dock wall at the west face of the building has some spalled areas, which
may be caused by vehicle impact but one block face is pushed out, which may
be caused by moisture saturated and freezing during the winter seasons.

The structure of the building is in serviceable condition, the roof structure
feels solid and has little vibration when walking on it. The slab is
serviceable, but the joints should be cleaned and filled if forklift traffic
is considered. The masonry should be sealed and will probably be a continuing
maintenance issue due to the nature of the units in the wall. The structure
of the walls was probably in conformance with building code requirements at
the time of construction, but would require reinforcing to comply with
current codes. I did not note any areas where the strength of the walls was
deficient for the loads imposed.

                                       2
<PAGE>

                                                                EXHIBIT "G"

                                    [GRAPHIC]

<PAGE>

                                                                EXHIBIT "H"

                                    [GRAPHIC]

<PAGE>

                                                                       EXHIBIT I

                  SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT

     THIS AGREEMENT, made and entered into as of the ____day of ____, 199_,
by and between ___________________________, ("Tenant"), whose address is _______
____________________________________ and ______________________________________,
("Mortgage"), whose address is ___________________________________, ____________
____________________ ("Mortgagee"), whose post office address is _______________
________________.

                      PRELIMINARY STATEMENT OF FACTS:

     A. Mortgagee is making a loan in the amount of _______________________ and
00/100 Dollars ($______________) to Mortgagor ("Loan") repayment of which is to
be secured by a Mortgage and Security Agreement and Fixture Financing
Statement ("Mortgage") on real estate (the "Premises") more fully described
in Exhibit "A" attached hereto.

     B. The Tenant is the present lessee under a lease dated __________ made
by Mortgagor, as Landlord, demising the Premises, (said lease and all
amendments thereto being referred to as the "Lease").

     C. As a condition precedent to Mortgagee's disbursement of Loan
proceeds, Mortgagee has required that Tenant subordinate the lease and its
interest in the Premises in all respects to the lien of the Mortgage.

     D. In return the Mortgagee is agreeable to not disturbing the Tenant's
possession of the Premises.

     E. The Mortgagee is disbursing the Loan proceeds in reliance upon the
agreements contained in this instrument but for which it would not disburse
the Loan.

     NOW, THEREFORE, in consideration of the sum of $1.00 and other good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, it is hereby agreed as follows:

     1.  SUBORDINATION. The Lease, and the rights of Tenant in, to or under
the Lease and the Premises, are hereby subjected and subordinated and shall
remain in all respects and for all purposes subject, subordinate and junior
to the Mortgage, and to the rights and interest of the from time to time
holder of the Mortgage.

    2.  PURCHASE OPTIONS. Any options or rights contained in said Lease to
acquire title to the Premises, including any rights of first refusal, are
hereby made subject and subordinate to the rights of the Mortgagee under the
Mortgage and any acquisition of title to the Premises made by Tenant during
the term of the Mortgage shall be made subordinate and subject to the
Mortgage.

    3.  TENANT NOT TO BE DISTURBED. So long as Tenant is not in default
(beyond any period given Tenant to cure such default) in the payment of rent
to be paid under the Lease or in the performance of any of the terms,
covenants or conditions of the Lease on Tenants' part to be performed.
Tenant's possession of the Premises and any extensions or renewals thereof
which may be effected in accordance

                                      -1-
<PAGE>

with any renewal rights therefor in the Lease, shall not be diminished or
interfered with by Mortgagee, and Tenant's occupancy of the Premises shall
not be disturbed by Mortgagee during the term of the Lease or any such
extensions or renewals thereof.

     4.  TENANT NOT TO BE JOINED IN FORECLOSURE UNLESS REQUIRED BY LAW. So
long as Tenant is not in default (beyond and period given Tenant to cure such
default) in the payment of rent to be paid under the Lease or in the
performance of any of the terms, covenants or conditions of the Lease on
Tenant's part to be performed, Mortgagee will not name or join Tenant in any
action or proceeding foreclosing the Mortgage uniess such naming or joinder
is necessary to foreclose the Mortgage and then only for such purpose and not
for the purpose of terminating the Lease.

     5.  TENANT TO ATTORN TO MORTGAGEE. If the interests of Landlord shall be
transferred to and owned by Mortgagee by reason of foreclosure or other
proceedings brought by it in lieu of or pursuant to a foreclosure, or by any
other manner, and Mortgagee succeeds to the interest of the Landlord under
the Lease, Tenant shall be bound to Mortgagee under all of the terms,
covenants and conditions of the Lease for the balance of the term thereof
remaining, with the same force and effect as if Mortgagee were the Landlord
under the Lease, and Tenant does hereby attorn to Mortgagee as its Landlord,
said attornment to be effective and self-operative immediately upon Mortgagee
succeeding to the interest of the Landlord under the Lease without the
execution of any further instruments on the part of any of the parties
hereto; provided, however, that Tenant shall be under no obligation to pay
rent to Mortgagee until Tenant receives written notice from Mortgagee that it
has succeeded to the interest of the Landlord under the Lease. The respective
rights and obligations of Tenant and Mortgagee upon such attornment to the
extent of the then remaining balance of the term of the Lease shall be and
are the same as now set forth therein; it being the Intention of the parties
hereto for this purpose to incorporate the Lease in this Agreement by
reference with the same force and effect as if set forth at length herein.

     6.  MORTGAGEE NOT BOUND BY CERTAIN ACTS OF LANDLORD. If Mortgagee shall
succeed to the interest of Landlord under the Lease, Mortgagee shall not be
liable for any act or omission of any prior landlord (including Mortgagor);
nor subject to any offsets or defenses which Tenant might have against any
prior landlord (including Mortgagor); nor bound by any rent which Tenant
might have prepaid for more than the then current Installment; nor bound by
any amendment or modification of the Lease made without its consent.  In the
event of a default by the Landlord under the Lease or an occurrence that
would give rise to an offset against rent or claim against Landlord under the
Lease, Tenant will use its best efforts to set off such defaults against
rents currently due Mortgagor; will give Mortgagee notice of such default or
occurrence at the address of Mortgagee as set forth above and will give
Mortgagee such time as is reasonably required to cure such default or rectify
such occurrence, provided Mortgagee uses reasonable diligence to correct the
same.  Tenant agrees that notwithstanding any provision of the Lease to the
contrary, it will not be entitled to cancel the Lease, to abate or offset
against the rent, or to exercise any other right or remedy until Mortgagee
has been given notice of default and opportunity to cure such default as
provided herein.  In the event the Tenant has paid a security deposit to
Landlord under the Lease, Mortgagee shall not have any liability to the
Tenant for said deposit unless the same has actually been paid over to
Mortgagee and Mortgagee holds the same.

     7.  ASSIGNMENT OF LEASE. Mortgagor will by a separate Assignment of
Rents or Assignment of Lease ("Assignment") assign its interest in the rents
and payments due under the Lease to Mortgagee as security for repayment of
the Loan. If in the future there is a default by the Mortgagor in the
performance and observance of the terms of the Mortgage, the Mortgagee may,
at its option under the Assignment, require that all rents and other payments
due under the Lease be paid directly to it.  Upon notification to

                                     -2-

<PAGE>

that effect by the Mortgagee, the Mortgagor hereby authorizes and directs
Tenant and the Tenant agrees to pay the rent and any payments due under the
terms of the Lease to Mortgagee.  The Assignment does not diminish any
obligations of the Mortgagor under the Lease or impose any such obligations
on the Mortgagee.

     8.  SUCCESSORS AND ASSIGNS.  This Agreement and each and every covenant,
agreement and other provisions hereof shall be binding upon the parties
hereto and their successors and assigns, including without limitation each
and every from time to time holder of the Lease or any other person having an
interest therein and shall inure to the benefit of the Mortgagee and its
successors and assigns.  As used herein, the words "successors and assigns"
shall include the heirs, administrators and representatives of any natural
person who is a party to this Agreement.

     9.  CHOICE OF LAW.  This Agreement is made and executed under and in all
respects is to be governed and construed by the laws of the State of
Minnesota.

     10. CAPTIONS AND HEADINGS.  The captions and headings of the various
sections of this Agreement are for convenience only and are not to be
construed as confining or limiting in any way the scope or intent of the
provisions hereof.  Whenever the context requires or permits, the singular
shall include the plural, the plural shall include the singular and the
masculine, feminine and neuter shall be freely interchangeable.

     11. NOTICES.  Any notice which any party hereto may desire or may be
required to give to any other party shall be in writing and the mailing
thereof by certified mail, or equivalent, to the addresses as set forth
above, or to such other places any party hereto may subsequently by notice in
writing designate shall constitute service of notice hereunder.

     12. CERTIFICATION OF TENANT.  Tenant certifies to Mortgagee as follows:

     (a) Tenant has accepted delivery of the Premises described in the Lease
         and has entered into occupancy thereof;

     (b) Tenant has not entered into any agreement providing for the
         discounting, advance payment, abatement or offsetting of rents and no
         rent has been paid for more than one installment in advance;

     (c) The Lease represents the entire agreement between the parties as to
         the leasing, is in full force and effect, and has not been modified,
         supplemented or amended in any way;

     (d) Tenant has fully inspected the premises and found the same to be as
         required by the Lease, in good order and repair, and all conditions
         under the Lease to be performed by the Landlord have been satisfied;
         including but not limited to payment to Tenant of any Landlord
         contributions for Tenant improvements;

     (e) The primary term of the Lease commenced on__________, and continues
         to __________, and contains __________renewal option(s) of__________
         year(s) each;

     (f) Minimum annual rent payable (exclusive of percentage rental, tenants
         share of operating expenses and Tenant's share of taxes, if any) is
         ____________________________________

                                      -3-

<PAGE>

           ________ ($____________) Dollars payable in monthly installments of
           _______________ ($____________) Dollars each and commenced on
           _______________ and are paid to ______________:

      (g)  As of this date, the Landlord is not in default under any of the
           terms, conditions, provisions or agreements of the Lease and Tenant
           has no offsets, claims or defenses against the Landlord with respect
           to the Lease;

      (h)  Tenant has not assigned or sublet its interest under the Lease;

      (i)  Tenant has paid a security deposit of ________________ ($__________)
           to Landlord.

      IN WITNESS WHEREOF, the parties hereto have each caused this Agreement
to be executed as of the date first above written.

TENANT:                               ________________________________________

                                      By:_____________________________________

                                      Its:____________________________________

MORTGAGOR:                            ________________________________________

                                      By:_____________________________________

                                      Its:____________________________________

MORTGAGEE:                            ________________________________________

                                      By _____________________________________

                                      Its ____________________________________

                                    -4-

<PAGE>

STATE OF                )
                        ) ss.
COUNTY OF ______________)

      The foregoing instrument was acknowledged before me this _____ day of
_________________, 1994, by _____________________, the _______________________
of ________________________________, a ___________________ on behalf of the
_______________________.

                                        ______________________________________
                                        Notary Public

STATE OF                )
                        ) ss.
COUNTY OF ______________)

      The foregoing instrument was acknowledged before me this _____ day of
_________________, 1994, by _____________________, the _______________________
of ________________________________, a ___________________ on behalf of the
_______________________.

                                        ______________________________________
                                        Notary Public

STATE OF                )
                        ) ss.
COUNTY OF ______________)

      The foregoing instrument was acknowledged before me this _____ day of
_________________, 1994, by _____________________, the _______________________
of ________________________________, a ___________________ on behalf of the
_______________________.

                                        ______________________________________
                                        Notary Public

                                       -5-

<PAGE>

                                     EXHIBIT A
                                        TO
                        SUBORDINATION AND ATTORNMENT AGREEMENT

                                      -6-

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