Document:

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                                                                   Exhibit 10.13

                                 BANNOCK CENTER
                             (900 BANNOCK BUILDING)

                                 OFFICE BUILDING

                                      LEASE

                                    AGREEMENT

                                     between

                                 938 BANNOCK LLC

                                    Landlord

                                       and

                                  INFLOW, INC.

                                     Tenant

<PAGE>

                                TABLE OF CONTENTS

ARTICLE 1. REFERENCE DATA

ARTICLE 2. LEASED PREMISES AND TERM
     Section 2.1. Leased Premises
     Section 2.2. Term
     Section 2.3. Completion of Leased Premises
     Section 2.4. Commencement and Expiration Date Agreement
     Section 2.5. Tenant's Entry Upon Premises Before Commencement Date
     Section 2.6. Occupancy of Leased Premises
     Section 2.7. After Hours Access

ARTICLE 3. RENT AND SECURITY DEPOSIT
     Section 3.1. Fixed Rent and First Monthly Rent Payment
     Section 3.2. Additional Rent and Rent Defined
     Section 3.3. Past Due Rent and Additional Rent
     Section 3.4. Security Deposit

ARTICLE 4. TENANT'S SHARE OF OPERATING COSTS
     Section 4.1. Definitions
     Section 4.2. Adjustment in Operating Costs
     Section 4.3. Tenant's Share of the Increase in the Operating Costs
     Section 4.4. Reduction in the Event of Casualty or Taking by Eminent Domain

ARTICLE 5. CONDUCT OF BUSINESS BY TENANT
     Section 5.1. Use of Leased Premises
     Section 5.2. Compliance with Laws and Requirements of Public Authorities
     Section 5.3. Rules and Regulations
     Section 5.4. Permitted Weight Loads
     Section 5.5. Signage

ARTICLE 6. COMMON AREA
     Section 6.1. Control of Common Area
     Section 6.2. Parking

ARTICLE 7. REPAIRS, ALTERATIONS AND MECHANICS' LIENS
     Section 7.1. Repairs
     Section 7.2. Alterations
     Section 7.3. Mechanics' Liens

ARTICLE 8. UTILITIES AND BUILDING SERVICES
     Section 8.1. Utilities and Services Provided
     Section 8.2. Interruption of Services
     Section 8.3. Energy Conservation and Security Policies

ARTICLE 9. TENANT'S PROPERTY TAX AND OTHER TAXES

ARTICLE 10. INSURANCE AND INDEMNITY
     Section 10.1. Tenant's Insurance
     Section 10.2. Indemnity and Non-Liability
     Section 10.3. Waiver of Subrogation

ARTICLE 11. DAMAGE BY CASUALTY
     Section 11.1. Notice
     Section 11.2. Restoration of Improvements
     Section 11.3. Damage During Last Year of Lease Term

ARTICLE 12. RIGHTS RESERVED TO LANDLORD
     Section 12.1. Access to Leased Premises
     Section 12.2. Relocation of Leased Premises
     Section 12.3. Additional Rights

ARTICLE 13. EMINENT DOMAIN
     Section 13.1. Taking of Leased Premises
     Section 13.2. Partial Taking of Building
     Section 13.3. Surrender
     Section 13.4. Rent Adjustment for Partial Taking of Leased Premises
     Section 13.5. Awards

ARTICLE 14. ASSIGNMENT AND SUBLETTING
     Section 14.1. Consent Required

ARTICLE 15. BANKRUPTCY
     Section 15.1. Prior to Commencement Date
     SectIon 15.2. During the Term of this Lease
     Section 15.3. Measure of Damages
     Section 15.4. Adequate Assurance of Future Performance

ARTICLE 16. TENANT'S DEFAULT
     Section 16.1. Events of Default
     Section 16.2. Termination or Re-Entry
     Section 16.3. Damages

<PAGE>

                          TABLE OF CONTENTS (continued)

ARTICLE 17. SURRENDER
     Section 17.1. Possession
     Section 17.2. Trade Fixtures, Personal Property and Improvements
     Section 17.3. Merger
     Section 17.4. Payments After Termination

ARTICLE 18. HOLDING OVER

ARTICLE 19. NO WAIVER; REMEDIES CUMULATIVE
     Section 19.1. No Waiver
     Section 19.2. Remedies Cumulative

ARTICLE 20. ESTOPPEL CERTIFICATE, SUBORDINATION ATTORNMENT
     Section 20.1. Estoppel Certificate
     Section 20.2. Subordination
     Section 20.3. Attornment
     Section 20.4. Mortgages

ARTICLE 21. QUIET ENJOYMENT

ARTICLE 22. NOTICES

ARTICLE 23. MISCELLANEOUS PROVISIONS
     Section 23.1. Governing Law
     Section 23.2. Construction
     Section 23.3. Security Services
     Section 23.4. Parties Bound
     Section 23.5. No Representations by Landlord
     Section 23.6. Brokers
     Section 23.7. Severability
     Section 23.8. Force Majeure
     Section 23.9. Definition of Landlord
     Section 23.10. No Option
     Section 23.11. Exculpatory Clause
     Section 23.12. Attorneys' Fees
     Section 23.13. No Recording

                                    EXHIBITS

EXHIBIT A (Plan Showing Leased Premises)

EXHIBIT B (Work Letter)

EXHIBIT C (Depiction of Parking Area)

EXHIBIT D (Rules and Regulations)

EXHIBIT E (Depiction of Generator Pad)
<PAGE>

                                      LEASE

     This Lease is made between Landlord and Tenant named in Article 1 as of the
date set forth in Article 1 Landlord and Tenant, in consideration of the
covenants contained in this Lease, agree as follows:

ARTICLE 1. REFERENCE DATA

     Each reference in this Lease to any of the following subjects shall be
construed to incorporate the information stated for that subject in this
Article 1:

DATE OF LEASE:             October 11, 1999.

LANDLORD:                  938 Bannock LLC

PROPERTY MANAGER:          Venture Group Real Estate Management, Inc.

LANDLORD'S AND PROPERTY MANAGER'S ADDRESS:
              c/o Venture Group Real Estate      copy to: Mr. Bruce Berger
              Management, Inc.                            Bruce Berger Realty
              5299 DTC Boulevard, Suite 240               960 Cherokee Street
              Englewood, CO 80111                         Denver, CO 80204
                                                          303/572-1188

TENANT:                    INFLOW, INC., a Delaware corporation

TENANT'S ADDRESS:

Prior to Commencement Date:
                           1860 Lincoln, Suite 305
                           Denver, CO 80295
                           attn: Legal Department

After Commencement Date:

INFLOW, INC.
938 Bannock Street
Denver, CO 80204
attn: Legal Department

PREMISES or LEASED PREMISES: That specific building known as 900 Bannock Street
containing approximately 9,912 rentable square feet of space as depicted on
Exhibit A attached hereto and Incorporated herein by this reference.

TENANT'S USE OF THE LEASED PREMISES: General office, computer and
telecommunications equipment room, and network operations center

BUILDING:                  900 Bannock Building

BUILDING ADDRESS:          900 Bannock Street
                           Denver, CO 80204

SCHEDULED COMPLETION DATE FOR LANDLORD'S WORK: See Work Letter

COMMENCEMENT DATE:         November 1,1999.

EXPIRATION DATE:           January 31, 2010.

TERM: One Hundred Twenty Three (123) Months

RENTABLE SQUARE FEET OF LEASED PREMISES 9,912 SQ. FT.

RENTABLE SQUARE FEET OF BUILDING: 9,912 SQ. FT.

<TABLE>
<CAPTION>
FIXED RENT:                                        Monthly Fixed Rent   Annual Fixed Rent
<S>                                                <C>                  <C>
              Lease Years 1 - 5                    $11,068.40           $132,820.80
              Lease Years 6 - end of initial term  $12,720.40           $152,644.60
</TABLE>

     "Lease Year" shall mean each twelve (12) month period beginning with the
Commencement Date, or any anniversary thereof, and ending on the preceding day
one (1) year later; provided, however, that if the Commencement Date is a date
other than the first day of a calendar month, the first Lease Year shall include
the days from the Commencement Date to the first day of the following calendar
month, and each subsequent Lease Year shall commence on the anniversary of the
first day of such calendar month.

LANDLORD'S OPERATING COST LIMITATION: Operating Costs for the Building for
Calendar Year 2000, which includes property taxes payable in the year 2001 for
the year 2000.

     (Tenant's Pro Rata Share of any Increase in Operating Costs over Landlord's
Operating Cost Limitation: 100%)

FIRST YEAR FOR TENANT'S PAYING OPERATING COST ESCALATION:

     Year Beginning January 1, 2001.

TENANT FINISH COST: See Work Letter

SECURITY DEPOSIT: $22,136.80

GUARANTOR:   N/A

                                       1
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NUMBER OF PARKING SPACES: 11 surface parking spaces (subject to provisions of
                          Section 6.2)

BROKER: Venture Group Real Estate, L.L.C. for Landlord; Liberty-Greenfield,
        LLLP for Tenant

SPECIAL PROVISIONS: See Attached Rider

     The Exhibits listed below in this Section are incorporated in this Lease by
reference and are to be construed as part of this Lease:

     (a)      Exhibit A, Plan Showing Leased Premises.
     (b)      Exhibit B, Work Letter.
     (c)      ExhibIt C, Depiction of Parking Area
     (d)      Exhibit D, Rules and Regulations.
     (e)      Exhibit E, Depiction of Generator Pad
     (f)      Rider

ARTICLE 2. LEASED PREMISES AND TERM

     Section 2.1. Leased Premises. Landlord hereby leases to Tenant, and Tenant
                  ---------------
hereby leases from Landlord, the premises described below, upon and subject to
the covenants, agreements, terms, conditions, limitations, exceptions and
reservations of this Lease. Landlord and Tenant covenant and agree as a material
part of the consideration for this Lease to keep and perform all of the
covenants, agreements, terms and conditions by each of them to be kept and
performed under this Lease, and this Lease is made upon the condition of such
performance.

     The premises leased to Tenant under this Lease is the Building (and the
space included therein) indicated on the plan attached to this Lease as
Exhibit A (the "Leased Premises"). For purposes of this Lease, the parties agree
---------
that the rentable square feet of the Leased Premises is as stipulated in
Article 1.

     Section 2.2. Term. The term of this Lease (the `Term") shall be as
                  ----
indicated in Article 1. The Term and Tenant's obligation to pay Rent (as defined
in Section 3.2, but subject to the period of abatement of Fixed Rent and the Fee
as set forth in the Rider) shall commence on the Commencement Date as set forth
in Article 1 and, unless the Term is extended as provided in this Lease, shall
expire on the Expiration Date set forth in Article 1.

     If Landlord has not completed Landlord's Work within 120 days after the
Scheduled Completion Date for Landlord's Work as set forth In Article 1, then at
Tenant's option as indicated by Tenant's written notice received by Landlord no
later than five (5) business days thereafter, this Lease and all rights, duties
and obligations of the parties shall terminate effective one day after the date
of such notice. If Tenant fails to timely deliver such notice of termination,
this Lease shall remain in full force and effect.

     Section 2.3. Completion of Leased Premises. For the purposes of Section
                  -----------------------------
2.2, the Leased Premises shall be conclusively deemed available for Tenant to
commence Tenant's Work (as defined in the Work Letter) upon mutual execution of
this Lease. Except for Landlord's Work, as described in Exhibit B to this Lease
                                                        ---------
(the "Work Letter"), Landlord has no obligation for the completion or remodeling
of the Leased Premises and Tenant accepts the Leased Premises In their "as is"
condition as of the date of mutual execution of this Lease. Landlord's Work
shall be deemed substantially completed when Landlord certifies in writing that
Landlord's Work has been substantially completed. Landlord's Work, if any, shall
be deemed substantially completed notwithstanding that minor or non-material
details of construction, mechanical adjustment or decoration that do not
materially interfere with Tenant's ability to perform the Tenant Work (so-called
"punch list items") remain to be performed, or that portions of Landlord's Work
are incomplete because such work cannot be done until Tenant's Work is
completed. Landlord agrees to perform or complete the punch list items within 30
business days after mutual execution of the punch list by Tenant and Landlord.
In the event Landlord Is delayed In completing Landlord's Work by any delay,
interference or hindrance of such work by Tenant, Tenant's contractors or any of
their employees or agents, or by any changes in such work requested by Tenant
and agreed to by Landlord or by Tenant's failure to timely and properly perform
any of its obligations imposed pursuant to Exhibit B, then the Scheduled
                                           ---------
Completion Date for Landlord's Work set forth in Article 1 shall be
correspondingly adjusted.

     Section 2.4. Commencement and Expiration Date Agreement. [Intentionally
                  ------------------------------------------
Omitted]

     Section 2.5. Tenant's Entry Upon Leased Premises Before Commencement Date.
                  ------------------------------------------------------------
On the condition that Tenant complies at all times with the provisions and
requirements of this Lease (other than the obligation to pay Fixed Rent and the
Fee for parking) Tenant may enter upon the Leased Premises prior to the
Commencement Date to commence construction of Tenant's Work as set forth in the
Work Letter.

     Section 2.6. Occupancy of Leased Premises. The taking of occupancy of all
                  ----------------------------
or part of the Leased Premises by Tenant or anyone claiming by, under or through
Tenant shall be conclusive evidence that: (a) Tenant accepts possession of the
Leased Premises; and (b) the Leased Premises and the Building were in good and
satisfactory condition and were delivered in the condition required under the
Lease, except for the completion of Landlord's Work.

ARTICLE 3. RENT AND SECURITY DEPOSIT

     Section 3.1. Fixed Rent and First Monthly Rent Payment. Tenant shall pay
                  -----------------------------------------
Landlord the fixed rent stipulated in Article 1 (the "Fixed Rent"). The Fixed
Rent shall be payable in equal monthly installments in the amount stipulated in
Article 1 as monthly Fixed Rent, in advance, on the first day of each calendar
month during the term of this Lease. If the Term does not commence on the first
day of a calendar month or does not end on the last day of a calendar month, the
monthly Fixed Rent for such month or months shall be prorated, and the prorated
amounts shall be paid in advance. All Fixed Rent shall be paid without any prior
demand and without any deduction or set-off whatsoever, in lawful currency of
the United States of America, at the address of Landlord set forth in Article 1,
or at such other place as Landlord may from time to time designate in writing.

     Within sixty (60) days after the Commencement Date (acknowledging the
period of abatement of Fixed Rent and the Fee for parking as set forth in the
Rider), Tenant agrees to pay Landlord an amount equal to the monthly Fixed Rent
and Fee, which Landlord shall hold without interest to Tenant and apply to the
first full monthly Fixed Rent and Fee obligation of Tenant. Landlord will
provide Tenant an invoice for the first installment of Fixed Rent and the Fee
for parking which invoice will provide for a payment date by Tenant no later
than sixty (60) days after the Commencement Date. Thereafter Landlord shall have
no obligation to provide Tenant an invoice prior to any payment of Rent,
Additional Rent or the Fee, unless expressly required hereunder.

     Section 3.2. Additional Rent and Rent Defined. Any sums or charges to be
                  --------------------------------
paid by Tenant pursuant to the provisions of this Lease, other than the Fixed
Rent, represent obligations of Tenant for additional rent ("Additional Rent")
and shall be payable within five business days after Landlord gives written
notice and demand for payment unless otherwise provided in this Lease. Payment
shall be made at the location specified in Article 1, unless otherwise
designated by notice from Landlord in writing, and shall be recoverable in the
same manner as the Fixed Rent. Landlord shall have the same rights against
Tenant for default in payment of Additional Rent as for default in payment of
the Fixed Rent.

     As used in this Lease, the term "Rent" shall mean Fixed Rent and Additional
Rent.

                                       2
<PAGE>

     Section 3.3. Past Due Rent and Additional Rent. If Tenant shall fail to pay
                  ---------------------------------
any Rent before the sixth day after such Rent is due and payable, Tenant agrees
to pay as Additional Rent each day after such sixth day that the Rent remains
unpaid, a late charge which shall be the greater of (a) $25.00 per day, or (b)
5% of the amount of such unpaid Rent divided by 30. The late charge shall accrue
daily until the unpaid Rent (including the late charge) is paid. Tenant agrees
that such amounts are not a penalty, but are intended as liquidated damages and
reflect a reasonable estimate by the parties of the cost to reimburse Landlord
for the loss of the use of the money and the additional administrative costs
resulting from late payments. Tenant shall also be responsible for the payment
of reasonable attorneys' fees incurred by Landlord in collecting any delinquent
Rent from Tenant. Any election by Landlord to waive in any instance the
requirement for Tenant's payment of late charges and/or attorneys' fees incurred
by Landlord pursuant to this Section of any other provision in this Lease shall
not operate to waive or impair Landlord's right to collect such sums from Tenant
upon any other breach of Tenant's obligations under this Lease.

     Section 3.4. Security Deposit. Tenant shall deposit with Landlord upon
                  ----------------
signing this Lease, and shall keep on deposit with Landlord in a separate,
interest bearing account throughout the term of this Lease, the security deposit
referenced in Article 1 of this Lease (the "Security Deposit") as security for
the payment by Tenant of the Rent and for the faithful performance of all the
terms, conditions and covenants of this Lease. If at any time during the Term
Tenant defaults in the payment or performance of any of its obligations under
this Lease, Landlord may but shall not be required to use the Security Deposit,
or so much thereof as necessary, in payment of any Rent in default, in
reimbursement of any expense incurred by Landlord and in payment of the damages
incurred by Landlord by reason of Tenant's default, or at the option of
Landlord, Landlord may retain the Security Deposit as liquidated damages. In
such event, on written demand of Landlord, Tenant shall immediately remit to
Landlord a sufficient amount in cash to restore the Security Deposit to its
original amount. If, upon termination of this Lease, Landlord has not applied
the Security Deposit balance to sums owed to Landlord as permitted by this
Section above, then within 60 days after the termination of this Lease Landlord
will refund the Security Deposit to Tenant with interest. Tenant is hereby
notified that any questions regarding the Security Deposit, including any
request for its return, should be directed to Landlord at the address for
Landlord set forth in Article 1.

     Landlord shall deliver the Security Deposit to the purchaser of Landlord's
interest in the Leased Premises in the event such interest is sold, and
thereupon, Landlord shall be discharged from further liability with respect to
the Security Deposit. Landlord shall be discharged from any further liability
with respect to the Security Deposit if either Landlord delivers the Security
Deposit to the purchaser, or the purchaser assumes all of the obligations of
Landlord with respect to the Security Deposit. Notwithstanding these provisions
above if claims of Landlord exceed the Security Deposit, Tenant shall remain
liable for the balance of such claims.

ARTICLE 4. TENANT'S SHARE OF OPERATING COSTS

     Section 4.1. Definitions. As used in this Lease, the term "Operating Costs"
                  -----------
shall mean any and all costs, charges, expenses, and disbursements of every kind
and nature which Landlord shall pay or become obligated to pay in connection
with the operation, ownership, maintenance, management, and repair of the
Building, including, but not limited to, the following:

     (a) All wage, salary and labor costs of all persons engaged in the
     operation, maintenance, management, and repair of the Building (including,
     but not limited to, all applicable taxes, insurance and benefits).

     (b) Cost of all building supplies and materials.

     (c) Cost of all utilities (including, but not limited to, sewer and water
     service) and fuel, if any, provided by Landlord pursuant to Article 8.1 or
     utilized in connection with the operation of common areas of the Building
     and not otherwise charged directly or separately to Tenant.

     (d) Cost of all insurance including, but not limited to, casualty, business
     interruption and liability insurance.

     (e) Cost of all maintenance and service agreements including, but not
     limited to, window cleaning (but expressly excluding maintenance, repair or
     replacement of the roof of the Building).

     (f) Cost of repairs and general maintenance including, but not limited to,
     exterior building maintenance and maintenance of sidewalks, parking areas,
     and landscaping (but expressly excluding maintenance, repair or replacement
     of the roof of the Building).

     (g) All personal property sales and use taxes (but not including any such
     taxes related to personal property owned by Landlord) and real property
     taxes, assessments and other governmental charges of any kind whatsoever
     (including, without limitation, assessments, fees, and charges imposed for
     public improvements or benefits, or for public services such as fire
     protection, street, sidewalk and road maintenance or refuse removal, and
     interest on unpaid installments) which may be levied, assessed or imposed,
     or become liens upon or arise out of the use, occupancy, ownership, or
     possession of the Premises, and which accrue during or are allocable to the
     Term or any extension (collectively, "Taxes"). The Taxes which relate to
     real property interests are sometimes referred to hereinafter as "Real
     Property Taxes". The term Taxes shall not, however, include inheritance,
     estate, succession, transfer, gift, franchise, income or excess profits
     taxes imposed upon the Landlord, or any special assessments for
     improvements installed as of the date hereof, whether now assessed or not,
     and Tenant shall have no liability therefor.

     (h) All costs of making any alterations to the Building for life-safety
     systems or energy conservation or other capital improvements, whether new
     or in substitution or replacement of existing equipment or systems required
     by any governmental requirement which is imposed after the date Landlord's
     Work is completed, and alterations which are primarily for the purpose of
     reducing or stabilizing Operating Costs or providing additional or
     increased services to the tenants of the Building, in any case, amortized
     over the useful life of such improvements.

     (i) Management fees either as charged to Landlord by independent management
     companies or an amount not exceeding the amount typically charged by
     independent management companies if Landlord itself manages the Building.

Notwithstanding anything to the contrary contained in this Lease, Operating
Costs shall not include the following:

     (A) Capital expenditures except as provided in (h) above.

     (B) Depreciation, amortization, ground rents or interest payments on
encumbrances.

     (C) Leasing commissions, marketing costs, attorneys' fees and other
expenses related to leasing tenant space, constructing improvements for the
benefit of a tenant or occupant and allowances or concessions provided to any
tenant or occupant.

     (D) Repairs required because of casualty or condemnation damage.

     (E) Costs incurred because Landlord or any other tenant violated the terms
of any lease, contract or other obligation (including, without limitation,
fines, penalties and attorneys' fees).

                                       3
<PAGE>

     (F) Advertising and promotional expenses.

     (G) Expenses in connection with services or other benefits not provided to
Tenant, or for which Tenant is charged directly or separately, but which are
provided to another tenant, including, without limitation, utility services.

     (H) Costs for sculpture, paintings or other objects of art.

     (I) Overhead and profit paid to subsidiaries or affiliates of Landlord for
management or other services on or to the Building or for supplies or other
materials to the extent that the costs of services, supplies or materials exceed
the competitive costs of the services, supplies or materials were they provided
by a disinterested third party.

     (J) Any expense for which Landlord is compensated through proceeds of
insurance or agreements of indemnity or surety bonds or guarantees or for which
Landlord is reimbursed by third parties.

     (K) Costs incurred due to the violation of the Building of any law, rule or
regulation in effect as of completion of Landlord's Work for which Tenant was
not responsible to address as part of Tenant's Work.

     (L) Costs incurred for repair or mitigation of latent defects in the
Building or defects in the original construction of the Building, or Landlord's
Work of which Landlord is notified within six (6) months after the Commencement
Date.

     (M) Costs relating to negligence or fault of other tenants.

     (N) Costs relating to maintenance, repair or replacement of the roof of the
Building as such obligations are the sole and exclusive responsibility of Tenant
under this Lease.

     Section 4.2. Utility Costs. Landlord shall provide basic utility service
                  -------------
set forth in Section 8.1 below. During the Term, Tenant shall at its expense
arrange directly with the utility companies serving the Leased Premises to
provide and pay for all electricity and gas furnished or required in the Leased
Premises, and any deposits required therefor. Landlord shall incur no liability
whatsoever and the obligations of Tenant under this Lease shall not be
diminished or affected by reason of the unavailability, change or cessation of
such utility service, except as otherwise set forth in Section 8.2 of this
Lease.

     Section 4.3. Janitorial. Tenant will contract for and pay for all
                  ----------
janitorial services utilized in the Leased Premises. Tenant will keep the Leased
Premises in a clean condition, free from garbage or debris in a manner
consistent with other office buildings in the Downtown Denver office market.

     Section 4.4. Tenant's Share of the Increase in the Operating Costs. For
                  -----------------------------------------------------
each calendar year during the Term, Tenant shall pay to Landlord, at the time
and in the manner provided below, Tenant's Share of the Increase in Operating
Costs, as defined below.

     (a) The term "Tenant's Share of the Increase in Operating Costs" for any
     year shall mean the product of (i) the difference, if any, between the
     actual Operating Costs for the Building for such year when expressed on a
     square-foot basis and the Landlord's operating cost limitation indicated in
     Article 1 ("Landlord's Operating Cost Limitation"), also expressed on a
     square-foot basis, and (ii) the number of rentable square feet in the
     Leased Premises (as stated in Article 1). In the event that actual
     Operating Costs are less than Landlord's Operating Cost Limitation, there
     shall be no credit or refund to the Tenant.

     (b) For each full calendar year during the Term beginning with the calendar
     year 2001, Landlord shall compute and deliver to Tenant a reasonable
     estimate of Tenant's Share of the Increase in Operating Costs for such
     year, and without further notice, Tenant shall pay to Landlord
     simultaneously with Tenant's monthly payments of Fixed Rent during such
     year, monthly installments equal to one-twelfth of such estimate. With the
     first such monthly installment of Tenant's Share of the Increase in
     Operating Costs to be paid by Tenant for any calendar year, Tenant shall
     include payment of the amount of the estimated increase prorated for the
     period from the preceding January 1 to the first day of the next month
     following the date of the notice. In any year Landlord may subsequently
     revise the estimated adjustment in Operating Costs to allow for any new
     expenses or other information which may impact Operating Costs for that
     fiscal period, and in that case, after receipt of Landlord's notice of the
     revised estimates Tenant shall pay monthly installments of Tenant's Share
     of the Increase in Operating Costs based on Landlord's adjusted projections
     as provided in this paragraph above.

     (c) Unless delayed by causes beyond Landlord's reasonable control, Landlord
     shall deliver to Tenant within 120 days after the end of each calendar year
     during the Term, a written statement (the "Statement") setting out in
     reasonable detail Tenant's Share of the Increase in Operating Costs for
     such year. If the aggregate of monthly installments of Tenant's Share of
     the Increase in Operating Costs actually paid by Tenant to Landlord during
     any calendar year differs from the amount of Tenant's Share of the Increase
     in the Operating Costs payable according to the Statement for such year
     under this Section 4.3, then within thirty (30) days after the date of
     delivery of the Statement, Tenant shall either (1) pay the amount (without
     interest) by which the certified Tenant's Share of the Increase in
     Operating Costs exceeds the amount previously paid on account of the
     estimated Tenant's Share of the Increase in Operating Costs, or (2) be
     credited against the next installment of Rent (or receive a check if there
     is no Rent thereafter due) with the amount (without interest) by which the
     amount previously paid on account of the estimated Tenant's Share of the
     Increase in Operating Costs exceeds the certified Tenant's Share of the
     Increase in Operating Costs.

     (d) If Landlord and Tenant disagree on the accuracy of Tenant's Share of
     the Increase in Operating Costs as set forth in the Statement, Tenant shall
     nevertheless make payment in accordance with any notice given by Landlord,
     but the disagreement shall immediately be referred by Landlord for prompt
     decision by a mutually acceptable public accountant or other professional
     consultant who shall be deemed to be acting as expert and not as an
     arbitrator, and a determination signed by the selected expert shall be
     final and binding on both Landlord and Tenant. Any adjustment required to
     any previous payment made by Tenant or Landlord by reason of any such
     decision shall be made within fourteen (14) days after the decision. If the
     adjustment calls for a credit to Tenant equal to 3% or more of the payments
     made but disputed by Tenant, Landlord will pay the cost of the expert;
     otherwise Tenant will pay the cost of the expert.

     (e) Neither party may claim a readjustment in respect of Tenant's Share of
     the Increase in Operating Costs for any year if based upon any error of
     computation or allocation except by notice delivered to the other party
     within ninety (90) days after the date of delivery of the Statement for
     such year. Upon written request from Tenant within the 90-day period,
     Landlord will provide reasonable documentation verifying Tenant's Share of
     the increase in Operating Costs.

     (f) Notwithstanding anything to the contrary set forth in this Section 4,
     for the purposes of calculating Tenant's Share of the Increase in the
     Operating Costs "Controlled Expenses" (as hereinafter defined) shall not
     exceed the "Maximum Controlled Expenses" (as hereinafter defined).
     "Controlled Expenses" shall mean all Operating Costs except those
     attributable to utilities, if any, not separately billed to Tenant or
     another tenant in the Building, Taxes, costs of insurance, including,
     without limitation, liability insurance, business interruption insurance,
     casualty insurance and worker's compensation insurance, and costs of
     compliance with any laws, rules or regulations. If Landlord is managing the
     Building Complex itself the management fees included within Operating
     Expenses shall be a Controlled Expense.

                                       4
<PAGE>

"Maximum Controlled Expenses" shall mean: (a) for calendar year 2000, the full
amount of the actual expenses for Controlled Expenses as determined in
accordance with the foregoing provisions; (b) for calendar year 2001 and each
calendar year thereafter, the prior calendar year's Maximum Controlled Expenses
multiplied by 1.05. The limitations described above shall be a limitation only
on the calculation and passthrough to Tenant of Tenant's Share of the Increase
in the Operating Costs. Landlord may, in accordance with advice from its
accountants and other professionals, reasonably contest any utility rate
increases associated with the Building and/or tax assessments and to apply for
all rebates to which it is entitled so long as it has knowledge thereof. The
costs of all such contests and applications shall be included in Operating Costs
however, any penalties or fines in connection with such amounts shall not be so
included. To the extent any rebates or refunds are actually received by
Landlord, they shall be applied to reduce the total Operating Costs for the year
in which such amounts are received. if any such amounts attributable to periods
during the term hereof are received by Landlord following the expiration of the
term hereof (according to its terms and not as a result of an Event of Default,
as hereinafter defined), Landlord agrees to forward to Tenant any amounts to
which Tenant is entitled as and when received notwithstanding the fact that this
Lease has so expired, provided Tenant has given to Landlord a valid forwarding
address.

Section 4.5. Reduction in the Event of Casualty or Taking by Eminent Domain. If
             --------------------------------------------------------------
any part of the Building is taken by condemnation or in any other manner for any
public or quasi-public use or purpose (other than temporary use or occupancy) or
damaged or destroyed by fire or other casualty, and if the Term shall continue
in force as to any part of the Leased Premises, Landlord's Operating Cost
Limitation shall be equitably reduced, permanently or temporarily, as
appropriate, to take into account any decrease In Operating Costs attributable
to such taking or damage or destruction.

ARTICLE 5. CONDUCT OF BUSINESS BY TENANT

     Section 5.1. Use of Leased Premises. Tenant shall use the Leased Premises
                  ----------------------
solely for general office use and for the purpose set forth in Article 1 above
and for no other purpose.

     Section 5.2. Compliance with Laws and Requirements of Public Authorities.
                  -----------------------------------------------------------

     (a) At all times during the Term, Tenant shall give prompt notice to
Landlord of any notice Tenant receives of the violation of any law or
requirement of any public authority affecting the Leased Premises or the
Building. Tenant, at its sole cost and expense, shall comply with all laws and
requirements of public authorities, which, with respect to the Leased Premises
or the use, condition or occupancy thereof, or the abatement of any nuisance,
shall impose any violation, order or duty on Landlord or Tenant, arising from
(i) Tenant's use of the Leased Premises; (ii) the manner of conduct of Tenant's
business or operation of its installations, equipment or other property in the
Leased Premises; (iii) any cause or condition created by or at the insistence of
Tenant; or (iv) breach of any of Tenant's obligations under this Lease.

     (b) Tenant shall not do, permit or suffer any act or thing to be done in or
to the Leased Premises which is immoral or contrary to law or in violation of
the certificate of occupancy issued for the Building.

     (c) Tenant agrees that it shall not keep, use, sell or offer for sale in or
upon the Leased Premises any article which may be prohibited by the
then-available standard forms of fire insurance policies with extended coverage.
Tenant agrees to pay any increase in premiums for insurance that may be charged
during the Term on the amount of such insurance which may be carried by Landlord
on the Leased Premises or the Building resulting from the type of business
conducted by Tenant in the Leased Premises, whether or not Landlord has
consented to that business. Landlord acknowledges that use of the Premises for
uses that are considered general office uses and a computer and
telecommunications equipment room will not result in an increase in Landlord's
insurance premiums. In determining whether increased premiums are the result of
Tenant's use of the Leased Premises, a schedule issued by the organization
making the insurance rate on the Leased Premises and showing the various
components of such rate shall be conclusive evidence of the several items and
charges which make up the insurance rate on the Leased Premises.

     (d) Tenant shall pay as Additional Rent all costs, expenses, fines,
penalties or damages which may be imposed upon Landlord by reason of Tenant's
failure to comply with the provisions of this Section.

     (e) The judgement of any court of competent jurisdiction or the admission
by Tenant, whether Landlord is a party to the proceeding or not, that Tenant has
violated any law or requirement of public authorities affecting the Building or
the Leased Premises shall be conclusive of such violation as between Landlord
and Tenant.

     (f) Tenant shall strictly comply with all statutes, laws, ordinances,
rules, regulations, and precautions now or hereafter mandated or advised by any
federal, state, local or other governmental entity with jurisdiction over the
Premises with respect to the use, generation, storage, or disposal of any
hazardous or toxic material regulated by any federal, state or local
governmental entity (collectively "Hazardous Materials"). Tenant shall not
cause, or allow anyone else to cause, any Hazardous Materials to be used,
generated, stored or disposed of in, on or about the Premises or any
improvements now or hereafter constructed therein, except for hazardous or toxic
substances in small quantities as are typically used in an office space or in a
computer and telecommunications equipment room, but which are used, stored and
disposed of in strict compliance with all applicable laws, without the prior
written consent of Landlord, which consent may be withheld in the sole
discretion of Landlord, and which consent may be revoked at any time. Tenant's
indemnification of Landlord pursuant to this Lease shall extend to all
liability, including all foreseeable and unforeseeable consequential damages,
directly or indirectly arising out of the use, generation, storage, or disposal
of Hazardous Materials by Tenant or any person claiming by, through or under
Tenant, including, without limitation, the cost of any required or necessary
repair, cleanup, or detoxification and the preparation of any closure or other
required plans, whether such action is required or necessary prior to or
following the termination of this Lease, to the full extent that such action is
attributable, directly or indirectly, to the use, generation, storage, or
disposal of Hazardous Materials by Tenant or any person claiming by, through or
under Tenant. Neither the written consent by Landlord to the use, generation,
storage, or disposal of Hazardous Materials nor the strict compliance by Tenant
with all statutes, laws, ordinances, rules, regulations, and precautions
pertaining to Hazardous Materials shall excuse Tenant from Tenant's obligation
of indemnification. In the event Tenant is in breach of the covenants herein,
after notice to Tenant and the expiration of the cure period permitted under
applicable law, regulation, or order, Landlord may, in its sole discretion,
declare Tenant to be in default under this Lease and/or cause the Premises to be
free from the Hazardous Materials and such cause shall be deemed Additional Rent
hereunder and shall immediately be due and payable from Tenant.

     (g) Landlord shall have the express right, but no more frequently than once
each calendar year during the lease term, and sixty (60) days prior to the
termination or other expiration of this Lease, to conduct an environmental
investigation at the Leased Premises (and at any other part of the Building
which Tenant utilizes for any operation, equipment or supplemental system). if
either Tenant installs a UPS system or backup generator in or on the Building,
or Landlord has a reasonable basis to believe that there may be a problem
involving Hazardous Materials in the Premises or Building caused by Tenant, its
agents, invitees, employees or contractors, or resulting from Tenant's use of
the Premises, then Tenant will pay, as Additional Rent within fifteen days of
receipt of an invoice therefore, the cost of the first environmental
investigation thereafter conducted by Landlord. If the first environmental
investigation

                                       5
<PAGE>

details no contamination (or any other violation or any applicable Hazardous
Material law or applicable law, rule or regulation of a governmental entity with
jurisdiction over the Premises) that was caused by Tenant, its agents, invitees,
employees or contractors, or resulted from Tenant's use of the Premises, then
the cost of any environmental investigation conducted thereafter shall be borne
by Landlord unless such later environmental Investigation discloses any
contamination or violation of applicable laws (provided such violation or
contamination was caused by Tenant, its agents, invitees, employees or
contractors, or resulted from Tenant's use of the Premises). Tenant will pay, as
Additional Rent within fifteen days of receipt of an invoice therefore, the cost
of the first environmental investigation and any subsequent environmental
investigation which reveals a violation of any applicable Hazardous Material law
or applicable law, rule or regulation of a governmental entity with jurisdiction
over the Premises that was caused by Tenant, its agents, invitees, employees or
contractors, or resulted from Tenant's use of the Premises. If contamination (or
any other violation of any applicable Hazardous Material law or applicable law,
rule or regulation of a governmental entity with jurisdiction over the Premises)
is found and was caused by Tenant, its agents, invitees, employees or
contractors, or resulted from Tenant's use of the Premises, Tenant will
immediately remediate the contamination. Tenant shall indemnify and hold
Landlord harmless against and from any and all claims, liability, damage,
penalties, actions, demands or expenses of any kind or nature (including
attorney's fees), without limitation damage to any property and injury
(including death) to any person, arising from Tenant's breach of this Lease,
Tenant's use of the Premises for the conduct of its business, or from any
activity, work or other thing done, permitted or suffered by Tenant or omission
of Tenant in and about the Premises. It shall further indemnify and hold
Landlord harmless against and from any and all claims arising from any breach or
default in the performance of any obligation on Tenant's part to be performed
under the terms of this Lease or arising from any act or any of the foregoing
acts or omissions by any of Tenant's agents, employees, contractors,
subcontractors or invitees, or from any litigation concerning any of the
foregoing in which Landlord is made a party defendant, and from and against all
costs, attorneys fees, expenses and liabilities incurred in connection with any
such claim or action or proceeding brought thereon. Except as limited by
Sections 10.3 and 10.4 below Tenant, as a material part of the consideration to
Landlord, hereby assumes all risk of damage to property or injury to persons in,
upon or about the Premises from any cause other than Landlord's sole negligence.

     Section 5.3. Rules and Regulations.
                  ---------------------

     (a) Tenant and its agents, employees, contractors and invitees shall
faithfully observe and comply with the Rules and Regulations attached as
Exhibit D, and such reasonable changes to them, whether by modification,
---------
elimination or addition, as Landlord from may make time to time for the use,
safety, cleanliness, and care of the Leased Premises and the Building, and the
comfort, quiet, and convenience of occupants of the Building provided that such
changes do not unreasonably interfere with Tenant's operation in the Premises.
Such changes shall be effective upon written notice from Landlord to Tenant. In
the case of any conflict or inconsistency between the provisions of this Lease
and any of the rules and regulations as originally promulgated or as changed,
the provisions of this Lease shall control. (The rules and regulations, as
changed in accordance with this Section from time to time, are called the "Rules
and Regulations.")

     (b) Nothing contained in this Lease shall be construed to impose upon
Landlord any liability for the failure of any other tenant or other party to
comply with the Rules and Regulations or the provisions in any other lease, but
Landlord shall use reasonable efforts to enforce the Rules and Regulations
uniformly.

     Section 5.4. Permitted Weight Loads. Tenant shall not place in or move
                  ----------------------
about the Leased Premises any article the weight of which exceeds the maximum
floor load limit for the Building, which is 100 pounds per square foot, without
Landlord's prior written consent, which consent shall not be unreasonably
withheld. If Tenant proposes to bring any article exceeding this limit into the
Building, Landlord may engage an engineering consultant to advise Landlord
regarding the placement of the article and any requirements to support the
weight, and Tenant shall pay the fees of that consultant, any costs necessary to
comply with the consultant's recommendations, and any other costs incurred by
Landlord as a result of moving or placing the article in the Leased Premises.

     Section 5.5. Signage. Tenant shall not install any sign in any window of
                  -------
the Leased Premises or any sign elsewhere in the Leased Premises which is
visible from the exterior of the Building. Any signs of Tenant in the Common
Area (as defined in Section 6.1) shall conform to the Building standard and
shall be subject to Landlord's prior written approval, which consent shall not
be unreasonably withheld. Tenant shall have the right to install, at Tenant's
sole cost and expense, a sign on the exterior of the Building, provided: (i)
Tenant makes the requisite submittals to Landlord required under Section 7.2 of
this Lease or in connection with the approval of Tenant's Work; (ii) Tenant
obtains any and all requirements of any governmental or quasi-governmental
authority with jurisdiction over the Building; and (iii) Tenant pays all costs,
fees and expenses in connection with the installation, maintenance, operations,
repair and removal of the sign (at the end of the Term). The size, location,
method of installation and all other matters in connection with the exterior
sign are subject to Landlord's prior written consent which will not be
unreasonably withheld.

ARTICLE 6. COMMON AREA

     Section 6.1. Control of Common Area.
                  ----------------------

     (a) As used in this Lease, the term "Common Area" shall mean that part of
the Building designated by Landlord as parking areas, sidewalks, landscaping,
curbs, driveways, delivery passages, private streets and alleys, lighting
facilities, and the like.

     (b) Landlord grants Tenant a non-exclusive license for the Term to use and
occupy in common with the invitees of Landlord and Tenant and such other persons
as Landlord and Tenant shall designate, the Common Area, subject to the terms
and conditions of this Lease and to reasonable Rules and Regulations prescribed
from time to time by Landlord. Tenant shall not solicit business within the
Common Area or distribute handbills or take any action which would interfere
with the rights of other persons to use the Common Area.

     (c) Landlord reserves the right, at any time and from time to time, without
incurring any liability to Tenant to change the arrangement, dimensions, and/or
location of the Common Areas. In such event. Landlord shall repair any physical
damage caused to the Leased Premises. Tenant shall, at all times, have access to
the Leased Premises, and no such changes shall unreasonably interfere with
Tenant's normal business operations in the Leased Premises, and Landlord shall
use reasonable efforts during any construction associated with any such change
to prohibit any unreasonable interference with Tenant's normal business
operations in the Leased Premises.

     Section 6.2. Parking. During the Term, Tenant and its employees shall have
                  -------
the right to use the number of parking spaces stipulated in Article 1, all on an
unassigned basis and subject to the terms and conditions of this Lease and to
reasonable Rules and Regulations prescribed from time to time by Landlord,
including the designation of specified areas (which may change from
time-to-time, but in no event will be located outside a three block radius of
the Building) in which automobiles operated by Tenant and its employees shall be
parked. Notwithstanding the foregoing, Landlord in its sole and absolute
discretion, shall have the right to reduce the number of parking spaces
stipulated in Article 1, to no less than eight (8) spaces by delivering written
notice to Tenant of such reduction, which

                                       6
<PAGE>

reduction will take effect thirty (30) days after Landlord delivers written
notice to Tenant. Upon request of Landlord, Tenant shall furnish to Landlord a
complete list of the license numbers of all automobiles operated by Tenant and
its employees. Tenant shall pay to Landlord a parking fee for the parking spaces
(the "Fee") In the amount of Thirty Five Dollars ($35.00) per space per month
plus a fiat fee for the Exclusive Spaces (as defined below) of Three Hundred
Fifteen Dollars ($315). The Fee shall equal the monthly charge per parking space
set forth above multiplied by the number of parking spaces to which Tenant is
then entitled plus Three Hundred Fifteen Dollars ($315) for the Exclusive
Spaces. All payments of the Fee shall be made as Additional Rent in advance,
without notice or set off, at Landlord's Notice Address, or at such place as
Landlord from time to time designates in writing. Tenant shall pay the Fee on
the Commencement Date and on the first day of each succeeding calendar month
during the initial Term or any extension thereof. If Tenant takes occupancy of
the Premises on a day other than the first day of a calendar month, the Fee for
the fractional month shall be prorated on a daily basis and shall be paid on the
date Tenant takes occupancy of the Premises. If Tenant fails to pay the Fee in a
timely manner, Landlord shall have all rights and remedies afforded it under
Section 16 hereof. The Fee for the parking spaces shall be due and payable in
full each month regardless of whether Tenant actually uses all or only a portion
of the parking spaces allocated for Tenant each month. Provided Tenant is not in
default under this Lease beyond any applicable cure period, Landlord will
designate that specific area located immediately contiguous to the east of the
Building (but to the west of the alley adjacent to thereto), as depicted on
Exhibit C, for Tenant's exclusive use during the Term of this Lease (the
"Exclusive Spaces") for parking spaces in addition to those noted above, and for
location of Tenant's Generator Pad authorized under the Rider.

ARTICLE 7. REPAIRS, ALTERATIONS AND MECHANICS' LIENS

     Section 7.1. Repairs.
                  -------

     (a) Landlord, at its expense, shall make all necessary repairs, interior or
exterior, structural or otherwise, to keep the Building, including building
equipment and systems, in good order and repair, excluding, however, all repairs
which Tenant is obligated to make pursuant to this Section 7.1. Tenant shall
give Landlord prompt notice of any defective condition in any plumbing, heating
system or electrical lines located in, servicing or passing through the Leased
Premises, and following such notice, Landlord shall remedy the condition with
due diligence, subject to unavoidable delay, but at the expense of Tenant if
repairs are necessitated by damage or injury attributable to Tenant, Tenant's
servants, agents, employees, invitees, or licensees; provided, however, that no
liability of Landlord to Tenant shall accrue under this Lease unless and until
Tenant has given notice to Landlord of the specific repair to be made.

     (b) Tenant, at its sole cost and expense, shall take good care of the
Leased Premises, including all building equipment and systems located in and
exclusively serving the Leased Premises and Tenant's property and fixtures.
Tenant shall be solely responsible for all maintenance, repairs and replacement
of the roof of the Building. Tenant shall make and be responsible for all
repairs, interior or exterior, structural or otherwise, as and when needed to
preserve the Leased Premises, including such building equipment and systems, and
Tenant's property and fixtures, in good working order and condition, the need
for which arises out of (i) the performance or existence of any alteration or
modification to the Leased Premises made by Tenant, (ii) the installation, use
or operation of Tenant's property or fixtures, (iii) the moving of Tenant's
property or fixtures in or out of the Building or in and about the Leased
Premises, (iv) the acts, omission, negligence or misuse by Tenant or those
holding under Tenant, or their use or occupancy or manner or use or occupancy of
the Leased Premises or (v) as may be required by Article 5. All repairs made by
or on behalf of Tenant shall be made and performed in conformity with the
provisions of Section 7.2 and shall be at least equal in quality and class to
the original construction of the Leased Premises. If Tenant fails after 10 days'
notice by Landlord to proceed with due diligence to make repairs required to be
made by Tenant, the same may be made by Landlord at the expense of Tenant, and
the expenses of those repairs incurred by Landlord shall be reimbursed
immediately as Additional Rent after submission of a bill or statement for such
repairs.

Section 7.2. Alterations.
             -----------

     (a) Tenant shall make no alterations, additions, or improvements in or to
the Leased Premises without Landlord's prior written consent which consent will
not be unreasonably withheld. Landlord will make good faith and commercially
reasonable efforts to respond within five (5) business day to any requested
alteration, addition or improvement proposed by Tenant, unless greater time is
required to allow engineers or other specialists time to review the submittal.
Any notice from Landlord stating that Landlord does not consent to any proposed
installation, alteration or improvement will specify the reasons for the
objection. Any contractors and sub-contractors chosen by Tenant to perform the
work in the Building or Leased Premises must be approved in advance by Landlord,
which consent will not be unreasonably withheld, unless the alteration, addition
or improvement involve the structural components of the Building or the Building
systems, in which case Landlord, in its sole discretion, shall have the right to
require Tenant to hire contractors regularly engaged by Landlord to perform work
in the Building. Before making any alterations, additions, installations or
improvements, Tenant, at its expense, shall obtain all permits, approvals and
certificates required by any governmental or quasi-governmental bodies and (upon
completion) certificates of final approval thereof and shall deliver promptly
duplicates of all such permits, approvals and certificates to Landlord. Tenant
agrees to carry and to cause all contractors and sub-contractors hired by Tenant
to carry such workmen's compensation, general liability, personal and property
damage insurance as Landlord may reasonably require, and Landlord shall be named
as an additional insured on each of these policies. An increase in any taxes as
a result of such alterations by Tenant shall be paid by Tenant.

     (b) All fixtures and all paneling, partitions, railings and like
installations, alterations, additions and improvements installed in the Leased
Premises or on the Building at any time (including, but not limited to, those
items installed pursuant to Tenant's Work), either by Tenant or by Landlord on
Tenant's behalf, shall become the property of Landlord and shall remain upon and
be surrendered with the Leased Premises unless Landlord, by notice to Tenant no
later than 20 days prior to the date fixed as the Expiration Date (or in the
event of termination of this Lease in advance of the Expiration Date, by notice
to Tenant given with the notice of termination), elects to have them removed by
Tenant, in which event, the same shall be removed from the Leased Premises by
Tenant. Notwithstanding the foregoing, Landlord will make its election regarding
removal of improvements at the time Landlord approves such improvements if such
election by Landlord is expressly requested in writing by Tenant at that time
and only in respect to certain specific improvements as determined by Landlord
in its sole discretion. Notwithstanding the foregoing and provided that the
following items can be disconnected from any Building system without the need
for rewiring or reworking (as opposed to capping off a supplemental system in
connection with its removal) any Building system, or would require Landlord to
replace such Item to return the Building to a good and working condition, then
Tenant shall have the right to remove the supplemental generator, supplemental
HVAC unit, and the UPS system, if any, installed by Tenant as authorized under
this Lease. Nothing in this Section shall be construed to give Landlord title to
or to prevent Tenant's removal of trade fixtures, movable office furniture and
equipment (including, without limitation, Tenant's backup generators, UPS system
and portable HVAC units), but upon removal of any such furniture, equipment and
trade fixtures from the Leased Premises, Tenant shall return the Leased Premises
in a good and working condition which, at a minimum requires: (i) a HVAC system,
in a good and working condition, suitable to serve the entire Building for
general office purposes; (ii) capacity for electric current to the Building,
with a step down capability to provide 8 watts per square foot in the Leased
Premises for normal office lighting and business machines which operate on
standard 110 voltage; and (iii) all other Building systems be in a good and
working condition to allow Landlord to utilize the Building

                                       7
<PAGE>

     for standard office uses. Tenant will repair any damage to the Leased
     Premises or the Building due to such removal. All property that was
     permitted or required to be removed by Tenant at the end of the Term but
     which remains in the Leased Premises shall be deemed abandoned and, at the
     election of Landlord, Landlord may either retain the property as Landlord's
     property or remove the property from the Leased Premises at Tenant's
     expense. Notwithstanding any other provision of this Lease or the Rider to
     the contrary, Tenant shall have no right to remove any installation,
     alteration, addition or improvement if the removal of such item would: (i)
     necessitate rewiring or reworking any Building system (as opposed to
     capping off a supplemental system in connection with its removal); or (ii)
     require Landlord to replace such item to return the Building to a good and
     working condition as described above.

          Section 7.3. Mechanics' Liens.
                       ----------------

          (a) Tenant shall pay, before delinquency, all costs for work done or
     caused to be done by Tenant in the Leased Premises which could result in
     any lien or encumbrance on all or any part of Landlord's interest in the
     Building; shall keep the title to the Building free and clear of any lien
     or encumbrance in respect to such work; and shall indemnify and hold
     harmless Landlord against any claim, loss, cause of action, cost, demand,
     damages, judgment and legal or other expense (including without limitation
     attorneys' fees), whether in respect of any lien or otherwise, arising out
     of the supply of material, services or labor for such work. Tenant shall
     immediately notify Landlord of any such lien, claim of lien or other action
     of which it has or reasonably should have knowledge and which affects the
     title to the Building, and shall cause the same to be removed or bonded
     over as authorized by law within five (5) days (or such additional time as
     Landlord may consent to in writing). If Tenant fails to do so, Landlord may
     take such action as Landlord deems necessary to remove the same, and the
     entire cost of that action shall be immediately due and payable by Tenant
     to Landlord as Additional Rent.

          (b) Notwithstanding the foregoing, if Tenant shall desire to contest
     any lien or claim of lien, it shall have the right to do so on the
     condition that Tenant shall furnish Landlord, within the time stated above
     for removal of such lien or claim of lien, security in an amount not less
     than that required by statute in a form reasonably acceptable to Landlord,
     plus estimated costs, and if final judgment establishing the validity or
     existence of a lien for any amount is established, Tenant shall immediately
     pay and satisfy the same.

          (c) At least 10 days prior to the commencement of any work by Tenant
     on the Leased Premises, Tenant shall provide Landlord with written notice
     of the proposed work and the names and addresses of the persons supplying
     labor and materials for the proposed work so that Landlord may avail itself
     of the provisions of statutes such as Colo. Rev. Stat. 38-22-105(2). During
     any such work, Landlord or its representatives shall have the right to
     enter and inspect the Leased Premises at reasonable times after notice as
     required by Section 12.1, and shall have the right to post and keep posted
     thereon notices such as those provided for by Colo. Rev. Stat. 38-22-105(2)
     and to take any further action which Landlord may deem to be proper for the
     protection of Landlord's interest in the Leased Premises.

     ARTICLE 8. UTILITIES AND BUILDING SERVICES

          Section 8.1. Utilities and Services Provided.
                       -------------------------------

          (a) Subject to limitations and restrictions imposed by federal, state
     and/or local authorities and so long as Tenant is not in default under the
     terms of this Lease, Landlord shall furnish or cause to be furnished
     domestic cold and temperate water for the operation of lavatories and
     ordinary drinking fountains in the Building.

     (b) Tenant shall purchase, install, maintain, repair and replace, as
necessary, all light bulbs and fluorescent and other lighting tubes and ballasts
used in the Leased Premises. Landlord shall purchase, install, maintain, repair
and replace, as necessary, all light bulbs and fluorescent and other lighting
tubes and ballasts used in the common areas of the Building, and the cost of
such items and service shall be included in Operating Costs. Landlord may, at
intervals not shorter than 75% of the rated life of the fluorescent tubes being
used, cause all such tubes to be replaced at the same time, so as to maintain
full operating efficiency and so as to avoid the undue expense of piecemeal
replacement. No fluorescent tubes, other than standard warm and white types, may
be used.

     (c) If heat generating machines or equipment (other than standard office
equipment, such as typewriters, calculators, and small reproduction machines)
are used in the Leased Premises which affect the temperature otherwise
maintained by the air-conditioning system, Tenant (provided it complies with the
requirements of Section 7.2 hereof) shall have the right to install
supplementary air-conditioning units for the Leased Premises at the expense of
Tenant, and Tenant will bear the cost of operating such equipment. Any
air-conditioning units required for Tenant's computer systems shall be installed
at the expense of Tenant, and the costs of operation and maintenance shall be
paid by Tenant.

     (d) If Tenant uses or consumes water for any purposes other than ordinary
drinking and lavatory purposes, or in unusual quantities (of which fact Landlord
shall reasonably judge), Landlord may install a water meter at Tenant's expense
which Tenant shall thereafter maintain at Tenant's expense in good working order
and repair to register such water consumption. Tenant shall pay for water
consumed as shown on such meter as Additional Rent as and when bills are
rendered, and on Tenant's default in making such payment, Landlord may pay such
charges and collect the same as additional rent from Tenant. Such a meter shall
also be installed and maintained at Tenant's expense if required by law or
governmental order. Tenant shall not waste or permit the waste of water.

     (e) Landlord and Tenant hereby acknowledge and agree that Tenant has
already contracted for and replaced the current electric transformer serving the
Building with a 480 volt transformer to serve the Leased Premises. Tenant hereby
acknowledges and agrees: (i) Landlord has no obligation or responsibility to
provide any capacity for electric current to the Leased Premises; (ii) Landlord
has no obligation or responsibility to provide any electricity service to the
Leased Premises; and (iii) Tenant will provide electric capacity to the Leased
Premises at the expiration or early termination of this Lease, as provided in
Section 7.2(b), with a step down capability of 6 watts per square foot in the
Leased Premises for normal office lighting and business machines which operate
on standard 110 voltage. Subject to Landlord's review and approval as required
under this Lease and compliance with all laws, rules, regulations and codes
applicable to the Building, Tenant shall have the right to provide additional
capability for electric current to the Leased Premises. Landlord shall cooperate
with Tenant in connection with any such request by Tenant for additional power.

     Section 8.2. Interruption of Services. Landlord does not warrant that any
                  ------------------------
service will be free from interruptions caused by repairs, improvements, changes
of service, alterations, strikes, lockouts, labor controversies, accidents,
inability to obtain fuel, water or supplies or other cause beyond the reasonable
control of Landlord. No such interruption of service shall be deemed an eviction
or disturbance of Tenant's use and possession of all or any part of the Leased
Premises, or render Landlord liable to Tenant for damages, by abatement of rent
or otherwise except as specifically provided below, or relieve Tenant from
performance of Tenant's obligations under this Lease. Tenant hereby waives and
releases all claims against Landlord for damages for interruption or stoppage of
service.

     Notwithstanding the provisions of this subsection above, if utility service
to the Leased Premises is interrupted so that Tenant is prevented from using the
Leased Premises for Tenant's normal business operations for five consecutive
business days, and the cause is within Landlord's control, then Fixed Rent shall
abate beginning with the sixth business day and continuing until service is
restored, and if any such interruption causes the Leased Premises or any
material portion thereof to be unusable for Tenant's normal business operations
for more than ninety (90) consecutive days, Tenant shall have the right to
terminate this Lease by notice to Landlord given after

                                       8
<PAGE>

the 90th day and prior to the time, if at all, such services are restored, in
which event both parties shall be relieved of all further obligations hereunder.
However, Tenant will not be entitled to any abatement of Fixed Rent if the
interruption in utility service arises from (i) any renovation or alteration to
the Leased Premises conducted by Tenant or at Tenant's request, (ii) any
wrongful act or negligence on the part of Tenant or its contractors, agents,
employers or representatives, or (iii) the failure by Tenant to timely pay any
charges for such service and all other Rent due under this Lease. (For purposes
of this Lease, the Term "business day" means any day other than a Saturday,
Sunday or Legal Holiday.)

     Section 8.3. Energy Conservation and Security Policies. Landlord shall be
                  -----------------------------------------
deemed to have observed and performed the terms and conditions to be performed
by Landlord under this Lease, including those relating to the provision of
utilities and services, if in so doing it acts in accordance with a directive,
or requirement of a governmental or quasi-governmental authority serving the
public interest in the fields of energy conservation or security.

ARTICLE 9. TENANT'S PROPERTY TAX AND OTHER TAXES

     In addition to the Fixed Rent and other Additional Rent to be paid by
Tenant under this Lease, Tenant shall reimburse Landlord, upon demand, for any
and all taxes payable by Landlord (other than net income taxes) whether or not
now customary or within the contemplation of Landlord and Tenant: (a) upon
or with respect to the possession, leasing, operation, management, maintenance,
alteration, repair, use or occupancy by Tenant of all or any part of the Leased
Premises; or (b) upon the measured value of Tenant's personal property located
in the Leased Premises, It being the intention of Landlord and Tenant that, to
the extent possible, such personal property taxes shall be billed to and paid
directly by Tenant; or (c) upon this transaction. Any reimbursement referred to
above shall be collectible by Landlord as Additional Rent under this Lease.

ARTICLE 10. INSURANCE AND INDEMNITY

     Section 10.1. Landlord's Insurance. Landlord shall keep in force and effect
                   --------------------
(a) a policy of general liability, including bodily injury and property damages
insurance with limits in the amount of not less than $1,000,000 for any
occurrence and $2,000,000 policy aggregate; and (b) standard fire and extended
coverage property insurance covering the full replacement cost of the Building
(excluding Tenant Work but including the roof).

     Section 10.2. Tenant's Insurance. At all times Tenant shall keep in full
                   ------------------
force and effect a policy of general liability, including bodily injury and
property damage insurance with respect to the Leased Premises, in such limits as
reasonably required from time to time by Landlord. The limits of general
liability insurance on the Commencement Date shall be not less than $1,000,000
for any occurrence and $2,000,000 policy aggregate. These policies shall name
Landlord and any person, firm or corporation designated by Landlord as
additional insureds, and shall contain a clause that the insurer will not cancel
or change the insurance without, first giving Landlord 30 days' prior written
notice. The insurance shall be written by an insurance company, licensed and
qualified to do business in Colorado, which is reasonably acceptable to
Landlord. A copy of the policy or a certificate of insurance shall be delivered
to Landlord on or before the Commencement Date and each anniversary of the
Commencement Date throughout the Term.

     Section 10.3. Indemnity and Non-Liability.
                   ---------------------------

     (a) Neither Landlord nor Landlord's agents, employees, contractors,
officers, directors, shareholders, partners, or principals (disclosed or
undisclosed) shall be liable to Tenant or Tenant's agents, employees,
contractors, invitees, or licensees or any other occupant of the Leased
Premises, and Tenant shall save Landlord, its successors and assigns and their
respective agents, employees, contractors, officers, directors, shareholders,
partners, and principals (disclosed or undisclosed) harmless for any loss, cost,
liability, cause of action, claim, damage, expense (including reasonable
attorneys' fees and disbursements), penalty, fine or judgment incurred in
connection with or arising from any injury to Tenant or to any other person or
for any damage to or loss (by theft or otherwise) of any of Tenant's property or
of the property of any other person, irrespective of the cause of such injury,
damage, or lose (including the acts or negligence of any tenant or of any owners
or occupants of adjacent or neighboring property or caused by operations in
construction of any private, public, or quasi-public work) unless due to the
negligence or intentional acts of Landlord or Landlord's agents or employees.
However, even if such loss or damage is caused by the negligence of Landlord,
its agents or employees, Tenant waives, to the full extent permitted by law, any
claim for consequential damages in connection therewith. Landlord and its agents
and employees shall not be liable, to the extent of Tenant's insurance coverage,
for any loss or damage to any person or property even if due to the negligence
or intentionally tortious conduct of Landlord, its agents or employees.

     (b) Neither any(i) performance by Landlord, Tenant, or others of any
repairs, improvements, alterations, additions, installations, substitutions,
betterments, or decorations in or to the Building, Building equipment, or the
Leased Premises, (ii) failure of Landlord or others to make any such repairs or
improvements, (iii) damage to the Building, Building equipment, the Leased
Premises, or Tenant's property, (iv) injury to any persons caused by other
tenants in the Building, by operations in the construction of any private,
public, or quasi-public work, or by any other cause, (v) latent defect in the
Building, Building equipment, or the Leased Premises, nor (vi) inconvenience or
annoyance to Tenant or injury to or interruption of Tenant's business by reason
of any of the events or occurrences referred to in the foregoing subdivisions
(i) through (v) shall impose any liability on Landlord by Tenant, except such
liability as may be imposed upon Landlord: (1) by law for Landlord's negligence
or the negligence of Landlord or its agents or employees in the operation or
maintenance of the Building or the Building equipment; or (2) for the breach by
Landlord of any express covenant of this Lease on Landlord's part to be
performed. No representation, guaranty, or warranty is made or assurance given
that the security systems, devices, or procedures of the Building will be
effective to prevent injury to Tenant or any other person or damage to, or loss
(by theft or otherwise) of, any of Tenant's property or of the property of any
other person, and Landlord reserves the right to discontinue or modify at any
time such security systems or procedures, if any, without liability to Tenant.
Landlord will provide Tenant with reasonable advance notice prior to
discontinuing or modifying such security systems. Tenant acknowledges that, as
of the date of this Lease, there is no security system in the Leased Premises.
Landlord will not add a security system without Tenant's consent.

     (c) Subject to Paragraph 10.4 below, Tenant agrees to indemnify, defend,
and hold Landlord, its employees, agents, and contractors harmless from all
liability, costs, or expenses, including attorneys' fees, on account of damage
to the person or property of any third party, including any other tenant in the
Building, to the extent caused by the acts or omissions of Tenant, its
employees, agents or contractors. Subject to Paragraph 10.4 below, Landlord
agrees to indemnify, defend, and hold Tenant, its employees, agents, and
contractors harmless from all liability, costs, or expenses, including
attorneys' fees, on account of damage to the person or property of any third
party, including any other tenant in the Building, to the extent caused by the
acts or omissions of Landlord, its employees, agents or contractors.

     (d) Tenant shall pay to Landlord as Additional Rent, within five days
following rendition by Landlord to Tenant of bills or statements therefor, sums
equal to all losses, costs, liabilities, causes of action, claims, damages,
expenses, fines, penalties, and judgments referred to in this Section 10.3.
Tenant hereby agrees to indemnify, defend and hold Landlord, its employees,
agents and contractors harmless from all liability, costs and expenses,
including attorneys' fees arising out of Tenant's default in the performance of
any of the terms of this Lease.

     (e) Tenant's obligations under this Section 10.3 shall survive the
expiration or earlier termination of this Lease.

     Section 10.4. Waiver of Subrogation. Notwithstanding any other provision of
                   ---------------------
this Lease to the contrary, Landlord and Tenant each hereby waive any right of
recovery against the other party, its employees, agents, and contractors for any
loss or damage that

                                       9
<PAGE>

is caused by any peril covered by standard fire and extended coverage insurance
or any other insurance actually carried (or required to be carried under this
Lease) by the party suffering the loss or damage and in force at the time of
such loss or damage. Landlord and Tenant shall cause their respective insurers
to issue appropriate waivers of subrogation rights and endorsements to all
policies of insurance carried in connection with the Building or the Leased
Premises or the contents thereof. Tenant agrees to cause all other occupants of
the Leased Premises claiming by, under, or through Tenant to execute and deliver
to Landlord a waiver of claims as stated above and to obtain waivers of
subrogation rights and endorsements as stated above.

     ARTICLE 11. DAMAGE BY CASUALTY

     Section 11.1. Notice. Tenant shall give immediate written notice to
                   ------
Landlord of any damage to the Leased Premises by fire or other casualty.

     Section 11.2. Restoration of Improvements.
                   ---------------------------

     (a) in the event the Leased Premises are damaged by fire or other casualty,
unless this Lease is terminated as provided below, Landlord shall proceed with
reasonable diligence, at its sole cost and expense, to repair the Leased
Premises. If such repairs cannot, in Landlord's sole determination, be made
within 120 days after the occurrence of such damage (without the payment of
overtime or other premiums), Landlord shall notify Tenant within 30 days after
such casualty of the approximate length of time Landlord estimates will be
required to complete such repairs, and either party may terminate this Lease by
written notice to the other within 15 days after Landlord notifies Tenant of the
estimated time for completion of such repairs. Until any such repairs to the
Leased Premises are completed, the Fixed Rent shall be abated in proportion to
the part of the Leased Premises, if any, that is unusable by Tenant in the
conduct of its business (but there shall be no abatement of Fixed Rent by reason
of any portion of the Leased Premises being unusable for a period of five
business days or less). If the fire or other casualty is due to the negligence
or misconduct of Tenant, its agents, employees, contractors, or invitees, there
shall be no abatement of Fixed Rent, and Tenant shall be liable to Landlord for
the amount by which the cost of such repairs exceeds the insurance proceeds
received by Landlord or the amount of insurance proceeds that would have been
received by Landlord had Landlord maintained the insurance required under this
Lease, whichever is greater. If any deadline for the giving of any notice
required from Landlord under this Section or for the completion of repairs is
delayed because of (a) insurance settlement procedures, (b) failure of any
mortgagees to agree to or approve the repair, changes, deletions or additions in
construction requested by Tenant, or (c) strikes, lockouts, casualties, acts of
God, war, material or labor shortages, government regulations or control or
other causes beyond the control of Landlord, then the period for the giving of
such notice or the completion of such repair shall be extended for the amount of
time Landlord is so delayed.

     (b) If the Building or the Leased Premises shall be totally destroyed or
substantially damaged by a casualty or if insurance proceeds from any insured
casualty shall not be made available to Landlord by the holder of any mortgages
affecting the Building, then, in either event, Landlord may elect either to
rebuild and repair the Building and the Leased Premises or to terminate this
Lease, effective upon giving notice of such election, in writing, to Tenant
within 30 days after the occurrence of such casualty. Without limiting the
generality of the foregoing, the Building shall be deemed to have been
substantially damaged if more than one-third of the rentable square feet of the
Building (as stated In Article 1) has been damaged or destroyed or if the
Building shall be so damaged that Landlord shall decide to demolish it. Damage
to the Building or the Leased Premises caused by a casualty not covered by
Landlord's insurance shall be deemed substantial if the cost of repairing such
damage will, in Landlord's sole determination, exceed $50,000. Landlord's
obligation to rebuild and repair under this Section shall in any event be
limited to restoring the Building and the Leased Premises to substantially the
condition in which they existed prior to the casualty. In no event shall
Landlord be required to repair any of Tenant's leasehold improvements, fixtures,
equipment, furniture, furnishings, and personal property, and Tenant agrees
that, promptly after the completion of such work by Landlord, it will proceed
with reasonable diligence and at its sole cost and expense to rebuild, repair,
and restore its fixtures, equipment and other installations.

     Section 11.3. Damage During Last Year of Lease Term. Without limiting
                   -------------------------------------
Landlord's rights under Section 11.2, in the event the Leased Premises shall be
substantially damaged, in Landlord's reasonable judgment, during the last year
of the Term, Landlord may elect either to rebuild or repair the Leased Premises
or to terminate this Lease effective upon giving notice of such election, in
writing, to Tenant within 30 days after the happening of the fire or other
casualty.

ARTICLE 12. RIGHTS RESERVED TO LANDLORD

     Section 12.1. Access to Leased Premises. Landlord and Landlord's agents
                   -------------------------
shall have the right (but shall not be obligated) to enter the Leased Premises
in any emergency at any time, and to perform any acts related to the safety,
protection or preservation of the Leased Premises. Landlord shall give such
notice of such entry as is reasonable under the circumstances to prevent damage
to or interfere with any of Tenant's equipment in the Leased Premises. At other
reasonable times, and upon reasonable notice, Landlord and its agents may enter
the Leased Premises to examine them and make such repairs, replacements and
improvements as Landlord may deem necessary and reasonably desirable to the
Leased Premises or to any other portion of the Building or for the purpose of
complying with laws, regulations and other requirements of governmental
authorities. Landlord may, during the progress of any work in the Leased
Premises, take all necessary materials and equipment into the Leased Premises
and close or temporarily suspend operation of entrances, doors, corridors,
elevators or other facilities without such interference constituting an
eviction. Tenant shall not be entitled to any abatement of Rent or any damages
by reason of loss or interruption of business or otherwise during such periods.
During such periods, Landlord shall use reasonable efforts to minimize any
interference with Tenant's use of the Leased Premises for its normal business
operations. Tenant shall at all times have access to the Leased Premises.
Throughout the Term, Landlord shall have the right to enter the Leased Premises
at reasonable hours, and upon reasonable notice, for the purposes of showing the
same to prospective purchasers and mortgagees, and during the last six months of
the Term, to prospective tenants. Also during the last six months of the Term,
Landlord may place "For Rent" notices upon the Common Areas and exterior
portions of the Building. If Tenant is not present to open and permit an entry
into the Leased Premises, Landlord or Landlord's agents may enter the same
whenever such entry may be necessary or permissible by master key or forcibly,
provided reasonable care is exercised to safeguard Tenant's property. Such entry
shall not render Landlord or its agents liable, nor shall the obligations of
Tenant under this Lease be affected by such entry unless Landlord fails to use
reasonable care in such entry.

     Section 12.2. Relocation of Leased Premises. [Intentionally Omitted]
                   -----------------------------

     Section 12.3. Additional Rights. Landlord shall have the following
                   -----------------
additional rights exercisable without notice (except as provided below) and
without liability to Tenant for damage or injury to property, personal business,
all claims for damage being hereby released, and without effecting an eviction
or disturbance of Tenant's use or possession of the Leased Premises or giving
rise to any claim for setoffs or abatement of Rent. Landlord shall use
reasonable efforts to minimize any interference with Tenant's use of the Leased
Premises for its normal business operations and Tenant shall at all times have
access to the Leased Premises:

     (a) Upon 30 days' notice, to change the name, number or designation by
     which the Building may be known;

     (b) To make such changes in or to the Building, including the Building
     equipment and systems, as Landlord may deem necessary or desirable,
     provided that any such change does not deprive Tenant of a reasonable means
     of access to the Leased Premises or interfere with the use of the Leased
     Premises, or interfere with any supplemental system installed by Tenant
     hereunder;

     (c) To have access to all mail chutes, if any, according to the rules of
     the United States Postal Service or any successor

                                      10
<PAGE>

     (d) To exclude or expel any peddler, solicitor or beggar at any time from
     the Leased Premises or the Building;

     (e) To approve the weight, size and location of safes, and other heavy
     articles in and about the Leased Premises and the Building or Tenant
     agreeing that Tenant shall not install such items until Tenant has obtained
     that approval in writing which approval shall not be unreasonably withheld;

ARTICLE 13. EMINENT DOMAIN

     Section 13.1. Taking of Leased Premises. If all of the Leased Premises
                   -------------------------
shall be taken for any public or quasi-public use under any statute or by right
of eminent domain, or purchased under threat of such taking, this Lease shall
automatically terminate on the date on which the condemning authority takes
possession of the Leased Premises (the "Date of Taking"). If so much of the
Leased Premises (but less than all) is taken as shall render the Leased Premises
untenantable, Tenant shall have the right to terminate within thirty (30) days
after the Date of Taking.

     Section 13.2. Partial Taking of Building. If only part of the Building is
                   --------------------------
taken or purchased as set out in Section 13.1, then:

     (a) If in the reasonable opinion of Landlord, substantial alteration or
     reconstruction (or demolition) of the Building is necessary as a result of
     the taking or purchase, whether or not the Leased Premises are or may be
     affected, Landlord shall have the right to terminate this Lease by giving
     Tenant at least thirty (30) days' written notice of such termination, and

     (b) If more than one-third of the rentable square feet of the Building is
     included in such taking or purchase, Landlord and Tenant shall each have
     the right to terminate this Lease by giving the other at least 30 days'
     written notice thereof.

     If either party exercises its right of termination under Section 13.1 or
13.2 (and any such right must be exercised within 30 days after the Date of
Taking, failing which such right shall be deemed waived), this Lease shall
terminate on the date stated in the notice, provided, however, that no such
termination may occur later than 60 days after the Date of Taking.

     Section 13.3. Surrender. On the date of any termination under Section 13.1
                   ---------
or 13.2, Tenant shall immediately surrender to Landlord the Leased Premises and
all interests under this Lease, and Tenant shall pay Landlord Rent through the
date of termination (or through the Date of Taking, if such date shall not be
the same as the date of termination).

     Section 13.4. Rent Adjustment for Partial Taking of Leased Premises. If any
                   -----------------------------------------------------
portion of the Leased Premises (but less than the whole thereof) is so taken,
and no rights of termination conferred under this Article are timely exercised,
the Term shall expire with respect to the portion so taken on the Date of
Taking. In such event, the Rent thereafter payable under this Lease shall be
adjusted pro rata by Landlord in order to account for the resulting reduction In
the number of rentable square feet In the Leased Premises.

     Section 13.5. Awards. Upon any such taking or purchase, Landlord shall be
                   ------
entitled to receive and retain the entire award or consideration for the
affected lands and improvements, and Tenant shall not have or advance any claim
against Landlord for the value of its property or its leasehold estate of the
unexpired Term, or for the costs of removal or relocation, or business
interruption expense or any other damages arising out of such taking or
purchase. Nothing in this Article shall give Landlord any interest in or
preclude Tenant from seeking and recovering on its own account, a separate award
from the condemning authority attributable to the taking or purchase of Tenant's
trade fixtures and any tenant improvements paid for by Tenant, or the removal or
relocation of its business and effects, or the interruption of its business,
provided that Landlord's award is not diminished by the separate award. If any
such award made or compensation paid to either party specifically includes an
award amount for the other, the party first receiving the same shall promptly
account therefor to the other.

ARTICLE 14. ASSIGNMENT AND SUBLETTING

     Section 14.1. Consent Required. Tenant shall not assign, mortgage, pledge,
                   ----------------
encumber or in any manner transfer this Lease or any part of the Leased
Premises, or allow any third party to occupy the Leased Premises, without the
prior written consent of Landlord in each instance, which Landlord shall not
unreasonably withhold. Any attempt to do any of such acts without such consent
shall be null and void and of no effect. A transfer of control of Tenant,
including but not limited to a transfer of stock if Tenant is a corporation
(unless pursuant to a legitimate capital restructuring, i.e. an IPO) shall be
deemed an assignment under this Lease and shall be subject to all the provisions
of this Article, including the requirement of obtaining Landlord's prior written
consent. The consent by Landlord to any assignment, mortgage, pledge,
encumbrance, transfer, subletting or occupancy by a third party shall not
constitute a waiver of the necessity for such consent to any subsequent
assignment, mortgage, pledge, encumbrance, transfer, subletting or occupancy by
a third party. This prohibition against assigning, mortgaging, pledging,
encumbering, transferring, subletting occupancy by a third party shall be
construed to include a prohibition against any assignment, mortgage; pledge,
encumbrance, transfer, subletting or occupancy by a third party by operation of
law.

     If this Lease is assigned, or if all or any part of the Leased Premises or
any part is sublet or occupied by anybody other than Tenant, Landlord may
collect Rent from the assignee, subtenant or occupant, and apply the net amount
collected to the Fixed Rent and Additional Rent reserved under this Lease, but
no such assignment, subletting, occupancy or collection shall be deemed a waiver
of this covenant, or the acceptance of the assignee, subtenant or occupant as
tenant, or a release of Tenant from the further performance by Tenant of its
covenants in this Lease.

     Notwithstanding any assignment, mortgage, pledge, encumbrance, transfer,
sublease or occupancy by a third party, Tenant shall remain fully liable on this
Lease and shall not be released from performing any of the terms, covenants and
conditions of this Lease.

     Further, any consent to a sublease or other occupancy agreement shall be
conditioned upon Landlord recovering fifty percent (50%) of the difference, if
any, between the Fixed Rent paid by the sublessee or occupant (less brokerage
commissions and tenant improvement allowance) over the Fixed Rent due the
Landlord under this Lease, and any consent to an assignment shall be conditioned
upon receipt of fifty percent (50%) of any premium fee or other charge paid by
the proposed assignee to the Tenant.

     Tenant acknowledges and agrees that, without otherwise limiting the grounds
under this Lease or applicable law on which Landlord may reasonably withhold its
consent to any request by Tenant to assign this Lease or sublet the Leased
Premises or otherwise transfer any interest in this Lease or right to occupy the
Leased Premises, it shall be reasonable for Landlord to withhold its consent to
any such request to an assignment, sublease or other transfer if,

          (1) the use of the Leased Premises contemplated by the proposed
     transferee would significantly increase the pedestrian and/or vehicular
     traffic in and around the Building or would generally not conform with the
     other tenant uses in the Building, or

          (2) The financial strength and business reputation of the proposed
     transferee is unacceptable to Landlord in its reasonable discretion.

                                      11
<PAGE>

Without limiting the generality of the foregoing, Tenant acknowledges that the
Leased Premises may not be used for welfare agencies: medical offices;
counseling clinics; employment agencies; parole offices; call services;
telephone bank offices; governmental offices; travel agencies; merchandise
sales; storage of merchandise; safe deposit businesses: recording, dance or
music studios; labor unions; beauty salons or barber shops; schools; public
stenographers' or typists' offices; businesses of photographic or multilith or
multigraph reproductions or offset printing (not precluding, however, the use of
part of a leased space for the tenant's own printing In connection with its own
business operations); executive suites; preparation of food for sale on or off
of the premises; sale of food; and businesses dealing generally with the public
so as to generate a large amount of foot traffic within or around the Building.

     Notwithstanding anything to the contrary contained hereinabove In this
Section 14, Tenant shall have the right, without obtaining Landlord's prior
written consent, to assign or sublease all or any portion of the Premises to the
following parties on the following conditions: (A) Any subsidiary or affiliate
of Tenant, provided Tenant owns a substantial interest In such affiliate or
subsidiary; (B) Any parent corporation of Tenant; (C) Any subsidiary or
affiliate of Tenant's parent corporation if such parent owns a substantial
interest In such subsidiary or affiliate; or (D) Any corporation into which
Tenant may be merged or consolidated or which purchases all or substantially all
of the assets or stock of Tenant; provided that the resulting corporation has a
net worth at least equal to Tenant's net worth as of the date hereof. Tenant's
rights hereunder are further conditioned on: (i) Tenant continues to remain
primarily liable on its obligations set forth herein; (ii) Any such subtenant
and/or assignee shall assume and be bound by all obligations of Tenant for
payment of all amounts of rental and other sums and the performance of all
covenants required by Tenant pursuant to this Lease; (iii) Any such subtenant
and/or assignee intends to operate the Premises in accordance with the usage
restrictions of thIs Lease; and (iv) Not less than thirty (30) days prior to the
effective date of such transaction, Tenant shall provide Landlord with copies of
the documents evidencing such transaction and such evidence as Landlord may
reasonably require to establish that such transaction falls within the terms and
provisions of this subparagraph. A transfer of stock of Tenant shall not be
deemed an assignment under this Lease unless such transfer (i) is made without
receipt of adequate consideration therefor (including, without limitation, the
value of services); and (ii) results in a change of control of management of
Tenant. If Tenant becomes a publicly traded company, then in no event shall any
transfer of stock via the publicly recognized over the counter exchange be
deemed an assignment under this provision.

ARTICLE 15. BANKRUPTCY

     Section 15.1. Prior to Commencement Date. If at anytime prior to the
                   --------------------------
Commencement Date there shall be filed against Tenant by any third party in any
court pursuant to any statute either of the United States or of any state a
petition In bankruptcy or insolvency or for reorganization or for the
appointment of a receiver or trustee or conservator of all or a portion of
Tenant's property which is not dismissed within sixty (60) days, this Lease
shall ipso facto be canceled and terminated, and in such event, neither Tenant
      ---- -----
nor any person claiming through or under Tenant or by virtue of any statute or
of an order of any court, shall be entitled to possession of the Leased
Premises, and Landlord in addition to exercising the other rights and remedies
provided in this Lease or in any statute or rule of law, may retain as damages
any Rent, Security Deposit or moneys received by it from Tenant or others on
behalf of Tenant. If at any time prior to the Commencement Date there shall be
filed by Tenant in any court pursuant to any statute either of the United States
or of any state a petition in bankruptcy or insolvency or for reorganization or
for the appointment of a receiver or trustee or conservator of all or a portion
of Tenant's property or if Tenant makes an assignment for the benefit of
creditors, this Lease shall ipso facto be canceled and terminated, and in such
                            ---- -----
event, neither Tenant nor any person claiming through or under Tenant or by
virtue of any statute or of an order of any court, shall be entitled to
possession of the Leased Premises, and Landlord, in addition to exercising the
other rights and remedies provided in this Lease or in any statute or rule of
law, may retain as damages any Rent, Security Deposit or moneys received by it
from Tenant or others on behalf of Tenant.

     Section 15.2. During the Term of this Lease. If on the Commencement Date or
                   -----------------------------
at anytime during the Term there shall be filed against Tenant in any court
pursuant to any statute either of the United States or of any state a petition
in bankruptcy or insolvency of for reorganization or for the appointment of a
receiver or trustee or conservator of all or a portion of Tenant's property
which is not dismissed within sixty (60) days, this Lease, at the option of
Landlord may be canceled and terminated, and in such event, neither Tenant nor
any person claiming through or under Tenant or by virtue of any statute or of an
order of any court shall be entitled to possession or to remain in possession of
the Leased Premises but shall immediately surrender the Leased Premises to
Landlord, and Landlord, in addition to exercising the other rights and remedies
provided in this Lease or in any statute or rule of law, may retain as damages
any Rent, Security Deposit, or moneys received by it from Tenant or others on
behalf of Tenant. If on the Commencement Date or at any time during the Term
there shall be filed by Tenant in any court pursuant to any statute either of
the United States or of any state a petition in bankruptcy or insolvency of for
reorganization or for the appointment of a receiver or trustee or conservator of
all or a portion of Tenant's property, or if Tenant makes an assignment for the
benefit of creditors, this Lease, at the option of Landlord may be canceled and
terminated, and in such event, neither Tenant nor any person claiming through or
under Tenant or by virtue of any statute or of an order of any court shall be
entitled to possession or to remain in possession of the Leased premises but
shall immediately surrender the Leased Premises to Landlord, and Landlord, in
addition to exercising the other rights and remedies provided in this Lease or
in any statute or rule of law, may retain as damages any Rent, Security Deposit,
or moneys received by it from Tenant or others on behalf of Tenant.

     Section 15.3. Measure of Damages. In the event of the termination of this
                   ------------------
Lease pursuant to Section 15.1 or 15.2 above, Landlord shall be entitled to the
same rights and remedies as set forth in Article 16.

     Section 15.4. Adequate Assurance of Future Performance. in the event of the
occurrence of any of the events specified in this Article, if Landlord shall not
choose to exercise, or by law shall not be able to exercise, its rights under
this Lease to terminate this Lease upon the occurrence of such events, then, in
addition to any other rights of Landlord allowed under this Lease or by law,
Landlord shall not be obligated to provide Tenant with any of the services
specified in Article 8, unless Landlord has received compensation in advance for
such services, and the parties agree that Landlord's reasonable estimate of the
compensation required with respect to such services shall control. Further,
neither Tenant, as debtor-in-possession, nor any trustee or other person
(referred to in this Lease as the Assuming Tenant ) shall be entitled to assume
this Lease unless, on or before the date of such assumption, the Assuming Tenant
(x) cures, or provides adequate assurance that the latter will promptly cure,
any existing default under this Lease, (y) compensates, or provides adequate
assurance that the Assuming Tenant will promptly compensate, Landlord for any
pecuniary loss, including, without limitation, attorneys' fees and
disbursements, resulting from such default, and (z) provides adequate assurance
of future performance under this Lease. The parties agree that, for such
purposes, any cure or compensation shall be effected by the immediate payment of
any monetary default or any required compensation, or the immediate correction
or bonding of any nonmonetary default; any "adequate assurance" of such cure or
compensation shall be effected by the establishment of an escrow fund for the
amount at issue or by bonding; and "adequate assurance" of future performance
shall be effected by the deposit of cash security in an amount equal to the sum
of six (6) months' Fixed Rent for the calendar year immediately preceding such
assignment plus an amount equal to any increase in Rent under Article 4 for the
calendar year preceding the year in which such assumption is intended to become
effective, which deposit shall be held by Landlord for the balance of the Term,
without interest, as security for the full performance of all of Tenant's
obligations under this Lease.

     Landlord and Tenant agree that the foregoing provision was a material part
of the consideration for this Lease.

ARTICLE 16. TENANT'S DEFAULT

     Section 16.1. Events of Default. The occurrence of any of the following
                   -----------------
events shall constitute a default by Tenant under this Lease:
<PAGE>

     (a) Tenant shall have failed to pay any installment of Rent within five
days after written notice that such payment is overdue; provided, however,
Tenant is not entitled to more than two (2) notices of delinquent payments
during any calendar year and, if thereafter during such calendar year any Fixed
Rent, Additional Rent or other monetary sum owing is not paid when due, an Event
of Default shall automatically occur;

     (b) Tenant shall have failed to comply with any other, non-monetary
obligation of Tenant under this Lease and Tenant shall have failed to cure such
non-monetary default within 15 days after Landlord, by written notice, has
informed Tenant of such noncompliance (except that In the case of a default
which cannot with due diligence be cured within a period of 15 days, Tenant
shall have such additional time to cure same as may reasonably be necessary,
provided Tenant begins to correct the breach within the 15-day period and
proceeds promptly, effectively, continuously and with due diligence to cure such
default after receipt of said notice);

     (c) Tenant shall abandon the Leased Premises:

     (d) Whenever Tenant, Its employees, agents, mortgagees, invitees or any
other individuals who are in or about the Building as a result of Tenant's
presence In the Building have caused on more than one occasion material damage
to the Building and such damage has not promptly and adequately been repaired at
no cost to Landlord.

     Section 16.2. Termination or Re-Entry. In the event of any default by
                   -----------------------
Tenant, then, notwithstanding the fact that Landlord has or may have some other
remedy under or by virtue of this Lease or in law or in equity, Landlord shall
have the following remedies:

     (a) Landlord may give Tenant a notice of termination of this Lease (the
"Termination Notice"), specifying a day not less than five days after Landlord
gives Tenant the Termination Notice, and, upon the giving of the Termination
Notice, this Lease and the Term and estate granted by it shall expire and
terminate upon the day specified in the Termination Notice as fully and
completely and with the same force and effect as if the day so specified were
the Expiration Date, and all rights of Tenant shall terminate, but Tenant shall
remain liable for damages as provided below.

     (b) Landlord, without further notice and without terminating this Lease,
may enter upon, re-enter, possess and repossess itself of the Leased Premises,
by force, summary proceeding, ejectment or otherwise, and may dispossess and
remove Tenant and all other persons and property from the Leased Premises and
may have, hold and enjoy the Leased Premises and the right to receive all rental
and other income of and from the Leased Premises.

     (c) Landlord shall have the right of injunction, and Tenant agrees to pay
the premium for any bond required in connection with such injunction.

     (d) Landlord shall be permitted to exercise any other rights or remedies
set forth in this Lease or otherwise applicable to it by operation of law or
contract.

     Section 16.3. Damages. Tenant covenants and agrees that in the event of the
                   -------
expiration or termination of this Lease or re-entry by Landlord under any of the
provisions of this Article 16 or pursuant to law by reason of Tenant's default
under this Lease, Tenant shall remain liable for all Rent (including any late
charges Imposed under Section 3.3) accrued and unpaid to the date of such
termination or re-entry. Landlord will use commercially reasonable efforts to
mitigate its damages. Tenant shall also pay to Landlord as damages with respect
to this Lease the following:

     (a) All expenses incurred by Landlord for legal costs, for attorneys' fees
and disbursements incurred by Landlord in enforcing the performance by Tenant
and in exercising the rights and remedies of Landlord under this Lease, whether
or not Landlord resorts to formal litigation or other legal proceedings, and for
any court costs; for reletting (including without limitation advertising and
brokerage costs); for putting and maintaining the Leased Premises in good order
condition and repair; for preparing the Leased Premises for reletting; and for
all costs incurred in connection with the appointment of and performance by any
receiver. If the new lease term extends beyond the Term or the premises covered
thereby includes other premises not part of the Leased Premises, a fair
apportionment of the reletting expenses will be made, and any rental concessions
will be amortized over the term of the new lease, plus,

     (b) Sums equal to the Rent which would have been payable by Tenant had this
Lease not been so terminated, or had Landlord not so re-rented the Lease
Premises, payable upon the days specified in this Lease following such
termination or such re-entry and until the Expiration Date of the Lease;
provided, however, that if the Lease Premises shall be leased or re-let during
said period, Landlord shall credit Tenant with the new rent, If any, received by
Landlord from such leasing or re-letting, after first deducting from the gross
rents as and when received by Landlord from such leasing or re-letting the
expenses Incurred or paid by Landlord in terminating this Lease or of
re-entering the Leased Premises and of securing possession thereof, as wall as
the expense of leasing and re-letting, including altering and preparing any
portion of the Leased Premises for new tenants, brokers' commissions and all
other expenses properly chargeable against the Leased Premises and the rents for
the Leases Premises. If the new lease term extends beyond the Term or the
premises covered thereby includes other premises not part of the Leased
Premises, a fair apportionment of the reletting expenses will be made, and any
rental concessions wIll be amortized over the term of the new lease, as more
fully described in subsection (a) above; but In no event shall Tenant be
entitled to receive any excess of such net rental payments over the Rent payable
by Tenant to Landlord under this Lease.

     At the election of Landlord, in lieu of collecting any or further monthly
deficiencies as set forth in this subsection (b) above, Landlord shall be
entitled to recover from Tenant, as liquidated damages for such breach, in
addition to any damages becoming due under subsection (a) above, a sum which
represents the excess, If any, of the present value of the aggregate of the Rent
which would have been payable by Tenant for the period commencing with the date
of the breach and ending with this Expiration Date of the Lease, had this Lease
not so terminated or had Landlord not so re-entered the Leased Premises, minus
the present reasonable fair market rental value of the Leased Premises for the
same period, both discounted to the date of the default of an annual rate of not
more than one point in excess of the discount rate as announced from time to
time by the Federal Reserve Bank in Denver Colorado

     Suit or suits for the recovery of any and all damages or any installments
of damage payments provided for under this Lease may be brought by Landlord from
time to time at its election, and nothing contained in this Lease shall be
deemed to require Landlord to postpone suit until the date when the Term would
have expired if it had not been terminated under the provisions of this Article
16, or under provisions of any law, or had Landlord not re-entered the Leased
Premises.

     Nothing contained in this Lease shall be construed as limiting or
precluding the recovery by Landlord against Tenant of any damages to which
Landlord may lawfully be entitled In any cause other than those particularly
provided for above.

ARTICLE 17. SURRENDER

     Section 17.1. Possession. Upon the expiration or earlier termination of
                   ----------
this Lease, Tenant shall immediately surrender possession of the Leased Premises
In as good a state and condition as they were entered into, reasonable wear and
tear and casualty damage (other than that which Tenant is obligated to repair)
excepted. Upon such surrender, all rights, title and interest of Tenant in the
Leased Premises shall cease.

     Section 17.2. Trade Fixtures, Personal Property and Improvements. Subject
                   --------------------------------------------------
to Tenant's right under Article 8, after the expiration or other termination of
this Lease, all of Tenant's trade fixtures, personal property, and improvements
remaining in the Leased Premises shall be deemed conclusively to have been
abandoned by Tenant and may be appropriated, sold, destroyed or otherwise
disposed of by Landlord without notice or obligation to compensate Tenant or to
account for same, and Tenant shall pay to Landlord on written demand
<PAGE>

all costs incurred by Landlord in connection with the property including, but
not limited to, the costs of repairing any damage to the Building or the Leased
Premises caused by removal of such property. Tenant's obligations under this
Section shall survive the expiration or earlier termination of this Lease.

     Section 17.3. Merger. The voluntary or other surrender of this Lease by
                   ------
Tenant or the cancellation of this Lease by mutual agreement of Tenant and
Landlord shall not work a merger, and, at Landlord's option, shall terminate all
or any subleases and subtenancies or operate as an assignment to Landlord of all
or any subleases or subtenancies. Landlord's option under this Section shall be
exercised by notice to Tenant and all known sublessees or subtenants in the
Leased Premises.

     Section 17.4. Payments After Termination. No payments of money by Tenant to
                   --------------------------
Landlord after the expiration or other termination of the Term shall reinstate,
continue or extend the Term or make ineffective any notice given to Tenant prior
to the payment of such money. After the service of notice or the commencement of
a suit, or after final judgment granting Landlord possession of the Leased
Premises, Landlord may receive and collect any sums of Rent due under this
Lease, and the payment of those sums shall not make ineffective any notice or in
any manner affect any pending suit or any judgment obtained.

ARTICLE 18. HOLDING OVER

     If Tenant retains possession of all or any part of the Leased Premises
after the expiration or termination of this Lease, at Landlord's option Tenant
shall be deemed to be unlawfully retaining possession or shall be deemed to be a
month-to-month tenant of the Leased Premises on all the terms and conditions of
this Lease, except that Tenant shall pay as Rent a sum equal to twice the
amount, including Fixed Rent and Additional Rent payable for the month preceding
such holding over, computed on a daily basis for each day that Tenant remains in
possession. In addition to such Rent, Tenant shall be liable for and shall pay
to Landlord all damages, consequential as well as direct, sustained by reason of
Tenant's holding over.

ARTICLE 19. NO WAIVER; REMEDIES CUMULATIVE

     Section 19.1. No Waiver. No waiver by Landlord or Tenant of a breach of any
                   ---------
covenants, agreements, obligations or conditions of this Lease shall be
construed to be a waiver or any future breach of the same or any other covenant,
agreement, obligation or condition of this Lease.

     Section 19.2. Remedies Cumulative. The rights and remedies created by this
                   -------------------
Lease are cumulative, and the use of one remedy shall not be taken to exclude or
waive the right to use of another, or exclude any other right or remedy allowed
by law.

ARTICLE 20. ESTOPPEL CERTIFICATE, SUBORDINATION ATTORNMENT

     Section 20.1. Estoppel Certificate. At any time upon not less than 10 days'
                   --------------------
prior written request, Tenant-and Landlord each shall execute and deliver in
recordable form and in substance satisfactory to the other, an estoppel
certificate certifying (a) the date to which Rent has been paid; (b) the amount
of any Security Deposit; (c) that Tenant has accepted the Leased Premises; (d)
that this Lease is in full force and effect and has not been modified or amended
(or if modified or amended, denominating the same); and (e) that there are not
defenses or offsets to the obligation for Rent or defaults of the other party
under this Lease (or if any be claimed, denominating the same); and (f) such
other matters as the requesting patty may reasonably request. If the certificate
is to be delivered to a purchaser of all or part of the Building (including the
Land), it shall further include the agreement of Tenant to recognize such
purchaser as Landlord under this Lease. The purchaser must assume Landlord's
obligations under this Lease, and thereafter Tenant will pay Rent to the
purchaser or its designee in accordance with the terms of this Lease, and Tenant
acknowledges that any such purchaser may rely on such estoppel certificate.
Tenant's failure to deliver such certificate within such time shall be
conclusive evidence that this Lease is in full force and effect without
modification, that there are no defaults and that all of the foregoing and any
other matters required to be stated in the certificate are true and correct.

     Section 20.2. Subordination. This Lease is subject and subordinate to all
                   -------------
ground or underlying leases, mortgages and deeds of trust which now affect the
Building or any portion thereof (including the Land) and to all renewals,
modifications, consolidations, replacements and extensions thereof. It is
further agreed that this Lease may, at the option of Landlord, be made
subordinate to any ground or underlying leases, mortgages, or deeds of trust
which in the future may affect the Building or any portion thereof (including
the Land) or affect any ground or underlying leases, and provided that so long
as Tenant fulfills all of its obligations under the Lease, its possession of the
Premises will not be disturbed. Tenant, or Tenant's successors in interest, will
execute and deliver upon the demand of Landlord any and all Instruments desired
by Landlord to confirm the subordination of this Lease to such lease, mortgage
or deed of trust. Landlord agrees to use its reasonable efforts to obtain a
non-disturbance agreement from any present or future mortgagees of the Building.

     Section 20.3. Attornment. Tenant agrees that, at the option of the ground
                   ----------
lessor under any ground lease now or later affecting all or part of the Building
(including the Land), Tenant shall attorn to such ground lessor in the event of
the termination or cancellation of such ground lease, and if requested by such
ground lessor, enter into a new lease with the ground lessor (or a successor
ground-lessee designated by such ground lessor) for the balance of the Term then
remaining under this Lease upon the same terms and conditions as those provided
In this Lease.

     Section 20.4. Mortgages. In the event of foreclosure or exercise of power
                   ---------
of sale under any mortgage or deed of trust now or later affecting all or part
of the Building (including the Land), the holder of any such mortgage or deed of
trust (or purchaser at any sale pursuant thereto) shall have the option (a)
supplementing this Article, to require Tenant to attorn to such holder or
purchaser, and to enter into a new lease with such holder or purchaser (as
Landlord) for the balance of the Term then remaining under this Lease upon the
same terms and conditions as those provided in this Lease, or (b)
notwithstanding this Article, to elect that this Lease become or remain, as the
case may be, superior to said mortgage or deed of trust.

     Tenant shall, upon request by any such holder or purchaser, execute and
deliver any and all instruments desired by such holder or purchaser evidencing
the superiority of this Lease to any such mortgage or deed of trust.

ARTICLE 21. QUIET ENJOYMENT

     Landlord covenants and agrees with Tenant that upon Tenant paying the Fixed
Rent and Additional Rent and observing and performing all of the terms,
covenants and conditions on Tenant's part to be observed and performed, Tenant
may peaceably and quietly enjoy the Leased Premises, subject, nevertheless, to
the terms and conditions of this Lease and to any ground leases, underlying
leases and mortgages.

ARTICLE 22. NOTICES

     Whenever any notice is required or permitted under this Lease, such notice
shall be in writing. Any notice or document required or permitted to be
delivered under this Lease shall be deemed to be delivered and received (a) when
delivered personally to any representative of the party served, or (b) one
business day after timely deposit with a commercial overnight courier service,
charges prepaid, or (c) three business days after deposit in the United States
mall, postage prepaid, registered or certified mail, return receipt requested,
<PAGE>

                                      LANDLORD:

                                      938 Bannock LLC
                                      a Colorado limited liability company

                                      Bruce Berger Realty Inc. as its man

                                      By: /s/ ILLEGIBLE
                                         ----------------------------------
                                      Title: President
                                            -------------------------------

                                      TENANT:
                                      INFLOW, INC., a Delaware corporation

                                      /s/ Arthur H. Zeile
                                      -------------------------------------
                                      Name: Arthur H. Zeile
                                           --------------------------------
                                      Title: CEO, President
                                            -------------------------------

Attached to Lease Dated October 11, 1999.

                                      16
<PAGE>

                     RIDER TO BANNOCK CENTER OFFICE BUILDING
                                 LEASE AGREEMENT
                             BETWEEN 938 BANNOCK LLC
                                       AND
                                  INFLOW, INC.

     This Rider supplements and is a part of the foregoing Bannock Center Office
Building Lease Agreement between 938 Bannock LLC as Landlord and INFLOW, INC.,
as Tenant, relating to those specific premises more fully described in the
Lease.

     Any undefined capitalized term in this Rider has the same meaning as set
forth in the Lease, unless the context indicates otherwise.

     In the event of any conflict between the provisions of this Rider and the
other portions of the Lease, the terms of this Rider will govern the agreement
of the parties.

     The Lease is supplemented as follows:

ARTICLE 24 ROOF RIGHTS. Tenant shall have the right install, at Tenant's sole
cost and expense, satellite dishes, antennae (or other telecommunications
equipment) on an approximately 1,500 square foot portion of the roof of the
Building. Tenant's rights under this Section 24 are expressly contingent upon:
(i) Tenant makes the requisite submittals to Landlord required under Section 7.2
of this Lease; (ii) Tenant obtains any and all approvals and satisfies all
requirements of any governmental or quasi-governmental authority with
jurisdiction over the Building; (iii) the height of the satellite antenna (and
any other telecommunications item located on the roof) shall not exceed five
feet from the roof unless otherwise approved in writing by Landlord; (iv)
Landlord may require, in its sole and absolute discretion, that the satellite
antenna (and any other item located on the roof) be screened from view. The
size, location, method of installation and all other matters in connection with
the satellite antenna are subject to Landlord's prior written consent which will
not be unreasonably withheld.

ARTICLE 25 OPTIONS TO EXTEND. As additional consideration for the covenants of
Tenant hereunder, Landlord hereby grants unto Tenant two options (each an
"Option") to extend the term of the Lease for two (2) additional terms of five
(5) years each (each an "Option Term"). The Option shall apply to all of the
space currently under Lease in the Building at the time such Option is exercised
and shall be on the following terms and conditions:

     A. Written notice (each "Tenant's Notice") of Tenant's interest in
exercising the applicable Option shall be given to Landlord (i) as to the first
Option Term, no earlier than twelve (12) months and no later than nine (9)
months prior to the expiration of the initial Term; and (ii) as to the second
Option Term, no earlier than twelve (12) months and no later than nine (9)
months prior to the expiration of the first Option Term. Not later than thirty
(30) days after receiving Tenant's Notice, Landlord shall give to Tenant notice
of the rental rate applicable during the applicable Option Term, in accordance
with subparagraph E below ("Landlord's Notice").

     B. Tenant shall have fifteen (15) days following Tenant's receipt of
Landlord's Notice within which to exercise the then applicable Option by
delivering written notice of such exercise to Landlord under the exact terms,
conditions and rental rate set forth in Landlord's Notice. If Tenant timely
exercises the then applicable Option, the Lease shall be deemed extended and
thereafter the parties shall execute an amendment to the Lease setting forth the
terms of the extension.

     C. Unless Landlord is timely notified by Tenant in accordance with
subparagraphs A and B above, it shall be conclusively deemed that Tenant does
not desire to exercise an Option, and the Lease shall expire in accordance with
its terms, at the end of the initial Lease Term (or the first Option Term, as
applicable).

     D. Tenant's right to exercise an Option shall be conditioned on Tenant's
not being in default under the Lease at the time of exercise of the then
applicable Option or at the time of the commencement of the applicable Option
Term.

     E. The Options granted hereunder shall be upon the terms and conditions
contained in the Lease except that there shall be no further option to extend
the term of the Lease beyond the second Option Term and except that the rental
to be paid by Tenant to Landlord during each such Option Term shall be as
follows: (i) Eighteen Dollars ($18) per Rentable Square Feet of the Leased
Premises (as defined in Article 1 of the Lease) for each year of first Option
Term; and (ii) Twenty One Dollars ($21) per Rentable Square Feet of the Leased
Premises (as defined in Article 1 of the Lease) for each year of second Option
Term.

     F. After exercise of the second Option above described, there shall be no
further rights on the part of Tenant to extend the term of the Lease.

ARTICLE 26 MODIFICATIONS OF RULES AND REGULATIONS. Notwithstanding anything to
the contrary in the Rules and Regulations, (i) Tenant shall have the right to
order beverages, food and other items for consumption in the Leased Premises
from any vendor; and (ii) Tenant shall have the right to locate beverage and
vending machines in the Leased Premises.

ARTICLE 27 ACCESS. So long as Tenant is not in violation of the Lease beyond any
applicable cure period, Landlord will not limit or prohibit Tenant's access to
the Leased Premises, Common Areas, and all of Tenant's equipment and
supplemental systems serving the Leased Premises on a 24 hours per day, 7 days
per week, 365 days per year basis (without the requirement of prior notice to
Landlord). Tenant may make arrangements with its customers and vendors to
provide access to the Leased Premises at such times and on such conditions as
Tenant deems necessary to carry out its business operation in the Leased
Premises.

ARTICLE 28 RENT ABATEMENT. Notwithstanding anything to the contrary contained
herein, and provided Tenant is not in default under the terms of this Lease, the
Fixed Rent and parking Fee will be abated as to the entire Leased Premises
during the period commencing on the Commencement Date and ending 90 days
thereafter. Notwithstanding the abatement of Fixed Rent and the parking Fee
during such period, all other terms and provisions of this Lease shall apply to
the Leased Premises from and after the Commencement Date, including without
limitation, Tenant's payment of those utilities and services required to be paid
directly by Tenant.

ARTICLE 29 SECURITY SYSTEM. Tenant shall have the right to install a security
system for the Leased Premises, and to create a special security area within the
Leased Premises to encompass Tenant's equipment room (the "Equipment Room").
Tenant's security system may include the use of non-Building-standard locks and
other access controls which restrict access to Tenant and its customers,
provided that Landlord shall be provided with keys or other entry mechanisms to
ensure access as required by Section 12.1 of the Lease. Landlord shall not enter
Tenant's Equipment Room or permit any janitorial, maintenance, repair or other
service to such Equipment Room except as set forth below. In consideration of
Landlord agreeing to restrict its entry to the Equipment Room, Tenant hereby
agrees to indemnify and defend Landlord, its agents, employees and contractors
from any liability arising out of or in connection with the restriction on
Landlord's entry to the Equipment Room. Landlord or its agents shall have the
right, but not the obligation, to enter the Equipment Room only after at least
twenty-four (24) hours notice to Tenant and when accompanied by Tenant. Landlord
shall have the right (but no corresponding obligation) of immediate access to
the Equipment Room, without notice and company of Tenant, if Landlord reasonably
determines that such entry is necessary to prevent or respond to imminent danger
to the Leased Premises or other portions of the Building or to any person. Any
entry by Landlord will be conducted with reasonable caution under the
circumstances to prevent damage to or interference with any of the equipment in
the Equipment Room.

                                      17
<PAGE>

ARTICLE 30 FLOOR LOAD. Tenant shall have the right to install, maintain, repair
and replace computer, telecommunication, and other equipment in the Leased
Premises, so long as the loading pattern of such equipment does not exceed the
relevant floor load capacity, and Landlord hereby approves and consents to the
same. Tenant shall have the right to move computer, telecommunication, and other
equipment in and out of the Leased Premises from time to time in the course of
its business, and Landlord hereby consents thereto. Upon prior request of
Landlord, Tenant will deliver its engineer's calculation of the floor load
pattern implemented in the Leased Premises.

ARTICLE 31 COLLOCATION / INTERCONNECTION. Provided that the agreement entered
into by Tenant and its customers and vendors (collectively, "Customers") for the
co-location of equipment shall expressly provide that the customer acquires no
possessory, leasehold or other real property right or interest in the Building
or Leased Premises (including but not limited to rights to enforce any provision
of this Lease as a third party beneficiary or otherwise), Tenant shall have the
right, at no additional charge hereunder, to enter agreements with its Customers
for the following: (a) to co-locate Customer equipment in the Leased Premises
without Landlord's consent, (b) to provide short-term rights to use portions of
the Leased Premises to its Customers without Landlord's consent, and (c) to
connect Customer equipment to telecommunications facilities in the Building,
provided such Customer equipment can be disconnected from the telecommunications
facilities in the Building without necessitating a rewiring or reworking any
Building system (as opposed to capping off such connection in connection with
its removal). Items (a) and (b) above shall not be considered subleases or
assignments under this Lease. Tenant hereby agrees to indemnify and defend
Landlord, its agents, employees and contractors from any liability arising out
of or in connection with the Customers use of the Leased Premises pursuant to
the collocation rights granted to Tenant hereunder.

ARTICLE 32 UPS SYSTEM. Subject to Landlord's approval of the plans therefor in
accordance with this Lease, and provided that Tenant shall be responsible for
ensuring that the same complies with all applicable laws, rules and regulations,
Tenant shall have the right to install UPS systems and their associated
batteries within the Leased Premises, and to integrate the Building power into
such systems.

ARTICLE 33 GROUNDING. Subject to Landlord's approval of the plans therefor in
accordance with this Lease, and provided that Tenant shall be responsible for
ensuring that the same complies with all applicable laws, rules and regulations,
Tenant shall have the right, at no additional charge, to (a) tie into any
existing grounding systems in the Building, or (b) at Tenant's option, if the
existing grounding systems do not meet Tenant's requirements, to install its own
electrical grounding system.

ARTICLE 34 GENERATOR. Subject to Landlord's approval of the plans therefor in
accordance with this Lease, and provided that Tenant shall be responsible for
ensuring that the same complies with all applicable laws, rules and regulations,
Tenant, at Tenant's expense, shall have the right to install, maintain, repair
and replace from time to time, at the location outside the Building identified
on Exhibit E attached hereto which will not exceed 200 square feet (the
"Generator Pad") one power generator, together with associated equipment and
fuel tanks, to provide primary or backup power, or both, to Tenant's equipment,
and to integrate Building power into the generator. Tenant shall not be
permitted to install or utilize any underground fuel or storage tank. Tenant
will owe no additional rent for the use of the Generator Pad. Landlord shall
provide to Tenant, at no additional charge, the right to utilize for the Term of
this Lease, riser space as necessary to connect the generators to Tenant's
equipment. Tenant shall construct an enclosure reasonably acceptable to Landlord
to screen the generators. Tenant shall schedule periodic operation and
maintenance of the generator only between the hours 5:00 p.m. and 8:00 p.m. (the
"Maintenance Hours") and Tenant may only run the generator outside of the
Maintenance Hours in the event of an electric failure or outage in the Premises
wherein the use of the generator is required. Tenant's maintenance, use and
operation of the generator shall at all times be in compliance with all
applicable laws, rules and regulations, including but not limited to noise
restrictions contained in applicable zoning ordinances.

ARTICLE 35 HVAC. Subject to Landlord's approval of the plans therefor in
accordance with this Lease, and provided that Tenant shall be responsible for
ensuring that the same complies with all applicable laws, rules and regulations,
Tenant, at Tenant's expense, shall have the right to install, maintain, repair
and replace from time to time an independent cooling system. Tenant shall have
the right to locate its HVAC equipment on the roof of the Building (the "Air
Conditioning Pad"). Tenant will owe no additional rent for the use of the Air
Conditioning Pad. Landlord shall provide, at no additional charge, the right to
utilize for the Term of this Lease, riser space as necessary to connect the
supplemental HVAC equipment located on the Air Conditioning Pad to the Leased
Premises. Tenant shall have the right to install coolant lines to support its
air conditioning systems. Tenant shall have the right to tap into Building
domestic water supply in order to operate a humidifier system in the Leased
Premises. Tenant shall have the right to vent through the Building ventilation
system and to install drains for the Tenant's air conditioning systems and to
discard air conditioning wastewater into the Building's sewage system.

ARTICLE 36 FIRE SYSTEM. Subject to Landlord's approval of the plans therefor in
accordance with this Lease, and provided that Tenant shall be responsible for
ensuring that the same complies with all applicable laws, rules and regulations,
Tenant, at Tenant's expense, shall have the right to do any or all of the
following: (a) install within the Leased Premises a dry-pipe, pre-action fire
suppression system, (b) relocate or encase any water mains or other water pipes
running through or adjacent to the Leased Premises, (c) install an FM 200 gas
fire suppression system in the Leased Premises, or (d) install any other fire
suppression system approved by Landlord, which approval shall not be
unreasonably withheld.

ARTICLE 37 STRUCTURAL. Tenant shall have the right, at its expense, to do any or
all of the following: (a) to reinforce floor load capacities; (b) to cover or
block up windows and/or exterior walls in the Leased Premises, provided that
such measures are reasonably acceptable to Landlord with respect to the external
aesthetics of the Building, and that such windows and/or exterior walls are
returned, at the sole cost and expense of Tenant, to an uncovered or unblocked
condition at the expiration or other early termination of the Lease Term, and
(c) to install up to three manholes adjacent to the Building for bringing
telecommunications fiber into the Building.

ARTICLE 38 CONDUIT/ RISER SPACE. Tenant shall have the right, at no additional
charge, to all of the following: (a) to use existing fiber optic cabling in the
Building or, at Tenant's election, to construct additional telecommunications
entrances into the Building and into the Leased Premises. Landlord acknowledges
that Tenant will require redundant entrances for its data center operations; (b)
to use existing riser space and available conduit, or at Tenant's option, to
install any additional conduit and facilities required in order to connect
Tenant's generator, power, HVAC equipment and piping, antennas, grounding, and
related equipment and for other purposes not inconsistent with the design of
such conduits or risers. Upon Tenant's request, Landlord shall provide, for
Tenant's use throughout the Term of the Lease, a license to utilize portions of
the Land (as defined in the Lease) as such portions are reasonably determined by
Landlord, to connect up to ten telecommunications cables from the Leased
Premises to the applicable utility easement whether such easement is located on
or off the Land on which the Building is located. The right set forth in the
preceding sentence may include Landlord granting licenses for the Term of this
Lease, to third party telecommunications providers. Landlord shall have the
right to reasonably dictate the location and method of installation of this
cabling. Tenant acknowledges that Landlord has made no warranty or
representation of any kind or nature, express or implied, and Landlord hereby
expressly disclaims any warranty or representation with respect to the current
status or condition of fiber optic cabling, if any, in the Building as of the
date of mutual execution of this Lease.

ARTICLE 39 CONDUIT TO 938 BANNOCK STREET. Tenant shall have the right, at no
additional charge, to connect the Leased Premises to Tenant's premises in the
building located at 938 Bannock Street via up to four, four-inch conduits,
subject to Landlord's approval which shall not be unreasonably withheld.

ARTICLE 40 LANDLORD'S REMEDIES. Notwithstanding anything to the contrary in the
Lease, in no event shall Landlord be entitled to enter the Leased Premises and
remove any personal property or equipment without judicial process, unless such
personal property or equipment is deemed abandoned at the end of the Term of the
Lease as provided in Section 7.2(b).

ARTICLE 41 LANDLORD'S WARRANTIES. Landlord represents and warrants to Tenant:
(i) the Building and the Leased Premises, as of the date hereof, are subject to
a deed of trust in favor of Bank One, Colorado; (ii) to the best of Landlord's
knowledge, the Leased Premises are not in violation of any applicable law, rule
or regulation, including but not limited to applicable hazardous materials laws,
rules and regulations; and (iii) to the best of Landlord's knowledge, there is
no asbestos-containing material ("ACM") in the Leased Premises. Landlord's
knowledge includes information contained that specific Asbestos Verification
Assessment dated January 13, 1993, and prepared by ERM

                                      18
<PAGE>

EnviroClean-Rocky Mountain, Inc. If during Tenant's construction of Tenant's
Work pursuant to the Work Letter, Tenant discover and identifies ACM through
standard testing and point testing, Tenant will give Landlord written notice
within 48 hours after Tenant's discovery thereof. If such ACM is required to be
removed from the Leased Premises pursuant to applicable laws, rules or
regulations, Landlord will use reasonable efforts to remove such ACM from the
Leased Premises (the "ACM Removal"). Tenant will in no event disturb such ACM or
take any action that would result in a release of ACM or result in the ACM
becoming airborne or friable. If possible, Tenant will proceed with Tenant's
Work, but will not interfere with Landlord's ACM Removal. Landlord shall have no
obligation to remove any floor tile existing in the Leased Premises or the
Building as of the date of this Lease which floor tile may contain ACM.

ARTICLE 42 GENERAL CONDITIONS. In connection with the exercise of its rights
under the Lease, including but not limited to those rights specifically set
forth under Articles 29 through 39 of this Rider, Tenant hereby acknowledges
that all supplemental and/or new systems and facilities installed or connected
to the Building, or utilized in connection with Tenant's operation at the Leased
Premises: (i) must be designed and Installed in compliance with all applicable
laws, rules and regulations; (ii) the plans for the installation of such item
are subject to Landlord's approval in accordance with the Lease; and (iii) must
remain in or be removed from the Leased Premises (or those areas adjacent
thereto which Landlord authorized for use pursuant to this Lease) pursuant to
Section 7.2(b) of the Lease.

ARTICLE 43 TERMINATION RIGHT. Landlord has received and is currently reviewing
the Working Drawings for Tenant's Work as referenced in the Work Letter.
Landlord will send written notice to Tenant* either: (I) unconditionally
approving the Working Drawings; (ii) rejecting the Working Drawings and
notifying Tenant of the basis for rejection; or (iii) conditionally approving
the Working Drawings and noting the items that must be revised pursuant to
Landlord's conditional approval. In the event that Landlord conditionally
approves the Working Drawings or rejects the Working Drawings, then Tenant shall
have five (5) days after receipt of such notice to terminate this Lease by
delivering written notice to Landlord of termination, If Tenant delivers the
termination notice in a timely fashion, then this Lease shall be deemed
terminated as of the date Landlord receives Tenant's notice of termination and
Tenant will deliver possession of the Premises to Landlord on such date in its
then current condition. If Tenant fails to timely give notice of termination.**
Tenant will be deemed to have waived its right to terminate under this Article
and the Lease shall remain in full force and effect.

 * By October 22, 1999
** Within TEN(10) Business days

                                      19
<PAGE>

                                   EXHIBIT A
                                LEASED PREMISES

                                   [DIAGRAM]
<PAGE>

                                    EXHIBIT B

                                   WORK LETTER
                                   -----------

                                 939 BANNOCK LLC

RE: Lease dated as of October 11. 1999, by and between 938 Bannock LLC
("Landlord") and INFLOW, INC. ("Tenant") (the "Lease"), pertaining to those
specific Leased Premises more specifically described in the Lease (the "Leased
Premises")

Ladies and Gentlemen:

Concurrently herewith, you, as Tenant, and the undersigned, as Landlord, have
executed the referenced Lease, which provisions of said Lease are herein
incorporated by reference as if Fully set forth herein. (Initially capitalized
terms not otherwise defined have the same meaning as in the Lease.) In
consideration of the execution of the Lease, Landlord has agreed to complete
certain improvements in the Leased Premises and Tenant and Landlord agree as
follows:

1. Landlord, at its sole cost and expense, shall perform landscaping on the
south and west sides of the Building pursuant to those specific plans attached
hereto as Schedule B-1 (the "Landscaping"). Landlord will use commercially
reasonable efforts to complete the Landscaping prior to May 1, 2000.
Additionally, Landlord, at its sole cost and expense shall: (i) repaint the
exterior of the Building, and (ii) replace the existing awnings on the Building
(collectively "Landlord's Work"). Landlord shall perform the Landscaping and
Landlord's Work in compliance with all applicable laws, rules, regulations and
codes. Landlord shall give notice to Tenant of completion of Landlord's Work
(which may be satisfied by delivering the certificate required by Article 2 of
the Lease). Landlord shall use reasonable efforts to cause the Landlord's Work
to be completed on or before sixty (60) days after mutual execution of this
Lease (the "Scheduled Completion Date of Landlord's Work"). Upon completion of
Landlord's Work and completion of any punch list items listed in a written
agreement signed by Tenant and Landlord, Landlord shall have no Further
obligation for the improvements to the Leased Premises.

2. Tenant will complete improvements in and to the Leased Premises ("Tenant's
Work") in accordance with construction documents which shall include all
architectural, mechanical, and electrical working drawings to be provided to
Landlord (the "Working Drawings"). Tenant shall perform Tenant's Work in
compliance with all applicable laws, rules, regulations and codes. Landlord
specifically approves Tandem Enterprises, Inc. to serve as Tenant's general
contractor for the construction of Tenant's Work pursuant to this Work Letter.
Landlord acknowledges that Tenant will be constructing a computer and
telecommunications data center. All plans and Working Drawings shall be subject
to Landlord's reasonable approval, which approval shall not be unreasonably
withheld, and Tenant's Work shall be completed in accordance with Article 7 of
the Lease. Landlord shall not charge any supervision fee with respect to
Tenant's Work. Tenant acknowledges that Landlord has disclosed to Tenant that
the roof of the Leased Premises needs repair to ensure it is in a good and
working condition and that Tenant, as a part of Tenant's Work, must repair
and/or replace the roof in compliance with all applicable laws, rules and
regulations. Tenant has disclosed to Landlord its commitment to replace the roof
of the Building as a part of Tenant's Work. Landlord will provide Tenant with a
roof finish allowance in the amount of Ten Thousand Dollars ($10,000) (the "Roof
Allowance"). Tenant acknowledges that Landlord has disclosed to Tenant that the
Building requires an access ramp on the east side of the Building pursuant to
the requirements of Americans With Disabilities Act of 1990. Tenant, as a part
of Tenant's Work, must construct the access ramp in compliance with all
applicable laws, rules and regulations. Tenant has disclosed to Landlord its
commitment to construct the access ramp as a part of Tenant's Work. Landlord
will provide Tenant with a access ramp finish allowance in the amount of Ten
Thousand Dollars ($10,000) (the "Access Ramp Allowance"). In addition to the
foregoing, Tenant, as a part of Tenant's Work, will demolish all interior
non-masonry walls in the Building to allow Tenant to build out the Leased
Premises as contemplated herein. Landlord will provide Tenant with a demolition
allowance in the amount of Eighteen Thousand Six Hundred Forty Dollars ($18,640)
(the "Demolition Allowance"). The Roof Allowance, the Access Ramp Allowance and
the Demolition Allowance may hereinafter be collectively referred to as the
"Allowance."

     Landlord will pay the Allowance to Tenant in three payments: 25% of the
Allowance will be paid by Landlord upon Tenant's commencement of the Tenant Work
within the Premises; 25% of the Allowance will be paid upon 50% completion of
Tenant's Work (as certified by Tenant's architect); and the balance of the
Allowance will be paid upon (i) completion of Tenant's Work and Tenant's
occupancy of the Premises, (ii) receipt of paid invoices from Tenant evidencing
the applicable construction, along with appropriate lien waivers from Tenant's
general contractor and any subcontractors involved in Tenant's Work,
substantially in a form reasonably acceptable to Landlord, and (iii) Tenant's
obtaining a certificate of occupancy.

3. Except for the Allowance which will be paid as set forth above, all costs
related to the Tenant's Work, including, but not limited to, design fees, costs
of preparation of the Working Drawings, and costs of materials and construction,
are considered "Tenant Work Costs." Tenant shall be responsible for the direct
payment of all Tenant Work Costs. Tenant agrees to not occupy the Leased
Premises prior to the receipt of a certificate of occupancy.

     Please sign and return this letter and all accompanying copies of it to
Indicate your approval of the terms of this agreement. Very truly yours,

                         Very truly yours,

                         938 BANNOCK LLC, a Colorado limited liability company

                         Bruce Berger Realty Inc. as its manager

                         By: /s/ ILLEGIBLE
                            ------------------------------------
                         Title: President
                               ---------------------------------

CONFIRMED AND AGREED:

INFLOW, INC., a Delaware corporation

By: /s/ Arthur H. Zeile
   ---------------------------------
   (Printed Name) Arthur H. Zeile
                 -------------------
   (Title) CEO, President
          --------------------------

                                      B-1

<PAGE>

                                   EXHIBIT C
                           DEPICTION OF PARKING AREA

                                   [DIAGRAM]
<PAGE>

                                    EXHIBIT D

                              RULES AND REGULATIONS
                              ---------------------

1.   Security. Landlord may from time to time adopt appropriate systems and
     --------
     procedures for the security or safety of the Building, any persons
     occupying, using or entering thereof, and Tenant shall comply with
     Landlord's reasonable requirements relative thereto.

2.   Windows. Tenant shall observe Landlord's rules with respect to maintaining
     -------
     uniform coverings at all windows in the Leased Premises so that the
     Building presents a uniform exterior appearance, and shall not install any
     window shades, screens, drapes, covers, or other materials on or at any
     window in the Leased Premises without Landlord's prior written consent.
     Tenant shall ensure that window coverings are closed on all windows in the
     Leased Premises while they are exposed to the direct rays of sun.

3.   Water Fixtures. Tenant shall not use water fixtures for any purpose for
     --------------
     which they are not intended, nor shall water be wasted by tampering with
     such fixtures. Any cost or damage resulting from such misuse by Tenant
     shall be paid for by Tenant.

4.   Personal Use of Leased Premises. The Leased Premises shall not be used or
     -------------------------------
     permitted to be used for residential or lodging purposes or for the storage
     of personal effects or property not required for business purposes.

5.   Bicycles, Animals. Tenants shall not bring any animals or birds into the
     -----------------
     Building, and shall not permit bicycles or other vehicles inside or on the
     sidewalks outside the Building except in areas designated from time to time
     by Landlord for such purposes.

6.   Deliveries. Tenant shall ensure that deliveries of materials and supplies
     ----------
     to the Leased Premises are made through such entrances, elevators and
     corridors as may from time to time be designated by Landlord, and shall
     promptly pay or cause to be paid to Landlord the cost of repairing any
     damage In the Building caused by any person making such deliveries.

7.   Furniture and equipment. Tenant shall ensure that furniture and equipment
     -----------------------
     being moved into or out of the Leased Premises is moved through such
     entrances, elevators, and corridors as may from time to time be designated
     by Landlord, and by movers or a moving company approved by Landlord, and
     shall promptly pay or cause to be paid to Landlord the cost of repairing
     any damage in the Building caused thereby.

8.   Solicitations. Landlord reserves the right to restrict or prohibit
     -------------
     canvassing, soliciting, or peddling in the Building.

9.   Food and Beverages. Only persons approved from time to time by Landlord may
     ------------------
     prepare, solicit orders for, sell, serve, or distribute food or beverages
     in the Building, or use the elevators, corridors, or common areas for any
     such purpose. Except with Landlord's prior written consent and in
     accordance with arrangements approved by Landlord, Tenant shall not permit
     on the Leased Premises the use of equipment for dispensing food or
     beverages or for the preparation, solicitation of orders for, sales,
     serving, or distribution of food or beverages (but the foregoing shall not
     prohibit a refrigerator, microwave oven, or coffee machines solely for the
     use by Tenant's employees).

10.  Refuse. Tenant shall place all refuse in proper receptacles provided by
     ------
     Tenant at Its expense in the Leased Premises or in receptacles (if any)
     provided by Landlord forth. Building, and shall keep sidewalks and
     driveways outside the Building, and lobbies, corridors, stairwells, ducts,
     and shafts of the Building free of all refuse.

11.  Obstructions. Tenant shall not obstruct or place anything in or on the
     ------------
     sidewalks or driveways outside the Building or in the lobbies, corridors,
     stairwells, or other common areas of the Building, or use such locations
     for any purpose except access to and exit from the premises, without
     Landlord's prior written consent. Landlord may remove at Tenant's expense,
     any such obstruction or thing (unauthorized by Landlord) without notice or
     obligation to Tenant.

12.  Dangerous or Immoral Activities. Tenant shall not make any us. of the
     -------------------------------
     Leased Premises which involves the danger of Injury to any person, nor
     shall the same be used for any immoral purpose.

13.  Proper Conduct. Tenant shall not conduct itself in any manner which is
     --------------
     inconsistent with the character of the Building as a first quality
     building.

14.  Definition of "Tenant". In these Rules and Regulations, "Tenant" includes
     ----------------------
     the employees, agents, invitees, and licensees or Tenant and others
     permitted by Tenant to use or occupy the Leased Premises.

15.  Noise. Tenant shall not make, or permit to be made, any unseemly or
     -----
     disturbing noises or disturb or interfere with occupants of neighboring
     buildings or premises or those having business with them, whether by use of
     any musical instrument, radio, television set, talking machines, unusual
     noise, whistling, singing, or in any other way. Tenant shall not throw
     anything out of the doors, windows, skylights, or down the passageways.

16.  No Smoking. No smoking is permitted in the Building Common Areas, including
     ----------
     without limitation the locker facilities, common conference rooms, vending
     areas, halls and lobbies.

                                      D-1
<PAGE>

                                   EXHIBIT E
                          DEPICTION OF GENERATOR PAD

                                   [DIAGRAM]<PAGE>

                                                                   EXHIBIT 10.14

                     STANDARD OFFICE LEASE AGREEMENT (GROSS)

THIS LEASE AGREEMENT (hereinafter called the "Lease Agreement") made as of the
9th day of June, 1999 by and between TIMESHARE SYSTEMS, INC., a Minnesota
corporation, having offices at 511 Eleventh Avenue South, Minneapolis,
Minnesota, 55415 (hereafter called the "Landlord"), and INFLOW, INC., a
Delaware corporation (hereafter called "Tenant").

                                   WITNESSETH
                                   ----------

     FOR AND IN CONSIDERATION of the sum of One Dollar ($1.00) in hand paid by
each of the parties to the other, and other good and valuable consideration,
receipt and sufficiency of which is hereby acknowledged, Landlord does hereby
lease and let unto Tenant, and Tenant does hereby hire, lease and take from
Landlord, that area outlined in red on Exhibit A-1 attached hereto, and by this
reference incorporated herein, and described as Suite 211, containing
approximately 15,898 contiguous, rentable square feet on the second floor,
(hereafter called the "Premises") at 511 11th Avenue South (hereafter called the
"Building") in the City of Minneapolis, County of Hennepin, State of Minnesota.
The term Building as it is used herein shall consist of the land and building
set forth in Exhibit A-2 hereto. The Premises area shall be measured from the
outside of exterior or corridor walls and from the center of demising walls to
obtain the useable area of the Premises, which shall be multiplied by a factor
of 1.15 to arrive at the rentable area of the Premises. Either of the parties
may have their architect measure the Premises at any time, and if the rentable
area differs from what is set forth above, then the other party may verify such
measurement and the finally agreed remeasurement shall be utilized with respect
to the rental amounts set forth below and with respect to calculating Tenant's
proportionate share of Real Estate Taxes and Operating Expenses. The parties
agree to execute a ratification agreement and/or lease amendment setting forth
the new square footage and Minimum Rent Schedule to reflect such remeasured
area.

ARTICLE 1 - TERM

     A. To have and to hold said Premises for a term of 122 months, commencing
on July 1, 1999 and terminating on August 31, 2009 unless extended as provided
herein (hereafter called the "Term") upon the rentals and subject to the
conditions set forth in this Lease Agreement, and the Exhibits attached hereto.
The commencement and termination dates are specifically subject to the
provisions of Article 5 hereof.

     B. Tenant shall have the right to renew the Term of the Lease Agreement for
two (2) periods of five (5) years each ("Renewal Term(s)"), subject to the
following terms, covenants and conditions: i) Tenant shall not be in default
beyond any applicable grace period in the performance of any of the terms,
covenants or conditions of this Lease Agreement, either at the time of the
exercise of the right to renew or at the commencement of the applicable Renewal
Term; ii) the Renewal Term(s) shall be on the same terms, covenants and
conditions as provided in this Lease Agreement, except the Minimum Rental during
the Renewal Term shall be at the rates as set forth in the table in Paragraph 3B
and there shall be no further renewal right after the commencement of the
second Renewal Term; and iii) Tenant shall exercise its right to renew by giving
written notice thereof to Landlord at least nine (9) calendar months prior to
the expiration of the initial Term or first Renewal Term, as the case may be,
time being of the essence. If Tenant fails to notify Landlord in the manner and
within the time as provided in this paragraph, Tenant's right to renew this
Lease Agreement shall expire and become null and void. If Tenant fails to
exercise the first Renewal Term, then the following Renewal Term shall also
terminate.

ARTICLE 2 - USE

     A. The Premises shall be used by the Tenant solely for the following
purposes: General office purposes and computer and telecommunications equipment
room. Tenant shall not have the right to use the Premises for any other
purposes.

     B. Landlord acknowledges that in connection with Tenant's use of the
Premises, it shall be installing specialized telecommunication equipment, and
various electrical equipment and facilities associated therewith
("Telecommunications Equipment"). Tenant shall be solely responsible for
ensuring that the Telecommunications Equipment can be operated consistent with
Landlord's current facilities and utilities and Tenant shall be solely
responsible for any special utility requirements created by the
Telecommunications Equipment (such as, but not limited to: all electrical power
utilized thereby, additional cooling requirements, uninterrupted power sources,
etc.) the installation of which shall be governed by Article 4 and Article 12
below. Tenant shall also be solely responsible to ensure that any
electrical/magnetic field ("EMF") is not emitted beyond the Premises at levels
exceeding those acceptable by the Food and Drug Administration for persons with
pacemakers or other electronic prosthetics (5 goss or 5,000 milligoss). In all
events, Tenant shall indemnify, defend with counsel reasonably acceptable to
Landlord, and save Landlord harmless from any claim for injury to a person or
damage to property asserted by any person against Landlord, its agents or
employees by reason of any EMF emitted from or created by the Telecommunications
Equipment. In addition, Tenant hereby assumes all risk in connection with the
presence of all EMF within the Premises emitted from or created by the
Telecommunications Equipment and hereby releases Landlord from any and all
liability or responsibility to Tenant, its agents, employees, contractors or
anyone claiming through or under Tenant by way of subrogation or otherwise for
the loss or damage to property or injury to persons arising out of or relating
to EMF emitted from or created by the Telecommunications Equipment.

     C. Tenant and its "Affiliates" (as defined in Article 15 below) shall have
the right to provide telecommunication services to other tenants in the Building
on a non-exclusive basis with other providers of such services; provided all
such tenants shall be able to freely choose their telecommunications provider,
and Tenant shall not solicit such tenants (in person) except with Landlord's
prior approval.

     D. If Landlord has space available, Tenant shall have the temporary right
and license to utilize space within the Building sufficient for use as temporary
office space by six (6) employees of Tenant (the "Temporary Use"). The Temporary
Use shall expire and terminate, automatically and without notice five (5)
business days after Tenant's receipt of a valid certificate of occupancy for its
Premises. Landlord shall have the right to terminate the Temporary Use after at
least 30 days notice; provided that Landlord will use its best efforts to
relocate Tenant to other available space in the Building for the Temporary Use
and provided further that Landlord shall only be entitled to exercise such right
to terminate if the Temporary Use space occupied by Tenant is being leased by
Landlord to a third party tenant. The Temporary Use shall be subject to the
provisions of this Lease which are not in conflict with this Paragraph, except
there shall be no payment of Minimum or Additional Rent in connection with the
Temporary Use (parking fees, if any, shall be applicable).

ARTICLE 3 - RENTALS

     A. Tenant agrees to pay to Landlord as minimum rental (hereinafter called
"Minimum Rental") for the Premises, without notice set-off or demand, monthly
installments during the Term, and if properly exercised, each of the two Renewal
Terms, all as set forth in the table in Paragraph 3B below; said monthly
installments to be due and payable by Tenant in advance on the first day of each
calendar month during the Term of this Lease Agreement, or any extension or
renewal thereof, at the office of Landlord set forth in the preamble to this
Lease Agreement or at such other place as Landlord may designate. In the event
of any fractional calendar month, Tenant shall pay for each day in such partial
month a rental equal to 1/30 of the Minimum Rental. In no event shall Tenant be
obligated to pay any Minimum Rental or Additional Rent with respect to any
Renewal Term unless Tenant exercises and is granted its right to renew for such
term as provided herein.

     B. The scheduled Minimum Rentals to be paid by Tenant are as follows:

                                      -1-

<PAGE>

================================================================================
                                                            Per Annum Minimum
                                                             Rental Rate per
                                                         Rentable Square Foot of
                 Time Period                              Area Contained within
                                                               the Premises
--------------------------------------------------------------------------------
    July 1, 1999 through August 31, 1999                           $0.00
--------------------------------------------------------------------------------
    September 1, 1999 through August 31, 2000                     $16.95
--------------------------------------------------------------------------------
    September 1, 2000 through August 31, 2001                     $17.45
--------------------------------------------------------------------------------
    September 1, 2001 through August 31, 2002                     $17.95
--------------------------------------------------------------------------------
    September 1, 2002 through August 31, 2003                     $18.45
--------------------------------------------------------------------------------
    September 1, 2003 through August 31, 2004                     $18.95
--------------------------------------------------------------------------------
    September 1, 2004 through August 31, 2005                     $19.45
--------------------------------------------------------------------------------
    September 1, 2005 through August 31, 2006                     $19.95
--------------------------------------------------------------------------------
    September 1, 2006 through August 31, 2007                     $20.45
--------------------------------------------------------------------------------
    September 1, 2007 through August 31, 2008                     $20.95
--------------------------------------------------------------------------------
    September 1, 2008 through August 31, 2009                     $21.45
--------------------------------------------------------------------------------
    September 1, 2009 through August 31, 2010                     $21.95
--------------------------------------------------------------------------------
    September 1, 2010 through August 31, 2011                     $22.45
--------------------------------------------------------------------------------
    September 1, 2011 through August 31, 2012                     $22.95
--------------------------------------------------------------------------------
    September 1, 2012 through August 31, 2013                     $23.45
--------------------------------------------------------------------------------
    September 1, 2013 through August 31, 2014                     $23.95
--------------------------------------------------------------------------------
    September 1, 2014 through August 31, 2015                     $24.45
--------------------------------------------------------------------------------
    September 1, 2015 through August 31, 2016                     $24.95
--------------------------------------------------------------------------------
    September 1, 2016 through August 31, 2017                     $25.45
--------------------------------------------------------------------------------
    September 1, 2017 through August 31, 2018                     $25.95
--------------------------------------------------------------------------------
    September 1, 2018 through August 31, 2019                     $26.45
================================================================================

ARTICLE 4 - CONSTRUCTION

     A. Tenant has provided or shall provide Landlord with plans and/or a
description for permanent improvements to modify the Premises to accommodate
Tenant's intended use (hereafter called the "Preliminary Plans"), which
Preliminary Plans are subject to Landlord's approval, which approval shall not
be unreasonably withheld, conditioned or delayed. The Preliminary Plans shall be
deemed approved by Landlord if Landlord fails to approve or disapprove the same
in writing within five (5) business days of receipt of such Preliminary Plans
from Tenant. Subject to the further written approval of Landlord, which approval
also shall not be unreasonably withheld, conditioned or delayed, Tenant shall
make such modifications to the Preliminary Plans as it shall require (hereafter
called the "Final Plans"). Landlord shall not be permitted to charge any
supervisory or other fees or charges with respect to, or otherwise profit from,
the Tenant Improvements. The Final Plans shall be deemed approved by Landlord if
Landlord fails to approve or disapprove the same in writing within five (5)
business days of receipt of such Final Plans from Tenant. Subject to the further
written approval of Landlord, which approval also shall not be unreasonably
withheld, conditioned or delayed, Tenant shall from time to time make such
modifications to the Final Plans as it shall require (hereafter called the
"Change Requests"). Any Change Request shall be deemed approved by Landlord if
Landlord fails to approve or disapprove the same in writing within five (5)
business days of receipt of such Change Request from Tenant. Prior to approval
of the Preliminary and Final Plans and any Change Reguests, Tenant agrees to
make its architect and engineers reasonably available to Landlord for purposes
of responding to reasonable questions of Landlord regarding such Plans or Change
Requests and their impact upon the Building. If Landlord and Tenant have not
agreed on the Final Plans by July 1, 1999, then Tenant shall have the right to
terminate this Lease Agreement at any time thereafter but prior to the time, if
at all, that Landlord has approved the Final Plans. Tenant shall have the right
to select a general contractor, construction manager, subcontractors, architects
and engineers of its choice to perform the work contemplated by the Final Plans
("Work"). The general contractor, construction manager and major subcontractors
contemplated by Tenant shall be first approved by Landlord, which approval shall
not be unreasonably withheld, conditioned or delayed. Tenant shall furnish to
the Landlord a written statement certified by Tenant and the general contractor
who shall perform the Work listing all major subcontractors and suppliers
regarding the Work. Notwithstanding that possession to the Premises shall have
been delivered to Tenant, Tenant shall not have the right and license to enter
the Premises to do the Work until it has submitted such certification to
Landlord. Tenant shall be responsible for constructing the improvements as shown
on the Final Plans (hereafter called "Tenant Improvements") at Tenant's sole
cost and expense. Article 27 below, and Tenant's obligations thereunder shall
specifically be applicable to the Tenant Improvements and all Work performed or
to be performed by Tenant. Tenant acknowledges that the Work shall begin with
the Premises in its current "as is" condition with the exception of the
following ("Landlord's Work"): the Premises shall be in broom-clean condition.
After completion of the Tenant Improvements, Tenant shall use its best efforts
to supply to Landlord lien waivers from all suppliers, subcontractors and other
entities listed on the sworn construction statement, together with a blanket
lien waiver from Tenant's contractor for the full amount of the Work. In no
event shall any Tenant Improvement which alters any existing Building system or
any Building equipment servicing more than just the Premises be deemed a trade
fixture of Tenant and, accordingly, Tenant shall not be permitted to remove the
same at the end of the Term (or last Renewal Term, if applicable). Landlord, in
connection with its approval of the Final Plans, shall provide Tenant with a
list of those improvements which Landlord will require Tenant to remove at end
of the Term (or last Renewal Term, if applicable) pursuant to Article 19 below.
Any Tenant Improvements not on such list, or if Landlord fails to supply such
list to Tenant prior to approval of the Final Plans, then Landlord shall be
deemed to have waived its rights under Article 19 to require Tenant to so remove
such Tenant Improvements. Notwithstanding the foregoing in connection with any
Tenant's equipment or other personal property and/or trade fixtures being
removed by Tenant, unless otherwise agreed in writing by Landlord, Tenant shall
remove all conduit, cabling, piping and wiring which Tenant installed in
connection with such property being removed, and shall restore the Premises
and/or repair any damage thereto resulting from such removal. Tenant shall own,
and have the right to remove at any time during or at the end of the Term (or
last Renewal Term, if applicable), all personal property installed in the
Premises by Tenant and all of Tenant's equipment, including, without limitation,
generators, removable HVAC equipment, batteries, and UPS systems.

     B. The parties acknowledge that the Tenant's Work shall include the
following matters (whether or not included within the Final Plans), and that
Tenant shall have the right to do any of the following matters to which Tenant
is entitled but which are not included in the Final Plans at a later time,
subject

                                      -2-
<PAGE>

to the terms of Article 12. Any of the following shall be done at Tenant's
expense unless otherwise specified, but Tenant shall not pay any additional
charge to Landlord in connection with any of the same:

     1. the following electrical systems requirements:

          (i)      reconfiguring the power distribution system in connection
     with the power to be distributed to the "Electrical Room" (as defined
     below);

          (ii)     providing of A/C electric capacity delivered to a pull box
     within the Premises at a capacity for Tenant's needs (such electrical
     capacity may exist, but Tenant is responsible for verifying same, as well
     as confirming that such is sufficient for its needs, including the "Tenant
     Generator", as defined below). If Tenant determines that its electrical
     requirements exceed the existing service to the Premises, Tenant shall be
     entitled to, at its sole cost and expense, increase such capacity, provided
     it obtains the necessary governmental approvals and no additional costs for
     service fees are incurred by Landlord. Landlord agrees to cooperate with
     any applications Tenant may be required to make to any appropriate
     governmental agencies and/or public or private utility providers in
     connection therewith, provided the same shall be without cost to Landlord;

          (iii)    Tenant shall be entitled to install UPS electrical systems
     and/or batteries all in a portion of the Premises along with the
     Telecommunications Equipment ("Electrical Room"), or at an alternate
     location reasonably acceptable to both Landlord and Tenant, and to
     integrate the Building power into such systems.

          (iv)     Tenant shall have the right to tie into the Building's
     existing grounding systems. At Tenant's option, if the existing grounding
     systems do not meet Tenant's requirements, Tenant shall have the right to
     install its own electrical grounding system.

          (v)      Tenant shall install for the Premises (including the
     Electrical Room) an electric submeter for all electrical usage therein;

     2. installation of the following:

          (i)      Tenant shall be entitled to remove or destroy any interior
     walls within the Premises, if there are any. If Tenant delivers any modular
     interior walls from within the Premises to Landlord, Landlord shall store
     the same until the completion of Tenant's Work, at which time said removed
     modular interior walls (together with any additional modular interior walls
     Landlord may have in storage) shall be made available by Landlord to Tenant
     for installation of offices and rooms (including the Electrical Room)
     utilizing Landlord's modular walls, to the extent Tenant so desires;

          (ii)     installation of floor covering and wall coverings pursuant to
     Final Plans;

          (iii)    extension of the demising walls above the ceiling to the deck
     of the third floor, pursuant to Final Plans, if Tenant is installing any
     demising walls, to the extent required by applicable building codes;

          (iv)     Tenant shall be entitled to install cabling and conduit from
     the Premises to Tenant's telecommunication antennae and related equipment
     on the roof of the Building (which placement, location and maintenance of
     such equipment shall be governed by a separate license agreement in the
     form of Exhibit B attached hereto and incorporated herein by reference).
     Tenant agrees that at no time during the Term shall it use, license or
     otherwise agree to utilize any space upon the Building or land upon which
     it is located for antennae space, except pursuant to Exhibit B, and in no
     event shall it use, license, utilize or rent space for antennae from other
     tenants or licensees of the Building without the consent of Landlord, which
     consent may be conditioned upon payment of reasonable fees to Landlord;

          (v)      Tenant shall be entitled, without charge, to use of the
     Building's existing conduit and riser space and in the event existing
     conduit is not available, the installation of conduit and cabling from the
     Premises to HVAC, power and telecommunications facilities within and
     outside of the Building. In connection therewith Landlord shall cooperate
     with Tenant to locate and utilize an appropriate riser space from the
     Premises to other necessary levels of the Building, such cooperation may
     include core drilling (subject to Paragraph 4C below). Tenant shall also
     have the right to construct dual telecommunication conduit entrances to the
     Building (as reasonably approved by Landlord), which may include the
     removal and replacement of curbing and/or sidewalks, and trenching and
     repairing portions of the parking lot and/or other common areas, all
     subject to Paragraph 4C below. Tenant agrees to use reasonable efforts to
     cooperate and coordinate with other tenants of the Building desiring or
     constructing such dual telecommunication conduit entrances, to the extent
     Landlord notifies Tenant of the same. Notwithstanding anything contained in
     this Lease Agreement to the contrary, all cabling and conduit, located on
     the exterior of the Premises shall become the property of Landlord upon the
     expiration of the Term and shall be surrendered with the Premises and
     Tenant shall have no obligation to remove any of the same.

          (vi)     Tenant shall have the right to demolish any currently
     existing tenant improvements or other similar construction within Tenant's
     Premises, including, without limitation, cabling, water lines and other
     pipes, with the exception of Building systems and except any pipes, cables
     or ducts above the ceiling in the Premises which are located between the
     existing corridor adjacent to the Premises and the first row of columns
     within the Premises. If any pipes, cables or ducts are central to Building
     systems, Tenant may relocate them (subject to paragraph 4c below) or leave
     them within the Premises, at Tenant's option.

     3. installation of the following heating, ventilation, air conditioning
     systems, equipment or facilities ("HVAC"):

          (i)      Tenant shall have the right, at any time during the lease
     Term, to install a separate and independent cooling system to provide HVAC
     to the Premises, including but not limited to, condensers or other cooling
     equipment on the roof of the Building, in the location depicted on Exhibit
     F attached hereto, provided that the footprint for such equipment on the
     roof shall not exceed 1200 square feet unless approved by Landlord
     ("Cooling Equipment"). Tenant shall not pay for such space unless it is
     required to do so pursuant to Paragraph 35B below.

          (ii)     Tenant shall have the right to tap into the Building
     water/steam supply in order to operate a humidifier system in the Premises,
     subject to Paragraph 4C below.

          (iii)    Tenant shall have the right to modify the Building's heating
     system servicing the Premises, including, without limitation, to remove,
     cap or divert the same, subject to Paragraph 4C below.

          (iv)     Tenant may modify the duct work and other modifications
     necessary to the Building's HVAC so as to service the Premises.

                                      -3-
<PAGE>

          (v)      Tenant shall have the right to install pipes at Tenant's
     expense, not to exceed a total of twelve (12) inches in diameter and any
     one pipe not to exceed six (6) inches in diameter, from the roof through
     the core of the Building to support existing or future HVAC systems in the
     Premises.

          (vi)     Landlord shall provide, at no additional charge, riser space
     and/or appropriate other common space to connect Tenant's Cooling Equipment
     to electricity sources and to the Premises.

          (vii)    Tenant shall have the right to vent through the Building
     ventilation system and to install drains for the Cooling Equipment and to
     discard any HVAC wastewater into the Building's sewage system.

     4. Subject to the prior approval of Landlord, which approval shall not be
unreasonably withheld, conditioned or delayed, Tenant shall be entitled to
reinforce the floor load capacity of the Premises. Tenant shall be responsible
for assuring that its equipment and any of the Work performed within the
Premises does not exceed the floor capacities of the Building and/or Premises
and Tenant shall indemnify and hold Landlord harmless from all damage, liability
and costs (including reasonable attorneys' fees) in the event it over-loads the
floor capacity of the Premises, but only to the extent it exceeds 100 pounds per
useable square foot.

     5. Tenant shall have the right, subject to paragraph 4c below, in its
discretion and at its expense, to do any or all of the following: (a) convert
the present sprinkler system within the Premise to a dry-pipe, pre-action
system, (b) relocate or encase any water mains or other water pipes running
through or adjacent to the Premises, (c) install an FM 200 gas system in the
Premises, and (d) install any other fire suppression system approved by
Landlord, which approval shall not be unreasonably withheld, conditioned or
delayed.

     6. Tenant shall have the right, at any time, to install and maintain up to
two of its own power generators, together with associated fuel storage tanks
(the "Tenant Generators") and to integrate Building power into such Tenant
Generators. Such installation and maintenance shall be in accordance with the
following:

                   (a) Landlord shall provide a pad site for the Tenant
          Generators at no additional charge, which shall be located outside the
          Building, on the ground floor, north of the East entrance, in the
          location generally depicted on Exhibit E attached, the dimensions of
          which are approximately 30 feet by 30 feet. Such pad site shall be
          delivered to Tenant "as is" on the date of execution of this Lease
          Agreement. Tenant may secure said area by fencing or other means
          reasonably approved by Landlord; however, Tenant acknowledges that an
          existing generator currently adjoins said pad location and access to
          such adjoining pad may in no instance be blocked by Tenant or Tenant's
          use of such pad. Landlord agrees for purposes of Paragraph 35B below
          that the area so secured shall be the space actually used by Tenant
          for the Tenant Generators. Tenant shall have the right, at its option
          and at no additional charge, to install one of the two Tenant
          Generators in the roof penthouse, next to the two Building generators,
          instead of the location in the foregoing sentence, provided the same
          does not exceed 1,000 square feet.

                   (b) Landlord shall provide, at no additional charge, riser
          space and/or other appropriate common space to connect such Tenant
          Generators to electrical sources and to the Premises.

                   (c) Tenant shall first obtain such governmental approvals,
          authorizations and permits as are required to install and operate the
          Tenant Generators.

                   (d) Tenant shall maintain the Tenant Generators and any
          related equipment, at its sole cost and expense, in good order and
          condition and will repair any damage to the Building and/or any other
          equipment caused by the Tenant Generators and/or its installation
          and/or removal. Landlord shall not be liable to Tenant or to any other
          person for any loss or damage to the Tenant Generator regardless of
          cause, other than the negligence or acts of Landlord, its agents or
          employees.

                   (e) Tenant shall install such spill protection and other tank
          monitoring devices for the Tenant Generators as shall be required by
          governmental codes and regulations, (iii) Tenant shall provide
          Landlord with copies of all warranties and evidence of any testing for
          the Tenant Generators required by law, and (iv) Tenant shall indemnify
          Landlord from and against any and all costs and liability arising from
          a leak from any such fuel tank comprising part of the Tenant
          Generators, including, without limitation, any clean-up costs.

                   (f) Upon the termination of the Lease Agreement, Tenant will
          have the right to remove the Tenant Generators, provided, (i) the
          Tenant Generators are removed within five (5) days following the
          termination of the Lease Agreement, and (ii) Tenant shall repair all
          damage to the Building, landscaping and/or any other equipment caused
          by the removal of the Tenant Generators and shall restore the area to
          the condition as existing prior to such installation.

     C. All of Tenant's Work shall be performed in a good and workmanlike manner
and to the extent any of such Work involves alteration or replacement of any
existing equipment or facilities of the Building, Tenant shall use a standard
and grade equal to or better than such existing equipment and facilities. To the
extent any of Tenant's Work involves areas outside the Premises ("Exterior
Work"), Tenant and its contractors shall coordinate all such Work with Landlord
and Landlord's Building Manager, on a weekly basis. Tenant shall have the right
to perform Tenant's Work 24 hours per day, seven days per week, together with
reasonable access to freight elevators, loading docks and other common areas;
provided that Tenant will use reasonable efforts to avoid undue disturbance of
other tenants of the Building between 8:00 a.m. and 5:00 p.m. weekdays. In all
events, whenever the Tenant's Work involves the alteration and/or interference
with any of the Building's systems, including, but not limited to, electrical,
water, HVAC, sprinkler, plumbing and life/health/safety systems, Tenant shall
indemnify and hold Landlord harmless with respect to any interruption of such
systems to other portions of the Building and/or other tenants and the continued
operational integrity of such systems as a result of the Work. In all events,
Tenant, at his sole cost and expense, shall obtain all applicable governmental
approvals with respect to the installation or doing of all Work including the
Exterior Work. Tenant shall cause its contractors and subcontractors to utilize
only those parking areas designated by Landlord, and to the extent such use
utilizes parking spaces, Tenant shall utilize its parking licenses (as set forth
in Paragraph 14D and Exhibit C below) for such purposes and Tenant shall be
responsible for the license fees due thereunder during such parking use by
Tenant's contractors and subcontractors. Landlord agrees to cooperate, at no
out-of-pocket cost to it, with respect to the obtaining of any such governmental
approvals, such cooperation, however, shall not extend to providing any
concessions to the governmental authority with respect to zoning, parking or
other restrictions relating to the Building.

ARTICLE 5 - POSSESSION

     A. Tenant shall have access and possession to the Premises pursuant to
Article 4 above. Construction delays affecting Tenant's Work due to material
shortages, strikes, or acts of God, or otherwise shall in no event postpone the
date of commencement of the Term of this Lease Agreement nor of the payment of
rentals. By occupying the Premises as a Tenant, or to install fixtures,
facilities or equipment, or to perform the Work, Tenant shall be conlusively
deemed to have accepted the same, except for any latent defects affecting the
Building.

ARTICLE 6 - TENANT'S PRO RATA SHARE OF REAL ESTATE TAXES AND OPERATING EXPENSES
ABOVE BASE

     A. Commencing with calendar year 2001, during each full or partial calendar
year during the Term of this Lease Agreement, Tenant shall pay to landlord, as
Additional Rental, the amounts by which actual Real Estate Taxes and Operating
Expenses (both as hereafter defined) per square foot of rentable area in the
Building multiplied by the number of square fast of rentable area in the
Premises exceed the Real Estate Tax Base and the Operating Expense Base,
respectively (both as hereafter defined) prorated for the period that Tenant
occupied the Premises. Consistency shall be used with all methods

                                      -4-
<PAGE>

in calculating the Operating Expense Base. In the event that during all or any
portion of any calendar year, the Building is not at least 95% rented and
occupied Landlord shall make any appropriate adjustment in occupancy-related
Operating Expenses for such year for the purpose of avoiding distortion of the
amount of such Operating Expenses to be attributed to Tenant by reason of
variation in total occupancy of the Building, by employing sound accounting and
management principles to determine occupancy-related Operating Expenses that
would have been paid or incurred by Landlord had the Building been 95% rented
and occupied, and the amount so determined shall be deemed to have been
Operating Expenses for such year, provided that Landlord will not be entitled to
receive from Tenant and other tenants more than 100% of the actual occupancy-
related Operating Expenses. If Landlord incurs costs or expenses associated with
or relating to separate items or categories of Operating Expenses that were not
part of Operating Expenses during the year of the Operating Expense Base, then
the Operating Expenses for the year of the Operating Expense Base will be deemed
increased by the amounts Landlord would have incurred during the year of the
Operating Expense Base with respect to such costs and expenses had such separate
items or categories of Operating Expenses been included in Operating Expenses
during the year of the Operating Expense Base. As used herein, the "Real Estate
Tax Base" shall be the actual per rentable square foot Real Estate Taxes for the
Building for the calendar year 2000, times the rentable square feet contained
within the Premises, and the "Operating Expense Base" shall be the actual per
rentable square foot Operating Expenses for the Building for the calendar year
2000, times the rentable square feet contained within the Premises. If the
actual Real Estate Taxes or Operating Expenses per square foot times the
rentable square feet contained within the Premises are less than the Real Estate
Tax Base or Operating Expense Base, respectively, Tenant shall not be entitled
to any refund or credit.

     B. Commencing with calendar year 2001, Landlord shall, each year during
the Term of this Lease Agreement, give Tenant an estimate of Operating Expenses
and an estimate of Real Estate Taxes payable per square foot of rentable area in
the Building multiplied by the number of square feet of rentable area in the
Premises for the coming calendar year. If either such estimate exceeds the
respective Real Estate Tax Base or Operating Expense Base (as defined above),
Tenant shall pay, as Additional Rental, along with its monthly Minimum Rental
payments required hereunder, one-twelfth (1/12) of such excess estimated
Operating Expenses and/or Real Estate Taxes and such Additional Rental shall be
payable until subsequently adjusted for the following year pursuant to this
Article.

     C. As soon as possible after the expiration of each calendar year beginning
with the year 2002, but in any event no later than ninety (90) days following
the close of the calendar year, Landlord shall determine and certify to Tenant
the actual Operating Expenses and Real Estate Taxes for the previous year per
square foot of rentable area in the Building and the amounts applicable to the
Premises. If such statement shows that Tenant's share of increases in Operating
Expenses and Real Estate Taxes over the Operating Expense Base and the Real
Estate Tax Base, respectively exceeds Tenant's estimated monthly payments for
the previous calendar year, then Tenant shall, within twenty (20) days after
receiving Landlord's certification, pay such deficiency to Landlord. In the
event of an overpayment by Tenant, such overpayment (not to exceed the amount of
the estimated payments) shall be refunded to Tenant, at the time of
certification, in the form of an adjustment in the Minimum Rental or Additional
Rental next coming due, or if at the end of the Term by a refund. By written
notice given to Landlord no later than six (6) months following delivery of the
written certification of Landlord, Tenant shall have the right to audit, or have
audited the written certification and the books and records from which such
certification is derived. Tenant shall pay the costs of any such audit, unless
it is determined that Tenant's overpayment was more than three percent (3%) of
the actual amount in which case Landlord shall reimburse Tenant for the
reasonable cost of the audit.

     D. For purposes of this Article, the term "Real Estate Taxes" means the
total of all taxes, fees, charges and assessments, general and special, ordinary
and extraordinary, foreseen or unforeseen, which become due and payable upon the
Building. All reasonable costs and expenses incurred by Landlord during
negotiations for or contests of the amount of Real Estate Taxes shall be
included within the term "Real Estate Taxes". For purposes of this Article, the
term "Operating Expenses" shall be deemed to mean all reasonable costs and
expenses directly related to the Building incurred by Landlord in the repair
operation, management and maintenance of the Building including interior and
exterior and common area maintenance, management fees (to the extent the same
are included in the BOMA definition of "reasonable and customary fees for
management in the building), cleaning expenses, energy expenses except as
provided below, insurance premiums, and the amortization of capital investments
made to reduce operating costs (including reroofing costs) to the extent of
reasonably anticipated savings to be achieved thereby or that are necessary due
to govermnental requirements not in effect on the date of this Lease Agreement,
all in accordance with generally accepted accounting principles. Landlord agrees
that notwithstanding anything to the contrary in this Lease Agreement, Tenant's
proportionate share of Operating Expenses shall not be increased for any
calendar year by more than 3% over the previous calendar year. The following
shall not be included in Operating Expenses:

          1. real estate brokerage and leasing commissions and other expenses
     incurred for leasing;

          2. cost of alterations or improvements of any tenant's premises;

          3. allowances or concessions provided to any tenant or occupant of the
     Building;

          4. costs incurred to make major repairs or replacements of any
     defective initial construction of the Building and related appurtenances
     regardless of how such costs are characterized under generally accepted
     accounting principles, and costs incurred for repairs or other items to the
     extent Landlord is reimbursed by third parties;

          5. legal expenses incurred in connection with the preparation or
     negotiation of leases, subleases, assignments or other lease-related
     documents with current, prior or prospective tenants or occupants of the
     Building;

          6. marketing or advertising costs to solicit new tenants;

          7. wages, salaries, fees, and fringe benefits paid to executive
     personnel or officers or partners of Landlord not having direct day to day
     responsibility for operating or providing services to the Building;

          8. the cost, above any applicable deductible, of repairs or other work
     occasioned by fire, windstorm or other casualty of an insurable nature or
     by the exercise of eminent domain;

          9. costs incurred for alterations, replacements or improvements that
     would be considered capital improvements under generally accepted
     accounting and sound management principles consistently applied, except
     current amortization (together with interest of ten percent (10%) per annum
     on the unamortized amount) of the capital improvement cost over the
     reasonable useful life of the improvement where such capital improvement is
     reasonably necessary to improve the operation or maintenance efficiency of
     the Building or as otherwise expressly permitted above, provided that the
     amortization costs charged to direct costs for capital improvements to
     improve the operation or maintenance efficiency of the Building shall be
     limited to the estimated reduction in direct costs for the relevant years
     resulting from such capital improvements;

          10. expenses in connection with services or other benefits of a type
     which are not provided or available to Tenant but which are provided to
     another tenant of the Building or to some other third party. Tenant
     acknowledges that janitorial expenses for the Building and for individual
     tenant spaces are included within Operating Expenses notwithstanding that
     janitorial services shall be supplied only to the office portions of the
     Premises;

          11. costs incurred due to violation by Landlord or any tenant of the
     Building of the terms or conditions of any lease;

          12. Landlord's general overhead except as it directly relates to the
     management and operation of the Building;

          13. all items and services for which any tenant reimburses Landlord or
     pays third persons;

                                      -5-
<PAGE>

          14. ground lease rentals, principal or interest payments, refinancing
     charges or points, or penalties resulting from late payments by the
     Landlord, or depreciation;

          15. costs incurred in connection with the cure or correction of latent
     defects at the Building and cost incurred in connection with the clean-up
     of Hazardous Substances from the Project or Building;

          16. Landlord's cost of services sold separately to tenants for which
     Landlord is entitled to be reimbursed by such tenants as an additional
     charge;

          17. costs incurred in connection with negotiations or disputes with
     tenants of the Building and costs incurred due to the violation by Landlord
     of the terms of any lease or other contract;

          18. costs incurred in connection with renovating or otherwise
     improving or decorating leased space for other tenants or other occupants
     or vacant tenant space, other than common areas, and costs incurred in
     connection with any construction or improvement of any portion of the
     Building except the common areas and with construction or improvement of
     any additional building or structure on the land on which the Premises is
     located;

          19. any particular item or service for which Tenant otherwise
     reimburses Landlord by direct payment;

          20. any expense for which Landlord is compensated through proceeds of
     insurance or agreements of indemnity or surety bonds or guaranties or for
     which Landlord is reimbursed by third parties;

          21. any fines or penalties or other expenses incurred due to actual or
     alleged violations by the Building of any governmental law, rule or
     authority which is in effect on the date of this Lease Agreement and any
     fines or penalties or other expenses incurred due to actual or alleged
     violations by Landlord of any governmental law, rule or authority whether
     or not in effect on the date of this Lease Agreement;

          22. cost of legal, accounting and other professional services incurred
     by Landlord in connection with leasing activities or other activities which
     are not Operating Expenses, and costs of audits of any kind performed by
     tenants;

          23. any bad debt loss, rent loss, or reserves for bad debt or rent
     loss;

          24. Landlord's general corporate overhead and general administrative
     expenses;

          25. Costs arising from Landlord's charitable or political
     contributions;

          26. Real Estate Taxes; and

          27. Any types of utility services (including, without limitation,
     electricity, water, gas, sewer and telephone) that at any time during the
     Term of this Lease Agreement (any Renewal Terms) are separately metered or
     contracted for and paid for by Tenant directly, to the extent serving any
     other tenant portions of the Building, except that Landlord may include
     within Operating Expenses electrical usage by tenants not currently
     separately submetered (but such tenants shall not exceed 10% of the
     Building's area).

     E. Landlord may at any time designate a fiscal year in lieu of a calendar
year and in such event, at the time of such a change, there may be a billing for
the fiscal year which is less than 12 calendar months. Any such change shall not
increase the amounts that Tenant would otherwise owe hereunder.

     F. Landlord reserves, and Tenant hereby assigns to Landlord, the sole and
exclusive right to contest, protest, petition for review, or otherwise seek a
reduction in the Real Estate Taxes. In the event of any reductions in the Real
Estate Taxes due to Landlord's contesting the same which relate to taxes due and
payable for a year during the Term (or any Renewal Terms), such tax reduction,
after payment of Landlord's reasonable costs and expenses incurred in connection
with effectuating such reduction (unless such costs and expenses have already
been reimbursed as part of prior Real Estate Tax payments), shall be
retroactively given effect, and Tenant shall be refunded its Proportionate Share
of said reduction (but not below the Real Estate Tax Base).

     G. Landlord shall keep and maintain records of all Operating Expenses and
Real Estate Taxes for a period of not less than two (2) years, which records
shall be made available to Tenant at reasonable times at Landlord's offices for
inspection and copying by Tenant or its representatives, at Tenant's cost. If
Tenant in good faith disputes the accuracy of the total amount of Operating
Expenses or Real Estate Taxes, Tenant may audit Landlord's books and records by
Tenant's representative. If such audit establishes that any of the actual
Operating Expenses or Real Estate Taxes are less than Landlord's final
determination thereof by three percent (3%) or more, then Landlord shall pay the
cost of such audit. Any over-charged or under-paid amounts shall be reimbursed
by the responsible party within thirty (30) days following delivery of such
audit to Landlord, provided Landlord does not contest the same. Any amounts
payable pursuant to this Lease Agreement shall continue to be paid during the
pendency of any audit or dispute, but upon final determination or resolution of
such dispute, any amounts payable by one party to the other hereunder shall bear
interest at the rate of twelve percent (12%) per annum.

      H. Tenant agrees to pay as Additional Rent, which shall be collectable to
the same extent as Minimum Rental, any tax, charge or fee which may be levied,
assessed or imposed upon or measured by the rents reserved hereunder by any
governmental authority acting under any present of future law, before any fine,
penalty, interest or costs may be added thereto for non-payment. The foregoing
shall not be construed to include any form of income tax.

ARTICLE 7 - UTILITIES AND SERVICE; ACCESS, COLOCATION AND INTERCONNECTION

     A. Landlord agrees to provide water and sanitary sewer services to the
common area restrooms of the Building, together with janitorial supplies and
cleaning services to such restroom facilities.

     B. Landlord agrees to furnish standard heat, ventilation and air
conditioning, adequate for normal office operations, to the Premises, or, at
Tenant's option, exclusively to the office areas of the Premises (provided
Tenant does not remove and/or relocate the HVAC duct work serving the office
areas of the Premises), during normal business hours, at no additional charge.
Landlord shall also provide electricity and janitorial services to the office
areas of the Premises (specifically excluded from the Electrical Room), on a 24-
hour basis. Electricity to the Premises shall be by separate submeter installed
by Tenant at its expense, if not currently existing.

     C. Tenant shall make arrangements to connect the Premises to Building power
in the high voltage room in the "penthouse" and equipment rooms, or otherwise as
approved by Landlord, which approval shall not be unreasonably withheld.
Thereafter, Landlord shall deliver to the Premises at all times, through the
duration of the Term and any Renewal Terms, a minimum of 1200 amps of 480 volt
a/c three phase power.

     D. No temporary interruption or failure of such services incidental to the
making of repairs, alterations or improvements, or due to accidents or strike or
conditions or events not under Landlord's control, shall be deemed as an
eviction of the Tenant or relieve the Tenant from any of the Tenant's
obligations hereunder. Notwithstanding the foregoing, if for any reason
whatsoever, except due to force majeure or by any negligent act or omission or
intentional misconduct of Tenant and as a result: (i) all or any portion of the
Premises shall become untenantable (the "Untenantable Premises") for the normal
conduct of Tenant's business for a period of three (3) consecutive days, (ii)
Tenant shall vacate the Untenantable Premises and cease doing business therein
in (provided, however, that the continued presence of Tenant's security
personnel therein for the purposes of preservation of Tenant's property shall
not constitute a failure by Tenant to vacate the Untenantable Premises) and
(iii) Tenant shall give notice to Landlord of the facts set forth in clauses (i)
and (ii) above, then in such event, the portion of the Rents allocable to the
Untenantable Premises shall be fully abated for the period commencing on the day
that all

                                      -6-
<PAGE>

the conditions set forth in (i), (ii) and (iii) above shall first be satisfied
and ending on the date that the Untenantable Premises shall be rendered usable
for the normal conduct of Tenant's business and Landlord shall have given notice
thereof (or the date Tenant shall re-occupy the Untenantable Premises for the
normal conduct of its business, if earlier).

        E. For the purposes of this Article 7, normal business hours shall be
deemed to mean the period of time between 8:00 am. and 6:00 p.m., Monday through
Friday, and 8:00 a.m. to 1:00 p.m. Saturdays, and specifically excluding Sundays
and legal holidays. Landlord agrees that Tenant and its customers and vendors
shall have access to the Premises, common areas, power and telephone closets
serving the Premises, the elevator and parking area, freight elevators and
loading dock and any of Tenant's equipment in the Building or otherwise within
Landlord's control, 24 hours per day, 7 days per week, 52 weeks per year. After
normal business hours such access may be subject to the use of security cards
and other rules and regulations which Landlord may adopt from time to time with
respect to the Building, provided the same are reasonable and are equally
applicable to all tenants of the Building and are not inconsistent with the
foregoing and do not materially interfere with the conduct of Tenant's business.
Landlord specifically acknowledges that Tenant's business requires regular
access to the Premises for Tenant's customers after normal business hours.
Landlord also agrees that it will establish procedures that permit access to
areas other than the Premises after normal business hours, which procedures will
include a mechanism for access without advance notice for repairs and other
urgent matters that are unanticipated.

        F. Tenant shall have all of the rights provided in this Section 7(F), at
no additional charge. Tenant shall have the right to place telecommunications
equipment of its customers within the Premises ("Co-Location") without
Landlord's consent and such Co-Location shall not be deemed an assignment or
sublease or restricted license under the terms of this Lease Agreement
regardless whether a written agreement exists between Tenant and its customers,
Tenant shall have the right in addition to Co-Location to provide rights to
temporarily use portions of the Premises (not to exceed 3 weeks in duraton) to
its customers and vendors without Landlord's consent. Tenant shall have the
right to connect customer equipment to telecommunications facilities in the
Building. Tenant shall have the right to interconnect its telecommunications
facilities with, and/or to provide telecommunications services to, other tenants
of the Building. Landlord shall provide access to and space within building
risers for the foregoing purposes at no additional charge.

        G.  Tenant shall have the right to make its own arrangements for power.

ARTICLE 8- NON-LIABILITY OF LANDLORD AND YEAR 2000 READINESS DISCLOSURE

       A. Except in the event of negligence of Landlord, its agents, employees
or contractors, or as specifically provided herein, Landlord shall not be liable
for any loss or damage for failure to furnish heat, air conditioning,
electricity, elevator service, water, sprinkler system or janitorial service.
Landlord shall not be liable for personal injury, death or any damage from any
cause about the Premises or the Building except if caused by Landlord's
negligence or willful misconduct.

        B. Landlord shall provide Tenant with a list of the Building's major
equipment ("Major Equipment") manufacturers, as reasonably requested by Tenant,
including model numbers and software version numbers of any software utilized
with such equipment, to the extent known or reasonably ascertainable by
Landlord. Major Equipment shall be deemed to include, without limitation, the
Building's fire surpression system. Landlord shall use its good faith efforts to
obtain from its vendor/servicors of its Major Equipment a Y2K compliance
statement with respect to such Major Equipment and shall utilize its good faith
efforts to conform any such Major Equipment so as to be Y2K compliant, to the
extent it discovers that any such Major Equipment is not Y2K compliant. The
foregoing is not a guaranty nor an indemnification that no interruptions or
malfunctions will result as a passage from the year 1999 to the year 2000, but
rather to simply disclose to Tenant the steps Landlord has and/or will take and
Tenant specifically releases Landlord from damages, liabilities or costs or
expenses which may arise out of such interruption and/or malfunction, unless
Landlord has breached the representations set forth in this Article.

ARTICLE 9- CARE OF PREMISES

       A.  Tenant agrees:

                1.  To keep the Premises in as good condition and repair as they
       were in at the time Tenant took possession of same, reasonable wear and
       tear and damage from fire and other casualty for which insurance is
       normally procured excepted;

                2.  To keep the Premises in a clean and sanitary condition and
       to be responsible for janitorial services for the switch room;

                3.  Not to commit any nuisance or waste on the Premises,
       overload the Premises or the electrical, water and/or plumbing facilities
       in the Premises or Building, throw foreign substances in plumbing
       facilities, or wastefully use any of the utilities furnished by Landlord;

                4.  To abide by such rules and regulations as may from time to
       time be reasonably promulgated by Landlord and of which Tenant has
       received written notice, except to the extent any of the same conflict
       with the terms and provisions of this Lease;

                5.  To obtain Landlord's prior approval (not to be unreasonably
       withheld, conditioned or delayed) of the interior design of any portion
       of the Premises visible from the common areas or from the outside of the
       Building. "Interior design" as used in the preceding sentence shall
       include but not be limited to floor and wall coverings, furniture, office
       design, artwork and color scheme; and

                6.  Landlord shall have no obligation to maintain, repair or
       replace any equipment and/or trade fixtures which services, or is
       dedicated, solely or exclusively to the Premises and/or Tenant.

      B. If Tenant shall fail to keep and preserve the Premises in the state of
condition required by the provisions of this Article 9, the Landlord may at its
option put or cause the same to be put into the condition and state of repair
agreed upon, and in such case the Tenant, on demand, shall pay the cost thereof.

      C. Landlord agrees to keep and maintain the common areas of the Building
consistent with other Class B buildings in the Minneapolis central business
district and to supply janitorial services for only the office and common areas.

ARTICLE 10- NON-PERMITTED USE

      A. Tenant agrees to use the Premises only for the purposes set forth in
Article 2 hereof. Tenant further agrees not to commit or permit any act to be
performed on the Premises or any omission to occur which shall be in violation
of any statute, regulation or ordinance of any governmental body or which will
increase the insurance rates on the Building or which will be in violation of
any insurance policy carried on the Building by the Landlord. Landlord agrees
that Tenant's use of the Premises as expressly permitted in this Lease Agreement
will not increase the insurance rates on the Building or violate any insurance
policy carried on the Building by Landlord. Tenant, at its expense, shall comply
with all governmental laws, ordinances, rules and regulations applicable to
Tenant's particular use of the Premises and shall promptly comply with all
governmental orders, rulings and directives for the correction, prevention and
abatement of any violation upon, or in connection with Tenant's particular use
of the Premises, including the making of any alterations or improvements to the
Premises, all at Tenant's sole cost and expense. The Tenant shall not disturb
other occupants of the Building by making any undue or unseemly noise and shall
not do or permit to be done in or about the Premises anything which will be
dangerous to life or limb. In connection with the foregoing provision, Tenant
covenants and agrees that it shall not store, process, produce or dispose of any
flammables, explosives, radioactive materials, ACM's, polychlorinated biphenyls
(PCB's), chemicals known to cause cancer or reproductive toxicity, pollutants,
contaminants, hazardous waste, toxic substances, petroleum and petroleum
products, chloraflora carbons (CFC's) and substances declared to be hazardous or
toxic (collectively "Hazardous Substances") in violation of any present or
future federal, state or local environmental law, ordinance or regulation
("Environmental Laws") upon the Premises or any part thereof without first
obtaining Landlord's written consent, which consent may be withheld or denied in
Landlord's sole discretion, provided that Landlord hereby consents to Hazardous
Substances in small quantities as are typically used in an office building (such
as, toner, cleaning fluids,

                                      -7-
<PAGE>

etc.) and in a telecommunications and computer equipment room. Tenant agrees to
indemnify and defend and hold Landlord harmless from and against all fines
suits, claims, actions, damages, liabilities, costs and expenses (including
reasonable attorneys' fees) asserted against Landlord arising out of and in any
way connected with Tenant's failure to comply with its obligations of this
Paragraph or arising from the consented to presence of Hazardous Substances
which Landlord has consented to under this paragraph (specifically including any
diesel fuel), which indemnification shall survive the expiration of the
termination of this Lease Agreement.

     B. Landlord represents that it was not the owner of the Building during
construction. Landlord warrants and represents that, to the best of its
knowledge, there are no Hazardous Substances in the Building, including, without
limitation, lead-based paint, except as may be disclosed in the environmnental
Report" (as defined hereafter). Landlord warrants and represents that, to the
best of its knowledge, there is no asbestos in the Building. Landlord shall make
available that certain Phase I Environmental Report prepared on behalf of the
FDIC/RTC ("Environmental Report") to Tenant. Landlord warrants and represents
that there is nothing contained in the Environmental Report which would
materially interfere with Tenant's use of the Premises and or construction of
its Work. Landlord hereby covenants that if, at any time during the Term of the
Lease Agreement, as the same may be extended, "Hazardous Substances" are
required to be removed, encapsulated or otherwise remediated by any legal
governmental authority having jurisdiction over the Building, the presence for
which Landlord is the "responsible party" and Tenant is not a "responsible
party" (as defined by Environmental Laws) then Landlord shall so remediate the
same as so required, at Landlord's sole cost and expense and not as a part of
Operating Expenses. Landlord agrees to indemnify and defend and hold Tenant
harmless from and against all fines, suits, claims, actions, damages,
liabilities, costs and expenses (including attorneys' fees) asserted by such
governmental authorities against Tenant arising out of or in any way connected
with Landlord's failure to comply with its obligations in the preceding
sentence, which indemnification shall survive the expiration or the termination
of this Lease Agreement.

ARTICLE 11 - INSPECTION

      The Landlord or its employees or agents shall have the right without any
diminution of rent or other charges payable hereunder by Tenant to enter the
office portion of the Premises at all reasonable times for the purpose of
exhibiting the Premises to prospective tenants or purchasers, inspection,
cleaning, repairing, testing, altering or improving the same or said Building,
but nothing contained in this Article shall be construed so as to impose any
obligation on Landlord to make any repairs, alterations or improvements.
Landlord's rights under this section shall be exercised in such a manner as to
create the least practicable interference with Tenant's use and occupancy of the
Premises. Except in the case of an emergency posing imminent danger to any
person, the Premises, or any other portion of the Building which makes notice to
Tenant impractical, any entry on the Premises by Landlord shall be made at
reasonable times after reasonable notice to Tenant. In exercising Landlord's
rights of entry, Landlord shall comply with Tenant's reasonable security
regulations of which Landlord has been advised of in writing. Landlord hereby
recognizes that Tenant is engaged in a business that involves access to
privileged and confidential matters and information and agrees to take
reasonable precautions as to not compromise such confidentiality or Tenant's
security procedures. Therefore Landlord agrees that Landlord may enter and pass
through the Premises only when accompanied by a representative of Tenant,
provided that Tenant agrees to make such representative available. Landlord
agrees that it shall not enter the Premises for the purpose of exhibiting the
Premises to prospective tenants, except during the last nine (9) months of the
Term, as the same may be extended, or at any time when Tenant is in default.

ARTICLE 12 - ALTERATIONS

     Except as provided in Section 4(B)(2)(v), Tenant will not make any
alterations, additions or improvements in or to the Premises or add, disturb or
in any way change any plumbing, wiring, life/safety or mechanical systems,
locks, or structural portions of the Building (any of the same, "Alterations")
without the prior written consent of the Landlord as to the character of the
Alterations, the manner of doing the work, and the contractor doing the work
(approval of the Preliminary Plans, Final Plans and any Change Requests shall be
governed by Article 4 and shall not require separate consent under this Article
12). Such consent shall not be unreasonably withheld, conditioned or delayed. If
Landlord fails to approve or disapprove any proposed Alterations in writing
within five (5) business days of receipt of a request therefor from Tenant, then
such Alterations shall be deemed approved by Landlord. All such work shall
comply with all applicable governmental laws, ordinances, rules and regulations.
Landlord shall not be permitted to charge any supervisory or other fees or
charges with respect to, or otherwise profit from, any Alterations. Tenant shall
have the right to perform approved Alterations 24 hours per day, seven days per
week, together with reasonable access to freight elevators, loading docks and
other common areas; provided that Tenant will use reasonable efforts to avoid
undue disturbance of other tenants of the Building between 8:00 a.m. and 5:00
p.m. weekdays. Landlord, in connection with its approval of any Alterations,
shall provide Tenant with a list of those improvements which Landlord will
require Tenant to remove at the end of the Term (or last Renewal Term, if
applicable) pursuant to Article 19 below. Any improvements not on such list, or
if Landlord fails to supply such list to Tenant prior to the approval of the
Alterations, then Landlord shall be deemed to have waived its rights under
Article 19 to require Tenant to so remove such improvements. Notwithstanding the
foregoing in connection with any Tenant's equipment or other personal property
and/or trade fixtures being removed by Tenant, unless otherwise agreed in
writing by Landlord, Tenant shall remove all conduit, cabling, piping and wiring
which Tenant installed in connection with such property being removed, and shall
restore the Premises and/or repair any damage thereto resulting from such
removal. Tenant shall own, and have the right to remove at any time during or at
the end of the Term (or last Renewal Term, if applicable), all personal property
installed in the Premises by Tenant and all of Tenant's equipment, including,
without limitation, generators, removable HVAC equipment, batteries, and UPS
systems.

ARTICLE 13 - SIGNS

     Tenant agrees that no signs or other advertising materials shall be
erected, attached or affixed to any portion of the interior or exterior of the
Premises or the Building without the express prior written consent of Landlord.
Landlord, at its sole cost and expense, shall install Building standard tenant
graphics at the main entry to the Premises (which, if Tenant requests, may
incorporate Tenant's logo as may be agreed to between Landlord and Tenant) and
an indentification strip for Tenant on the Building's lobby directory. Tenant
shall have the right to use its standard graphics at the entrance inside
the Premises, and Landlord hereby consents thereto.

ARTICLE 14 - COMMON AREAS

     A. Tenant agrees that the use of all corridors, passageways, elevators,
toilet rooms, parking areas and landscaped area in and around said Building, by
the Tenant or Tenant's employees, visitors or invitees, shall be subject to such
reasonable rules and regulations as may from time to time be made by Landlord
for the safety, comfort and convenience of the owners, occupants, tenants and
invitees of said Building and of which Tenant has received written notice,
except to the extent any of the same conflict with the terms and provisions of
this Lease. Tenant agrees that no awnings, curtains, drapes or shades shall be
used upon the Premises except as may be approved by Landlord, such approval not
to be unreasonably withheld, delayed or conditioned.

     B. In addition to the Premises, Tenant shall have the right of non-
exclusive use, in common with others, of (a) all unrestricted automobile parking
areas, driveways and walkways, and (b) loading facilities, freight elevators and
other facilities as may be constructed in the Building, and (c) public restrooms
cafeteria, hallways, the lobby, elevators, sidewalks, hallways, stairways,
common entrances and other similar public areas and access ways, all to be
subject to the terms and conditions of this Lease Agreement and to reasonable
rules and regulations for the use thereof as prescribed from time to time by
Landlord and of which Tenant has received written notice, except to the extent
any of the same conflict with the terms and provisions of this Lease.

     C. Provided that none of the same shall unreasonably interfere with the
conduct of Tenant's business or unreasonably increase the amount of Operating
Expenses or Real Estate Taxes that Tenant would otherwise owe: (a) Landlord
shall have the right to make changes or revisions in the site plan and in the
Building so as to provide additional leasing area, (b) Landlord shall also have
the right to construct additional buildings on the land described on Exhibit A-2
for such purposes as Landlord may deem appropriate, (c) subject to Tenant's
rights in respect of the Tenant Improvements, Landlord also reserves all
airspace rights above, below and to all sides of the Premises, including the
right to make changes, alterations or provide additional leasing areas.

     D. Landlord and Tenant agree that Landlord will not be responsible for any
loss, theft or damage to vehicles, or the contents thereof, parked or left in
the parking areas of the Building and Tenant agrees to so advise its employees,
visitors or invitees who may use such parking areas. The parking areas shall
include those areas designated by Landlord, in its sole discretion, as either
restricted or unrestricted parking areas. Any restricted parking area shall be
leased only by separate license agreement with Landlord. Landlord agrees to
provide Tenant unassigned parking spaces pursuant to the license agreement in
the form of Exhibit C, and assigned parking spaces pursuant to the license
agreement in the form of Exhibit C-l. The parking spaces being made available to
Tenant pursuant to this Paragraph shall be made available at the commencement of
the Term and through January 1, 2000 and continuing thereafter during the
balance of the Term and Renewal Terms, but only to the extent Tenant continues
the initial number of parking spaces continuously. If

                                      -8-
<PAGE>

Tenant should cease one or more such parking spaces after January 1, 2000, then
Landlord shall not and does not guaranty that Tenant shall be entitled to
subsequently have such parking spaces available to it, provided that Landlord
agrees to make such parking spaces available to Tenant again if the same become
available.

     E. Landlord shall finalize reinstallation of carpeting in common areas
within the Building with due diligence after major construction of tenant areas
(including the Premises) has been finalized.

ARTICLE 15- ASSIGNMENT AND SUBLETTING

     A. Tenant agrees not to assign, sublet, license, or encumber this Lease
Agreement, the Premises, or any part thereof, whether by voluntary act,
operation of law, or otherwise without the specific prior written consent of
Landlord; provided however, Landlord agrees not to unreasonably withhold,
condition, delay or deny such consent if: i) such assignment or sublease is in
writing and the assignee or sublessee assumes all the obligations of Tenant
under this Lease Agreement; ii) the remaining provisions of this Lease Agreement
continue to be applicable; and iii) Tenant shall remain liable hereunder.
Landlord further hereby gives its consent to an assignment of this Lease
Agreement or sublease of the Premises to any entity which controls, is
controlled by, or is under common control with Tenant or to any entity into or
with which Tenant is merged or to the purchaser of all or substantially all the
ownership interests or assets of Tenant. Any such assignment of subletting for
which consent is deemed given pursuant to the prior sentence, shall comply with
clauses i) through iii) of the first sentence of this Article. Tenant agrees to
give Landlord notice within ten 10 days after the occurrence of any such
event, together with a copy of any assignment and assumption agreement. Consent
by Landlord in one such instance shall not be a waiver of Landlord's rights
under this Article as to requiring consent for any subsequent instance. In the
event Tenant desires to sublet a part or all of the Premises, or assign this
Lease Agreement, and Landlord's consent is required hereunder, Tenant shall give
written notice to Landlord at least thirty (30) days prior to the proposed
subletting or assignment, which notice shall state the name of the proposed
subtenant or assignee, the terms of any sublease or assignment documents and
copies of financial reports or other relevant financial information of the
proposed subtenant or assignee. At Landlord's option, any and all payments by
the proposed assignee or sublessee with respect to the assignment of sublease
shall be paid directly to Landlord. In any event no subletting or assignment
shall release Tenant of its obligation to pay the rent and to perform all other
obligations to be performed by Tenant hereunder for the Term of this Lease
Agreement. The acceptance of rent by Landlord from any other person shall not be
deemed to be a waiver by Landlord of any provision hereof.

     B. Notwithstanding anything to the contrary contained in this Article,
Tenant may collaterally assign, mortgage, pledge, or hypothecate, without
Landlord's consent, its interest in this Lease Agreement to any financing
entity, or agent on behalf of any financing entity to whom Tenant: i) has
obligations for borrowed money or in respect of guarantees thereof, ii) has
obligations evidenced by bonds, debentures, notes, or similar instruments, or
iii) has obligations under or with respect to letters of credit, bankers'
acceptances and similar facilities or in respect of guarantees thereof.

     C. Landlord's right to assign this Lease Agreement is and shall remain
unqualified upon any sale or transfer of the Building and, providing the
purchaser succeeds to the interests of Landlord under this Lease Agreement and
assumes the Landlord's obligations hereunder, Landlord shall thereupon be
entirely freed of all obligations of the Landlord accruing hereunder after such
conveyance and shall not be subject to any liability resulting from any act or
omission or event occurring after such conveyance.

ARTICLE 16- LOSS BY CASUALTY

     A. If the Building is damaged or destroyed by fire or other casualty,
Landlord shall promptly repair the same unless this Lease is terminated as
provided herein. If 25% or more of the Building is damaged by fire or other
casualty, and in the reasonable opinion of Landlord: i) the Premises cannot be
restored to tenantable condition within a period of ninety (90) days following
the commencement of such restoration work, and/or ii) the cost of performing
such restoration work exceeds the proceeds of Landlord's casualty insurance or
the casualty insurance that Landlord is required to carry pursuant to this Lease
Agreement, whichever is greater, by more than $100,000, excluding any applicable
deductible, then Landlord shall not be required to make any repairs and
Landlord, if it elects not to make repairs, shall have the right to terminate
this Lease Agreement upon written notice to Tenant within thirty (30) days of
the date of such fire or other casualty, in which event, this Lease Agreement
shall terminate as of the date specified in such notice, which date shall be at
least 30 not more than sixty days after such notice, and Landlord and Tenant
shall be released from any and all liability thereafter accruing hereunder.
Landlord shall notify Tenant of its decision to rebuild or not within said
thirty (30) day period. Anything herein to the contrary notwithstanding, if the
Premises or any other portions of the Building providing essential services or
access to the Premises are destroyed or so damaged that they cannot be repaired
and made tenantable within ninety (90) days following commencement of such
restoration work, or so damaged that Landlord shall decide not to repair or
rebuild, or Landlord decides to repair or rebuild, but does not restore the
Premises or any such other portions of the Building to a tenantable condition
within ninety (90) after commencement of such restoration work (subject to an
extension of up to an additional sixty (30) days due to causes beyond Landlord's
control), or if for any other reason the Premises is not restored to a
tenantable condition within 150 days of the date of the fire or other casualty,
then, in any of such instances, Tenant may terminate this Lease Agreement by
giving notice to Landlord within thirty (30) days after Tenant's receipt of
Landlord's notice or the expiration of said ninety (90) day period (as extended
due to causes beyond Landlord's control, as set forth above) or the expiration
of the 150 day period as set forth above, as applicable, in which event this
Lease Agreement shall terminate as of the date of such notice and Landlord and
Tenant shall be released from any and all liability thereafter accruing
hereunder. If this Lease Agreement has not been terminated by either Landlord or
Tenant, then the rents due hereunder shall abate during such period of time as
the Premises are untenantable, in the proportion that the untenantable portion
of the Premises bears to entire Premises and, if necessary, shall be refunded to
Tenant. If the Premises is damaged so that Tenant cannot reasonably conduct its
business therein, then immediately following such damage, Tenant shall have the
right to relocate the Premises for the balance of the Term, including any
renewals, to any other space in the Building which may then be "Available for
Leasing" (as defined in Article 34 below), by notice given to Landlord within 45
days after such damage (but prior to the date when, if at all, the Premises is
restored). Landlord shall cooperate with Tenant in identifying such space which
is Available for Leasing and, if Tenant exercises such right, in arranging for
the relocation. If such relocated space varies in size from the Premises, a
ratification agreement pursuant to first substantive paragraph of this Lease
Agreement shall be entered into.

     B. If the Premises are to be repaired under this Article 16, Landlord shall
repair any injury or damage to the Building itself and the Premises in
substantially the condition the same were in at the execution of this Lease
Agreement, specifically excluding any leasehold improvements constructed by
Tenant, Tenant's Equipment or any Collateral, all of which shall be restored to
the extent Tenant deems necessary, at Tenant's sole cost and expense. Tenant
shall at its own cost and expense, remove all of its furniture and other
personal property from the Premises as Landlord shall reasonably require in
connection with its repair and restoration of the Premises under this Article
16.

ARTICLE 17- WAIVER OF SUBROGATION

     Landlord and Tenant hereby release 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 to property caused by fire or
any of the extended coverage or supplementary contract casualties, even if such
fire or other casualty shall have been caused by the fault or negligence of the
other party, or anyone for whom such party may be responsible, provided however,
that this release shall be applicable and in force and effect only with respect
to loss or damage occurring during such times as the releasing party's policies
shall contain a clause or endorsement to the effect that any such release would
not adversely affect or impair said policies or prejudice the right of the
releasing party to recover thereunder. Landlord and Tenant agree that they will
request their insurance carriers to include in their policies such a clause or
endorsement. If extra cost shall be charged therefore, each party shall advise
the other of the amount of the extra cost, and the other party, at its election,
may pay the same, but shall not be obligated to do so.

ARTICLE 18 - EMINENT DOMAIN

     If the entire Building is taken by eminent domain, this Lease Agreement
shall automatically terminate as of the date of taking. If a portion
constituting more than twenty-five percent (25%) of the Building is taken by
eminent domain, the Landlord shall have the right to terminate this Lease
Agreement, provided it gives written notice thereof to the Tenant within ninety
(90) days after the date of taking. If a portion of the Premises is taken by
eminent domain, Tenant shall have the right to terminate this Lease Agreement,
provided it gives written notice thereof to Landlord within ninety (90) days
after the date of taking or ninety (90) days after the date Tenant receives
notice of the taking, whichever is later. If neither Landlord nor Tenant
terminates, then the Landlord shall, at its expense, restore the Premises and
the Building to as near the condition which existed immediately prior to the
date of taking as reasonably possible, and the rentals shall abate during such
period of time as the Premises are untenantable, in the proportion that the
untenantable

                                      -9-
<PAGE>

portion of the Premises bears to the entire Premises. All damages awarded for
such taking under the power of eminent domain shall belong to and be the sole
property of Landlord, irrespective of the basis upon which they are awarded,
provided, however, that nothing contained herein shall prevent Tenant from
making a separate claim to the condemning authority for its moving expenses and
trade fixtures. For purposes of this Article, a taking by eminent domain shall
include Landlord's giving of a deed under threat of condemnation, and shall be
deemed to occur on the earlier of the date fee simple title has vested or
possession has been obtained by the taking authority.

ARTICLE 19 - SURRENDER

     On the last day of the Term of this Lease Agreement or on the sooner
termination thereof in accordance with the terms hereof, Tenant shall peaceably
surrender the Premises in good condition and repair consistent with Tenant's
duty to make repairs as provided in Article 9 hereof. On or before said last
day, Tenant shall at its expense remove all of its equipment from the Premises,
repairing any damage caused thereby, and any property not removed shall be
deemed abandoned, with the exception of any "Collateral" (as defined in Article
28 below) to the extent of any security interests by third parties. All
alterations, additions and fixtures other than Tenant's personal property and
equipment and trade fixtures, which have been made or installed by either
Landlord or Tenant upon the Premises shall remain as Landlord's property and
shall be surrendered with the Premises as a part thereof, or shall be removed by
Tenant (unless such right to remove has been waived by Landlord pursuant to
Article 4 above), in which event Tenant shall at its expense repair any damage
caused thereby. It is specifically agreed that any and all telephonic, coaxial,
ethernet, or other computer, word-processing, facsimile, or electronic wiring
installed by Tenant within the Premises (hereafter "Wiring") shall be removed at
Tenant's cost at the expiration of the Term, unless Landlord has specifically
requested in writing that said Wiring shall remain, whereupon said Wiring shall
be surrendered with the Premises as Landlord's property. If the Premises are not
surrendered at the end of the Term or the sooner termination thereof, Tenant
shall indemnify Landlord against loss or liability resulting from delay by
Tenant in so surrendering the Premises, including, without limitation, claims
made by any succeeding tenant founded on such delay. Tenant shall promptly
surrender all keys for the Premises to Landlord at the place then fixed for
payment of rental and shall inform Landlord of combinations on any locks and
safes on the Premises.

ARTICLE 20 - NON-PAYMENT OF RENT, DEFAULTS

     If any one or more of the following occurs: (1) a rent payment or any other
payment due from Tenant to Landlord shall be and remain unpaid in whole or in
part for more than ten (10) days after written notice from Landlord that the
same is due and payable; (2) Tenant shall violate or default on any of the other
covenants, agreements, stipulations or conditions herein, or in any parking
agreement(s) or other agreements between Landlord and Tenant relating to the
Premises, and such violation or default shall continue for a period of thirty
(30) days after written notice from Landlord of such violation or default or if
such violation or default shall reasonably require longer than thirty (30) days
to cure, if Tenant shall fail to commence the cure of such default or violation
within thirty (30) days after receipt of notice thereof and/or fail to prosecute
a cure to completion with due diligence; or (3) if Tenant shall commence or have
commenced against Tenant proceedings under a bankruptcy, receivership,
insolvency or similar type of action and the same shall not be dismissed or
vacated within ninety (90) days; then the same shall be deemed a default under
this Lease Agreement and it shall be optional for Landlord, without further
notice or demand, to cure such default or to declare this Lease Agreement
forfeited and the said Term ended, or to terminate only Tenant's right to
possession of the Premises, and to re-enter the Premises, with process of law,
using such force as may be necessary to remove all persons or chattels
therefrom, and Landlord shall not be liable for damages by reason of such re-
entry or forfeiture; but notwithstanding re-entry by Landlord or termination
only of Tenant's right to possession of the Premises, the liability of Tenant
for the rent and all other sums provided herein shall not be relinquished or
extinguished for the balance of the Term of this Lease Agreement and Landlord
shall be entitled to periodically sue Tenant for all sums due under this Lease
Agreement or which become due prior to judgment, but such suit shall not bar
subsequent suits for any further sums coming due thereafter. Tenant shall be
responsible for, in addition to the rentals and other sums agreed to be paid
hereunder, the cost of any necessary maintenance, repair, restoration, reletting
(including related cost of removal or modification of tenant improvements) or
cure as well as reasonable attorney's fees incurred or awarded in any suit or
action instituted by Landlord to enforce the provisions of this Lease Agreement,
regain possession of the Premises, or the collection of the rentals due Landlord
hereunder. Tenant shall also be liable to Landlord for the payment of a late
charge in the amount of 5% of the rental installment or other sum due Landlord
hereunder if said payment has not been received within ten (10) days from the
date said payment becomes due and payable, or if any check is dishonored due to
insufficient funds. Tenant agrees to pay interest at the highest permissible
rate of interest allowed under the usury statutes of the State of Minnesota or
12% per annum, whichever is less, on all rentals and other sums due Landlord
hereunder not paid within ten (10) days from the date same become due and
payable. Each right or remedy of Landlord provided for in this Lease Agreement
shall be cumulative and shall be in addition to every other right or remedy
provided for in this Lease Agreement now or hereafter existing at law or in
equity or by statute or otherwise. In no event shall Landlord be entitled to
withhold utility services under this Lease Agreement as a remedy for Tenant's
default or to enter the Premises and remove or interfere with Tenant's property
or the property of Tenant's customers without judicial process.

ARTICLE 21 - LANDLORD'S DEFAULT

     Landlord shall not be deemed to be in default under this Lease Agreement
until Tenant has given Landlord written notice specifying the nature of the
default and Landlord does not cure such default within thirty (30) days after
receipt of such notice or within such reasonable time thereafter as may be
necessary to cure such default where such default is of such a character as to
reasonably require more than thirty (30) days to cure. If Landlord commits a
default under this Lease, Tenant may pursue any remedies given in this Lease or
any remedies available at law or in equity.

ARTICLE 22 - HOLDING OVER

     Tenant will, at the expiration of this Lease Agreement, whether by lapse of
time or termination, give up immediate possession to Landlord. If Tenant fails
to give up possession Landlord may, at its option, serve written notice upon
Tenant that such holdover constitutes any one of (i) creation of a month to
month tenancy, or (ii) creation of a tenancy at sufferance. If Landlord does not
give said notice, Tenant's holdover shall create a tenancy at sufferance. In any
such event the tenancy shall be upon the terms and conditions of this Lease
Agreement, except that the Minimum Rental shall be 150% the Minimum Rental
Tenant was obligated to pay Landlord under this Lease Agreement immediately
prior to termination (in the case of tenancy at sufferance such Minimum Rental
shall be prorated on the basis of a 365 day year for each day Tenant remains in
possession); excepting further that in the case of a tenancy at sufferance, no
notices shall be required prior to commencement of any legal action to gain
repossession of the Premises. In the case of a tenancy at sufferance, Tenant
shall also pay to Landlord all damages sustained by Landlord resulting from
retention of possession by Tenant, provided such damages shall not include
consequential damages. The provisions of this paragraph shall not constitute a
waiver by Landlord of any right of re-entry as otherwise available to Landlord;
nor shall receipt of any rent or any other act in apparent affirmance of the
tenancy operate as a waiver of the right to terminate this Lease Agreement for a
breach by Tenant hereof.

ARTICLE 23 - SUBORDINATION

    Tenant agrees that this Lease Agreement shall be subordinate to any
mortgage(s) that may now or hereafter be placed upon the Building or any part
thereof, and to any and all advances to be made thereunder, and to the interest
thereon, and all renewals, replacements, and extensions thereof, provided that
this Lease Agreement shall continue in the event of any foreclosure and Tenant's
quiet possession shall not be disturbed. Tenant agrees to execute a specific
subordination agreement (in a form reasonably requested by mortgagee) if so
requested by Landlord, provided the mortgagee named in such subordination shall
agree to recognize this Lease Agreement or Tenant in the event of foreclosure
provided the Tenant is not in default by including non-disturbance language in
recordable form. In the event of any mortgagee electing to have the Lease
Agreement a prior encumbrance to its mortgage, then and in such event upon such
mortgagee notifying Tenant to that effect, this Lease Agreement shall be deemed
prior in encumbrance to the said mortgage, whether this Lease Agreement is dated
prior to or subsequent to the date of said mortgage. Landlord shall use its best
efforts to obtain a non-disturbance agreement from the existing mortgagee and
any future mortgagees, in a form reasonably satisfactory to such mortgagee and
Tenant.

ARTICLE 24 - INDEMNITY, INSURANCE AND SECURITY

    A. Tenant will keep in force at its own expense for so long as this Lease
Agreement remains in effect public liability insurance with respect to the
Premises in which Landlord shall be named as an additional insured, in companies
and in form reasonably acceptable to Landlord with a minimum combined limit of
liability of Two Million Dollars ($2,000,000.00). This limit shall apply per
location. Said insurance shall also provide for

                                     -10-
<PAGE>

contractual liability coverage. Tenant shall further provide for business
interruption insurance to cover the equivalent of six (6) months of lease
payments. Tenant will further deposit with Landlord the policy or policies of
such insurance or certificates thereof, or other acceptable evidence that such
insurance is in effect, which evidence shall provide that Landlord shall be
notified in writing thirty (30) days prior to cancellation, material change, or
failure to renew the insurance. Tenant further covenants and agrees to indemnify
and hold Landlord and Landlord's manager of the Building harmless for any claim,
loss or damage, including reasonable attorney's fees, suffered by Landlord,
Landlord's manager or Landlord's other tenants caused by: i) any bodily injury
or property damage caused by the negligence or willful misconduct of Tenant,
Tenant's employees or its agents in, at, or around the Premises; and ii)
Tenant's failure to comply with any and all governmental laws, rules, ordinances
or regulations applicable to Tenant's particular use of the Premises. If Tenant
shall not comply with its covenants made in this Article 24, Landlord may, at
its option, cause insurance as aforesaid to be issued and in such event Tenant
agrees to pay the premium for such insurance promptly upon Landlord's demand.

       B. Tenant shall be responsible for the security and safeguarding of the
Premises and all property kept, stored or maintained in the Premises. Landlord
will make available to Tenant, at Tenant's request, the plans and specifications
for construction of the Building and the Premises. Landlord shall also provide
Tenant with any existing CAD drawings of the second floor and common areas such
as the UPS room, generator area, and other mechanical and electrical areas.
Landlord shall provide Tenant with one-line drawings of the Building's
mechanical and electrical systems, if existing. Landlord shall provide
documentation regarding Building systems, including without limitation
mechanical systems, electrical systems, generators, UPS and HVAC, as reasonably
requested by Tenant, if existing. All documentation shall be provided in
electronic format if available. Tenant acknowledges that Landlord makes no
representations, except as expressly set forth herein, that the configuration of
the Building and the Premises, including the location and dimensions of the
floors, walls, windows, doors and means of access thereto are suitable for the
particular needs of Tenant's business. The placement and sufficiency of safes,
vaults, cash or security drawers, cabinets or the like placed upon the Premises
by Tenant shall be at the sole responsibility and risk of Tenant. Tenant shall
maintain in force throughout the Term, insurance upon all of Tenant's property
within the Premises, including Tenant's equipment and any alterations,
additions, fixtures, or improvements in the Premises acknowledged by Landlord to
be the Tenant's.

       C. Landlord shall carry and cause to be in full force and effect a fire
and extended coverage and other perils insurance policy on the Building in the
amount of the full replacement value of the Building from time to time, and all
of the property and fixtures of Landlord, but not contents owned by Tenant.
Landlord will also keep in force during this Term comprehensive general
liability insurance, including public liability and property damage, with
respect to the Building with a minimum combined limit of liability of
$2,000,000. This limit shall apply per location. The cost of such insurance
shall be an Operating Expense. Landlord will further deposit with Tenant the
policy or policies of such insurance or certificates thereof, or other
acceptable evidence that such insurance is in effect, which evidence shall
provide that Tenant shall be notified in writing thirty (30) days prior to
cancellation, material change, or failure to renew the insurance. Landlord
further covenants and agrees to indemnify and hold Tenant harmless for any
claim, loss or damage, including reasonable attorney's fees, suffered by Tenant
caused by: i) any bodily injury or property damage caused by the negligence or
willful misconduct of Landlord or Landlord's employees or agents in, at, or
around the Building (but specifically excluding the Premises); and ii)
Landlord's failure to comply with any and all governmental laws, rules,
ordinances or regulations applicable to the Building (but specifically excluding
the Premises) on the date of this Lease Agreement including, without limitation,
of the Americans with Disabilities Act of 1990, as amended.

ARTICLE 25- NOTICES

       All notices from Tenant to Landlord required or permitted by any
provisions of this Lease Agreement shall be in writing, directed to Landlord
postage prepaid, certified or registered mail or sent by U.S. express mail or
any nationally recognized overnight carrier with a signed receipt obtained upon
delivery, at the address provided for Landlord in the preamble to this Lease
Agreement or at such other address as Tenant shall be advised to use by
Landlord. All notices from Landlord to Tenant required or permitted by any
provision of this Lease Agreement shall be in writing, directed to Tenant,
postage prepaid, certified or registered mail or sent by U.S. express mail or
any nationally recognized overnight carrier with a signed receipt obtained upon
delivery, at: INFLOW, Inc., 1860 Lincoln Street, Suite 305, Denver, Colorado
80295, attention: Art Zeile, or at such other address as Landlord shall be
advised to use by Tenant. Landlord and Tenant shall each have the right at any
time and from time to time to designate one (1) additional party to whom copies
of any notice shall be sent.

ARTICLE 26- APPLICABLE LAW

       This Lease Agreement shall be construed under the laws of the State of
Minnesota.

ARTICLE 27- MECHANICS' LIEN

       In the event any mechanic's lien shall at any time be filed against the
Premises or any part of the Building by reason of work, labor, services or
materials performed or furnished to Tenant or to anyone holding the Premises
through or under Tenant, Tenant shall forthwith cause the same to be discharged
of record. Tenant shall and hereby does indemnify Landlord from and against all
costs, damages and expenses (including reasonable attorney's fees) incurred by
Landlord as a result of any such mechanic's lien. If Tenant shall fail to cause
such lien forthwith to be discharged within twenty (20) days after being
notified of the filing thereof, or, within such twenty-day period, to otherwise
post security sufficient to bond over or discharge such lien, in a form
reasonably acceptable to Landlord, then, in addition to any other right or
remedy of Landlord, Landlord may, but shall not be obligated to, discharge the
same by paying the amount claimed to be due, or by bonding, and the amount so
paid by Landlord and all costs and expenses, including reasonable attorney's
fees incurred by Landlord in procuring the discharge of such lien, shall be due
and payable in full by Tenant to Landlord on demand. Landlord shall have the
right to post on the Premises notices of nonresponsibility for payment of labor
and materials supplied to the Premises pursuant to applicable law.

ARTICLE 28- SECURITY DEPOSIT

       Intentionally deleted

ARTICLE 29- BROKERAGE

       Except with respect to Tenant's Agent as set forth below, each of the
parties represents and warrants that there are no claims for brokerage
commissions or finder's fees in connection with this Lease Agreement and agrees
to indemnify the other against, and hold it harmless from all liabilities
arising from any other such claim, including without limitation, the cost of
attorney's fees in connection therewith. Landlord agrees to pay a commission to
Liberty-Greenfleld, LLLP, acting in connection with Griffin Companies,
(collectively "Tenant's Agent"), in an amount of $4.00 per square foot of
rentable area contained within the Premises in three (3) equal installments
payable with the first three (3) payments of Minimum Rent by Tenant to Landlord;
provided that in the event Tenant terminates this Lease Agreement or it is
otherwise canceled prior to the end of the fifth (5th) month of the Term, then
such commission shall not become due and any payments previously made shall be
returned to Landlord, Tenant's Agent shall be deemed a third party beneficiary
of Landlord's covenants contained in this Article.

ARTICLE 30- EXCULPATION

       Tenant agrees to look solely to Landlord's interest in the Building
(including rental income and other income generated by the Building and any
proceeds from sale and any insurance or condemnation proceeds available for use
by Landlord) for the recovery of any judgment from Landlord, it being agreed
that Landlord and Landlord's partners, whether general or limited (if Landlord
is a partnership) or its directors, officers or shareholders (if Landlord is a
corporation) shall never be personally liable for any such judgment.

ARTICLE 31- ESTOPPEL CERTIFICATES

       Each party hereto agrees that at any time, and from time to time during
the Term of this Lease Agreement (but not more often than twice in each calendar
year), within ten (10) days after request by the other party hereto, it will
execute, acknowledge and deliver to such other party or to any prospective
purchaser, assignee or mortgagee designated by such other party, an estoppel
certificate regarding this Lease Agreement in a form reasonably acceptable to
the party delivering the same. Tenant agrees to provide Landlord (but no more
often than twice in any calendar year), within ten (10) days of

                                     -11-
<PAGE>

request, the then most current financial statements of Tenant, which shall be
certified by Tenant, and if available, shall be certified by a certified public
accountant. Landlord shall keep such financial statements confidential, except
Landlord shall, in confidence, be entitled to disclose such financial statements
to existing or prospective mortgagees or purchasers of the Building.

ARTICLE 32 -- GENERAL

        This Lease Agreement does not create the relationship of principal and
agent or of partnership or of joint venture or of any association between
Landlord and Tenant, the sole relationship between Landlord and Tenant being
that of landlord and tenant. No waiver of any default of Tenant hereunder shall
be implied from any omission by Landlord to take any action on account of such
default if such default persists or is repeated, and no express waiver shall
affect any default other than the default specified in the express waiver and
that only for the time and to the extent therein stated. The covenants of Tenant
to pay the Minimum Rental and the Additional Rental are each independent of any
other covenant, condition, or provision contained in this Lease Agreement. The
marginal or topical headings of the several Articles, paragraphs and clauses are
for convenience only and do not define, limit or construe the contents of such
Articles, paragraphs or clauses. All preliminary negotiations are merged into
and incorporated in this Lease Agreement. This Lease Agreement can only be
modified or amended by an agreement in writing signed by the parties hereto. All
provisions hereof shall be binding upon the heirs, successors and assigns of
each party hereto. If any term or provision of this Lease Agreement shall to any
extent be held invalid or unenforceable, the remainder shall not be affected
thereby, and each other term and provision of this Lease Agreement shall be
valid and be enforced to the fullest extent permitted by law. If Tenant is a
corporation, each individual executing this Lease Agreement on behalf of said
corporation represents and warrants that he is duly authorized to execute and
deliver this Lease Agreement on behalf of said corporation in accordance with a
duly adopted resolution of the Board of Directors of said corporation or in
accordance with the Bylaws of said corporation, and that this Lease Agreement is
binding upon said corporation in accordance with its terms. No receipt or
acceptance by Landlord from Tenant of less than the monthly rent herein
stipulated shall be deemed to be other than a partial payment on account for any
due and unpaid stipulated rent; no endorsement or statement of any check or any
letter or other writing accompanying any check or payment of rent to Landlord
shall be deemed an accord and satisfaction, and Landlord may accept and
negotiate such check or payment without prejudice to Landlord's rights to (i)
recover the remaining balance of such unpaid rent or (ii) pursue any other
remedy provided in this Lease Agreement. Either party may record a memorandum of
this Lease Agreement and the parties agree to execute a reasonable form
memorandum as presented by the other party. Time is of the essence with respect
to the due performance of the terms, covenants and conditions herein contained.
Submission of this instrument for examination does not constitute a reservation
of or option for the Premises, and this Lease Agreement shall become effective
only upon execution and delivery thereof by Landlord and Tenant.

ARTICLE 33 -- QUIET ENJOYMENT

        Landlord covenants that Tenant, upon paying the rental and other charges
due hereunder and performing all of Tenant's obligations under this  Lease
Agreement, shall peacefully and quietly hold, occupy and enjoy Premises
throughout the Term hereof, without molestation or hindrance by Landlord or any
person holding, under or through Landlord, subject, however, to the provisions
of this Lease Agreement and to any mortgages or ground or underlying leases
referred to in Article 23 hereof. Any diminution or shutting off of light, air
or view by any structure which may be erected on lands adjacent to the Building
shall in no way affect this Lease Agreement or impose any liability on Landlord.

ARTICLE 34 -- LIMITED EXPANSION RIGHT

        A. Provided Tenant is not then in default under this Lease Agreement
beyond the applicable grace period, Tenant shall have a first right of leasing
on the space(s) on the second floor of the Building as it currently exists or on
the second floor of any expansion wing of the Building, if constructed by
Landlord in the future (hereafter referred to as the "Option Space"), in the
event such Option Space is now vacant or becomes "Available for Leasing" (as
defined below) during the original Term, the first Renewal Term (if applicable)
and the first two years of the second Renewal Term (if applicable), subject to
and conditioned upon the provisions of this Article (the "Expansion Right").

        B. Landlord shall notify Tenant ("Landlord's Notice") in the event any
portion of the Option Space becomes "Available for Leasing"; or in the event
Landlord has a third party interested in leasing any portion of the Option Space
which is then "Available for Leasing". Tenant shall notify Landlord ("Tenant's
Leasing Notice") within seven (7) business days after its receipt of Landlord's
Notice as to whether Tenant intends to exercise its Expansion Right with respect
to said Option Space as so identified in Landlord's Notice, time being of the
essence. If Tenant exercises its Expansion Right, it must do so with respect to
all the Option Space as so identified in Landlord's Notice. In such event,
Landlord and Tenant shall execute an amendment to the Lease Agreement
incorporating the Option Space as so identified into the Premises at the Minimum
Rent at the then applicable rates as set forth in the table of paragraph 3B
above with respect to Option Space in the Building as it exists on the date of
this Lease Agreement, or at the market rate (for comparable space) with respect
to Option Space in any expansion of the Building constructed after the date of
this Lease Agreement. In the event Tenant fails to notify Landlord within the
time period set forth above, Tenant's rights under this Article shall be null
and void with respect to any lease entered into for the Option Space as so
identified in Landlord's Notice; provided such Expansion Right shall again be
applicable in the event Landlord does not lease such Option Space within nine
(9) months of the Landlord's Notice or if such space becomes available again
thereafter.

        C. Tenant's Expansion Right shall also include Tenant's providing
Landlord a Tenant's Leasing Notice (in the first instance and not in response to
Landlord's Notice) with respect to any Option Space contiguous to the Premises
which is then "Available for Leasing" provided no Landlord's Notice has been
given to Tenant with respect to any portion of such Option Space within the
previous nine (9) months.

        D. The leasing of said Option Space shall commence as of the "Effective
Date" (as set forth below) and shall be in said Option Space's, then "AS-IS"
condition without any improvements, improvement allowances or other
modifications to be made by Landlord. For purposes of this Article, the
"Effective Date" shall mean the date on which Tenant shall begin paying rentals
upon the Option Space after it has exercised its rights to said space; which
shall be the later of thirty (30) days after Tenant's Leasing Notice under this
Article to Landlord exercising its rights hereunder (or such sooner date as
Tenant may elect to take possession of such Option Space) or the date when
Landlord delivers possession of the Option Space to Tenant. The provisions of
this Lease Agreement governing alterations of the Premises shall apply with
respect to the construction of any leasehold improvements Tenant desires to make
to such Option Space.

        E. Notwithstanding anything to the contrary in the foregoing, if Tenant
exercises its rights under this Article and there remains less than thirty-six
(36) months from the Effective Date to the expiration of the Term, then the
Tenant shall not be entitled to exercise its rights under this Article unless it
exercises its Option to Renew the Term.

        F. For purposes of this Article, "Available for Leasing" shall mean the
Option Space is not subject to any existing (as of the date of this Lease
Agreement) lease or first rights of refusal, first rights of negotiation, first
rights of leasing, expansion rights, or renewal rights and/or similar rights of
any other third party tenant, or any future lease or renewal right of any other
third party tenant acquired after the date hereof following a Landlord's Notice
and Tenant's waiver of its rights hereunder, or such rights have been waived in
writing (provided if all such rights are to expire within six (6) months,
Landlord may make such Option Space Available for Leasing contingent upon the
expiration of such rights).

        G. If the Lease Agreement or Tenant's right to possession of the
Premises shall terminate in any manner whatsoever before Tenant shall exercise
its rights under this Article, then immediately upon such termination, this
Article and Tenant's rights hereunder shall simultaneously terminate and become
null and void. Such right is personal to Tenant; under no circumstances
whatsoever shall an assignee or subtenant which is not an affiliate or successor
to Tenant's business have any right to exercise any rights under this Article or
have any right to receive any Landlord's Notice.

ARTICLE 35- ADDITIONAL MATTERS.

        Notwithstanding anything to the contrary in the foregoing provisions of
this Lease Agreement, Landlord and Tenant agree as follows. In the event of any
conflict between the foregoing provisions of the Lease Agreement and this
Article 35, the terms and provisions of this Article 35 shall control.

        A. Landlord represents and warrants to Tenant: (i) the Building and the
Premises, as of the date hereof, are not subject to any ground lease, mortgage
or deed of trust except the mortgage originally in favor of Northland Financial
Company; (ii) Landlord has the full power and authority to enter into this Lease
without the consent or approval of any third party; (iii) the party executing
this Lease Agreement on behalf of Landlord has full power and

                                     -12-
<PAGE>

authority to enter into this Lease Agreement on behalf of Landlord and to bind
Landlord to the terms of this Lease Agreement; and (iv) no other party has any
right to use or occupy the Premises from and after the Commencement Date.

      B. Tenant shall have the right, throughout the Term and any Renewal Terms,
to utilize or create additional space in, on, or adjacent to the Building (at no
additional rental) to accommodate Tenant's equipment and facilities (e.g., the
construction at Tenant's expense of a structural platform to support an HVAC
cooling tower or an enclosure for a power generator) subject to Landlord's
consent, such consent not to be unreasonably withheld, conditioned or delayed.
If the space actually used by Tenant outside the Premises for (i) the foregoing
purposes and (ii) Tenant's generators, HVAC equipment, and UPS equipment,
exceeds 10% of the rentable square footage of the Premises (but specifically
excluding Roof Space for Equipment as defined in Exhibit B), then Tenant shall
pay rent for that portion of such space that exceeds the 10% threshold, at the
applicable per-square-foot rate for the Premises set forth in Paragraph 3B of
this Lease.

      C. Tenant shall have the right, at no additional charge, to all of the
following: (a) to use existing fiber optic cabling in the Building or, at
Tenant's election, to construct additional telecommunications entrances into the
Building and into the Premises. Landlord acknowledges that Tenant will require
redundant entrances for its data center operations; (b) to use riser space for
conduit or cables between the Premises and the lowest level in the Building and
between the Premises and any telecommunications services located elsewhere in
the building, subject to approval by Landlord which shall not be unreasonably
withheld; and (c) to use existing riser space and available conduit, or at
Tenant's option, to install any additional conduit and facilities required in
order to connect Tenant's backup or supplemental generator, power, dry cooler,
HVAC equipment and piping, antennas, grounding, and related equipment and for
other purposed not inconsistent with the design of such conduits or risers.

      D. Tenant shall have the right, at its expense, to do any or all of the
following subject to paragraph 4c: (a) to reinforce floor load capacities; (b)
to remove, cover or block up windows; (c) to install up to three manholes
adjacent to the Building for bringing telecommunications fiber into the
Building; and (d) to fence in any equipment or facilities located or installed
outside the Premises.

       E. Tenant shall have the right to install its own security system for the
Premises and/or Tenant's equipment room within the Premises. Tenant shall have
the right to install security for such area with non-building-standard locks and
other access controls which restrict access to Tenant and its customers and
vendors, provided that Landlord shall be provided with keys or other entry
mechanisms which may be used in accordance with the terms of this Lease
Agreement. Landlord shall not enter Tenant's secured equipment room or permit
any janitorial, maintenance, repair or other service to such area except as
approved and supervised by Tenant. Any entry by Landlord will be conducted with
reasonable caution under the circumstances to prevent damage to or interference
with any of the equipment in the area.

       F. Tenant shall have the right to install dishes, antennas and other
telecommunications equipment on the roof of the Building. Tenant's rights to do
so will be governed by a separate antenna license agreement in the form attached
hereto as Exhibit B. The total area to be used by Tenant for such purposes shall
not exceed two hundred (200) square feet. Landlord shall provide, at no charge,
easements, riser space and conduits from such rooftop area to the Premises.
Tenant shall be responsible for expenses associated with installation,
maintenance, operation, repair and removal of said items.

      G. Landlord shall use reasonable efforts to confine noise and odors from
the cafeteria on the second floor to the space occupied by such cafeteria so
the same have negligible impact on the Premises.

      H. Landlord acknowledges that it may have access to certain confidential
information of Tenant concerning Tenant's business, facilities, operations,
plans, customers, proprietary software, technology, and products ("Confidential
Information"). Landlord agrees that it will not use in any way, for its own
account or the account of any third party, except as expressly permitted by this
Lease, nor disclose to any third party (except as required by law or to its
attorneys, accountants, and other advisors and mortgagees and prospective
purchasers of the Premises as reasonably necessary and subject to the
confidentiality provisions hereof), any of Tenant's Confidential Information and
will take reasonable precautions to protect the confidentiality of such
information.

      I. Any controversy or claim arising out of or relating to this Lease
Agreement which involves less than $50,000 or which relates to a denial of any
consent or approval shall be settled by arbitration administered by the American
Arbitration Association under its Commercial Arbitation Rules, including the
Expedited Procedures, and judgment on the award rendered by the arbitrator(s)
may be entered in any court having jurisdiction; provided however, that in no
event shall a failure to pay rent or any claim of offset against rental payments
be subject to arbitration, nor shall Landlord be required to arbitrate rather
than commence or otherwise utilize an unlawful detainer action for Tenant's
failure or claimed failure to pay rent. Any arbitration of this Lease shall
be conducted in Hennepin County, Minnesota, unless the parties specifically
agree in writing to another location in Minnesota.

      J. Notwithstanding anything to the contrary in any rules and regulations
adopted by Landlord, Tenant shall have the right to (i) install, maintain,
repair and replace computer, telecommunication, and other equipment in the
Premises, in any locations of Tenant's choosing, so long as the floor loads of
such equipment do not exceed the limitations set forth previously in this Lease
Agreement; and (ii) move computer, telecommunication, and other equipment in and
out of the Premises from time to time in the course of its business and Landlord
hereby consents thereto.

      K. Notwithstanding anything to the contrary in any rules and regulations
adopted by Landlord, Tenant shall have the right to hang such signs, notices,
pictures, shelves, and similar items as are commonly located in office space
provided that the same are not visible from any common areas of the Building.

      L. Landlord shall provide, at no additional charge, access to Building
garbage disposal facilities, such as dumpsters or temporary storage areas for
garbage, for use by Tenant.

      M. The rules and regulations attached as Exhibit D are not incorporated
into this Lease Agreement to the extent they contradict any provision hereof.

      IN WITNESS WHEREOF, this Lease Agreement has been duly executed by the
parties hereto as of the day and year indicated above.

TENANT: INFLOW, INC.                            LANDORD: TIMESHARE SYSTEMS,INC.

By: [illegible]                                 By: [illegible]
   ---------------------------                     ---------------------------
Its:        CEO, President                      Its:        President
      ------------------------                        ------------------------
DATE           6/9/99                           DATE        6/9/99
    --------------------------                      --------------------------

                 SCHEDULE OF EXHIBITS

        Exhibit A-1              Graphical depiction of Premises
        Exhibit A-2              Legal Description of Land and Building
        Exhibit B                License Agreement (Antenna)
        Exhibit C                License Agreement (Parking Lot Unassigned)
        Exhibit C-1              License Agreement (Parking Lot Assigned)
        Exhibit D                Rules and Regulations
        Exhibit E                Tenant Generator Pad Location
        Exhibit F                Roof Cooling Equipment Location

                                     -13-
<PAGE>

                                  EXHIBIT A-1

                                   [DIAGRAM]

                           FLOOR-II (ENTRANCE LEVEL)
<PAGE>

                                  EXHIBIT A-2

                               LEGAL DESCRIPTION

All of Block 7, Atwaters Addition to the Town of Minneapolis; all of Block 8,
Morrison, Smith and Hancocks Addition to Minneapolis; and that part of 12th
Avenue South, Morrison, Smith and Hancocks Addition to Minneapolis; and Atwaters
Addition to the Town of Minneapolis, lying Southwesterly of a line connecting
the most Easterly corner of Block 7, Morrison, Smith and Hancocks Addition to
Minneapolis; and the most Northerly corner of Block 8, Morrison, Smith and
Hancocks Addition to Minneapolis and Northeasterly of a line connecting the most
Southerly corner of Block 7, Atwaters Addition to the Town of Minneapolis and
the most Westerly corner of Block 8, Atwaters Addition to the Town of
Minneapolis and that part of Block 8, Atwaters Addition to the Town of
Minneapolis; except that part of said Block 8 which lies Northeasterly of the
following described line:

Beginning at a point on the Southeasterly line of Lot 7, Block 8, distant 116.50
feet Southwesterly of the most Easterly corner thereof; thence run Northwesterly
to a point on the Northwesterly line of the Southeasterly half of Lot 9, said
Block 8, distant 10 feet Southwesterly of the Northeasterly line of said lot 9,
and there terminating.

Also except that part of the Northwesterly 1/2 of Lot 9, Block 8, Atwater's
Addition to the Town of Minneapolis which lies Northeasterly of the following
described line: Beginning at a point on the Southeasterly line of the
Northwesterly 1/2 of Lot 9, Block 8, said Addition, distant 5 feet Southwesterly
of the most Easterly corner thereof; thence run Northwesterly to the most
Northerly corner of Lot 9 and there terminating.

All of Block 7, Morrison, Smith and Hancocks Addition to Minneapolis, except
that part of Lots 9, 10, 11 and 12 of said Block 7, described as follows:

Beginning at the most Northerly corner of said Lot 12; thence south 30 degrees
04 minutes 33 seconds West, on an assumed bearing, along the Northwesterly line
of said Lot 12, a distance of 127.58 feet; thence Easterly, a distance of 259.94
feet along a non-tangential curve concave to the South having a radius of 240.00
feet, a central angle of 62 degrees 03 minutes 21 seconds and the chord of said
curve bears North 89 degrees 04 minutes 43 seconds East; thence North 30 degrees
06 minutes 24 seconds East along the prolongation of a radial line of said
curve, a distance of 0.08 feet to the Northeasterly line of said Lot 9; thence
North 59 degrees 54 minutes 07 seconds West along the Northeasterly line of said
Block 7, a distance of 212.08 feet to the point of beginning.

All according to the plats thereof on file and of record in the Hennepin County
Recorders Office and in the Office of the Registrar of Titles, and situate in
Hennepin County, Minnesota.

Part of the above shown below as Parcels 1 through 4, is Registered Property as
evidenced by Certificate No. 830754. Said Registered Property is described as
follows:

Parcel 1: Lots 3, 6, 8 and 9, Block 7;

That part of Lot 7, Block 7 lying Northeasterly of a line drawn parallel with
and distant 96 feet Southwesterly of the Southwesterly boundary line of 5th
Street;

The Northeasterly 60 feet of the Southwesterly 105 feet of Lot 1, Block 8;

Lots 2, 3, 4, 5, 6 and 10, Block 8;

That part of the Northwesterly 1/2 of vacated 12th Avenue South lying between
the extensions across it of the Northeasterly and Southwesterly lines of said
Lot 6, Block 7 and

That part of the Southeasterly 1/2 of vacated 12th Avenue South lying between
the extensions across it of the Northeasterly and Southwesterly lines of said
Northeasterly 60 feet of the Southwesterly 105 feet of Lot 1, Block 8,

all at Atwaters Addition to the Town of Minneapolis.

Parcel 2: That part of the following described Tract:

The Northwesterly 27 feet of the Northeasterly 100 feet of Lot 7;

Southwesterly 39 feet of the Northeasterly 139 feet of Lot 7;

The Northwesterly 1/2 of Lot 8 and

The Southeasterly 1/2 of Lot 9,

all in Block 8, Atwaters Addition to the Town of Minneapolis, which lies
Southwesterly of a line drawn from a point on the Southeasterly line of said Lot
7, distance 116.50 feet Southwesterly of the most Easterly corner thereof to a
point on the Northwesterly line of said Southeasterly 1/2 of Lot 9, distant 10
feet Southwesterly of the Northeasterly line thereof.

Parcel Lots: 3 and 8, Block 7,

That part of Lot 7, Block 7 lying Northeasterly of a line drawn parallel with
and distant 96 feet Southwesterly of the Southwesterly boundary line of 5th
Street and

Lot 9, Block 7 except that part thereof lying Northerly of the following
described line: Beginning at the most Northerly corner of Lot 12, said Block 7;
thence South 30 degrees 04 minutes 33 seconds West, on an assumed bearing, along
the Northwesterly line of said Lot 12, a distance of 127.58 feet; thence
Easterly, a distance of 259.94 feet along a non-tangential curve concave to the
South, having a radius of 240.00 feet, a central angle of 62 degrees, 03
minutes, 21 seconds and the chord of said curve bears North 89 degrees, 04
minutes, 43 seconds East, thence North 30 degrees, 06 minutes, 24 seconds East
along the prolongation of a radial line of said curve, a distance of 0.08 feet
to the Northeasterly line of said Lot 9 and said line there terminating,

all in Morrison, Smith and Hancocks Addition to Minneapolis.

Parcel 4: That part of the Northwesterly 1/2 of vacated 12th Avenue south lying
between the extensions across it of the Northeasterly line of Lot 7, Block 7,
Morrison, Smith and Hancocks Addition to Minneapolis and a line drawn parallel
to and distant 96 feet Southwesterly of the Northeasterly line of said Lot 7

Subject to minerals and mineral rights reserved by the State of Minnesota; (As
to all of above land except Lot 3, Block 7 in Parcel 1; Lot 3, Block 7 in Parcel
3 and the above portion of Lot 9, Block 8 in Parcel 2; and except that part of
Lot 6, Block 7 and of that part of the Northwesterly 1/2 of vacated 12th Avenue
South in Parcel 1 lying Northeasterly of extensions across it of the
Southwesterly lien of said Lot 6 and its extension);

Subject to covenants, restrictions, reservations and conditions subsequent,
including a right of re-entry and forfeiture of title upon default as contained
in Deed Doc. No. 1488605; (See Inst)

                                     A-2-1
<PAGE>

                                   EXHIBIT B

                          ANTENNAE LICENSE AGREEMENT

     This License Agreement (the "Agreement"), dated as of this 9th day of June,
1999, is between TIMESHARE SYSTEMS, INC. (the "Licensor"), having an address at
511 Eleventh Avenue South, Minneapolis, MN 55415 and Inflow, Inc. (the
"Licensee"), having an address at Suite 211, 511 Eleventh Avenue South,
Minneapolis, MN 55415 (the "Premises").

     N. Licensor agrees to permit Licensee to utilize for purposes provided
herein, the roof space (the exact location to be determined by Licensor with the
reasonable consent of Licensee, but in no event shall such space exceed 200
contiguous square feet without Licensor's consent, nor less than 200 square feet
without Licensee's consent) on the building ("Building") in which the Premises
are located (the "Roof Space"). Upon termination of Licensee's lease for the
Premises for any reason (including the failure to renew the Term), this License
Agreement and the license created hereby shall automatically expire with said
termination. The termination, cancellation or expiration of this License
Agreement or the license created hereunder shall not be cause or grounds for the
cancellation or termination of Licensee's lease for the Premises.

    O.  Licensee may install, use and maintain on such Roof Space equipment
("Equipment") from time to time as described in Exhibit A attached hereto. If so
requested by Licensor, Licensee shall, prior to installation of any Equipment in
the Roof Space, or if desired by Licensee, Licensee may at any time, at its sole
expense, install a screening and protective fence ("Fence") around the perimeter
of the Roof Space. The Fence style and installation shall be subject to
Licensor's prior approval, which shall not be unreasonably withheld, conditioned
or delayed.

    P.  Licensor agrees that Licensee may run cables (the "Cables") between the
Roof Space and the Licensee's Premises. Any damages to the Building or fixtures
or equipment located upon or within the Building resulting therefrom shall be
promptly repaired by Licensee. Landlord shall provide, at no charge, easements,
riser space and conduits from the Roof Space to the Premises.

    Q. The Equipment and Fence shall remain the property of the Licensee or its
contractor. Licensee shall at its cost remove such Equipment and Fence (and if
so requested by Licensor, the Cables) at the expiration or sooner termination of
the license granted hereunder or this License Agreement, and restore the Roof
Space and Building to the condition they were in prior to Licensee's
installation of the Equipment, Fence and Cables. The obligations to remove the
Equipment, Fence and Cables and to restore and repair the Roof Space and
Building shall survive the expiration or sooner termination of the license and
this License Agreement

    R.  Licensee and/or its contractor shall bear all expenses in connection
with the installation, use and maintenance of such Equipment, Fence and Cables
and removal of the same. Licensee and/or its contractor shall maintain in force
during the term of this License Agreement comprehensive liability insurance in
amounts and in such form as reasonably satisfactory to Licensor and shall supply
the appropriate certificates of such insurance upon request.

    S.  Licensee and its contractors shall comply with all applicable federal,
state and local laws, regulations, and building codes in connection with the
installation, use, maintenance and removal of the Equipment, Fence and Cables.
In the event any such laws, regulations, or codes requires physical improvements
be made to the Building or other expenditures by or on behalf of the Building
and/or its owner, the costs of the same shall be borne by Licensee.
Notwithstanding the foregoing, any physical improvements, whether required by
law, regulation, code or otherwise, shall be subject to Licensor's approval,
which approval may be given or denied in Licensor's sole discretion. If any law,
regulation or code prohibits or disallows the Equipment, Fence and/or Cables or
the effective use of the license granted hereby, whether now or in the future,
Licensor shall be entitled to terminate the license granted hereby, without
penalty; and Licensee shall take such action so as to allow the Building to
again be in compliance with such law, regulation or code, including, if
necessary, the removal of the Equipment, Fence and/or Cables.

    T.  Licensor agrees to permit Licensee reasonable access to the Roof Space
and other areas so as to facilitate the installation, use, maintenance and
removal of the Equipment, Fence, and Cables. Licensee shall have access to the
Roof Space on a 24 hour per day, 7 days per week, 52 weeks per year basis, in
order to facilitate maintenance and repairs. Licensee agrees to sign the
Building's log book on each occasion Licensee enters the Roof Space, during
normal business hours. At times other than normal business hours, or when the
log book is not available for signing, Tenant shall page the Building Engineer
at 612-235-3000 or 612-522-0068 or Landlord at 651-470-4500 or shall leave a
message by calling 612-481-9999 or shall notify Landlord by such other
reasonable means as Landlord shall inform Tenant in writing.

    U.  Notwithstanding anything else contained herein to the contrary, the
license granted herein is subject to the non-interference of Licensee's
Equipment with the normal operation, functioning and use of any other equipment
(whether owned by Licensor or by other licensees and/or tenants of Licensor)
currently existing upon the roof of the Building. In the event of any such
interference, Licensor may terminate the License granted hereunder if such
interference is not corrected within three (3) days notice from Licensor to
Licensee. Notwithstanding anything else contained herein to the contrary,
Licensor does not guaranty nor warrant the reception, noninterference or
effective use of Licensee's antenna, or Equipment, either at initial
installation nor thereafter.

    V.  Licensee shall be required to get prior approval from Licensor
pertaining to the Equipment size, color, Fence specifications, location on roof,
method of mounting and the location of all Cables. In no instance shall this
installation breach or penetrate the roof membrane.

    W. Any notice required or desired under this License Agreement shall be
deemed sufficiently given if given in compliance with the Licensee's lease
agreement for the Premises.

    X. Licensee shall pay to Licensor, without set-off, or demand the sum of
$0.00 for the first Antenna and $750.00 per month for each additional Antennae
(as listed on Exhibit A, or otherwise located on the Building pursuant to this
License Agreement or the license created hereunder) during any months such
antenna or antennae are actually installed in the Roof Space, for use of the
roof space ("License Fee") during the Term of this License Agreement. Failure by
Licensee to pay said License Fee within ten (10) days of receiving notice from
Licensor that the same is due and payable shall entitle Licensor, upon 10 days
written notice to Licensee, to terminate this License Agreement and the license
created hereunder, and to such other relief as may be allowed by law or equity.
For purposes of this License, "Antenna" or "Antennae" shall mean any one
transmitting or receiving cell.

    Y.  In the event of default by either party of any of the terms and
conditions set forth in this License Agreement, whether suit be commenced or
not, the defaulting party agrees to pay the attorneys' fees, costs and expenses
of the prevailing party incurred in enforcing or attempting to enforce this
License Agreement.

    Z.  Licensee shall operate the Licensee facilities in a manner that will not
cause interference to Licensor and other Licensees of the Property provided that
their installations predate that of the Licensee's facilities. All operations by
Licensee shall be in compliance with all Federal Communications Commission
("FCC") requirements.

    AA. Licensor waives any lien rights it may have concerning the Equipment
which are deemed Licensee's personal property and not fixtures, and Licensee has
the right to remove the same at any time without Licensor's consent.

    BB. This Agreement may be terminated without further liability on thirty
(30) days prior written notice as follows: (i) by either party upon a default of
any covenant or term hereof by the other party, which default is not cured
within sixty (60) days of receipt of written notice or default provided that the
grace period for any monetary default is ten (10) days from receipt of notice;
or (ii) by Licensee for any reason or for no reason, provided Licensee delivers
written notice of early termination to Licensor with a thirty (30) day notice
provision prior to termination; or (iii) by Licensee if it does not obtain or
maintain any license, permit or other approval necessary for the construction
and operation of the Equipment; or (iv) by Licensee if Licensee is unable to
occupy and utilize the Premises under Licensee's lease due to an action of the
FCC, including without limitation, a take back of channels or change in
frequencies; or (v) by Licensee if Licensee determines that the Premises are not
appropriate for its operations for technological reasons, including, without
limitation, signal interference.

    CC. If the Premises or Equipment are damaged, destroyed, condemned or
transferred in lieu of condemnation, Licensee may elect to terminate this
Agreement as of the date of the damage, destruction, condemnation or transfer in
lieu of condemnation by giving notice to Licensor no more than forty-five (45)
days following the date of such damage, destruction, condemnation or transfer in
lieu of condemnation.

                                      B-1
<PAGE>

     DD. Licensee may not assign, or otherwise transfer all or any part of its
interest in this Agreement without the prior written consent of Licensor,
provided, however, that Licensee may assign its interest without Licensor's
consent to any party to which it is assigning its interest in the Premises under
its lease, and provided further that Tenant may use the Roof Space for
colocation of customers equipment, otherwise in accordance with the terms of
this Agreement, without Licensor's consent.

     EE. Licensor shall be responsible for compliance with all marking and
lighting requirements of the Federal Aviation Administration ("FAA") and the
FCC. Should Licensee be cited because the Property is not in compliance and,
should Licensor fail to cure the conditions of noncompliance, Licensee may
either terminate this Agreement or proceed to cure the conditions of
noncompliance at Licensor's expense, which accounts may be deducted from the
rent under Licensee's lease.

     FF. In no event shall Licensee be entitled to erect any mono pole or other
tower-type structure.

     GG. In the event the Equipment, Fence and/or Cables should interfere with
any roof maintenance, repair and/or replacement which Licensor reasonably deems
necessary to perform, Licensor shall first notify Licensee and then Licensee
shall cooperate with Licensor and its contractors with reasonably requirements
to remove such interference, including if necessary, the relocation and/or
temporary relocation of the Equipment, Fence and/or Cables. Such cooperation
including such relocations and/or temporary relocations shall be at the cost and
expense of Licensee.

                                                    LICENSOR:
                                                    --------

                                                    TIMESHARE SYSTEMS, INC.

                                                  By:       /s/ illegible
                                                     --------------------------
                                                   Its:      President
                                                       -------------------------

                                                  LICENSEE:
                                                  --------
                                                  INFLOW, INC.

                                                  By /s/ ILLEGIBLE
                                                     ---------------------------
                                                   Its  CEO, President
                                                      --------------------------

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

                     EXHIBIT A TO ANTENNAE LICENSE AGREEMENT

                                    Equipment

Antennae, dishes and other telecommunications equipment as well as related
structures and base site cabinets and any other appropriate ancillary equipment
so long as all of the same are contained within 200 square feet of roof space
and do not exceed 10 feet in height.

                                      B-2
<PAGE>

                                   EXHIBIT C

                              LICENSE AGREEMENT
                        MINNEAPOLIS TECHNOLOGY CENTER
                        WEST PARKING LOT (UNASSIGNED)

           This License Agreement is made as of the ___ day of ________,1999,
by and between TIMESHARE SYSTEMS, INC., a Minnesota corporation ("Licensor") and
Inflow, Inc. ("Licensee),

           In consideration of the covenants and agreements contained herein,
and other good and valuable consideration, receipt and sufficiency of which
is acknowledged, Licensor and Licensee mutually agree as follows:

     A. GRANT: Licensor hereby grants to Licensee, for the sole purpose of
parking the automobile(s) described in Licensee's application attached hereto,
fifteen (15) unassigned parking space(s) in the restricted parking areas of the
West parking lot ("Lot") located at Minneapolis Technology Center, 511 South
Eleventh Avenue South, Minneapolis, Minnesota.

     B. TERM: Subject to Paragraph I below, the term of this License commences
this date and expires when the "Office Lease" (as defined below) expires or
earlier terminates; provided Licensee may terminate this License Agreement at
any time as to any parking space or spaces or in its entirety upon 30 days prior
notice.

     C. LICENSE FEE: Licensee shall pay as its fee for this License the sum of
$75 per admittance card on or before the first day of each month to Timeshare
Systems, Inc., 511 South Eleventh Avenue South, Minneapolis, Minnesota, 55415,
or at such other address that Licensor may designate; together with any use,
sales or other tax (excepting income tax) payable or which may become payable by
Licensor as a result of said fee. In the event the term of this License
commences on other than the first day of a month, the fee will be prorated for
such month. The license fee shall commence on the date Licensor delivers a Lot
gate operator(s) or admittance card(s) to Licensee. The license fee shall
terminate on the expiration date of the license or on the date the Licensee
returns the Lot gate operator(s) and/or admittance card(s) whichever occurs
last. The fee for this License may be adjusted from time to time beginning
January 1, 2001 to whatever fee Licensor is then charging for Lot parking
stalls; provided that such charge shall not exceed the market rate for similar
parking in the area; and provided further that Licensor shall give thirty (30)
days prior written notice of any such increase and Licensee may, at any time
prior to (30) days subsequent to any such increase, terminate this License by
giving ten (10) days written notice to Licensor.

     D. NEGATIVE COVENANTS: Licensee shall not:

                1. Park more than one (1) standard sized (or smaller) automobile
per admittance card in the Lot, at any one time.

                2. Allow any non-authorized automobile to be parked in the Lot
through use of Licensee's issued admittance card.

                3. Allow any automobile to be stored overnight in the Lot.

     Upon breach of any covenant set forth in this Paragraph 4 by Licensee,
Licensor may, at its option, and in addition to Licensor's remedies provided in
paragraph 5 hereof, charge Licensee the sum of $25.00 for each day of any such
violation, and/or may tow or have towed any automobile which is parked in
violation of any covenant set forth in this paragraph 4, and in such case
Licensee agrees to pay Licensor as an additional license fee hereunder all
towing and storage costs associated with said towing.

     E. RIGHT OF RE-ENTRY AND EXPIRATION: Licensee agrees that this License is
made upon the condition that if the Licensee shall fail to pay the license fee
within ten (10) days after notice from Licensor that the same is due, fail to
keep any term or condition of this license and fail to remedy such failure
within ten (10) days after receiving notice from Licensor of the same, or shall
neglect or fail to keep, observe and perform any of the rules and regulations
from time to time adopted and promulgated by Licensor for the operation of the
Lot and fail to remedy the same within ten (10) days after receiving notice from
Licensor, then in any of said cases the Licensor may immediately or at any time
thereafter and without notice or demand, retake posession of the parking
stall(s), without such re-taking working a forfeiture of the license fee to be
paid by Licensee for the full term of this License. In the event of such
retaking or at the end of the Term, Licensee agrees to return to Licensor any
and all Lot gate operator(s) and/or admittance cards, upon notice from Licensor.
Licensee shall pay to Licensor, Licensor's replacement/lost fee for all such
operator(s) and/or admittance cards not returned.

     F. PARKING LOT OPERATION: It is specifically understood and agreed that the
Lot area is operated without constant staffing and that Licensor shall not be
responsible for any loss, damage or casualty sustained by Licensee's automobile
or for the loss of any articles, personal property or any such other items from
Licensee's automobile.

     G. OFFICE LEASE: Licensee presently has (or is contemporaneously executing)
a lease for office space within the Minneapolis Technology Center ("Office
Lease").

                1. A termination of the Office Lease, whether by expiration of
the term or otherwise, shall automatically constitute a termination of this
License Agreement.

      H. AUTHORIZED VEHICLES: Licensee agrees, upon request from Licensor, to
furnish Licensor or its authorized agent, the state automobile license number(s)
assigned to those automobile(s) of those persons employed on the premises and
who are designated by Licensee to use the Lot. Any such designation shall not
exceed the number of stalls licensed hereunder. If any automobile of Licensee or
of Licensee's officers, agents or employees who is not designated to park in the
Lot is parked therein, then Licensee shall pay to Licensor an amount equal to
$25 per day for each such vehicle for each day, or a part thereof, such amount
to be due and payable by Licensee within three (3) days after demand therefor.

      I. CANCELLATION: Licensor shall have the right, upon thirty (30) days
prior written notice to Licensee, to cancel this License Agreement and allow
the Parking Lot to be used on an unrestricted basis for all tenants and their
invitees, provided that at least the same number of spaces shall remain
available for use by Licensee. Licensee from and after the cancellation date
specified in such written notice, shall have no further obligation for the
payment of the fee hereunder but the use of such Parking Lot shall be subject to
the terms of paragraphs 4(c), 6 and 7 hereof.

                                      B-1
<PAGE>

    J. LICENSE HOURS: Notwithstanding anything else contained herein to the
contrary, the license granted hereunder shall be limited to the following hours:
Monday through Friday (legal holidays specifically excluded) from 7:00 a.m. to
6:00 p.m. Licensee specifically agrees that should Licensee violate the
foregoing hours during a time period in which there is an event ("Event") at the
Hubert H. Humphrey Metrodome (located across 11th Avenue from the Minneapolis
Technology Center) Licensee shall pay to Licensor $25.00 for each such Event
violation (or such higher rate which Licensor may then be charging for dome
Event parking).

(LICENSEE)     INFLOW, INC.         (LICENSOR)    TIMESHARE SYSTEMS, INC.

By _________________________        By _________________________

 Its _______________________         Its _______________________

Date: ______________________        Date: ______________________

                                      B-2
<PAGE>

                                  EXHIBIT C-1

                               LICENSE AGREEMENT

                         MINNEAPOLIS TECHNOLOGY CENTER

                            PARKING LOT (ASSIGNED)

     This License Agreement is made as of this ___ day of _______,1999, by and
between Timeshare Systems, Inc., a Minnesota corporation ("Licensor") and
Inflow, Inc. ("Licensee").

     WITNESSETH:

     In consideration of the covenants and agreements contained herein, and
other good and valuable consideration, receipt and sufficiency of which is
acknowledged, Licensor and Licensee mutually agree as follows:

     A. GRANT: Licensor hereby grants to Licensee, for the sole purpose of
parking the automobile(s) described in Licensee's application attached hereto,
ten (10) assigned parking space(s) in the restricted parking areas of the East
parking lot ("Lot") located at Minneapolis Technology Center, 511 South Eleventh
Avenue South, Minneapolis, Minnesota. The assigned parking spaces shall be the
following:_________________________________________________ .

     B. TERM: The term of this License shall be coterminous with the "Office
Lease" (as defined below) ; provided Licensee may terminate this License
Agreement at any time as to any parking space or spaces or in its entirety upon
30 days prior notice.

     C. LICENSE FEE: Licensee shall pay as its fee for this License the sum of
$150 per parking space on or before the first day of each month to Timeshare
Systems, Inc., 511 South Eleventh Avenue South, Minneapolis, Minnesota, 55415,
or at such other address that Licensor may designate; together with any use,
sales or other tax (excepting income tax) payable or which may become payable by
Licensor as a result of said fee. In the event the term of this License
commences on other than the first day of a month, the fee will be prorated for
such month. The license fee shall commence on the date Licensor delivers a Lot
gate operator(s) or admittance card(s) to Licensee. The license fee shall
terminate on the expiration date of the license or on the date the Licensee
returns the Lot gate operator(s) and/or admittance card(s) whichever occurs
last. The license fee may be adjusted from time to time beginning January 1,
2000 to whatever fee Licensor is then charging for Lot parking stalls; provided
that such charge shall not at any time exceed the market rate for similar
parking in the area; and provided further that Licensor shall give thirty (30)
days prior written notice of any increase and Licensee may, at any time prior to
thirty (30) days subsequent to any such increase, terminate this License by
giving ten (10) days written notice to Licensor. Licensee shall be entitled to
one admitted card per stall for each such fee.

     D. COVENANTS: Licensee shall:

                1. Not park more than ten (10) automobiles in the Lot, at any
one time.

     Upon breach of any covenant set forth in this Paragraph 4 by Licensee,
Licensor may, at its option, and in addition to Licensor's remedies provided in
paragraph 5 hereof, charge Licensee the sum of $25.00 for each day of any such
violation, and/or may tow or have towed any automobile which is parked in
violation of any covenant set forth in this paragraph 4, and in such case
Licensee agrees to pay Licensor as an additional license fee hereunder all
towing and storage costs associated with said towing.

     E. RIGHT OF RE-ENTRY AND EXPIRATION: Licensee agrees that this License is
made upon the condition that if the Licensee shall fail to pay the license fee
after notice from Licensor that the same is due, fail to keep any term or
condition of this license and fail to remedy such failure within ten (10) days
after receiving notice from Licensor of the same, or shall neglect or fail to
keep, observe and perform any of the rules and regulations from time to time
adopted and promulgated by Licensor for the operation of the Lot and fail to
remedy the same within ten (10) days after receiving notice from Licensor, then
in any of said cases the Licensor may immediately or at any time thereafter and
without notice or demand, retake possession of the parking stall(s), without
such re-taking working a forfeiture of the license fee to be paid by Licensee
for the full term of this License. In the event of such retaking or at the end
of the Term, Licensee agrees to return to Licensor any and all Lot gate
operator(s) and/or admittance cards, upon notice from Licensor. Licensee shall
pay to Licensor, Licensor's replacement/lost fee for all such operator(s) and/or
admittance cards not returned.

     F. PARKING LOT OPERATION: It is specifically understood and agreed that the
Lot area is operated without constant staffing and that Licensor shall not be
responsible for any loss, damage or casualty sustained by Licensee's automobile
or for the loss of any articles, personal property or any such other items from
Licensee's automobile.

     G. OFFICE LEASE: Licensee presently has (or is contemporaneously executing)
a lease for space within the Minneapolis Technology Center ("Office Lease").

                1. A termination of the Office Lease, whether by expiration of
the term or otherwise, shall automatically constitute a termination of this
License Agreement

     H. AUTHORIZED VEHICLES: Licensee agrees, upon request from Licensor, to
furnish Licensor or its authorized agent, the state automobile license number(s)
assigned to those automobile(s) of those persons employed on the premises and
who are designated by Licensee to use the Lot, which may be revised from time to
time by Licensee. Any such designation shall not exceed the number of admittance
cards issued hereunder. After October 1, 1999, Licensor agrees to issue 2
admittance cards for each designated parking space so long as Tenant does not
park more automobiles at any one time than the number of designated spaces. If
Tenant violates the preceding sentence Landlord may terminate such number of
admittance cards so that they again equal the number of assigned number of
spaces. If any automobile of Licensee or of Licensee's officers, agents or
employees who is not designated to park in the Lot is parked therein, then
Licensee shall pay to Licensor an amount equal to $25 per day for each such
vehicle for each day, or a part thereof, such amount to be due and payable by
Licensee within three (3) days after demand therefor.

(LICENSEE) INFLOW, INC.                       (LICENSOR) TIMESHARE SYSTEMS, INC.

By______________________________                By______________________________

 Its____________________________                 Its____________________________

Date:___________________________                Date:___________________________

                                      C-1
<PAGE>

                                   EXHIBIT D

                             RULES AND REGULATIONS

     1. No sign, placard, picture, advertisement, name or notice shall be
installed or displayed on any part of the outside or inside of the Building
without the prior written consent of the Landlord. Landlord shall have the right
to remove, at Tenant's expense and without notice, any sign installed or
displayed in violation of this rule. All approved signs or lettering on doors
and walls shall be printed, painted, affixed or inscribed at the expense of
Tenant by a person or vendor chosen by Landlord. In addition, Landlord reserves
the right to change from time to time the format of the signs or lettering and
to require previously approved signs or lettering to be appropriately altered.

     2. If Landlord objects in writing to any curtains, blinds, shades or
screens attached to or hung in or used in connection with any window or door of
the Premises, Tenant shall immediately discontinue such use. No awning shall be
permitted on any part of the Premises. Tenant shall not place anything or allow
anything to be placed against or near any glass partitions or doors or windows
which may appear unsightly, in the opinion of Landlord, from outside the
Premises.

     3. Tenant shall not obstruct any sidewalks, halls, passages, exits,
entrances, elevators, escalators or stairways of the Building. The halls,
passages, exits, entrances, shopping malls, elevators, escalators and stairways
are not for the general public, and Landlord shall in all cases retain the right
to control and prevent access to the Building of all persons whose presence in
the judgment of Landlord would be prejudicial to the safety, character,
reputation and interests of the Building and its tenants provided that nothing
contained in this rule shall be construed to prevent such access to persons with
whom any tenant normally deals in the ordinary course of its business, unless
such persons are engaged in illegal activities. No tenant and no employee or
invitee of any tenant shall go upon the roof of the Building.

     4. The directory of the Building will be provided exclusively for the
display of the name and location of tenants only and Landlord reserves the
right to exclude any other names therefrom.

     5. Tenant shall not cause any unnecessary labor by carelessness or
indifference to the good order and cleanliness of the Premises. Landlord shall
not in any way be responsible to any Tenant for any loss of property on the
Premises, however occurring, or for any damage to any Tenant's property by the
janitor or any other employee or any other person.

     6. Landlord will furnish Tenant free of charge with two keys to each door
in the Premises. Landlord may make a reasonable charge for any additional keys,
and Tenant shall not make or have made additional keys, and Tenant shall not
alter any lock or install a new or additional lock or bolt on any doors of its
Premises. Tenant, upon the termination of its tenancy, shall deliver to Landlord
the keys of all doors which have been furnished to Tenant, and in the event of
loss of any keys so furnished, shall pay Landlord therefor.

     7. If Tenant requires telegraphic, telephonic, burglar alarm or similar
services, it shall first obtain, and comply with, Landlord's instructions in
their installation.

     8. No equipment, materials, furniture, packages, supplies, merchandise or
other property will be received in the Building or carried in the elevators
except between such hours and in such elevators as may be designated by
Landlord.

     9. Tenant shall obtain Landlord's consent prior to placing a load upon any
floor which may exceed the load per square foot which such floor was designed to
carry and which is allowed by law. Landlord shall have the right to prescribe
the weight, size and position to all equipment, materials, furniture or other
property brought into the Building. Heavy objects shall stand on such platforms
as determined by Landlord to be necessary to properly distribute the weight.
Business machines and mechanical equipment belonging to Tenant which cause noise
or vibration that may be transmitted to the structure of the Building or to any
space in the Building to such a degree as to be objectionable to Landlord or to
any tenant shall be placed and maintained by Tenant, at Tenant's expense on
vibration eliminators or other devices sufficient to eliminate noise or
vibration. The persons employed to move such equipment in or out of the Building
must be acceptable to Landlord. Landlord will not be responsible for loss of, or
damage to, any such equipment or other property from any cause, and all damage
done to the Building by maintaining or moving such equipment or other property
shall be repaired at the expense of Tenant.

     10. Tenant shall not waste electricity, water or air conditioning. Tenant
shall keep corridor doors closed.

     11. Landlord reserves the right to exclude from the Building between the
hours of 6 p.m. and 7 a.m. the following day, or such other hours as may be
established from time to time by Landlord, and on Sundays and legal holidays any
person unless that person is known to the person or employee in charge of the
Building as being an employee of Tenant and has a pass or is properly
identified. Tenant shall be responsible for all persons for whom it requests
passes and shall be liable to Landlord for all acts of such persons. Landlord
shall not be liable for damages for any error with regard to the admission to or
exclusion from the Building of any person.

     12. Tenant shall close and lock the doors of its Premises and entirely shut
off all water faucets or other water apparatus and electricity, gas or air
outlets before Tenant and its employees leave the Premises. Tenant shall be
responsible for any damage or injuries sustained by other tenants or occupants
of the Building or by Landlord for noncompliance with this rule.

     13. The toilet rooms, toilets, urinals wash bowls and other apparatus shall
not be used for any purpose other than that for which they were constructed, no
foreign substance of any kind whatsoever shall be thrown into any of them, and
the expense of any breakage, stoppage or damage resulting from the violation of
this rule shall be borne by the Tenant who, or whose employees or invitees,
shall have caused it.

     14. Tenant shall not install any radio or television antenna, satellite
dish, loudspeaker or other device on the roof or exterior walls of the Building
except by virtue of a separate license negotiated with Landlord. Tenant shall
not interfere with radio or television broadcasting or reception from or in the
Building or elsewhere.

     15. Except as approved by Landlord, Tenant shall not mark, drive nails,
screw or drill into the partitions, woodwork or plaster or in any way deface the
Premises. Tenant shall not cut or bore holes for wires. Tenant shall not affix
any floor covering to the floor of the Premises in any manner except as approved
by Landlord. Tenant shall repair any damage resulting from noncompliance with
this rule.

     16. No animals are allowed in the Building with the exception of seeing-eye
or hearing animals. In the event any injuries are caused to Tenant's employees
or invitees, the owner of said animal agrees to indemnify and hold the Landlord
and its managing agent and all other tenants harmless from all costs (including
reasonable attorneys' fees) with respect to the presence of any animals in the
Building.

     17. Tenant shall store all its trash and garbage within its Premises.
Tenant shall not place in any trash box or receptacle any material which cannot
be disposed of in the ordinary and customary manner of trash and garbage
disposal. All garbage and refuse disposal shall be made in accordance with
directions issued from time to time by Landlord.

     18. No cooking shall be done or permitted by any Tenant on the Premises,
except by the Tenant of Underwriters' Laboratory approved microwave oven or
equipment for brewing coffee, tea, hot chocolate and similar beverages shall be
permitted provided that such equipment and use is in accordance with all
applicable federal, state and city laws, codes, ordinances, rules and
regulations.

                                      D-1
<PAGE>

     19. Tenant shall not use in any space or in the public halls of the
Building any hand trucks except those equipped with the rubber tires and side
guards or such other material-handling equipment as Landlord may approve. Tenant
shall not bring any other vehicles of any kind into the Building.

     20. Tenant shall not use the name of the Building in connection with or in
promoting or advertising the business of Tenant except as Tenant's address.

     21. The requirements of Tenant will be attended to only upon appropriate
application to the office of the Building by an authorized individual. Emplyees
of Landlord shall not perform any work or do anything outside of their regular
duties unless under special instruction from Landlord, and no employee of
Landlord will admit any person (Tenant or otherwise) to any office without
specific instructions from Landlord.

     22. Parking is allowed between the hours of 7:00 am, to 6:00 p.m., Monday
through Friday, holidays excepted, in the east parking lot only, subject to
availability and at such rates as Landlord is then charging. Notwithstanding the
foregoing, no parking is allowed during professional sporting events and/or
other events occurring at the Hubert H. Humphrey Metrodome located at across
11th Avenue South from the Building. All visitors to the Building parking in
such parking lot shall pay the then prevailing parking charges. Any visitor
drop-offs are allowed only on the east side of the Building. Notwithstanding the
foregoing, parking by Tenant pursuant to a specific license agreement shall be
24 hours per day, 7 days a week.

     23. Landlord may waive any one or more of these Rules and Regulations for
the benefit of any particular tenant or tenants, but no such waiver by Landlord
shall be construed as a waiver of such Rules and Regulations in favor of any
other tenant or tenants, nor prevent Landlord from thereafter enforcing any such
Rules and Regulations against any or all of the tenants of the Building. The
foregoing shall not be construed to allow Landlord to discriminatorily enforce
these Rules and Regulations as against Tenant and not other tenants of the
Building.

     24. These Rules and Regulations are in addition to, and shall not be
construed to in any way modify or amend, in whole or in part, the terms,
covenants, agreements and conditions of any lease of premises in the Building.

     25. Landlord reserves the right to make such other and reasonable rules and
regulations as in its judgment may from time to time be needed for safety and
security, for care and cleanliness of the Building and for the preservation of
good order in and about the Building. Tenant agrees to abide by all such rules
and regulations in this Exhibit stated and any additional rules and regulations
which are adopted.

     26. Tenant shall be responsible for the observance of all of the foregoing
rules by Tenant's employees, agents, clients, customers, invitees and guests.

                                      D-2
<PAGE>

                                  FLOOR PLAN

                             PENTHOUSE/ROOF LEVEL

                                   [DIAGRAM]

                                   EXHIBIT E
<PAGE>

                                   [DIAGRAM]

                               FUTURE EXPANSION

                                   EXHIBIT F

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